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Easy Being A Seller In A Seller’s Market? – Not So Fast

Posted on Monday, October 27, 2014


The Naples real estate market is booming, prices are rising and a seller’s market is in full force. The pre-existing home market is now so tight it is estimated over 50% of new home sales are in new developments with new construction further inland. A seller in an Old Naples neighborhood might be thinking this is the market for me – but let’s look at some ideas here. Even in a seller’s market a seller needs to have a few things right.
Price. I know, you thought I would start with location, but you cannot move your location so we might as well start with price. Think you can command a lot of price in a seller’s market? Not so fast. We still have homes on the market for 300+ days. Get your price right – hire a realtor to do a comparative market assessment or hire an appraiser. Buyers still walk from over priced property.

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Condition.  Keep it bright, and neutral and broadly appealing. I don’t care what you are selling. If it is smelly, cluttered, messy, out of date … buyers may walk. Buyers may not be able to imagine what the place would like freshened up.

Ok so you have price and condition right but you still may not be out of the woods.
How will you market your property? This is your realtors job so be sure you understand how your realtor is going to work for you here. With fully 80%+ of the buyers starting online make sure you understand what they will do beyond their website. A website is not online marketing.


Don’t think marketing matters anymore? Go ask a For Sale By Owner (FSBO) person how their sales are working. Sure it may work but most FSBO’s go with a realtor in the end to access the multi listing service and other marketing methods. After all a good realtor does this for a living – why not use them? I know, those commissions. But did you know studies show most FSBO’s get less for their property than if they used a realtor (even after accounting for commissions)? Interesting.

Do you have international appeal in your marketing program?  It is estimated 21% of Naples buyers are international.  Make sure your realtor has an international brand behind their name or they can answer your questions regarding how they will reach the international buyer.


Ok price, condition and marketing – you are just about there but a few last thoughts. Be flexible for those short notice showing requests and keep that place looking great and the tough one …. if you do not have a repeat visit or an offer in 4-6 weeks in this seller’s market it is time to start thinking about price reductions and condition improvements. Ouch – reduce the price or improve the condition?  Yep,  it is worth it moving on to your next thing.
Those are our thoughts this morning but call us because we have a lot more about Naples real estate and fund things to do here. Remember to keep up with all the latest lifestyle and real estate news in Naples sign up with us at and we would be pleased to keep you in the loop.

Also remember some of our readers are enjoying our eBook “Understanding Naples Real Estate” – go to – – for your copy.
We have toured and owned property in Naples for thirty eight years and know we can help you out. Please give us a call at 239.595.3921. Also consider reading our book “Understanding Naples Real Estate” to get you started on your real estate search or just give us a call about things to do here.

Hope to meet and talk with you soon,
Mark Goebel PA, Nan Goebel PA and David Goebel, PA
Co-Founders of the Naples Best Addresses team
Coldwell Banker

REALTORS at Coldwell Banker 5th Avenue South
Mobile: 239.595.3920 (Nan) 239.595.3920 (Mark) 239.285.2038 (David)
Facebook: NaplesBestAddresses

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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.
We are pleased to announce a portion of our real estate earnings go to support the The Naples Botanical Garden, Habitat for Humanity Collier County, The Race For The Cure Citrus Ride, The Seacrest Country Day School and The Naples Winter Wine Festival.
Some of the data relating to Naples homes for sale and Naples real estate for sale on the 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.
Contact us to learn more about Naples real estate trends, the florida rental market, Naples design ideas like coastal contemporary and transitional designs or just get a feel for the place like Naples Florida population trends.