“Because of the lockdowns up north, our market experienced a 38 and 54% drop in pending sales during March and April [respectively],” reported Mike Hughes, a panelist at the Naples Area Board of REALTORS®’ 2020 Year-End Market Conference on February 2, 2021. Hughes shared the virtual stage with Budge Huskey, Adam Ruud and Jeff Jones.
“It wasn’t until May that I realized ‘the sky isn’t falling’,” said Hughes. “REALTORS® adapted quickly and became better at marketing using FaceTime, virtual tours and other creative ways to show properties. It paid off because according to the annual report, pending sales in Naples had an incredible run from July to December, with an average of 1,400 pending sales during each of those months.”
Hughes pointed out that there were 7,104 pending sales from January through June, but 9,150 from July through December. “I’ve never seen this type of improved activity in the second half of a year. We were certainly in unchartered waters in 2020.”
Pending sales for 2020 increased 28.8% to 16,254 pending sales from 12,623 pending sales in 2019. “These results speak volumes to the resiliency of the industry, to REALTORS® in our area, and to the desirability of our local market,” added Hughes.
Discussing closed sales for 2020, Adam Ruud began his presentation by stating, “Back in March, we faced extreme uncertainty; but REALTORS® thrived in the midst of a goliath-like challenge, and the Naples housing market emerged as the catalyst and backbone of what was an uncertain economy.”
Closed sales for 2020 increased 19.4% to 12,300 closed sales from 10,302 closed sales in 2019. “Closed volume for the year was also remarkable,” added Ruud, “There was a 41% increase in closed volume year over year, which equated to a remarkable increase from $12.9 billion in 2019 to $18.2 billion in 2020.”
Looking at a quarterly analysis of closed sales during 2020, the annual report showed that the first quarter had an increase of 21.1% in closed sales, while quarter two had a decrease of 29.4%. Ruud pointed out that “as Mike Hughes mentioned, the housing market rallied during the third and fourth quarters, and we had increases in closed sales of 40.6% and 55.5% [respectively].”
“Even facing many unknown challenges during the second quarter, we saw incredible efforts to close transactions despite many lockdown obstacles and economic uncertainty, which further proved to me the amazing resiliency and desirability of our area’s housing market,” said Ruud, who went on to add, “No one expected us to surge past 2019 sales levels in the third and fourth quarter like we did. It’s been nothing short of remarkable. In fact, October was the top month for closed sales in 2020, with a 65% increase in closed sales compared to October 2019.”
Closed sales of homes priced $2 million and above outperformed all other price points tracked by NABOR® in 2020. With a notable 62.4% increase over 2019, Ruud said, “the luxury housing market in Naples proved to be an investment of choice in 2020.”
Looking at closed sales historically, Ruud pointed out that the desire to experience the coastal lifestyle has been growing in demand for many years as our data shows only 3,973 closed sales in 2007 compared to a whopping 12,300 closed sales in 2020.
Discussing home prices in Naples, Budge Huskey said, “while median prices in our area increased significantly [11.4% overall], this wasn’t out of line with what was witnessed on a national basis because NAR [National Association of Realtors®] reported that median closed prices in America went up 12% during 2020.”
“We have been beneficiaries of a tragic event that just accelerated real estate across the board in Florida,” he added. For perspective, Huskey added, “Average sales prices in the area rose 16.1%. I think all would agree that an increase of roughly $100,000 in one year in average sales price in any market is extraordinary.”
Median closed prices for single-family homes in the Naples Beach area saw the greatest leap in 2020 with an increase of 27.1%. “This was due to unprecedented demand in high-end real estate. These are the people who are affluent, can move quickly, had the capital, and they took advantage of it in 2020,” added Huskey.
Affirming what other presenters had already said, Huskey agreed that the second half of the year performed much better, which, according to Florida Realtor® data, resulted in a 142% increase in closed sales of homes over $1 million in Southwest Florida. “With active listings expected to decrease in 2021, there isn’t a reason to suggest we won’t continue to see upward pressure on prices. The good news is that we will continue to be the beneficiaries of high demand this year, with also expected higher average sales prices.”
“If there’s one thing that is kind of a harbinger of possible issues in the future, it’s inventory,” said Jeff Jones. “A year ago we had 7.2 months of supply, and at the end of 2020 we are at 3.1 months of supply. We’ve gone from a balanced market to clearly a sellers market in one year.”
Because of the popularity of single-family homes, that sector of inventory decreased 58% in 2020, while the condominium inventory decreased 41%. “The patterns of consumption are showing us that people are migrating to single family homes,” added Jones. “However, as we moved on toward the end of the year and it became very difficult to find single-family home options, people continued to want to be here so we saw condominium sales exceed single-family home sales during the fourth quarter.”
Looking at inventory over the last 10 years, Jones pointed out that despite a 57% decrease in inventory levels compared to 2019, there were 15,604 new listings added in 2020. “This was the third highest increase in the last 10 years. In fact, the highest number of new listings have occurred in the past three years,” noted Jones. “This tells us that we don’t have a low supply issue necessarily; what we’re facing is definitely a high demand issue.”