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! 💕