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!