The Naples real estate market is showing real signs of improvement in 2026, but it is not one simple market where every home, community, and price point behaves the same way. Inventory is coming down, sales are improving across every major price range, and  new construction is moving especially fast. At the same time, some resale communities and waterfront condos are still facing real challenges.

So, is it a good time to buy? For the right home type, community, and price range, absolutely. But this is a market where details matter. Good market advice can save you thousands, and bad advice can cost you dearly.

Table of Contents

• Naples Real Estate Market: Is It a Good Time to Buy?
• Naples Real Estate Market: Inventory and Trends
• Naples Real Estate Market Since 2008
• Best Time to Buy or Sell in Naples
• Naples Real Estate Market: Local Trends
• New Construction vs. Resale Homes in Naples
• Naples Real Estate Market Statistics
• Naples Real Estate Market Outlook
• Buying or Selling a Home in Naples, Florida

Naples Real Estate Market: Is It a Good Time to Buy?

I track the Naples real estate market every day, including new listings, pending sales, closed sales, price reductions, homes coming back on the market, and the total number of homes for sale. Those numbers tell a much clearer story than a broad headline about Florida real estate.

Real estate is local. There is no single “Florida market,” and even Southwest Florida markets can be very different from one another. Cape Coral, Fort Myers, Bonita Springs, Marco Island, and Naples all have their own supply, buyer demand, property mix, and pricing pressures.

It is also a mistake to treat Naples as one market. Naples includes lower-priced condos, luxury resort communities, golf communities, waterfront properties, new construction neighborhoods, and ultra-luxury homes. A buyer looking at a $300,000 condo is dealing with a completely different market than a buyer looking at a $5 million waterfront home.

Naples Real Estate Market: Inventory and Trends

At the time of these numbers, Naples had approximately 4,732 homes for sale, representing about five months of inventory. In a typical market, five months of inventory is considered relatively balanced. It does not automatically mean sellers have the upper hand, and it does not mean buyers have unlimited negotiating power either.

For comparison, from 2016 through 2019, Naples generally had between 5,500 and 6,500 homes for sale. That was a fairly even market because pending sales were also steady and normal. Inventory briefly approached 7,000 homes in March 2019, then fell back to roughly 4,800 by September of that year.

The key takeaway is that inventory alone does not tell the whole story. You have to look at the number of homes for sale alongside the pace of pending sales. A market can have plenty of listings and still be healthy if properly priced homes are going under contract.

Naples Real Estate Market Since 2008

To put today’s Naples real estate market into perspective, look at the extremes we have experienced. During the Great Recession, Florida was hit especially hard. In 2008, 2009, and 2010, Naples had about 11,000 homes for sale

Then came the dramatic post-COVID shift. As people moved to Florida in huge numbers, inventory collapsed to fewer than 900 homes for sale across Naples. In January 2022, there were just 894 homes available. At one point, there were a little over 800. It was absolutely insane.

From there, inventory gradually climbed. It reached roughly 2,400 homes during 2022 and eventually expanded much further. About a year and a half ago, Naples had around 13 months of inventory. Today’s five-month level is a meaningful improvement from that oversupplied period.

Best Time to Buy or Sell in Naples

Seasonality is very real in Naples. January, February, and March are the heart of the traditional winter selling season. More buyers are in town, more homes sell, and inventory also rises substantially because more sellers decide to list.

That is why I tell sellers not to automatically wait until January. Once season begins, everybody else is putting their home on the market too. Inventory can increase at least 20% during the winter months, which means more competition.

Summer is slower, but slower does not mean dead. Many sellers take their homes off the market because they assume nothing will sell. I think that is a big mistake. There are fewer people in Naples during summer, but the people who are here tend to be very serious. Homes sell year-round when they are priced and presented correctly.

For buyers, summer can offer fewer choices but potentially less competition. For sellers, the best timing depends on the individual home, condition, price point, and community. There is no one-size-fits-all answer.

Naples Real Estate Market: Local Trends

Do not make a buying decision based on a broad statewide headline. The Naples real estate market is distinct from neighboring areas, and individual segments inside Naples can be dramatically different.

Some neighborhoods may have a shortage of move-in-ready homes. Others may have a large number of competing resale listings. Some condo buildings may be dealing with major assessments. Luxury new construction, on the other hand, may have demand that is stronger than available supply.

Before choosing a location, identify the lifestyle you actually want. One of the biggest mistakes people make when moving to Florida is selecting a home before they have determined the type of community and daily lifestyle that fit them. A beautiful home is not enough if the neighborhood does not match how you want to live.

New Construction vs. Resale Homes in Naples

New construction is absolutely on fire, and it is one reason parts of the resale market are struggling. Buyers have a lot of interest in new homes, especially luxury new construction and waterfront opportunities. Resort-style communities are also attracting attention.

Here is something I feel very strongly about. Do not walk into a builder’s sales center without your own representation. The agent in the sales center represents the builder, not you. Builders generally pay for buyer-agent compensation, and buyers do not receive a discount or credit simply because they choose not to bring an agent.

An experienced buyer’s agent can help evaluate lot selection, upgrades, floor plan choices, location within the community, and decisions that may have a major effect on future resale value. I see people buy without representation and later discover that the choices they made are difficult to overcome when it is time to sell.

New construction performed better than resale during the slow 2024 and 2025 market. About a year to a year and a half ago, builders were offering substantial incentives. Those incentives are largely gone now. Many builders have stopped negotiating because demand for new construction is higher than supply.

The price movement has been significant. In the Caymas community, buyers could buy a stock home for about $1.4 million earlier in the year. Within less than six months, the lowest stock-home price rose to around $1.8 million. Builders often raise lot premiums and other costs before increasing the advertised base price, which can make “homes from the $700s” sound very different from the actual out-the-door price.

Valencia Sky is another example of how quickly demand can move a new construction market. Buyers purchasing there now are paying more than $100,000 above what some buyers paid just a year earlier, even before those earlier homes were completed.

Naples Real Estate Market Statistics

The latest available board statistics compare June 2026 with June 2025, and they show sales improving in every major price segment:

• Homes priced at $300,000 and below had a 39.7% increase in total sales.
• Homes from $300,000 to $500,000 had a 15.1% increase.
• Homes from $500,000 to $1.5 million had a 10.5% increase.
• Homes from $1.5 million to $5 million had a 29.4% increase.
• Homes priced at $5 million and above had an 11.5% increase.

That is encouraging because the improvement is not limited to one narrow portion of the Naples real estate market. The largest jump was in the under-$300,000 segment, but activity also rose meaningfully in the $1.5 million to $5 million range.

List-to-Sale Price and Days on Market

Year-to-date in 2026, single-family homes are selling at an average of 94.8% of list price. That compares with 94.6% in 2025 and 95.6% in 2024. Condos are averaging approximately 94.3% of list price.

Days on market are also important. Condos are averaging 102 days on market compared with 87 days last year. Single-family homes are averaging 92 days compared with 90 days last year. Those are broad averages, and they vary widely by community, location, condition, and price point.

Inventory by Price Range

Inventory has improved significantly compared with the prior year in nearly every price band:

• Under $300,000: 6.9 months of inventory, down from 10.3 months.
• $300,000 to $500,000: 6.1 months, down from 8.9 months.
• $500,000 to $1.5 million: 5.7 months, down from 8.6 months.
• $1.5 million to $5 million: 6.5 months, down from 12.4 months.
• $5 million and above: 12.3 months, down from 17.1 months.

The $1.5 million to $5 million segment experienced the most dramatic supply change. It went from 12.4 months of inventory down to 6.5 months. The ultra-luxury market still has the most inventory at 12.3 months, so buyers in that category generally have more choices and potentially more negotiating leverage.

Naples Real Estate Market Outlook

Yes, there are signs the Naples real estate market is improving. Inventory is lower than it has been in several years, sales are increasing across all major price ranges, and new construction demand remains very strong.

That does not mean prices are about to shoot up overnight. My expectation is that the market needs to remain balanced for a few months before widespread price appreciation becomes more likely. The strength of the market will continue to depend on the particular kind of home you are considering.

Some resale resort-style communities are struggling because they cannot compete directly with new communities such as Valencia Sky, Esplanade by the Islands, and Seven Shores. The condo market also has challenges, particularly waterfront buildings facing large assessments.

That is exactly why buyers and sellers need hyper-local information. A current market report for your target community and price range is much more useful than a general statement that prices are up or down.

Buying or Selling a Home in Naples, Florida

If you are buying, start by identifying the home type and community style that truly fit your life. Consider whether you want a condo, single-family home, waterfront setting, new construction, golf community, resort-style amenities, or a more traditional neighborhood. Then compare the specific inventory, competition, fees, assessments, and resale factors in that segment.

If you are selling, be realistic about your competition. A resale home may not only be competing against nearby resales. It may be competing against a brand-new home with current finishes, builder incentives, and a highly marketed amenity package. Pricing, preparation, and positioning matter more than ever.

The Naples real estate market is moving in a healthier direction, but success still comes down to choosing the right strategy for the exact home and community involved.