Naples Real Estate Market Update - January 2026 Month End

January 2026 (Year-Over-Year Comparison to January 2025)

Collier County, excluding Marco Island

Please note: All statistics are reported one month behind to allow NABOR® time to ensure all transactions are fully closed and accurately recorded in the MLS system.

Executive Summary: Momentum Returns - With Balance

January delivered a strong signal that buyer activity has accelerated while the market continues its shift toward balance.

• Pending Sales: ↑ 40.3% (1,065 vs. 759)

• Closed Sales: ↑ 0.5% (564 vs. 561)

• Inventory: ↓ 10.6% (6,328 vs. 7,082)

• Median Closed Price (Overall): ↓ 4.1% ($627,500 vs. $654,000)

• Months of Inventory: 9.2 months (down from 10.6)

The headline takeaway?

Demand strengthened significantly in January, inventory tightened, and pricing became more strategic - creating a more balanced environment for both buyers and sellers.

1. Buyer Demand: A Sharp Rebound in Activity

The most important forward-looking metric in real estate is pending sales, and January delivered a meaningful jump.

Pending Sales

• 1,065 pending sales

• ↑ 40.3% year-over-year

This indicates contracts signed in January - which will become closings in February and March. The surge confirms that buyers returned to the market with urgency.

Closed Sales

• 564 total closed sales

• ↑ 0.5% year-over-year

While overall closings were relatively flat, the composition shifted:

Property Type	Jan 2026	Jan 2025	Change
Single Family	288	306	↓ 5.9%
Condominium	276	255	↑ 8.2%

Condos drove the closing growth, reflecting price sensitivity and value repositioning in that segment.

2. Pricing Trends: A Market Reset - Not a Collapse

The overall median closed price declined 4.1% year-over-year to $627,500 Naples Area Monthly Market Repo….

However, the decline was not broad-based.

Single-Family Homes

• Median: $812,500

• ↑ 1.6% year-over-year

• Average price ↑ 2.6%

Single-family homes showed resilience, particularly in desirable locations and higher price tiers.

Condominiums

• Median: $450,000

• ↓ 3.4%

• Average price ↓ 6.8%

The condo market continues to recalibrate after elevated pricing in prior cycles. This rebalancing is helping stimulate sales activity.

By Price Range Highlights

• $300,000 and Below: Sales ↑ 42.3%

• $5M+: Median price ↑ 4.5%

• 4+ Bedroom Homes: Closed sales ↑ 9% (12-month trend)

Interestingly, condominiums over $5 million sold 30.9% faster (105 days vs. 152 days last year), demonstrating strength at the ultra-luxury level.

3. Inventory & Supply: Moving Toward Balance

Inventory continues to normalize.

• Homes for Sale: 6,328

• ↓ 10.6% year-over-year

• ↓ 13.1% in single-family

• ↓ 8.4% in condos

Despite 1,906 new listings in January and 2,053 price decreases, overall inventory fell. That tells us sales activity is absorbing supply.

Months of Inventory

• January 2025: 10.6 months

• January 2026: 9.2 months

Nine months of supply is widely viewed as a balanced market - no longer strongly favoring sellers as in 2021 -2022, but not oversupplied either.

4. Pricing Strategy & Negotiation Environment

The data clearly supports the statement: Competitive pricing sparks sales.

Percent of List Price Received

• 94.6% overall (virtually flat year-over-year)

Buyers are negotiating — but not aggressively discounting well-priced homes.

Days on Market

• Overall: 97 days (↑ 5.4%)

• Single-family: 93 days (↓ 3.1%)

• Condo: 102 days (↑ 17.2%)

Well-positioned single-family homes are actually selling faster than last year, while condos require more time unless priced strategically.

5. Cash Market Strength

• 67% of January sales were cash

• Up from 61% in January 2025

Naples remains highly insulated from national mortgage trends due to its strong cash buyer presence.

Cash-heavy markets tend to:

• Stabilize faster

• Experience fewer distressed conditions

• Maintain luxury pricing integrity

6. Geographic Performance Highlights

Naples Beach (34102, 34103, 34108)

Single-Family:

• Median ↑ 5.8% to $2,645,000

• Inventory ↓ 21.4%

• Months supply ↓ 36.6%

Condo:

• Median ↑ 7.4%

Luxury beachfront pricing remains firm.

Central Naples (34104, 34105, 34116)

Single-Family:

• Median ↑ 11.4% to $715,000

• Inventory ↓ 20.8%

• Months supply: 5.9 (tight)

This area continues to attract strong demand.

North Naples (34109, 34110, 34119)

• Median single-family slightly softer (↓ 3.6%)

• Inventory modestly down (↓ 5.2%)

• Sales stable

South Naples

• Median ↓ 18.1%

• Sales ↑ 7.1%

• Inventory ↓ 14.4%

Price adjustments are driving activity here.

7. Market Interpretation: What January Tells Us

January confirms several key shifts:

1. Buyers Are Engaged — Earlier in Season

Pending sales surged 40%, suggesting buyers are acting decisively rather than waiting.

2. Sellers Are Pricing Realistically

Over 2,000 price reductions in January show sellers understand the new environment.

3. Luxury Is Selectively Strong

Ultra-luxury and beachfront markets continue to perform well.

4. Condos Are Repositioning

Condo pricing softness is stimulating volume growth.

5. Naples Has Returned to Balance

With 9.2 months of inventory and stable price-to-list ratios, we are in a normalized market — not a distressed one.

The Full Look

January 2026 reflects:

• Strong buyer momentum

• Stabilizing supply

• Strategic pricing adjustments

• Cash-heavy transactions

• Resilient luxury demand

This is not a boom cycle.It is not a downturn. It is a disciplined, balanced market - one that rewards correct pricing, strong presentation, and realistic expectations.

If you would like a detailed analysis specific to your neighborhood, property type, or price range, I am happy to provide a customized breakdown tailored to your situation.

Renee Hahn

Ranked in the Top 0.5% in the Nation

📍 Naples, Florida

📞 (239) 287-2576

🌐 www.YourNaplesExpert.com

📧 Renee@YourNaplesExpert.com