Naples Real Estate Market Update: August 2026
Naples real estate activity strengthened considerably during the 12-month period ending August 31, 2026.
Closed sales increased by more than 17%, even as fewer new listings entered the market. Available inventory also declined, pushing the overall supply of homes for sale down nearly 30% from the previous year.
Meanwhile, the rolling average sale price remained resilient at more than $1.17 million.
The result is a Naples market with renewed buyer activity, tighter selection and substantial differences between individual neighborhoods and property types.
Naples Market at a Glance
Here are the principal statistics for the 12-month period ending August 31, 2026:
- Closed sales: 9,366 — up 17.32%
- New listings: 14,233 — down 4.38%
- Average sale price: $1,170,985 — up 1.21%
- Current inventory: 4,054 properties — down 17.32%
- Months of supply: 5.19 months — down 29.53%
These figures cover Naples, Golden Gate, Golden Gate Estates and Ave Maria.
The Most Important Change in the Naples Market
The most significant development is not simply that prices increased. It is the relationship between buyer activity and available inventory.
Closed sales increased 17.32%, while new listings declined 4.38%. As more buyers completed purchases and fewer new properties entered the market, available inventory fell 17.32%.
Months of supply consequently declined from approximately 7.37 months to 5.19 months.
This indicates that available inventory is being absorbed faster than it was one year ago. It does not mean every property will sell quickly or receive multiple offers, but it does create a more encouraging environment for properly positioned sellers.
Naples Home Prices Remain Resilient
The 12-month rolling average sale price increased 1.21% to $1,170,985.
This relatively modest price increase, combined with a much larger increase in closed sales, suggests that the market’s recent improvement has been driven primarily by stronger buyer participation rather than rapidly escalating prices.
It is also important to remember that an average sale price can be affected by the types of properties sold. A greater number of luxury transactions can raise the overall average even when prices within a particular neighborhood remain stable.
For that reason, homeowners should not use the Naples-wide average as a substitute for a property-specific valuation.
What This Means for Naples Homeowners
The combination of rising sales and declining inventory may present a compelling opportunity for Naples homeowners who have considered selling.
Current advantages include:
- Fewer available properties competing for buyer attention
- More completed sales than during the preceding annual period
- A nearly 30% reduction in months of supply
- Resilient average pricing
- Stronger buyer participation across the market
However, improved activity does not eliminate price sensitivity.
Today’s buyers have immediate access to competing listings, recent sales and pricing history. A home that enters the market significantly above its supported value may still experience extended market time.
The strongest approach is to launch with accurate neighborhood-level pricing, exceptional visual presentation and concentrated digital exposure during the critical opening weeks.
What This Means for Naples Buyers
Naples buyers still have choices, but the direction of inventory should not be ignored.
With fewer properties available and more transactions being completed, well-positioned homes in desirable locations may face increased competition.
Prepared buyers should:
- Secure proof of funds or financing before touring seriously
- Review recent sales within the individual community
- Understand the property’s time on market and pricing history
- Evaluate condominium reserves, assessments and insurance
- Be prepared to act when the right property becomes available
Negotiating leverage continues to vary by community, property type, condition, seller motivation and market time. The Naples-wide statistics provide context, but the individual property ultimately determines the strategy.
Naples Luxury Neighborhood Snapshot
Naples is not one uniform real estate market. Supply and pricing vary substantially between communities.
Port Royal
Port Royal recorded 29 single-family home sales during the preceding 12 months, with 19 properties available at the time of the report.
- Months of supply: 7.86
- Average closed price: $20,407,069
Port Royal remains Naples’ highest-priced luxury community in the report, with an average closed price exceeding $20 million.
Aqualane Shores
Aqualane Shores recorded 25 single-family sales and 23 available properties.
- Months of supply: 11.04
- Average closed price: $10,464,200
The community’s higher months of supply may provide qualified buyers with more selection and negotiating opportunities than several other luxury neighborhoods.
Olde Naples
Olde Naples recorded 62 single-family sales and 126 condominium sales during the preceding 12 months.
Single-family homes:
- 37 available properties
- 7.16 months of supply
- $7,266,573 average closed price
Condominiums:
- 88 available properties
- 8.38 months of supply
- $1,294,104 average closed price
These figures demonstrate the importance of evaluating Olde Naples single-family homes and condominiums as separate market segments.
Pelican Bay
Pelican Bay remained one of the more active and tightly supplied luxury markets in Naples.
Single-family homes:
- 37 closed sales
- 10 available properties
- 3.24 months of supply
- $2,912,946 average closed price
Condominiums:
- 256 closed sales
- 80 available properties
- 3.75 months of supply
- $1,608,256 average closed price
The relatively low months of supply for both property types indicates stronger absorption than in several other Naples luxury communities.
Bay Colony
Bay Colony condominium sales produced one of the highest average prices among the condominium communities included in the report.
- Closed sales: 31
- Available inventory: 11
- Months of supply: 4.26
- Average closed price: $4,594,258
Royal Harbor
Royal Harbor recorded 21 closed single-family sales, with 23 properties available.
- Months of supply: 13.14
- Average closed price: $4,113,857
The higher supply provides buyers with more relative selection, while sellers must pay especially close attention to pricing and presentation.
Naples Compared With Southwest Florida
The broader Southwest Florida market followed a similar trajectory:
- Closed sales increased 15.87%
- New listings declined 6.86%
- Available inventory declined 18.82%
- Months of supply fell 29.94% to 5.15 months
- The average sale price increased 1.64% to $816,727
Naples slightly outperformed the region in closed-sales growth, recording a 17.32% increase compared with 15.87% across Southwest Florida.
The Naples rolling average sale price of $1,170,985 also remained substantially higher than the regional average of $816,727.
Is It a Good Time to Sell in Naples?
For certain homeowners, the increase in sales and reduction in competing inventory could create an attractive selling window.
The opportunity is strongest when the residence:
- Competes within a neighborhood with limited supply
- Is presented in excellent condition
- Receives professional photography and targeted digital marketing
- Enters the market at a price supported by recent comparable sales
- Offers features buyers are actively seeking
A personalized market analysis is necessary to determine how the broader statistics apply to a specific residence.
Is It a Good Time to Buy in Naples?
Buyers should not interpret tighter inventory as a reason to rush into the wrong property. It is a reason to become better prepared.
Opportunities remain available, especially among properties that have accumulated market time or within communities with higher months of supply.
The right strategy depends on the buyer’s preferred neighborhood, property type, timing and financial position.
Request a Private Naples Market Analysis
Online statistics provide valuable context, but they cannot determine the value or negotiating position of an individual property.
If you are considering buying or selling in Naples, I would be pleased to prepare a confidential analysis based on your property, preferred community and objectives.
Michael Moreiras
Private Client Real Estate Advisor
John R. Wood Christie’s International Real Estate
Call or text: 954.529.8904
Email: [email protected]
Website: michaelmoreiras.com
Instagram: @mikemorerealtor
Data source: Southwest Florida MLS and John R. Wood Christie’s International Real Estate. Statistics represent a 12-month rolling period ending August 31, 2026. Information is believed reliable but is not guaranteed and should be independently verified.
Frequently Asked Questions
Is the Naples real estate market improving?
The August 2026 report shows stronger transaction activity. Rolling closed sales increased 17.32%, while available inventory and months of supply declined. Performance still varies by neighborhood and property type.
What was the average Naples sale price in August 2026?
The 12-month rolling average sale price was $1,170,985, representing an increase of 1.21% from the preceding annual period.
Is Naples currently a buyer’s or seller’s market?
Naples recorded 5.19 months of supply overall. However, individual communities ranged from approximately three months to more than 13 months of supply, making neighborhood-level analysis essential.
Are luxury homes selling in Naples?
Yes. The report recorded 29 Port Royal single-family sales, 25 Aqualane Shores sales and 62 Olde Naples single-family sales during the preceding 12 months.
How much inventory is available in Naples?
The report identified 4,054 available properties, a decrease of 17.32% from the previous year.
How can I determine the current value of my Naples home?
A reliable valuation should examine recent sales, competing listings, property condition, improvements, location, view, lot characteristics and current community-level supply. Naples-wide averages alone cannot accurately value an individual residence.
