Five Questions

For honest opinions and a few educated predictions on real estate in Collier County, we talked to veteran land development broker and real estate expert Ross McIntosh. As a guru of market analysis in Southwest Florida, McIntosh gives annual seminars on the residential and commercial real estate outlook. With development, real estate and construction accounting for a significant portion of our economy, McIntosh's forecasts are sought out by everyone from homebuyers to large-scale project developers. He explains where to watch for growth, why Naples has such high prices and what the escalation really means for buyers, sellers, builders and investors in our Gulfshore paradise.

1. What is attracting such extraordinary wealth to our community?
Naples was once a well-kept Midwestern secret. But today, people are coming here from all over the country-even from other parts of Florida. It's because of the Naples mystique. The Ritz-Carlton, the Registry and, of course, Port Royal all give Naples a cachet that people have always believed extends to the whole town. Actually, much of Naples was fairly modest until recently.

2. What does the increase in real estate prices throughout Collier County mean for first-time homebuyers?
Right now our market is completely inattentive to the real needs of real people. Most young people, or people with moderate means, simply cannot afford to live here. The process of buying a home here has become downright insulting. Buyers literally have to get in line to pay outrageous prices. Home ownership has always been the most important pillar in the strength of a family or a community. We disrespect that at our own peril.

3. Do you anticipate large employers moving here to take advantage of our work force?
I don't really foresee a company like IBM, for example, opening up a facility here. Land in Collier County is too expensive and there are no resources nearby for a corporation to utilize effectively. Ours is likely to remain a service-based economy.

4. How well has Collier County kept up with the rapid growth?
The truth is, they've made some mistakes. For example, the six-laning of Immokalee Road, from Airport to Orange Tree, is about three years late. Still, they always seem to do what needs to be done, just in the nick of time. Also, they are very well funded. Remember, Collier County receives $20,000 in impact fees for every new condominium.

5 Where will the next hot spot for development in Collier County be?
The area around the new Ave Maria University will host several expansive, new residential communities-each with its own amenities. The growth there will be tremendous.