About Naples' Gulfshore Blvd

WOULD YOU TURN DOWN A THREE MILLION DOLLAR LISTING ON THE GULF OF MEXICO?

Sounds crazy, doesn't it! Why would anyone in their right mind turn that down? It is on Gulfshore Blvd, in the Parkshore area of Naples. Prime real estate. Right on Doctors Pass, with a boat dock, two minutes from the Gulf.

HERE ARE THE SELLERS TERMS:

• NO INTERNET: They want no pictures on the Internet because they are afraid someone will go on the beach and rob them. No video, virtual tour. No nothin. That Facebook stuff and Twitter is just for teenagers and will not help sell their property. Theirs is too high end for that stuff.
• NO KEY: As the listing broker, you will not be issued a key to your listing. You will have to go to the gate and give your license to the security guard to obtain a key Never mind that you have successfully sold in the building many times. And the elderly guard can't move to quickly and more often has stepped away for lunch or the rest room which is away from his guard gate
• NO SHOWINGS ON WEEKENDS: Also, no showings on holidays. No showings when they have house guests. In Naples if you have any friends, that is every week that friends and family are escaping the cold in the North. Holidays? That is when buyers fly in to look at property in Florida.
• NO OPEN HOUSES: Well, I will give them this one. Many luxury high-rise condos in Naples do not allow open houses for fear of letting people into a building unescorted.
• UNUSUAL FLOORPLAN: The sellers took two apartments and made it into one. Problem is, it is an up and a down. They built a staircase that chops the condo in two and makes it very dark when buyers are expecting to see this bright, light open expanse to the beach.
• TOO MUCH FURNITURE: Lots of antiques, and stuff. In fact, clutter everywhere. Nice stuff, but just too much of everything. You can't see the property for pictures and nick knacks everywhere.
• UNREALISTIC PRICE: They phoned you to take the listing because you come highly recommended from past clients in the building. Never mind, that the others you sold were newly renovated, and attractively furnished. They also put two condos together twenty five years ago with little or no renovations since then. Their math says their place is worth twice the others. Oh, they do have a European, expensive kitchen. Problem is, the cupboards are red and the granite a strange color.
• TALK TOO MUCH: These are the clients who will take up at least an hour per conversation. They want to tell you how to sell their property, all the past history on the condo and on and on and on. They do not understand that you are with clients and cannot pick up on every call. Huge time drains when you could be working with willing sellers. I could see the stress factor shoot through the roof.
• WAIT, THERE'S MORE: They wanted to market it to their friends and neighbors first, and on and on and on. We had not gotten to commission.
• JUST SAY NO! Yup, I did. Felt good too. I explained that I thought their property was lovely, however, they would be hiring me to use all the tools I had in my arsenal and could not do it with one hand behind my back. Or two. I also told them I was running a business. I would invest in them. Time and money. I was being brutally honest but had their best interest at heart. Perhaps they should think about it a bit.

1. In this market we all like to chase after listings, or do we? What would you do?

Closed sales activity on the Gulfshore Blvd. beachfront and bayfront maintained the steady pace of the first quarter. With 58 closed units on the beach and 15 on the bay, second quarter 2010 is the highest second quarter since 2005. On a year-to-date basis, Gulfshore Blvd. beachfront sales are up 17% over the first six months of 2009 and bayside sales up 107%.

Gulfshore Blvd. Closed Sales


Average sales price of Gulfshore Blvd. beachfront properties in the second quarter was $1,155,024, representing a 17% increase over first quarter 2010, and slightly ahead of Q2 2009. Seven sales over $2,000,000 were recorded for the quarter versus three for second quarter 2009, and two during first quarter 2010. The highest sales price during the quarter occurred in Le Rivage at Park Shore at $5,400,000. The increase in sales over $2,000,000 is consistent with the market in general which experienced a surge of activity in high-end sales.

The Martinique at Moorings posted the highest number of closed units with five closings. Horizon House at Park Shore and La Mer at Park Shore followed with four sales in each building.

Average sales price on the bay increased 32% from first to second quarter 2010 and remained essentially the same as second quarter 2009 at $486,467. Prices of $1,405,000 at Bella Baia and $949,000 at the Tropics at Park Shore were the highest prices recorded for the bayfront segment during the period.

Summary

On July 1, 2010 there were 215 properties available on the Gulf and 81 on the Bay.
This represents an 11% reduction of Beachfront inventory and a 14% decrease on the Bayfront from end of first quarter 2010. Buyer interest remains strong for the beach and bay units. However, price continues to be the driving force behind the sales activity of the first two quarters of 2010. This report does not reflect newly pended sales that occurred during the first and second quarters, but which have not yet closed. When these closings occur, inventory levels are expected to drop to even lower levels. Stabilizing prices and a good selection of product in many buildings continue to provide great opportunities for the astute buyer. Your John R. Wood Realtors professional sales consultant can give you detailed information on specific buildings and locations in which you have a personal interest.

Supplied by Dottie Babcock, CFO of John R. Wood INC. REALTORS

For more information on Park Shore Naples or Moorings Naples, contact me direct!

“The source of this real property information is the copyrighted and proprietary database compilation of Sunshine MLS, LLC.
Copyright 2010 Sunshine MLS, LLC. All rights reserved. The accuracy of this information is not warranted or guaranteed. This
information should be independently verified if any person intends to engage in a transaction in reliance upon it.”

Year End Sales Market Report - Gulfshore Blvd. - Naples FL [2009]

Please review the information presented below. The statistics are deemed reliable but not guaranteed. You can certainly contact me at 239.269.0434 for more information.

Your Naples FL Luxury Property Specialist