All posts by Your SuperMan of Real Estate

I am a commercial realtor and entrepreneur who lives in Naples, FL. The epicenter of the universe...I enjoy running, martial arts, shooting guns, the beach, travel, reading, master mind sessions, good food, new challenges, and spending time with my daughters.

Naples Real Estate Median Sales Prices up 22%!!

The market has turned in a serious way…seems like almost over night…the secret is out…Naples is the place to be…jump on board before I sell this place out 😀



Naples, FL (May 25, 2012) – Prices and optimism in the Naples Area housing market continue to climb. For the fifth consecutive month, the overall median prices have increased. We are seeing several signs of improvement for the Naples real estate market, according to a report released by the Naples Area Board of REALTORS® (NABOR), which tracks home listings and sales within Collier County (excluding Marco Island). The median closed price increased 22 percent overall in April 2012 compared to April 2011. This coupled with the fact that inventory continues to decline reflects the strength of the Naples market.


“Further highlighting the positive statistics is the fact that a remarkable 78 percent of closed sales were in the traditional transactions category,” said Steve Barker, Supporting Broker with Amerivest Realty. “Traditional sales are at the highest level since we started tracking them in 2009.”


Mike Hughes, Vice President and General Manager of Downing-Frye Realty, Inc., agreed by stating, “The majority of business is traditional. In addition, inventory in all the geographic areas we track is down an average of 13 percent in April 2012 compared to April 2011.”


Dr. Shelton Weeks, Director of the Lucas Institute for Real Estate Development & Finance at Florida Gulf Coast University remarked, “The biggest thing about these statistics is the increase in traditional sales which has reached the high 70th percentile for April 2012. This is really big, possibly more important than price increase and stability in the market. It shows the market is clearing and healing itself.”


The April report provides annual comparisons of single-family home and condominium sales (via the SunshineMLS), price ranges, geographic segmentation and includes an overall market summary.


The April sales statistics are presented in chart format, together with these Overall (single-family and condominium units) specifics:

  • The overall median closed price increased 22 percent from $185,000 in April 2011 to $226,000 in April 2012.
  • Overall pending sales increased 20 percent in the $500,000 to $1 million category from 895 pending sales to 1,070 pending sales for the 12-month period ending April 2012.
  • Overall inventory dropped by 13 percent from 8,214 in April 2011 compared to 7,130 in April 2012.
  • Overall closed sales increased 14 percent in the $500,000 to $ 1 million category from 760 units to 869, and rose 13 percent in the $1 million to $2 million category from 343 units to 389 for the 12-month period ending April 2012.
  • The average DOM (Days on the Market) decreased 30 percent in the $1 million to $2 million category from 345 days on the market in April 2011 compared to 241 in April 2012.
  • Overall pending sales in the Naples Beach area increased 14 percent from 1,675 to 1,913 and closed sales increased 17 percent from 1,437 to 1,678 for the 12-month period ending April 2012.

Jo Carter, President of Jo Carter & Associates, Inc. said, “The upper-end condos are selling, and selling faster. Closed sales of condos in the $1 million to $2 million category increased 28 percent and those in the $2 million plus category increased 20 percent for the 12 month ending April 2012 compared to April 2011. The average days on the market for both categories decreased 24 percent and 30 percent, respectively, for the 12-month ending April 2012 compared to April 2011.”


Ernesto Velasquez of United Real Estate remarked, “The majority of homes in foreclosure are being bought by investors at the under $300,000 range. Therefore, approximately three out of every four sales are traditional with only one being distressed.”


Cindy Carroll, of Carroll & Carroll stated, “Inventory in the $300,000 category and below is disappearing because rising value is pushing it up into higher price ranges.”


To view the entire report, visit

Naples Real Estate Update

  1. Short Sales
  2. Foreclosures
  3. Investor “flippers”
  4. Traditional transactions
It is relatively easy to extract whether a neighborhood is “in-balance” based on supply and demand. If the number of listings is equal to the number of sales in the last 12 months, it is a “balanced” market. In some cases, which I will discuss in this post, the absorption rate is less than a year. Any areas or price ranges, carrying 2 or more years of supply, are still experiencing downward pressure on pricing.
Another interesting point to consider is this: In Naples, approximately 60% of the closed sales are cash transactions. Cash buyers, especially with today’s strict financing guidelines, allow our market to “move along“.
Here are a few neighborhood observations:
  • Aqualane Shores: was at the “top of the market” in February of 2005 with less than a 4 month supply of houses on the market. In April of 2007 there was a 3.5 year supply. Currently there is approximately an 18 month supply, which has been virtually unchanged in about 2 years. Presently 37 “actives”, 5 homes under contract [pending], and 21 closed sales in the past 12 months.
  • NA 06 [Old Naples]:  Presently there is only a 10 month supply of single family homes for sale in Old Naples. This area peaked in February of 2005 with a 5 month supply. In December of 2008 there was a 3.2 year supply. There was a “balance” market reported for the first time in approximately 4 years in September 2011.     
  • NA15, the area between US 41 and Goodlette Road, is “on fire“! Currently there are only 26 active listings…27 “pendings” and 92 closed sales in the past 12 months!
  • NA 05 [Coquina Sands, The Moorings and Park Shore]: In September 2005 there was a 6 month supply…In September of 2007 there was a 4 year supply! Today’s inventory is only a 7 month supply! Great recovery!
  • Pelican Bay is one of the least variable neighborhoods. It never really got “over-supplied”, and never had the short sales and foreclosure numbers of other communities. In September of 2009 there was a 2.5 year supply, but the market has been balanced for awhile and presently there are 34 active single family homes, 13 under contract and 31 closings in the past 12 months.
  • Royal Harbor has one of the best stories in town! Just to give you a history of the area, in September of 2004 there was only a 3 month supply…In April of 2007 there was a 9.6 year absorption rate…As Cindy put it, “it was dreadful!” By November 2010 the Royal Harbor area had improved to a a 3 year supply, which still wasn’t great. Presently there are only 25 homes for sale, 16 pendings and 29 closed sales in the last 12 months. This equates to approximately a 10 month supply…a remarkable comeback!
  • Vanderbilt Beach area: A year ago had a 2+ year supply of inventory, presently only an 8 month supply.
  • Golden Gate Estates: NA 22, the Logan Woods and Oaks Blvd corridor, has been “artificially depressed” due to land values and the inability to finance vacant lots, but the single family home market presented itself with a shortage of inventory by November 2010, and today there is a very healthy 9 month supply!
  • The Grey Oaks single family market is “a bit of a mystery”…In September of 2005 there was less than a 6 month supply. In October of 2011 there was nearly a 4 year supply. Currently there are 43 actives and only 14 closed sales in the past 12 months.
The meeting ended on a high note. Predictions were made: Many neighborhoods will be back to our “last point of sanity“, 2004 prices, by year’s end. ~And, it is probable that values will go up 10% in the next 12 months! In any event, whether you are inclined to be optimistic or not, the facts speak volumes. Inventory is down in most neighborhoods, demand is great, interest rates are at record lows…The short sales and foreclosures are “clearing out”. It’s a great time to buy Naples Real Estate! Of course, as with any data, each isolated neighborhood, and types of housing in each area, should be evaluated on its own

Naples Voted 2nd Happiest Place to Live :-D

Naples Voted 2nd Happiest Place to Live 😀

Naples voted 2nd happiest place to live…no doubt about it you can not help but smile just because you live in Naples…and there has never been a better time to buy than right now…come on a join the party 😀

The Trump Interview: How to Fix the Economy

The Trump Interview: How to Fix the Economy | Daily Ticker

By Aaron Task | Daily Ticker – Wed, Oct 19, 2011 11:05 AM EDT

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Herman Cain has his 9-9-9 plan.

Mitt Romney has his 59-point plan.

Ron Paul wants to cut $1 trillion from the federal budget and President Obama is trying to push his new jobs plan.

Donald Trump isn’t a sitting politician or running for office, although many Americans wish he were. Still, the real estate mogul and TV personality most assuredly has some ideas on how to fix the economy.

Donald Trump’s plan rests on three main ideas:

Get Tough on China: Trump says the U.S. should impose at least a 25% tariff on Chinese goods in response to what he calls their currency manipulation and unfair trade practices. Although China holds over $1.1 trillion of U.S. Treasuries, “we have all the power,” Trump says. “If we stop doing business with them, they will go into a depression the likes of which you have never seen…and we’d create a lot of jobs.”

Stop the Outsourcing: Beyond China, nations big (like India) and small (Colombia) are taking advantage of America, Trump says. “I like free trade but it’s got to be fair [trade]. It can’t be the way it’s been.”

Rebuild America: Lamenting the state of America’s roads, bridges and airports vs. those in the world’s emerging economies, Trump breaks with Republican orthodoxy and endorses big infrastructure spending. “I’m talking common sense,” he says. “Our country has to rebuild itself.”

In keeping with his out-sized personality, Trump wants America to be more muscular and reassert itself on the world stage.

“We’re not a respected country [anymore] we’re not a leader,” he says. “We used to take advantage of everyone else — those days are gone. Everyone else is taking advantage of us.”

Stay tuned for additional segments from The Daily Ticker’s exclusive interview.

Aaron Task is the host of The Daily Ticker. You can follow him on Twitter at @atask or email him