Foreclosures, short sales, and entry level homes are dominating the Southwest Florida real estate market with most of the sales coming from Cape Coral.  When we look at the Percent of April’s closings under $200,000 chart, we can clearly see that closings under $200,000 dominate the Cape Coral, Lehigh Acres, and Lee County real estate markets in general.  If you are priced above $200,000 in Lehigh Acres, you’ve got a slim chance of selling as that is not where the buyers are at in Lehigh.  Over 95% of Lehigh’s closings was at $200,000 or less.

We need not look any further than the Months Supply of Inventory Priced Less Than $200,000 chart.  As you can see, Lehigh Acres has over a 2 year supply of homes on the market right now, while Cape Coral and Lee County overall are less than 1 year.

Another interesting chart is the Percent of Homes Listed as Short Sales graph. 

Over 52% of homes listed in Lehigh Acres are short sales compared to 38.70 Percent for Lee County overall.  If we examine the shear number of short sales listed in Lee County priced less than $200,000 we can gain a little perspective.  Cape Coral has approximately half of the short sales listed in the entire county, and over half of the sales.  This tells us that when affordability meets opportunity, buyers jump off the fence and purchase.

Lastly, let’s look at the Percent of Homes on the Market is SW Florida Priced Less Than $200,000.  So it looks like Cape Coral is where the action is right now, and Cape Coral is probably closer to recovery than Lehigh Acres is, but you can see how fast a market can turn once transactions start occurring in a market segment.

We are also seeing the market being driven by the low end, but also a bleed-up effect which translates to more sales and more offers now in the $300,000-$500,000 range as well.  We expect May to be another good month for sales numbers once they’re posted at the end of the month.

Entry level homes are driving the demand for single family homes in Lehigh Acres and Cape Coral Florida real estate.  Several lending institutuions asked us to do some analysis on the foreclosure market here in SW Florida, and by far Cape Coral leads the way in the county for transactions.  In fact, it can be said that Cape Coral is the hottest market in Lee County.  Lehigh Acres is much more soft.  We’ve uncovered some interesting facts exploring this data.

Here is a graph of all SW Florida real estate homes on the market.  This data was pulled from the Greater  Fort Myers and the Beaches MLS.  As you can tell, Cape Coral has the most listings on the market, and Lehigh Acres is home to some of the most affordable homes in Lee County.  As you can see from the April 2008 closings graph, 371 of Lee County’s 677 transactions were in Cape Coral.  This means that over half of SW Florida’s closings occured in Cape Coral Florida.  Another startling graph is the SW Florida real estate months supply of inventory graph for homes under $200,000.  As you can tell, Lee County is down to 9.69 months of supply and Cape Coral is even better at only 7.74 months of supply for homes priced under $200,000.

What this is telling us is that buyers are definitely off the fence and buying now, and most of these buyers are end users.  It’s also telling us that they prefer to buy in Cape Coral over Lehigh Acres.  In the Boom market, Lehigh did very well because Cape Coral was priced about $85,000 higher for the same house.  The difference was in the land prices.  Now that price differential has come down to about $15,000, and buyers are saying to themselves, for only $15,000 difference they’ll choose Cape Coral.  For $85,000 difference Lehigh Acres looked affordable and attractive.

This also tells us that either prices will go up in Cape Coral, or prices must come down further in Lehigh Acres, or a combination of both until we hit equilibrium.

Feel free to check our SW Florida real estate housing statistics webpage for lots of other charts and graphs.

This article is the first in a series utilizing this new data, so check back often for more updates to the entry level home pricing market in SW Florida, or subscribe to receive e-mail updates to this Blog.

I can’t tell you how many properties we sold last week because I don’t have those numbers in front of me as I write this Blog, but I can tell you we were busy and several did go pending.  We had multiple offers on several properties, which I’ll tell you more about later on.

We’ll be updating our SW Florida Bank Owned Bargains page tomorrow.

The best priced properties are selling in SW Florida, and many are bank foreclosures, but not all.  Many have predicted that bank foreclosures would top out last month, and we were hopeful as well because we saw 2-3 months of declining rates.  I spoke with good friend Jeff Tumbarello today who tracks Lis Pendens with the county probably better than anyone, and he tells me April will be another record setting month.  When I heard the number I was amazed.  We’ll let him announce it tomorrow, but this just tells me we have another wave coming, so stay tuned for some more upcoming bargains.

A lot of our regular sellers are selling now as well, so it’s not just the foreclosures.  Basically anything that is priced at market is selling, and buyers are jumping off the fence in droves.  We think when April sales numbers are released next month there will be an uptick in closed sales, because we’re seeing it.  In fact, we just hired another staff person to keep up with the workflow, and we’re hiring buyer specialists right now as well.

Back to the multiple offers.  Everyone probably thinks as a listing agent having multiple offers is fun.  All I can say is it is more fun than having a listing for months and no offers, but the fun ends about there.  Last week we had several properties receive multiple offers.  One had four offers, and the agents involved just had to have this property for their buyers.  We let each agent know that we had several offers and gave each of them ample notice to inform their buyer and come with their best offer.  Each one did, and was convinced the bank should sell to their buyer and their buyer alone.

There truly was one offer that was better than the others, and another offer that was perhaps second best, and so on.  The best offer was never in question, and by definition the bank can only accept one offer, so it should be no surprise that there will be one winner and 3 losers.  In this case, the losers didn’t take it well and wanted to know why their offer wasn’t taken, told us how their buyer deserved this home, and so on and so on.  One even tried to complain to the bank directly about how they didn’t like the process.

From a listing agent standpoint, it’s never fun to have to tell 3 people they didn’t get the home they wanted.  I spent all weekend talking with these agents, even though I couldn’t present the offers until Monday morning when the bank opened.  There were a few procedures that must be followed, such as one about pre-approval letters that must accompany the offers, but some saw fit to not do this step until after I told them they wouldn’t get the property without it.  I spent almost all day Monday dealing with this one property.  As a listing agent, I can only sell it once, but I had to deal with four agents all weekend and all day Monday, and three were Mad at the outcome.

Then I had to start all over with another property, and another.  Invariably we get some agents who don’t or won’t understand the process and work to do what is necessary to get their buyer the property.  I received an offer today from an agent who didn’t like the counter-offer I gave them back.  She informed me that the bank should know it’s a buyer’s market, future assessments are coming, and so on and so on.  I tried to tell her the bank gets a BPO from me and they do their own appraisal.  This property today is listed well below my BPO number I thought it was worth, and I was being conservative.

Still, they are arguing over the price, meanwhile the property had several more showings today.  Most of these bank foreclosures sell at or above full price, and it’s only a matter of time before we get multiple offers.  This could happen tomorrow if we don’t get this property wrapped up soon.  And if it happens, I hope to not have to hear about how this buyer deserved the property, had their offer in first, why it’s stupid for the bank to counter-offer, etc.  It’s a good deal and I hope this buyer sees it.  If not, another one will soon, I am certain of that.

Bottom line is even when you’re getting multiple offers, it’s not always fun.  Many buyers, some of our own included, are learning the hard way that their first and second choices are being sold out from under them and they’re left with their third choice.  Buyers have read for so long how terrible this market is, and they believe it.  The sooner buyers hear and believe what really is happening on the streets, the more likely it will be that they’ll get their first or second choice instead of the left overs.  Listen to your agent, and don’t doubt that there are some positives in this market.  The headline of the story doesn’t always match the article, so read the entire article.

Ask your agent.  A multiple offer situation is not fun for the listing or selling agents.  Buyers are placed under a large amount of stress, and agents do the best they can for their client.  I know the agent today who is telling me what the bank should know is just doing her job the best way she knows how.  I hope secretly that she’s telling her buyer what a good deal this house is and to now mess around and lose it.  One of our buyers took too long this past week and just lost out on a nice golf course home in Fort Myers.  They had a verbal agreement, but took a week to get back with us and by the time they could get a formal contract to us, another buyer had come along and beaten them to the punch.  The seller was not obligated to honor a verbal and took the higher offer that was in writing.

The lesson to this story, if you’re going to steal, don’t do it in slow motion.  And don’t get too greedy fighting over the last few thousand dollars.  Get the deal and get it wrapped up.  Otherwise. you’ll be on your 3rd choice in no time.  Stay tuned and watch for some big foreclosure numbers, but don’t just read the headline.  Read the whole story, and the story in the days that follow.  Our market has a silver lining.  And stay tuned for more deals to come.  We have several on the way, so call our office if you’d like in on one of these deals.

This weeks guest on the Future of Real Estate will be local attorney Kevin Jursinski who will explain his Deed in Reduction program and how it benefits borrowers and lenders alike  to minimize costs associated with short sales and foreclosures.  We’ll ask Kevin tough questions on various situations ranging from credit repair scams, to working with lenders to take a lower amount than what is owed in order to sell at today’s lower market values.

If you’re considering buying a short sale or foreclosure, or if you’re considering selling property in SW Florida, you’ll definitely want to tune in to this week’s show on AM 1240 Saturdays at 11:00 AM, and re-broadcast over the Internet at NBC-2.com and www.Topagent.com

This is the brand new 3 bedroom Belvedere Model from 1st Homes.

This beautiful Lehigh Acres, Forida home boasts many wonderful features including a spacious great room floor plan, a tech center or computer area centrally located near kitchen which is great for the kids or your home office area. The master suite offers his and hers closets and  two additional linen closets. There is a pantry in the kitchen and so much more.

This phenomenal value includes an attractive appliance package, security system, garage door opener and is warranted! At $110,000 this bank owned property will not last long.

Call the Ellis Team today to see this home or any of the many Lee County foreclosures, short sales and bank owned properties we have available.

Last week we attended a major bank auction in SW Florida.  Over 100 homes were auctioned off.  One investor in attendance said that of the over 100 properties, onlt 6 were absolute and the rest were subject to investor approval, which if true means most of these will come back on the market

Most of the properties didn’t fetch a very high price, so they may very well not be acceptable to the end investor.  We will attemot to verify this with the bank.  The buyer has to wait up to 15 days to see if the investor on the loan takes the offer from the auction.

The Ellis Team at RE/MAX Realty Group lists a lot of the properties for this bank, so we may end up listing a good percentage of these listings that do come back on the market.  We did notice a few properties where the buyer overpaid for the home.  These buyers were probably inexperienced and didn’t bring a broker with them  to the auction to advise them they could have bought similiar properties in the same neighborhood for less money.  However, most properties went so far under value that most of the investors may not accept the offers, so many of these winning bidders will be disappointed.

Since the auction the bank has told many buyers and agents to contact us to be forst on the list when we get thee properties in.  We get orders for the properties before they go in MLS.  We are identified as the listing agents, but it takes the bank a few weeks to tell us what the price is and authorize us to place it in MLS.  If you’d like to be on the list, give our office a call.  We plan to setup a group list whereby we can notify everyone at once when we get these listings.  They tend to be some very good buys.  For instance, we just listed a newer home in Lehigh Acres for $75,900.  It is an excellent buy.