Coquina Sands Forecast Season 2024-2025

Good Day, Naples Friends. I’m back to my regularly scheduled mission to provide the third edition of my Naples real estate forecast series for the 2024-2025 season. Today, I’m covering Coquina Sands and what you can expect if you’re considering buying or selling a home or condo in Coquina Sands this year. As many of you already know, we just experienced some trouble from Hurricane Milton, and some properties in Coquina Sands experienced more surge issues and sand deposits. While the storm’s effects were considerably less than we experienced during Hurricane Ian, cleanup will still be involved, which will come at a cost.

I think it’s important to note that Coquina Sand beaches are beautiful right now. This photo was taken this morning. The City of Naples website states Laudermilk Park is open, but it is not. That wasn’t preventing people from sitting and walking on the beach.

Let’s get started!

In This Issue

Inventory Levels
Other Market Conditions
Strengths in the Market
Potential Challenges
Buying In Coquina Sands
Selling in Coquina Sands

Inventory Levels In Coquina Sands

Today, there are 7.88 months of active inventory in Coquina Sands, but 11 properties that didn’t sell could re-enter the market this upcoming season. If that happens, inventory could increase to an oversupplied state. Two of those eleven properties went off the market this month, possibly caused by storm-related activity. Coquina Sands is a little messy, much like all of our coastal communities. Despite the potential increase in inventory, Coquina Sands is starting this pre-season with less inventory than it had this time last year.

Other Market Conditions

Average market time is up 325%
The average list price per foot is up 96%, but that’s unfair due to the Rosewood Residences Naples project. Without those listings, it’s up 18% compared to what was sold during the past year.
The sold price per foot is down 16% compared to what was sold two years ago.
The average list price to sales price ratio is 92.3%

Strengths In The Market

Beachfront new construction in Coquina Sands started with the Four Seasons Naples Beach Club project and continues with Rosewood Residences Naples and future offerings coming soon. What used to be considered old, outdated, and tired is swiftly metamorphosing into Naples’s hottest beachfront condo locale. There’s something really fun about being surrounded by all new architecture.

Besides new beach and bayfront condos, Coquina Sands has many new homes, with many more coming to market soon. Five newer homes are available today. If you haven’t checked them out, it’s worth a visit!

Potential Challenges

Everybody is already asking how this past storm will affect our market. If you remember 2004, we experienced the effects of four storms: Charley, Frances, Ivan, and Jean. In 2005, we had Katrina and Wilma. While there were no real surge issues like we experienced with Ian, Helene, or Milton, the frequency of those storms was unprecedented. We didn’t have any real storm threat again until 2017.

Homeowners and Condo associations must better protect our properties to mitigate insurance woes. There’s always one big takeaway for me after a storm. This time, it’s the wonder of how well some people and entities prepared and how others failed. Most notably, in Coquina Sands, I was dumbfounded by the number of contractors who did not adequately prepare their worksites. Loose materials, loaded construction dumpsters, and more were spotted around the neighborhood the day before the storm. On the flip side, sandbags and new flood barriers were spotted around the neighborhood. While some of these precautions did not work as intended, many have. I hope neighbors share valuable information about whether their chosen product was successful!

Let’s look at ground-floor units across the street from the beach, specifically Lago Mar. According to MLS, it wasn’t until 2019 that a unit there sold for more than $200,000. In 2021, another traded for $285,000. Fast-forward to December 2023, when one sold for $350,000, and another for the same price in January 2024. Those last two record-breaking sales had been water-inundated condos completely gutted and marketed without drywall from four feet down. Fast forward to August of this year when one of those units sold within 30 days for $625,000. Did it get water this go around? Who knows, but that buyer has nerves of steel! Another point is that somebody bought one for $270,000 or $55,000 less than everybody else during that time. There are deals to be had if you pay attention!

Buying In Coquina Sands?

If you’re thinking about buying a condo in Coquina Sands this year, you are going to want to know:

What do your condo docs say?
How financially healthy is the association?
Hurricane Preparedness Policy?

There are some other things I’d watch. By choosing me to be your REALTOR, I’ll explain everything in advance so you won’t have any surprises after your deposit is at risk! There will be some deals this year. You can manually keep your eyes out for them, or you can save yourself some time by signing up for Coquina Sands new property notifications right here.

Selling In Coquina Sands?

If you plan on selling your Coquina Sands home or condo this year, it pays to list with an agent who will prioritize your property. So many top listing agents are spread so thin they can’t offer superior service to each owner. As an example, one of the top agents who has listings in Coquina Sands has yet to respond to an email, text message, or phone call for a floor plan on their listing despite the fact I have a very capable buyer. I’m confident the owner wouldn’t be pleased knowing they could have closed before the storm had their agent provided the floor plan requested over three weeks ago.

In Closing

Many people outside the State of Florida have remarked how stupid we Floridians are for living here. I haven’t worn long sleeves yet this season, and it’s worth a few days of storms to avoid any real winter. We’ll get our first cold front through today, which means 80s all week. Florida is not for the weak at heart, the humidity intolerant, or those who expect unreasonable perfection 24/7. We are exceptionally designed for those who value a boutique beachfront community with a stellar reputation for incomparable resiliency. According to the U.S. News & World Report, Naples, Florida is the #1 Best Place to live!

Coquina Sands Forecast Season 2024-2025