6. Real Estate FAQ
The Most Common Questions About Naples, FL Real Estate Are Answered Here
Overview
I get a large number of questions from prospective buyers about Naples area real estate. Below, please find answers to a handful that are asked most frequently. In addition, I provide general information you should know about real estate in the area that is not covered elsewhere in this guide.
For clarity, “real estate” is defined as “land” and the “improvements” to it. The improvements are the structures/homes built on the land. The focus of this chapter is primarily on real estate, as defined. For all other interests, please see the other chapters of this guide.
Residential Real Estate in General
This term refers to floor plans that have at least one large room that serves multiple purposes, is usually at the center of the home and often (not always) has high ceilings. Most typically, properties that have a Great Room are considered open concept. A Great Room has the kitchen, dining area and living room in one large space with no walls. More generally speaking, open concept means fewer walls and larger, “airy” spaces.
Open concept floor plans really started coming around in the late ’90s or so. Of note, if you happen to be comfortable purchasing an older home that is not open concept, it might be very easy to make it so should you have an appetite for renovations. The concrete block construction of most desirable homes here, whether a bit older or newer, lends itself very well to roof support. There are few load-bearing walls in most homes in the area. The largest, most pricey homes being an exception.
Impact glass or hurricane windows and/or doors refers to the ability of these items to withstand direct impact from debris hitting them in a storm. There are different classes of impact resistance, but all are meant to serve the same purpose. This is to protect a property, preventing intrusion of foreign objects during a tropical storm, tornado or hurricane.
There are many ways a home can be fortified. Impact windows/doors are but one alone. There are also various forms of storm shutters and other protection devices. This said, impact windows and doors have a number of advantages over other solutions. (They have a couple disadvantages too.) Many newer homes will have or can be built with impact glass. Some are not due to the additional costs associated with this upgrade.
Please know that all homes built after approx. 2001 were/are required to have some form of window/door protection. The most common form are galvanized steel shutters that must be attached to a home manually.
If a home of interest does not have modern storm protection it behooves any homeowner to upgrade to a current standard. If for no other reason, insurance premiums will be considerably lower with full protection.
Stick frame refers to wood framing as opposed to the more typical concrete blocks used to build real estate today.
Stick frame homes will cost more to insure. They pose a greater risk for fire and pests. Should you purchase stick frame, you need to be cognizant of the ongoing need for termite control measures.
With regard to hurricane strength, regardless of building materials/construction method homes must meet our very strict building code requirements. In theory, a stick frame home and concrete block home built under the same building code should perform the same in a hurricane.
Please know that some homes that are listed as concrete block construction might not be 100% concrete block construction. Many builders build the 1st story of 2-story homes as concrete block only. The 2nd story is wood frame. Also, please know that from time to time I have come across listings that are “inaccurate” with regard to construction. They might state concrete block, but are not.
Most communities within Naples do not have natural gas available to them. Electricity is required for ranges/stoves/ovens, water heaters, clothes dryers, etc. So, if a community has natural gas available within it, it will usually be stated in a listing description. Some believe that natural gas is superior for cooking, does a better job drying clothes, etc. If you are into outdoor grilling, it makes for great convenience. If you want a home with a power generator it is essential. Whatever your opinion might be, gas is more efficient than electricity with some home equipment including pool heaters.
If a community/home does not have gas available you might be able to install a large “whole home” tank for it. If the case, the tank might be able to be placed outside the home or buried in the yard. This ability to install a tank is not common, but some communities do allow for it.
If a property has southern exposure it means that the rear of the property faces south. Because we are north of the equator this means that facing south provides the most direct sunlight at the rear of the home. You can look up and see the sun, from sunrise to sunset.
Listings of homes with pools that have a southern rear exposure will often have this detail highlighted in the listing description. This is because a southern facing pool home will have sun directly hitting the pool all day. This is what most want, so it is considered a plus. The rear of the home is also where most outdoor living occurs. And it is the location of some of the largest windows in a typical home. If you want a light and bright home a southern rear exposure is one way to help ensure one. Southern exposure homes can command a premium.
It is important to note that having a northern rear exposure does not mean there will be no sun on the pool. Much depends on how far back the pool is from the home itself, the pitch of the roof, the season and the time of the day. Also, please know that no matter how real estate is positioned in alignment with the sun, there is inconsistency throughout the year due to the tilt of the earth, the wobble on it’s axis and specific location as we travel around our flaming star.
There are no basements due to our high water table.
Within Collier County it only takes digging 5′ – 20′ to reach fresh water. A commonly built basement would be flooded. And the cost to build waterproof basements is too high to justify. This said, with new building technologies we are beginning to see condominium, hotel and retail buildings with underground parking. It is possible to build underground here, but the cost to do so deters most from doing so.
Driving around Naples you will see many storage facilities. This is due in large part to the many northerners that are moving here permanently having nowhere to put all the “stuff” in their northern property basements. They move their stuff from their basement to a local storage place.
Technically, a lanai is a roofed outdoor porch. In Florida, we consider it a roofed outdoor porch with or without an extended non-roofed area. Whether fully covered or partially exposed to the sun lanais are usually surrounded by a screened cage. Screening is meant to keep bugs out and most homes have screened lanais. Having no screen at all is becoming more common, especially with higher end homes.
So-called “builder grade” air conditioning units might only last 10 years (+/-) if not well maintained. A really cheap system might last only 5 years or so. Better-to-best systems can last much longer. I have seen A/C units that are 20 years old and are running perfectly. They won’t have the efficiency of many newer systems, and will be expensive to maintain, but A/C systems can last well over 10 years if the systems are of decent quality, maintained and only used within their limitations. (Running A/C on a humid day with windows or doors open is not what A/C systems are designed for.)
A/C is the biggest electricity draw in most Florida homes. And it runs all year long. It pays to have an efficient system that is taken care of.
Tip: Cleaning out the condensate line of your A/C on a quarterly basis is a great way to keep the A/C company away. Clogs of these lines are the culprit of A/C systems not working over 80% of the time.
This is not an easy question to answer considering how difficult it is to compare homes side-by-side to begin with. There are many details to consider. This said, if we eliminate location entirely and conduct the best “apples-to-apples” comparison we can on all else that might matter to you, a similar home in points north of Naples might be less expensive to buy. If not, it probably should be. Location matters a great deal in valuing real estate.
Please know that there are considerably fewer homes in Bonita Springs and Estero to choose from. In a typical home search including Naples, Bonita Springs and Estero, we often find that 70% – 80% of what exists in the area will be in Naples. Naples is simply larger. There are also long-term, annual costs to consider. Property taxes are often higher in Lee County as opposed to Collier County. Finally, there are quality of life considerations to be made. All said, I have helped many purchase in Lee County. There are some wonderful communities in points north of Naples. Let’s discuss your interests, needs and price target.
Please see Chapter 8, Purchasing Real Estate for feedback on this specific topic.
Lot / Land
A cul-de-sac is a dead end road. Often, not always, they will have a bulbous or rounded end.
Cul-de-sacs are popular because there is no “through traffic.” If you do not live on a cul-de-sac you are not likely to drive on the road at all. It is a dead end. As such, cul-de-sacs are often quieter streets as opposed to those that meander through a community.
If a cul-de-sac has a round end to it, it will often have “pie-shaped” lots at the end. The front of the lot/home will be less wide than the rear of the lot. This puts greater distance between homes at what is arguably the most favorable area to do so, the rear of the home. This is where the outdoor lanai, pool, entertainment space, etc., exists.
If you happen to see a lot description that states “zero lot line,” the first thing to know is that this descriptor might be wrong. I have met many more agents that do not know what zero lot line means than those that do. Simply, for real estate to have a zero lot line it means the at least one side of the building is built directly on a boundary of the lot. It is not set back from the lot boundary. This is not particularly common in Naples.
A lot premium is an amount of money paid for a lot over and above that of a more typical or standard lot. This said, most new construction “production line” builders charge lot premiums on every lot. There are no lots without a premium. Unfortunately, some market their properties without clearly indicating this. I always make note of this at the top of every new construction conversation. Base price, lot premium, permit-related options, non-permit-related options, pool packages and more must be applied to any potential new construction opportunity purchase calculation.
While the topic of lot premiums is often reserved for conversations around new construction opportunities it also factors into resale listings. If a large lot premium was paid for a superior lot, that superior lot has impact on resale pricing.
Location, location, location are the top three factors that help determine the value of a lot. And by value I refer to both quantitative and qualitative assessments. The location of a lot within Naples matters. The location of a lot within a community matters. And the location of a lot in relation to other items like roads, homes, water and the sun matters. In addition to location, the size and shape of a lot can also have a significant impact on the value of a lot.
When examining real estate the value of the land and building built upon such are defined separately by the county for tax purposes. Property insurers also examine these as separate. The land remains, even in the case of a disaster.
If you happen to be looking at houses in some non-gated communities you might notice a large mound in front of or directly to the side of the house. This is most likely a leach field and indicates that the home is not sewered. It also likely relies on well water.
Building Types
Houses
A single family home or house is a single, free standing structure designed for one couple or family.
You might note that some newer homes have garages that require a hard turn to get in/out of. They are side-entry. This is a home design choice of many builders/property owners that is driven by the narrower, but deeper lots that we often see today. A narrow frontage means that a front facing garage commands a large portion of the front face of a home. Putting a garage to the side creates better curb appeal in the view of many.
Unfortunately, many side-entry homes do not have adequate space to easily back up and exit the driveway. You must backup through a turn. Some drivers will not be comfortable or capable with/in this arrangement.
When many dream of owning a home in the beautiful tropical paradise that is Naples, FL, they dream of afternoons relaxing on their lanai, a drink in hand, in between dips in the pool. In reality, many that own pools never use them.
Can a pool be better for resale, yes. This stated, it is not essential. There are plenty of individuals that choose to not have a pool. If one knows they are not going to use it, do not want to have to maintain a pool, are nervous about visiting grandchildren alongside a pool or otherwise, they will seek a home without a pool. All said, if you choose to purchase a property that does not have a pool, it would be wise to try to locate one that could have a pool if so desired. if there is no ability to install a pool there is currently none it is a resale negative.
Townhouses
A townhouse is a building with at least two multi-story homes, each sharing at least one wall. A townhouse will never have another property above it, but will have additional properties attached to it on either one or both sides.
It depends on price point. Some at higher price ranges might have an elevator. If not, some will have adequate space to install one if desired. They are designed to have an elevator as an option, making it very easy to put one in.
Townhouses are legally defined as Single Family properties. This is very important to understand considering the implications. Property insurance costs and potential coverage requirements differ with townhouses as opposed to multi-story condominiums. Included HOA maintenance can also vary. Generally, a townhouse requires more direct homeowner responsibility as pertaining to maintenance and insurance.
Please know that I have seen listings with incorrect data as related to townhouses. Verification of ownership category is essential.
If there are more than two properties there will be at least one that has windows only at the front and back. There will be no side windows. Many that want a townhouse want to have an end unit if possible. They are typically brighter due to having more windows. And they share only one wall with another property, as opposed to two walls for all center units.
Smaller townhouses usually have all bedrooms on the second floor. If you have an issue with stairs, or think you might at some point, a townhouse might not be a good option for you.
Naples does not have many townhouses, but they do exist within some communities.
Condominiums
Unfortunately, many condominiums do not allow pets. This is especially true of many “luxury” condos close to the beach. If they do allow pets they will be limited greatly in size/weight.
As to specifically why pets are an issue for many condominiums, it comes down to noise, maintenance and potential liability issues. Noise is self-explanatory. Many pets make no noise. Some like to hear themselves “talk” all day long. Concerning maintenance, pets can make a mess of common interior spaces and outdoor grounds landscaping. Finally, liability is increased when there are potential “close space” encounters with pets, such as in elevators. If someone is bitten a condominium association might be blamed for letting a “vicious animal” on condo grounds.
If you have used our Advanced Naples Real Estate Search to search for condominiums in Naples you know that there are three different condominium building categories from which to choose. They refer to the number of stories in the building and are defined as either Low, Mid or High Rises.
One advantage of any building that is 3-stories or more is that a common elevator(s) should be present. (A handful of older 3-story buildings in Naples, built before accessibility standards were widely addressed, are sans elevator.)
A clear disadvantage of taller condominiums are annual costs. High rise costs in particular are very high. And it is not only maintenance, but insurance costs too. High rises have the highest annual carrying costs. And should a substantial special assessment be needed to cover a significant maintenance need that assessment could be pricey.
Coach home and carriage home are terms assigned to many 2-story buildings in the area. There are many such buildings here. These are condominium buildings that are no more than 2-stories in total, with properties occupying the 1st floor or 2nd floor, not both. The unit has one floor in total. Second floor units are accessed by either exterior or interior stairs.
Carriage homes are usually larger and generally have 4 units per building. This means that each has three sides with windows and one common wall going down the middle of the building.
Coach homes are typically 6 or more units within a building. Some have up to 12. This means that many will have windows at the front and back only, with common walls on either side of them.
Please know that coach and carriage are often interchanged. Coach home is used much more often here as a descriptor, even when referring to buildings with 4 units in total.
Coach homes and carriage homes will most often have a garage. Some are single car. Others fit two. These garages will either be attached or detached to/from the condominium.
An attached garage is as most commonly found in a house. There is entryway to/from the garage directly from the interior of the condominium.
A detached garage is a separate building usually just outside of the condominium building. At the opposite side of the garage door for vehicle entry/exit there will be a door closer to the condominium for the property owner to use for entry/exit. These buildings and doors are usually aligned such that should it be raining or there be other inclement weather, outdoor exposure time is limited.
Please know that some single garages can have very narrow entryways that are not suitable for larger vehicles or drivers that lack necessary skills to navigate them properly.
Attached Villas
Attached villas are also called twin villas. An attached villa is two individual dwellings stuck together. They share one common interior wall. All other walls are exterior and their own. Legally, attached villas are single family homes. This is an important distinction. There is a fire barrier between units. Where as a duplex is two units within one building, an attached villa is considered two buildings, even though they share a wall.
Attached villas are a great “middle ground” between a house and condominium for many. If you can’t find a suitable house and don’t want another unit above or below you – as with condominiums – an attached villa might be a great solution.
Yes. Many attached villas have room for a pool. This said, it will likely be a very small pool. (Is it a pool? Is it a spa? Some refer to these small pools as spools.)
The wall that is shared between most attached villas are built using concrete blocks. There is then a thin layer of insulation, furring strips and then sheetrock. The common wall is thick, made with dense materials, in multiple layers and is rated as a fire barrier. It is unusual to hear anything through the wall, but if your attached neighbor is being particularly loud I suppose you might hear something.
New Construction
There is much to know about building a new home in Naples. There can be significant upsides, as well as serious potential downsides to it including poor construction quality issues and financial uncertainties.
Please know that there are significant differences between building within a new community through a “production line” builder and choosing your own builder to build on land you have purchased directly. Wherever your interests in new construction fall I suggest we discuss current opportunities that might work well for you directly. I have helped many buy new construction and have much to say about it that should be worthwhile for you to hear.
In Closing
While I have covered a range of common questions and general “should know” information here, I know you very well might have outstanding questions looking for answers. Please, ask away. I am here to provide you with the information you seek. Please contact me in any manner you choose. I will be happy to help you.