07/2026 Month End Naples Real Estate Market Update

---

A Market Finding Its Balance

The Headline Numbers

Put those eight numbers together and July reads as a market that is rebalancing after two hard years of thin inventory, not overheating and not cooling off. Sales accelerated faster than new listings, which is why supply kept shrinking even though more sellers came to market. Prices firmed up modestly rather than spiking, which tells you demand is real but buyers are not bidding wars desperate. And days on market ticked up at the same time months of supply fell sharply, which only makes sense once you realize it is not one market moving together, it is several markets at different price points moving at different speeds. That is exactly what the rest of this report digs into. Here is the overall Naples market (Collier County, excluding Marco Island), July 2026 compared to July 2025:

 FULL NABOR REPORT DOWNLOAD BELOW

NABOR releases this report a month behind, so this reflects contracts negotiated and closed in June and July, actual transactions rather than a live snapshot or a projection. But the “why” behind several of these numbers is more interesting than the numbers themselves, and it changes depending on price point, property type, and even zip code.

Beyond the Headlines: What the Averages Are Hiding

This is the part of the report I think gets skipped too often, and it is where the real insight lives.

The median and the average are telling two different stories.

The overall average closed price jumped 30.2% year over year to $1,171,812, while the median only rose 2.6% to $590,000. That is a massive gap, and it is not a typo. When the average moves that much faster than the median, it almost always means a relatively small number of very high dollar sales are pulling the average up, not that the typical Naples home suddenly got 30% more expensive. Single family homes show this even more sharply: the median rose a healthy 12.9% to $745,000, but the average closed price jumped 50.9% to just under $1.6 million. If you are pricing a home, or evaluating what “the market did” this year, the median is almost always the more honest number to anchor to. The average is being pulled around by a handful of luxury closings.

Demand is strongest at both ends of the price spectrum, not the middle.

Looking at closed sales by price range over the trailing 12 months, homes under $300,000 grew 44.3% and homes over $1.5 million grew between 15.7% and 32.8%, while the traditional move up bracket, $500,000 to $1.5 million, grew a more modest 10.5%. Naples is behaving like a barbell right now: entry level buyers and luxury buyers are both moving with real urgency, while the middle of the market is active but comparatively unhurried.

Every price bracket tightened, but the top of the market is still a buyer's market.

Months of supply fell across every price range, but the spread is wide. Homes under $1.5 million are now sitting at 5.3 to 6.3 months of supply, which is close to balanced. Homes over $5 million are still carrying 11.0 months of supply. That is down sharply from last year's 14.9 months, so the gap is closing, but if you are shopping or listing in the ultra luxury tier, you are still operating in a very different market than everyone else.

Studios and one bedrooms are the one segment that did not tighten.

Every bedroom count saw months of supply fall between 30% and 37% year over year, except one: homes with one bedroom or fewer, where months of supply actually ticked up 2.9% to 10.8 months. Two, three, and four plus bedroom homes are all getting scarcer relative to demand. Smaller units are not. That is worth knowing if you own, or are considering, a one bedroom condo as an investment.

Luxury buyers are negotiating less, not more, even though homes are sitting longer.

Percent of list price received in the $5 million and above bracket actually rose eight tenths of a point to 92.7%, the only price bracket to improve year over year. Meanwhile days on market for that same bracket grew to 157 days. Put those two together and the read is this: luxury buyers are taking their time to decide, but once they commit, they are not lowballing the way they might have a year ago. The negotiation happens in the decision timeline, not in the final number.

Single Family vs. Condo: Two Different Markets Right Now

Single family homes and condos are moving in almost opposite directions on price, even though both categories are seeing more sales.

Single family: 407 closed sales, up 11.5%. Median price $745,000, up 12.9%. Inventory down 20.3% to 2,171 homes, with just 5.6 months of supply. This is a tightening, price supportive market for single family sellers, particularly outside the ultra luxury tier.

Condos: 326 closed sales, up 18.5%, the strongest sales growth of the two categories. Median price $400,000, down 4.8%. New listings jumped 19.7%, well ahead of single family's essentially flat new listing count. More condo sellers are testing the market, sales volume is up, but median price softened. I would not read that as condos losing value broadly. With 6.0 months of supply, still a fairly balanced market, it looks more like a shift toward more moderately priced condo sales closing, not a blanket price decline across every building and price point.

Neighborhood Spotlight: Where the Outliers Are

Zooming into specific submarkets shows just how much variation exists underneath that single countywide median.

Old Naples (34102) is still the hottest corner of the county. Median closed price jumped 23.8% to $2,475,000, sales rose 21.4%, and inventory fell 17%. Even at 141 days on market, demand at the very top of the market has not slowed here.

Ave Maria is the market's clearest soft spot. Median price fell 17.9% to $345,000, days on market jumped 41.3% to 113 days, and inventory rose 14.1%, the only area in the report where inventory grew rather than shrank. Sales volume was actually up 24% here, so buyers are still active, they are just negotiating harder and taking longer to commit. This is the one pocket of Naples that currently favors buyers.

North Naples posted the county's biggest single family price jump, and it deserves a caveat. The single family median in North Naples rose 46.2% to $1,132,500. Given what we just covered about averages and medians getting distorted by a handful of high end sales, and this is a smaller monthly sample size, I would not read this as North Naples suddenly becoming 46% more expensive overnight. It is more likely a mix shift, meaning more higher end homes happened to close there in July. Worth watching next month to see if it holds.

Zip 34109 saw the biggest surge in sales volume anywhere in the report, up 59.4%, while its median price fell 17.9% to $515,000. That combination, a lot more transactions at a lower price point, points to genuine bargain hunting activity in that pocket rather than a market downturn.

A note on small samples: A few of the smallest submarkets in this report, like Immokalee proper, closed only a handful of sales in July. Percentage changes on 3 to 10 sales can look dramatic and mean very little. I am leaving those out of the headline analysis for that reason, but happy to pull specific zip level data for anyone considering those areas.

What This Means for Sellers

This is a good market to be selling in, with real caveats. Inventory is down across nearly every category, sales are up, and buyers are closing at a faster clip than a year ago. But 108 days on market countywide, and well over that in several submarkets, means overpriced homes are still sitting. The homes moving quickly are priced correctly from day one and presented well. If you are in the $500,000 to $1.5 million range, you are in the most balanced, most liquid part of this market. If you are above $5 million, expect a longer runway and price with that patience built in from the start.

What This Means for Buyers

You have more leverage than the “sales are up” headline suggests, especially outside the entry level price points, which remain the tightest segment in the county. Days on market are rising, which means more listings sitting long enough to negotiate on, and luxury sellers are giving up more room on price even if they are not budging on their bottom line quickly. Ave Maria stands out as a place where buyers currently have real negotiating power. If you are waiting for a broad price correction before you buy, the inventory and demand trends this month do not support that bet, but there is more room to negotiate today than there was a year ago, particularly the longer a home has been sitting.

My Perspective

What stands out to me this month is not the headline number, it is how differently this market is behaving depending on where you look. The overall stats say “balanced and steady.” But entry level and luxury demand are both outpacing the middle. Single family and condo prices are moving in opposite directions. And one submarket, Ave Maria, looks nothing like the county average. Anyone making a pricing or offer decision off the countywide median alone is working with an incomplete picture. This is exactly why I break the report down this way every month rather than just repeating NABOR's topline numbers. The county level data tells you the weather. The neighborhood and price bracket data tells you what to actually wear outside.

Naples Market FAQ: July 2026

Is Naples, FL a buyer's or seller's market right now?

It depends on price point. With 5.8 months of supply overall, Naples is close to balanced, tilting toward sellers under $1.5 million (5.3 to 6.3 months of supply). Above $5 million, it is still a buyer's market at 11.0 months of supply.

Are home prices dropping in Naples?

No, not broadly. The overall median closed price rose 2.6% year over year to $590,000 in July 2026. Single family medians rose 12.9% to $745,000. Condo medians dipped 4.8% to $400,000, and a few specific pockets like Ave Maria saw larger declines, but that is not the countywide trend.

How many homes are for sale in Naples right now?

4,415 active listings as of July 2026, down 21% from 5,586 a year earlier.

How long does it take to sell a home in Naples?

108 days on market on average in July 2026, up from 101 days a year ago. That average hides a wide range, well under 100 days for entry level homes and well over 150 days for properties above $5 million.

What is the median home price in Naples, FL?

$590,000 overall in July 2026: $745,000 for single family homes and $400,000 for condos.

Looking Ahead

A few things I will be watching heading into fall:

• Whether North Naples' single family price jump holds or reverts once more sales close

• Whether Ave Maria's rising inventory and days on market continue, or whether this month was a blip

• Whether condo new listings, up nearly 20% this month, keep outpacing condo demand, which would put more downward pressure on condo pricing

• How the $5 million plus segment's improving list price received ratio plays out as its still elevated 11 months of supply works through the system

• Mortgage rate movement and its effect on the $500,000 to $1.5 million bracket specifically, since that is where the most price sensitive buyers in this market are shopping

Source: Naples Area Board of REALTORS (NABOR) July 2026 Market Report. Data reflects Collier County, excluding Marco Island.

If you are considering buying or selling a home in Naples and surrounding areas and you aren’t satisified with average services, you will want to contact Your Naples Real Estate Expert, Renee Hahn, to ensure you get the service, attention and outcomes you deserve.

Renee Hahn, Consistently ranked in the top 0.5% - 1.5% in the Nation

📍Naples, Florida

📞(239) 287-2576

🌐 www.YourNaplesExpert.com

📧 Renee@YourNaplesExpert.com

#️⃣ Instagram: @reneehahnluxurynaples

#️⃣ Facebook: LuxuryRealEstateinNaples

▶️ YouTube Channel: https://www.youtube.com/channel/UC_XYJyAZdOdtkKFgWx-KuVg