Real Estate Exposed 4.23.2025_Mike Oakes

Episode Transcript

Speaker 1 (00:12):
Good morning.

Speaker 2 (00:12):
We hope you're having a wonderful Wednesday, and thank you
for tuning in to WCCF News Radio. It's time now
for Real Estate Exposed, a fast paced look into the
world of real estate. Whether you're buying or selling, chances
are you're going to hear something on the show today
that you might have a question about. So here are
the people to contact the Patterson Group. Their phone number

(00:35):
is nine four one six one eighty six hundred. Once again,
that's nine four one six one eighty six hundred, or
you can just log on to Matthew Patterson dot com.
We've got an exciting show for you today. Let's get
to it, ladies and gentlemen. Here's Matthew Patterson.

Speaker 1 (00:52):
Let's talk for real estate. Rise eh yes, sir, okay, So,
I hope everybody had a wonderful easter. I'll tell you what.
We're gonna definitely talk some stats, we're gonna talk properties,
We're talk everything in real estate. And but first let
me introduce my guests. It's taken me several months to
rope this guy, to keep him out of appointments, to
block his schedule, to come in and sit down with me.

(01:14):
So this is another member of our team. Mike Oakes, welcome,
thank you, thank you, glad to be here. Yeah you
say that, but you're thinking about you could be on
an apployment.

Speaker 3 (01:25):
I know this is true. You kept me out of
the car for an hour. I'm happy with that.

Speaker 1 (01:29):
I was Easter. It's wonderful, wonderful.

Speaker 3 (01:31):
Nice, nice service, nice relaxing time, good chance to reflect
and time of the wife.

Speaker 1 (01:37):
Yeah, good, awesome. Well, you know with HEVB and five
going on six, going on fifteen, it feels like I
love it, you know, just their excitement, you know, just
seeing things to their eyes. Man, what a good time.

Speaker 2 (01:57):
We want to hear a Qtavid Grace story from Easter morning.

Speaker 1 (02:01):
A cute every grade story. Okay, I'll tell you one,
all right, I got one. So I did an East
Ay come four and so I'd taken three of the
eggs and I'd hand written stuff in them. So the
golden egg. It was a little golden egg and uh
and so I mean I hit it really good. So

(02:23):
in it said any day with Dad, anything you want
to do. So she got all excited the first thing. Now,
mind you, she's five, will be six and a couple
of months the first thing out of her mouth. She says, uh,
even if I have school. And I'm like, well played,

(02:44):
well played. Uh huh smart, I said, even if you
have school. So I'm like, now you got to think
about it, you know, I mean any day. So I knew.
I just knew, you know, she can't wait on anything.
I don't know where she gets that from, but anyway,
So I was like, this is going to come up
really soon. So I said, you know, we're gonna be
in Nashville next week at our marketing event at the

(03:07):
Marketing Mastermind. And so I said, you just can't. It
can't be those few days that I'm going to Nashville. Okay, okay.
So Monday she has off, I pick her up and
you know, we go to the RC Park and gets
my ice cream and all that, and she decides she
goes Thursday. And I said, well, Thursday I want. I said, oh,

(03:31):
Thursday is the day you want? Yeah? Yea. I'm like
I knew it was coming, man, I knew it was coming.
So I'm like, what do you want to do? Well,
she wants. She just she wanted to play with a
couple of her friends. And I'm like, honey, you're not
thinking big enough. So anyways, tomorrow I'm taking her and
we're going to down to the indoor water park. So
it's gonna be a good time. We're gonna do some

(03:51):
build a bear. It's gonna be great. But it was
just it was funny to watch her processing through it.
So it's gonna be a great day. Awesome. All right,
let's talk real estate. So we're going to get into
the stats. Uh, we'll tell you what. Let's go right
to them. I'll talk about this area. Uh, Mike, I'm
gonna give you south because obviously that's where you moved from.
You moved from Fort Myers, correct, and so you know

(04:13):
it well still settle down there as well as here.
So our border older is up here this past week,
and you know I've mentioned it week over week. It
is changing so quickly. And we're gonna talk a bit
about that because that's that's what everybody wants to know,
that's the news. That's the question we get every day.
But you know, before you know, you know, doing your comps,

(04:34):
even you know, if you were in I remember back
back when you know, you'd look at the last six
months and then you look the last ninety days, and
now we're not only look at the last thirty. It's like, okay,
what's going on the last week? Yeah, the last three days,
because it's just been it's just been up and down, right,
which we know a lot of its consumer confidence things.

(04:55):
You know, you never know when you turned the TV on,
what's gonna He said, stock market's up, stock markets down.
So this is your weekly snapshot. Two hundred and fifty
eight new listings at the market, one hundred and sixty
four one under contract, so one hundred and forty six closings.
We knew marchin April was really good, right with that?

(05:16):
You know, to hear two hundred and fifty eight new listings,
you know, because I keep here, there's so much inventory somewhere,
and there is you know, it is promising to see
that one hundred and sixty four in their contract. I
like that.

Speaker 3 (05:27):
Yep, I do agree with that. It's good to see
things moving. You know, they've they've been moving slowly for
quite a few months, but over the last couple of
weeks and months we've seen things increase a little bit.
Of course, you know, as long as your position on
the market is good, you can still move forward. But
I think the lot of people are realizing that, you know,
the pricing is so important and making some adjustments to

(05:48):
get some of that money.

Speaker 1 (05:48):
I think now more and over. I mean it's always
been obviously very important. You know, some say, oh condition, well,
for the condition, it's over No, no, no, no, it's always
price right, because you know, regardless of the condition. And
I've said it before, I've sold them with where somebody
was halfway through a remodel, floors stripped down, the concrete,
wires hanging out of the ceiling, actually piles of debris

(06:09):
in the rooms, and at the if it was priced appropriately,
we had us hold in a week. Yep. So it's
really it's it's Marry and those two up matching them
and and you've got to hold property. Yeah, agreed, it's you.

Speaker 3 (06:25):
Know, with with the consumers right now, you really have
to have those those conversations. I think you said it
a couple of weeks ago. You know, we are in
a beauty contest, so the condition of the home is important,
but the price is going to reflect that condition.

Speaker 1 (06:38):
Well, I meant you and I were in a beauty contest.
I mean I've already no, we are in because it's
the truth. Go back. Look the time key's flying on
me two and a half three years ago. I call
it rainbows and unicorns. Great interest rates.

Speaker 3 (06:58):
I call it COVID crazy.

Speaker 1 (07:00):
Yeah, uh probably. You know, we had ten twelve offers
in the first three days that curb appeal. People overlooked
at appraisal ues, people overlooked at home inspections, people waived
them so uh that listing price was a suggested price
because they paid well over it, you know, doing the

(07:22):
the new mulch cleaning things up, you know, a lot
a lot of people just put them on the market.
They were just ready to go. We we always felt like, hey,
you know, we need to do these things. Let's still
put our best foot forward because we're gonna ultimately get
you even more money. We knew that, but several would

(07:42):
hit the market and we would laugh sometimes and be like, man,
I can't believe they took pictures like that. But you
know what, in three four days to be under contract.
I know that we know that they could have possibly
got more money. But but now more than never, you know,
doing those things very very important. You get one one
shot at first impression, right.

Speaker 3 (08:00):
That's exactly right. You know, things like like pressure washers
and light bulbs. They seem minute, but they go a
long way. They're really cheap. Yeah yeah, I mean you
can have a beautiful paver driveway, but if if you've
still got weeds growing in between it, it makes a
big impact.

Speaker 1 (08:14):
Yeah.

Speaker 3 (08:15):
So it's just the little things that can kind of
put you over the top because there's so much inventory.
You might have the next doornabor that looks just like it.

Speaker 1 (08:21):
Yeah, and you and I both know one hundred dollars
if you know to do this or better yet, you
have your own power washer or your power you know,
do your weak control? Does it cost you much for
some sweat equity? And a Saturday morning can really you know,
it can make all the difference because you just said it.
With so many options, you know, if they're out looking
at ten homes, all of a sudden, that one falls

(08:44):
off the list because you know they've got at least
five in there that they're like, wow, I really like these.
They're gonna pick between those five.

Speaker 3 (08:51):
And if if those five are all priced, you know,
close to each other, it really can boil down to
the least amount of work they have to do to
go in, sit down, you know, have a cocktail and
go sleep. So you know, if it might just boil
down to paint colors too. Identical houses sitting next to
each other at the same price, but one of them
has neutral paint, one of them has you know, bright
paint that the buyer doesn't like can.

Speaker 1 (09:12):
Make a huge difference. Really, that's right.

Speaker 3 (09:13):
So it's just those little things that can put you
over the top of your competition.

Speaker 1 (09:17):
How do you feel about staging? And I know it
just jumping all over the place, but mentioned that, I'm like, man.

Speaker 3 (09:22):
I tell you, you know, staging's great. I think it goes
a long way. Obviously, you know it fits in with
your pricing, but it definitely puts you above and beyond.
When you're looking at, you know, an empty space. Some
people can visualize their things there. Some people can't. I'm
one of those people. I'm more nuts and bolts to houses.
So when it when you show me a blank space,
it's it's sometimes tough for me to put my things in.

(09:44):
My wife's different. But the staging kind of gives you
an idea. It might not be your couch or your table,
but where it's placed in the general idea of the
flow of the room is.

Speaker 1 (09:53):
Very hell, it's a different feel. And I just mentioned
that because in this you know again, in this market,
having that that first impression, there was a time again
we're reflecting back to when we were talking about are
a lot of our staging stuff set we didn't need it, Yeah,
because we're solding so quick. Well guess what now it's

(10:13):
out and it's making a big difference.

Speaker 3 (10:16):
It makes you feel more like home, that's right. You
walk in, it feels more warm, more cozy versus just
an empty cold space.

Speaker 1 (10:23):
Yeah. Plus we need a place to set to rune
an offer exactly right. All right, we're gonna go to
the first break. The time is flying on me. When
we come back, we're going to talk about some local events.
We're going to get into some more market stats and
talk everything property. So stick around and we'll see you
on the other side.

Speaker 4 (10:39):
Even for people who live out of state and need
to sell their home, Matthew Patterson provides the same level
exceptional customer service. Nancy and Justin were living in a
different state, needed to sell their home in Fort Myers.
Since they were miles away, they wanted to work with
the team of real estate experts. They would well that
they could trust to get their home sold for the
most money possible with the least amount of stress, So

(11:00):
they reached out to the Patterson Group for help. They
said that Mike and the entire team from the Pattison
Group made selling their home a breeze. This's the Chuck
Britten for the Patterson Group. When it comes to selling
your home or buying a home in the Southwest Florida area,
you want to work with the best, and that's why
you need to call my friend Matthew Patterson of the
Patterson Group at Keller Williams Peace River Partners, Google the
Patterson Group at Keller Williams Realty, or just look up

(11:22):
Matthew Pattison dot com. That's Matthew Patterson dot com. Then
start packing because you will be moving.

Speaker 5 (11:28):
Your home sales down when you call Matthew Patterson. Go
to Matthew Patterson dot com.

Speaker 6 (11:36):
It's the little things that make a big difference. That's
the motto of Oak and ink Land and Title Company.
Picture this a seamless, stress free closing where their expert
team will guide you through the closing process from start
to finish. They understand that every home purchase is unique.
That's why their personalized service insures your needs are met
with precision and care. At Oak and Ink Land and Title,

(11:57):
you aren't just a customer your family. Call today at
nine four one five zero zero five five zero nine
or online at Oak and Ink Title dot com.

Speaker 2 (12:07):
The local organization CARE, the Center for Abuse and Rape Emergencies,
needs your help. CARE provides twenty four hour hotline services,
twenty four hour rape crisis, hospital response, and victim advocacy.
This organization has helped thousands of people providing shelter support
and counseling. Donate or volunteer today. Call nine four one

(12:29):
sixte nine five four nine nine or donate items at
their reuse store, Kenilworth Boulevard, Port Charlotte, HI.

Speaker 7 (12:38):
This is Celine Dion asking you to help put an
end to premature birth. I share the concerns and fears
of every parent, knowing that more than one million babies
around the world die every year simply because they didn't
get enough time to grow. Let's work together for stronger,
healthier babies. Visit Facebook dot com slash world Premature today

(13:02):
to find out how you can make a difference. Thank
you for caring.

Speaker 5 (13:08):
Your home sale is done when you call Matthew Paarson
go to Matthew Parson dot com.

Speaker 2 (13:30):
Yes, we are back at real Estate Exposed here at
NewsRadio WCCF and once again the Patterson Group. If you
have any questions on anything you've heard so far, just
call the Patterson Group at nine six eighty six hundred
once again, that's nine four one six one eighty six hundred,
or log on to Matthew Patterson dot com.

Speaker 1 (13:51):
Let's get back to the show.

Speaker 2 (13:53):
Here's Matthew.

Speaker 1 (13:54):
All right, welcome back back to the number. So I
was talking about aria, so let me continue that, and
then I want to talk to about kid Coral Fort Myers. Mike, Okay,
this last month, well we had really you know, and
we've talked about it many many times. Six months inventory
balance markets between the five and seven you're balanced. Over that,

(14:16):
you're definitely a strong buyer's market and under it, you're
a strong seller's market. So every price point we're still
seeing buyer's market. I will say, you're under four hundred
has been our sweet spot. Knocking on that seven months
of inventory seven point eight, so definitely, you know, things

(14:37):
are moving faster there, but we are seeing activity. You know,
really across all price points right now, more showings, second showings,
and uh and more offers. So what do you have
down South Mint?

Speaker 3 (14:51):
You know, a similar picture, just larger numbers Kick Corel
and Fort Myers, larger area, more homes. As far as
the past week, four hundred and fifteen new listings, three
hundred and thirty seven went under contract, So this is
the first week that I've seen those numbers that close.
And then two hundred and sixty six closing. So that's
actually really really good numbers this week.

Speaker 1 (15:12):
Not that they've been.

Speaker 3 (15:13):
Horrible the last few weeks, but to see those gaps
closing is very very enticing for moving.

Speaker 1 (15:19):
The last few months. Yeah, so they were kind of horrible.

Speaker 3 (15:22):
Yeah, the truth of the matter is is when you
look back over the last few months, you know, we've
seen improvements. So we'll start with Fort Myers and Lee County.
Kate Coral is kind of a cutout picture of that.
But you know, starting back in January, sixty five hundred
new listings just in January, and that's across all all
price points. Now we're only at sixty three, so we're
down a couple of hundred. But the biggest gap is

(15:44):
you're closing sixty three hundred homes. That's that's that's huge
now when you look at the closings though six hundred
and twenty one in January. February went up a little bit,
but we're at eight ninety three to close out March.
And then if you incorporate the numbers we just talked about,
obviously we're expecting those numbers to close a little bit
more so, moral to the story Fort Myers, we are

(16:07):
seeing movement. We're starting to see more closings. The pricing
is still staying roughly where it is. We're not really
seeing a turn in pricing yet. And the reason that
I attribute that to is the inventory. So it kind
of boils back to what Matt just said a few
minutes ago. You know, inventory, as far as the sweet
spot with right on the even six to seven months,

(16:27):
we're looking at eight point one four in January and
eight point four five, So not a huge difference there,
but the point is eight months versus when you just
look at Cake Coral.

Speaker 1 (16:38):
It's ten months and that's just the Cap Coral area. Okay,
So before we have people nodding off here, because we
can talk numbers all day long because you got two
guys that's been in the real estate business a long
time sitting here. You know, we were look at this daily.
What's it mean to them? You know? Well, honestly, it

(16:59):
means remember that. I mean, you know, if I'm listening
to this and I've only boughter sold one home two
homes of my life, which is very very common. True,
that's you know why you know you seek good counsel
in a professional railor what's it mean to them? Well,
in your opinion.

Speaker 3 (17:17):
On the grand scheme, it just it means that putting
yourself in the right position on the market is at
the utmost importance.

Speaker 1 (17:24):
Say what you really feel.

Speaker 3 (17:25):
Basically, if you are overpriced there it is you're not
gonna sell. And that's the that's the the hurtful conversations
that have to happen. But the truth of the matter
is is that's just the honesty. It's the market. We
don't we don't make up these numbers. Matt and I
are are are kind of number guru. So we sit
in this stuff quite often and it does kind of
get jumbled up in your head and the feels start

(17:46):
to go away. But the truth of the matter is
it's it's tough when you've lived in a home for
a long time to have somebody come along and tell
you that it's a little bit less value than you
thought it was.

Speaker 1 (17:55):
But it is the honest truth. Well love it. What
I don't love is being wrong. And I have to say,
this market can make you wrong in a hurry. And
I'm just getting real here. This is. You know, I
was talking to one of my clients yesterday and you know, he,

(18:19):
you know, was pretty hard pressed to go on with
his number and this. And we have a long, great
history together, many years, many properties, and and so he
you know, we went on to his number and he's
wrote the market down a bit, and you know, and
I said, look, man, we need to take this thing
off or you know, you've got to get ahead of

(18:40):
this market. And he says, well, you know, you should
have told me that two months ago. I said, well, okay,
I hear you, but let's talk about that. You know,
I said, you know, you've been controlling where you go
on price. I've been you know, telling you this stuff.
But he's right, in all fairness, you know, I'm setting
our questions. Should I have been sterner, more direct? And

(19:03):
sometimes you know, because of that long history, you know,
you have that personal relationship, but you know, try to
always look at it at it as business. And and
then I started, you know, also a couple of months ago,
we had all kinds of activity spark up. Second week
in January, seven offers on seven different properties, five one
under contract the next week, multiple properties the next week.

(19:26):
And then it slowed down a bit, you know, about
a month after that. Uh some you know, different new
you know. And and and it coincides with January was
the highest consumer confidence rating, yes it was. So then
it cooled back off. We don't usually see that, right,
so you know, it's it's really that's where I go

(19:48):
back to staying in at you know, not only monthly,
but weekly and daily and watching it and it definitely
it'll school you in a hurry.

Speaker 3 (19:58):
Well, and and the reaction is the important part, you
said a few minutes ago. You know, we used to
be able to look at a couple of months or
a couple of you know, even six months.

Speaker 1 (20:07):
Well fluctually, but maybe two be sedilentory in months.

Speaker 3 (20:11):
Right, And now we've got to look at it weekly,
you know, So I've seen things change in just a
matter of days. There's a lot of people that are
testing the market, and if they're they're smart and they
are reacting quickly. That market test doesn't last as long
as it did, you know, six months ago, ten fourteen days,
and you've got to do something otherwise you're going to
get passed up. And there's so much inventory out there

(20:32):
right now that once you are passed up, it's going
to be really, really hard to catch up because all
those homes have to sell to get to you.

Speaker 1 (20:39):
Yeah, you've got to make some drastic changes. And that's
why I say get ahead of the market. Get ahead
of the market. You know, how do you do that?
Adjusting it? We continue to add more and more marketing
to push it back out there. But again, we can
market we can have have in front of everyone, and
but you know, ultimately, if the price does a match

(21:02):
compared to others that they can pick from, that's where
it's gonna it's gonna stop. It's gonna stall, agreed. One.

Speaker 3 (21:09):
You know, the advantage of working for this team obviously
is that we do have a stellar marketing position. Obviously,
most teams don't have radio shows, so this is one
one example of it. But you know, the marketing is
is something that is for for our team. It's it's
covered and I'm extremely confident in it. But if you're
not priced accordingly, right, that's where that's where you can

(21:30):
really see changes.

Speaker 1 (21:31):
Yeah, all right, so let's talk about a couple of properties.
What do you have going down there. We're going to
spread them out this week as well, you know, as
I did last week, so I don't get to the
last segment and you know, run out of time here
going through them.

Speaker 3 (21:45):
So yeah, so I'll throw me off just a couple
I've got down in Cape Coral. Beautiful properties. These two
are fairly similar, three bedroom, two bath. This first one
eleven forty Southeast seventeenth Terrace in Cape Coral, nineteen eighty four.
It's a three bedroom, two to fifteen hundred square foot
beautiful home. This one's on for three twenty five. That

(22:07):
is the south East Cape, so that's a little bit
more of an established area in the Cape a little
bit further south there. The next one, like I said,
very very similar home within one hundred square foot. That's
a fourteen hundred square foot It is nineteen twenty nine
Northwest thirtieth Terrace. Again three bedroom, two bath. That one
is three point fifteen. That particular house actually has a

(22:27):
beautiful backyard fenced in. It's got a nice shed in
the back that's strapped down for hurricanes. Beautiful playset, so perfect.

Speaker 1 (22:36):
I hope this year's a little better on those hurricanes, Buddy, Yep,
very true. All right, So let's talk about what's happening
in Charlotte County this week when we and then coming
out into the next segment, I'll give you some properties
here and we're gonna get back to talking about how
you position these properties now this weekend. Pontagorda half marathon.
That just sounds miserable to me, but now I'm sure

(22:58):
it's gonna be a good time. Half marathon in five
k Saturday April twenty six, six thirty am, Lashley Park
Semi Pro soccer the Twin Rivers United versus Saint Pete
Charlotte High School. Saturday April twenty sixth at five pm,
downtown Ponagorda Farmer's Market. Love the farmer's market, heavy loves

(23:19):
the farmer's market. Everyone can find something at the farmer's market.
Oh yeah, all right, Ponagorda Chocolate and Wine. Oh complimentary
beer and wine tasting Downtown Parking Garage every Saturday, nine
thirty to three. So all right, let's roll into this
break stick around. We'll see you on the other side.

Speaker 8 (23:39):
Customer service matters and really makes a difference in choosing
a realtor. I'm Todd Matthews and listen to this review.
Shanna was getting ready to move to the area and
needed to find a place to live as soon as possible,
so she reached out to the experts at the Patterson Group.
Nicole from the Patterson Group went right to work and
was able to quickly find the home for Show and

(24:00):
North Fort Myers. Shawna says that Nicole and the Patterson
Group provided awesome customer service there it is throughout her
home buying process, and said that she wouldn't have been
able to move across the state without the help of
the Patterson Group. When it comes to selling your home
or buying a home in Southwest Florida, you'll want to
work with the best, and that's why you need my
friend Matthew Patterson the Patterson Group at Kevin Williams Peas

(24:22):
River Partners reach out today at Matthew Patterson dot com.
That's Matthew Patterson dot com. And start packing because you
will be moving.

Speaker 5 (24:30):
Your home sale is down when you call Matthew Patterson,
go to Matthew Patterson dot com.

Speaker 6 (24:39):
It's the little things that make a big difference. That's
the motto of Oak and Ink Land and Title Company.
Picture this a seamless, stress free closing where their expert
team will guide you through the closing process from start
to finish. They understand that every home purchase is unique.
That's why their personalized service in sures your needs are
met with precision and care. At Oak and Ink Land
and Title and just a customer your family Call today

(25:02):
at nine four one five zero zero five five zero
nine or online at Oak and Inc Title dot com.

Speaker 2 (25:09):
The local organization CARE, the Center for Abuse and Rape Emergencies,
Needs your Help. CARE provides twenty four hour hotline services,
twenty four hour rape crisis hospital response, and victim advocacy.
This organization has helped thousands of people providing shelter support
and counseling. Donate or volunteer today call nine four one

(25:31):
six three nine five four nine nine or donate items
at their reuse store, Kenilworth Boulevard, Port Charlotte.

Speaker 9 (25:40):
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walk them, pet them, and care for them whether they
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Speaker 3 (26:10):
Your home sale is down.

Speaker 5 (26:12):
When you call Matthew Patterson, go to Matthew Patterson dot com.

Speaker 2 (26:25):
Yeah, and if you have a dream of being homeword bound,
the Patterson Group can definitely help you get there in style.
Nine eighty six hundred. That is the number to the
Patterson Group once again, that's nine four one six one
eighty six hundred, or you can log on to Matthew
Patterson dot com. Let's get back to the show with

(26:46):
Matthew and Mike.

Speaker 1 (26:49):
Okay, welcome back. So you know you had mentioned the
last segment there and you know obviously now there's a scriptive. Man,
We're just we're just talking to the market right like
we do have every week every day. You had mentioned
you had said, yeah, one great thing about the team
is the marketing where my mind went as well. Is

(27:10):
exactly what we're talking about in here. We're doing every
week in our listing meetings, team meetings, you know, strategizing
what each other's seeing. I love that dynamic of having
each other to go, hey this, you know, this is
what I'm you know seeing here this area. You know,
these two just went under and you know I was
in this one, I was in that one. That I

(27:32):
think that's huge. It really is huge, you know.

Speaker 3 (27:35):
Meaning of the minds when it comes down to, you know,
brainstorming ideas and ways to move properties for one person
can can be brilliant, but when you put ten fifteen
people together, you seem to come up with a lot
better plan well.

Speaker 1 (27:48):
And definitely also some that you know aren't ready to
go on the market. We know about them, you know, okay,
or you know this one's getting this fixed up, or
this one has something really unique, right, you know, because
we get those calls, you know, and and somebody they
seem to come in waves. You know, there was a
time it was it was I wanted about to put
my V. I wanted about to put my V. They

(28:09):
were looking for acreage for that and then it would
go to something else and then ornamentiums and which I
think all comes under affordability, sure, and changing lifestyles, so
you know it definitely it's it's nice to all be
able to share, and that's what I take out of
it for sure.

Speaker 3 (28:29):
Yeah, I think that's a great, a great dynamic to have,
and having everybody to be able to pitch ideas because
you know, I get lost up in what I do.
You know, carrying the multiple listings, you tend to get
tunnel vision and think about your own listings and how
to push those forward. But you never know, somebody else
on the team might already have a buyer to put
right next to your listing and match them up.

Speaker 1 (28:48):
Yep. Well that and really it's all about traction too, right.
We're looking at you know, getting in front of the
most buyers, you know, how to attract them to make
sure that they're seeing what these homes have to offer.
You know. The digital and all, you know, everything that's

(29:09):
come along definitely makes some of that easier but also
more complex, if you will. I was looking through pulling
some consent I pulled up. Just happened to actually you
and I were talking about we were talking about a
hou soiver on Yukon, and I pulled up and I said, oh, man,
I had these clients, you know, they actually you know,
and we were talking about them and uh and when

(29:31):
I pulled up the old listing, I think I'd hollered
and said, hey, yeah, this is the only when there
was twelve photos allowed, right, you talk about going back.
I mean, it really wasn't that long ago, but I
was like, twelve photos. Man, we couldn't even begin now
between the aerials and the No. Now you're into sixty
oh yeah, yeah, pretty standard anywhere fifty sixty. Yeah, all right.
So this was an interesting which I know a lot

(29:53):
of people have seen it because I've gotten a lot
of questions about it. An article that had come out
in Florida Weekly in the last week, you know, just
about our area, and so I wanted to touch on
that before we move any further, you know. In April
twenty twenty five, the punt Guard real estate market is
experiencing a slight softening, with average home prices down compared

(30:15):
to the previous year. Why prices are generally trending downwards,
some specific areas within Punquarda like punt Guarda isles are
seeing more significant declients. The overall market is characterized by
a lower level of buyer activity and an increase time
on market, indicating a shift from a seller's market price trends.

(30:37):
Punquarter's average home value is down, with some sources reporting
to decrease a nine point three percent year over year.
We've known it, we felt it, you know, we've been
We've been experiencing it. Average time a homestays on the
market is increasing, indicating a slower pace of sales. Well,
no shock or there, right, we were down to two
weeks there there for a while. Inventory same thing, increasing inventory,

(31:03):
Hurricane Ian's impact. We all know that one condomni a
market the condomny of market and Panta Gorda is also
experiencing some challenges, with some owners facing increase HOA fees
due to the Florida regulations obviously post hurricanes. And then
we go onto buyer activity. While some buyers remain cautious,

(31:25):
others are taking advantage of these lower prices and an
opportunity to secure a property at a more affordable rate.
We've been saying this for months, right, We've been seeing
it coming. I'll be honest, I didn't think it was
gonn drop anymore.

Speaker 3 (31:40):
No, I actually expected to be in a little bit
better spot now because you know, like you mentioned earlier January,
we saw little releaves. We kind of had some positivity,
and then it was like one step forward and then
a step back.

Speaker 1 (31:52):
So I agree with you.

Speaker 3 (31:54):
It's not really a surprise over the last couple of weeks,
but it is a surprise when you step back and
look at where we thought we would be this year.

Speaker 1 (32:01):
Yeah, I'm shocked with well really with the prices too,
and the sales prices, and what happened was you know,
I think, well, I know several you know, their motivation
change and their timing and they said, you know what,
I'm going to sell it for this and we're ready
to move on. Well, you know, by doing that then,
and with multiple doing that, then that now becomes a benchmark.

Speaker 3 (32:26):
Yeah, and I think people are really kind of widening
the gap between I need to move and I want
to move. The ones that need to move relocation, you know,
growing family, whatever your reason may be. The need to
move doesn't really change. It's a need, but the want
can change and really affect how much money you're willing
to put forward, how much want you want to put
into your existing home if you have one to sell first.

(32:48):
So a lot of those factors kind of compound and
the gap widens between well, I can wait two or
three years, or no, I have to be in Nashville
next week for a new job. So you know, that's
where the people really have to make a pretty drastic
change and impact with their sale in order to get
where they need to be, the ones that may or
may not need to move right now, or a lot

(33:09):
of times making a decision to kind of wait.

Speaker 1 (33:11):
Okay, but let's talk about the upside. Upside is if
you're selling out and buying now, you're buying a lower
amount as well, very much so. Yes, Also you have
a lot more negotiation power with concessions with a lower price. Now. Also,
one thing that we ran into, you know, I'd say,

(33:34):
here the last year or so, I had several clients
that were moving back north. The problem is that, you know,
as things had slowed here and prices had come down,
prices there were still very very very strong right and
homes were moving into three days. I know, I have
several friends that have teams across the country and they
were saying the same thing. Now, however, that has been changing.

(33:57):
I've been you know, they are all feeling this is
well and things are slowing down. So I think that's
that that is going to give some reprieve that hey,
I don't have to sell here at a lower number
and buy at a high number there. I can be
more of a lateral move, which, you know, which is
a blessing in the fact of you know, you're not
get hit on both ends.

Speaker 3 (34:19):
And you know, for the people that are looking to
move forward into the retirement and things like that, that
are wanting to eventually move to Florida, and now is
a great time to invest, even if it may not
be time for you to make your permanent move. You know,
if you have the means to go ahead and purchase
now while the prices are low, you really, I mean,
you've only got positive equity coming as long as you

(34:41):
you know, as long as you sit on it for a.

Speaker 1 (34:42):
Little bit of time.

Speaker 3 (34:43):
So if you're you know, if you're looking at retiring
in five years, now would be a great time to
invest in a home, even the one that might need
a little bit of updating.

Speaker 1 (34:52):
Yeah, you know, you've.

Speaker 3 (34:53):
Got the five years to do any updating, and then
when you retire, you move into your dream home and
you've already got built in equity and kind of sitting
pretty there.

Speaker 1 (35:02):
I agree, yeah, completely, you know, I think the key now,
which obviously I mean people have been doing this, it's
you know, what kind of roof does it have, what
kind of elevation does it have? You know, as far
as that carrying cost, as far as uh, you know,
risk a loss when it comes to storms and making
sure you got the right interns on it, and what

(35:22):
that's going to cost to have the interns that you
want because so many were under insured. So I agree,
I think it's it is well, we're feeling it. We're
getting the phone calls from the investors wanting wanting to buy,
you know, land, wanting to invest in the area. You

(35:42):
go online, just as this report, the other three reports,
you know, went on to talk about how, yes, this
is the hardest hit area as far as in prices, uh,
but also it's at the top for investing, so it's
extremely desirable.

Speaker 3 (36:00):
You know, we do have to deal with hurricanes and
high insurance costs and things like that, but it's still
one of the most desirable areas in the United States.

Speaker 1 (36:06):
Well, and you don't have to, you know, shovel sunshine.
It's exactly right, exactly right, all right. So what else
do you have on your property list? Or do you
want to go through a couple of mine?

Speaker 3 (36:15):
Now I'll knock out a couple more. I've got so
as we've discussed, I'm all over the place. So I've
got south the Cape Coral, but these are actually north.
I've got one in Lake Suzy, not too far from
here actually, Pembroke Circle one three zero four to nine
southwest Pembroke Circle. This house is great, four bedroom, three bath,
twenty three hundred square foot.

Speaker 1 (36:34):
One nice size. Yeah.

Speaker 3 (36:35):
The best part that I feel about this property is
the actual community used to be a golf course, and
so the golf course they've now turned obviously into a neighborhood,
but they left the cart paths, and of course you
have all the landscaping and things like that from the
previous golf course, but the cart paths have now been
turned into a walking path around the whole community. So
great area, beautiful. This particular home also is equipped with

(36:59):
solar and it does have a battery backup, so if
you lose power. You get about an extra twenty hours
off of this battery for you. The other one I
have not too far from there, also three twelve Mendoza Street.
Now this one is in the very top of Deep Creek.
This is a three bedroom, four bedroom, two bath, two
car garage pool home twenty one hundred square foot on
that one listed at four hundred and twenty thousand. So again,

(37:22):
beautiful property. The pool's great on this one. Large airdate,
so great, great area, very top of Deep Creek, right
off the interstate.

Speaker 1 (37:30):
Okay, I'm gonna save my coming soons and you're going
to talk about open houses in the next segment. But
now I'm going to take you to PGI three two
two eight Purple Martin Drive, you know one sixteen. I
mentioned this one as a coming soon. Well guess what
it is now live, it's been on two days. It
is three bedroom, two bath condo, fifteen hundred and eighty

(37:51):
eight square feet you know, first floor unit. And again
I'm back to the glass some months get glasses. Uh.
This is the one that I talked to everybody about
about the about the water access. I don't know if
you remember that, but it has the very very very

(38:13):
large dock on it. So you know we've gotten calls
over the over the I mean ever since I've been
in the business man, I've got this huge boat, find
me some place to put it. I'd even buy a house. Well,
guess what, these do not come along very often, so
you can have that large boat right outside the back
sailboat access of course. And this is introduced to the

(38:36):
market at three seventy five. Okay, next, I'm taking you
to three seven one seven Rogers Street, Fort Myers. This
is a three bedroom, two bath family room, introduced to
the market at four hundred and fifteen thousand. Just been
on the market six days. I know we've already had

(38:57):
some calls on it. No flood requires very important, no
hoa fees, metal roof, fully fenced backyard again on the
mark four fifteen. All right, we're up against the clock.
Stick around. We were gonna talk more listings on the

(39:18):
other side, we're going to talking about more of the market,
and of course are coming since.

Speaker 8 (39:23):
Say you live out of state, but you need to
sell a home in Florida and you want the same
customer service you'd get if you were a local.

Speaker 1 (39:29):
That's easy.

Speaker 8 (39:30):
Matthew Patterson and the Patterson Group at Keller Williams Peace
River Partners. Take Nancy and Justin living in a different state,
needing to sell their home in Fort Myers.

Speaker 1 (39:38):
Since there we're.

Speaker 8 (39:39):
Miles away, they really wanted to work with a team
of experts that they felt like they could trust, and
they wanted to get their home sold for the most
money possible, of course, so they reached out to the
Patterson Group for help. In the end, Mike said, the
entire team from the Patterson Group made selling their home
even long distance and absolute breeze. When it comes to
selling your home or buying a home in Southwest Florida,

(40:00):
you want to work with the best. That's why you
need my friend Matthew Patterson. I'm Todd Matthews recommending you
google the Patterson Group at Keller Williams Realty or look
up Matthew Patterson dot com and then start packing because
you will be moving your home.

Speaker 5 (40:14):
Sale is down when you call Matthew Patterson, go to
Matthew Patterson dot com.

Speaker 6 (40:22):
It's the little things that make a big difference. That's
the motto of Oak and ink Land and Title Company.
Picture this a seamless, stress free closing where their expert
team will guide you through the closing process from start
to finish. They understand that every home purchase is unique.
That's why their personalized service insures your needs are met
with precision and care. At Oak and Ink, Land and Title,

(40:42):
you aren't just a customer your family.

Speaker 3 (40:44):
Call today at.

Speaker 6 (40:45):
Nine four one five zero zero five five zero nine
or online at Oakandinc. Title dot com.

Speaker 2 (40:52):
The local organization CARE, the Center for Abuse and Rape Emergencies,
Needs your Help. CARE provides twenty four hour hotline serve
since twenty four hour rate crisis, hospital response, and victim advocacy.
This organization has helped thousands of people providing shelter support
and counseling. Donate or volunteer today Call nine four one

(41:14):
sixty nine five four nine nine or donate items at
their reuse store, Kenilworth Boulevard, Port Charlotte.

Speaker 10 (41:23):
Our veterans risked it all to protect our freedom. One
of the best ways to say thank you is to
volunteer to support them at a time and history where
kindness is a virtue. Volunteering at a therapy bag event,
teaching a craft class, or simply helping veterans at a
hospital means a lot. For over forty seven years, Help

(41:43):
Heal Veterans, a not for profit organization, with the support
of citizens like you, has created, manufactured and distributed therapeutic
art and crafts projects for our veterans and military at
no charge to them. As a National Veteran Service organization,
Help Veterans supports VA hospitals, patients at home, and our

(42:04):
active military. Together, help Eel Veterans and volunteers like you
have delivered over thirty two million therapy kits too injured
and recovering veterans To a volunteer or learn more, visit
heel vetts dot org. That's heel vetts dot org.

Speaker 3 (42:23):
Your home sale is down.

Speaker 5 (42:24):
When you call Matthew Patterson, go to Matthew Patterson dot com.

Speaker 1 (42:36):
Property.

Speaker 2 (42:37):
It's eleven forty eight here at NewsRadio WCCF and you
are tuned to Real Estate Exposed. We're coming down the
home stretch. And don't forget this phone number if you
have any questions about anything you've heard on the show today,
nine six eighty six hundred once again, that's nine one
six one eighty six hundred, or log on to Matthew

(42:59):
Patterson dot com.

Speaker 1 (43:02):
All right, they didn't bring an energy today. He's got
us going. I know he's got me fire back up.
All right, So I'll tell you what. Let's roll into
open houses because I definitely don't want to rush to them.
We got a lot of great ones this week. Yep,
definitely we're going. So we do have a lot on here.

Speaker 3 (43:18):
I've actually got a couple that I'm gonna give a
little detail on while I'm going through the open houses. Sure,
but we'll start with one four one five to one
Heritage Landing number one zero two to one. That's Saturday
eleven to one with Nick two ninety Rotunda, Saturday eleven
to one with Less two five zero two two Chicileo.
That's also Saturday eleven to one with Carrie. Now this

(43:41):
one actually a couple of nice features. Three car garage
on this one. It's on a double lot and it's
being furnished or unfurnished. Beautiful home, three bedroom, two bath
offered it three thirty five. Moving on more open houses.
This one you can come see me at two eighty
three Fields Terrace. That's Saturday eleven to one, So Fields
Terrace is a three bedroom, three and a half bath,

(44:04):
beautiful offered at seven seventy five private dock with a
ten thousand, ten thousand pound boat lift, direct sailboat access.
Come see me eleven to one on Saturday at that one.

Speaker 1 (44:14):
That's a great one.

Speaker 3 (44:15):
Three two two eight Purple Martin number one sixteen, Saturday
nine to eleven, four or five one.

Speaker 1 (44:22):
I just talk about yep, correct, that is the one
you just covered. Come out. I guarantee your boatle fit
very nice.

Speaker 3 (44:30):
Next is forty five sixteen Santa Barbara. This is one
of our newer listings. Saturday eleven to one with Nick Sartel.
This is a nice two bedroom, two bath, does have
a community pool, tile flooring throughout, and great location close
to shopping and restaurants down in Cape Coral. Uh. A
couple of more here one four to two two Kittiwake.

(44:51):
I did an open house on this property a couple
of weeks ago. Beautiful property. That one's Saturday eleven to one.
And last but not least one a eight Broadmoor Lane
and that's Friday three to five with mister less.

Speaker 1 (45:04):
You have mentioned me a kiddyway.

Speaker 3 (45:06):
Well, honestly, your name's not on kidding.

Speaker 1 (45:08):
Well, okay it should have been. Come see see matt
Saturday at three week. Okay, so now I'm gonna take
you to one fifty eight Mariner Lane. This is Rotunda West,
close to the beaches. Just a beautiful area. Three car garage,
waterfront home, three bedroom, two bad three Like I said,

(45:29):
three car garage, freshwater canal. Now, all these properties we
have the three D tour that you can walk through
the home. Uh So, definitely check out our website Matthew
Patterson dot com. You can also go on there if
you missed any of these open houses, look and click
on and see what open houses are happening. This property

(45:52):
is introduced to market at six thirty five. Is a
twenty twenty, so you've got you know, all the new
newer building codes. Just a lovely home. Two hundred and
three square feet under air thirty three twenty three total,
twenty twenty roof. It's got the crown molding tile throughout

(46:13):
tray ceilings with that tray lighting. I love that. Yeah,
that's a sweet addition. Yeah, recess pennant lighting, open kitchen,
all stainless appliances, granite countertops, tile back splash, you name it,
it's got it. So give us a call on that
one or and we'll such have a private showing. Now

(46:36):
we are going to two five four one three Prior Drive.
This one is three bedroom, two bath, and two car garage,
famer room, formal dining room, nineteen hundred ninety square feet
under air twenty eighteen roof. It does have the transferable warranty.

(46:59):
Here's what I really It's got the vacant lot on
both sides available. And we're seeing a lot of the
homes out there, especially as we're seeing these changes in
the the RV garages and stuff like that, they're talking
about making changes on that. A lot of these homes
out here, we're seeing them build that attached to the
house or add that onto a house. This one you

(47:21):
can have the room to do so so you can
have all your toys right in one spot. Next we
are going to Oh and it's got a thirty by
eight front porch, which I just love being from Indiana,
and a twenty one by twenty paver patio in the back.
Three oh three West Gray Street. I'd mentioned this one

(47:42):
last week was coming to market. We just had an
adjustment on it, or I'm sorry I missed a few
weeks ago, like three four weeks ago. We did an
adjustment to nine hundred thousand on it. I know we're
getting a lot of calls on it, a lot of activity.
This is the TJ. Thornberry Custom Home built this house,
so you know right there the quality of this home.

(48:04):
It is a twenty sixteen real close down by the
historic district, so you can walk, you can bi ry,
you can go to that farmer's market we talked about.

Speaker 3 (48:14):
It's my neighborhood. I ride by that house.

Speaker 1 (48:17):
By perfect house for Mike and his wife, so and
the other really by the way. It's set on a
half acre, twenty sixteen metal roof, oversized driveway, the big
front porch on it. I mean it, it is just
it's a showstopper. Every time you know I've seen this house,
I'm just like, wow, mini split ac in the garage.

(48:40):
So if you're into into doing some woodworking, or you're
a hobbyist, it's that part's awesome and whatever.

Speaker 3 (48:50):
You will turn it into your man cave, which I
saw not too long ago.

Speaker 1 (48:54):
We all need those. When you walk in the front door,
this one has that hive not vaulted, but where that
ceiling steps up with that wood, it is it's It's stunning,
it really is, and the natural light is unbelievable. So
definitely give us a call on that eight fifty Napoli Lane.
I'm going to tell you what this home I've been

(49:15):
talking about to the team. I'm like, this house is amazing,
really quick out ten fifteen minutes depending on your boat
idle and out. You can ride out of Fishermen's village
three bedroom, two bath or two and a half bath.
It has an additional storage out on the pool area
two twenty square feet under air eighty feet of water.

(49:36):
Frontage built on a stemwall that's ten and a half
feet above sea level. It had no water and intrusion
of course, or anything from the hurricane lean or Milton
twenty twenty four. Metal roosts and gutters, radiant heat barrier
seven electric, the metal heavy duty roll down shutters on

(49:58):
all windows and doors, water softener system, you know, tray
ceilings with lighting. It's got the gas fireplace as well
as gas stove, which a lot of people want. Building
entertainment area. As soon as you walking the front door,
it has a large den to your left, which is
awesome if you're working from home. And it was set

(50:21):
up when you walk in. Also for a baby grand piano,
so it has another either sitting area there or if
you're you know, in the musician into pianos. It's a
perfect spot already built for it. This home is on
the market for eight hundred and fifty thousand. I have
a prediction that it won't last more than the next week.
So just a prediction, all right. And I have three

(50:45):
more pages of custom features on that I know, I know,
just for the sake of time, For the sake of time,
all right. Two eighty six mark Queen Lane, Rotend to West.
Spent a lot, a lot of time in Rotuna today
on these This house is a three bedroom, two bath
private pool introduced to the market four hundred and fourteen thousand.

(51:07):
You have a family room and Florida room eighteen hundred
and eighty six square feet under air freshwater canal. You've
got the split bedroom plan which so many have come
to love. Twenty twenty two. Roof tile flooring throughout vaulted ceilings.
His in her walking closets. Bathroom is updated in twenty
twenty with the dual seek vanity, walking shower, soaking tub space.

(51:31):
It has really good sized guest bedroom so you get
a lot of space here. It says eighteen hundred and
eighty six, but I can tell you when you're in
this home feels much much larger. Four hundred and fourteen
to nine. Next we're going to one four one five
to one. Heritage Landing Unit ten twenty one, three bedroom,
two bath, introduced to the market to eighty four to nine.

(51:55):
This is a resort style living right here, second floor
end unit in Heritage Lenning Golfing country Club. Now we've
got Simarak. This one's new to the market. I'm talking
Brandy five three three three Simarak Street, three bedroom, two back,
two car, garage, plantation shutters. I love those plantation shutters,

(52:17):
that Florida field. Very large kitchen, island in the kitchen
so if you're into cooking, all new appliances, just absolutely gorgeous.
Very large private backyard. So you're in this community. You
definitely have neighbors close by, but you've got that private
backyard with mature oak trees, which I fall in love

(52:42):
with every time. Introduced to the market two hundred and
seventy five. Thou all right, so we're bumping the clock here.
I want to thank everybody for listen Mike, thank you
so much for coming on.

Speaker 3 (52:51):
Hey, thanks for having me.

Speaker 1 (52:52):
It's been a blast. And uh, next week we're gonna
be in Nashville. We're gonna be covering getting all the
lace and greatest in our mastermind on marketing, and we'll
be back to you the following week. So thanks again,

(53:25):
m