08/2026 Month End Naples Real Estate Market Update

Supply Is Shrinking Faster Than Demand, and Leverage Is Quietly Shifting

Key Takeaways for August 2026

• The $1.5M to $5M market is no longer a buyer's market. Months of supply fell from 10.3 to 5.3 in one year. Sellers in this range can price with more confidence, and buyers should expect less room to negotiate.

• Don't read the 1.7% price dip as prices falling. The average price rose 8.6% and the year to date median is flat at $600,000. Naples prices are holding, not sliding.

• Condos may be turning a corner. Fewer condos sold, but they sold 11.4% faster and the median rose 2.7%. After a soft year, that's the first real sign of firming.

• The window before season matters this year. New listings are down 15.5% and price reductions are down 30.2%. Sellers who list before the October surge face less competition, and buyers who act now face fewer rival buyers than they will in season.

• Buyer leverage still exists, but only in specific pockets. Look above $5 million, at one bedroom homes, and in Immokalee and Ave Maria. Almost everywhere else, the edge is shifting to sellers.

The Headline Numbers

Read together, August's eight numbers describe a market where buyers held steady and sellers pulled back. Closed and pending sales both edged up slightly, which is solid for the slowest stretch of the Naples calendar. But new listings dropped sharply, so inventory and months of supply kept falling. When there are fewer homes to choose from and buyers keep showing up, homes sell a little faster and for a little closer to asking, and that's exactly what days on market and percent of list price received show. Prices didn't jump. They held. Here is the overall Naples market (Collier County, excluding Marco Island), August 2026 compared to August 2025:

NABOR publishes this report roughly ten days after month end, so these figures reflect actual closed transactions from August, not a live snapshot or a forecast. Days on market here is NABOR's measure of time from listing to accepted offer.

Beyond the Headlines: What the Averages Are Hiding

The eight numbers above are the weather report. This is where it gets useful.

The median and the average are pointing in opposite directions. The overall median closed price fell 1.7% to $575,000, but the average closed price rose 8.6% to $1,017,608. That's a gap of more than 10 points, and single family homes show it even more clearly: the median dipped 1.7% to $717,500 while the average climbed 9.4% to $1,340,161. When the two move in opposite directions like that, a handful of high dollar closings are pulling the average up, and the typical home is doing something much quieter. Condos, by contrast, moved together (median up 2.7%, average up 1.0%). My advice: anchor to the median, and anchor to more than one month of it. The single family median is up 4.1% year to date at $765,000, which is a better read on value than any one August.

Demand is strongest at both ends of the market, not the middle. Over the trailing 12 months, closed sales under $300,000 rose 35.7% and sales between $1.5 million and $5 million rose 34.2%. The core $500,000 to $1.5 million bracket, where the most homes trade, grew just 9.8%. Naples is still a barbell market: entry level and upper tier buyers are the most active, and the middle is steady but unhurried. The condo side is even more extreme, with $1.5 million to $5 million condo sales up 41.4% and sub $300,000 condo sales up 39.4%.

The $1.5M to $5M tier flipped from buyer's market to balanced in one year. This is the number I'd circle. A year ago, homes priced between $1.5 million and $5 million carried 10.3 months of supply, a clear buyer's market. Today it's 5.3 months, down 48.5%, the biggest drop of any price range. That bracket is now tighter than homes priced at $300,000 and below (6.1 months). Condos in the $1.5 million to $5 million range fell even harder, from 12.5 months to 5.3. Above $5 million is still a different world at 9.7 months, and for condos above $5 million it's 13.4 months, barely changed from last year.

One bedroom homes are the one segment getting looser. Every bedroom count saw months of supply fall by roughly a third, except homes with one bedroom or fewer, where it rose 9.3% to 10.6 months. That's the second straight month this segment has moved the wrong way. Sales of one bedroom homes fell 16.5% over the trailing 12 months and the median price dropped 14.3% to $180,000. For contrast, three bedroom homes are the tightest segment in the county at 4.5 months, and single family three bedrooms are at just 4.2.

In luxury, slower does not mean cheaper. Over the trailing 12 months, homes above $5 million took longer to go under contract (156 days, up from 150), yet sellers received more of their asking price (92.7%, up from 92.0%). That's the only price range where percent of list price received improved. Most people assume a longer wait means more room to negotiate. At the top of this market, it doesn't. Buyers are taking their time to decide, but once they commit, they're paying closer to asking.

Single Family vs. Condo: The Script Flipped This Month

Single family: tighter and firmer. Single family closed sales rose 5.1% to 350, and single family homes sold for 95.2% of list price, the strongest reading of any month in the past year. Days on market dipped to 92 and months of supply fell to 5.1 from 7.5. The median slipped 1.7% to $717,500 for the month, but it's up 4.1% year to date and 1.8% on a 12 month basis. Single family is the steadier, tighter side of the market.

Condos: fewer sales, but faster and firmer. Condo closed sales fell 3.5% to 272, the first year over year decline in condo sales in at least 12 months. Yet the condo median rose 2.7% to $417,500, its strongest year over year gain in that same stretch, and condo days on market fell 11.4% to 109 days, also the first decline in at least a year. Months of supply dropped from 8.7 to 5.6. So fewer condos sold, but the ones that did sold faster and for more. I'd read that as the condo market finding its footing rather than slipping, but one month doesn't make a trend: condo prices are still down 4.3% year to date at $440,000.

The gap is closing. A year ago, the gap in months of supply between single family (7.5) and condos (8.7) was 1.2 months. Today it's half a month (5.1 vs. 5.6). The two sides of the market are converging, and condo sellers are no longer operating in the clearly softer half of Naples.

Neighborhood Spotlight: Where the Outliers Are

South Naples (34112, 34113): the comeback story. South Naples single family was the best performing segment in the county this month. Closed sales jumped 35.3% (34 to 46), days on market fell 27.9% to 80, sellers received 94.7% of list price (up from 92.3%), and months of supply dropped from 7.9 to 4.7. It was also the only area where single family new listings rose (up 26.1%), and buyers absorbed them. South Naples condos posted a 26.7% median jump to $380,000, but that's a one month swing: the year to date condo median is down 12.4%.

North Naples (34109, 34110, 34119): a million dollar median. The North Naples single family median hit $1,000,000 in August, up 5.3%, and the year to date median is $1,055,000, up 8.2%. With just 3.9 months of supply (down from 6.0), North Naples single family is one of the tightest segments in the county. The condo side is a different story: North Naples condo days on market rose 8.0% to 122, while the median held roughly flat at $425,000.

Naples Beach (34102, 34103, 34108): luxury supply is thinning out. Naples Beach single family inventory fell 28.8% to 351 homes and months of supply collapsed from 12.3 to 7.1. The August median jumped 20.5% to $2,710,250 on 40 sales, but the year to date median is down 6.5% at $2,900,000, so I would not read August as appreciation. Naples Beach condos had a stronger month: median up 13.7% to $852,500, days on market down 27.8% to 117, and 93.1% of list price received.

Immokalee / Ave Maria: still moving against the county. Single family days on market jumped 82.8% to 117 days, and months of supply rose 7.9% to 8.2. That makes it the only area in the report where single family supply went up. Year to date, single family sales are down 21.6%. Ave Maria on its own shows the same pattern, with days on market up 60.6% to 114. This is the second straight month this area has stood out as the soft spot in the county.

A word of caution on small samples. Several zip codes posted dramatic median swings this month: 34103 up 64.0%, 34105 up 59.0%, and 34108 down 33.6%. Each is based on 16 to 35 sales, where one or two luxury closings can move the median enormously. Treat these as noise, not trends. The same goes for Immokalee and Ave Maria condos, which had just 8 sales.

What This Means for Sellers

You have less competition than you've had in over a year. New listings fell 15.5% and inventory is down 22.1%, and price reductions fell 30.2% to 790 from 1,132 last August. That last number matters: fewer sellers are having to chase the market down, which tells me homes that are priced right from day one are selling.

Timing is worth thinking about. Last October, new listings surged, with condo listings up 47% over the prior year. If that seasonal wave repeats, the window of thin competition you're enjoying right now will narrow quickly. Getting on the market before the fall listing surge is a real advantage this year.

Just don't mistake a tighter market for a runaway one. Sellers are still receiving 94.8% of list price on average, which means roughly 5% of negotiation is still normal. If you're selling a one bedroom condo (11.6 months of supply) or a home above $5 million (9.7 months), you're in a buyer's market, and your pricing needs to reflect that.

What This Means for Buyers

Your leverage has narrowed. There are 22.1% fewer homes for sale than a year ago, sellers are getting a full point more of their asking price, and pending sales are up 21.7% year to date. That's a lot of buyers competing for a shrinking pool, and it's still off season.

That said, leverage hasn't disappeared. It has just gotten more specific. It's strongest above $5 million, in one bedroom homes, in Immokalee and Ave Maria, and in condos that have been sitting (North Naples and South Naples condos are averaging 122 and 128 days on market). On the other end, if you're shopping for a single family home in North Naples or Central Naples, where months of supply is 3.9, come in ready. Those homes are not waiting around.

If you're planning to buy before season, the next 60 days may be your best shot at less competition. Once seasonal buyers arrive, the math above gets harder, not easier.

My Perspective

If you only read the NABOR headline this month, you'd think August was forgettable: sales up 1%, prices down 2%. I don't see it that way. What happened underneath is that the supply side of this market quietly changed. The $1.5 million to $5 million tier cut its months of supply in half. Condos, which spent most of the last year as the soft half of Naples, started selling faster and for more. South Naples single family woke up. And sellers stopped cutting prices at the rate they were a year ago.

None of that shows up in a 1.7% median dip. That's exactly why I break this report down by price range, property type, and neighborhood every month. A buyer shopping for a $2 million single family home in North Naples and a buyer shopping for a one bedroom condo are not in the same market, even though they're in the same county report. Heading into season with inventory this lean, I expect that difference to matter more, not less.

Naples Market FAQ: August 2026

Is Naples, FL a buyer's or seller's market right now? As of August 2026, Naples has 5.4 months of supply overall, down from 8.1 a year ago, which puts most of the market close to balanced and leaning toward sellers. Every price range below $5 million sits between 4.8 and 6.1 months of supply. Above $5 million, it's still a buyer's market at 9.7 months.

Are home prices dropping in Naples? Not meaningfully. The Naples median closed price was $575,000 in August 2026, down 1.7% from a year earlier, but the year to date median is essentially flat at $600,000 (down 0.8%). Single family prices are up 4.1% year to date, while condo prices are down 4.3% year to date.

Are Naples condo prices still falling? Condo prices showed signs of stabilizing in August 2026. The median condo price rose 2.7% to $417,500, its strongest year over year gain in at least a year, and condo days on market fell 11.4%. Year to date, condo prices are still down 4.3% at $440,000.

How many homes are for sale in Naples right now? There were 4,093 homes for sale in Naples (Collier County, excluding Marco Island) at the end of August 2026, down 22.1% from 5,252 a year earlier.

How long does it take to sell a home in Naples? Homes sold in August 2026 averaged 99 days from listing to accepted offer, down from 107 days a year ago. Single family homes averaged 92 days and condos averaged 109 days.

What is the median home price in Naples, FL? The median closed price in Naples was $575,000 in August 2026: $717,500 for single family homes and $417,500 for condos.

Looking Ahead

Here's what I'll be watching as we head into fall and the start of season:

• Whether the October listing surge returns (condo new listings jumped 47% last October) and how quickly it refills today's thin inventory

• Whether condos build on August's faster sales and firmer prices, or whether the 3.5% dip in condo closed sales turns into a trend

• Whether the $1.5 million to $5 million tier, now at 5.3 months of supply, starts to show firmer pricing after a 2.2% dip in its 12 month median

• Whether one bedroom homes keep loosening for a third straight month

• Whether Immokalee and Ave Maria days on market stay elevated, or whether August was a summer lull

• Mortgage rate movement and its effect on the $500,000 to $1.5 million bracket, where sales growth has lagged both ends of the market

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

Renee Hahn

Consistently ranked in the top 0.5% - 1.5% in the Nation

Naples, Florida  |  (239) 287-2576  |  Renee@YourNaplesExpert.com  |  www.YourNaplesExpert.com