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  • Writer's pictureEd DiMarco MS, MA

January 2024 Real Estate Market Analysis: A Critical Perspective on Southwest Florida


Ed DiMarco here, offering a comprehensive and somewhat startling update on the real estate market in Southwest Florida as of January 2024. This article aims to provide an in-depth analysis of the current market conditions, primarily focusing on the Naples area, paralleled closely by Lee County.


The Central Theme: Inventory Surge in Southwest Florida

A critical indicator that demands our attention is the inventory level. Before the COVID-19 boom, Collier County's inventory was around nine and a half months, with Lee County at seven months. This figure drastically plummeted to under a month's supply in both counties, reflecting a significant market upheaval. Currently, we're witnessing inventory levels at five and a half months in both counties, a trend that shows no signs of slowing down.


Price Dynamics: A Tale of Decreases and Panic Selling in Naples

In the last seven days, as reported by the Southwest Florida MLS, there have been over a hundred price increases but nearly 1,700 price decreases, with about 1,400 new listings hitting the market. This disparity indicates a trend of panic selling, a reasonable reaction given the ever-increasing inventory. This essential supply and demand economics principle suggests a looming pressure on the market.


Interest Rates and Market Momentum

While some might hope for a miracle demand spurred by a drop in interest rates, I remain skeptical. The momentum we're seeing isn't likely to be overturned by minor interest rate adjustments. This skepticism is rooted in the lack of substantial data supporting such a market reversal.


Sales Volume vs. Inventory

A notable observation is the contrasting trends between inventory surge and sales volume. We see sales volumes dip, perhaps even below pre-pandemic levels. This pattern and rising inventory paints a concerning picture for the market's future, particularly in the Naples area.


Price Trends and Market Corrections

Despite seasonal fluctuations, the market prices are relatively flat. However, as inventory continues to climb, a price correction seems inevitable. The market history, especially when compared to the 2008 crash, suggests that the prices in Naples are unsustainable and indicative of a bubble.


Forecasts and Real Estate Rhetoric

Contrary to optimistic articles and predictions by some industry experts, the data does not support a near-future market reignition. My experience and research in the field indicate a need for a more grounded and realistic approach to understanding market dynamics.

Advice for Buyers and Sellers

For buyers, the influx of inventory presents unique opportunities, but it's crucial to ensure you're getting a great deal. Work with knowledgeable professionals who can identify and negotiate such deals. For sellers, the outlook isn't as optimistic. With the market showing signs of further downturns, waiting for a better selling time might mean a delay of several years.


In conclusion, the real estate market in Southwest Florida is undergoing significant changes. As a professional in the field since 2005, I urge buyers and sellers to approach the market with a well-informed strategy, considering current trends and future forecasts. Stay updated, make informed decisions, and remember that the right advice is invaluable in a fluctuating market like this.


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