Cypress Woods – North Naples Bundled Golf

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.

11030 Gulfshore Dr Unit 904

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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

Breakwater in Pelican Bay

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.  

 

Naples Foreclosures

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. 

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

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.

Vanderbilt Beach Real Estate – September 2009 vs 2010

Vineyards 2 Great Deals for Under $200,000

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.

Golden Gate Estates Foreclosures

Naples – 2010 vs 2005

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

Naples Condos are Selling!

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