Back in September I wrote about why there haven't been sales in this building and I shared the following:So why so few sales?   If I can see the numbers, and it is simple statistics you would think that the sellers would understand that their list prices are over what the market will bear.  2004 and 2005 saw tremendous rises in prices and was an unusual increase.   When coming to your List price you really need to disregard (I know I am not going to be popular here BUT...) the tremendous appreciation.  If I take the Average Sales price of 2003 of $444,700 and give it a 15% appreciation each year I come up with $676,332.  The Average sale price for 2006 is $680,000.  The year ended with average sales price of $684,000 with a total of 5 closed sales, 14 less than the prior year.  Sales ... 02/11/2007

  The December Market Update was encouraging in the Gulfview, but since then there have been some activity that increased the competition once again:There are 27 Active listings with an average list price of $846,674 and an average of 201 days on the market.  Prices range from $675,000 to 1,150,000 and even though the lowest priced listing in this building is priced below my theory of modifing the anticipated sales price it remains on the market.There are no pending units at this time.Average Sold price this year for the 5 units that have sold in Gulfview is $684,000 for 2006.  Hopefully 2007 will see an increase in activity.  Here is the historical information regarding Gulfview:Year# of Units Sold Average Sold Price Sold DOM% Change From Prior Year5 Year % ChangePricing Theory - Going... 01/01/2007

 Gulfview Pool Area Well I have encouraging news for the Gulfview and hopefully for Marco Island Real Estate in general!Two listings went pending in October including the one that I thought was properly priced at $695,000!1 Closed for $700,000 after 144 days on the Market2 Expired & 1 Terminated (and were not relisted)1 Price AdjustmentPlease view my October Update  for additional information and links to additional reports.   edited 01/08 - Colleen Kulikowski relocated to WNY (716) 990-7384.  Check out her website at Buffalo Niagara Falls Real Estate & Home Sales                                         All statistical information is gathered from the Marco Island Area Association of Realtors. Information as of 11/01/06   11/04/2006

 Featured Marco Island Listings - October 25, 2006   Featured Home - 739 Milan Court STUNNING CUSTOM BUILT 3 BR/2.5 BA RESIDENCE FEATURING A SUPERB WIDE-WATER VIEW, SOUTHERN EXPOSURE, POOL & HOT TUB, 27 FT. CEILINGS, FRENCH DOORS, TRANSOME WINDOWS, OUTDOOR KITCHEN & ONLY 3 BLOCKS TO THE BEACH! SELLER HAS OBTAINED A RECORDED EASEMENT TO DOCK ON THE ADJECENT PROPERTY, YOU WILL ENJOY ACCESS TO THE GULF WITHOUT THE RESPONSIBILITY OF SEAWALL MAINTENANCE! YOU MUST SEE THIS UNIQUE HOME!   Link to Visual Tour:  http://www.visualtour.com/show.asp?t=630620&prt=16$875,000 3 Bedroom, 2 bath2254 sf under air  Featured Condo - Gulfview 803FABULOUS VIEWS AND SUNSETS FROM THIS RECENTLY RENOVATED FURNISHED/TURNKEY CONDO ON THE SOUTH SIDE OF THE BUILDING! THE UNIT OVERLOOKS THE TROPICAL POOL DECK & RESID... 10/25/2006