Sunday, May 5, 2019

Wilderness Country Club...
Talk about Naples Best Kept Secret!

I have just what you have been looking for in Naples all along!!!

WCC has Amenities to fit your criteria and I have 
the BEST Listing waiting for you! 

First Floor, Two Bedroom/Two Bath Condo 
with 1,846 sq. ft. of living area!

Magnificent view from you private walk out living area to the outdoors!

For the reasonable price of $230,000.00!

WCC Golf Membership Fee ... $65,000.00

One Pet is welcome per each residence...:0)

Take a tour and give me a call today :0)

The BEST part is that this unit has been renovated... 
Quick Close Toothbrush Ready To Move Into!

Sunday, April 21, 2019

Let's Talk... Hot Off the Press!
Realistic Home Values Led to Strong Sales in March...

Naples, Fla. (April 18, 2019) - According to the March 2019 
Market 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 of homes
decreased 5.6 percent to $340,000 in March 2019 from $360,000 in 
March 2018. Broker analysts reviewing the report clarified that the 
median closed price decrease was due, in part, to an increase in the
 number of closed sales of homes priced under $500,000 during 
the last year.

Another reason for the decrease in median home price 
is due to sellers pricing their homes appropriately - based 
on actual comparisons of recently sold homes - to gauge 
their home's estimated value rather than pricing their homes
based on unvalidated values.

Geographically, the median closed price for condominiums 
in the Naples Beach area (34102, 34103, 34108) increased 
13 percent to $805,0000 in March 2019 compared to $711,500 
in March 2018, the highest increase of all areas reported. The 
median closed price for single-family homes increased the most 
in South Naples (34112, 34113) by 2.6 percent to $410,000 in March 
2019 compared to $400,000 in March 2018. Inventory during March 
increased in only one segment and place: single-family homes in 
the Naples Beach area. This area's inventory increased by 4.1 percent 
and is where a large majority of "spec" home building is taking place. 

Brokers reviewing the March report also discussed their concern 
about how water quality issues and short-term rental limits might 
impact the Naples housing market moving forward. Adam Vellano, 
West Coast Sales Manager, BEX Realty - Florida, and a member 
of the NABOR® Water Quality Task Force, remarked that actions 
by the new Governor to fast-track many delayed water-quality 
projects, appoint a new South Florida Water Management Board, 
and request the Army Corps of Engineers modify Lake Okeechobee's 
scheduled releases so there are fewer in the summer, is already 
being met with positive response.

"If the county puts limits on rentals we may see a spike in 
inventory," said Mike Hughes, Vice President and General 
Manager for Downing-Frye Realty, Inc., who added that a
limit would be bad news for a good portion of our seasonal 
residents and the homeowners and investors who benefit 
from a healthy rental market. Huskey responded that "a 
move to restrict rental lengths to the term suggested could 
significantly impact sales in some areas of unincorporated 
Collier County." As it stands, his company already has an 
85 percent rental reservation rate for next season which 
shows confidence in the market.

The March 2019 Market Report showed overall closed 
sales decreased 1.7 percent to 973 in March 2019 compared
 to 990 in March 2018. This decrease was isolated to the 
single-family home market, whose sales in March 2019 fell 
by just 17 total sales compared to March 2018. The condominium 
market in March ended with 499 closed sales, the same number 
reported in March 2018. 

However, as Bill Coffey, Broker Manager of Amerivest Realty
Naples pointed out, the report also showed closed sales in
March increased 64 percent compared to February 2019,
which reported 595 closed sales; and it increased 65 percent
compared to January 2019, which reported 588 closed sales.

"Sales activity in the first two months of the quarter was down 
compared to last year, but the March report showed a sales 
resurgence which I think will continue into April," said Budge 
Huskey, President, Premier Sotheby's International Realty. 
"Once a seller finds their realistic list price, the home tends 
to sell. The proof is in the report, which showed that sellers 
received 95.3 percent of the final list price in March." 

Many brokers have reported an increase in contracts 
(pending sales) during March, which they feel contributed 
to the 10 percent decrease in overall inventory for March. 
It is important to remember that inventory during the first quarter 
of 2018 included many homes that were put back on the market 
after having been taken off the market for repairs following Hurricane 
Irma during the last quarter of 2017. As such, the report showed 
8.7 months of inventory for March 2019, down 11 percent compared 
to March 2018.

"When inventory was tight, there was more urgency to buy," said 
Wes Kunkle, President and Managing Broker at Kunkle International 
Realty. "But so far this year buyers have been spending time looking 
around more and at new construction too." Kunkle added that the 
Southwest Florida MLS showed "about 19 percent of the single-family 
closed sales in March were new construction." 

The NABOR® March 2019 Market Reports provide comparisons 
of single-family home and condominium sales (via the Southwest 
Florida MLS), price ranges, and geographic segmentation and 
includes an overall market summary. NABOR® sales statistics 
are presented in chart format, including these overall (single-family 
and condominium) findings: 

As always if you have any questions please feel free to reach 
out to me.
I hope you have a fantastic day!

Tuesday, April 16, 2019

Let's Talk...

The Bayshore Gateway Triangle 
Community Redevelopment Agency 

The Full Story

The (CRA) meets on the 1st Tuesday of each month 
in the FGCU building at the Botanical Gardens to 
discuss all of the exciting things taking place or 
about to take place, and to also discuss where we 
(the CRA) want to go from here. At the last meeting 
earlier this month, the conversation was exciting and 
energizing. Our dreams are beginning to come true. 
This is what we have been hoping for and working for! 
We have worked for years and years to create a community centered around the Arts with many pleasures surrounding it. 

Monday, April 15, 2019

Let's Talk...

Pickleball is coming soon! 
Yes, the U.S. Open Pickleball World Championship 
games are coming to the 
East Naples Community Park 
on Thomasson Drive. 

This part of our county has become the 
Pickleball Capital of the WORLD! 

The games and increasing number of quality 
players get better each year. 

They begin withKid’s Day on Friday April 26th from 11am to 3pm. Saturday April 27th begins early bird check in, with practice courts open. Watch thePro’s warm up and attend the Margaritaville Party in the Park from 9am to 3pm. Sunday April 28th begins the All Singles Events from 8am to 8pm. Monday April 29th from 8am to 7:30pm are the Men’s & Women’s Age DoublesEvents. Tuesday April 30th brings the Mixed Age Doubles Events from 8am to 6pm.

A few fun facts about this exciting tournament:
● Number of registered players: 2,161● Youngest Player is 8, Oldest Player is 86● Players from 48 States will be participating● 16 Countries are represented● There will be 4283 matches played● $50,000 Prize Money to Players● The volunteers number over 250

Sunday, April 14, 2019

Let's Talk... Open House Today!

Stop on over to our Open House this Sunday, April 14th
Wilderness Country Club
105 Clubhouse Drive  #D-156
from 1:00 to 4:00PM
Hosted By BHHS Florida Realty
REALTOR, Idalia Fabregas
Cellular Phone: 239.370.6611

Listing Agent: Michelle DeNomme, REALTOR, GRI 
Cellular Phone: 239.404.7787

Now offering...Furniture Negotiable at $230,000
Take a tour...

  • Best Priced Renovated Unit!

  • 1st Floor Condominium Home with Spectacular View!

  • 2 Bed,  2 Bath,  1,846 sq ft

  • Private Golf Cart Garage with Golf Cart and additional storage area

  • The Wilderness CC & Audubon Cooperative Sanctuary

Friday, March 29, 2019

Let's Talk Hot Off The Press...
February Market Report Shows Many Options for Buyers 

Naples, Fla. (March 26, 2019) - Home buyers had many more options to choose from in February as housing market inventory increased 7 percent to 7,442 homes in February 2019 compared to 6,912 in February 2018. In addition to 1,498 new listings added to the Southwest Florida MLS in February, the February 2019 Market Report released by the Naples Area Board of REALTORS® (NABOR®), which tracks home listings and sales within Collier County (excluding Marco Island), also reflected a 4 percent decrease in the overall median closed price to $335,000 in February 2019 compared to $350,000 in February 2018.

"This is typically the time of year when we see inventory jump," said Wes Kunkle, President and Managing Broker at Kunkle International Realty. "New listings increased 34 percent in the single-family home market and 7 percent in the condominium market [based on a comparison of February statistics]. That's a lot of great new options for buyers!"
The February Market Report showed inventory for each home type was about even in February with 3,801 single-family homes available (a 10 percent increase compared to February 2018) and 3,641 condominiums available (a 4 percent increase compared to February 2018).
While there were 100 fewer closed sales in February 2019 compared to closed sales in February 2018 (a 14 percent decrease), the added inventory has broker analysts like Dominic Pallini, Broker at Vanderbilt Realty, convinced that buyers are not rushing into a sale like many did when inventory levels were much lower; and instead, are meticulously evaluating all their options that include new and existing homes.
"The average days on the market increased in February, which tells me that buyers are looking at more homes before they make an offer," said Pallini. "Plus, there is a lot more new construction this year than a year ago. Agents were rarely in the office in February because showings really increased dramatically."

Unlike many Florida markets, sales of homes in Naples are very geographically influenced. Historically, the closer a property was to the beach, the faster it would sell. But that's not always the case anymore. Days on market were the lowest in the South Naples area (34112, 34113) in February; yet prices for single-family homes in this geographic area decreased 25 percent to $420,000 in February 2019 from $560,000 in February 2018. 
"Our statistics show that the closed prices of properties that were sold in February averaged 95 to 96 percent of the current list price," Brenda Fioretti, Managing Broker at Berkshire Hathaway HomeServices Florida Realty. "This shows that once a property is priced to attract buyers, the seller can realize a final closing price within 4 to 5 percent of asking price."
Fioretti added that "many of the current listed properties are priced in excess of the range that is attracting buyers so sellers often have to reduce their asking price to the point where buyers are interested, looking and ready to make an offer. Pricing a home appropriately from the start helps the seller realize a much shorter marketing time and makes for a smoother transaction."
Phil Wood, President & CEO of John R. Wood Properties, added that REALTORS® help buyers find the right homes at the right price in the right area faster because they understand how each geographic area and the neighborhoods within them are different. "For example, closed sales of single-family homes near the beach decreased in February compared to a year ago while its median closed price increased; but closed sales of single-family homes increased in the South Naples area during February and its median closed price fell."

The NABOR® February 2019 Market Reports provide comparisons of single-family home and condominium sales (via the Southwest Florida MLS), price ranges, and geographic segmentation and includes an overall market summary. NABOR® sales statistics are presented in chart format, including these overall (single-family and condominium) findings:

"The high-end market continues to do very well in our area," said Mike Hughes, Vice President and General Manager for Downing-Frye Realty, Inc., who added that those high-end sales are usually made by very astute buyers and if the economy was bad or on a path to becoming bad, then they wouldn't be buying as they are currently. 
"You can't look at our market with only one lens," Hughes added. "A lot can change in a quarter mile. Sellers are best served when they work with a REALTOR®, whose job is to offer home buyers and sellers a good understanding of neighborhood market trends and comparative pricing strategies. This is very important during high season, and especially today, when buyers have more housing options." 

As always if you need any additional information please reach out to me by calling 239.404.7787 or by e-mail at

Michelle J. DeNomme, REALTOR, GRI

Thursday, March 21, 2019


Let's Talk...

Easing TRAFFIC: ARSENIO GODINHO, GROUP MANAGER OF PARAdise Bicycles, spends parts of his days overhearing the complaints of customers in February and March who have just made

Best Cities for First-Time Home Buyers in 2019

Let's Talk... Did You Know?

Best Cities for First-Time Home Buyers in 2019: A new Bankrate study sheds light on places that aspiring homeowners may inadvertently overlook in their property search.

Tuesday, March 12, 2019

Let's Talk... Hot Off the Press
Housing Market Shows Signs of Opportunity

Naples, Fla. (March 8, 2019) - The year is off to a good start for homebuyers. Beyond escaping frigid temperatures up north, visitors looking to purchase a home in the Naples area during January were pleasantly surprised with their options as inventory levels increased 7 percent to 8,154 homes for sale in January 2019 from 7,605 homes for sale in January 2018. The good news didn't stop there for new homebuyers in January as median home prices increased by only 1 percent to $325,000 in January 2019 from $322,500 in January 2018, according to the January 2019 Market Report released by the Naples Area Board of REALTORS® (NABOR®), which tracks home listings and sales within Collier County (excluding Marco Island). A new statistical reporting system with enhanced formats and data capture features was adopted by NABOR®. The January 2019 Market Report was prepared using the new system.

Broker analysts reviewing the new report were quick to point out that a rare occurrence in January 2018 contributed to a reduction in overall closed sales reported in January 2019. Namely, that a developer added 79 newly constructed high-end condominium closed sales to the MLS during the month of January 2018. To further clarify, the actual "sales" were made over a three-year period, but the sales data for all 79 units was input into the MLS over a three-week period in January 2018. Consequently, this data is reflected in the monthly statistics as a 160 percent decrease in overall closed sales for homes in the $1 million to $2 million price category. It is for this reason that the January 2019 Market Report has been clarified to also reflect the removal of these anomalous sales in order to show a truer comparative analysis of the data.

Many broker analysts reviewing the January 2019 Market Report felt the stock market tumble in late December may have contributed to potential homebuyers delaying purchasing decisions in January. This may be why there was a 6 percent decrease in overall closed sales reported for January 2019 compared to overall closed sales in January 2018. However, high-end homes increased 21 percent in the single-family home market and 18 percent in the condominium market in January 2019 compared to January 2018­.

According to Cindy Carroll, SRA, of Carroll & Carroll Appraisers & Consultants, LLC, new home construction is tempering price increases in many areas of the resale market. "More builders are using the MLS and reaching out to brokers and REALTORS® with purchase incentives, which will make it necessary for homeowners to price their homes more competitively."

The monthly statistics only capture a fraction of new construction product. NABOR® is working to engage more builders and encourage their use of the MLS. As such, it anticipates the ability to report broader data - like new construction, pending sales and list-to-closed sales - in future months with the new system. 

"Fee heavy condominiums are hurting," said Adam Vellano, West Coast Sales Manager, BEX Realty - Florida. Even though inventory rose 6 percent in the under $300,000 condominium market in January, closed sales for this product in January dropped 25 percent. 

"The good news is that prices have remained relatively flat in both the single-family and condominium markets over the last 12 months despite the increase in inventory, so this factor along with an increase in inventory means there are some very good deals out there. This is a positive for homebuyers," said Vellano. 

"The housing market, while not markedly busy in January, remains healthy. The big news in January was inventory," said Jeff Jones, NABOR® President and Managing Broker for Engel & Völkers Naples and Bonita Springs offices, "especially in the single-family home market where inventory for single-family homes under $300,000 grew 8 percent, and inventory for single-family homes between $300,000 to $500,000 grew 12 percent. "We expect the supply of homes for sale to increase, giving buyers more homes to buy, but not so many that will negatively affect overall home prices."

Overall, there were 549 more homes for sale in January 2019 than in January 2018. The Naples area has seen its resale market inventory climb over the last few months. As such, there was 8.4 months of inventory in January 2019, typically indicating a buyer's market, up from 6.3 months of inventory in January 2018.

The NABOR® January 2019 Market Reports provide comparisons of single-family home and condominium sales (via the Southwest Florida MLS), price ranges, and geographic segmentation and includes an overall market summary. NABOR® sales statistics are presented in chart format, including these overall (single-family and condominium) findings:

JAN 2018
JAN 2019
Total closed sales (month/month)
Median closed price (month/month)
Total active listings (inventory)
Average days on market
Single-family closed sales (month/month)
Single-family median closed price (month/month)
Single-family inventory
Condominium closed sales (month/month)
Condominium median closed price (month/month)
Condominium inventory

Prices are expected to remain stable over the next 12 months 
according to Carroll, who also noted that some pockets of the 
market may begin to see value erosion while others continue 
to increase due to location and demand.Geographically, 
inventory increased the most in Eastern Collier (10 percent) 
and Ave Maria (18 percent).

If you have any questions please feel free to reach out 
to me by e-mail or by calling 239.404.7787. 
If you are looking to buy or sell a home in Naples, 
contact me today...:0)

I have the experience and knowledge to provide an accurate 
market information to negotiate your next transaction.

Please click the link below for our market update...:0)


Friday, February 1, 2019

Let's Talk Hot Off The Press... 
Contact me today... 
for your copy of my Naples February News Letter!

Friday, January 25, 2019

Let's Talk...

50 artists skilled in sculpture, painting, glass, jewelry, mixed media and more exhibit on the Mercato event lawn. HOURS: This Saturday and Sunday 11am-7pm. FREE ADMISSION.

Tuesday, January 8, 2019

Let's Talk...
When Do Tax Bills Come Out In Collier County:
All the Information In One Place
Tax notices are mailed on the last working day of October. Taxes become due and payable November Property Taxes are payable in November with a 4% discount. December a 3%discount. January a 2% discount. February a 1% discount. The gross amount is due in March. Property Taxes become delinquent in April.

Ad Valorem is a Latin phrase meaning “According to the worth”. In Collier County, Florida, Ad Valorem or “real” taxes on “real” things “according to their worth” includes taxes on REAL ESTATE and taxes on a business’s Tangible Personal Property.
Still can’t find the answer?
E-mail your question to: 
Contact Number 239-252-8172

How much you’ll be paying in taxesis, it’s $12.00 per $1,000 in Florida. Is this true for all of Florida or just certain parts? Also how much is it per $1,000 in Naples?
let’s look at how real estate taxes are calculated.
Taxable value x tax rate = annual real estate taxes.
Every year all the county appraisers throughout the state of Florida reassess properties as of January 1st, based upon market activity in the preceding calendar year.  The reassessment gives us what is termed market assessed value.  The market assessed value can be reduced by the Save Our Homes exemption (homesteaded properties can only increase a maximum of 3% of the previous year’s assessed value) and the homestead exemption.  The resulting figure is called taxable assessed value.
There is no overall Florida real estate tax rate.  Each county determines their tax rate based upon what is budgeted to run the county and/or city governments, schools, fire districts, etc.  Within each county there are what is called Millage Areas or tax rate areas.  In Collier County the Naples area there are over 280 such areas.  The range of tax rates runs from a low of $10.8694 per $1,000 up to a maximum of $16.1439 per $1,000.  The average for the Naples area is $12.48626 per $1,000 and median is $12.4374.
Generally, we use the formula of 80% of the purchase price x 1.25% or 1% of the purchase price.  For example, a purchase price of $200,000 would yield $2,000 per year for real estate taxes annually.
Due to how the assessed value works, it becomes very important for you as potential purchaser of real estate to work with a real estate professional that can use available information to inform you of what real estate taxes could be on a property given the existing tax rate as well as determining what the appropriate taxable assessed value for the proposed purchase.
Please be aware that the tax rates and method of estimating real estate taxes will be significantly different if you are considering purchasing in Florida markets.
Still can’t find the answer?
E-mail your question to: 
Contact Number 239-252-8172