March 23, 2026 –
Naples Market Report
Shawn Stuben Naples Properties
Naples saw a strong surge in buyer activity in February, with demand accelerating across both resale and new construction markets. Seasonal buyers from the Northeast and Midwest returned in force, driving meaningful momentum as we move deeper into 2026.
Demand Rebounds in a Big Way
Pending sales rose sharply:
- +55.9% year-over-year
- +23.4% month-over-month
This jump signals renewed confidence from buyers who had been waiting on the sidelines, particularly in the condominium market, where activity surged following the resolution of statewide inspection requirements.
Condo pending sales increased dramatically, up 82% compared to last year, reflecting both improved clarity around regulations and strong value opportunities in this segment.
Closed Sales Gain Momentum
February closings followed suit, increasing 21.3% year-over-year:
- Condos: +39.3%
- Single-family homes: +5.1%
The pipeline remains strong. Pending sales for single-family homes climbed 33% year-over-year, suggesting continued growth in closings through the spring season.
Pricing Holds Steady
The median closed price remained essentially flat at $647,500, down just 0.4% year-over-year.
Notably, over 2,100 price reductions were recorded in February alone. Sellers are adjusting expectations and pricing more strategically, which is helping drive transaction volume.
Inventory Tightens Despite Fewer Listings
Even with consistent demand, inventory is being absorbed:
- Inventory down 15.1% year-over-year
- New listings down 13.5%
This imbalance is creating a more competitive environment, particularly in well-priced and move-in-ready properties.
Luxury Market: Signs of Oversupply in Select Areas
While overall demand is strong, certain luxury waterfront communities are experiencing elevated inventory levels, particularly in the spec home segment.
Neighborhoods like Aqualane Shores, Royal Harbor, and Pine Ridge are seeing increased supply at the high end, with limited availability under $10M in some cases but a longer runway of inventory overall.
This creates a more nuanced luxury market:
- Well-priced, differentiated homes are still moving
- Overpriced or speculative builds are facing longer timelines
New Construction Expands the Market
Builders are regaining momentum, supported by:
- Buyer incentives
- Below-market interest rate offerings
At the same time, significant development is shifting eastward. Approximately 14,000 new homes are expected to begin construction in eastern Collier County over the next 9–12 months.
These communities—often located further inland—are attracting:
- Buyers seeking more attainable price points
- Relocation buyers needing central access across Southwest Florida
Single-family home sales in eastern Collier County rose 19.1% year-over-year, highlighting this growing trend.
Naples Area Board of REALTORS® (NABOR®), Decmember 2025 Market Report. Full report available here.
What This Means for Buyers and Sellers
For Buyers:
Waiting for lower rates may come at a cost. As inventory tightens and demand increases, negotiating power is already beginning to shrink—particularly in desirable locations.
For Sellers:
The market is rewarding strategic pricing. Homes aligned with current market conditions are moving quickly, while aspirational pricing is being corrected in real time.
SSNP Takeaway
Naples is entering a more balanced—but active—market phase.
- Demand is rising
- Inventory is tightening
- Pricing is stabilizing
- Opportunities exist on both sides of the transaction
The key right now is precision:
pricing correctly, timing strategically, and understanding where leverage exists in each micro-market.
Your Naples Advantage
If you’re considering buying or selling in Naples, expert guidance is essential. Our team provides data-driven strategy, discreet access to off-market opportunities, and a refined approach tailored to the luxury market.
Ready to Buy or Sell?
It’s time.
Shawn Stuben
