The company you choose to represent your home provides great insight into the quality level of the home. It is a clear sign to buyers how well the home was cared for, the level of finishings in the home, and the type of service, professionalism, and experience they should expect from the broker representing the property. Sotheby’s International Realty has an International brand reputation for the highest level of service, ethics, professionalism, and trust. Sotheby’s is rated the most respected and most ethical real estate company in the world.
It's natural to want to get the highest price for your home, but it's crucial to choose a broker who offers a realistic and well-supported pricing strategy. Sometimes, a higher listing price might sound appealing, but if it's not grounded in current market data and trends, it could lead to your home sitting on the market longer than necessary. This could eventually result in price reductions and potentially less favorable offers.
Instead, focus on a broker who provides a comprehensive market analysis, understands the nuances of the local market, and can justify their pricing strategy with data. A well-priced home attracts more serious buyers and can lead to a quicker sale, often at a price close to or even above the listing price. It's about finding a balance between a competitive price and one that reflects the true value of your property.
85% of the properties are sold by 15% of the brokers. Those 15% don’t adjust their compensation for a reason - they are truly able to provide more value than their compensation, through expertise and strategy. Rather than comparing brokers on highest price and lowest compensation, compare by who actually delivers and will be working for your success. Are you looking for a trusted advisor with proven results, or someone who just tells you what you want to hear? To get top dollar, you need the top company, top marketing and top preparation.
A blue Sotheby’s sign does not go in front of anything other than an A+ property and we will give you the option of installing a sign . We know what it takes to push the price in your specific micro market. When someone drives by our blue Sotheby’s sign, they know the home will be worth touring. All drive-by calls go to me, as I know the most about the house - not my assistant, not an answering service, not a general office number. However if you prefer privacy, a sign is not required.
When a buyer wants to tour a property we know that every effort has to be made to accommodate. Our clients are well-prepped to understand the showing culture in Naples so we do not miss an opportunity. We can track everything; when showings occur, what price point is getting the most activity, which neighborhood is slowing down, etc. It is an industry inconvenience when the showing process becomes challenging for a buyer broker. We make it seamless, effortless, and a pleasure to show a Sotheby’s International Realty home.
Yes. This fee is ultimately the obligation of you, as the Buyer. There are scenarios in which the seller may offset this cost
Many Sellers offer a Buyer agent a success fee for bringing a buyer to the home and resulting in a successful closing. This will cover some or all of the fee in your Buyer agent agreement
You may make an offer contingent upon your Buyer brokerage fee being paid by the seller
You may make an offer of a lower amount based on the projected cost of the professional service fee you will pay at closing
Your home's value depends on several specific factors: recent comparable sales in your community, current inventory levels, property condition, upgrades and finishes, lot position and views, and current buyer demand for your particular neighborhood. In communities like Grey Oaks and Pelican Bay, values can vary significantly even within the same subdivision based on golf course positioning, water views, and custom upgrades.
We provide complimentary market analyses that go beyond automated estimates. Our approach includes reviewing recent closed sales of similar properties, analyzing current competing listings, assessing your home's unique features and any recent improvements, and providing realistic pricing guidance based on actual market activity, not algorithm guesses.
Contact us for a confidential property valuation specific to your residence.
Our combination of deep market expertise, proven track record, and construction knowledge sets us apart. Melinda has sold over $260 million in Naples luxury real estate since 2013 and consistently ranks in the top 1.5% nationally. Jake brings Naples native perspective and an understanding of what today's buyers are looking for. Together, we offer comprehensive marketing through Premier Sotheby's International Realty's global network, professional photography and videography, targeted digital advertising, and personal relationships with luxury agents throughout Florida and nationwide.
More importantly, we understand luxury home construction and quality, allowing us to position your property accurately and address buyer questions with authority. We know Pelican Bay, Old Naples, Grey Oaks, and Mediterra intimately, not superficially.
Market timing for luxury properties in Naples varies by price point, location, and season. Well-priced homes in desirable communities like Old Naples or Pelican Bay often receive offers within 30 to 90 days during peak season (January through April). Custom estates in golf communities may take longer to find the right buyer, typically 90 to 180 days, though exceptional properties can sell quickly regardless of season.
Pricing strategy matters enormously. Overpriced luxury homes can sit for months or years, while accurately priced properties generate immediate interest and often multiple offers. We provide honest pricing guidance based on actual market data, not wishful thinking.
For luxury properties, presentation is critical. We recommend: professional deep cleaning and decluttering to showcase space and flow, addressing any deferred maintenance (buyers notice everything in this price range), considering strategic updates to kitchens or bathrooms if they're dated, ensuring landscaping is immaculate, and neutralizing bold personal design choices if they might limit buyer appeal.
However, we don't recommend expensive renovations simply to sell. Our construction background allows us to advise you honestly about what improvements will return value versus what's better left for the next owner to customize. We'll walk your property with you and provide specific recommendations based on current buyer expectations.
We love to provide contacts for staging companies that our sellers have had success with. Professional staging can make a significant difference in how buyers perceive your home, particularly for vacant properties or those with furniture that doesn't showcase the space well. We will connect you with experienced luxury stagers who understand Naples buyers and can highlight your home's best features.
While Luxury marketing requires a sophisticated, multi-channel approach, we offer this level of service for all of our listings. Your property receives professional photography and videography if appropriate, that captures the lifestyle, not just the rooms, targeted digital advertising to qualified luxury buyers, exposure through Sotheby's International Realty's global network and international partnerships, email campaigns to our extensive database of buyers and agents, and personal outreach to agents we know represent qualified buyers in your price range.
We also leverage our relationships with Sotheby's International Realty advisors throughout the country, built through Melinda's ongoing travel and networking, to ensure your property reaches buyers in key markets like New York, Connecticut, Chicago, Boston, and California who are considering Naples.
This depends entirely on your lifestyle priorities. Old Naples offers walkability, proximity to beaches and Fifth Avenue dining, historic charm, and a vibrant social scene, but typically smaller lots and higher price per square foot. Pelican Bay provides resort-style amenities, beach clubs, diverse housing options from high-rises to single-family homes, and a more lock-and-leave lifestyle.
Grey Oaks and Mediterra appeal to golf enthusiasts, offering championship courses, custom estate homes, privacy and space, and country club amenities, with a more traditional country club social atmosphere.
New construction offers the advantage of customization, modern systems and efficiency, warranty protection, and the ability to create exactly what you want. However, it requires understanding builder reputation and quality (which we can assess based on our construction background), realistic timelines and potential delays, budget management as upgrades add up quickly, and navigating the construction and closing process.
We guide buyers through the entire new construction journey, from evaluating builders and reviewing contracts to monitoring construction progress and ensuring quality standards are met. Our custom home building background means we can identify potential issues before they become expensive problems.
The Naples luxury market remains strong, driven by continued migration from higher-tax states, limited inventory in desirable communities, and strong demand from remote workers seeking the Florida lifestyle. However, market conditions vary significantly by price point and location.
Properties under $2 million move quickly when priced correctly, while homes above $5 million require more time to find the right buyer. Seasonal patterns still exist, with peak activity from January through April, though the market now stays active year-round compared to previous decades.
For current market specifics in the community you're interested in, contact us for an updated analysis with recent sales data and active inventory.
Florida offers significant tax advantages, including no state income tax and homestead exemption benefits for primary residents. Property taxes in Collier County typically range from 0.8% to 1.0% of assessed value, significantly lower than many northern states. Homestead exemption can reduce your taxable value by up to $50,000 if this becomes your primary residence, and reduce the amount your taxable value can increase yearly.
However, insurance costs have increased in recent years due to hurricane exposure. We help buyers understand the total cost of ownership, including property taxes, insurance, HOA fees, and maintenance, so there are no surprises.
While listing agents can legally represent both parties in Florida with dual agency disclosure, your best interests are often served by having an advocate focused solely on you. A buyer's agent negotiates on your behalf, identifies potential issues with properties, provides honest guidance about values and neighborhoods, and manages the complex process from contract to closing.
This is a legitimate concern for anyone relocating to Southwest Florida. We have lived through multiple major hurricanes, provide honest perspective about storm preparation, what to expect, and when not to panic. We help buyers understand flood zone designations (X, AE, AH), insurance requirements and costs, construction standards and elevation requirements, and practical preparation strategies.
Modern construction in Naples is built to stringent wind codes and elevation requirements. Many of our buyers find that with proper preparation and insurance, the lifestyle benefits far outweigh the manageable storm risk. We'll never minimize the reality, but we can provide informed guidance based on actual experience.
Absolutely. Many of our clients are relocating from northern states or other parts of the country. We can arrange virtual property tours if you can't visit immediately, provide detailed neighborhood comparisons and lifestyle guidance, connect you with lenders, attorneys, and other professionals familiar with Florida transactions, coordinate inspections and due diligence remotely, and manage the entire process so your move to Naples is as seamless as possible.
In Naples' competitive luxury market, desirable properties often receive multiple offers quickly, particularly during peak season. Well-priced homes in sought-after communities like Old Naples or Pelican Bay may have offers within days of listing. However, rushed decisions are never wise with significant investments.
We help you move decisively when appropriate while ensuring you have the information needed to make confident decisions. Our market knowledge allows us to assess whether a property is likely to generate competing interest or whether you have time to consider carefully.
Contact us here to schedule a confidential conversation about your real estate goals. Whether you're selling your current residence, searching for the perfect Naples home, or exploring the market, we'll discuss your specific situation, provide honest market insight, and outline how we can help you achieve your objectives.
There's no pressure and no obligation. Real estate should be an enjoyable process, not a stressful one.