Naples Luxury Market Update – Year-to-Date Snapshot
- Aug 12
- 5 min read
If you’ve been wondering what’s been happening in some of Naples’ most sought-after luxury communities, you’re in luck. We’ve pulled together the numbers, and they’re as telling as they are intriguing. Whether you’re a buyer, seller, or just a market-watcher who likes to keep score, here’s what the YTD data says about the state of our high-end condos and single-family homes.
The Naples luxury real estate market has had no shortage of activity this year and the numbers tell a story worth reading. Whether you’re buying, selling, or just keeping tabs on your favorite neighborhoods, this breakdown covers the key luxury communities and what’s been happening behind those elegant gates (or along those glittering waterfronts).
Park Shore
Park Shore continues to be a great garden for buyers to shop in the luxury condo market with 112 active listings and 108 closed sales so far this year. Median condo prices are hovering at $823/sq. ft., with single-family homes commanding $1,388/sq. ft. The ratio of sale price to original list price hovers just below 88% for both, reminding sellers that while demand is strong, buyers still have negotiation room. And yes, there have been plenty of price drops, but that’s not a sign of weakness, just a reminder that the market is allergic to overpricing.
Olde Naples
With 81 condos and 48 single-family homes currently available, Olde Naples keeps delivering charm and demand in equal measure. Median single-family home prices are at $2,265/sq. ft., making it the “hold-my-mimosa” winner in the PSF category. Sales-to-list ratios are slightly softer for SFHs at 82.6%, showing that properties are siting longer and having to adjust prices while buyers here are not shy about testing a seller’s flexibility. Still, location reigns supreme, and Olde Naples remains one of the most resilient (and priciest) zip codes in town.
Pelican Bay
Pelican Bay proves that lifestyle amenities sell and sell often. The 190 condo closings YTD are the highest in our list, with strong PSFs at $856 for condos and $1,214 for single-family homes. The sold-to-list ratios are some of the strongest here, brushing right around the 90% mark. Plus, with relatively lower months of inventory compared to other neighborhoods, sellers in Pelican Bay have the wind at their backs and possibly a golf breeze too.
Moorings
With 105 condos and 36 single-family homes on the market, the Moorings is a steady player. Median condo
prices sit at $742/sq. ft., while single-family homes average $1,275/sq. ft. Sales prices are landing just under 88% of list, showing a consistent (and very Naples) balance between buyer pushback and seller pride. High months of inventory for SFHs (66!) do indicate that sellers might want to pack a little extra patience.
Coquina Sands
Small but mighty, Coquina Sands has just 15 condos and 10 single-family homes for sale. The numbers are a bit of a mixed bag - median condo PSF sits at $523, while single-family homes come in at $1,639. It’s a community where buyers can find a more intimate, less crowded market, but still with the kind of beach proximity that keeps values robust.
Grey Oaks
Grey Oaks’ mix of golf, luxury, and prime location is reflected in the numbers. Only 3 condos and 13 SFHs are active, with median pricing at $815/sq. ft. for condos and $1,053/sq. ft. for SFHs. With sale-to-list ratios between 92–95%, sellers of condos here are well-positioned, and buyers must move quickly when the right property appears. Especially properties that come with immediate access to golf memberships
Mediterra
A steady inventory defines Mediterra, with 9 condos and 16 SFHs available. Condos average $623/sq. ft., SFHs $871/sq. ft. Months of inventory sits at 25–27, allowing buyers some breathing room. Well-priced properties still move and the lifestyle here continues to be a draw.
Quail West
Known for its estates and country club lifestyle, Quail West has 20 SFHs on the market and 23 closed so far this year. Median SFH price per square foot is $934, and homes are selling at about 93% of list price. With 39 months of inventory, buyers may be able to take their time, but sellers with sharp pricing and presentation will stand out.
Port Royal
Port Royal sits at the pinnacle of Naples luxury, and the numbers prove it. Median SFH pricing is an eye-popping $3,972/sq. ft.. This has been a record year for the ultra luxury segment pulling in several impressive sales. With 24 active and 21 closed this year, plus 4-6
months of inventory, this is a slower-moving, negotiation-heavy market where both patience and precision matter.
Aqualane Shores
Aqualane Shores blends boating convenience with walkable proximity to town. 23 active SFHs, 24 closed, and a median price of $1,999/sq. ft.. Sales are averaging 81% of list, and 48 months of inventory means buyers can be selective — but the best listings still draw strong attention.
Royal Harbor
Canal-front living defines Royal Harbor. With 24 active SFHs and 13 sales so far this year, inventory is ample. Median prices land at $1,415/sq. ft., with homes closing at 82% of list. Buyers have the advantage, but sellers can still win with sharp pricing and strong marketing.
What This Means for Buyers & Sellers
Sellers: Even in a strong luxury market, the data makes one thing crystal clear... pricing right is still the name of the game. High months of inventory in some spots mean buyers have options, and the days of “list high and wait” are not your best strategy.
Buyers: You have negotiating power in most communities, but in faster-moving markets like Pelican Bay, hesitation can cost you. If you find “the one,” don’t wait for a price drop that may never come.
Everyone: The luxury Naples market is still very much alive and kicking - but it’s also mature enough to punish overconfidence.
And if you’re not sure how your property (or dream home) fits into these numbers? That’s where I come in. As a Naples luxury real estate expert (ranked in the top 0.5% of agents nationwide) I specialize in helping clients navigate high-end purchases and sales with confidence.
I don’t just hand you a spreadsheet and wish you luck. I interpret the stats, track subtle shifts in the market, and translate all that data into a winning strategy tailored to your goals. Whether you’re looking to command top dollar for your home, identify hidden buying opportunities, or simply understand how the numbers work in your favor, I’m your resource. In the luxury market, experience, strategy, and connections make all the difference and that’s exactly what I deliver.
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📞(239) 293-8079
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