L’Ambiance Real Estate Activity

LAmbiance – Pelican Bay Naples, FL – WOW!  It has been a rainy summer here in Naples.  Over the last few days we received so much rain we have reach the levels of rain for the whole month of August 2016!  Needless to say the rain is hampering our painting project.  Hopefully sunny skies will prevail long enough to get our painting project finished in a timely manner.

It has been a quiet summer for real estate in L’Ambiance.  April 21^st saw 200 #103 come under contract.  The next closed sale we had, 300 #106 closed on August 2^nd.  At present we only have one active listing on the market, one pending sale and 7 closed sales.  3 of the closed sales are garden residences; the other 4 closed sales are coach homes. It is interesting to note that all three of the garden homes that closed had updated kitchens. To view these listings, CLICK HERE.

As of this morning, Pelican Bay’s active listings were as follows:

• 32 Low-Rise Listings
• 14 Mid-Rise Listings
• 58 High-Rise Listings

Even though Pelican Bay’s listing inventory is low, Buyers are still being cautious about making buying decisions.

Don and I were down at the beach the other night and I snapped this lovely photo. Enjoy!

Sunset from the Marker36 Restaurant in Pelican Bay in Naples FL.

If you are thinking about selling your L’Ambiance unit, please call me before you decide to do any major remodeling.  I’d be happy to discuss current market conditions and give you selling tips. I have a list of buyers who are looking for specific units in LAmbiance.  I’d be happy to discuss not only the pricing in LAmbiance but the pricing for low-rises in Pelican Bay and low-rises in Naples to see how your unit fits into the equation.

Would you like to subscribe to LAmbiance updates? E-mail me atLynn@NaplesBuys.com and I will add you to the subscription list. Please know that I will keep your e-mail address private.

Please note that I receive no compensation for mention of any businesses or events.

About the author:

Lynn Wilber is a Real Estate Professional who lives in Pelican Bay. Her 39 years of real estate experience and her area expertise have been valuable resources to Pelican Bay Sellers and Buyers. For more information, please contact Lynn Wilber via e-mail atLynn@NaplesBuys.com or call 239-594-2780.

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LAmbiance 3 Bedroom – JUST LISTED – NOT IN MLS!

LAmbiance – Pelican Bay – Naples, FL – The owners of 300 LAmbiance CIR #106 have listed their unit with me.  This is a private listing and it is not in the MLS .  The unit is being offered at $559,900.00.

This lovely rarely available E-1 floor plan is a 3 bedroom, 2 bath, first floor garden home with a one car attached garage.  The kitchen has been updated with new cabinet fronts, a quartz counter top and new back splash.  The living room and third bedroom have a wood laminate floor.  There is tile throughout except for the second bedroom which has carpet.

This unit has electric hurricane shutters on the lanai and snap in shutters for the rest of the windows. The lanai has a peaceful aquascape view.

View From Great Room

This unit is so new that I have not had a professional photographer in the unit.  Here is a link to photos that I snapped of the unit: http://bit.ly/300Lambiance106  I will replace these photos with professional ones as soon as I receive them from the photographer.  I know how anxious Buyers are to see photos, that’s why I posted the ones I have.

Quarter condo fees are $2,159.00.  Taxes are $5,549.00.  Pelican Bay transfer fee is $6,000.00

If you or someone you know are interested in this unit, please give me a call at 239-594-2780.

If you are thinking about selling your L’Ambiance unit, please call me before you decide to do any major remodeling.  I’d be happy to discuss current market conditions and give you selling tips. I have a list of buyers who are looking for specific units in LAmbiance.  I’d be happy to discuss not only the pricing in LAmbiance but the pricing for low-rises in Pelican Bay and low-rises in Naples to see how your unit fits into the equation.

Looking for a home in LAmbiance or Pelican Bay? Click Here

Would you like to subscribe to LAmbiance updates? E-mail me atLynn@NaplesBuys.com and I will add you to the subscription list. Please know that I will keep your e-mail address private.

Please note that I receive no compensation for mention of any businesses or events.

About the author:

Lynn Wilber is a Real Estate Professional who lives in Pelican Bay. Her 39 years of real estate experience and her area expertise have been valuable resources to Pelican Bay Sellers and Buyers. For more information, please contact Lynn Wilber via e-mail atLynn@NaplesBuys.com or call 239-594-2780.

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Should I Remodel My LAmbiance Unit?

LAmbiance – Pelican Bay – Naples, FL – “Should I spend money remodeling my LAmbiance unit before I sell?”  This is a questions I get asked quite frequently. The other question I receive is “If I remodel my unit, the new Buyers could come in and rip everything out, right?”

One of the important things I have learned in real estate is there is never one clear-cut answer except for: “Yes, you should take the chandelier down BEFORE we put the condo on the market.” I can tell you my experiences with Buyers in Pelican Bay have taught me that most of them do not want to do ANY remodeling. By the time a Buyer is able to afford a second home in a beach community such as Pelican Bay, they have already lived through remodeling a home.  They are at place in their lives they want to relax not sacrifice beach time to wait on contractors.  They also do not want the stress involved in attempting to remodel a place in Pelican Bay from afar.   If they do make the decision to purchase a unit that needs remodeling, the price will likely have to be at rock bottom levels.

Let’s get back to if you should remodel your LAmbiance unit before you sell and let’s look specifically at our garden units.  In 2016 we had 12 garden residences sell.  In doing my calculations, I threw out one of the sales because of the circumstances of the sale. We had 6 garden units that were not remodeled units and 5 units that had upgrades in kitchens and baths.  The average price per square foot of the basic units was $324.90.  The average price of the units that had been updated was $351.34. Please keep in mind that these are averages.

How do you determine if you should remodel? If you have 1349 square feet that has not been remodeled, you’d be at an average sales price of $438,290.00.  If you were remodeled, you’d be at $473,957.00.  The cost of your remodeling shouldn’t be over $35,667.00.

You do not want to spend the money to remodel?  Call me.  I have worked with Home Stagers who can do wonders in your unit for much less money than it would cost you to remodel.  Here are a couple of examples of what Stager can do.

Before Home Stager

The same room after Home Stager had carpet changed, painted and brought in her own furniture and accessories.

Here’s another example of an owner who wanted to leave his unit vacant for showing:

Before Home Stager went to work.

After Home Stager had new paint and put in her furniture and accessories.

Look at the difference in the Kitchen

Before Home Stager. Note older appliances and cabinet pulls.

After Home Stager. Note new cabinet pulls. Dishwasher was replaced.

After Home Stager. Pops of color were added. Refrigerator was replaced.

See below how a bathroom can be spruced up.

Master bath before a Home Stagers touch.

Paint, new cabinet pulls, faucets and the light fixture were all suggested by the Home Stager.

If you are thinking about selling your L’Ambiance unit, please call me before you decide to do any major remodeling.  I’d be happy to discuss current market conditions and give you selling tips. I have a list of buyers who are looking for specific units in LAmbiance. ESPECIALLY FIRST FLOOR THREE BEDROOMS UNITS.   I’d be happy to discuss not only the pricing in LAmbiance but the pricing for low-rises in Pelican Bay and low-rises in Naples to see how your unit fits into the equation.

Looking for a home in LAmbiance or Pelican Bay? Click Here

Would you like to subscribe to LAmbiance updates? E-mail me atLynn@NaplesBuys.com and I will add you to the subscription list. Please know that I will keep your e-mail address private.

Please note that I receive no compensation for mention of any businesses or events.

About the author:

Lynn Wilber is a Real Estate Professional who lives in Pelican Bay. Her 39 years of real estate experience and her area expertise have been valuable resources to Pelican Bay Sellers and Buyers. For more information, please contact Lynn Wilber via e-mail atLynn@NaplesBuys.com or call 239-594-2780.

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2016 LAmbiance Real Estate Statictics

LAmbiance – Pelican Bay – Naples, FL –  Are you curious as to what happened to real estate prices in LAmbiance in 2016?  Let’s take a look at how 2016 compared to 2015.

First Floor Garden Homes

	Average Sales Price	# of Units	CDOM
2015	$506,000.00	5	158
2016	$507,378.00	7	179

First floor garden homes stayed about even in terms of pricing.  Note that the cumulative days on the market did increase.  There were six, 2 bedroom units that sold in 2016 and only one 3 bedroom sale. 

2016	Average Sales Price	# of Units	CDOM
2 Bedroom	$478,608.00	6	179
3 Bedroom	$680,000.00	1	94

SECOND FLOOR GARDEN HOMES

	Average Sales Price	# of Units	CDOM
2015	$577,257.00	7	131
2016	$606,200.00	5	143

In 2016, there were two, 3 Bedroom second floor garden units sold with an average price of $659,500.00.  There were also three, 3 Bedroom + Den units sold with an average price of $570,666.00.

FIRST FLOOR COACH HOMES

	Average Sales Price	# of Units	CDOM
2015	$735,000.00	3	60
2016	$805,000.00	3	82

 SECOND FLOOR COACH HOMES

	Average Sales Price	# of Units	CDOM
2015	$847,500.00	2	111
2016	N/A	N/A	N/A

I have to say that units that have been updated have sold for better prices than the units that have been left in their original state.  Units with water views are also selling for better prices than units without water views.

What I see taking place in the low-rise market in Pelican Bay is an increase in market time, more price reductions coming through and more listings that are failing to sell.  As of today, there are 69 low-rise units on the market in Pelican Bay.  Since January 1st, there have only been 14 Pending sales and 9 Closed Sales reported. We currently have enough low-rise inventory to last 9 months.  A “normal” market is 6 months worth of inventory. I’ll be updating the www.PelicanBayExpert.com site with statistics for low rises in Pelican Bay over the next week or so.

I also see the seasonal rental market in Pelican Bay as extremely competitive.  More owners are deciding to use their units thereby taking their units out of the rental market. Seasonal rental prices have increased.

I had hoped that after the U.S. election that our market would pick up to the speed it was at last season.  Sadly, I have not seen this happen.  The high end of the market seems to be exploding.  Take a look at the CONDO statistics for the Naples area market over 2 million.

There was an article published recently by the Florida Association of Realtors that discussed the nervousness of foreign buyers. Everyone living in Florida know how much foreign buyers contribute to the real estate market.

Hopefully world events will settle down and people will have more confidence in purchasing retirement or second homes. In the mean time, unless you absolutely, positively HAVE TO SELL, I would suggest that you wait to put your property on the market until we see more movement in the market. I would also suggest that before you decide to put your property on the market you consider making some updates to your unit.  If you are undecided on what to do, give me a call, I would be happy to discuss this with you.

Are you thinking of selling your LAmbiance home?  Please give me a call.  I have a list of buyers who are looking for specific units in LAmbiance. ESPECIALLY FIRST FLOOR THREE BEDROOMS UNITS.   I’d be happy to discuss not only the pricing in LAmbiance but the pricing for low-rises in Pelican Bay and low-rises in Naples to see how your unit fits into the equation.

Looking for a home in LAmbiance or Pelican Bay? Click Here

Would you like to subscribe to LAmbiance updates? E-mail me atLynn@NaplesBuys.com and I will add you to the subscription list. Please know that I will keep your e-mail address private.

Please note that I receive no compensation for mention of any businesses or events.

About the author:

Lynn Wilber is a Real Estate Professional who lives in Pelican Bay. Her 39 years of real estate experience and her area expertise have been valuable resources to Pelican Bay Sellers and Buyers. For more information, please contact Lynn Wilber via e-mail atLynn@NaplesBuys.com or call 239-594-2780.

YouTube | LinkedIn | Website | Twitter | FaceBook |Reviews

 

 

 

Sealcoating Schedule

LAmbiance – Pelican Bay – Naples FL There is always some work going on in L’Ambiance.  Our pool has been resurfaced and is now open for use.  Work will begin on sealcoating the blacktop on L’Ambiance’s road beginning on September 6th and ending on September 13th. Eagle Property Management has sent out an e-mail regarding this event.  I thought it would also be worthwhile to post the map of the schedule on our site.

LAmbiance Sealcoating Schedule

I was here the last time L’Ambiance  sealcoated the blacktop. We had workmen, visitors and Residents driving over newly seal coated areas.  Please take a moment to study the map and make arrangements to move and park your car the night before the sealcoating starts in your area.  Please also avoid scheduling workmen or cleaning people while this work is being completed.  It would also be a good idea to inform tenants and guests of the impending sealcoating so they also can make arrangements to park.

Yesterday found me working on market evaluations for some potential Sellers in Pelican Bay.  In the course of doing these numbers, I had to calculate some statistics for low-rise condos in Pelican Bay.  As L’Ambiance is a low-rise complex, you might want to take a moment to view the YTD numbers.

Are you thinking of selling your LAmbiance home?  Please give me a call.  I have a list of buyers who are looking for specific units in LAmbiance.  I’d be happy to discuss not only the pricing in LAmbiance but the pricing for low-rises in Pelican Bay and low-rises in Naples to see how your unit fits into the equation.

Looking for a home in LAmbiance or Pelican Bay? Click Here

Would you like to subscribe to LAmbiance updates? E-mail me atLynn@NaplesBuys.com and I will add you to the subscription list. Please know that I will keep your e-mail address private.

Please note that I receive no compensation for mention of any businesses or events.

About the author:

Lynn Wilber is a Real Estate Professional who lives in Pelican Bay. Her 39 years of real estate experience and her area expertise have been valuable resources to Pelican Bay Sellers and Buyers. For more information, please contact Lynn Wilber via e-mail atLynn@NaplesBuys.com or call 239-594-2780.

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