• Buyers
    Guide
    SW Florida Real Estate


About us


We Find Your Dream Home

Relocation, Vacation Homes, and Investments

Fast Service

Get your real estate information in a timely manner.

Tools

We use DocuSign for electronic signatures.

Resale Homes

Access to over 25,000 resale homes and condos in MLS.

New Homes

Access to over 130 new home communities in our database.

32 Years of Experience

There are over 18,000 realtors in SW Florida and many are new.

32 Years
32


We will represent the buyer at no cost to them. We are paid by the seller on a resale transaction and by the developer on a new home community transaction. We will help you negotiate the best price, saving you money. If you buy in a new home community, the price is the same whether you are represented by a buyers agent or not, but we am aware of the potential incentives that may be available that builders don't always tell you about, and we will help you find the best location within the community.

If you do not use a buyers agent to represent you, you have no one else looking out for your best interest in the transaction. Listing agents work for the seller to get the highest price possible on a resale, and a new home community site sale representative works for the best interest of the developers only.

Let us help you understand the market price before making an offer on a resale so you don't over pay. Know your rights as a buyer. Purchase agreement always explained before signing. Know about real estate taxes, HOA fees, closing cost, home inspections, mortgages, and appreciation potential. Know that there are other available properties in the area that best fit your criteria before you make an offer on a certain property.

If you are in the market for a new condo near downtown Naples you might want to consider Avalon of Naples which is only 4 miles from downtown and the beaches. Eleven Eleven Central just opened for sales in Naples and is within walking distance to downtown.
Naples Reserve is an exciting new coastal contemporary single family home community with many amenities. Arborwood in Fort Myers offers new single family homes and condos and is rich in amenities and close to the airport.

SINGLE AGENT NOTICE

FLORIDA LAW REQUIRES THAT REAL ESTATE LICENSEES OPERATING AS SINGLE AGENTS DISCLOSE TO BUYERS AND SELLERS THEIR DUTIES.
As a single agent, Southwest Coast Realty, Inc., owe to you the following duties:
1. Dealing honestly and fairly;
2. Loyalty;
3. Confidentiality;
4. Obedience;
5. Full disclosure;
6. Accounting for all funds;
7. Skill, care, and diligence in the transaction;
8. Presenting all offers and counteroffers in a timely manner, unless a party has previously directed the licensee
otherwise in writing; and
9. Disclosing all known facts that materially affect the value of residential real property and are not readily observable.



FAQ


Common Questions

Answered

What area does Southwest Coast Realty service?

Lee and Collier County in beautiful subtropical SW Florida and includes Naples, Fort Myers, Estero, Bonita Springs, Marco Island, Fort Myers Beach, and Cape Coral

What are single family homeowners insurance cost estimates?

For a 2000 square foot home, the annual premium will run around $1,200 to $1,900 per year. Discounts will be given if the home is equipped with hurricane shutters or high impact glass, alarm system, tile roof.

What are the annual property tax estimates?

In Lee County (Ft. Myers, Bonita, Estero, Cape Coral) the taxes are estimated at 1.5%-2% of assessed value and Collier County (Naples) the taxes are estimated at 1.25% of assessed value. A 10% annual assessment cap for non-homestead property (this includes all non- residents from out of state or out of country) was passed on 1/29/08. What this means is that they cannot increase your assessed value by more than 10% per year. So your taxes cannot be raised by more than 10% per year if millage rate does not change.

What are HOA fees?

Homeowner association fees are basically the cost of running a community and are paid by the home owners in that community. The homeowners vote the association board and the board hires a community manager. Fees typically run around $35 per month (no lawn service) to as much as $200 or more per month (lawn service). The fee depends on the services included such as lawn care, trimming shrubs, cable TV, and irrigation water. If the community has a MASTER HOME OWNERS ASSOCIATION FEE, the fee could range from $50 per year to $10,000 per year depending on the community and amenities. The master association manages the community common areas and could include a club, golf course, fitness center, tennis courts, community pool, gate house and more. Smaller communities would have just one HOA fee. Larger ones would have a neighborhood HOA and a master HOA fee.

What are neighborhood condo fee estimates?

Condo fees typically run around $300 per month to as much as $2000 per month. The fee depends on the community amenities offered and also the size of the condo and the units per building. The fee usually includes cable TV, outside building maintenance, outside insurance, lawn care, building reserves, management, and common area maintenance. The condo owner will be responsible for the contents inside the walls and will need contents insurance. This will run around $400-$700 per year.

Are there direct flights to SW Florida?

Yes, SW Florida international offers direct flights from most major east coast cities. If you see properties on the internet that you would like to see, plan a trip if you haven't done so. Once you arrive, I will take you out and show you your best opportunities based on your criteria, and help you through the total purchasing process. My customers tell me that after the purchase, they are very satisfied with the simplicity and smoothness of the step by step purchasing process which I oversee on their behalf. Most say it is the smoothest real estate transaction that they have ever experienced.

Are foreclosures easy to purchase?

Yes, in most cases if the seller does not get multiple offers at the same time. When you purchase a foreclosure, you get the right to inspect the property during the inspection period. The property is sold AS-IS. You get title insurance that will insure the title against and past liens and defects. Annual property taxes and association fees (if any) are prorated in most cases. It is highly recommended that you are represented by a local real estate attorney who I can put you in contact with. Purchasing a foreclosure is simple and there are great deals out there. The best deals are on the market only a few days and could get multiple offers. The seller will ask for highest and best from the bidders.

What are short sales?

*Listings may include short sales. Short sales are pre foreclosure listings and are contingent on the seller's lender (s) approving the purchase contract. Short sales are sold as-is with the right to inspect. A short sale will have time constraints (could take a year to close) with 3 possible outcomes: 1. Lender (s) approves purchase contract. 2. Lender (s) counters the purchase contract price and or terms. 3. Time given lender (s) by buyer to approve purchase contract expires and lender (s) does not respond There are many great deals out there with a short sale, but short sales have a 25% chance of closing in this market.

What do I need to make a cash offer on a property?

Cash offers on foreclosures, short sales, and new construction requires proof of funds. This would need to be on bank letterhead and show the amount of liquid funds equal to or higher than the purchase price. The letter would need to be signed and dated by a bank officer. No account numbers please

What form of escrow deposit do I need to make an Offer On a property?

Escrow deposits can be wired upon seller acceptance, so you do not need cash or a personal check to make an offer.

How Should I title my new property?

Please talk to your accountant or attorney as to how you should title your property. There may be tax savings when you sell your property by how you have the property titled.

What types of investment property do you offer in SW Florida?

We have many investment properties in SW Florida. The area offers both seasonal and annual rental potential properties. There is a very high demand for furnished seasonal rental properties for January, February and March. Annual unfurnished rentals are also in high demand, especially newer single family homes. Please contact us for more information on our high rental potential properties. If you are not ready to retire and use your property, this may be the perfect solution. Buy while the prices are low and rent till you have time to enjoy it yourself.

What are water and power cost?

Condo fees usually include the water usage. Single family water bills may include lawn irrigation water. Regardless if you have a home or condo, the air conditioning system will need to run most of the year to prevent mold issues. The utility bill amount depends on the size if the home or condo.

What is a humidistat?

It is an energy saving device. Attaches to your thermostat and controls the air conditioning system according to the inside humidity levels. A humidistat is great tool to save energy while you are away. An example would be the room temp could be 85F and the air conditioning system will not run unless the inside humidity reaches a certain level. The cost is less than $200 for a humidistat.

How is the weather in SW Florida?

SW Florida is subtropical, meaning that the weather is warmer here than other parts of Florida that are north of here. This makes a big difference during season. (Jan, Feb, and March) So when you think you are getting a better deal in central and northern Florida, there is more to it than dollars. We have green grass and flowers year around and the warmest winter weather on mainland Florida! The Tampa/St. Pete, Orlando, and Sarasota areas could be as much as 8-10 degrees cooler in the winter since they are above the frost line.

Insurance?

Condo ownership requires contents insurance and single family ownership requires a homeowners policy to cover the exterior of the home and the interior contents. You will get insurance discounts for purchasing a hurricane code home. You will get more discounts for purchasing a home with a tile roof rather than an asphalt shingle roof.

Flood Zones?

If the home you purchase is located in a flood zone and you have a mortgage, you will be required to purchase flood insurance. Flood insurance could add 25% or more to your insurance premium.

What about hurricanes? How often do the come?

The last major hurricane to hit Southwest Florida was Erma on September 10, 2017. Erma was a major hurricane that made landfall on Marco Island and moved through Naples before weakening. Erma was the strongest hurricane to hit the area in many years. Many roofs were severely damaged and the storm caused major landscape damage. Charley, a weaker hurricane, made landfall on Sanibel and Captiva Islands in 2004 and Wilma was a direct hit on Naples and Marco Island in 2005. Prior to Charlie in 2004, Donna hit in 1960. Charley went through Lee County and caused major property damage. Most of the damage was to roofs, landscaping and pool cages. Wilma went through Collier County and caused mostly landscaping damage, damage to roofs, and pool cages. Power outage was a major problem with both hurricanes, but the home damage was limited because many of the homes in the area are newer and were built to new 2002 hurricane codes and many older homes been retrofitted with hurricane shutters or high impact glass.

What is defective/Chinese drywall?

Defective drywall was used in some homes built or renovated from 2004-2007. This is a result of drywall supply shortages during the real estate boom which resulted in imports from countries including China to maintain supply. Unknown to builders until home defects started showing up months later after the home was completed. Defective drywall has caused air conditioners to fail, electrical wiring to fail, plumbing fixtures to corrode, and unknown health effects. Be sure to have the home you are purchasing is inspected for visible evidence of defective drywall.

When buying a new Home or condo should I be represented by a buyers agent?

The developers have been selling record new homes and condos since 2008 when they drastically cut their prices after the bust and sold through inventory. Established developers are finishing communities that were started by other developers and breaking ground on new developments. The developers in SW Florida welcome a buyer’s agent that will represent the buyer’s best interest. Builders are offering great incentives now and you need to take a look. We have the total database of new homes and condos in SW Florida. Let us take you to the developments that best fit your criteria. Call us today.

Should I hire a real estate attorney to represent me?

It is optional, but I would suggest that a buyer be represented by a real estate attorney to make a purchase, especially foreclosures and short sales. The exception would be new production home purchases. The cost is about $950 per transaction.

What is a lanai and rear exposure?

A lanai is our name for a covered and screened rear patio. This is the most important outside area of most homes we have in SW Florida. Most vacationers like to spend time out in this area during the winter months to enjoy the great weather and sunshine. Rear exposure is the direction of view from the lanai in the rear of the home or condo. The most desired exposure is towards the Southwest or South, where you will have sun all day on your lanai. Eastern exposure is optimal for morning sun while Western great for sunsets. Northern exposure is the least desirable since the sun will be blocked most of the day.

Buying Steps

Step by step process of purchasing real estate in SW Florida

Search

Search best fitting criteria properties on internet and narrow down property types to condo or single family home. Narrow down property purchase reason: vacation home or investment or a combination investment/vacation home.

Viewing

View Property and Make Offer Seller discloses all fees and assessments to Buyer prior to making an offer. Most offers include a small initial escrow deposit. This escrow deposit must be in US funds and can be wired upon acceptance.

Contract

Seller accepts offer and offer becomes a contract. The seller will usually ask for an additional escrow deposit that brings the total deposit up to 10% of purchase price in a few days from contract date (effective date). Condo sale subject to documents review. 3 business days for a resale condo and 15 calendar days for new condo (this is for condo only) Good idea to write in review of HOA documents if SF home in HOA. Send copy of contract to local real estate attorney to represent buyer through to closing.

Inspect

Home inspection usually reveals a few defective items and buyer request Seller to repair or replace them prior to closing. If you are purchasing a new home from a builder then the builder will give a one to two year warranty to Buyer. If you are purchasing a foreclosure or short sale the sale is as-is with right to inspect with a short inspection period after effective sales contract. Home inspection team will check for evidence of "defective drywall" on all home inspections. Home inspection options: mechanical, termite , radon, air quality.

Final Walk

Final walkthrough prior to closing, the buyer is allowed walkthrough. During the walk thru, the defective item repair/replacements are checked along with the furniture inventory list if sold furnished. In case of new construction, a punch list is made of items to be repaired prior to closing or within the warranty period.

Check List

Prior to closing buyer sets up utilities(power, water), and optional services such as pool service, home watch service, lawncare service if applicable.
Closing statementreview. Buyer and seller review HUD statement which show seller's expenses and proceeds, along with Buyers expenses and final payment amount.

Closing

All contingencies have been met and buyer and seller agree to close. Can be a mail away closing. In Florida, the closing will occur with a title agency or attorneys office. The party paying the title insurance will pick the place of closing. Taxes, fees, assessments are all prorated on the date of closing. It is highly suggested that the locks be changed after closing. We look forward to providing high quality real estate service to you after closing!

After Closing

Enjoy your new home in SW Florida!



southwest florida home buyers info
southwest florida home buyers info

Market Report

Southwest Florida Real Estate

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.
stat

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.

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.

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: 

CATEGORIES

MAR 2018

MAR 2019

CHANGE

Total closed sales (month/month)

990

973

-1.7%

Median closed price (month/month)

$360,000

$340,000

-5.6%

Total active listings (inventory)

7,593

6,829

-10.1%

Average days on market 

96

107

+11.5%

Single-family closed sales (month/month)

491

474

-3.5%

Single-family median closed price (month/month)

$450,000

$415,000

-7.8%

Single-family inventory

3,701

3,507

-5.2%

Condominium closed sales (month/month)

499

499

0%

Condominium median closed price (month/month)

$287,000

$280,000

-2.4%

Condominium inventory

3,892

3,322

-14.6%

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.

View the March 2019 Market Statistics

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Contacts


Professional Services and Vendors

Help you get your home closed and service after closing

Attorney

KEVIN LOTTES, ESQUIRE
  • LOTTES LAW
  • 9132 Strada Place - 4th Floor
  • Naples, FL 34108
  • 239-552-4114
Website

Accountant

LUANN THOMAS
  • DAVIDSON & NICK
  • 2400 TAMIAMI TRAIL
  • NAPLES, FL 34103
  • 239-261-8337
Website

Home Watch

Neapolitan Home Watch
  • Paul and Holly
  • Insured and Bonded
  • Naples FL
  • 239-777-2544
Website

Mortgage Broker

Linda Culotta
  • Lake Michigan Credit Union
  • 8635 Collier Blvd.
  • Naples, FL 34114
  • 239-908-5860
Website

Pool Builder

Pinnacle Pools
  • Sales and Service
  • 5909 Shirley St.
  • NAPLES, FL 34109
  • 239-734-3443
Website

Home Inspection

Home Team
  • General, Pest
  • Radon, Air Quality
  • Naples FL
  • 239-489-3334
Website



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