Luxury Market Slows to 86 Days on Market as Pending Sales Surge 29.7%
The Naples real estate market continues to command the highest prices in Southwest Florida, with a median of $580,000 in September. Homes are taking longer to sell—86 days on market, the slowest in the region—while sellers average 94.6% of list price. Despite that slower pace, pending sales surged 29.7% year over year to 599 contracts, showing strong demand for Naples’ beaches, culture, and lifestyle. With 7.1 months of supply and 4,508 active listings, buyers maintain leverage, but well-priced homes are still closing steadily.
Key Takeaways
- Premium pricing: Median at $580,000, highest in Southwest Florida
- Selective buyers: 86 days on market, slowest regional pace
- Strong pending growth: +29.7% YoY to 599 contracts
- Most negotiation: Buyers securing 5.4% below list on average
- Largest inventory: 4,508 active listings, up 1.3% YoY
Naples Real Estate Market: Pricing and Inventory
Naples home prices reached $580,000 in September, down 3.3 percent from August’s $600,000 and 1.7 percent below last year’s $590,000. That modest year-over-year decline positions Naples as Southwest Florida’s most expensive market, commanding premiums of $17,500 over Bonita Springs at $562,500 and $24,617 above Estero at $555,383.
The price per square foot settled at $321, down 3.9 percent from $334 last year but still reflecting Naples’ premium construction quality, Gulf access, and established luxury neighborhoods. While this per-square-foot premium exceeds Bonita Springs at $314, Estero at $256, and Fort Myers at $203, the modest year-over-year decline suggests some price sensitivity at the upper end of the market.
Active inventory reached 4,508 homes in September, up 1.3 percent from 4,448 homes last year. That inventory level exceeds the combined listings of Fort Myers and Cape Coral, reflecting both Naples’ larger geographic footprint and its diverse product mix. With 7.1 months of supply, Naples sits firmly in buyer’s market territory. According to the National Association of Realtors, six months of supply represents a balanced market, so Naples remains favorable for buyers.
Naples Market Data – September 2025
| Metric | Current Value | MoM Change | YoY Change |
|---|---|---|---|
| Median Sale Price | $580,000 | -3.3% | -1.7% |
| Pending Sales | 599 | +1.5% | +29.7% |
| Closed Sales | 547 | -6.2% | +4.8% |
| New Listings | 895 | +4.6% | -14.4% |
| Homes for Sale | 4,508 | -5.5% | +1.3% |
| Months Supply | 7.1 | -6.6% | +1.4% |
| Median Days on Market | 86 | -1.1% | +24.6% |
Buyer Demand and Pending Sales in Naples
Pending sales activity strengthened significantly in September with 599 contracts, up 29.7 percent from 462 last year. That growth matches Fort Myers (+29.4%) and exceeds Cape Coral’s 23.6% and Bonita Springs’ 28.7%. The absolute contract volume of 599 was the highest in Southwest Florida, confirming Naples’ ability to generate strong activity despite premium pricing.
The typical Naples home went under contract after eight showings in September, up from seven last year. This increase reflects buyer selectivity at higher price points, where financial qualification requirements and lifestyle considerations extend the evaluation process. Showings per listing averaged 2.7, indicating steady traffic across Naples’ large inventory base.
The 29.7 percent surge in pending sales shows that buyers are not abandoning the Naples real estate market. Instead, they are taking more time to evaluate properties and negotiate terms, but ultimately committing when they find the right fit.
Days on Market and Selling Conditions
Naples homes take longer to sell than any other major Southwest Florida market. The median days on market reached 86 in September, up 24.6 percent from 69 last year.
Regional DOM comparison:
- Cape Coral: 60 days
- Estero: 61 days
- Fort Myers: 79 days
- Bonita Springs: 81 days
- Naples: 86 days
This extended timeline reflects Naples’ premium market dynamics rather than weak demand. Buyers at higher price points conduct more inspections, require additional approvals, and negotiate more extensively. Still, 547 homes closed in September, the highest volume in the region.
Sellers secured offers at 94.6 percent of list price, down from 95.7 percent last year. That 5.4 percent negotiation gap is the largest among major markets, compared with Cape Coral (97.3%) and Fort Myers (95.8%). Well-priced homes move within the 86-day median, while overpriced listings can linger well beyond 120 days.
What This Means for Naples Buyers
The Naples real estate market favors buyers heading into late 2025. With 7.1 months of supply and sellers accepting offers at 94.6 percent of list, buyers can negotiate on both price and terms. The 86-day median provides ample time for inspections and financing without competition pressures.
Naples delivers lifestyle value that justifies its premium. The $580,000 median buys access to world-class beaches, dining, and cultural amenities that Fort Myers or Cape Coral cannot match. Pending sales growth of 29.7 percent suggests other buyers recognize this value — well-priced homes are still attracting multiple showings and selling within median timelines.
What This Means for Naples Sellers
Selling in Naples requires patience and precision. Homes are averaging 86 days to sell, which means planning for a three-month timeline. Properties that are staged, priced within five percent of comparable sales, and marketed to highlight lifestyle benefits are closing within expectations.
The 5.4 percent average negotiation gap is the widest in Southwest Florida. Sellers should account for this upfront rather than listing high and cutting later. For homeowners concerned about extended market times or positioning strategies, Worthington Realty’s Seller’s Offer strategy can help convert buyer interest into action without resorting to public price reductions.
What This Means for Naples Investors
Naples presents opportunities for investors focused on luxury tenants. The $580,000 median supports rental rates in the $3,500–$5,000/month range. While cap rates are lower than Fort Myers or Cape Coral, tenant quality and appreciation potential can offset the reduced cash flow.
With 547 closed sales in September, liquidity remains strong. However, the 86-day median to sale requires longer holding periods than in Cape Coral or Estero. Conservative underwriting is critical given higher insurance, HOA fees, and taxes.
The 29.7 percent increase in pending sales shows that investors remain engaged, especially in premium segments where competition is intensifying.
Naples Real Estate Market Outlook
The Naples real estate market appears stable heading into late 2025. Pending sales strength points to steady closings ahead, while the modest 1.7 percent YoY price decline suggests the market has found a floor. Expect median pricing to remain in the $570,000–$590,000 range with seasonal variations.
Naples’ limited land availability and building restrictions continue to support long-term prices. Its premium positioning attracts buyers who prioritize lifestyle over pure affordability, making it more resilient than markets dependent solely on price competition.
External factors like interest rates and insurance costs remain the main risks. If mortgage rates fall in early 2026, Naples could see renewed appreciation.
Frequently Asked Questions
Naples is a buyer’s market with 7.1 months of supply. Buyers have negotiating power, securing homes at about 94.6% of list on average.
Median sale price is $580,000, down 1.7% YoY and 3.3% MoM, though Naples still commands the region’s highest pricing.
Median DOM is 86 days, up from 69 last year, the slowest pace in Southwest Florida.
Buying now offers maximum leverage, though pending sales growth suggests competition is increasing for 2026.
Demand is driven by Gulf beaches, cultural amenities, and lifestyle, even as higher costs and selectivity extend timelines.
Download Worthington Realty’s Real Estate Cycle Guide to better understand how market phases impact pricing and timing.
Final Thoughts
The Naples real estate market in October 2025 demonstrates that premium markets operate at a different pace but deliver consistent results. With the strongest pending sales growth in Southwest Florida, the highest transaction volume, and stable pricing despite negotiation leverage, Naples continues to attract committed buyers.
Compare trends across Southwest Florida, Fort Myers, Cape Coral, Estero, and Bonita Springs, or browse the latest Naples homes for sale.
Most homeowners feel overwhelmed when it’s time to move. At Worthington Realty, we provide personalized guidance and clear communication so that you feel heard, valued, and confident in your decisions.
Methodology & Sources: All market statistics were obtained from the Florida Gulf Coast MLS and analyzed by Worthington Realty. Historical month-by-month data reflect market activity through September 30, 2025, and were retrieved October 2, 2025. Figures are deemed reliable but not guaranteed and are subject to revision by the MLS.
