Kevin J. May Naples, FL Southwest Florida Real Estate

The Annual Great Dock Canoe Race is set to begin in a very short time. Gather up your friends, clean out your boat, make sure your bilge pumps are capable of full capacity. My word, another year has flown by and we're still not 100% out of this Real Estate debacle. If you live anywhere within 100 miles of Naples you'll want to come and see this traditional event. Now in it's 35th year, it symbolizes the end of another fabulous Winter & Spring season. It's best viewed and enjoyed by boat from the Gordon River, but beware, you'll be an unknowing participant if anchored there. No one is safe from the onslaught of water canons and the like!

This years theme is sure to bring out the best in the competitions and subsequent events and partying!

REDNECKS AND ROYALTY

This is going to make for some strange bedfellows over the weekend long "experience". Be sure to waterproof everything that you have if you're out on the seas because it's sure to be a wet & wild time. By Monday after the event we've said goodbye to most of our Northern friends, wishing them well for their upcoming Summers and hoping for their safe return by Autumn.

After the Races, cruise on down to the South end of Keewaydin Island and continue your festivities if you've got the gumption!

How many of you out there have old marketing jingles stuck in your brain that unexpectedly come to life at the oddest times? Well, that's exactly what happened here while configuring this post. I am so thankful for those usually fond memories but like our computers I fear that this information could preclude more pressing and current syntax. I won't name the advertiser but let me know if this seems at all familiar!

"When the values go up, up, up,
And the prices go down, down, down,...."

Okay, let's get back to business, Naples Real Estate and vicinity that is:

Tick, tick, ticking up go the prices.......

Whether it's Price or Units sold, things are looking up as we progress. This seasonal trend should continue through May. I'll keep you posted. Do you need specific information about trending in your particular Naples neighborhood? Your particular property is unique in so many ways, please, don't generalize it's value with what you may be hearing from the National, State or even a regional perspective. Keep the money in your pocket, do not leave it on the table. Think LOCAL, LOCAL, LOCAL when it comes to understanding your Real Estate!

Welcome to one of our famous 5th Avenue events in downtown Naples. The annual car show is always a huge success. West Coast Muscle Car Club sponsored this one and it's the one to be seen in. The day began with rain and cleared up just in time for the spectators to wander the streets and enjoy what is one of my favorite pastimes, the automobile, in nearly any form or fashion. The Ferrari Club display is out of sight, figuratively and literally. There were about 60 to 70 throughout the venue but mainly gathered toward the East end of 5th taking up an entire block displayed on both sides of the street. All years and marques were here. Lambo row was right across from the office with Jags, Lotuses and Bentleys at arms length. Porsche had a major contingent at the West end with probably 50 or so, some Cayennes but mainly 911's and their varients. The Shelby Cobra's were out front too although only one was a 427. I guess we're getting soft in our old age without the strength in our left leg to manipulate that racing clutch that gets the power to where it needs to be. Old Mercs, Lincolns, T-Birds, Alfa Romeos, Ford's both young and old are here. A single Morgan Aero joined us along with a lone resto-mod barrel-back boat making it into the ranks. I have to get back out the balcony to hear those sweet revvin' 12 cylinders make their music. Sayonara you all!

Port Royal, Naples, Florida, Sales Report Year to Date

Combined Port Royal & Aqualane Shores activity, current and year to date:

The source of this real property information is the copyrighted and proprietary database compilation of Sunshine MLS, LLC. Copyright 2002-2011 Sunshine MLS, LLC. All rights reserved. The accuracy of this information including, but not limited to, any information about the size or area of lots, structures, or living space, such as room dimensions, square footage calculations, or acreage, is not warranted or guaranteed. This information should be independently verified if any person intends to engage in a transaction based upon it.

These three charts show the number of closed units in Collier County, Florida. A previous post is quite similar but shows the available "For Sale" inventory instead. Here we have single family homes in chart one, condominiums in chart two and the past three years of the bulk residential combined sold activity appearing in the bottom chart. The shaded lower portion of each column is representative of the Bank owned product. We hear a lot about the "Shadow" inventory affecting the markets everywhere and it is sometimes hard to grasp. Although the view depicted here is not as distinct as in the available home charting it does show a somewhat controlled flow in each of the following month's ratio of Bank owned to the total sales. Maybe I am just seeing things? Maybe it's something I want to believe exists and reporting this is only to convince myself it's there? Either train of thought at this point may be only thought of as conjecture. Time will tell!

When viewed in combination with the "For Sale" chart the reality of this Shadow Inventory begins to set in. Whereas availability remained virtually flat the activity shown above visibly fluctuates to widely varying degrees each month. In keeping to the theory that this is an orchestrated process observe how each following month here appears to correct the previous one's positioning relative to the full sold market. The picture remains somewhat obscured but there's a certain degree of clarity which is coming into focus.

Above is the Condominium display, which, being a much harder hit target cannot absorb the potential losses of the 45% to 55% share that single family homes can. Their popularity exists because we mainly entertain a second home market and our seasonality reaches population extremes of under 300,000 permanent residents to estimates of over 1,000,000 on a temporary basis. Maintenance becomes the priority of the property manager up to 9 months of the year while units are left unoccupied.

According to the chart above, foreclosures may have begun but the result of that did not begin to become identifiable until the second quarter of 2008. Exclusive of the First Time Home Buyer Credit the relative equilibrium is seen once again from the middle of '09 onward. Manufactured or not this depiction does not look or feel right to me. Let me know your thoughts and confirm mine if you agree with what you've found here?