Naples, FL Housing Market Report — August 2026

Naples Real Estate Market Overview: August 2026

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August was a quiet month that kept tightening. Closed sales edged up 2.0% over August 2025 while active inventory fell 20.7%. The median slipped 1.7% — buyers still have choice, but less of it every month.

 

Every monthly figure in this section is pulled by me from the Southwest Florida MLS through InfoSparks for the Overall Naples Market (Collier County excluding Marco Island), August 2026 data retrieved September 24, 2026. County-wide and statewide comparisons use Florida Realtors® SunStats. Rates refresh every Wednesday from Freddie Mac.

 

Key Takeaways

 

• Median price: $575,000, down 1.7% from August 2025, and $15,000 below July. Soft, not falling off a cliff.

• Inventory: 4,164 listings — 5.4 months of supply. Balanced territory, and tightening fast: down a third from 8.1 months a year ago.

• Demand: sales +2.0%, pendings +3.0%. Steady closings and a slightly fuller pipeline — while new listings fell 13.6%, so supply is not being rebuilt.

 

The Numbers at a Glance (August 2026)

 

• Median closed price (all): $575,000 (−1.7% YoY · −2.5% vs July)

• Single-family median: $717,500 (−1.7%) · Condo median: $422,500 (+3.9%)

• Closed sales: 627 (+2.0%) · Pending sales: 619 (+3.0%)

• Active inventory: 4,164 (−20.7%) · New listings: 810 (−13.6%)

• Months of supply: 5.4 overall — single-family 5.2, condo 5.7

• Average days on market: 99 (median 71) · Sellers received 94.8% of last list price

 

Single-Family vs Condo: Two Different Markets

 

Naples isn’t one market right now — it’s two. Single-family supply sits at 5.2 months; condos carry 5.7. And the gap runs deeper than supply.

 

The single-family median slipped 1.7% to $717,500. The condo median rose 3.9% to $422,500, though condo days-on-market still run 108 versus 92 for houses. Post-Surfside inspection and reserve rules keep pushing older-building owners to list, while buyers underwrite those buildings more cautiously.

 

Pricing a condo? Your comp set moved more than you think. Selling a single-family home? You have more leverage than the headlines suggest.

 

How Naples Differs From the Rest of Florida

 

Naples is not simply a more expensive version of the Florida market. It runs on different mechanics, and the July 2026 figures show it plainly.

 

• Cash share of closings: 53.5% in Collier County · 33.4% statewide
• Median sale price: $599,000 in Collier County · $385,000 statewide
• Median days to contract: 101 in Collier County · 54 statewide
• Months of supply: 6.2 in Collier County · 5.4 statewide
• Percent of original list price received: 91.0% in Collier County · 95.2% statewide

 

More than half of Collier County closings are paid in cash. Statewide, a third are. That one difference explains most of the others. A market where the majority of buyers are not financing responds far less to mortgage-rate headlines than national coverage assumes, which is why I am cautious about applying national forecasts to this county at all.

 

It also takes about twice as long to transact here. The buyer pool for a $599,000 second home is smaller and more deliberate than the pool for a $385,000 primary residence, and that shows up as 101 days to contract against 54.

 

Source: Florida Realtors® SunStats, July 2026. Collier County figures include Marco Island.

 

Is This 2008 Again? What the Distressed-Sale Data Shows

 

I get this question after every soft month, and it usually gets answered with an opinion. It can be answered with counts.

 

In 2010, 40.1% of Collier County closings were foreclosures or short sales — 3,586 out of 8,944. In 2025, distressed sales were 0.35% of closings: 32 out of 9,219. Roughly two in five then. Roughly one in three hundred now. Distressed sales have been under 1% of this market every year since 2020.

 

That does not mean prices cannot fall. It means the mechanism that drove the last decline — large numbers of owners forced to sell at whatever price, on someone else’s timetable — is not present in the current data. A future decline would need a different cause, and it would look different on the way down.

 

Source: Florida Realtors® SunStats, closed sales by sale type, Collier County, 2008–2025.

 

Naples Prices in Context: Eighteen Years

 

The county median rose from $290,000 in 2008 to $615,000 in 2025 — up 112%. Adjusted for inflation, that same increase is 41.8% over seventeen years, or about 2.1% a year. That is an ordinary long-run rate of appreciation, and I think it is the most useful number on this page for anyone trying to judge whether this market is overheated.

 

Two things the inflation-adjusted series shows that the raw numbers hide.

 

Real prices did not return to their 2008 level until 2015 — a seven-year round trip. Recovery in this market has historically been measured in years, not quarters.

 

And in real terms, this market peaked in 2023. 2025 sits about 6% below that peak, even though the nominal median looks close to flat. Purchasing power moved; the headline number did not show it.

 

• 2008: $290,000 · $433,845 in 2025 dollars
• 2011: $185,098 · $264,570 in 2025 dollars
• 2015: $315,000 · $428,169 in 2025 dollars
• 2019: $344,500 · $434,124 in 2025 dollars
• 2021: $465,000 · $552,860 in 2025 dollars
• 2023: $620,000 · $655,541 in 2025 dollars
• 2025: $615,000 · $615,000 in 2025 dollars

 

Source: Florida Realtors® SunStats. Inflation adjustment uses CPI-U annual averages, U.S. Bureau of Labor Statistics, stated in 2025 dollars.

 

What “Normal” Inventory Looks Like in Collier County

 

Months of supply gets quoted constantly and almost never with a baseline. Here is the baseline.

 

From 2013 through 2019 — years nobody described as distressed — Collier County ran between 5.6 and 8.6 months of supply. It reached 18.6 months in 2009 and 0.9 months in 2021. Neither of those was a normal market.

 

July 2026 sits at 6.2 months countywide, down from 9.0 a year earlier. That is inside the pre-pandemic range, reached from above rather than below.

 

There is a second point here that is consistently misread. New listings in Collier County have fallen between 12,945 and 15,958 in every one of the last eighteen years. There has never been a year when sellers arrived in unusual numbers — not in 2009, not in 2021, not now. What changes is how many of those listings find a buyer. In 2021 the county closed 1.09 sales for every new listing; in 2024 and 2025 it closed 0.59. Inventory here is a demand story, not a supply story, and I would treat any headline about a flood of listings with that in mind.

 

Source: Florida Realtors® SunStats, Collier County, 2008–2025.

 

The Naples Area by Sub-Market

 

Countywide numbers hide what most people actually want to know.

 

• Naples (City) — median $1,892,500 · 8.4 months supply · 126 days to contract · 72.7% cash · 66 closings
• Marco Island — median $798,000 · 6.0 months supply · 118 days to contract · 47.4% cash · 78 closings
• Bonita Springs — median $490,000 · 4.7 months supply · 93 days to contract · 55.8% cash · 120 closings
• Estero — median $415,000 · 4.0 months supply · 96 days to contract · 58.6% cash · 87 closings
• Collier County overall — median $599,000 · 6.2 months supply · 101 days to contract · 53.5% cash · 822 closings

 

Estero and Bonita Springs are the tight end of this market at 4.0 and 4.7 months. The City of Naples is the loose end at 8.4 months and 126 days to contract, which is what a genuinely high-end, low-urgency segment looks like rather than a warning sign.

 

How to read this table. These are single-month figures for small geographies. A median built on 66 or 78 sales moves when the mix of what sold moves, and that is not the same as a change in what any individual home is worth. Marco Island’s median fell 30.8% year over year on 78 closings; that is a shift in which properties happened to close, not a 30% decline in values. Read direction over several months, not decimals in any one of them.

 

Source: Florida Realtors® SunStats, July 2026.

 

Why the Median and the Average Disagree

 

In July 2026 the Collier County median sale price was unchanged from a year earlier at $599,000. The average sale price rose 26.8%, and total dollar volume rose 47.4%.

 

Both numbers are correct. The median is the middle sale. The average is the arithmetic mean, and in a county that transacts homes above $10 million, a handful of those pull the mean upward regardless of what the typical home did. When a headline says Naples prices jumped or collapsed, the first thing worth checking is which of the two it used, and the second is whether it named the geography.

 

For pricing a home or judging whether values actually moved, the median is the more useful figure, and the price-tier detail underneath it is more useful still.

 

Source: Florida Realtors® SunStats, July 2026.

 

What This Means If You’re Selling

 

Pricing to the current comp set from day one is what sells. A 1% listing fee ($5,000 minimum) keeps more of the price you get — commissions are negotiable and never fixed by law. Want your exact number? Ask for a free net sheet: (239) 228-4222.

 

What This Means If You’re Buying

 

5.4 months of inventory means real selection and real negotiating room — and my 1% buyer representation credits cash back at closing. Need out fast regardless of the market? Ask about competing cash offers in 24 hours.

 

Naples Market FAQ

 

Are Naples home prices dropping in 2026? Slightly. The August median was $575,000, down 1.7% from a year ago; single-family $717,500 (−1.7%), condos $422,500 (+3.9%). That is a soft market, not a falling one — see the distressed-sale data below.

 

Is Naples a buyer’s market right now? By supply (5.4 months) it’s balanced tilting buyer’s — but a year ago it was 8.1. Single-family (5.2) is tighter than condos (5.7).

 

How long do homes take to sell? On average 99 days (median 71) — houses 92, condos 108. Sellers received 94.8% of last list price.

 

Is the Naples market crashing? No. The mechanism behind the last decline — large numbers of owners forced to sell on someone else’s timetable — is not present in the data. Foreclosures and short sales were 0.35% of Collier County closings in 2025, against 40.1% in 2010. Prices can still fall, but a decline would need a different cause.

 

Are there a lot of foreclosures in Naples? No. Collier County recorded 23 foreclosure sales and 9 short sales in all of 2025 — 32 out of 9,219 closings. Distressed sales have been under 1% of this market every year since 2020.

 

Sources & Methodology

 

Primary sources. Monthly figures come directly from the Southwest Florida MLS, read through ShowingTime InfoSparks under my NABOR membership, for the Overall Naples Market — Collier County excluding Marco Island, the same ground NABOR reports. MLS data for a completed month is released on the first of the following month and is revised nightly as late closings post, so a figure here can differ by a few units from the number NABOR prints in its official report about three weeks later; when NABOR’s report is out I reconcile the two and note any difference above 2% here. County-wide comparisons, the Florida comparison, cash share and the 2008-to-present history come from Florida Realtors® SunStats (Collier County including Marco Island). Mortgage rates are Freddie Mac’s Primary Mortgage Market Survey. Inflation adjustment uses CPI-U annual averages from the U.S. Bureau of Labor Statistics. I pull every figure on this page from those systems myself; nothing is taken from third-party recaps, and every figure is dated where it appears.

 

A note on two different Collier County medians. The MLS figures on this page (and NABOR’s reports) cover Collier County excluding Marco Island. SunStats reports Collier County including Marco Island, and its Naples–Immokalee–Marco Island MSA covers exactly the same ground as the county. That is why the August 2026 median appears on this page as both $575,000 (MLS via InfoSparks, excluding Marco Island) and $595,000 (SunStats, including it). Neither figure is wrong — they cover different ground. Wherever a number could be read either way, I have named the source and the geography beside it.

 

A note on two different list-price percentages. SunStats reports percent of original list price; the MLS figures here (and NABOR) report percent of last list price. Both appear here and they are not interchangeable. The gap between them — 92.4% against 94.8% in August 2026 — is what sellers give up through price reductions after starting too high.

 

Southwest Florida MLS via ShowingTime InfoSparks, Overall Naples Market, August 2026 data retrieved September 24, 2026; MLS figures are revised nightly as late closings post. The SunStats sections above still show July 2026 (retrieved August 24, 2026) until the next Wednesday refresh. NABOR® July 2026 Market Report released August 21, 2026; its August report is reconciled here once read.