NAPLES MARKET INTELLIGENCE

Naples Market Intelligence.

A year of heavy inventory has thinned out. What that means depends on where you sit.

Updated August 2026 · Figures dated individually by reporting period below

MARKET SNAPSHOT

Where the Naples market sits on current data.

$595K

Overall median closed price

Collier County excluding Marco Island, all property types · June 2026 · Naples Area Board of REALTORS®

$750K / $442.5K

Median closed price, single-family / condominium

Collier County excluding Marco Island · June 2026 · Naples Area Board of REALTORS®

4,741

Homes in inventory, down 23.4% year over year

Collier County excluding Marco Island, active inventory · June 2026 · Naples Area Board of REALTORS®

94.5%

Average share of most recent list price received

Collier County excluding Marco Island, closed sales · June 2026 · Naples Area Board of REALTORS®

These are county-wide figures across every price point, so they sit well below where the top of this market trades. The $1M and above segment is broken out under Market Direction.

MARKET DIRECTION

Is the Naples market still loosening, or has it turned?

It has been tightening, and on both sides at once. Inventory fell to 4,741 homes in June 2026 from 6,189 a year earlier, down 23.4%, while new listings dropped 9.6% for the month and 11.4% year to date. Demand moved the other way: 881 closings in June, up 16.5%, and 855 pending sales, up 14.9%, with year-to-date closings at 5,229, up 17.9%, and year-to-date pending sales up 28.5%. Condominium pending sales rose 10.2% for the month and more than 48% year to date. Months of supply fell to 6.3 from 9.7, a 35.1% decline. Distress is not a factor in this cycle: 22 foreclosures and 38 short sales year to date, under 1% of homes sold.

Pricing has not followed supply in a straight line. The June median closed price of $595,000 was up 3.8% from $573,450, but the year-to-date median of $610,000 sits 0.8% below last year’s $615,000, which is the clearer signal that 2025 ran heavy. Property type explains most of the spread: single-family closed at a median of $750,000, up 7.1%, while condominiums closed at $442,500, down 1.7%. Time is also stretching even as supply falls. Average days on market reached 103, up 13% year over year, against sellers receiving 94.5% of the most recent list price, up from 94.1%. The practical read is that the market is absorbing well-priced inventory and charging patience for the rest.

The top of the market is geographically concentrated. In June, 254 homes closed at $1M or above, roughly 29% of the month’s sales, and about 70% of the ten highest-priced sales closed west of US-41. Sales between $1.5M and $5M rose 29.4% and sales above $5M rose 11.5%, with total June dollar volume above $1 billion. For a buyer, that favors treating US-41 as a pricing boundary rather than a road, and expecting the deepest competition on the water side of it. For a seller, it means the comparable set at the top narrows quickly, and a property’s position relative to that line does a large share of the pricing work.

Months of Supply · Collier County (excluding Marco Island) · June 2026

Condominium (Balanced market, tilted to buyers)6.7

Single-Family (Balanced market, tilted to sellers)5.9

Collier County (excluding Marco Island) · June 2026 · Naples Area Board of REALTORS®

29%

Share of June closings at $1M or above

Collier County excluding Marco Island, 254 of 881 closed sales · June 2026 · Naples Area Board of REALTORS®

~$5.8M

Median single-family price, high-end coastal Naples

Naples high-end coastal market, single-family, based on 113 sales · Mid-2025, reported August 2026 · Shimberg Center for Housing Studies, University of Florida

SUBMARKET INTELLIGENCE

Port Royal and Pelican Bay answer to different rules.

NABOR reports at the county level and does not break these neighborhoods out, so a figure appears below only where a named source publishes one. Where a submarket has no clean comparable statistic, it stays qualitative rather than carrying a number invented to match the shape of the others.

Port Royal

Naples’ most exclusive waterfront enclave, built on oversized lots along deep-water canals with direct Gulf access through Gordon Pass.

Buyer Profile: Buyers at the top of this market, frequently paying cash and treating the lot and its water access as the asset.
Property Type: Single-family estates on canal and bay lots, with a steady rate of replacement construction.
Pricing Context: Over the twelve months to January 2026, Port Royal averaged $24M per sale and $3,719 per square foot, up 41.4% year over year, on $696.3M of dollar volume, roughly double the prior year, per William Raveis luxury market reporting.

$3,719Average price per square foot

Port Royal, closed sales average · Twelve months to January 2026 · William Raveis luxury market reporting

Takeaway: Port Royal Club eligibility transfers with ownership of eligible parcels in the neighborhood — not every property qualifies — which is part of why the boundary itself carries value.

Aqualane Shores

The stretch between Old Naples and Port Royal. An older canal neighborhood carrying a substantial amount of new construction.

Buyer Profile: Buyers who want deep-water dockage within walking distance of the Third Street South district.
Property Type: Single-family homes on canal lots, ranging from original older houses to recent replacements.
Pricing Context: None of the sources used on this page publishes a closed-price series for Aqualane Shores specifically, so it is described qualitatively here. Where a neighborhood is this dependent on lot width, canal depth, and clearance to the pass, a blended figure would obscure more than it explains.

Takeaway: The trade is dockage and proximity in exchange for accepting that a meaningful share of the inventory is priced closer to land than to finished house.

Old Naples

The historic walkable grid around Fifth Avenue South and Third Street South, with the beach blocks running west of US-41.

Buyer Profile: Buyers who put walkability to dining and beach ahead of private dockage.
Property Type: A mix of cottages, new construction, and low-rise condominiums.
Pricing Context: The highest reported sale of June 2026 was a newly constructed Gulf-front estate in Old Naples at $27M, according to regional brokerage reporting. That figure marks the neighborhood ceiling rather than its norm, and it reflects new construction directly on the Gulf.

Takeaway: Position inside the grid does much of the pricing work here. Beach block, avenue proximity, and lot orientation separate otherwise similar houses.

Park Shore

A Gulf-front high-rise corridor paired with the Venetian Bay waterfront homes behind it, anchored by Venetian Village.

Buyer Profile: Buyers choosing between a tower residence with beach access and a bay-side house with dockage, inside one neighborhood.
Property Type: Gulf-front condominium towers, plus single-family homes on Venetian Bay.
Pricing Context: Park Shore contains two very different product types under one name, and no source used here publishes a clean split between them. A blended median would describe neither, so this entry stays qualitative.

Takeaway: Beach access comes with residency. The practical question is tower or dock, because the two behave as separate markets that happen to share an address.

Pelican Bay

A master-planned North Naples community with roughly three miles of private Gulf beach, reached by berm tram and boardwalk rather than by car.

Buyer Profile: Buyers who want managed beach access and community amenity, and who do not need a boat slip.
Property Type: High-rises, villas, and estates inside a single master plan.
Pricing Context: Pelican Bay spans a wide range of product within one community and is not published separately by NABOR, so no median is quoted here. The practical read is that pricing separates on building and position rather than on access, since beach access applies community-wide.

Takeaway: There is no private boat dockage in Pelican Bay. That one fact sorts buyers faster than any price band does.

MARKET POSITIONING BY TIER

What does $3 million buy in Naples?

Positioning changes quickly across these three tiers. What follows is typical positioning given the pricing context above, not a statement about what is available on any given day.

$1M

Where NABOR starts counting luxury

The level at which NABOR counts a sale as luxury, and one that 254 June closings reached or passed, roughly 29% of the month. Typical positioning: condominiums across the county, including established stock in the coastal communities, and single-family homes inland of US-41. With the county single-family median at $750,000, this tier sits above the middle of that market and below where the coastal segment begins.

$3M

Established coastal positioning

Well above the June medians of $750,000 for single-family and $442,500 for condominiums, and inside the $1.5M to $5M band where closings rose 29.4%. Typical positioning: houses in the Old Naples grid away from the beach blocks, Gulf-front condominium residences in Park Shore, or estate product within Pelican Bay. Deep-water dockage west of US-41 is reachable at this tier, usually by accepting an older house on the lot.

$10M

The top-end coastal tier

Above the roughly $5.8M single-family median the Shimberg Center reported for high-end coastal Naples in mid-2025, and inside the band where June sales above $5M rose 11.5%. Typical positioning: canal-front estates in Port Royal and Aqualane Shores, or Gulf-front houses in Old Naples, where the June record reached $27M. Port Royal averaged $3,719 per square foot over the twelve months to January 2026, so square footage at this tier is bought at a materially different rate than elsewhere in the county.

Illustrative positioning drawn from the reporting periods cited above. Individual properties vary widely inside every tier, and this is not a list of available inventory.

CONDO VS. SINGLE-FAMILY

Are Naples condos and single-family homes moving at the same speed?

Close, but not identical. Both property types tightened sharply over the past year and both now sit near balance, which is unusual: the split runs through pricing rather than through supply. This is market context, not financial or legal advice.

Median closed price: Condominium
$442,500, down 1.7% year over year; Single-Family
$750,000, up 7.1% year over year
Months of supply: Condominium
6.7 months; Single-Family
5.9 months
Closed sales, June: Condominium
424, up 27.7% year over year; Single-Family
457
Inventory change year over year: Condominium
Down 23.2%, to 2,470 units; Single-Family
Down 23.6%
Typical buyer profile: Condominium
Seasonal and lock-and-leave ownership, often settled in cash; Single-Family
Year-round and seasonal ownership where lot, position, and dockage carry the value
Carrying costs: Condominium
Monthly dues alongside taxes and insurance. Florida’s post-2022 structural integrity reserve study requirements (SIRS) have pushed dues higher at many buildings.; Single-Family
Often no association dues, though club and community fees apply in planned communities, and maintenance responsibility sits with the owner.

Collier County (excluding Marco Island) · June 2026 · Naples Area Board of REALTORS®

WATERFRONT INTELLIGENCE

How much does water actually change the price in Naples?

Naples prices water in tiers, and the tiers are not subtle. Gulf-front sits at the top: the highest reported sale of June 2026 was a newly constructed Gulf-front estate in Old Naples at $27M, per regional brokerage reporting. Below that comes bay and canal deep-water, where Port Royal’s oversized lots reach open water through Gordon Pass and averaged $3,719 per square foot over the twelve months to January 2026. A third tier is beach access without dockage, which is what Pelican Bay provides through its berm tram and boardwalk. Everything inland of that competes on house rather than on frontage. About 70% of June’s ten highest-priced sales closed west of US-41, which is the shortest way to describe where the top of this market lives.

Cash settled roughly 58% of Collier County transactions (excluding Marco Island) across full-year 2025, per NABOR. For contrast, the county-wide cash share in Miami-Dade was 38.1% in Q1 2026, per regional brokerage market reporting. A share that high changes how offers are read. Appraisal risk is off the table for much of the competing field, closing timelines compress, and a financing contingency carries more weight in a seller’s comparison than it would in a market where most buyers have one. Buyers who need financing should expect that comparison, particularly west of US-41, and should expect terms and timing to matter as much as price.

Carrying costs belong in the analysis before an offer, not after it. NFIP flood coverage is commonly capped at $250,000 for the building, which sits well below replacement cost at this end of the market, and Florida’s structural integrity reserve study requirements have raised dues at many condominium buildings since 2022. None of this is financial, insurance, or legal advice. Buyers should request the current insurance summary, the reserve study, and the recent assessment history during due diligence, and read them next to the price rather than after it.

Top sale: regional brokerage market reporting, June 2026. Port Royal price per square foot: William Raveis luxury market reporting, twelve months to January 2026. Cash share: Naples Area Board of REALTORS®, Collier County excluding Marco Island, full-year 2025; Miami-Dade comparison, regional brokerage market reporting, Q1 2026. Insurance and reserve context: general Florida market reporting, 2026. Not financial or legal advice.

BUYER INTELLIGENCE

The same market reads differently to four buyers.

Primary Residence

What matters: Year-round livability, everyday drive times, and a house that works in August as well as it works in February.

Preferred areas: Old Naples, Pelican Bay, North Naples

Trade-off: The strongest inventory tends to arrive with season, so a year-round buyer is often shopping when selection is thinnest.

Seasonal Second Home

What matters: Lock-and-leave management, storm-season coverage, and walkable proximity to dining and beach.

Preferred areas: Park Shore, Pelican Bay, Old Naples

Trade-off: Association dues and reserve funding are a full-year cost against a property used for part of the year.

Cash Buyer

What matters: Speed and certainty. Cash settled roughly 58% of Collier County transactions (excluding Marco Island) in full-year 2025, so the advantage is real here but far from rare.

Preferred areas: West of US-41 broadly, including Port Royal and Aqualane Shores

Trade-off: At the top of this market cash competes against cash, which means terms, timing, and inspection posture do more work than the absence of a loan.

Golf & Club Buyer

What matters: Membership structure, transfer terms, and what dues actually cover. These vary by community and change over time, so they are read per community rather than assumed.

Preferred areas: Grey Oaks and other golf communities inland of the coastal enclaves

Trade-off: Membership can be capped or waitlisted, so the house and the access are two separate questions on two separate timelines. An $11.5M sale at Grey Oaks closed at 110% of asking in June 2026, per regional brokerage reporting, a reminder that individual outcomes inside these communities can run well ahead of the county trend.

SELLER INTELLIGENCE

Three things worth settling before a Naples listing goes live.

Timing

Season still concentrates the buyers, but June did not behave like an off-season month.

Naples runs on a strong winter season, roughly January through April, with summer historically slower. June 2026 departed from that pattern: 881 closings, up 16.5% year over year, and 855 pending sales, up 14.9%. Listing into season remains the conventional approach, and this June is a reason not to treat the quieter months as closed.

Pricing

Sellers are landing close to list, and taking longer to get there.

Homes closed at an average of 94.5% of the most recent list price, up from 94.1% a year earlier, while average days on market reached 103, up 13%. Read together, the two figures suggest the market pays near asking for correctly priced homes and charges time for the rest. Worth noting that 94.5% is measured against the most recent list price, not the original one.

Luxury Positioning

The top of the market is concentrated, and presentation is assumed at that level.

254 homes closed at $1M or above in June, roughly 29% of the month, and about 70% of the ten highest-priced sales closed west of US-41. Sales between $1.5M and $5M rose 29.4%, and sales above $5M rose 11.5%. At those levels buyers compare launches as well as houses, and a listing that arrives without considered photography, plans, and narrative starts a step behind the ones that do.

Explore The Velora Launch

FROM THE JOURNAL

Designing Real Estate Websites for Naples Luxury Sellers and Second-Home Buyers

A slower, more considered kind of luxury market calls for a calmer, more trust-first kind of website.

Read the Journal note

SOURCES & METHODOLOGY

Every figure on this page is dated where it appears, because these sources publish on different schedules. County-level quantitative figures (median closed price, closed and pending sales, inventory, months of supply, sale-to-list share, days on market, and cash share) come from Naples Area Board of REALTORS® monthly statistics for Collier County excluding Marco Island. NABOR publishes roughly one month after a period closes, so the June 2026 report is the current release as of August 2026. University research and brokerage reporting are used only where NABOR does not publish at that level of detail, and are labeled as such wherever they appear.

Naples Area Board of REALTORS® (NABOR)
June 2026 monthly market report for Collier County excluding Marco Island (median closed price, closed and pending sales, inventory, new listings, months of supply, sale-to-list share, days on market, luxury segment counts, foreclosure and short sale counts), plus the full-year 2025 cash share.
Shimberg Center for Housing Studies, University of Florida
Median single-family price in high-end coastal Naples, near $5.8M in mid-2025, based on 113 sales, as reported August 2026.
William Raveis luxury market reporting
Port Royal average sale price, average price per square foot, and dollar volume for the twelve months ending January 2026.
Regional brokerage and publication market reporting
Top-sale records for June 2026 and submarket qualitative context, used where NABOR does not report by neighborhood.

Velora Experience is a fictional marketing concept by New Level Design Studio, not a working brokerage. Market data above is real and independently sourced; the positioning and commentary around it are editorial interpretation, not a real brokerage’s transaction record.