Posted on Monday, December 03, 2012
Royal Harbor is that beautiful hamlet right next to town with some interesting real estate behaviors. Interesting because I feel this was one of the first places the spec home builders found after the down turn and interesting because there is such a wide variety of properties.
Let’s look at the big picture. This morning in the Sunshine MLS we find 38 properties for sale and 34 closed in the last year – an inventory slightly over the one year mark. At these levels I would expect some downward price pressure but there is such individual variation here. Why? Some Naples neighborhoods are running much hotter – below six months – and the area average is just over seven months. So … things are moving more slowly here. My first guess is prices are a little high relative to other values in the area and buyers are shying away somewhat.
Location and Condition within Royal Harbor are making all the difference – more so I think than in other areas because of the wide variety within a small area. Prices range from $5,000,000+ to under $100,000 for an available lot. Wow – what a range across 38 properties – what gives? Well in the single family properties views go from nice canal views to great views of Naples Bay. In addition to the views look at construction dates – they range from the 1970’s to the current year – and new construction gives you new styles like high ceilings and updated floor plans. So … new construction with view of the bay vs. old construction with limited views drives a big price difference.
We are looking forward to taking our buyers through the neighborhood today. We have found some interesting options for them to consider and what a day to go. Naples sunshine, nice temps and a wonderful collection of properties.
If you have any questions just contact us and we would be pleased to help you. For National And Naples Fl real estate trends see our YouTube channel http://www.youtube.com/user/naplesbestaddresses?feature=results_main .. or register at http://NaplesBestAddresses.com.
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No legal, investment, or tax advice is being given in this Blog. Consult with legal, financial and tax professionals before acting on any real estate transaction. Actual real estate price and sales results are subject to market forces and are not completely predictable. The writings of this Blog are intended for the sole use of our clients.
Some of the data relating to real estate for sale on the NaplesBestAddresses.com website comes in part from the Broker reciprocity program of M.L.S. of Naples, Inc. The properties displayed here may not be all the properties available through the MLS reciprocity Program. This information is deemed reliable but is not guaranteed. Buyers and sellers are responsible for verifying all information about their purchase prior to closing.
Mark Goebel, PA is a REALTOR with Coldwell Banker on 5th avenue in Naples, Florida with 35+ years of visiting and living in Naples. After 25 years at Accenture, Mark retired as a managing director and spends his time helping non profits and building a Naples real estate team with his wife Nan. Talk to Mark and Nan about life in Naples and why they chose this place to live full-time over all others and enjoy Naples real estate.
Mark Goebel, PA
REALTOR Coldwell Banker 5th Avenue South
Mobile: 239.595.3921
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