Closed sales rose 9.5% year over year, the city’s 13th straight month of growth, while median price and price per square foot both moved higher.
Naples posted the strongest broad price result in our five-city series. Median price increased 4.9%, price per square foot rose 2.7%, and June dollar volume reached $934.3 million. Pricing resistance is greatest in the luxury tier, where the Ask-Bid Gap reaches 16.8%, meaning the median luxury listing asks 16.8% more per square foot than recent luxury sales, while relisted homes carried a $75,000 median cost. June’s Naples story is citywide appreciation paired with greater resistance in luxury inventory.
Key Takeaways
- Closed sales rose 9.5% year over year to 783 in June, extending Naples’s growth streak to 13 consecutive months.
- Active inventory fell 23.1% year over year to 4,582 listings, while months of supply held at 6.1, and Competitive Inventory runs 1.8 months once stale and stubborn-relist supply is stripped out.
- Naples’s Re-list Rate stands at 23.4%, with a $75,000 median original-ask-to-sale difference, effectively tied with Bonita Springs’s $74,900 for the widest among the five featured cities.
- Both median sale price (+4.9% year over year to $619,000) and price per square foot (+2.7% year over year to $344) rose together, genuine value appreciation.
- Naples’s luxury tier, above $1.5 million, carries a 16.8% Ask-Bid Gap, more than four times the mid-range tier’s 3.8%, the most concentrated pricing misalignment in the city.
Regional Snapshot at a Glance
Here is how Naples compares with the other featured cities and the broader Southwest Florida market. All year-over-year (YoY) columns compare against June 2025. A negative price or PPSF change means prices fell; a negative inventory or supply change means fewer homes were available than a year ago.
| City | Median Sold Price | Median YoY | Price/SF | Price/ SF YoY | Active Listings | Active YoY | Months Supply | Months Supply YoY | Sold-to-List | Closed Sales | Closed YoY |
|---|---|---|---|---|---|---|---|---|---|---|---|
| Fort Myers | $330,000 | -7.0% | $194 | -6.7% | 2,767 | -23.8% | 6.0 | -31.8% | 95.9% | 500 | +3.5% |
| Cape Coral | $375,000 | +3.0% | $217 | +0.5% | 2,631 | -28.1% | 5.2 | -36.6% | 97.8% | 531 | +3.7% |
| Estero | $525,000 | -5.4% | $245 | -6.1% | 518 | -27.8% | 4.1 | -41.4% | 95.7% | 123 | +26.8% |
| Bonita Springs | $580,000 | +3.4% | $312 | +0.3% | 860 | -29.3% | 5.5 | -43.3% | 96.1% | 136 | 0.0% |
| Naples | $619,000 | +4.9% | $344 | +2.7% | 4,582 | -23.1% | 6.1 | -37.1% | 95.1% | 783 | +9.5% |
| Southwest Florida | $410,000 | +2.5% | $233 | -1.7% | 16,811 | -22.6% | 6.1 | -33.7% | 96.3% | 2,848 | +3.2% |
Source: FGCMLS. Single-month data unless otherwise noted. Sold-to-list uses most recent list price at time of contract.
Southwest Florida figures cover the full FGCMLS footprint, including areas outside the five featured cities. This row is calculated from the full regional dataset, not an average of the five city rows above.
New Listings, Active Supply, and What’s Coming to Market
Naples recorded 783 closings in June, up 9.5% year over year and extending its growth streak to 13 consecutive months. Pending sales also rose 19.4%, giving the city a substantial pipeline entering July.
New listings fell to 727 in June from 872 a year ago, a 16.6% decline. Active inventory dropped to 4,582, down from 5,960 a year ago, a 23.1% decrease. Months of supply came in at 6.1, using the standard 12-month sales pace.
Pending sales rose to 1,019, putting the Pending-to-Active Ratio at 22.9%, about 23 pending contracts for every 100 active listings. Against the trailing three-month closing pace of 896.0 sales, pending sales equal 113.7% of that pace, consistent with Naples’s ongoing closed-sales growth. Showings per listing came in at 2.9, up from 2.6 a year ago.
The combination of fewer new listings and continued pending growth signals continued urgency for well-priced homes, particularly given how consistently Naples has posted closed-sales growth over the past 13 months.
Naples Median Price and Price Per Square Foot Rise Together
Median sale price versus price per square foot tell different stories. Median sale price moves when the mix of homes closing changes. Price per square foot normalizes for home size, making it the more reliable read on what is actually happening to values. When both measures rise together, as they did in Naples this month, the result provides a stronger appreciation signal than either measure alone.
Naples’s median sale price rose 4.9% year over year to $619,000, and price per square foot rose 2.7% to $344. That recovery has been building for almost a year. Naples’s supply peaked in March 2025, and price per square foot bottomed four months later before beginning a steady climb, up 7.2% from that low as of this June, the strongest recovery of any city in this series. Dollar volume reached $934.3 million, up 4.8% year over year. Homes sold for a median 95.1% of their most recent asking price, after any earlier price reductions, the sold-to-list ratio, essentially flat compared with 95.0% a year ago, indicating negotiating conditions at the point of contract have held steady even as prices climbed.
For sellers, genuine appreciation on both metrics is the clearest positive price signal in this month’s entire five-city dataset. For buyers, the 95.1% sold-to-list ratio, lower than Fort Myers’s 95.9% or Estero’s 95.7%, means Naples sellers are accepting slightly more distance from list price at the point of contract. At Naples’s $619,000 median price, a buyer putting 20% down and financing $495,200 at the current 6.43% rate on Freddie Mac’s Primary Mortgage Market Survey would carry a principal-and-interest payment of about $3,107 a month, before property taxes, insurance, or HOA dues.
The Cost of Missing the Price the First Time in Naples
In practical terms, these are homes that were listed before, left the MLS without a sale, and later came back on the market. Worthington’s Re-list Rate measures the share of today’s active listings that also had an expired, withdrawn, or terminated listing during the preceding 12 months. It tells us how Naples sellers as a group are responding to current conditions. This section’s active-listing count comes from Worthington’s address-matched property export, which can differ slightly from the published monthly market statistics above.
Of Naples’s 4,458 active listings, 1,043 (23.4%) have previously expired, been withdrawn, or terminated in the past 12 months and returned to market. Of those relisted listings, 59.9% came back at least 3% below their prior asking price, evidence that most Naples sellers who relist are correcting toward the market rather than repeating the same ask. The remaining 40.1% are stubborn relists, excluded from Competitive Inventory regardless of current days on market.
Among homes that sold in the trailing 120 days after relisting, the median original asking price was $649,999 and the median final sale price was $587,000. The dollar difference between the two, calculated per home, is $75,000, effectively tied with Bonita Springs for the largest relist cost among the five featured cities this month. These citywide medians combine all property types and price tiers; segment-level results may differ. Combined days on market across both listing attempts ran a median of 241 days, compared with 60 days for homes that sold on the first attempt at a median price of $625,000.
Competitive Inventory Shows Where Naples Pricing Concentrates Its Risk
Several supply numbers appear in this report. They are not contradictory, they answer different questions. Published months of supply stands at 6.1 and uses the standard 12-month sales pace. Worthington’s Competitive Inventory analysis uses the more recent three-month pace and removes long-stale listings, homes that have sat at least 180 days without a meaningful price reduction, and stubborn relists that returned at nearly the same price.
How Much Inventory Is Truly Competitive in Naples?
Using that recent sales pace, removing long-stale listings leaves 3.8 months of supply in Naples, the loosest overall reading among the five cities. Applying the full Competitive Inventory filter reduces the figure to 1.8 months, showing genuine buyer-facing competition is far tighter than the overall figure suggests, consistent with the pattern in every city this cycle. Fresh, first-attempt listings that sold did so in a median of 60 days.
How Naples Asking Prices Compare With Recent Sales
The Ask-Bid Gap compares the median asking price per square foot of current listings with the median price per square foot from recent sales. A positive gap means current listings are asking more per square foot than recent sales closed at; a negative gap means they are asking less. Naples’s citywide Ask-Bid Gap sits at 11.2%, closely tracking Cape Coral’s 11.3%. Broken down by tier, entry-level listings under $400,000 carry a 7.9% Ask-Bid Gap, mid-range listings run the tightest at 3.8%, and upper-mid listings sit at 7.1%.
The luxury tier above $1.5 million runs 16.8%, more than four times the mid-range figure and the tier where Naples’s pricing misalignment concentrates most heavily. Naples carries 1,057 active luxury listings, the largest luxury inventory pool of any city in this series and well ahead of Bonita Springs’s 172, so that concentration matters more here than in cities where the luxury tier represents a smaller share of total listings.
Shadow Inventory as of July 1
These homes are not currently listed for sale. Worthington tracks them because some may return and add future supply. In this report, shadow inventory consists of properties that left the market without a recorded sale through expiration, withdrawal, or termination and had not returned to active, pending, or closed status by July 1. Some may return to the market; others may not. Of the 6,486 properties in Naples’s trailing 12-month pool, 4,596 had not returned by July 1, the largest pool among the five featured cities in raw count, consistent with Naples carrying the largest overall listing volume. The pool builds month by month as additional listings expire, withdraw, or terminate.
That trailing 12-month figure is different from the more recent, smaller group below. In just the last 30 days, 861 Naples properties expired, withdrew, or terminated, and only 88 of those, 10.2%, had returned to active status, gone pending, or sold by July 1. The remaining 773 had not returned as of July 1, the largest single-month addition of any city in this series by raw count.
Insurance Conditions to Verify Before Offering
Florida’s homeowners insurance market has been recovering, with statewide rate increases easing from roughly 22% two years ago to under 1% today, though Naples’s high-value coastal inventory can still see steeper renewals under high-net-worth carriers. Buyers in flood-zone and barrier-island communities should confirm coverage costs before writing an offer rather than at closing.
Worthington Market Lens
The Worthington Market Lens compares the five featured cities using the same address-level measures. Lower Competitive Inventory means less serious competition for a well-priced seller. A smaller Ask-Bid Gap means asking prices are closer to recent sales. A higher Re-list Rate means more current listings have already been through an earlier listing attempt. A higher Pending-to-Active Ratio means more homes are under contract relative to the number for sale.
| City | Competitive Inventory (Months) | Re-list Rate | Ask-Bid Gap (Price/SF) | Pending-to-Active Ratio | Median Days to Contract, First Attempt | Median Total Days, Relisted |
|---|---|---|---|---|---|---|
| Fort Myers | 2.0 | 25.8% | 5.7% | 22.0% | 57 | 229.5 |
| Cape Coral | 2.1 | 22.4% | 11.3% | 29.7% | 46.5 | 216 |
| Estero | 1.4 | 20.9% | 4.0% | 28.3% | 58.5 | 253 |
| Bonita Springs | 1.5 | 24.3% | 18.6% | 20.3% | 63 | 262 |
| Naples | 1.8 | 23.4% | 11.2% | 22.9% | 60 | 241 |
Source: FGCMLS. Full definitions for each metric are in Worthington’s market methodology.
Naples Building, Neighborhood, and Membership Differences Drive Community Values
How to read the community data: June activity counts cover status changes during June. Active and pending figures are snapshots as of July 1. Pricing and marketing-time figures use closings from the preceding 120 days. Starting this cycle, Re-list Rate is calculated by matching each active listing’s address against expired, withdrawn, and terminated records from the preceding 12 months. Prior cycle figures used expired and withdrawn only, so this cycle’s Re-list Rate figures are not directly comparable to prior month on a point-change basis.
Lely Resort
- Active Listings: 116 (down 9.4% MoM)
- Closings (Last 120 Days): 101 (flat MoM)
- Pending Contracts: 26 (down 10.3% MoM)
- Pending-to-Active Ratio: 22.4% (flat MoM)
- Re-list Rate: 19.8%
- Months of Inventory: 4.6 (down 0.4 mos MoM)
- Median Sold Price: $680,000 (down 9.0% MoM)
- Sellers Received (Median): 95.0% of final list price (flat MoM)
Lely Resort is a 3,000-acre master-planned community in south Naples with over 40 sub-neighborhoods, the Player’s Club & Spa, and 3 golf courses with different access structures. During June, 22 listings expired, terminated, or withdrew against 15 closings. As of July 1, 116 listings were active and 26 were pending. 19.8% of active listings matched a property that previously expired, withdrew, or terminated. The active pool shows a 1,918-square-foot median at $554,950; the 101 closings over the past 120 days had a 2,027-square-foot median and settled at $680,000. Two closed records had no DOM value; the 66-day median time to contract is based on 99 records. Buyers should identify their target sub-community and verify Player’s Club requirements before comparing any two closings.
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The Vineyards
- Active Listings: 63 (down 19.2% MoM)
- Closings (Last 120 Days): 67 (down 10.7% MoM)
- Pending Contracts: 18 (up 12.5% MoM)
- Pending-to-Active Ratio: 28.6% (up 8.1 pts MoM)
- Re-list Rate: 30.2%
- Months of Inventory: 3.8 (down 0.4 mos MoM)
- Median Sold Price: $675,000 (flat MoM)
- Sellers Received (Median): 94.7% of final list price (down 0.3 pts MoM)
The Vineyards is a 1,400-acre master-planned community in north Naples with 36 holes of optional golf on two courses, a 70,000-square-foot clubhouse complex, and 39 neighborhoods spanning condos through custom estate homes. During June, 19 listings expired, terminated, or withdrew against 11 closings. As of July 1, 63 listings were active and 18 were pending. The active pool shows a 2,058-square-foot median at $598,000 while the 67 closings over the past 120 days had a 2,358-square-foot median and settled at $675,000. Active listings have been on market a median of 103 days while recent closings went under contract in 66 days. With 30.2% of active listings having previously expired, withdrew, or terminated, buyers should request the full listing history before offering. Sellers should use comparable sales from their own neighborhood when setting an asking price.
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Esplanade Golf and Country Club
- Active Listings: 29 (down 6.5% MoM)
- Closings (Last 120 Days): 28 (down 3.4% MoM)
- Pending Contracts: 12 (down 29.4% MoM)
- Pending-to-Active Ratio: 41.4% (down 13.4 pts MoM)
- Re-list Rate: 17.2%
- Months of Inventory: 4.1 (down 0.2 mos MoM)
- Median Sold Price: $1,450,000 (down 9.4% MoM)
- Sellers Received (Median): 96.4% of final list price (up 0.7 pts MoM)
Esplanade Golf and Country Club is a bundled golf community in north Naples developed by Taylor Morrison, with golf membership deeded to specific homes, 1,000-plus acres of preserved wetlands, and a product mix from condos and coach homes to single-family estate homes. 28 closings over the past 120 days settled at a $1,450,000 median while 29 active listings ask $922,000. That $528,000 spread is a product-type composition story: 13 of the 29 active listings are condos and coach homes priced below $750,000, while 13 of the 28 recent closings were luxury single-family homes above $1.5 million. 17.2% of active listings matched a property that previously expired, withdrew, or terminated. During June, 10 homes closed, 1 expired, and 1 withdrew. As of July 1, 29 listings were active and 12 were pending. Use comparable sales from the same property type and price range as the pricing reference.
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Isles of Collier Preserve
- Active Listings: 53 (down 14.5% MoM)
- Closings (Last 120 Days): 61 (flat MoM)
- Pending Contracts: 17 (down 15.0% MoM)
- Pending-to-Active Ratio: 32.1% (flat MoM)
- Re-list Rate: 26.4%
- Months of Inventory: 3.5 (down 0.5 mos MoM)
- Median Sold Price: $997,000 (down 20.4% MoM)
- Sellers Received (Median): 96.1% of final list price (flat MoM)
The Isles of Collier Preserve is an eco-focused, no-golf community 4 miles from downtown Naples, developed by Minto Communities with Old Florida-inspired architecture and a product mix from coach homes and villas to single-family estate homes. Active and closed medians are closely aligned at $995,000 and $997,000, with active listings and recent closings both showing a 1,864-square-foot median living area. 26.4% of active listings matched a property that previously expired, withdrew, or terminated. During June, 14 homes closed, 6 expired, 3 terminated, and 2 withdrew. As of July 1, 53 listings were active and 17 were pending. Eight of the 14 June closings were priced from $490,000 to $795,000, pulling the 120-day pool median below last month’s level. The 36-day median time to contract is based on 58 of 61 records. Sellers should use comparable sales from the same property type.
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Pelican Bay
- Active Listings: 142 (down 22.4% MoM)
- Closings (Last 120 Days): 133 (down 8.3% MoM)
- Pending Contracts: 41 (down 12.8% MoM)
- Pending-to-Active Ratio: 28.9% (up 3.2 pts MoM)
- Re-list Rate: 23.2%
- Months of Inventory: 4.3 (down 0.7 mos MoM)
- Median Sold Price: $1,590,000 (down 3.6% MoM)
- Sellers Received (Median): 95.3% of final list price (flat MoM)
Pelican Bay is a 2,100-acre beachfront community in north Naples, with 3 miles of private Gulf beach reached by tram, and 6,500 residences across more than 85 sub-neighborhood associations spanning low-rise condos to Bay Colony waterfront estates. During June, 45 listings expired, terminated, or withdrew against 29 closings. As of July 1, 142 listings were active and 41 were pending. 23.2% of active listings matched a property that previously expired, withdrew, or terminated. Active and closed medians differ by $240,500 despite nearly identical median living areas of about 2,000 square feet, making building- and neighborhood-specific comparable sales essential. Active listings have accumulated 120 days on market while recent closings went under contract in 63 days. Sellers should use comparable sales from their specific building or neighborhood.
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Grey Oaks
- Active Listings: 14 (down 17.6% MoM)
- Closings (Last 120 Days): 23 (up 4.5% MoM)
- Pending Contracts: 7 (flat MoM)
- Pending-to-Active Ratio: 50.0% (up 8.8 pts MoM)
- Re-list Rate: 21.4%
- Months of Inventory: 2.4 (down 0.7 mos MoM)
- Median Sold Price: $4,300,000 (flat MoM)
- Sellers Received (Median): 95.6% of final list price (down 0.4 pts MoM)
Grey Oaks is a mandatory-membership country club in central Naples, with 54 holes of private golf across 3 Bob Cupp-designed courses, roughly 1,000 residences, and two sections separated by Golden Gate Parkway: Grey Oaks proper and the ultra-luxury Estuary. Recent closings went under contract in a median of 38 days while active listings have accumulated 114 days. 21.4% of active listings matched a property that previously expired, withdrew, or terminated. During June, 4 homes closed, 1 expired, and 1 withdrew. As of July 1, 14 listings were active and 7 were pending. Four expired Estuary listings from the trailing 12-month pool carried a $9,575,000 median asking price, 28% above the median of the 2 Estuary closings. The sample is small, but asking price appears to be a factor. Buyers should evaluate Estates at Grey Oaks, Estuary at Grey Oaks, and Miramonte separately, as their price points differ significantly.
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Sellers Received reflects final sold price divided by the most recent list price at the time of contract, not the original asking price before reductions.
Frequently Asked Questions
Below $1.5 million, median asking and sold prices per square foot are more closely aligned, with Ask-Bid Gaps ranging from 3.8% to 7.9%. The gap widens to 16.8% above $1.5 million, where buyers may have more room to negotiate.
Naples’s Re-list Rate is 23.4%, and 40.1% of Naples relists returned near their previous asking price. At the property level, building, floor and view, beach or Gulf access, golf membership status, condo versus single-family, renovation level, and coastal versus inland location all shape where a specific home fits. A stubborn relist, defined as returning less than 3% below its prior asking price, is excluded from Worthington’s Competitive Inventory calculation regardless of current days on market.
The citywide sold-to-list ratio is 95.1%, essentially flat year over year, though this blends every price tier together. In the luxury tier, the wider 16.8% Ask-Bid Gap suggests more room. Recent comparable sales in the correct building or product type are a more reliable benchmark than the citywide figure alone.
First-attempt listings that sold did so in a median of 60 days. Relisted homes that eventually sold took a median of 241 combined days, roughly four times longer.
Naples posted the clearest broad price growth among the five featured cities this month, with both median price and price per square foot moving higher, and extended its closing-growth streak to 13 consecutive months, the longest active streak in the series.
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The Bottom Line for Naples
Naples extended its sales-growth streak to 13 months, with June closings up 9.5%. Median price and price per square foot also rose, while pricing resistance remained greatest above $1.5 million.
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All data referenced in Worthington’s market reports draws from the Florida Gulf Coast MLS (FGCMLS via Stellar MLS) unless otherwise noted.
Data reflects MLS records available as of July 1, 2026. Figures may update as late-reported transactions are entered.
How to read the data: Published active inventory and standard months of supply come from the monthly market statistics. Worthington’s Re-list Rate and Pending-to-Active Ratio use the address-matched property export, so their active denominators may differ slightly. Competitive Inventory uses the trailing three-month closing pace.
Explore the June 2026 Southwest Florida Market Series
- Southwest Florida housing market report
- Fort Myers housing market report
- Cape Coral housing market report
- Estero housing market report
- Bonita Springs housing market report
Explore Homes for Sale and Learn About Living In: Fort Myers | Cape Coral | Estero | Bonita Springs | Naples
For a full explanation of the indicators used in this report, see how Worthington Realty analyzes the Southwest Florida housing market.
