By Robert Nardi

New listings added to the Naples housing market were unable to keep pace with buyer demand in May, leading to a 22 percent decline in overall inventory. The market added 991 new listings during the month, while 1,066 homes went under contract (pending sales). Inventory was further reduced by strong sales activity. Over the past 12 months, closed sales have outperformed the previous 12-month period, and that momentum continued in May. Overall closed sales increased 13.9 percent, rising to 900 transactions from 790 in May 2025. Broker analysts reviewing the May 2026 Market Report from the Naples Area Board of REALTORS® (NABOR®), which tracks home listings and sales throughout Collier County (excluding Marco Island), report that the combination of shrinking inventory and strong buyer activity signals a competitive market. As demand for the Naples lifestyle continues and inventory decreases, the median closed price in May increased 1.7 percent to $599,900 from $590,000 in May 2025. In the single-family home market, the median closed price increased 7.6 percent in May to $750,000 from $697,000 in May 2025. In the condominium market, the median closed price increased 0.1 percent in May to $450,000 from $449,500 in May 2025.

The luxury market in Naples is performing very well in 2026. By the end of May, sales of single-family homes over $1.5 million increased 25 percent compared to sales of single-family homes in the same price category during the first five months of 2025. Naples continues to have a large percentage of cash sales. 61 percent of the overall closed sales in May were cash buyers.

The NABOR® May 2026 Market Report provides comparisons of single-family home and condominium sales (via the Southwest Florida MLS), price ranges, and geographic segmentation and includes an overall market summary. NABOR® sales statistics are presented in chart format ( CLICK HERE ).

What does this mean?

The Naples housing market continues to show strong demand, even with higher living costs and ongoing global economic uncertainty. More homes are being sold and going under contract than a year ago, while the number of homes available for sale continues to decline. This combination of strong buyer activity and shrinking inventory has created a healthy, competitive market where home prices remain stable and, in many cases, increasing.

For buyers, the biggest challenge is the limited supply of available homes. Inventory is now below pre-pandemic levels, making it more difficult to find the right property, particularly in the luxury market where homes priced above $1.5 million have experienced a significant drop in available inventory

Waiting for interest rates to decrease may not be the best strategy. While borrowing costs could improve later this year, declining inventory is expected to place continued upward pressure on home prices. Any savings from lower mortgage rates could be offset by paying more for the home itself. With the market currently at 7.1 months of inventory—well below the approximately 12 months considered a balanced market—buyers are likely to continue facing competition for desirable properties in the months ahead. My best advice is to work with a real estate professional who can monitor the market and alert you when properties that fit your needs are available and/or you can also perform your own searches at www.BuyNaples.net.

Seasonal Rentals

If you wish to “test drive” Southwest Florida for the winter, we still have some great seasonal rentals available at all price points and lengths of stay. Please call our office at 239-213-1616. One of our Rental Administrators will be able to assist you.

Wishing you an amazing summer and hopefully, I will get to see you soon. 

By Robert Nardi
As high season begins to settle and traffic around town eases, the Naples real estate market is showing no signs of cooling off. Overall pending sales (homes under contract) in April increased 38.2 percent to 1,388 pending sales from 1,004 pending sales in April 2025. Steady demand for the Naples lifestyle during April resulted in a 7.7 percent increase in the overall median closed price to $630,000 from $585,000 in April 2025. Broker analysts reviewing the April 2026 Market Report by the Naples Area Board of REALTORS® (NABOR®), which tracks home listings and sales within Collier County (excluding Marco Island), predict a solid summer market ahead. The percentage of list price received in April increased by 0.3 percent, indicating more sellers are pricing homes right for today’s market. In fact, less than 30 percent of homes for sale in April initiated a price decrease. The condo market is showing signs of improvement. Compared to sales in the single-family homes market, sales in the Naples condominium market lagged until recently.

Sales of single-family homes outpaced condominium sales in 2025, most likely because condo associations were rebuilding those reserves by issuing special assessments to their owners. But in April, the report showed a 51.4 percent increase in condominium pending sales. Likewise, there were 575 condominium sales closed compared to 493 single-family home sales for the month. And despite a higher cost of ownership, in the last 12 months, there were 1,083 closed condominium sales priced below $300,000, while the single-family market could claim only 192 closed sales below $300,000.

The April Market Report identifies 527 condominiums for sale under $300,000 compared to only 120 single-family homes for sale below $300,000. And while inventory has decreased across all other price categories and home types, the under-$300,000 condominium market grew 3.9 percent in April. The median closed price has increased by 86 percent since 2019; many homeowners in Naples are sitting on solid equity.

New listings, despite decreasing 14.9 percent in April to 1,169 from 1,373 in 2025, are not far off what we enjoyed pre-COVID. But because a remarkable increase in sales is occurring, new listings can’t keep up with demand, so the overall inventory in Naples decreased 21 percent to 5,919 properties from 7,492. Geographically, the median closed price of condominiums in Central Naples (34104, 34015, 34116) increased 9.7 in April to $334,500 from $305,000 in April 2025. The median closed price of single-family homes in East Naples (34114, 34117, 34120, 34137) and Immokalee/Ave Maria, where most new homes are being built, increased 12.6 percent in April to $675,000 from $599,500 in April 2026, and 6.2 percent to $504,500 from $475,000 in April 2026, respectively.

The area still suffers from some oversupply in historically desirable neighborhoods, including Aqualane Shores and Park Shore, but other desirable neighborhoods east of I-75, like the Vineyards, have a supply of properties for sale of less than 2 months. Heightened activity in the condominium market (a 20.5 percent increase in closed sales) in April resulted in an 8 percent decrease in the median closed price to $450,900 from $490,000 in April 2025. But demand for single-family homes in April (28.4 percent increase in pending sales) pushed the median closed price up 14.1 percent to $850,000 from $745,000 in April 2025.

The NABOR® April 2026 Market Report provides comparisons of single-family home and condominium sales (via Southwest Florida MLS), price ranges, and geographic segmentation and includes an overall market summary. NABOR® sales statistics are presented in chart format (CLICK HERE).

What does this all mean?

The market is stabilizing in a way that supports long-term value. If inventory were rising rapidly, buyers might expect low offers to succeed, but that is not happening. One of the most encouraging trends is the improving condominium market. Many condominium associations required to complete structural integrity reserve studies have adopted pooled reserves, which provide greater financial flexibility and help avoid sudden special assessments for unit owners. This approach allows associations to pay for reserve items as needed rather than earmarking funds for specific expenses, and it can speed up repairs, including storm-related work. In 2025, the Florida Legislature expanded buyer protections related to structural safety information by extending the review period from 3 to 7 business days after buyers receive the required documents. If buyers find anything they are uncomfortable with, they may cancel the contract and receive a refund of their escrow deposit. When the review goes smoothly, buyers can move forward with greater confidence, which should lead to more condominium contracts and, ultimately, more closed sales.

Seasonal & Annual Rentals

We are all enjoying the warmer weather after a harsh winter up north. If you are thinking about spending time in Southwest Florida this season, we still offer a strong selection of seasonal and annual rentals. To browse available properties on your own, please visit www.BuyNaples.Net. If you would like assistance with your search, one of my rental associates will be happy to help. Just email robertnardi@aol.com or call 239-293-3592.

Have a great summer!  Enjoy!

By Robert Nardi
Buyers from the north and east descended on Naples in February, resulting in a 55.9 percent increase in pending sales (homes under contract) compared to February 2025 and a 23.4 percent increase compared to January 2026. Broker analysts reviewing the February 2026 Market Report by the Naples Area Board of REALTORS® (NABOR®), which tracks home listings and sales within Collier County (excluding Marco Island), remarked that agents were busy in February in both the resale and new construction home markets. With the deadline for structural integrity reserve studies and milestone inspections on condominiums three stories or higher and over 25 years old, if within three miles of the beach, now in the rearview mirror (December 31, 2025), pending sales of condominiums in Naples during February rocketed up 82 percent to 714 pending sales from 392 pending sales in February 2025. Unlike many areas on the east coast of Florida, milestone inspections of condominiums in the Naples area that fell under the new state requirements revealed fewer issues because they were built well and have been maintained to a higher standard.

Overall, closed sales in February increased 21.3 percent to 718 from 592 in February 2025. Not surprisingly, closed sales in the condominium market increased a remarkable 39.3 percent to 390 from 280 in February 2025. In comparison, the single-family home market saw a 5.1 percent increase in closed sales in February, to 328 from 312 in February 2025.

The momentum for closed sales in the single-family home market is expected to continue, as pending sales increased 33 percent in February to 600 from 451 in February 2025. Naples has solid closed sales figures over the next few months, and the Naples beach [34102, 34103, 34108] condominium market has significantly improved, with February closed sales up 63 percent.

The overall median closed price in February decreased .4 percent to $647,500 from $650,000 in February 2025. Of the 6,447 properties in inventory during February, there were 2,104 price decreases recorded in the month. Increased pending sales activity in both January and February indicates that sellers are following REALTOR® advice to price homes competitively to achieve faster sales. The rush of sales is reducing overall inventory, which decreased 15.1 percent in February to 6,447 properties, down from 7,594 in February 2025.   New listings decreased 13.5 percent to 1,527 new listings from 1,765 new listings. New Builds Fill the Gap. Improved sales in the resale market have paved a path for home builders again.

The NABOR® February 2025 Market Report provides comparisons of single-family home and condominium sales (via Southwest Florida MLS), price ranges, and geographic segmentation, and includes an overall market summary. NABOR® sales statistics are presented in chart form. (CLICK HERE)

What does it mean?

February was a banner month for sales.   The increases are jaw-dropping!   I think there was a lot of pent-up frustration, with people hoping that interest rates would be lowered.   The lowest they went was 6% for a 30-year mortgage.   Not the drop that people were hoping for, but tired of waiting, they sprang into action. I am seeing many more motivated sellers who are realizing they must lower their prices to procure a sale.   I asked several of my sellers to drop their price, and when they did, the showings increased exponentially, resulting in pending sales.   If you are a seller, my best advice is to price your property based on the “now” rather than the “before” statistics.   Look at what is selling now, not what sold a year ago.

As for buyers, educate your Buyer Broker agent you are working with.   Give them all the details of what you are looking for.   The Buyer Broker will send you listings that match your criteria, then you can pick the ones that appeal most to you. Then whittle it down to 5-6 properties and go out and see them. Comment on what you like and don’t like about the property so the Buyer Broker can get a true sense of what you are looking for.   When you are ready to make an offer, have him/her print all comparable sales from the past three months so you can base your offer on the most recent sales. Do not base your offer on active or pending listings; just what has sold.

Seasonal Rentals 2027

If you are thinking of booking a seasonal rental, my best advice is to book early.   Because of the inclement weather in the North this year, we are already receiving many inquiries and bookings for Season 2027.   If you are interested, you can call our main office at 239-213-1616 and ask for one of our rental specialists, or email me at robertnardi@aol.com.

Wishing you a very healthy and happy spring!   We will see you soon!

By Robert Nardi

Sellers in the Naples area housing market enjoyed increased buyer activity in January as pending sales increased 40.3 percent to 1,065 pending sales from 759 pending sales in January 2025. According to the January 2026 Market Report by the Naples Area Board of REALTORS® (NABOR®), which tracks home listings and sales within Collier County (excluding Marco Island), there were 2,053 price decreases during January and 1,906 new listings, which opened the door to buyers seeking more choices in all price points and home types. Broker analysts reviewing the report anticipated January would enjoy continued sales momentum, as seen during the second half of 2025, and point to the 9.2 months of inventory as a signal that Naples has returned to a balanced market.

It seems competitive pricing is sparking sales! The overall median closed price in January decreased 4.1 percent to $627,500 from $654,000 in January 2025. However, this was driven by the condominium market, which had a 3.4 percent decrease in median closed price, to $450,000 from $466,000 in January 2025. The single-family home market, which had about 500 fewer properties for sale than the condominium market, reported a 1.6 percent increase in median closed price, to $812,500 from $800,000 in January 2025.

Despite a surge of 907 more new listings in January compared to December, overall inventory during January decreased 10.6 percent to 6,328 properties from 7,082 properties in January 2025, which highlights a rapid pace of sales outpacing new supply. Historically, sellers drop prices at the end of season, but we are seeing a shift as more sellers understand being competitive from the start of season is an advantage. The report showed 67 percent of sales during January were cash sales. In January 2025, 61 percent were cash sales.

Overall closed sales increased 0.5 percent to 564 closed sales from 561 closed sales in January 2025. Closed sales of condominiums increased 8.2 percent to 276 closed sales from 255 closed sales in January 2025. However, closed sales of single-family homes decreased 5.9 percent to 288 closed sales from 306 closed sales.

The NABOR® January 2025 Market Report provides comparisons of single-family home and condominium sales (via the Southwest Florida MLS), price ranges, and geographic segmentation and includes an overall market summary. NABOR® sales statistics are presented in chart format (CLICK HERE).

The luxury market shines. The median closed price of single-family homes nearest the beach continue to rise. In Central Naples (34104, 34105, 34116), the median closed price of single-family homes increased 11.4 percent in January to $715,000 from $642,000 in January 2025. And in the Naples Beach area (34102, 34103, 34108), the median closed price of single-family homes increased 5.8 percent to $2,645,000 from $2,500,000 in January 2025. Interestingly, condominiums price $5 million or more sold faster than any other home type and price point this January. Days on market for this property type in January fell 30.9 percent to 105 days from 152 days in January 2025. And in the 12 months ending January 2026, closed sales of homes with 4 or more bedrooms increased 9 percent.

What does this all mean?

The real estate market appears to be returning to a more balanced, “normal” pace. Interestingly, some of the strongest price gains are occurring in the luxury segment. Properties priced under $2 million are moving more slowly, even when price reductions are made. Meanwhile, homes priced above $2 million are selling faster and often seeing stronger appreciation.

Why the difference? Much of it comes down to financing. At price points below $2 million, buyers are more likely to rely on a mortgage. That means navigating loan options, underwriting requirements, and today’s rising insurance costs—factors that can make the process more complicated and time-consuming. Once all is said and done, the old saying still rings true: cash is king. Many sellers would rather accept a slightly lower all-cash offer than a higher offer that depends on financing.

In the luxury market, the real “sweet spot” appears to be $5 million and above. Buyers in this range often have the flexibility to purchase exactly what they want. When the right property comes along, they move decisively. Simply put—if the shoe fits, they wear it.

For buyers who will need financing, my best advice is to prepare early. Connect with a bank or mortgage broker before you begin your search and provide all the necessary documentation upfront. When you’re fully pre-approved, you can often close in 30 days or less, making your offer far more attractive to sellers—almost like a cash buyer.

It’s also wise to contact your preferred property insurance agent ahead of time and request quotes on any property you’re seriously considering before submitting an offer. This helps avoid surprises. For example, if a property is in a flood zone, flood insurance premiums can vary significantly.

The bottom line is simple: get all your ducks in a row before starting the buying process. Doing so can reduce stress and lead to a better outcome—physically, emotionally, and financially.

If you have any questions, please feel free to call me at 239-293-3592 or email me at RobertNardi@aol.com.

Wishing everyone a Happy and Healthy Spring. Enjoy!

By Robert Nardi

Closed sales in Naples surged in December, rising 28.8 percent to 773 compared to 600 in December 2024. According to broker analysts reviewing the Naples Area Board of REALTORS® (NABOR®) December 2025 Market Report—which tracks home listings and sales across Collier County, excluding Marco Island—this marks the seventh consecutive month of steady improvement in closed sales. Analysts attribute much of this momentum to sellers becoming more flexible and willing to negotiate.

That flexibility has had a noticeable impact on pricing. Adjustments made during negotiations contributed to a 2.5 percent decrease in the overall median closed price for 2025. In December alone, the median price fell 5 percent, from $600,000 in December 2024 to $570,000. As Naples heads into 2026 with 8.3 months of inventory available, broker analysts remain cautiously optimistic. A shift toward a more balanced market is widely viewed as an ideal environment for sustaining home sales growth.

While the median closed price declined, the average closed price actually increased by 4.5 percent in 2025. This contrast reflects a shift in buyer demand. Higher-priced luxury properties account for a larger share of sales, pushing up the average price, while increased activity in more affordable segments is putting downward pressure on the median price. Luxury homes priced at $1.5 million and above continue to outperform other categories, with properties priced over $5 million posting a notable 16.6 percent increase in closed sales for the year.

Geographically, the Naples Beach area—ZIP codes 34102, 34103, and 34108—stood out in December. Closed sales in this area jumped 52.3 percent, even as the median closed price climbed 15 percent. However, the market has not been without challenges. When comparing the number of pending sales (10,178) to completed closings (8,249) in 2025, it’s clear that a significant number of transactions fell through. This underscores the importance of negotiation: when buyers make reasonable requests, sellers are better served by accommodating them than by risking a failed deal.

Inventory levels also offered some encouraging signs. Overall inventory declined 3.8 percent in December, dropping to 5,714 properties from 5,938 a year earlier. The largest decrease occurred in the 34116 ZIP code (East of I-75), where inventory fell 30.1 percent. Not coincidentally, this area also recorded the largest month-over-month increase in closed sales, soaring 155.6 percent.

Despite ongoing concerns about rising association fees, buyer activity in the condominium market—particularly at lower price points—remained strong. Closed sales in the under-$300,000 condominium segment increased 56.6 percent in 2025. Overall condominium inventory edged up slightly in December, rising 1.2 percent to 3,088 units. Looking ahead, condominium sales are expected to gain momentum in the first quarter of 2026, especially as inventory under $300,000 increased 47.5 percent in December.

The NABOR® December 2025 Market Report also provides detailed comparisons of single-family and condominium sales by price range and location, using data from the Southwest Florida MLS (Click Here). Among the notable trends, closed sales of homes with four or more bedrooms increased 11.1 percent, signaling growing interest in multigenerational housing. Attention is also shifting east of Airport Road, particularly to Golden Gate Estates (east of 951), where buyers are increasingly drawn to larger parcels suitable for custom homes.

So, what does all this mean?

Naples is continuing to emerge as a premier luxury home market. Properties priced at $1.5 million and above are seeing rising values, and homes priced over $5 million are experiencing double-digit sales growth. Remodeled homes and condominiums featuring designer finishes and quality furnishings are selling quickly—even at significantly higher prices. I witnessed this firsthand in The Vineyards, where a well-appointed condominium was priced $165,000 above the previous sale and went under contract in just four days.

For older properties, the pricing strategy is critical. Homes that are not updated—or are priced without accounting for condition—tend to linger on the market. Sellers should carefully consider factors such as window quality, hurricane protection, and roof age when determining their asking price.

Seasonal rentals available

Thinking about escaping the cold? We still have some excellent seasonal rentals available for March and April, all with a 30-day minimum stay. Whether you’re looking for beach, golf, or tennis options, we have something to fit your lifestyle. Feel free to contact me at 239-293-3592 or by email at RobertNardi@aol.com.

A few final thoughts

I believe buyer interest in 2026 will be stronger than in recent years. Last year demonstrated that hurricanes are not an annual certainty, insurance rates are becoming more competitive—Citizens Property Insurance Corporation recently lowered its rates—and mortgage rates hovering around 6 percent are increasingly viewed as the new normal for the near future.

Happy Valentine’s Day! 💕

By Robert Nardi
A gentle softening of prices in November encouraged many buyers to purchase homes for sale in Naples at levels similar to pre-pandemic home sales, even as home prices have increased by 40 to 50 percent since 2019. Pending sales for November increased 16.9 percent to 856 pending sales from 732 pending sales in November 2024. The median closed price in November decreased 4.9 percent to $546,950 from $575,000 in November 2024. The median close price has declined slightly in seven of the previous eight months compared to the same months in 2024.

By Robert Nardi

The noticeable uptick in open-house foot traffic this October offered more than casual optimism, providing tangible evidence that the Naples housing market is regaining momentum as it moves toward the height of snowbird season. Buyers, long restrained by affordability concerns and broader economic uncertainty, are reentering the market with renewed confidence.

According to broker analysts reviewing the October 2025 Market Report (CLICK HERE) published by the Naples Area Board of REALTORS® (NABOR), which tracks residential listings and sales across Collier County (excluding Marco Island), earlier apprehensions appear to be easing. Reduced activity during the first quarter of the year, primarily attributed to consumer hesitation surrounding tariff-related economic uncertainty, was expected to suppress demand well into the year. Instead, the October data reveals not only resilience, but a decisive shift toward a more balanced housing market.

A balanced market, in practical terms, exists when housing supply aligns with buyer demand, fostering price stability and a negotiating environment that is equitable for both buyers and sellers. October’s figures demonstrate this alignment clearly. New listings surged 27.2 percent, rising to 1,566 properties from 1,231 in October 2024. Even more telling was the 48.5 percent increase in pending sales, which climbed to 790 homes under contract, up from 532 one year earlier—an unmistakable indicator of buyer engagement.

Pricing, meanwhile, has remained remarkably steady. The overall median closed price edged up 0.9 percent year over year to $575,000, compared to $570,000 in October 2024. For broader perspective, the median closed price in October 2019—prior to the pandemic—stood at $329,790, underscoring the long-term appreciation of Naples real estate despite recent market recalibration. That said, the 1,161 price reductions recorded in October signal a continued cooling of seller expectations, a healthy and necessary adjustment in a maturing market. Notably, 58 percent of all October transactions were completed in cash, reflecting the strength and liquidity of the buyer pool.

As pending sales rise, closed sales are following suit. October recorded a 33.4 percent increase in closed transactions, totaling 663 sales, compared to 497 in October 2024. Inventory levels registered at 8.1 months of supply—well below the 12-month threshold analysts typically associate with a fully balanced market in our area. While overall inventory increased 6.7 percent year over year to 5,386 properties, there was strong absorption of spec homes, suggesting that even more affluent buyers frequently replace departing residents.

The October report also highlights notable shifts within specific market segments. The surge in new listings was mainly driven by the condominium sector, which experienced a 42.3 percent increase, reaching 864 new condo listings compared to 607 a year ago. Conversely, the median closed price for single-family homes declined 2.8 percent, settling at $700,000, down from $720,000 in October 2024. These adjustments further reflect a market recalibration toward sustainability rather than excess.

Florida’s appeal continues to play a pivotal role in sustaining demand. For many residents of high-income-tax states, Florida represents not only a lifestyle upgrade but a more financially efficient place to call home—an advantage that Naples, in particular, delivers with exceptional consistency.

What Does This Mean for Buyers and Sellers?

After a period of recalibration, sellers are becoming more realistic in their pricing strategies, a shift that is reinvigorating buyer activity. Skilled agents are guiding sellers toward market-supported valuations, reducing the number of listings anchored to peak-pandemic expectations. While the extraordinary pricing environment of two or three years ago has passed, current data confirms that home values remain stable and well-supported.

Affordability has also improved for financed buyers. Mortgage interest rates have declined by approximately one full percentage point over the past year, and the absence of major hurricane activity has provided temporary relief on the insurance front. As a result, many buyers who hesitated last year now find the cost of ownership more manageable. Although price sensitivity remains, today’s buyers are making decisions based squarely on location, condition, and value.

By way of example, I recently listed a fully renovated condominium on Vanderbilt Beach and received two showings and two offers within forty-eight hours. Quality homes—particularly renovated properties and new-construction luxury residences—continue to command a premium. Naples often defies conventional economic models: while transaction volume remains roughly 50 percent below peak levels, average pricing has increased nearly 90 percent. This market operates on its own fundamentals.

Naples truly is a rarity. I often say, “We live in a bubble.” Still, it is a remarkable one—defined by pristine beaches, abundant sunshine, breathtaking sunsets, meticulously landscaped neighborhoods, world-class dining, a thriving arts community, and a deeply philanthropic population committed to preserving the area’s exceptional quality of life.

Seasonal Rentals Still Available

There are still excellent seasonal rental opportunities for those looking to escape colder climates. Should you wish to explore your options, please get in touch with me at 239-293-3592, email RobertNardi@aol.com, or search directly at BuyNaples.Net.

I wish you and your family a joyful holiday season and a happy, healthy New Year. I look forward to welcoming you back to Naples soon.

By Robert Nardi
The Naples housing market proved its resilience once again this summer, holding steady amid shifting national trends. Inventory tightened to near pre-pandemic levels, while overall home values continued to reflect strong retention. According to the August 2025 Market Report by the Naples Area Board of REALTORS® (NABOR®), which tracks activity throughout Collier County (excluding Marco Island), closed sales rose 11 percent, climbing to 604 in August 2025, up from 544 in August 2024.

Although the number of available homes declined month after month through the summer, inventory was still up 9.1 percent year over year, reaching 4,892 properties, compared to 4,485 last August. Broker analysts note that this dip in summer inventory is partly seasonal — many sellers temporarily withdraw their listings, creating what’s known as a shadow inventory. Yet another factor has been the steady rise in pending sales, which outpaced last year’s activity for four consecutive months.

Altogether, the data paints a reassuring picture: Naples remains one of Florida’s most desirable markets, with both buyers and sellers acting decisively. Buyers are moving quickly on well-priced properties, recognizing the competitive edge of today’s opportunities, while sellers are still benefiting from substantial value gains — with median closed prices up roughly 80 percent since 2019.

Price Movements and Market Nuances

The overall median closed price in August dipped slightly, down 1.1 percent to $588,500, from $595,000 in August 2024. This modest adjustment reflects the market’s seasonal rhythm rather than a loss in value. In fact, when examining specific segments, we see clear contrasts driven by inventory shifts.

In the single-family home market, inventory fell from 3,120 listings in May to 2,418 in August, while the median closed price rose from $704,000 to $732,000. Meanwhile, the condominium market saw inventory drop from 3,404 units in May to 2,474 in August, with the median price adjusting downward from $450,000 to $408,000 — an indicator that well-priced condos continue to move quickly, particularly among value-driven buyers.

The NABOR® August 2025 Market Report offers detailed comparisons across single-family and condominium sales, price ranges, and geographic segments throughout Southwest Florida. (You can view the full report here)

What Does This Mean for Buyers and Sellers?

In recent months, the Naples market has evolved from an extreme buyer’s environment to a more balanced, realistic marketplace. Sellers who remain active are pricing with purpose — and buyers are responding.

For buyers who felt priced out during the pandemic’s frenzy, now is a prime opportunity. There’s more room for negotiation, more options to explore, and still, plenty of sellers eager to make a deal before the season arrives.

For sellers waiting to relist in hopes of a “hotter” market this winter may be disappointed. Prices are trending gradually downward, and success will come to those who meet buyers where the market truly is — not where it use to be.

As I often say, “Price it right” should be our anthem. Overpricing at the outset almost always leads to a longer listing period, multiple price reductions, and, ultimately, a lower sale price. Before re-entering the market, a fresh Comparative Market Analysis (CMA) should be created. Strategic, accurate pricing from the start is the key to selling efficiently and profitably.

A Seasonal Closing Thought

For our friends who live in cooler climates,  we have some great seasonal rentals  available. If you are interested, please contact my office at 239-213-1616 and ask for one of our Rental Administrators. But for now,  savor the crisp air and the vibrant colors of fall. It’s one of my favorite times of year: a season that reminds us of change, renewal, and the beauty of timing — much like the real estate market itself.

Stay warm and well!  See you soon!

By Robert Nardi
The July 2025 Market Report, freshly released by the Naples Area Board of REALTORS® (NABOR®), offers compelling confirmation of what many of us already know in our bones: the enduring allure of Naples real estate. Paradise, after all, is not a passing trend. Even in the midst of shifting national economic winds, Naples continues to demonstrate a rare resilience that distinguishes it from other coastal markets.

Let us consider the evidence. Pending sales leapt nearly 20 percent year-over-year, rising to 807 contracts in July compared with 673 in July 2024. This is not merely a statistic, it is a testament to buyer confidence, and to the fact that even as sellers negotiate more readily (with 94 percent of asking prices achieved) and reposition their listings competitively (with over 1,200 price reductions in July alone), home values remain remarkably stable. It is no small achievement that our market has sustained its pricing strength through four years following the extraordinary surge of pandemic demand.

Cash remains king: nearly half of July’s buyers—48 percent, bypassed financing altogether. This factor insulates our market from the vagaries of fluctuating mortgage rates. Meanwhile, although homes are taking a little longer to sell, we are simultaneously seeing months’ supply contract, signaling that well-priced homes are still moving with purpose.

Closed sales tell a similar story of quiet strength. In July, closed sales rose 2 percent overall, with single-family homes leading the charge: a striking 12.7 percent increase, and a sustained month-over-month growth in pending contracts since January. Perhaps most eye-catching is the surge along Naples Beach (zip codes 34102, 34103, 34108), where closed sales in July soared an impressive 81.8 percent. That kind of momentum trims months’ supply—down from nearly 15 months last summer to just over 12 now—suggesting renewed urgency among buyers who understand the irreplaceable value of beachside living. For further housing data in the Naples market, (CLICK HERE).

Yes, we see some downward pressure on median prices: condominiums fell 10.1 percent year-over-year to $422,500, while single-family homes declined 6 percent to $670,000. But let us place this in context. In July 2019, a condominium in Naples averaged just $240,000, and a single-family home stood at $409,500. Even with these modest adjustments, homeowners have retained remarkable equity gains, and buyers now encounter a more approachable market—a win-win equilibrium.

Naples remains one of the most desirable places to live, invest, and thrive. Buyers this summer acted decisively, taking advantage of inventory before the October “seasonal rush” transforms our pace. Sellers who aligned with their REALTOR’s guidance—pricing strategically rather than nostalgically—were rewarded with increased showings, stronger offers, and more closings.

Looking forward, the prospect of a Federal Reserve rate cut is especially intriguing. Should mortgage rates ease by even half a percent, the ripple effects could unleash another wave of demand, motivating first-time buyers and current homeowners alike to make their long-deferred moves. Add to this Naples’ distinctive appeal—single-family homes often offering the freedom of non-HOA living or, when in an association, more manageable fees than their condominium counterparts—and the stage is set for continued vibrancy in our market.

For those considering renting this season, our dedicated rental department still has excellent options available, though they will not last long. And for those ready to buy or sell, I welcome you to reach out directly—whether by phone at 239-293-3592 or online at www.buynaples.net.

The Naples market is not merely square footage, inventory charts, or pricing graphs. It is, in truth, a narrative story of people seeking belonging, beauty, and balance in a place where the Gulf meets the sky. And what an extraordinary chapter July 2025 has written

Here’s to an excellent start to fall, and to the many opportunities ahead.

By Robert Nardi
Despite forecasts suggesting a seasonal dip in inventory, prospective homebuyers in Naples will find this summer’s housing market more accommodating than any summer in the past decade. According to the June 2025 Market Report published by the Naples Area Board of REALTORS® (NABOR®)—which monitors residential activity in Collier County, excluding Marco Island—inventory has expanded significantly, rising 18.2% to 5,885 available homes, up from 4,978 in June 2024.

This growth in inventory, coupled with a measured decline in median home prices, has contributed to a subtle yet promising uptick in market activity. Both pending and closed sales experienced a 1.5% increase in June, a signal that buyer confidence is holding steady. Notably, 1,282 sellers withdrew their properties from the market during the same month—perhaps prematurely—missing what may prove to be one of the most opportune selling seasons Naples has seen in recent years.

Encouragingly, the market remains fundamentally sound. The median closed price declined modestly by 3.2%, from $595,000 in June 2024 to $576,000 in June 2025—hardly cause for concern for most sellers, many of whom still enjoy significant equity gains. Simultaneously, the average sales price rose an impressive 12.4% year-over-year, reaching $1,200,472, a testament to the enduring appeal and value of Naples real estate.

Notably, the luxury segment remains resilient: sales of properties exceeding $5 million have increased 13.6% over the past 12 months. This is unsurprising to those familiar with our nuanced market, where high-net-worth individuals continue to find value in Southwest Florida’s coastal lifestyle and tax-friendly environment.

While some may perceive a rise in inventory, the second quarter of 2025 saw a 21% decrease. This decline is attributable not to waning interest, but to successful closings and strategic delisting by sellers aiming to re-enter the market later in the year at more favorable price points. It’s worth noting that many homeowners in Naples are not under duress to sell, further distinguishing our market from national trends.

The June NABOR® report offers detailed comparative data on single-family homes and condominiums, segmented by price range and geographic area. For a more comprehensive view, readers are encouraged to explore the full statistical charts provided in the report (CLICK HERE).

What Does This Mean for You?

The data collectively indicate a market that is gradually rebalancing. Currently, Naples has 9.2 months of inventory. While some may consider this high, local appraisers often view a 12-month supply as indicative of a balanced market in Naples due to its unique seasonal dynamics and luxury composition. Factoring in new construction sales—which NABOR® does not track—the outlook becomes even more favorable.

Yes, there has been some downward movement in pricing, but consider this: those who purchased prior to 2021 have likely seen their property values rise by 80% to 100%. A 5% or even 10% correction still leaves most sellers in an enviable equity position.

From a financing perspective, mortgage rates continue to shape buyer and seller behavior. At a recent industry conference, two leading economists suggested that a drop in interest rates to 6% could trigger a market surge. While many homeowners are holding out for such a shift, it's important to remember that there are tools available today to make moves possible—such as adjustable-rate mortgages (ARMs), 15-year terms, or buying down rates with points. Engaging with a knowledgeable mortgage broker or lender can reveal creative financing options tailored to your goals.

For homeowners considering a sale, the first step is understanding your equity position and setting an informed list price. Many Naples homeowners hold their properties mortgage-free, placing them in a particularly strong position. A skilled REALTOR® can provide a Comparative Market Analysis (CMA), recommend reputable lenders, and help determine your estimated net proceeds after a sale.

Once your home is listed and under contract, you can make a contingent offer on your next home. In fact, two of my buyer clients in June 2025 successfully executed contracts contingent on the sale of their existing properties—proof that with the right strategy and guidance, it can all come together smoothly.

In Summary

If you're a seller, know that you have flexible options to transition to your next home. If you're a buyer, take advantage of increased selection and greater negotiating power in today’s evolving market.

If you’d like a personalized assessment of your property’s market value or want to explore your buying or selling options, I invite you to contact me directly at (239) 293-3592 or via email at RobertNardi@aol.com.

Wishing you a successful and sunny remainder of the summer season.