Southwest Florida Real Estate News & Market Trends

You’ll find our blog to be a wealth of information, covering everything from local market statistics and home values to community happenings. That’s because we care about the community and want to help you find your place in it. Please reach out if you have any questions at all. We’d love to talk with you!

Feb. 22, 2019

What can you buy between $250,000-$300,000 in Cape Coral gated communities

What can you buy in the price ranges of between $250,000-$300,000 in the gated communities of Cape Coral.

Currently there are 31 single family homes for sale in this price range. The biggest community and the one with the most homes for sale in is the community of Sandoval. In Sandoval the least expensive home in this price range is located on Anguilla Drive and is listed for $259,900 and has 3 bedrooms/2 bathrooms and has just over 1500 square feet of living area. This home has been on the market for a while over 260 days. The most expensive home in this price range is a home on Maraval Court it's a 4 bedroom plus a den, 3.5 bathroom home just a little bit over 2600 square feet and is on the market for $299,900. Then in between those highest and lowest priced listings are homes that are listed between $260,000 to $296,000. Two of the listings in Sandoval in this price range are brand new homes both 2 bedroom and 2 bathrooms on Cayes Court which is located in the back of the development closer to Pine Island Road and they are listed at $295,900 and at $296,600 and both have just over 1800 square feet of living area. There is one really good buy that is a short sale on Verdmont Court that just got reduced in price by $15,000. This home is a 4 bedroom 3 bathroom home listed at $299,000. Of the 18 single family homes in the $250,000-$300,000 price range in Sandoval-5 of the homes have private pools and they range in listing price between $284,000 to $299,000. 

In the community of Entrada which is located off of Del Prado Blvd going towards North Fort Myers there are currently 2 single family homes for sale. One is on Acapulco Circle listed for $264,000 for a 3 bedroom, 2 bathroom home which is the Clifton floor plan that has just over 1800 square feet. The other home in there is on Amadora Circle and is listed for $295,000 for a 3 bedroom plus a den, 2 bath home that has just over 2000 square feet. 

In the community of Heatherwood Lakes there are 2 properties listed in this price range. One is listed for $299,900 for a 4 bedroom plus den 3 bathroom home at just over 2900 square feet and the other home in Heatherwood Lakes is listed at $292,000 for a very large house 5 bedroom, 3 1/2 bathroom with over 3200 square feet.

In the community of Bella Vida there are 4 single family homes for sale in this price range. The lowest is $255,000 on Dandolo Circle for a 4 bedroom, 2 1/2 bathroom home at just over 2000 square feet. The most expensive home in this price range in Bella Vida under $300,000 is currently listed for $290,000 for a 5 bedroom, 3 1/2 bathroom home with over 3000 square feet on Malagratto Circle. 

In the community of Celebration Cape there are 2 homes for sale in this $250,000-$300,000 price range. The first one is $265,000 for a 3 bedroom, 2 bath home just over 1800 square feet. The other one is listed for $281,000 for a 3 bedroom, 2 bath home just under 2000 square feet.  In the community of Sunset Pointe which is located off of Cape Coral Parkway near Sands Boulevard and is listed for $294,000 for a 3 bedroom, 2 bath home and has just over 1800 square feet.


If you would like more information on any communities throughout Cape Coral, Fort Myers, North Fort Myers, Estero, or Bonita Springs including a customized price breakdown of recent sales feel free to reach out to me at 239-994-6175 or through the contact form on my website. I guarantee I can negotiate the best deal for you and save you money when buying a home in Southwest Florida. 


Posted in blog
Feb. 15, 2019

What to do if you can't sell your house in Southwest Florida

What do you if you can't sell your house and need to ASAP.

As I write this in mid February of 2019 the resale market for homes and condos in Southwest Florida has seen a large amount of homes hitting the market for sale and inventory levels are high. This article will address some tips that you can do if you are having trouble selling your house or condo.


#1 You can consider renting it out and moving into another home. Obviously you want to make sure that you screen any potential tenants for past evictions and want to make sure they can afford the home with good job stability. There are several tenant screening companies that professional property management companies use to make sure that there won't be issues with not getting paid. The side benefit is if you have owned your house for 10+ years your mortgage will be a the point where you are now starting to rapidly amortize down the principal owed and also getting great tax benefits from converting the home from a principal residence to an investment property (talk to your accountant). I know several investors who have tenants that have lived in their rental properties for 20 years or more and have literally paid off the properties for the investor from the rent that has been paid.

#2 You can offer the home on a lease purchase agreement commonly called a lease with an option to buy. The way this works is say you have a house on the market that you have been trying to sell for a while through a realtor and it's on the MLS and you are just not getting any showing activity. Instead try this- Offer the house directly for sale as a for sale by owner but selling it as a rent with an option to buy in the description. You can offer the house at lease payments slightly above the market rent and the set the price at the current market price and then in the terms of the lease option the tenants receive a generous rent credit towards the purchase price for each month of rent paid. So for example you have a house that you are trying to sell for $250,000 with a real estate brokerage- you can market the home for rent at $1600 a month for a one year term and at the same price of $250,000 for the option price with the tenant getting a rent credit of $600 a month toward the purchase price if they buy the property at the end of the year for a total of $7200 of credit that they can use towards the purchase price as a down payment. How this helps you as a home seller is it will absolutely bring in many more potential buyers to look at your house and want to make an offer and it gets the house rented out and covering your mortgage and they will take care of your house better than a regular tenant would knowing that this is going to be their home. Also you will net more money even with giving a rent credit of $7200 by offsetting what you would have paid out in potential commissions. 

#3 Many buyers today really do want to buy, but just can't come up with the down payment and closing costs that even with only 3% down + closing costs can add up to over $10,000 which the buyers don't have without tapping into other savings accounts such as 401k's and other retirement savings accounts. If you as a seller offer to pay for all of the buyers closing costs so that all they have to come up with is the down payment than even if a buyer may like another house in your community better that is similar to yours, but you are paying their closing costs they will pick your house to buy instead.

#4 Another incentive you can do is offer to pay a years worth of Homeowners Association Fees (HOA Fees) up front so that they don't have to worry about it for a whole year.  Where I sell in Southwest Florida there are many bundled golf communities that have at a minimum a requirement to pay for a social membership within the community to use the banquet halls and dining facilities and other amenities of the social membership. These range in the $2,500-$10,000 range for these membership. You can offer to pay for a new social membership if its on the low end of the price range $2500, or offer to pay to transfer over an existing membership. If you had purchased a social or golf membership that may have cost you quite a bit of money ($10,000-$20,000) and the community is only offering a partial refund you can show the potential new buyer the value of getting a full membership that is worth what it would cost for a new membership and make your house the #1 choice for a limited amount of buyers looking. If you have a property that this may not apply to (non-HOA community) you can offer another type of service expense associated with the home such as paying for a years worth of landscaping or pool service up front from the service vendor that currently services the outside of your home. I remember back in 2008-2009 where some owners of properties that had waterfront homes in Cape Coral and North Fort Myers were including the boat docked in the back of the house if the buyer was a cash buyer and could close fast. You just have to think creatively!

#5 You can offer to hold a 2nd mortgage if they need help with a down payment if they wanted to avoid mortgage insurance and get a 80% 1st mortgage with the buyer only needing to come up with 10% down and you hold a second mortgage of 10% which you could structure at whatever interest rate that you and the buyer agree upon and have it pay off in a few years. Or you could offer the house with owner financing and just create a new note that the buyer pays you on with a 30 year year amortization schedule and with a 5 year ballon payment which then they can refinance the home with a conventional lender and pay off your existing mortgage. This is commonly called a wraparound mortgage. Give me a call and I can explain it. 

#6 As a final method you can always get in contact with an investor that will buy your home quickly with no contingencies to get a quote for an AS-IS price and see if it is in your selling goals to sell it at a price that will be discounted to allow for the investor to do some upgrades to the property and try to resell it at a later date or hold on to it as a long term investment.  


Posted in blog
Sept. 6, 2018

Verandah Fort Myers Sales June 1, 2018-August 31, 2018

In the resort community of Verandah in East Fort Myers for the time period of June 1st 2018 to August 31st 2018 there were 18 single family homes that sold in Verandah for an average sales price of just under $468,000 for a 3 bedroom/3 bathroom home with an average square footage of just under 2400 square feet.  There were 9 properties that sold in Verandah in this same time period of townhomes and carriage homes, 5 in the Cottonwood Bend subdivision of Verandah and 2 in Indlewood and 1 in Pebblebrook with an average sales price of $227,000 for a 3 bedroom/2 bathroom just over 1900 square feet of living space.  

For the single family home sales in Verandah, 2 homes in Lakeview were sold on Lakeview Isle Court for $246,000 and $295,000 for the pool home. Both homes were 1637 Square feet. In Fairway Cove 2 homes sold in this time period the first sold for $342,500 for a 1958 Square foot home and the other home sold for $392,000 it had just over 2000 Square feet of living space. In Citrus Creek one home sold for $353,000 for a 2 bedroom plus den and 2 bathroom pool home with just under 1840 square feet. That home was built in 2007 with Wyman Stokes as the builder. 

In Otter Bend there were 2 homes that sold the first sold for $365,000 for a 3 bedroom, 2 bathroom Pool home just over 2150 square feet built in 2012 through DR Horton. The second sold sale in Otter Bend sold for $420,000 for a 4 bedroom plus a den 3 bathroom Pool home built in 2012 with just over 2400 square feet. In Willow Ridge one home sold for $374,900 built in 2017 with just over 2175 square feet for this 3 bedroom plus den and 3 bathroom home. 

Some things to know about some of the fees for Verandah are Annual Club Membership are currently $1,653.60 which includes family privileges at the fitness center, tennis courts, pool and dining/social activities and limited golf privileges. There is also a one time membership fee of $2650 currently. 

In Sabal Point there were 2 homes that sold in this time period. The first sold for $380,000 for a 3 bedroom, 2 bathroom just under 2100 square foot Pool home. The second home in Sabal Point sold for $382,000 for a 4 bedroom, 2 bathroom built in 2006 Arthur Rutenberg home that had just under 2370 square feet. In Royal Palm 2 homes sold. The first sold for $398,900 for a 2 bedroom plus den, 2 bathroom Pool home it was the  Largo model of Kolter Homes builder that was built in 2013. The second one in Royal Palm was sold for $524,900 for a 3 bedroom plus den 3.5 bathrooms with just over 3100 square feet it was the Sable floorplan with Kolter homes as the builder and had a pool. 

In Orangetree Bend one home sold for $412,500 for a just over 2200 Square foot home with 3 bedrooms, 3 bathrooms Pool home built in 2006.  In Hammock Creek one home sold for $441,500 after being on the market for over 590 days it was a 3 bedroom, 3.5 bathroom just over 3120 square foot home but no pool. In Cedar Hammock 2 homes sold the first sold for $675,000 for a built in 2015 for 3 bedroom plus den 4.5 bathroom 3147 square foot home with a pool. The other home in Cedar Hammock sold for $727,000 for a built in 2015  3 bedroom plus den and just over 3145 square feet it was the Oak Hill model by Kolter homes builder.  In Sanctuary Point one home sold for $700,000 for just over 3000 square foot 3 bedroom plus den 3.5 bathroom home with a pool, the home was built in 2005. In Brantley Oaks the most expensive sale in Verandah sold for $990,000 for just over 2870 square feet living area for a 3 bedroom, 3.5 bathroom home built in 2016.


If you would like to see what is currently available for sale in the community of Verandah click here to search the latest listings. 


Posted in blog
July 26, 2018

Thinking about buying in a gated community?

If you have ever thought about buying a home in Southwest Florida in a gated community there are some great benefits of living in a gated community. Here is a quick video summary about the benefits of living in a gated community whether you are looking in Estero, Bonita Springs, Fort Myers or Cape Coral.


There are 3 primary reasons why many people like gated communities.

#1 is Security. When you have a gated community you not only have a guard that will maintain the front security of the community but in many communities here you also have security patrols that drive through the neighborhoods and monitor things. If someone goes on vacation a lot or is a snowbird here they won't have to worry about having a break in with all the additional layers of security and having a community of people around.

#2 is the lifestyle amenities that a majority of gated communities provide such as community clubhouses that can be used for special social events, large and luxurious swimming pools, kids playgrounds and recreation areas and modern gym facilities. Because of all these amenities a lot of people don't feel the need to buy a huge house especially once the kids have left home and are OK with getting a smaller home and if they have company they can always use the community facilities.

# 3 is most gated communities have been planned out way in advance to be close to all major conveniences such as close distances to highways close to shopping, and restaurants and make it easy for people that live there to come and go to points of interest without having to commute long distances and waste time. This is a big draw for many people especially if they came from up North and had to endure hours and hours of commuting before they retired here. It's all about convenience and people love that and are willing to pay a few hundred dollars a month for homeowners association fees for the security, the lifestyle amenities and the conveniences of living in a gated community. Hey if you are interested in getting a list of great communities that offer these type of benefits feel free to call or text me at 239-994-6175. 


Posted in blog
July 21, 2018

2018 Hurricane Season Preparation tips


Hi It's Paul with MVP Realty and I wanted to give you some quick tips to get ready for the upcoming hurricane season. 

Here's a list of things to pack and have done at your house ahead of time because once a major hurricane is named you have about a week or less to get everything done and if you decide on evacuating you will have about 3 days at most to prepare and leave town because otherwise you will get stuck in gridlock traffic when everyone is leaving Florida.  If you are staying during the hurricane you will want to go over to the grocery store or a target and get all these things to keep on hand-I would get this stuff even ahead of any news of a hurricane: Also if you have any elderly people in your home or anyone that could essentially have real medical problems from the heat if there is no air conditioning for several days up to a week or more, it would be a good investment to buy a generator now.


So when you go the store buy as much bottled water that you think your family would need for at least 7-10 days. Get several good quality flashlights and back up batteries and also long lasting candles and matches or lighters.  If you have a barbecue buy an extra propane tank and make sure the propane tank you have is almost full. When the power goes out all the meat and fish in your freezer will need to be cooked shortly after that on the barbecue before it spoils. For food supplies buy things like tuna or chicken that comes in a pouch, canned soups and canned beans and canned fruits and veggies, Also things like evaporated milk, beef jerky, cereal, granola bars, trail mix, crackers-essentially anything that is somewhat healthy and can be eaten without the need for refrigeration or cooking when the electricity is out.  Also you should have paper plates and things like plastic spoons, forks and knives.


So other things to get ahead of time and things to do before a hurricane:Buy some waterproof storage bins to put in all your important documents in case of flooding and keep everything in those bins off of ground level if you can and make sure you have copies of your homeowners and flood policies with your important documents. If you have a safety deposit box at a bank store all the important documents there instead. Make sure to have all your prescriptions filled ahead of time so that you have at least a 10 day supply if needed. Get cash out of the ATM, charge all your cell phones to 100% and have a car charger as well. Take pictures and quick videos of the interior of your home and pictures of your valuables and upload the pictures to Icloud or another service that can store the pictures and videos in the cloud just in case something happens to your phone. Another thing to many people might forgot is to move electronics such as TV's, computers, video game consoles and stereo equipment away from windows in the house and if you can wrap them in plastic and bring them upstairs if you have a 2 story house or on top of a table or kitchen counter if you have a one story home. If you have family photos or artwork hanging on the walls bring those upstairs as well to a place like a walk in closet. Also you can buy a large roll of plastic tarp at Home Depot for around $30 and cut it into pieces and put the plastic down underneath all the windows in the house in case the side winds from the heavy rains get past your windows and can ruin your hardwood floors or carpeting. It's also not a bad idea to get sandbags put against the garage door and exterior doors of your house if you expect their might be the possibility of minor flooding. Here's another super important tip to do way ahead of time. Make sure that all your hurricane shutters are labeled correctly for each window and all the fastening equipment that goes with it is there and make sure that you get out your power drill and loosen any screws attached to your house ahead of time that may not be easy to loosen due to built up sediment so when you are pressed for time you aren't struggling to loosen these screws during crunch time.

Also I would gas up all your cars to full as there is always a run on gas and it's not a bad idea to have a few 5 gallon gas containers that you fill as there may not be any gas stations up and running after the hurricane for several days. If you have pets you want to make sure that you are up to date on all the vaccinations including rabies shots in case you need to bring your pet to a shelter. There is a site also if you do evacuate that you can check called that makes it easier to find hotels on the road. 

Posted in blog
July 8, 2018

Sandoval Cape Coral sales activity

How's the market in Sandoval in Cape Coral?  So here is what is happening with sales in the community of Sandoval over the last 60 days.There were 14 single family homes sales that closed over the last 2 months: The sales prices ranged from $227,000 to $377,500 for the single family homes sold.



A 3 bedroom/2 bath just over 1720 square foot home on Hopefield Court sold for $227,000 it had been on the market for over half a year. A 3 bedroom/2 bathroom home with 1792 square feet on Blackburn Circle sold for $235,000 it was on the market for just over 2 months. Another 3 bedroom/2 bath home with 1726 square feet on Clairfont Court sold for $245,000 after being on the market for 35 days. A home on Belleville Court with 3 bedrooms/2 bathrooms with 1715 square feet sold for $263,000 and was on the market for just under 3 months.

A smaller home on Maraval Court with 2 bedrooms/ 2 bathrooms Pool home with just under 1475 square feet sold for $294,000 at 2 months on the market. A larger bank owned home that had 4 bedrooms and 2.5 bathrooms with just over 2350 square feet sold for $299,900 Another larger home with 4 bedrooms/ 2.5 bathrooms on Bellingham Court sold for $315,000. It had 2851 square feet. A home on Ashbury Circle with 4 bedrooms 2.5 baths and just over 2700 square feet sold for $325,000 and was only on the market for less than 50 days. One of the brand new homes at the back of Sandoval on Cayes court a 2 Bedroom/2 bathroom 1856 square foot home sold for $325,000.

A larger home on Bellingham Court sold for $329,200 was 2851 square feet with 4 bedrooms & 2.5 bathrooms. A 3 bedroom/3 bath home on Casibari with just over 2260 SF sold for $332,000. Another larger home with 2851 square feet and a pool on Bellingham Court sold for $358,000. A pool home on Maraval Court with 4 bedrooms and a den and 3.5 bathrooms and just over 2600 square feet sold for $364,900. And a home on Stonyhill Court that had a pool and spa and 4 bedrooms and a den and 3 bathrooms sold for $377,500 it had 2440 square feet.

So those are the sales in Sandoval over the last 2 months. If you are thinking of buying or selling I am here to answer any real estate related questions on communities throughout Southwest Florida. To see what is currently on the market in Sandoval you can click here

Posted in blog
June 29, 2018

Cape Coral Waterfront Homes For Sale

How's the market for Cape Coral gulf access homes? I get this question a lot with buyers that want to look at buying a home with gulf access in Cape Coral, but stay on a budget in the price range of $300,000-$350,000 for single family home. Cape Coral offers plenty of choices of gulf access homes in every price range from $250,000 all the way up to the Millions. You can see All Cape Coral gulf access homes for sale to check out all the gulf access homes currently available in Cape Coral.



Posted in blog
June 26, 2018

Waterfront Home for under $300,000!

Cape Coral has some really great prices on gulf access waterfront homes. This is quick video about some of the gulf access listings in Cape Coral and inventory of homes with gulf access under $300,000 that are currently on the market.



Posted in blog
June 26, 2018

Video tips on selling your house for top dollar

If you have been thinking about selling your house or condo in Southwest Florida I shot a quick video on some tips to maximize the sales price:



Posted in blog
June 13, 2018

Curious About Southwest Florida Real Estate?

You can sign up here to receive your own market report, delivered as often as you like! It contains current information on pending, active and just sold properties so you can see actual homes in your neighborhood. You can review your area on a larger scale, as well, by refining your search to include properties across the city or county. As you notice price and size trends, please contact us for clarification or to have any questions answered.

We can definitely fill you in on details that are not listed on the report and help you determine the best home for you. If you are wondering if now is the time to sell, please try out our INSTANT home value tool. You’ll get an estimate on the value of your property in today’s market. Either way, we hope to hear from you soon as you get to know our neighborhoods and local real estate market better.

Posted in Market Updates