What 1% Means at Naples Luxury Price Points
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For Sellers: Full-service marketing, staging, photography, virtual tours, and disciplined negotiation for a 1% listing fee.
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For Buyers: The same white-glove representation, due diligence, and contract expertise for 1%, with the rest of the buyer-side commission credited back to you at closing.
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Savings Example: On a $5 million sale, a 3% listing side is $150,000; at 1% it is $50,000, so $100,000 stays with you.
The Same Luxury Marketing. One-Third of the Listing Fee.
Every listing I take gets professional photography and video, a Matterport 3D tour, virtual staging where it helps, Homes.com Pro Premium positioning, Zillow Showcase placement where the property qualifies, and full MLS and portal syndication — the stack the 3% firms sell as “white-glove.” The difference is the invoice: on a $5,000,000 sale, a 3% listing side is $150,000; mine is $50,000. I am at every showing and every negotiation myself, and I take no more than ten listings at a time.
Real estate commissions are not set by law and are fully negotiable. Figures shown are illustrative examples only, not a quote or guarantee.
Where Naples Luxury Trades
Port Royal is the trophy tier: the median sits near $14.4 million, and these are scarcity assets that trade on their own logic. Old Naples (ZIP 34102) runs about $1.31 million at the median, and the Pelican Bay corridor (34108) about $1.0 million. Aqualane Shores, Park Shore, Grey Oaks, Mediterra and Pine Ridge Estates each have their own buyer pool, HOA and insurance profile, and pricing logic, and I underwrite every listing against its own competitive set rather than a county average.
The neighborhood figures come from my Naples commercial and investment guide, refreshed with each NABOR release; county-wide numbers are on my Naples housing market stats page, updated weekly. To browse current inventory, use my Naples property search.
How I Market a Luxury Listing
Pricing from the actual comparable set. I pull the closed, pending and expired sales for your neighborhood and price band, adjust for lot, water, view, age and condition, and show you the math before we choose a number.
Presentation. Professional photography and video, a Matterport 3D tour, virtual staging where a room needs it, and a listing narrative written for the buyer who is actually looking, not for other agents.
Exposure. Full MLS syndication to Zillow, Realtor.com and Homes.com, Homes.com Pro Premium positioning, Zillow Showcase placement where the property qualifies, and direct outreach to the buyer agents who close in your neighborhood.
Showings and feedback. I handle showings personally, request feedback after every one, and send you a weekly activity summary so a price or presentation decision is made on evidence.
Negotiation and closing. Offer terms, inspection repair requests, appraisal gaps and closing logistics are negotiated by the agent you hired, not a team member you have never met.
Buyers: Private Network and 1% Representation
Buying in Naples? I bring you off-market and pre-market opportunities through my network, and my 1% buyer representation means the rest of the buyer-side commission the seller offers is credited back to you at closing, subject to your lender’s guidelines. On a $3,000,000 purchase where the seller offers 2.5%, that is $45,000 returned to you.
Ask for a Confidential Valuation
Send me the address, or call or text (239) 228-4222, and I will tell you what your property would list for, what it would likely net at my 1% fee, and whether now is the right time to sell it. No obligation, and nothing is shared with anyone until you decide.