Bob Head - Coldwell Banker Realty Referral Network

11/01/2025

Vivante Monthly Review, 1st November, 2025.
There was a single closing in October, 8723 (2,338sf) sold for $450,000 ($192psf) which bounces 12% from the recent low price for a Bella Harbour unit. There have now been ten sales over the trailing twelve months, none of which raised more than $200psf. There were three new listings in October; 9534 (1,485sf) is priced at $225,000 ($152psf), 98412 (1,698sf) is listed for $350,000 ($183psf) and 8845 (2,538sf) is listed at $565,000 ($223psf). There is one pending listing, 99312 (1,915sf), priced at $289,000 ($151psf); it’s slated to close on 20th November.
At Q3/25’s end, condominiums’ and townhomes’ average sales prices were down 3.0% (year on year) and the discount, sold to list, was down 2.2% at 92%. New listings were down 9.8% to 35,034 units. Inventory rose 10.3% to 66,341 units, which represents a 9.1 months of supply.

Note from Michele Waters Garcia - I wish to express my heartfelt thanks to everyone who has recently reached out to me in appreciation for carrying on the Vivante Review. With my 27 years of real estate knowledge and experience, I'm honored to continue serving the Vivante community and hope to enrich your awareness of the trends within the real estate environment.

06/10/2025

9622 Vivante is now listed and looking for a buyer, here's some information. The condo is brilliant!

06/01/2025

Monthly Vivante Review, 1st June, 2025.
There is one listing pending, 8942 (2,338sf) is priced at $499,000 and is slated to close on 6th June. There was one sale in May, 9647 (1,803sf) closed as expected on the 6th and raised $390,000/$185psf. There are now 29 active listings (+1) priced between $139psf and $336psf. Of those, 5 were new in May - 99311 (2,106sf) was listed at $395,000/$188psf, 9933 (2,106sf) at $379,900/$180psf, 99310 (1,485sf) at $260,000/$175psf, 9736 (1,485sf) at $355,000/$239psf and 9622 (1,915sf) at $385,000/$201psf. There have been 22 price reductions across today’s listings, some have seen numerous and were quite severe cuts. Three listings expired or were withdrawn. Vivante COA board meetings are private and I rarely make comment, but I believe I detected a feeling of relief in some of the conversations. Let’s hope that continues and manifests into something positive for our future recovery.

If you would like to receive this Review personally, please let either of us know. Michele's email is [email protected] amd her mobile is 863-333-2369. Thanks.

05/27/2025

Monthly Vivante Review, 1st May, 2025.

Apologies for this late entry - I was kicked off FB for an unknown reason, but somehow, I'm back on again - at least for this afternoon!

This month, good news - there are three listings pending, 9647 (2,106sf) which is priced at $405,000 and scheduled to cl0se on 6th May, 8542 (2,338sf) priced at $519,000, which is expected to close on 7th May and 8942 (2,338sf), priced at $499,000 and slated to close on 6th June. One listing closed in April, 9727 (1,698sf) sold for $355,002. It seems that value can be found at some current list prices. There are now 28 active listings priced between $141psf and $336psf – does the phrase “coach and horses” come to mind? There have been 32 price reductions across today’s listings, some have been quite severe.
I am very excited to be working with Michele Waters Garcia. She is a licensed real estate broker in both Florida and Texas. She led a top real estate sales team in and around Dallas for over 25 years. Michele moved to Punta Gorda over a year ago with her husband, Eddie, who is an orthopedic surgeon at the Department of Veterans Affairs Lee County Healthcare Center. He also continues his Navy Reserve medical career as a flight surgeon. Michele enjoys playing golf, boating, hiking, volunteering for numerous causes and spending time with family.

04/01/2025

Vivante Monthly Review, 1st April, 2025.
From Bob Head and Michele Waters Garcia.
There was one sale in Vivante during March and that was 9047 (1,803sf) which sold for $345,000 ($191psf). There is one listing pending, 9647 (2,106sf) which is listed at $405,000 ($192psf); it is scheduled to close on 6th May. The current number of units for sale is 32, which is 9% of the total, ranging in price from $141psf (9944/1,485sf) to $336psf (8742/2,338sf). The average sold price in Boca is $194psf and in Bella it’s $246psf, but those averages are mostly so old as to be contra-indicative as current comparatives. There is one short sale listed this month, so briefly to remind you what that means – the proposed sale price will raise less than the amount owned to a lender, so the lender will be involved in the decision whether or not, and at what level, to accept an offer. Interestingly, there are 13 Bella harbour view units for sale; those have been one of the most popular floor plans in the past and will be again once, hopefully, we achieve a positive outcome from our fight with Citizens. Until then, I think list prices should be pitched under $200psf. There have been 34 price reductions across today’s listings. Instead of hanging out at a currently unrealistic list price, finding a suitable tenant for a year or so would help cover the majority of the basic expenses of ownership. Despite all the rumours that England’s weather is always wet, I only had one rainy afternoon on my trip, and it was sleet – on day one. It didn’t last long and, from then on, I enjoyed wall to wall sunshine everyday…cold, but sunny. The Daffodils were out in force absolutely everywhere!
Visit - https://lnkd.in/eY3dvZqZ

02/01/2025

Monthly Vivante Review, 1st February, 2025.
For this month there’s some housekeeping, so please read on as there are going to be some important changes. I am passing my Vivante portfolio and services to Michele Waters. She is an experienced Broker Associate at Coldwell Banker Realty here in Punta Gorda. I will be referring all my future listing and purchase enquiries to her as I will be stepping aside after enjoying 15 years of serving you and others exclusively on Vivante. I have worked continuously since October 1963 in London and across this country; it’s time to slow down, step aside rather than away so I can enjoy some ‘me’ time. I will help Michele continue the monthly Review as is, but under her name rather than mine. I will be helping her to take on my Vivante connections for a few months and then change my status to one of referrals only. I will not be able to access the MLS when that happens, so if you have any questions on Vivante until then, you can still call me; but feel free to call her on Vivante and other properties too.
Michele Waters
Tel: 863-333-2369
Email: [email protected]
Coldwell Banker Realty, 200 West Marion Ave., Punta Gorda, FL 33950.

01/01/2025

Monthly Vivante Review.
There are 27 active listings currently, one less than last month, 17 are in Boca and 10 in Bella. There were two new listings during December, they are 99312 (1,915sf) at $345,500 ($180psf), 9829 (1,698sf) at $259,000 ($153psf). There were a few cancelled and expired listings too, so the number of actives actually reduced. Whilst I abhor the level, I am glad to see the two new listings are priced well below $200psf. There are still far too many in the high $200psfs and even over $300psf. 9047 (1,803sf) is still pending and is slated to close on 20th February, 2025.
I have noticed that there are a few active listings which are also listed for rent or lease. That is a good option today as there’s so little buying activity and the monthly COA dues have been substantially increased to cover remediation and increased insurance premiums. Listing owners who are away should consider leasing to cover their running costs, even if it’s not their primary goal. Don’t do the normal triple net calculations, just consider covering some of the outgoings.
I’ve commented before there’s a lack of interest in condos by the powers that be in Tallahassee, citing that condo ownership is primarily out of state. For an example, 28 of the units in 99 are non-homesteaded, 17 are, so 62% of the owners in 99 do not vote in Florida. QED.
My bottom line remains the same - some of today’s prices are a buyer’s opportunity.

12/15/2024

FOR SALE - FULLY FURNISHED AND IMMACULATE TOP FLOOR CONDO AT VIVANTE.

12/01/2024

Monthly Vivante Review, 1st December, 2024.
There are 28 active listings currently, 17 in Boca and 11 in Bella. There were nine new listings during November, they are 99315 (1,698sf) at $380,000 ($224psf), 9736 (1,485sf) at $395,500 ($266psf), 9534 (1,485sf) at $250,000 ($168psf), 8942 (2,338sf) at $725,000 ($310psf), 8732 (2,338sf) at $619,000 ($265psf), 8845 (2,538sf) at $699,000 ($275psf), 9944 (1,485sf) at $242,000 ($163psf), 9144 (2,338sf) at $699,000 ($298psf) and 9544 (1,485sf) at $329,000 ($222psf). The reason for this increase is seasonal. As often happens, out of state owners decide that, for whatever reason, this is going to be their last visit: so they list at the beginning of the winter season when more visitors are likely to be present. One listing went pending, 9047 (1,803sf) was listed at $360,000 ($200psf) and is slated to close on 20th February, 2025; it is the first listing to be pending since July.
There have been twenty seven price reductions, yet there are still too many listings priced too highly. The high/low of the 28 actives is $336/$163psf; the average is $246psf with a mean of $239psf and as you can see from the Review, Boca’s now historic sales averaged $225psf and Bella’s $254psf; most of those occurred when the market was considerably stronger.
There is no doubt that condominiums are out of favour, but there will be a turn at some stage; some of today’s prices are a buyer’s opportunity.
https://headforvivante.com/

11/19/2024

FOR SALE – IMMACULATE CONDO – MAGICAL SUNSET VIEWS – THIRD FLOOR – MANY UPGRADES. In the centre of the five Bella Lago harbour buildings, you’ll find number 89 and this 2,338 square feet luxurious and high quality condo. This three bedroom and three bathroom unit could soon be yours. As you enter directly from the elevator to your own foyer, you’ll immediately see the great room - what an entrance! The views from the great room, lanai and principal bedroom are immediate and stunning. All you can see are mangroves, the harbour, the westerly shore and, of course, the sky. You’ll watch the stunning sunsets with your friends and favourite cocktail or simply relax. Inside, 8934 is decorated tastefully and the modern kitchen and appliances will encourage your inner chef to take new steps to culinary success. There is a fully equipped laundry close to the “backdoor” which accesses the balcony on the front of the building as well as the hidden trash chute. While your guests will share the great room with you, they will also enjoy the privacy of their choice of two bedrooms. One has its own ensuite bathroom, the other has access to a shared bathroom. Both these bedrooms are set remotely and quietly away at the front of the building where your guests will enjoy the sun’s rise. There is a deeded parking space on the ground floor and guest parking outside. Each unit also has a good sized storage cage in a separate and secured room. The beautiful, gated community of Vivante, with all its amenities, is
waiting for you. You’ll always have something to do at Vivante and in Punta Gorda. There are 2 geo-thermally heated pools, 6 Har-Tru tennis courts, a cabana, gas grills, two fireplaces and a superb clubhouse with full entertaining facilities. On the ground floor of the clubhouse, there are lounge, TV, card, billiards and craft rooms, a library, wifi media centre and management's office. On the upper floor, you'll find fitness facilities with state of the art exercise equipment, a gymnasium, the spa and men's and women's locker rooms, each with sauna and steam rooms. The fitness room overlooks the pool and larger lake. Vivante is 3 miles from beautiful, historic Punta Gorda and Tamiami Trail, 7 from I75, a couple of hours from Naples to the south and Sarasota to the north, and just three hours from the Mouse. Far enough from all that noise to be tranquil yet close enough for all the fun stuff to be quickly accessible. This one is absolutely BRILLIANT!!! One or more photo(s) has been virtually staged.

11/11/2024

There are 24 active listings at Vivante. Of those my current listings can be found at https://headforvivante.com/listings/my-active-listings - they are all unique in their individual ways, some have full water views and some do not. If you have any friends or relations who you think might be interested in living here, please share this post with them and ask them to contact me directly.

Call now to connect with business.

11/01/2024

Monthly Vivante Review.

There haven’t been any pendings or sales since July. There are 21 active listings currently, 13 in Boca and 8 in Bella. There were two new listings during October, they are 99311 (2,106sf) listed at $479,000 and 8934 (2,338sf) at $640,000.
As you’ve read in my Monthly Reviews recently, I've been thinking that prices are basically too high. There’s been zero or scant interest in Vivante as a result of several external influences; condominium insurance rate hikes generally and the Florida Structural Integrity law SB4-D which is expected to add extra COA costs which are, as yet, unknown. Plus, the unusual occurrence of three hurricanes this year. These are affecting interest in, and values of, condos across the state and sentiment, as expressed by all the media, is negative.
More than half of the current listings have been reduced in price 24 times and by between 2% and 20% with an average of 10%. The number of days on the market has been rising too; the average for all the active listings now is nearly half a year. You can see the average list price per square foot for both Boca and Bella in the Review; you can also see there are four listings at $300psf or more, so let’s take those out of the picture. The average for Boca then falls to $223psf and for Bella to $263psf, both much closer to the average of the last sold prices. The question is - are we close to a turning point where the bad news is fully factored in – not quite yet I think, but interested buyers should be making offers to try to find the bottom. A few more price cuts might encourage them to do that.
Check out the active listings at https://headforvivante.com/