Resale vs. New Build Homes in Naples 2025: The Buyer’s Guide
- Ed DiMarco
- Sep 13
- 7 min read
In 2025, the Naples housing market presents buyers with a defining choice: resale vs. new build. With inventory up nearly 80% year-over-year and mortgage rates hovering around 6.58%, buyers now face a landscape where negotiation power has shifted back in their favor. But the real question isn’t just about neighborhoods or price tags—it’s whether the timeless appeal of a resale home with location advantages outweighs the modern features, warranties, and builder incentives of a new construction.
Add in the changing costs of insurance, flood coverage, and CDD/HOA fees, and the trade-off has never been sharper. This blog breaks down the numbers to reveal which option truly delivers better value in Naples for 2025.
The 2025 Market Backdrop
Naples buyers enter 2025 with more inventory and slightly better financing options than a year ago. As of June 2025, Collier County recorded 6,977 active listings, a massive 79.8% increase year-over-year, while new listings rose 23.2%. The months of supply climbed to 8.1, giving buyers more choices and negotiating leverage. Despite the higher supply, closed sales decreased by 3.5%, suggesting that buyers are being more selective. The median closed price remained steady at $650,000, while the average number of days on the market increased to 78, up 21%.
The financing side tells a different story. The 30-year fixed mortgage rate averaged 6.58% in August 2025, the lowest point so far this year. This easing of rates has revived purchase activity, although it remains well above the sub-4% mortgages that buyers locked in before 2022. Builders are stepping in aggressively with incentives: about 34–38% of builders cut prices (with an average decrease of 5%), and over 60% are offering mortgage-rate buydowns, some advertising rates as low as 4.99% for the first few years on select homes.
The True Cost Factors in Florida
When comparing resale versus new, Naples buyers must look beyond the sticker price and weigh insurance, taxes, HOA/CDD fees, and long-term maintenance costs.
Insurance Costs
Insurance is often the most significant differentiator. In Florida, property insurance has faced rising premiums; however, Citizens’ 2025 filings cap increases at 14% per year, depending on the policy type. A newer home typically qualifies for more substantial wind-mitigation discounts due to its updated roofs, impact-resistant glass, and elevation. A 2005 resale home may pay $6,500 per year, while a 2025 new build might come closer to $3,800 annually.
Flood insurance
Flood insurance also matters. FEMA’s Risk Rating 2.0 ties premiums to property-specific risk, and while many Collier homes see only modest changes, older coastal homes west of US-41 typically face higher flood premiums. A resale may carry $1,800 annually, versus $800 for a new inland build with an elevated site design.
HOA and CDD fees
HOA and CDD fees are another hidden factor. Many new master-planned communities come with a CDD (Community Development District) fee, which can add several thousand dollars annually to the HOA dues. A resale in an older non-CDD neighborhood may have a $250 per month HOA, while a new build could have a $350 HOA plus a $167 monthly CDD.
Condo Reserve Laws
Condo buyers must also consider Florida’s updated condo reserve laws (SB 154), requiring structural inspections and fully funded reserves. For older buildings, this means higher monthly dues or special assessments, which can tilt the balance back toward new construction with fewer short-term surprises.
Side-by-Side: Resale vs. New Build Monthly Costs
Consider two Naples scenarios in mid-2025.
Resale
A resale west of I-75, built in 2005, priced at $900,000, would generate a principal and interest payment of about $4,589 at 6.58%, plus $542 for homeowners' insurance, $150 for flood insurance, $250 for HOA fees, and $788 for property taxes, totaling roughly $6,319 per month.
New Build
A new build east of Collier Boulevard, priced at $975,000, with a builder’s 4.99% mortgage-rate buydown, lowers principal and interest to $4,178, paired with $317 for insurance, $67 for flood, $350 HOA, $167 CDD, and $853 property taxes. This puts the total around $5,932 per month in the first year. However, when the promotional rate expires, the payment reverts to approximately $6,724 monthly unless the buyer refinances.
Year-over-Year Mortgage Rate Table
Using Freddie Mac’s 30-year fixed averages, comparing 2024 vs 2025 for the same week/month, here’s a clear YOY mortgage table:
Date (2025) | 30-Year Fixed Avg. (2025) | 30-Year Fixed Avg. (2024) | Year-Over-Year Change |
Feb 8, 2025 | 6.87% | 6.77% | ▲ +0.10% |
Apr 10, 2025 | 6.62% | 6.88% | ▼ –0.26% |
May 22, 2025 | 6.86% | 6.94% | ▼ –0.08% |
Aug 7, 2025 | 6.63% | 6.47% | ▲ +0.16% |
Aug 14, 2025 | 6.58% | 6.49% | ▲ +0.09% |
Sep 12, 2025 | 6.62% | 7.18% | ▼ –0.56% |
Key Takeaways for Buyers:
Overall, mortgage rates in 2025 have remained relatively stable, tracking within about ±0.25% of 2024 levels. Some weeks, such as those in April and May, yielded slightly lower averages compared to the previous year, while other periods, particularly February and August, reflected modestly higher rates.
Most importantly, the 6.58% average in August 2025 marked the lowest point so far this year, offering buyers a bit more breathing room in their monthly payments compared to earlier months in 2025.
By September 2025, rates eased notably year-over-year (–0.56%), marking the first time in months that buyers are seeing a meaningful dip compared to the prior year.
Where Each Option Wins
A resale is often the more brilliant buy if the goal is location, particularly west of 41 near the beach, where new construction is limited. If the resale has an updated roof, impact windows, and no CDD, the long-term ownership costs may be lower.
A new build, on the other hand, offers builder warranties, modern layouts, and lower insurance premiums. Combined with a rate buydown to 4.99%, it can actually be cheaper monthly in the first few years. The trade-off is higher HOA/CDD fees and the possibility of higher payments once the buydown period ends.
The Bottom Line for 2025
For Naples buyers in 2025, the choice between resale and new build boils down to monthly all-in costs and location priorities. If you’re seeking short-term affordability with warranties and low maintenance, a new build with incentives may deliver better value. If you prefer prime locations west of 41 and want long-term payment stability without CDDs, an updated resale could be the more brilliant move.
In a market with 8 months of supply, buyers have leverage on both sides. Just be sure to compare total monthly ownership costs—not just the purchase price—before making your decision.
Final Verdict: Choosing Between Resale and New Build in Naples 2025
In 2025, the choice between a resale home and a new build in Naples depends less on the sticker price and more on the actual cost of ownership.
Resale homes often excel in location value—mainly west of US-41 or near the beach—while new builds offer lower insurance costs, modern features, warranties, and enticing mortgage-rate buydowns that reduce short-term expenses. With inventory up nearly 80% year-over-year and mortgage rates easing to 6.58%, buyers have unprecedented leverage to negotiate in both markets.
Ultimately, the better option comes down to your priorities: long-term stability and prime location favor resales, while affordability, efficiency, and peace of mind lean toward new construction. Either way, Naples in 2025 offers opportunities for well-informed buyers to secure lasting value.
Frequently Asked Questions (FAQs): Resale vs. New Build Homes in Naples 2025
1. Is it cheaper to buy a resale or a new build in Naples in 2025?
In 2025, resale homes may have lower upfront prices, particularly with increased inventory on the market. However, new builds often come with lower insurance premiums, builder incentives, and warranties that may reduce monthly costs in the short term.
2. How do mortgage rates impact Naples homebuyers choosing between new and resale?
The average 30-year fixed mortgage rate in August 2025 is 6.58%, down from earlier highs. Builders are offering rate buydowns as low as 4.99%, which can make a new build cheaper in the first few years compared to resale financing at the market rate.
3. Are insurance costs higher for resale homes in Naples?
Yes. Older resale homes, especially those built before updated hurricane codes were implemented, often face higher windstorm and flood insurance premiums. By contrast, new construction usually qualifies for wind-mitigation discounts and lower flood insurance due to improved elevation and building standards.
4. What are CDD fees, and how do they affect Naples new builds?
CDD (Community Development District) fees are charges added to many new master-planned communities to cover the costs of infrastructure. While they provide amenities, they can add thousands annually on top of HOA dues. Resale homes in older communities often avoid this extra cost.
5. How do Florida’s new condo laws affect resale vs. new construction in 2025?
Florida’s updated condo reserve laws (SB 154) require structural inspections and fully funded reserves. Older resale condos may face higher monthly dues or assessments, while new condos are more likely to be compliant with fewer near-term surprises.
6. Which is the better long-term investment in Naples: resale or new construction?
It depends on the location and the buyer's goals. A resale property west of US-41 may appreciate more quickly due to land scarcity and proximity to the beach. A new build east of Collier Boulevard may offer better short-term affordability and lower upkeep.
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Article By: Ed DiMarco MS, MA
Ed DiMarco is a seasoned real estate professional with expertise in luxury rentals, investment properties, and commercial spaces. Grounded in Florida’s dynamic market and supported by a background in Business Management and Communication, he blends sharp analytical skills with a personalized approach to every transaction. Whether you’re looking to rent, buy, or invest in Naples or across Florida, Ed provides trusted guidance to help you make confident real estate decisions.
