By Robert Nardi
Homebuyers in Naples took advantage of the traditionally slower summer months, and August brought some encouraging signs for the local real estate market. Sales increased slightly, prices remained relatively stable, and available inventory continued to decline.
According to the August 2026 Market Report from the Naples Area Board of REALTORS® (NABOR®), which covers Collier County excluding Marco Island, new listings decreased 15.5%, from 937 in August 2025 to 792 this year. At the same time, overall inventory fell 16.3%, from 4,892 properties to 4,093.
Homes are also selling somewhat faster. The average time a property remained on the market decreased 7.5%, from 107 days last August to 99 days this August. In addition, the number of price reductions fell significantly—30.2%, from 1,132 to 790.
These numbers suggest an important trend: well-priced homes are attracting buyers and selling more quickly.
Throughout 2026, we have seen sales activity increase while fewer new properties have entered the market. As a result, total inventory is considerably lower than it was at this time last year.
Sales Continue to Improve
The Naples area has now experienced 15 consecutive months of increased closed sales compared with the same month of the previous year.
In August, closed sales increased 1.1%, from 615 sales in August 2025 to 622 this year. Pending sales also increased 1.9%, from 755 to 769.
Looking at the year so far, the numbers are even more encouraging. Pending sales are up 21.7%, while total closed sales have increased 16.2%.
This tells us that buyer demand remains healthy despite economic uncertainty and higher borrowing costs.
What makes these numbers particularly interesting is that sales are increasing at the same time inventory is declining.
Inventory Is Tightening
The amount of available inventory also declined substantially. Naples now has approximately 5.4 months of inventory, compared with 8.1 months in August 2025—a decrease of 33.3%.
There is, however, an interesting seasonal trend to watch.
Between August 2025 and January 2026, an increase in new listings caused overall inventory to rise from approximately 7.6 months to 9.2 months of supply. If we experience a similar increase in listings this winter, inventory could once again rise to more than seven months of supply.
That will be an important trend to watch as we move into 2027.
Why Aren't Home Prices Increasing?
Normally, when inventory declines, we would expect prices to increase because there are fewer homes available for buyers to choose from.
That has not happened—at least not yet.
The median closed price in August was $575,000, down 1.7% from $585,000 in August 2025. Since January, however, the overall median price has declined only 0.8%.
In other words, Naples’ home prices have remained remarkably stable despite the significant decline in inventory.
Interestingly, the median closed price in August 2026 was the same as it was in August 2022: $575,000.
For those of you who wish to see all the market statistics, (CLICK HERE ).
What Does This Mean for Buyers and Sellers?
Today's buyers have access to more information than ever before. With online pricing data, comparable sales, automated valuations and other readily available market information, buyers are much better informed about what a property is actually worth.
That makes proper pricing more important than ever.
The old strategy of "Let's put it on the market and see what we can get" is becoming increasingly ineffective. If a property is priced too high, today's buyers are likely to recognize it quickly—and the property may sit on the market while competing homes receive offers.
For sellers, the message is straightforward: price the property correctly from the beginning.
For buyers, the current market offers something that was difficult to find during the extremely competitive markets of 2021 and 2022: choice.
Buyers generally have more opportunities to evaluate properties, negotiate terms and take their time making an informed decision.
The Luxury Market Remains Strong
The luxury and ultra-luxury segments of the Naples market performed particularly well during August.
Demand for higher-end properties remained strong throughout the summer. If that demand continues while fewer new luxury properties come onto the market, inventory in this segment could become even tighter.
That could encourage additional buyers to enter the market before the end of the year.
At some point, if demand continues to exceed the supply of available homes, we could see the market begin to respond with upward pressure on prices.
Seasonal Rentals Could Bring More Buyers
Another encouraging sign is the strength of the seasonal rental market.
Pre-season rental bookings are currently ahead of last year as we approach the winter season. This is important because seasonal renters often become future buyers.
Many people first experience Naples by renting a home for a few weeks or months. They enjoy the lifestyle, become familiar with the area and eventually decide that they would like to own a piece of Naples themselves.
Speaking of Seasonal Rentals...
We still have some very nice seasonal rental properties available throughout Naples and at a variety of price points.
If you are looking for a seasonal rental, please feel free to call or text me at 239-293-3592 or email me at robertnardi@aol.com. I would be happy to help you find the right property.
You can also search for available properties yourself at BuyNaples.net.
Enjoy the beautiful fall weather. Before you know it, winter will be here—and you'll be heading back to Florida for some sunshine, warmth and the Naples’ lifestyle.
I hope to see you soon!