Naples Real Estate Guru

Cypress Woods - North Naples Bundled Golf

2010-11-22T16:21:00.001-05:00

This is a beautiful Naples golf community located in North Naples and in close proximity to I-75, shopping, restaurants, and the beaches. This is a bundled golf community so if you purchase a property in Cypress Woods you will receive a golf membership. However this is also a course open to the public for a small fee.

Cypress Woods is surrounded by nature and offers an 18 – hole golf course which was designed by Gordon Lewis. There are many amenities offered as well, including the use of the tennis courts, dining rooms, swimming pools, and so much more.

Prices range from as low as $79,000 all the way up to the high $300’s

Currently for Sale: 60

Pending: 13

Closed in 2010: 46

Highest Sales Price: $350,000

Lowest Sales Price: $85,000

Average Sales Price: $167,982

Average Sold to List Price: 94%

If you are interested in learning more about Cypress Woods, Naples golf homes, or any other Naples real estate information, email me at info@naplesguru.com.

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11030 Gulfshore Dr Unit 904

2010-11-09T15:47:00.001-05:00

View the rest of my videos at http://www.wellcomemat.com/naplesrealestate/

For more information, check out Vanderbilt Yacht and Racquet Club
Contact the Naples Guru Team for more information, additional pics, and price opinion. We will guide you through the process of making an offer to the bank. (239) 963-4070

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Breakwater in Pelican Bay

2010-10-28T14:49:00.001-04:00

Pelican Bay is an exclusive development located directly off of Tamiami Trail N and Vanderbilt Beach Road. It is an outstanding location filled with lots of dining, shopping, and of course Pelican Bay's own private beach. There are so many amenities available to Pelican Bay homeowners. The types of homes vary from low-rise condos, high rise condos, villas, and of course single family homes. Prices range from the mid $200,000's all the way up to beachfront estate homes over $10,000,000.

Today I thought I would focus on one of their most popular low rise condo subdivisions known as Breakwater. They are labeled as condos but they are actually considered coach homes. Each unit has a gorgeous view of a large lake with a fountain. It is a serene and peaceful subdivision with prices ranging from the mid $400,000's to $600,000.

Current 2010 Breakwater at Pelican Bay Statistics:

Active: 10

Pending: 2

Closed in 2010: 8

Average Sold/List %: 90%

In the years between 2005-2008 the average sales price was $715,090. Prices are much lower.

If you would like to see a full list of the Breakwater condos for sale or for a full list of Naples condos for sale, email me at info@naplesguru.com.

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Naples Foreclosures

2010-10-27T16:03:00.001-04:00

Season is almost upon us here in regards to Naples real estate. Sales have definitely increased over the past few years and one major role that played a part in the increase of sales is the increase of Naples foreclosures. Many buyers who are looking for deals have been running into “multiple offer scenarios” over the property they decide to put an offer on. One important thing to remember is when looking for a foreclosure do not get emotionally attached until the day you close and also be prepared to move quickly once you see a property you are interested in.

For example check out this foreclosure below:

820 Meadowland Drive List and Sales Price: $156,900

This villa has 3 bedrooms and 2.5 bathrooms. It was built in 1988 and has just over 1,700 square feet of living space under air. The location is prime! Pelican Ridge Villas are located directly off of Vanderbilt Beach Road and Tamiami Trail North, only minutes to the beach, shopping, and dining.

This home sold for $379,000 back in 2005. As you can see 2010 is seeing homes selling for considerably less than they have been in almost 10 years.

Now is the time to buy! For a full list of Naples homes for sale or for a full list of Naples foreclosures, email me at info@naplesguru.com.

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The walk communities of Naples: Village Walk, Island Walk, and Verona Walk

2010-10-22T15:11:00.001-04:00

Village Walk, Island Walk, and Verona Walk are some of the most buzzed about communities in Naples, Florida due to the extensive amenities and living up to the resort style life. These communities are very active in Naples real estate. If you look at the 2010 statistics below you will notice the popularity of these communities. A top selling feature is that these home are “Built Solid”, each home has been individually poured with solid concrete making them stand apart from the rest.

Village Walk

Village Walk was the first DiVosta community in Naples, Florida and the sell out went quickly. Village Walk is located in North Naples off Vanderbilt Beach Road and is close to dining and shopping and only 5 miles to the Gulf of Mexico. These home we built from 1995 – 1998. They range from a 2 bedroom plus den attached villa starting price around $225,000 and go all the way up to 4 bedroom single family home that starts around $485,000.

Village Walk offers many amenities including a 24 hour man guarded gate, a Town Center with a market place, ice cream and deli shop, gas pumps, car wash and a post office. Village Walk also offers a fitness center, lap pool, resort style pool, tennis pavilion with six lighted Har-Tru tennis courts and a full time activities director.

2010 Village Walk Sales Statistics

Active: 20

Pending: 4

Closed this year: 30

Average Sales Price: $282,452

Island Walk

Island Walk which started construction in 1999 and was built out by 2003, offers some of the same models as Village Walk including the 2 bedroom plus den attached villa, 2 style single family homes, and a townhome. The prices here are currently ranging from $200,000 all the way up to $600,000.

Like Village Walk there are also many amenities here including the gorgeous Town Center that offers a café, store, post office, hair salon, gas station and a car wash. There is also a state of the art fitness center which overlooks the beautiful lake, a resort style pool and lap pool, tennis courts, bocci ball, and lastly a putting green. There are countless bridges and walkways for you to explore the community walking, biking, or even on a golf cart. This community is located off Vanderbilt Beach road close to Collier Blvd about 7 miles from the beach. Check out the 2010 sales statistics below:

2010 Island Walk Sales Statistics

Active: 47

Pending: 15

Closed this year: 65

Average: $288,271

Verona Walk

Verona Walk is the newest Naples DiVosta community and is still under construction. This master planned community started in 2004. This community offers the same floor plans as Island Walk and they have also introduced some newer models. These homes range from the high $100’s to $500,000. Verona Walk is close to downtown Naples and 5^th Avenue but it is about 10 miles to the beaches and Marco Island.

This active community also has a year round activities director, a state of the art fitness facility, a basketball court, lap pool, 8 lighted Har-Tru tennis courts, bocci ball, and miles of bridges and walkways.

They have a bistro and bar, a hair salon, post office, resort style pool, 5^th 3^rd bank with atm, 24 hour man guarded gate, gas station, and car wash.

2010 Verona Walk Sales Statistics

Active: 89

Pending: 21

Closed this year: 64

Average: $270,605

The vibe most people get from these “Walk” communities is that they never have to leave except to go to the super market. Everything else is a short walk away. A nice plus about these communities is that even with such an abundance of amenities the homeowner’s association fees are still considerably low. The proximity to the Gulf also keeps the cost of insurance down.

If you would like to learn more about any of the above mentioned communities or for a list of other Naples homes for sale, email me at info@naplesguru.com.

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Vanderbilt Beach Real Estate - September 2009 vs 2010

2010-10-19T14:23:00.001-04:00

Vanderbilt Beach real estate offers buyers a prime location for exquisite shopping and dining, as well as panoramic views of white sand beaches and turquoise waters. Many snowbirds flock here in the winter time. The properties in Vanderbilt Beach range from 1 bedroom condos all the way up to multimillion dollar estate homes.

Vanderbilt Beach Sales in September 2009

· 17 sales

· Lowest sales price - $100,000

· Highest sales price - $4,950,000

· Average sales price - $1,928,470

· Median sales price - $734,000

· Average days to contract - 263

· Average sales price to list price - 89%

Vanderbilt Beach Sales in September 2010

· 11 sales

· Lowest sales price - $340,000

· Highest sales price - $4,600,000

· Average sales price - $1,729,545

· Median sales price - $570,000

· Average days to contract- 225

· Average sales price to list price - 94%

As you can see 2009 had just a few more sales than did September 2010. The pricing is relatively the same in regards to the average sales price, etc. However the average sales price to list price is up by 5% in 2010. Also the average days to contract has lessened about 38 days.

If you are interested in Vanderbilt Beach either for buying or selling or for any Naples real estate questions email me at info@naplesguru.com.

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Vineyards 2 Great Deals for Under $200,000

2010-10-14T16:28:00.001-04:00

Vineyards real estate in Naples, Florida always seems to be moving. There is a wide variety of people who purchase property in the Vineyards. Right now the current homes on the market range from the low $100,000’s and go up as high as $3,400,000.

Today, I wanted to share 2 great deals in the Vineyards for under $200,000.

6045 Chardonnay Lane #203 $158,900

Here is a 2 bedroom 2 bathroom with an amazing view of the luxury golf the Vineyards has to offer. Chardonnay at the Vineyards is a quaint little condominium community, located only a short walk to the Physicians Regional Medical Center as well as the Crossings shopping center which includes a Publix, Blockbuster, dining, and a little shopping.

110 Siena Way #201 $108,900

This is a bank owned 2 bedroom and 2 bathroom, first floor condominium unit in Tuscany at the Vineyards. Just shy of 1,500 square feet, this home was built in 1990 and has been updated. Tuscany is another low rise condominium community inside the Vineyards that only has 120 units with a very peaceful setting.

For a current list of the homes for sale in the Vineyards or for any other Naples real estate information contact me at info@naplesguru.com.

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Golden Gate Estates Foreclosures

2010-10-05T16:05:00.001-04:00

Golden Gate Estates foreclosures do not last long on the market at all. In fact the average days on the market is only 64.

Golden Gate Estates Foreclosure Statistics:

•· Currently for sale - 86

•· Currently pending - 61

•· Sold in 2010 - 337

All investors and first time home buyers must check out these current Golden Gate Estates foreclosures before they are sold.

2790 45^th Ave NE $153,900

This is a bank owned 4 bedroom and 3 bathroom single family home nestled on 2.73 acres. Built only in 2002 the home boasts over 2,300 square feet of living space and also has an open veranda for entertaining.

2390 68^th Ave NE $104,900

Here is another bank owned foreclosure you should not overlook. This home has 3 bedrooms plus a den, and 2 full bathrooms. It was built in 2002 and has just over 2,021 square feet of living space. You can enjoy your privacy from your screened lanai that overlooks the 1.59 acres the home is nestled on.

4111 66^th Ave NE $129,900

Here is an almost new bank owned foreclosure built in 2006. This home rests on 1.59 acres and has 3 bedrooms, 2 bathrooms, and a 2 car garage. There is 16" tile on the diagonal in all the main living areas and lives light, bright, and airy.

For a list of all the Golden Gate Estates foreclosures or if you would like to make an appointment to discuss buying any Naples real estate email me at info@naplesguru.com.

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Naples - 2010 vs 2005

2010-09-30T14:58:00.001-04:00

Many people are interested in how the Naples real estate market compares now to the peak years. 2005 represented the highest number of sales as well as the peak in prices (though it was more like late 2005). Let's take some of the more notable communities and compare 2005 with 2010. I will only use statistics through 9/28 for each year. I think you will find this interesting.

Old Naples

· 163 closed sales from 1/1/2005 to 9/28/2005

· Lowest sales price - $199,900

· Highest sales price - $11,200,000

· Average sales price - $1,287,000

· Median sales price - $1,080,000

· 94 closed sales from 1/1/2010 to 9/28/2010

· Lowest sales price - $129,000

· Highest sales price - $7,199,000

· Average sales price - $1,190,000

· Median sales price - $729,000

Port Royal

· 30 closed sales from 1/1/2005 to 9/28/2005

· Lowest sales price - $2,100,000

· Highest sales price - $24,800,000

· Average sales price - $6,568,000

· Median sales price - $5,300,000

· 29 closed sales from 1/1/2010 to 9/28/2010

· Lowest sales price - $2,450,000

· Highest sales price - $22,000,000

· Average sales price - $6,956,000 (Whoa!)

· Median sales price - $4,900,000

Pelican Bay

· 412 closed sales from 1/1/2005 to 9/28/2005

· Lowest sales price - $383,000

· Highest sales price - $11,000,000

· Average sales price - $1,273,000

· Median sales price - $925,000

· 217 closed sales from 1/1/2010 to 9/28/2010

· Lowest sales price - $245,000

· Highest sales price - $7,900,000

· Average sales price - $1,071,000

· Median sales price - $745,000

Vanderbilt Beach

· 126 closed sales from 1/1/2005 to 9/28/2005

· Lowest sales price - $197,000

· Highest sales price - $3,200,000

· Average sales price - $1,028,000

· Median sales price - $885,000

· 72 closed sales from 1/1/2010 to 9/28/2010

· Lowest sales price - $137,000

· Highest sales price - $4,300,000

· Average sales price - $1,008,000

· Median sales price - $680,000

Naples Park

· 133 closed sales from 1/1/2005 to 9/28/2005

· Lowest sales price - $239,000

· Highest sales price - $800,000

· Average sales price - $467,000

· Median sales price - $444,000

· 91 closed sales from 1/1/2010 to 9/28/2010

· Lowest sales price - $61,500

· Highest sales price - $499,000

· Average sales price - $187,000

· Median sales price - $177,000

The Vineyards

· 181 closed sales from 1/1/2005 to 9/28/2005

· Lowest sales price - $179,000

· Highest sales price - $3,205,000

· Average sales price - $629,000

· Median sales price - $534,000

· 109 closed sales from 1/1/2010 to 9/28/2010

· Lowest sales price - $141,000

· Highest sales price - $2,534,000

· Average sales price - $451,000

· Median sales price - $350,000

Grey Oaks

· 56 closed sales from 1/1/2005 to 9/28/2005

· Lowest sales price - $650,000

· Highest sales price - $4,270,000

· Average sales price - $1,756,000

· Median sales price - $1,600,000

· 32 closed sales from 1/1/2010 to 9/28/2010

· Lowest sales price - $632,000

· Highest sales price - $5,250,000

· Average sales price - $1,893,000

· Median sales price - $1,600,000

Some of these statistics are probably very surprising to you. Actually, they are surprising to me. Several communities have seen the average sales price has gone up! Now, I deliberately targeted some of these areas to show that the wealthier areas have not gotten hit that badly. Remember the theory - wealth attracts wealth. This was the tone of the Forbes article where Naples was highlighted as having the largest shift in wealth in 2009.

Most of these communities are Naples waterfront and/or Naples Luxury Golf. The higher end of the market is made up of a higher percentage of cash buyers. I included Naples Park to contrast because I knew that it has been an area that has come under great distress. Naples Park was mostly made up of investors and highly leveraged buyers. Falling values caused an implosion.

Even if you are not interested in these premium areas, this is quite a statement about Naples luxury real estate. All owners that own, and will own in the future, will benefit from the wealth in Naples.

Tim Ryan - Amerivest Realty

info@naplesguru.com

Office - (239) 963-4070

10001 Tamiami Trail N

Naples, FL 34108

About Tim Ryan

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Naples Condos are Selling!

2010-09-27T14:02:00.001-04:00

There is so much misinformation out there right now about the Naples real estate market. Our overall market has been extremely busy for the past 18 months. This is particularly true over the last 6 months. Many outsiders get the impression that sales are stagnant and buyers are on the fence with that same attitude 'I don't have to buy'. My sense is that in a few years these groups of buyers will look back with regret.

The segment of the market that is thriving (despite public opinion) is the condo market. Naples condos have been very active. You may be skeptical and think 'Realtors always want to give the impression things are busy'. However, I have the data and I want to share it with you. This comes from the MLS and is not manipulated in any way.

Naples Condos Sold By Year:

2010 - 2746 (Still over 3 months remain)

2009 - 2943

2008 - 2071

2007 - 1837

2006 - 1974

2005 - 4306

2004 - 4549

2003 - 3523

2002 - 2125

I know we are not at the same levels as the days of 2004 & 2005 (but we may get close this year) but clearly there has been a shift in buyers motivations.

Average Sold Sales (Condos) Over Last 4 Years

Average Sold Price (Condos) Over last 4 Years

Why the surge in sales? PRICING.

The good news is that you are not too late! Real estate is a market where you deal with individual sellers. Go to our site to find a list of all Naples condos for sale.

Tim Ryan - Amerivest Realty

info@naplesguru.com

Office - (239) 963-4070

10001 Tamiami Trail N

Naples, FL 34108

About Tim Ryan

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Naples Park Elementary

2010-09-23T16:59:00.001-04:00

Naples Park Elementary , a Collier County Elementary school, located at 685 111th Ave N, Naples, FL sits conveniently on the northern border of Naples Park north of Immokalee Rd, across from 111^th Street. Like the development, the school is less than a mile from the Gulf and area attractions making it a convenient stop off for local parents commuting around the area.

Many Naples Park students walk or ride their bikes because of its close proximity to most of the homes, especially those living in the northern blocks. Naples Park is a school that has a family oriented focus being a tightly knit neighborhood school. There were about 650 students in 2009 and the attendance rate was in line with Collier County’s rate of 94.5%.

Being surrounded by a terrific community, the school benefits greatly from support from local community members and businesses. Many volunteers are active in helping make the school great.

Buyers interested in Naples Park real estate will find the family oriented culture of this area to be desirable. Whether you’re looking for Naples Park rentals and interested in enrolling your child in this school, or have a more full time plan and want to look for Naples Park homes for sale, you’ll find http://www.naplespark.com to be a great resource.

Tim Ryan, Amerivest Realty

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Save Your Search - Receive Email Alerts

2010-08-31T16:19:00.001-04:00

View the rest of my videos at http://www.wellcomemat.com/naplesrealestate/

For more information, check out http://www.naplesguru.com
Save your Naples real estate search at http://www.naplesguru.com and receive email notifications of properties that meet your specific search criteria.

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Oil SPill Affecting Naples FL? Less Than 1% Chance Says NOAA

2010-07-07T19:56:00.001-04:00

Some buyers have inquired about the oil spill and its affect it will have on Naples beaches and the Naples real estate market.

It seems that the impact of the oil spill has not affected Florida beaches beyond Northwest Florida.

Our optimistic outlook remains unchanged, especially in light of recent forecasts from the NOAA, National Oceanic & Atmospheric Administration’s model, which shows where oil may be likely to travel, thereby giving coastal states and communities information about potential threats of shoreline impacts.

Naples falls within an area they noted as having a zero percent chance of impact. See Model Graphic Here

Here is the article where this graphic was derived. Here are additional long-term computer models.

Here is another informative article with no reports of any threat to southwest Florida and none in the foreseeable future.

We conclude this will have no impact on the beaches and there is actually the possibility of having a positive impact on the real estate market as investors, vacationers, snowbirds and retirees will favor our unaffected area over other areas of Florida.

Naples Real Estate – Tim Ryan and The Naples Guru Team (239) 963-4070 info@naplesguru.com Naples Homes For Sale

See Also – Rich Migration Slide to Naples FL – According to Forbes, the wealthiest in America are moving to Naples

NaplesGuru.com is your #1 Source for information on the Naples real estate market and Naples homes and condos for sale. Search Updates Naples MLS and Utilize Best Search Tools to Find Property

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15278 Burnaby Dr Video Tour

2010-07-07T13:15:00.003-04:00

View the rest of my videos at http://www.wellcomemat.com/naplesrealestate/

For more information, check out http://www.naplesguru.com
15278 Burnaby Dr Video Tour

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796 Ashburton Dr Video Tour

2010-07-07T13:15:00.001-04:00

View the rest of my videos at http://www.wellcomemat.com/naplesrealestate/

For more information, check out http://www.naplesguru.com
796 Ashburton Dr Video Tour

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Rich Migration Slide to Naples FL

2010-06-15T11:40:00.001-04:00

Yahoo featured an article on their front page 6/15/2010 citing a Forbes study on where the Wealthiest people in the country are moving – and atop the list, Collier County Florida, specifically Naples. The interesting statistic is slightly more people left than arrived, however, of those who arrived averaged the highest arriving average income per capita.

The information was pulled from IRS data, and the biggest reasons for moving have been Low taxes, warm sunshine and deep discounts on real estate.

Naples real estate certainly provides all three of those important factors to a homebuyer, especially a wealthy one.

Taxes are typically assessed at 1.25% of purchase price. Given the newly completed public project, both utility and beautification, clean streets, excellent public services and overall quality of living of Naples, these taxes are cheap in comparison to surrounding areas in southwest Florida with higher taxes.

Everyone knows the climate of southwest Florida is second to none.

Deep discounts on real estate are found everywhere, including luxury homes west of 41. The distressed market sparked home sales in the last couple years, but regular resales remain strong. Naples foreclosures and Naples bank approved short sales are among the top value properties. However, in the last two months (4/15/2010 to 6/15/2010) Naples single family home sales excluding foreclosures and short sales totaled 428. Almost one in 5 sales (18%) were over $1M sales, with almost half of those over $2M. If Golden Gate Estates homes were excluded, the average price would tip just over $1M.

Naples experienced significant growth in the last 10 years, yet the city managers, architects and developers held true to the look and feel of one of the oldest cities in the world on the other side of the Atlantic. Marrying the southwest Spanish architecture with Old Italian flare creates a feeling of endless beauty amongst the blue-green waters, lush tropical vegetation and sprawling water views. Fountains, navigable waterways and lakes fill sightlines from a stroll through your neighborhood or your screened in lanai. Buyers prefer Naples homes and condos because the newer developments maintain the feel of olden times of ancient architecture with features that match Mediterranean castles, churches, museums and villas.

It’s no wonder the wealthiest people in the country favored Naples over any other place in the country.

Eamon Murphy for Tim Ryan

http://www.naplesguru.com

(239) 963-4070

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Naples Real Estate Update - May 2010

2010-05-17T15:37:00.001-04:00

When comparing sales trends from 2009 to 2010 – this year is up in numbers across the board. The most glaring statistic is the Naples real estate sale trends taking place in the first quarter of 2010. As we approach the halfway mark of 2010, we see Naples home sales are climbing – and at a record pace.

The average number of Naples real estate sales per month is 673. In the last few months, we exceeded this average. You can see in the graphic the blue trend line continues upward. There is no evidence this is going to change anytime soon. This graphic accounts for all residential transactions, including Naples homes for sale and Naples condos.

If you take a small sampling of sales to see what is happening, the first half of the most recent month, may 2010 provides a snapshot of sales trends by type. In the first 15 days of the month (5/1/2010 to 5/151/201) – or the first half of the month – there were 285 sales. Of those 285, 186 were regular non-distressed resales. This is evidence that although the distressed market is fueling sales (we will speak to this next), the non-distressed market remains healthy representing 65% of sales. Keep ion mind that sales are up across the board – distressed or not, so 65% still outweighs years past without the bank owned foreclosures and bank approved short sales adding to the totals.

The non-distressed market remains healthy – but terrific values are being found by buyers concentrating on the deals bank owned homes and condos as well as short sales present. The REO bank owned Naples foreclosures are priced so low to begin with that the final sales price is at asking (on average). Naples bank approved short sales are presenting such great deals as well that their final closed sale price is at about a 5% discount from what the property was listed at. Contrary to this, on regular non-distressed sales, buyers are realizing about a 10% discount from asking – this figure down from last year when the average was about 93% of list or asking price.

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Naples Foreclosures Inventory

2010-04-27T22:58:00.001-04:00

The flow of Naples foreclosures is unpredictable. Buyers are still looking at distressed properties first, and sometimes, they aren’t always available when they are expected. Buyers often scour the internet, read their Naples foreclosure list that was emailed to them, create a favorites list and fly down to Naples, often a little over-zealous, to look at their listings. Unfortunately, when they arrive, the distressed properties are already gone or already in a highest and best multi-offer bidding situation. Depending on what buyers are looking for, they may have nothing to look at in their price range and property type. Then, a week later, a bunch of terrific deals flood the market. This unpredictablility is not a problem for buyers, it just means that buyers need to exercise patience and due their part in monitoring the market. There is no doubt that the distressed properties are often the best option for buyers.

In the last 16 months, Naples foreclosures made up over three quarters of all sales. In the first quarter of 2010, they only represented half. This doesn’t mean distressed sales are increasing, certainly not in frequency, but the inventory of distressed properties is shrinking. To many, this means the beginning of the end of the down period. Many think that Naples real estate is making a big comeback and Naples foreclosures and Naples short sales are leading the way.

Eamon Murphy for Tim Ryan and the NaplesForeclosure.com Team

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Distressed Naples - The Majority of Sales

2010-04-26T19:33:00.001-04:00

Naples foreclosures make up the majority of all sales in Naples and buyers are taking advantage of the opportunities presented to them by the banks. When a bank, mortgager, repossesses a property from a mortgagee, they need to quickly turn around and unload it. The bank solicits the service of a local real estate broker to list and sell the property – quickly. Since the bank wants to rid themselves of the bad asset they just inherited from a non-paying borrower, the local broker takes the BPO and often drops the price even more. This is why buyers are looking at REO bank owned Naples property first before looking at Naples real estate as a whole.

The true story of Naples bank owned residential sales is in the numbers:

Start Period	End Period
1/1/2009	4/1/2010	Last 18 Months
	2,351	REO Bank Owned Foreclosures
	1,176	Short Sales
	3,527	Total Distressed Property Sales
	4,566	All Sales
	77%	Percentage of Sales that were Distressed

Start Period	End Period
1/1/2010	4/1/2010	Last 3 Months
	422	REO Bank Owned Foreclosures
	325	Short Sales
	747	Total Distressed Property Sales
	1,309	All Sales
	57%	Percentage of Sales that were Distressed

These Naples distressed property sales numbers are staggering. Over the last year and a quarter, most sales have been either a REO bank owned foreclosure or Naples short sales.

Last year, 2009, a large majority of sales were distressed property sales. This year, 2010, the numbers show more buyers are buying regular resales. This is only because the distressed inventory shrunk by more than half since this same time one year ago.

Naples Foreclosure Resources

Naples Short Sale Resources

Naples Foreclosure List

Tim Ryan, NaplesForeclosures.com

Amerivest Realty

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Vineyards Subdivisions

2010-02-17T19:33:00.001-05:00

This year is starting off with a bang and Naples real estate is selling regardless of the lack of consumer confidence. Many Canadians are taking advantage of good value Naples homes for sale since their dollar is as strong as its been in years. One of the popular developments amongst buyers interested in Naples luxury real estate is Vineyards. There are many different building types in the Vineyards. Vineyards real estate is popular amongst full time residents and visitors alike. Prices start in the $100s and go as high as $3M+. You can browse Vineyards real estate by community here:

Vineyards homes and condos, as of 2/17/2010 – there are 185 units for sale, average list price is almost $680, and the average size is a 2500 sf home. Most come with at least 2 baths, most have a half bath and 3 bedrooms or more.

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Naples Guru Team is Growing

2010-02-12T20:13:00.001-05:00

February 12, 2010

Over the course of the last few weeks, I have really taken a step back and tried to plan 2010. My #1 Goal is to enhance systems and delivery of information. I want to continue to provide a high level of customer service. I simply do not have the time to keep contact with all of you in a way that is fair.

In order to provide better service, I have decided to add additional Team Members. This includes a full time assistant to handle administrative work. Sheri Schultz has been with the Naples Guru Team now for several weeks. She will be responsible for handling contracts. Sheri is a licensed FL agent and is qualified to answer your questions.

I have also decided to add 3 new agents to handle buyers. These agents are fully equipped to help you in your real estate needs. They went through a serious interview process. There were many more agents not offered positions. I think you will be really happy with them.

I will continue to work as a Buyer’s Agent. However, I will spend much more time selecting ‘Top Picks’ and enhancing websites and improving how buyers are delivered content.

I want to thank so many of you for helping to grow this business. My goal remains the same - To work as an advocate for buyers.

Let me introduce you to the newest members of the Naples Guru Team:


	Dan Buckley has over 20 yrs. in sales and has been selling Naples Real Estate for over six years as a representative to buyers from around the world. He provides outstanding customer service to his buyers and sellers using the latest technology.

Sheri Neuman had been visiting her family in Naples since 1996 and in 2003 made the move to paradise along with her two daughters. She has been selling Real Estate since 2005. I enjoy getting to know my customers and finding the optimal home for their lifestyle and personal needs.” It’s what I do best, the process and research evolved is both exciting and rewarding.” Sheri lives in North Naples. She has two wonderful teenage daughters. Her oldest is a Senior in High School and will be off to college in the Fall. She enjoys golf, tennis, the theatre and all that Naples has to offer.

Tim Scott was raised in Chicago Illinois and first came to Naples in 1989. Tim’s background involves 30 years of commercial and residential construction and buying and selling real estate. He knows what it takes to buy and what it takes to sell in today’s VERY UNIQUE real estate market. He has an expert working knowledge of Naples and South Lee County from first time buyers, to foreclosures, to golf communities and luxury homes. He takes pride in working on behalf of his clients - buyers and sellers - and working to ensure their real estate needs are met.

Eamon Murphy, originally from Pennsylvania, moved to Naples to live the Florida lifestyle - and he does just that. A frequent beachgoer and boater, he appreciates all Naples has to offer and loves introducing buyers to the area. Eamon was a Project Manager for local underground utility companies and managed projects in and around Naples. Eamon has extensive knowledge of the distressed markets and a good eye for value. He also utilizes the latest technology to educate and inform his clients with speed and efficiency unmatched by any other agent. This interaction is crucial in this fast-paced market.

Please know that the Naples Guru Team is here to help you in 2010.

Sincerely,

Tim Ryan

Tim Ryan created the Naples Guru Team to meet the demands of buyers who simply seek a professional advocate. Tim is THE Number 1 Buyer’s Agent in Naples - He has helped more buyers in the last two years buy Naples real estate than any of the other 5000+ agents. He has his undergrad in Finance and he's a licensed Florida Realtor. He's well acquainted with the neighborhoods and communities that comprise Naples, very knowledgeable on market trends, always abreast of the latest technology continually updating his websites and their capabilities and proactive in his community and church. You can read more about Tim Ryan here.

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Vineyards Naples Real Estate Update

2010-02-12T18:27:00.001-05:00

Things are once again looking up for Naples real estate. The beginning of 2010 started out hot. Let’s take for example the community of the Vineyards. This development, with most homes built in the 90s are selling to those who want Naples luxury homes or Naples luxury condos at a great value while the market is down.

To join the Vineyards Country Club, for the Social Membership Only, it is $3,000 one-time fee, and also $3,000 per year. This is optional. You get to use the pool and similar amenities of the club.

There are over 30 subdivisions in Vineyards ranging from golf communities, to single family gated, single family non-gated, condo gated and others. All tailor to a specific lifestyle – luxury Naples living. The best thing about buying in Vineyards right now is the tremendous value you can expect. Let’s look at Closings of all single family homes and condos in Vineyards since this time in September of 2009. This is cut off at Feb 12, 2010:

	MLNum	List Price	Selling Price	% of List	Closed Sale Date	SubCondo Name	Bed	Bath	Half	SF	Built
1	209038477	$1,458,900	$1,458,900	100%	10/8/2009	HAMMOCK ISLES	3+Den	3	1	3159	2005
2	209001796	$1,299,000	$1,200,000	92%	10/30/2009	TERRACINA	3+Den	3	3	4306	2001
3	209025012	$1,102,400	$1,102,400	100%	10/29/2009	HAMMOCK ISLES	3+Den	3	1	2919	2007
4	208033227	$1,099,000	$1,099,000	100%	10/5/2009	TERRACINA	4 Bed	3	1	3144	1998
5	209024606	$1,084,500	$1,084,500	100%	9/21/2009	AVELLINO ISLES	3+Den	3	1	2814	2006
6	209021303	$949,000	$885,000	93%	11/12/2009	HAMMOCK ISLES	4+Den	4	1	3000	2006
7	209003641	$990,000	$827,500	84%	9/15/2009	TERRACINA	3+Den	3	1	3200	2003
8	209018854	$795,000	$732,500	92%	12/30/2009	VISTA POINTE	4+Den	3	1	3125	2002
9	209018522	$799,900	$710,000

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Naples Real Estate Train Leaving Station

2010-02-05T18:13:00.001-05:00

OFF THE CHARTS!! Sales increase 103% over last year comparing January 2009 vs January 2010

I have been preparing buyers for this important point - If it is really busy out of season (which it has been), selling will be EXTREMELY busy in season. We are there. January sales were the busiest in 5 years! In fact, last January '09 was much busier than previous Januarys. January '10 more than doubled January '09 pending sales.

Residential Pending Sales by Month

Even more intriguing is that January tends to be much slower than February, March, and April. Traditionally, January is the tire-kicker month. Buyers arrive and they scope out what is going on. Then they purchase in the following months when they discover something they like.

So, I want to stress that in the coming months there will be a significant amount of selling. Inventory is shrinking and buyers have much higher levels of motivation than they did in previous years. This January I had 8 closings and that was my busiest month ever.

The train is leaving the station...are you going to watch it pass by?

The average agent sold less than 3 properties in 2009. Be sure you are dealing with a professional. There is no cost for our service.

Please know that the Naples Guru Team is here to help you in 2010.

Sincerely,

Tim Ryan

You may reply to this email to contact Tim Ryan and the Naples Guru Team or call (239) 963-4070. Also, you can specify your search criteria here, or complete a simple web form.

Alphabetical Index of my site - Useful links for Naples communities, forms, FAQs, custom searches, and more.

Deauville Lake Club

Estate Living Communities

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First Time Home Buyer Credit - Updated

2009-12-18T01:49:00.001-05:00

There are great opportunities to buy Naples real estate right now. The distressed market is causing a frenzy in Naples condos and Naples homes for sale.

Congress, as part of its plan to stimulate the U.S. housing market and address the economic challenges facing our nation, has passed new legislation that:

· Extends the First-Time Home Buyer Tax Credit of up to $8,000 to first-time home buyers until April 30, 2010.

· Expands the credit to grant up to $6,500 credit to current home owners purchasing a new or existing home between November 7, 2009 and April 30, 2010.

Here is more information about how the Extended Home Buyer Tax Credit can help prospective home buyers become part of the American dream.

Who Qualifies for the Extended Credit?

· First-time home buyers who purchase homes between November 7, 2009 and April 30, 2010.

· Current home owners purchasing a home between November 7, 2009 and April 30, 2010, who have used the home being sold or vacated as a principal residence for five consecutive years within the last eight.

To qualify as a “first-time home buyer” the purchaser or his/her spouse may not have owned a residence during the three years prior to the purchase.

Which Properties Are Eligible?

The Extended Home Buyer Tax Credit may be applied to primary residences, including: single-family homes, condos, townhomes, and co-ops.

How Much Is Available?

The maximum allowable credit for first-time home buyers is $8,000.

The maximum allowable credit for current homeowners is $6,500.

How is a Buyer's Credit Amount Determined?

Each home buyer’s tax credit is determined by two additional factors:

1. The price of the home.

2. The buyer's income.

Price

Under the Extended Home Buyer Tax Credit, credit may only be awarded on homes purchased for $800,000 or less.

Can a Buyer Still Qualify If He/She Closes After April 30, 2010?

Under the Extended Home Buyer Tax Credit, as long as a written binding contract to purchase is in effect on April 30, 2010, the purchaser will have until July 1, 2010 to close.

Will the Tax Credit Need to Be Repaid?

No. The buyer does not need to repay the tax credit, if he/she occupies the home for three years or more. However, if the property is sold during this three-year period, the full amount credit will be recouped on the sale.

Buyers interested in learning more about the First Time Home Buyer Credit should contact their lender, financial advisor, accountant or, if you have specific questions or need additional information, please contact a tax professional or the Internal Revenue Service at 800-829-1040.

To take advantage of the First Time Home Buyers Tax credit, buyers beginning their search in the Naples Florida real estate market should start here with Naples MLS.

Information courtesy of Realtor.org, http://www.realtor.org/home_buyers_and_sellers/2009_first_time_home_buyer_tax_credit

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Naples Real Estate Search by Collier County Public School District Zone Maps

2009-12-15T03:08:00.001-05:00

We created pages specifically designed for parents and guardians of students who are focusing their search based on their child’s school district. Contact us to let us know which district you prefer or mandate and we will only send you properties in that zone. Here are the Collier County Public School District Zone Maps:

· Collier County Elementary (click) School District Zone Map - Large Map File, exercise patience while it loads!

· Collier County Middle (click) School District Zone Map - Large Map File, exercise patience while it loads!

· Collier County High (click) School District Zone Map - Large Map File, exercise patience while it loads!

· Collier County Immokalee Area Elementary (click) School District Zone Map - Large Map File, exercise patience while it loads!

We have the ability to map out the area of interest, and streamline properties to you based on price, and any other criteria you wish to set.

Tim Ryan and the Naples Guru Team, Naples Real Estate (239) 963-4070

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REO on Naples Bay

2009-12-12T20:00:00.001-05:00

An REO in Bayfront

Bayfront in Naples is a luxury condo development on Naples Bay across from Tin City. It is a mixed use development with high end shops and boutiques, as well as a café and Cabana Bar on the water. The units all face each other, but each unit has a view of Naples Bay, just east of where 41 turns from north-south to east-west, across from the popular destination Tin City. It is a short walk to 5^th Ave, and a bike ride to the beach. Slips are available for rent or purchase with direct Gulf access.

The most interesting development in Bayfront just happened the other day with the first Bayfront in Naples REO bank owned foreclosure listing in the community, 450 Bayfront Place Unit 4303 Naples. This is not a reason to sound the alarms, but it is certainly worth paying attention to. It is aggressively priced at $453,500. This is significant because the REOs are making their way into the luxury homes and condos near downtown and 5^th Ave, near the beach, bay and other areas that were once considered high-end and untouchable. This is providing an opportunity for buyers to get in at the bottom and get a piece of the Naples real estate pie.

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Saturnia Lakes - Single Family Home Bargain

2009-12-02T22:01:00.001-05:00

Every now and then, a deal comes along that buyers must pay attention to. In the Naples real estate market, most buyers seek vacation and resort style amenities. Only recently have we seen a shift in preferences with more and more buyers seeking more Naples homes for sale, and not the typical Carriage homes. Instead, buyers like the newer communities that have recently tailored to most home buyers wants – guard gate, pool, clubhouse, fitness, tennis, activities, landscaping, safety and neighborhood feel. One community that ranks high in all these amenities is Saturnia Lakes. Located off Immokalee Rd, the community is a terrific destination for all types of home buyers. There are no condos in the development. There are many younger couples. At the same time, older retirees favor the amenities. There are activities for children, and get togethers for Moms. There are holiday parties, and everyone has their door open and lights on for Halloween. The mix gives the community a really sincere neighborhood feel.

One unit that is currently listed at $269,000, a former model home of the developer, has been totally upgraded at the time these were selling fast. It can be seen here, or if it sells by the time you are reading this, you can see the MLS listing here. The backyard is decorated with custom paver area and a built in grill. The home overlooks the lake and is great for entertaining. This is a terrific deal given no other home is listed under $300,000, and anything with 3 or more bedrooms is $329k and up. Looking at closed sale prices, here are all closings on this particular street (built in 2002):

	MLNum	List Price	Selling Price	Bedrooms	Full Baths	Half Baths	Living Area	Closed Sale Date
1	205027422	$1,050,000	$1,000,000	2+Den	2	1	2678	9/30/2005
2	205027389	$1,025,000	$985,000	3 Bed	3	0	2616	11/18/2005
3	205027381	$885,000	$835,000	3+Den	3	0	2735	10/18/2005
4	205027338	$750,000	$725,760	2+Den	2	1	2333	10/7/2005
5	205027386	$780,000	$725,000	2 Bed	2	1	2435	10/11/2005
6	205027318	$750,000	$670,000	3 Bed	2	1	2452	9/28/2005
7	205027353	$710,000	$650,000	3+Den	3	0	2440	11/28/2005
8	205027327	$650,000	$625,000	2+Den	2	0	1928	10/19/2005
9	205027294	$620,000	$595,000	3+Den	2	0	2078	9/30/2005
10	205027231	$530,000	$510,000	2+Den	2	0	1751	10/3/2005
11	209030902	$429,500	$400,000	4 Bed	2	1	2678	10/29/2009

All these sales were in 2005 with the exception of 1, which was recent, in October, sold for $400,000. This unit, listed at $269, is over $60k less than the next 3 bedroom home! (as of 12-2-09)

If your interested in single family gated communities like this one, visit our Naples single family gated community profile page.

Tim Ryan, Naples Realtor

(239) 963-4070

info@naplesguru.com

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Naples REOs Continue Trend

2009-12-01T00:19:00.001-05:00

In the Naples real estate market, Naples Reo Bank Owned properties, or Naples foreclosures (properties that have already been foreclosed on) continue to demand offers in line with list price. Banks are aggressively pricing their listings to generate interest, and it is paying off. Although the final price is on average less than comps sell for on the resale market, they are moving. From 9-1-09 to 11-30-09 (last 3 months) there were 431 bank owned REO closed sales. On average, properties sold for 101% of list price. In other words, on average, Naples homes and Naples condos sold for at least asking price. This trend dates back prior to the last 3 months, but the numbers tell you that the trend continues. Here are the closed Naples repossessions during this period:

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Home Sales are Up and it's Snowing in Southwest Florida! Both statements are TRUE!

2009-11-28T13:01:00.001-05:00

Home Sales are Up and it’s Snowing in Southwest Florida! Both statements are TRUE!

I hope they hate snow - Come on Down to Sunny Naples Florida, where it NEVER... I mean...

Naples real estate sales are up, and overall, Naples FL home sales will be different this year. Last night, Naples held its annual tree lighting ceremony during their festival of lights. Everyone gathers in downtown Naples on 5^th Ave and the Mayor comes out and does his thing and they light the tree like every other small town in America. Cool, right? Yes. But not nearly as neat as the fake snow generated by a bubbly soap that gives you the feeling it is snowing! In sunny Naples Florida! This event marks the beginning of the season. Thanksgiving is only a couple days away, then everyone will storm the Naples stores for Black Friday. Then, instead of making an extra trip to the next strip mall, I have a feeling this year, people will be shopping for real estate instead.

I have been fielding calls all offseason, the busiest yet, and many times, I get the comment, “Well, I’m definitely interested in Naples real estate, but I won’t be down until the season, we’ll talk then.” Many of my clients are planning trips in December and January, and most will stay through March. I will be booked solid this season.

Interest in Naples homes for sale is high. Investors are buying income generating Naples condos on the cheap. They are paying cash, and they are going fast. Of course, Naples foreclosures have a lot to do with the Naples real estate boom.

Tim Ryan, Naples Real Estate (239) 963-4070

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Naples Real Estate Sales Trends 2009

2009-11-28T12:59:00.001-05:00

The numbers continue to grow. The last 12 months have shown a steady increase in single family home sales in Naples, Fl. Naples real estate will continue to be a highly sought after investment strategy for buyers. Perhaps more significant is the first time home buyers that have chosen Naples fl homes for sale as their first choice in choosing a homestead. See the graph showing Naples Fl homes for sale closings:

This graph represents only single family home sales, and doesn't include condo, investment properties or land sales. The trend continues upward for those as well.

Many will automatically attribute the increase in sales to the first time home buyers because of the first time home buyers credit. However, I have found that most of my buyers purchasing Naples FL homes for sale are investors with cash. They aren't taking out 2nd and 3rd mortgages to finance their investments, they are instead spending their cash on Naples single family homes. These buyers are the driving force behind the trends currently fueling the spike in home sales. Here is the contrast visually of Naples FL homebuyers financing in the last 12 months:

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Naples FL Property Taxes

2009-11-28T12:56:00.001-05:00

When selling Naples real estate, I am often asked, “What will my taxes be?” Since I am not the Collier County Appraisers Office, I cannot give an accurate answer. I advise my clients that typically, on Naples fl homes for sale, taxes are assessed for Collier County at 1.25% of purchase price. My clients are often most concerned with the overly inflated assessments either made by appraisers in the last 5 years, or from purchase prices from before the southwest Florida housing bubble burst here in Naples. I have to advise, once again, that they can expect a 1 ¼% assessment from their purchase price.

As a Naples Realtor, I cannot comment on taxes. I leave this to the appropriate people. However, I can point my clients to the process that is followed if they think their assessment was not just and equitable.

After purchasing a Naples FL home or Naples condo, a property owner is allowed 25 days after the TRIM Notice is mailed to protest the assessment to the Collier County property appraiser. Is the property owner has a valid argument, and it is based in fact, ie. purchase price, the county appraiser may make a change and lower the assessed value.

First, the homeowner should go to the County Property Appraiser Office. If the assessment is appropriately reduced, then good. If the new assessment is still not just and equitable, the homeowner can go before the Value Adjustment Board. If still, the assessment is not just and equitable, the homeowner can go to court.

I feel confident that the Collier County Property Appraiser’s office will fairly, justly and equitably adjust your assessed value after a real estate purchase so you have no need to worry. If they don’t, the simple, aforementioned process will help you get a fair assessment of your Naples real estate.

If you are interested in reading more about this or other frequently asked questions related to naples FL real estate, Naples condos, Naples homes, or anything else, you can visit the Guru’s FAQ pages at http://www.naplesguru.com/faq.php

Tim Ryan, Naples Real Estate

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Pelican Bay Naples - 2009 Sales and Links

2009-11-28T12:55:00.001-05:00

Pelican Bay Naples Market Update and Links

There were 213 closed sales in Pelican Bay Naples between 11-1-08 and 11-1-09. Here they are:

	MLNum	List Price	Selling Price	Full Address	SubCondo Name	Beds	Baths	Half Baths	Living Area	Year Built	Date Closed
1	208011874	$17,700,000.00	$16,400,000.00	7613 BAY COLONY DR	STRAND AT BAY COLONY	6 or More	7	2	12505	2000	4/17/2009
2	209008774	$14,900,000.00	$14,000,000.00	7621 BAY COLONY DR	STRAND AT BAY COLONY	4+Den	6	3	10345	2002	7/29/2009
3	208046890	$12,500,000.00	$9,500,000.00	7607 BAY COLONY DR	STRAND AT BAY COLONY	4+Den	6	3	9775	1995	3/31/2009
4	209006790	$5,795,000.00	$5,225,000.00	372 CROMWELL CT	BAY COLONY SHORES	4+Den	4	2	5500	2007	9/1/2009
5	208018206	$6,250,000.00	$5,100,000.00	8477 BAY COLONY DR, #602	WINDSOR AT BAY COLONY	4+Den	4	1	6085	1998	3/3/2009
6	208019634	$4,500,000.00	$3,500,000.00	7264 TILDEN LN	BAY COLONY SHORES	5 Bed	5	2	7538	1996	pppp

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Aqualane Shores Naples Sales Trends 2009

2009-11-28T12:52:00.001-05:00

Aqualane Shores, Naples Real Estate 2009

Aqualane Shores is one of the most sought after areas for luxury buyers who want the most of Naples waterfront living. Tucked between Old Naples and Port Royal, the small neighborhood, a Naples single family home non-gated development, boasts high-end Naples real estate with all the amenities those would expect from such a community. Naples homes for sale in Aqualane Shores have remained fairly steady in price. The market hasn’t been as active as surrounding communities, but due to its small size, you won’t hear much about a large number of transactions, rather, quality ones. Here are all Aqualane Shores real estate sales in the last 12 months (11/25/08 through 11/25/09):

	MLNum	List Price	Selling Price	Sold as % of List	Full Address	Bedrooms	Full Baths	Half Baths	Living Area	Year Built	Closed Sale Date
1	207025595	$4,297,000	$3,650,000	84.94%	460 15TH AVE S	4+Den	5	2	4875	2007	7/10/2009
2	208045258	$3,900,000	$3,600,000	92.31%	754 17TH AVE S	4+Den	4	1	5350	2002	8/18/2009
3	207049140	$3,500,000	$3,500,000	100.00%	766 17TH AVE S	4+Den	4	1	5858	1996	5/14/2009
4	208006331	$4,850,000	$3,000,000	61.86%	933 18TH AVE S	3 Bed	4	0	2826	1966	4/3/2009
5	207051963	$3,500,000	$3,000,000	85.71%	2022 4TH ST S	3+Den	4	1	4589	1999	5/18/2009
6	208043848	$2,600,000	$2,575,000	99.04%	720 17TH AVE S	4+Den	5	1	6200	1997	7/31/2009
7	208040259	$2,900,000	$2,300,000	79.31%	302 18TH AVE S	4 Bed	4	1	4165	1994	8/13/2009
8	209003080	$1,600,000	$1,275,000	79.69%	1700 3RD ST S	3+Den	3	0	2117	1962	8/4/2009
9	209019323	$1,295,000	$1,150,000	88.80%	1770 4TH ST S	3+Den	3	1	3486	1991	6/11/2009
	Ave	$3,160,222	$2,672,222	85.74%

Aqualane Shores hasn’t experienced much in distressed sales. The homes above were bought by those seeking amenities on the Gulf. The average sales price was $2.67M. On average in the last year, Aqualane Shores homes sold for 85% of what they were listed for. (This is a small set of numbers, so the average is heavily skewed by some transactions that could be considered close to anomalies).

Naples real estate has experienced significant growth in the last 12 months. Here are sales trends for single family residences:

Search Naples listings with current updated Naples MLS.

Tim Ryan, Naples Real Estate (239) 963-4070 info@naplesguru.com

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Aqualane Shores Real Estate, Naples FL

2009-11-28T12:51:00.001-05:00

Aqualane Shores Real Estate, Naples FL

Aqualane Shores is one of the most desirable locations in all of Naples, west of US 41 on the Gulf of Mexico. Tucked between Old Naples and Port Royal, the mature landscaped streets, with old banyan trees providing shade against the blue-green waters of the Gulf, make this an unforgettable area to buy Naples real estate. Many Aqualane Shores, Naples homes for sale are within walking distance to the beach. It’s only a 2 minute drive to Third Street shopping district and 5^th Ave. Nearby is world renowned dining and shopping, Venetian Village, entertainment, and tropical waterways for boating and fishing enthusiasts.

Aqualane Shore homes for sale

In the last year (period 11-1-08 to 11-1-09) there were only 9 closed sales. This is not because buyers are avoiding this area, this is because there isn’t as much for sale and those that do sell fetch higher prices due to the luxurious property and amenities being purchased. Here is the sales data:

	MLNum	List Price	Full Address	Bedrooms	Full Baths	Half Baths	Living Area	Year Built	Selling Price	Closed Sale Date
1	207025595	$4,297,000	460 15TH AVE S	4+Den	5	2	4875	2007	$3,650,000	7/10/2009	84.94%
2	208045258	$3,900,000	754 17TH AVE S	4+Den	4	1	5350	2002	$3,600,000	8/18/2009	92.31%
3	207049140	$3,500,000	766 17TH AVE S	4+Den	4	1	5858	1996	$3,500,000	5/14/2009	100.00%
4	208006331	$4,850,000	933 18TH AVE S	3 Bed	4	0	2826	1966	$3,000,000	4/3/2009	61.86%
5	207051963	$3,500,000	2022 4TH ST S	3+Den	4	1	4589	1999	$3,000,000	5/18/2009	85.71%
6	208043848	$2,600,000	720 17TH AVE S	4+Den	5	1	6200	1997	$2,575,000	7/31/2009	99.04%
7	208040259	$2,900,000	302 18TH AVE S	4 Bed	4	1	4165	1994	$2,300,000	8/13/2009	79.31%
8	209003080	$1,600,000	1700 3RD ST S	3+Den	3	0	2117	1962	$1,275,000	8/4/2009	79.69%
9	209019323	$1,295,000	1770 4TH ST S	3+Den	3	1	3486	1991	$1,150,000	6/11/2009	88.80%
								Ave Sales Price	$2,672,222	Sale Price as a % of List Price	85.74%

By the Numbers

The average closed sale price was $2.67M. Most of these properties are larger than the typical Naples homes, with an average living area of over 4,000 square feet.

On average, the closed sales price was almost 86% of list price, or in other words, homes actually sold for about 86% of asking.

There was only one bank owned foreclosure sold in the same time period, which was the lowest price unit for $1.15M.

If you are interested in Aqualane Shores real estate, contact us or call the office at (239) 963-4070.

Tim Ryan, Naples Real Estate – http://www.naplesguru.com

#1 Naples Buyers Agent

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Royal Harbor Naples 2009 Sales

2009-11-28T12:50:00.001-05:00

Royal Harbor – Naples Waterfront Real Estate

Royal Harbor in Naples is a boaters dream. Set conveniently on the east side of Naples Bay, west of 41, across from Aqualane Shores, Old Naples and Port Royal, the community boasts a high concentration of canals that provided most Naples homes for sale within Royal Harbor direct access to the Gulf of Mexico with no restrictions from bridges. Boat owners with larger vessels often find this development perfect for providing them convenience to the Gulf and ease of access of larger power boats with tall T-tops, tuna towers or sailboats. Most rear back yards line the canals providing their owners long seawalls and plenty of space for private docks. Often referred to as Port Royal’s little sister, this development provides the Gulf access lifestyle in a more affordable community. Royal Harbor is also minutes to downtown Naples.

Royal Harbor – Naples Real Estate by the Numbers

There were 25 single family home sales in the last year (11-1-08 to 11-1-09) in Royal Harbor. The average selling price was $1.5M, however, there were 13 sales under $1M. The average sale price as a percentage of list price was 89%, so in other words, of single family resales, homes closed for 89% of asking price. The community is mostly single family home sites, so there are only a few condo subdivisions within Royal Harbor. There were 3 condo sales averaging $150K, which closed on average 90% of list price.

Royal Harbor Foreclosures

There were only 2 bank owned foreclosure sales in Royal Harbor during the same time period, one closed at almost $690K and the other $535K. These 2 sold for 97% of asking. There aren’t many foreclosures in Royal Harbor.

If you are an avid fisherman, boater or simply enjoy waterfront living, you should get to know Royal Harbor in Naples.

Naples Real Estate

If you are interested in Royal Harbor, Naples FL, see our community profile page with listings updated daily, a community write-up and community Video Tour!

Tim Ryan, Naples Real Estate – http://www.naplesguru.com (239) 963-4070

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How can an Illinois baseball team help Naples, Florida real estate?

2009-11-28T12:48:00.001-05:00

How can an Illinois baseball team help Naples, Florida real estate?

Maybe the Chicago Cubs are interested in Naples Florida. Maybe they are simply trying to get a better deal in Mesa Arizona. Regardless of their motivation, it is a rumor worth exploring. If the Chicago Cubs left Arizona to move their Spring Training operations to Naples Florida, the city and surrounding areas would experience tremendous benefits. The club brings almost $50M a year to its current local economy in AZ. Since Naples has many amenities to offer, is already suited to handle tourism with a huge rental market and white sandy beaches, the club could bring even more than $50M to Naples. Chicago Cubs executives visited Naples earlier this month and met with Naples City and Redevelopment officials.

Winning this contract, which would likely be for up to or exceed 30 years, is like bidding for the Olympics. Naples sells itself, but it would certainly take a lot of negotiating to work out out the money. Also, Naples would need to get to work on zoning changes to free up some possible sites. The Cubs would demand a new park, satellite practice fields, facilities and of course, parking.

Naples FL home sales have jumped in the last year. This move would have a direct influence on future Naples real estate sales. Naples residents are torn on the move. Some openly accept the possibility and hope while others do not want the development, construction headaches, additional traffic and influx of people. The optimists argue for the benefits this move would have on local businesses, jobs and stabilization of the real estate market.

Since the downtown area is mostly developed, a possible location could be in the East Naples area, which has much undeveloped land and is in need of something like this to spark redevelopment and pump some money into the local small businesses.

Tim Ryan, http://www.naplesguru.com – Naples Real Estate, Naples MLS Search

#1 Naples Buyers Agent, #1 Naples Foreclosures

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How Much Should I Offer the Bank?

2009-11-28T12:45:00.001-05:00

How much should I offer the bank?

Since I find more buyers property than any other agent acting as a buyers agent selling Naples real estate, and a good amount of these transactions have been REO bank owned Naples homes for sale, I am often asked, “How much should I offer the bank?” Everyone is an expert when buying property from John and Jane Doe down the street, but everyone is clueless when the seller is a bank. With the flood of Naples FL REO foreclosures (Real Estate Owned) properties in southwest Florida, buyers are anxious to get their hands on a great deal. It’s probably a popular topic of conversation at dinner parties and cocktail hours amongst northern and foreign investors. It’s the popular chatter at the water color. Everyone brother-in-law’s, sister’s, husband’s, cousin bought a foreclosure and got a great deal. Most mainstream publications or local news channel have sent a reporter into a foreclosed home to report on the squatting, stripping of copper and absence of appliances. It’s an interesting story that captures a buyer’s attention. However, the most interesting draw is obviously price.

Countless phone calls and emails ask my most FAQ: How much should I offer the bank?

My answer is mostly, “At least asking”. Here is why I answer this way: In September 2009, there were 433 closed Naples single family home sales and 387 closed Naples condo sales. The Average Sales Price as a Percentage of List Price (sales$/list$) was 93%. This means the final closed price paid was, on average, 93% of what the property was listed for. There are many things that contribute to this percentage, ie. sellers initial over-pricing, seller concessions, required repairs, lowered prices since listing date, etc. Conversely, of the 149 total closed Naples foreclosure sales in September 2009, the Average Sales Price as a Percentage of List Price (sales$/list$) was 102%. This means, on average, the final closed sale price exceeded asking.

I take many things into consideration when advising on offer amounts. There is a lot to learn, whether your buying a foreclosure or regular private resale. If your interested in purchasing a home or condo in southwest Florida, contact me and we can sit down to discuss your Naples FL home search.

Tim Ryan, info@naplesguru.com

http://www.naplesguru.com - Naples Real Estate, MLS Search, Community Profiles with Video Tours

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Naples FL Condo Solvency Inquiries

2009-11-28T11:23:00.001-05:00

Naples FL Condo Solvency Inquiries

Naples real estate is booming, in large part, due to the increase of Naples FL condo sales, especially the amount of distressed properties and, Naples foreclosures. One of the most frequently asked questions I get when my clients are interested in Naples condos is, "Is the association healthy?". The client is inquiring about the solvency (or insolvency) of the community. This answer and others like it can be found in my most frequently asked Naples real estate questions page: In the state of Florida, a seller is required to furnish the buyer with the following items when purchasing a condominium. After receipt of ALL of the items, the buyer has a ‘3 day right to rescind' if there is something the buyer is not agreeable to. Further, the buyer is required to sign a checklist form substantiating that they have been provided all the documents. These documents include:

• Declaration of Condominium

• Articles of Incorporation

• Bylaws

• Rules & Regulations

• Financials

• FAQs

While browsing the Naples mls, buyers should concentrate their search on their desired property. The Naples home buying process should be concentrated on the buyers wants and needs, and then, once this is realized, buyers will be provided all the necessary information on making a smart decision with regard to the solvency of a community. Some lenders will not even lend out money to purchase in an unhealthy association. They put limits on the percentage of homeowners who must be current as a prereq to obtain a loan. This may change depending on the loan type. Consult your lender for this information.

When buying Naples homes for sale, or Naples condos, feel comfortable knowing that your Naples Realtor, mortgage broker, and real estate attorney are looking out in your best interest.

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Naples FL 3rd Qtr Sales Up - Big

2009-10-21T18:41:00.001-04:00

Naples FL experienced a big surge in sales through the third quarter (July, August and September 2009) as compared to the same period of time last year. This blog is to clarify my stance on the numbers and give you a reason why the numbers are showing this trend… http://www.naplesguru.com/blog/tim/third-quarter-2009-naples-real-estate/show/

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Naples Real Estate Blog Social Media Portal Tweets and Video

2009-10-20T01:44:00.001-04:00

Naples Real Estate Market Updates on the Web, Naples MLS Search, Naples FL Market Trends, Naples Florida homes for sale, Tim Ryan, Naples Guru

Tim Ryan, info@naplesguru.com

http://www.naplesguru.com

(239) 963-4070

See and download the full gallery on posterous

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Buying a Naples FL Foreclosure - Q and A

2009-10-19T19:34:00.001-04:00

I posted a few new blogs about buying bank owned property in Naples Florida. If you are interested in Naples real estate, you are probably tuned into Naples foreclosures. I have helped more buyers find foreclosures than any other agent in Naples. I also posted these questions and answers to my Frequently Asked Questions page. If you are buying Naples FL real estate, you will want to review this site first.

Here are some frequently asked questions and my blogs to answer them:

Question:

Should I have a home inspection done? If so, do you recommend an inspector?

Answer

http://www.naplesguru.com/home-inspections-naples-real-estate.php

Question:

How is buying a foreclosure from a bank different from buying a home from a private seller on the regular resale market?

Answer:

http://www.naplesguru.com/buying-foreclosure-naples-real-estate.php

Question:

What is the procedure for placing an offer on a bank owned REO foreclosure?

Answer:

http://www.naplesguru.com/placing-offer-naples-real-estate.php

Question?

How much should I offer the bank?

Answer:

http://www.naplesguru.com/how-much-should-i-offer-the-bank-naples-real-estate.php

Tim Ryan, Naples Real Estate

http://www.naplesguru.com

info@naplesguru.com

(239) 963-4070

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Naples Florida real estate is known for luxury on the Gulf, but look...

2009-10-12T23:09:00.001-04:00

Naples Florida real estate is known for luxury on the Gulf, but look…

There were 286 closed sales of single family homes in Naples in the month of September 2009. Of these 286 Naples FL single family home sales, 79, over a quarter (27%) were Golden Gate Estates homes with an average selling price just under $150K. There are currently 3,316 active single family homes for sale in Naples, and only 461 are in Golden Gate Estates. So 13% of the market represents 27% of sales. Of the 79 that sold, 48 were foreclosures, with an average selling price of just under $130K. All but one contained 3 or more bedrooms and averaged over 1,700 sq ft. That’s averaging $76/sf for single family living in one of the most sought after destinations in Florida. Also, Golden Gate Estates lots are typically 1.14 acres, so you get a nice chunk of land as well. The development is non-gated and restrictions are that of Collier County, less restrictive than most developments in Naples. Golden Gate Estates has drawn the attention of all types of Florida home buyers. First time home buyers are anxious to take advantage of the $8,000 tax credit while investors are looking to capture a nice size home on a nice chunk of land at tremendous value. Golden Gate Estates is the most eastern development of Naples, but typically, most residents can remain within a half hour drive from the famous white sandy beaches that run the entire length of Naples coast. There are many benefits to buying in Naples Florida right now, and the numbers show that buyers are finding Golden Gate Estates to be hotbed of real estate value.

To learn more about Naples Real Estate and the development of Golden Gate Estates, visit http://www.naplesguru.com/golden-gate-estates-real-estate.php where you’ll find a community profile page with a write up, listings, foreclosures, and a community video tour! While your there, check out all our community profile pages and learn about all the communities in Naples. We have the best tools to search and learn about Naples real estate.

Tim Ryan, Naples Florida Realtor

info@naplesguru.com

(239) 963-4070

http://www.NaplesGuru.com - Luxury Naples Real Estate, MLS Search, Community Profiles with Video Tours

http://www.BankOwnedNaples.com - Naples REO Bank Owned Foreclosures on Google Map

http://www.eNaplesRealEstate.com - Community Based Site with Maps, Profiles and Video Tours

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Naples 2009 August Sales

2009-09-18T16:03:00.001-04:00

Dear Potential Buyer,

You will start to receive much more intensive emailing regarding the mood of the market and properties we perceive to be great deals. If you are a potential buyer you will be receiving the highest level of service in the industry. VIP Members will receive a daily list of every new Bank Owned Foreclosure & every property that meets their specific criteria. If you do not wish to continue receiving emails please respond so that we can remove you from the list immediately. For details on how to become a VIP Member read on...

August Pending Sales

This is an astounding chart and it surprised even me. Remember that traditionally August is a VERY slow month. Last August there was only 386 sales compared with 769 this year. In case you are unaware it is an absolute frenzy right now. We are submitting an average of one contract per day. Buyers are getting off the fence in droves.

Here are a few important facts you should know:

2007 Total Closed Sales - 3911

2008 Total Closed Sales - 4763

2009 Total Closed Sales – 4921 - We still have over 3 months to go!

Total inventory is at a 5 year low at 8000. It was over 10,000 just 12 weeks ago!

The summer is supposed to be SLOW. Just the opposite is true. It is just as busy as it was in season.

Here are the two most common questions I am getting:

So, is this the bottom of the market? The bottom of the market may have already occurred, it may be now, or it may be later this year. Here is what I am telling other buyers.

Become a VIP - VIP Membership gets you immediate exposure to REOs
Get educated - Check my website for content. For the more serious buyer read my ebook - 7 REO Secrets
Target what you want - Be aware of what communities you like so you don't waste time once it gets listed
Be patient - There are more properties that will be listed. Make sure you are happy with what you buy.
Be Prepared - When something gets listed that you want - JUMP! Believe me, if you don't act somebody else will.

What is the average price of an REO? At least list price. I am not exaggerating. Feel free to have me prove it to you.

Bank Owned Foreclosures

No matter how you refer to them these properties are offering some of the best deals! These have owners like Fannie Mae, Freddie Mac, Bank of America, Washington Mutual, etc. All below links display properties that are 'Bank Owned'.

Greater Naples

VIP Membership

Once you have signed up on the site you will start to receive emails. Specifically, we are emailing a list of Foreclosures every Monday. Our VIP Members receive this EVERY DAY.

I would like to invite you to a two week trial membership of our VIP Program. VIP Membership has no cost. All we ask for is your loyalty.

If you have any questions or would like to get started please call the office or visit the link below.

How do I become a VIP Member?

Tim Ryan
239.963.4070
info@NaplesGuru.com
www.BankOwnedNaples.com

www.eNaplesRealEstate.com

www.NaplesGuru.com

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Naples Real Estate

2009-09-15T00:07:00.001-04:00

I am the Number 1 REO Bank Owned Foreclosure Buyer’s Agent in Naples, Florida. I concentrate on REOs because they present tremendous value. If you are not buying an REO, you may not be getting the best value. I often field calls about regular resales and short sales, and I have to continually explain the problems with them.

Regular Resale

If you are dead-set on buying a home based on very strict amenities or location, you may wish to pursue a regular resale. However, be prepared to deal with listing agents and sellers who are unwilling to budge from their unreasonable prices. You do not need to sacrifice location, condition or amenities when buying a foreclosure. It is almost guaranteed that something you like will come along that is aggressively priced by the bank so buyers like you see their listing first. I can show you many examples where my clients really liked a home, and I was able to take them to a nearby REO bank owned foreclosure, a perfect comp, just listed for thousands less. More times than not, they enter pleasantly surprised at the move-in condition of the home.

Short Sales

Short sales have about a 1 in 7 chance of actually going through. Consequently, while you have an offer in on a short sale, you will be waiting to hear from the seller’s agent, who you have zero confidence in knowing they are pushing your offer with the bank, and all the while, aggressively priced REOs will come across our desk, and you won’t pay any attention because you have your time, money and attention tied up in a short sale that has a 15% chance of going through. Regular private-party resales and short sales are not happening at the accelerated rate of REO sales. If you don’t believe me, simply look at the numbers.

REO Bank Owned Foreclosures

In August 2009, there were 512 sales in Naples. Almost 1/3^rd or 32% were Real Estate Owned (REO) foreclosures. Yet, bank owned foreclosures represent less than 4% of the entire market. Question: How does 97% of the market’s inventory represent only 54% of sales? Or, to pose the question in another way, how does less than 4% of the market inventory represent almost a third of all sales? Answer: Price. The factor is certainly not condition, location or amenities. If typical private resales are cleaned, painted, and often furnished for sale, why are they getting beat out by unfurnished, often unclean foreclosures? Price. I am not saying that bank owned foreclosures are uninhabitable; in fact, many are move-in ready. The difference is listing agents who perform Brokers Price Opinions (BPOs) for the banks will aggressively price foreclosures to move quickly, whereas a listing agent on a private party sale must work hard to convince reluctant homeowners to lower their prices to compete with the banks. The average homeowner isn’t willing to budge on their price, and consequently, the banks move their inventory quickly, and the Average Joe seller is stuck with a For Sale sign in his front yard for a long time. This is why smart buyers, 33% of you, have your eyes on that small (and shrinking) 3% of the market. If you would like to discuss this further, contact me at info@naplesguru.com or call the office at (239) 963-4070. You can view bank owned foreclosures on a Google map at http://www.bankownednaples.com , or if you want to browse all of Naples real estate, including luxury listings and waterfront Gulf Access property, go to http://www.naplesguru.com ,or, if you wish to learn about the communities in Naples, go to the best community based site which includes in-depth community write-ups, community videos (only found here) and more at http://www.enaplesrealestate.com.

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Naples Real Estate

2009-09-15T00:05:00.001-04:00

Top Picks in North Naples

This weeks TOP PICKS

Dear Potential Buyer,

Priced $100k - $270k

This is a group of newly listed bank owned properties in North Naples. Prices range from the low $100s to the mid $200s.

So many more buyers are tuned into the REO market. The secret is out and there is truly a frenzy. So, much of my advice as shifted to offering at least asking. Without a doubt...the average selling price of an REO in recent weeks is more than asking.

WATCH THE VIDEOS BELOW!!

Lakeside - $113,850

2BR/2BA lake view condo. Lakeside has one of the largest lakes in Naples. You can fish or take out a non-motorized boat. This unit would make an excellent vacation condo. Clean it up and furnish it. I would suspect that you could rent January through March for about $7500. Then the rest of the year use it or try to get what you can. The location is fairly central just off Airport-Pulling just south of Vanderbilt Beach Rd.

MLS Information

Video Tour

Lakeside Community Tour

My advice - $114,000. These are nice units and very rentable. When the market strengthens the water view will have looked cheap.

Heritage Bay - $129,900

Attention Golfers! 2BR/2BA condo located off of Immokalee Rd just east of Collier Blvd. Community is still being constructed but will feature a 27 hole golf course. This is a 'bundled golf' community which means that when you purchase a condo, you golf for free!

MLS Information

Video Tour

Heritage Bay Community Tour

My Advice - $120,000

Vasari - $134,900

Another golfers dream! This is probably the most upscale 'bundled golf' community. The landscaping is plush and the golf is supposed to be great! This is the first community in Lee county. The fees are high here and the taxes are higher as well but a new condo in a luxury community is worth it if you reall like to golf. 2BR/2BA + den. The view is AWESOME!

MLS Information

Video Tour

Vasari Community Tour

My advice - $125,000

Carlton Lakes - $176,605

2BR + den coach home. A 'coach home' is a quad - every unit is an end-unit and there are 2 upstairs and two downstairs units. The water view surrounds this unit. This would make a great vacation rental. You would likely get $9000 for a January through March renter.

MLS Information

Video Tour

Carlton Lakes Community Video

My Advice - $165,000. I think it is worth more than asking but my guess is that $165,000 would buy it.

The Quarry - $222,750

This is really nice inside and comes with a deeded dock. The Quarry is a bit remote but the amenities make up for it. Also, the interior is basically new. 2BR + den, 2BA and two car side entry garage.

MLS Information

Video Tour

The Quarry Community Tour

My advice - $205,000

Tarpon Bay - $244,900

3BR + den and a two car side entry garage. This is really close to I75 and Immokalee. This is a coach home. The upstairs units are larger because they stretch out over the lanai.

MLS Information

Video Tour

Tarpon Bay Community Tour

My Advice - $225,000

Indigo Lakes - $269,000

3BR/2BA + den pool home in Indigo Lakes. Indigo Lakes features only single family homes. Home has a really nice lake view but needs some interior updating.

MLS Information

Video Tour

Indigo Lakes Community Tour

My advice - $235,000

VIP Membership

Once you have signed up on the site you will start to receive emails. Specifically, we are emailing a list of Foreclosures every Monday. Our VIP Members receive this EVERY DAY.

I would like to invite you to a two week trial membership of our VIP Program.

If you have any questions or would like to get started please call the office or visit the link below.

How do I become a VIP Member?

Tim Ryan - Amerivest Realty

239.963.4070
info@NaplesGuru.com
www.BankOwnedNaples.com

www.NaplesGuru.com

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