Kevin J. May Naples, FL Southwest Florida Real Estate

Most of the homes indicated in this report are going to have the following similar plaques attached somewhere within each that will look something like this:

To The Beach or To The Beach

depending which wall they're on!

The neighborhoods above are the ones which command the highest price due to proximity to the beach and or boating interest throughout the County. As shown they are represented in their North to South order. There is a mixture of Condominiums and Single Family homes which offer sandy beaches just outside your door. For the Beach, expect prices to begin at $425,000 for a 2/2 Condo and at the current time up to $19,800,000 for a slice of your own access with a home too!

PENDING or Under Contract

From the low of 257 units in December of '07 to the height shown of 1,258 in March of 2011 our peaks and valleys remain generally consistent in their timing no matter what circumstance surrounds the economy. The fringe of the season's beginning is already taking form and is expected to supersede the prior four years in units sold. I can attest that business has been brisk leading into this point and that's refreshing to see in direct correlation to the trend line.

Above is the past year of activity and it shows a fair amount of strength in our Single Family Home market. The trend and average lines are in virtually the same plane so we're comfortable that this this segment will continue hold it's numbers. In other statistics you might see the rise in asking prices due to this activity although that is only wishful thinking on the part of many Sellers. The reality is that there has been a slight decrease in prices on the Sold side. Not to an alarming degree yet it is measurable.

The average in the Condominium sector is holding true although the trend line shows some weakening. There are two reasons this is happening and they are reduction of sale-able inventory and lack of financing. As both of these tighten the choices fade away. This time of year we expect to see the inventory grow exponentially within the next month. The higher quality and realistically priced units will be the first to sell. Our window is about 6 months in order to have this happen and with REO and Short Sale property left in poor condition the trend could effectively drop further. After December's statistics come on board we'll be able to predict the season's anticipated activity much, much better.

Minor fluctuations have been occurring since the beginning of Summer with both the Short Sale and REO marketplaces. When we look at the past year since the last reporting we see a 1.49% positive deviation in the traditional segment, an increase of .05% within short sales and a 1.54% decrease in REO activity. Watching the traditional wedge of the pie increase, however slight, is always a good sign. Slowly we turn, inch by inch, step by step...

On the monthly outlook, the REO and Short Sale inventory is perceived as the better value at this time and is what Buyers are and were seeking. Know that that mode of thinking is not always the best case scenario here. Buyers may miss an excellent value by pursuing only foreclosed and or distressed properties. I am encouraged to see the 60% threshold being maintained through this time period though, another small sign of stability in our market which would be fabulous to maintain.

Please review the previous report here!

Coming off of the Summer's usual downturn we've picked up inventory in all but 2 price points. Both the $1M to $1.499M and the $4M to $4.999 points showed some minor slide backwards but this is offset by the total increase of 245 total units across the board. Ninety three of those are in the $249K and under group which coninues to be good for Buyers here. The under $500K increased by 83 residences and while not a significant change both are showing some trending for the upcoming year I believe. Here is the previous report to see where we've been. With growth in the majority of these sectors and sales remaining relatively strong there is confidence that the stability will remain in the Naples real estate market.