Naples posted the largest price-per-square-foot gain among the five featured cities in July, up 5.0% to $337, while currently reported closings rose 9.0%.
Price / Sq Ft
$337
Median Sold Price
$615,000
Active Listings
4,138
Months of Supply
5.5
Naples’ median sale price and price per square foot both rose in July, closings grew, and dollar volume was well above last year. For the regional picture and how Naples compares with the other four cities, see the Southwest Florida market report. Property-level figures reflect the August 3 data pull, while published inventory and months of supply reflect the July month-end reporting period, and figures may update as late transactions are recorded.
Key Takeaways
- Price per square foot rose 5.0% year over year to $337 and median sale price rose 4.2% to $615,000. Both measures increased, providing broader evidence than the median increase alone.
- Closings rose 9.0% year over year to 664 on currently reported figures, which extends Naples’ streak of year-over-year closing growth to 14 months, subject to late reporting.
- Active inventory fell 22.9% year over year to 4,138, and months of supply eased to 5.5, while Competitive Inventory was 1.8 months.
- The Ask-Bid Gap was 7.9% overall, and it varied by price range, from 3.1% in the $400,000 to $750,000 tier to 17.5% above $1.5 million.
- Relisted homes sold a median $73,430 below their earlier asking price after a median 242 combined days on the market, compared with 65 days for first-attempt homes.
New Listings, Active Supply, and What Is Coming to Market
Closed sales count transactions completed during July. The published pending-sales figure measures July contract activity, while Worthington’s property export provides a separate snapshot of homes still pending as of the August 3 pull.
New listings came in at 841 in July, up 4.5% from a year ago. Active inventory fell to 4,138, down from 5,368 a year ago, a 22.9% drop. Months of supply came in at 5.5, using the standard 12-month sales pace. The active count has declined for more than a year as homes sold or left the market through other listing exits while new supply did not fully replace them.
Published pending sales rose 2.5% year over year to 604, showing more July contract activity than a year ago. Worthington’s August 3 address-matched export contained 871 pending homes against 4,105 active listings. That produced a Pending-to-Active Ratio of 21.2%, or about 21 pending homes for every 100 active listings, and equaled 109.0% of the recent three-month closing pace. Showings per listing rose to 3.1 from 2.7 a year ago. Closings came in at 664, up 9.0% against last July on currently reported figures, which extends Naples’ streak of year-over-year closing growth to 14 months. That count remains preliminary and may update as late transactions are recorded, so the streak reflects the reported figures rather than a settled total.
Estimated Payment at the July 30 Mortgage Rate
The 30-year fixed-rate mortgage averaged 6.66% for the week of July 30, 2026, per Freddie Mac’s Primary Mortgage Market Survey. At Naples’ $615,000 median price, a buyer putting 20% down and financing $492,000 would carry a principal-and-interest payment of about $3,162 a month. Estimated principal and interest only, based on 20% down at a 30-year fixed rate of 6.66%. Property taxes, homeowners and flood insurance, HOA dues, closing costs, and other expenses are not included. Actual rates and payments vary.
Naples Median Price and Price Per Square Foot Both Rose
Median sale price and price per square foot measure different things. The median moves when the mix of homes closing changes, while price per square foot controls for home size, which makes it a steadier read on values than the median alone. It still moves with property type, location, and condition, so the two are best read together.
Naples’ median sale price was $615,000 in July, up 4.2% year over year, while price per square foot was $337, up 5.0%. Because both measures rose, July’s price result was broader than the median increase alone suggests. Naples price per square foot increased from $321 in July 2025 to $337 in July 2026, a 5.0% year-over-year gain that was the largest among the five featured cities. Dollar volume rose 45.3% year over year to $817.7 million, while the closing count increased 9.0%. That difference indicates that July’s reported sales included a higher-value transaction mix than a year ago. Homes sold for a median 95.0% of their most recent asking price, the sold-to-list ratio, close to last year’s reading.
Relisted Naples Homes Took Longer and Sold Below Earlier Asking Prices
Worthington’s Re-list Rate shows how much of today’s active inventory has already been through an earlier listing attempt. One mechanical detail matters here: when a home relists, its days-on-market counter resets to zero, so a listing showing 15 days may have spent 200 or more days on the market during an earlier attempt. This section’s active-listing count comes from Worthington’s address-matched property export, which can differ slightly from the published monthly figures above.
Of Naples’ 4,105 active listings, 949 (23.1%) had an expired, withdrawn, or terminated listing in the past 12 months, down 0.3 points from June. Of those relists, 53.4% returned at least 3% below their earlier asking price. Among homes that closed in the last 120 days after relisting, the median earlier asking price was $650,000 and the median final sale price was $599,000, a $73,430 difference calculated per home. Those relisted homes carried a median 242 combined days on the market across both attempts, compared with 65 days for first-attempt homes that sold at a median of $630,000. A home’s full listing history is worth pulling before comparing its asking price with its time on the market.
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Naples Competitive Inventory Measured 1.8 Months
Several supply numbers appear in this report, and they answer different questions rather than contradicting each other. Published months of supply is 5.5 on the standard 12-month pace. Competitive Inventory uses the more recent three-month pace and counts only active listings under 90 days on market that are either first-attempt listings or relists that returned at least 3% below their earlier asking price. Older listings and relists that returned without at least a 3% price reset are excluded.
Competitive Inventory Runs Far Below Naples’ Overall Supply
On that three-month pace, the all-listings figure is 5.1 months. Removing long-stale listings leaves 3.8 months. Applying the full Competitive Inventory filter brings it to 1.8 months. That 1.8-month reading means relatively few current listings meet the Competitive Inventory criteria. It is lower than the all-listings figure because older listings and relists without the required price reset are excluded. Older and previously listed inventory should be evaluated separately, especially where asking prices remain above recent sales. Fresh, first-attempt listings that sold did so in a median of 65 days.
The Naples Ask-Bid Gap Widens Above $1.5 Million
The Ask-Bid Gap compares current active asking price per square foot with recent sold price per square foot, as a percentage of recent sales. Naples sits at 7.9% overall, and that overall figure covers a wide difference by price tier. Listings below $400,000 ran a 9.1% Ask-Bid Gap, the $400,000 to $750,000 tier ran 3.1%, and the $750,000 to $1.5 million tier ran 3.9%. The luxury tier above $1.5 million ran 17.5%, the widest tier-level reading in the city, so above $1.5 million is where asking prices sat furthest above recent sales.
Florida’s homeowners insurance market has been recovering, with average requested rate increases easing from roughly 22% two years earlier to under 1% in the latest 2026 filing data. Insurance costs can vary considerably with replacement cost, construction, roof age, wind mitigation, and flood exposure, which matters for Naples’ coastal and barrier-island homes, so buyers should confirm coverage costs before writing an offer.
Regional Snapshot at a Glance
| 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 | $331,000 | -1.2% | $199 | -2.5% | 2,533 | -22.9% | 5.4 | -32.5% | 95.7% | 418 | -0.2% |
| Cape Coral | $393,000 | +12.3% | $222 | +3.7% | 2,486 | -27.9% | 4.9 | -37.2% | 97.9% | 520 | +7.7% |
| Estero | $507,500 | +11.1% | $245 | -0.4% | 471 | -29.1% | 3.8 | -40.6% | 96.7% | 95 | -9.5% |
| Bonita Springs | $470,000 | -6.0% | $274 | -11.9% | 743 | -33.2% | 4.8 | -45.5% | 96.0% | 115 | -1.7% |
| Naples | $615,000 | +4.2% | $337 | +5.0% | 4,138 | -22.9% | 5.5 | -36.8% | 95.0% | 664 | +9.0% |
| Southwest Florida | $395,000 | +1.3% | $231 | -0.4% | 15,456 | -22.9% | 5.6 | -34.1% | 96.5% | 2,580 | +5.4% |
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Source: FGCMLS. Single-month data unless otherwise noted. Sold-to-list uses most recent list price at time of contract.
Worthington Market Lens
The Worthington Market Lens compares the five featured cities using the same address-level measures. Lower Competitive Inventory means fewer current listings meet the competitive criteria. 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 | 2.1 | 24.6% | 5.4% | 22.6% | 59 | 234 |
| Cape Coral | 2.1 | 21.7% | 6.6% | 28.4% | 47 | 208 |
| Estero | 1.5 | 22.4% | 2.8% | 26.4% | 58 | 253 |
| Bonita Springs | 1.7 | 23.8% | 14.5% | 20.7% | 66 | 253 |
| Naples | 1.8 | 23.1% | 7.9% | 21.2% | 65 | 242 |
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Source: FGCMLS. Full definitions are in Worthington’s market methodology. Worthington’s address-level metrics come from a property-level MLS export, a separate dataset from the published monthly counts, so the active total can differ slightly. Ask-Bid Gap is expressed as a percentage of recent sold price per square foot.
Naples Featured Communities: 120-Day Sales and Current Inventory
Community figures use a 120-day window for enough transaction volume, so they are not on the same basis as the city’s 12-month months of supply. Re-list Rate here carries a month-over-month point change, since June and July both match against expired, withdrawn, and terminated records.
Lely Resort
Active listings fell 11.2% while pending contracts held steady.
Active listings fell 11.2% over the month while pending contracts held at 26, and the $714,500 closed median ran above the active pool’s asking median, reflecting a current pool weighted toward smaller and lower-priced product than what has been selling. Lely Resort spans more than 40 sub-neighborhoods and three golf courses with different access structures, so buyers should identify their target sub-neighborhood and verify Player’s Club requirements before comparing any two closings.
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- Active Listings
- 103down 11.2% MoM
- Closings (Last 120 Days)
- 90down 10.9% MoM
- Pending Contracts
- 26flat MoM
- Re-list Rate
- 17.5%down 2.3 pts MoM
- Sellers Received (Median)
- 94.9% of final list pricedown 0.1 pts MoM
The Vineyards
Active listings fell 23.8%, while months of inventory declined to 3.2.
Active listings fell 23.8% over the month and months of inventory tightened to 3.2, while the $625,000 closed median ran above the active pool’s asking median and recent closings ran slightly larger than current listings. The Vineyards spans 39 neighborhoods and 36 holes of optional golf across north Naples, so sellers should price from closings within their own neighborhood, since those 39 differ widely in age and product.
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- Active Listings
- 48down 23.8% MoM
- Closings (Last 120 Days)
- 60down 10.4% MoM
- Pending Contracts
- 17down 5.6% MoM
- Re-list Rate
- 22.9%down 7.3 pts MoM
- Sellers Received (Median)
- 94.6% of final list pricedown 0.1 pts MoM
Esplanade Golf and Country Club
Closings rose 14.3% while the median moved lower on a condo-heavy mix.
Closings rose 14.3% over the month while the $1,020,000 median moved lower, because the closing mix carried a larger share of condos and coach homes than the prior period, which had leaned toward luxury single-family homes. Esplanade Golf and Country Club is a Taylor Morrison community in north Naples that deeds golf membership to specific homes, so buyers should use comparable sales from the same property type and price range, since the community median swings with whichever tier dominates a given four-month window.
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- Active Listings
- 26down 10.3% MoM
- Closings (Last 120 Days)
- 32up 14.3% MoM
- Pending Contracts
- 7down 41.7% MoM
- Re-list Rate
- 23.1%up 5.9 pts MoM
- Sellers Received (Median)
- 96.0% of final list pricedown 0.4 pts MoM
Isles of Collier Preserve
Active listings fell 28.3% and the pending-to-active ratio climbed to 44.7%.
Active listings fell 28.3% over the month and the pending-to-active ratio climbed to 44.7%, the highest among Naples’ featured communities, while active and closed medians sat closely aligned near $1,010,000 on similar median living areas. The Isles of Collier Preserve is an eco-focused, no-golf Minto community a few miles from downtown Naples, and those aligned pools make the community median more representative here than in many mixed-product communities, though sellers should still price from closings of the same property type.
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- Active Listings
- 38down 28.3% MoM
- Closings (Last 120 Days)
- 57down 6.6% MoM
- Pending Contracts
- 17flat MoM
- Re-list Rate
- 18.4%down 8.0 pts MoM
- Sellers Received (Median)
- 96.3% of final list priceup 0.2 pts MoM
Pelican Bay
Active listings fell 15.5% while pending contracts pulled back to 23.
Active listings fell 15.5% over the month while pending contracts pulled back to 23, and the active and closed medians differed despite similar median living areas. Pelican Bay is a beachfront community in north Naples with more than 85 sub-neighborhood associations spanning low-rise condos to Bay Colony estates, which makes building- and association-specific comparable sales essential, so sellers should price from closings within their specific building or association rather than the community median.
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- Active Listings
- 120down 15.5% MoM
- Closings (Last 120 Days)
- 137up 3.0% MoM
- Pending Contracts
- 23down 43.9% MoM
- Re-list Rate
- 24.2%up 1.0 pts MoM
- Sellers Received (Median)
- 95.3% of final list priceflat MoM
Grey Oaks
Pending contracts eased to 3 on a thin sample while the median held at $4,300,000.
Pending contracts eased to 3 over the month on a thin, ultra-luxury sample, while the $4,300,000 median held. Grey Oaks is a mandatory-membership country club in central Naples with roughly 1,000 residences across sections that trade at very different price points, and with 21 closings over the past 120 days that median reads as a midpoint of a wide spread rather than a single price point, so buyers should evaluate the Estates, Estuary, and Miramonte sections separately, since their price points differ by millions.
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- Active Listings
- 13down 7.1% MoM
- Closings (Last 120 Days)
- 21down 8.7% MoM
- Pending Contracts
- 3down 57.1% MoM
- Re-list Rate
- 7.7%down 13.7 pts MoM
- Sellers Received (Median)
- 95.5% of final list pricedown 0.4 pts MoM
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Frequently Asked Questions
Is Naples a good place to buy right now?
It depends heavily on price range. Below $1.5 million, active asking and recent sold prices per square foot sat closer together, with Ask-Bid Gaps from 3.1% to 9.1%. The luxury tier above $1.5 million ran a 17.5% Ask-Bid Gap, so buyers there should compare active asking prices closely with recent luxury sales at the property level.
Why isn’t my Naples home selling?
Start by comparing the asking price, condition, building or neighborhood, golf or membership status, and marketing with the most relevant recent sales. Relisted homes in Naples sold a median $73,430 below their earlier asking price. Pricing to recent comparable sales at the outset lowers the risk of extended time on the market and a later relisting.
How much below asking should I offer in Naples?
Naples homes sold for a median 95.0% of their final list price, but that is a market summary rather than a rule for an individual offer. It may also reflect price reductions made before the home went under contract. The building or neighborhood, product type, listing history, comparable sales, and the Ask-Bid Gap within the price tier should guide the offer.
How long does it take to sell a home in Naples?
First-attempt listings that sold did so in a median of 65 days. Homes that relisted before selling took a median of 242 combined days.
How does Naples compare with the rest of Southwest Florida?
Naples posted the largest year-over-year price-per-square-foot gain among the five featured cities at 5.0%, with median sale price also up. On currently reported figures, its closings rose 9.0%, extending its year-over-year closing-growth streak to 14 months. Its overall Ask-Bid Gap was 7.9%. Within Naples, the luxury tier above $1.5 million had the widest Ask-Bid Gap at 17.5%.
The Bottom Line for Naples
Naples posted year-over-year gains in both major price measures in July. Median sale price rose 4.2%, price per square foot rose 5.0%, and currently reported closings increased 9.0%. Dollar volume grew much faster than the closing count, indicating a higher-value mix among July’s reported transactions. The overall Ask-Bid Gap measured 7.9%, while the luxury tier above $1.5 million reached 17.5%. For luxury sellers, recent property-level comparable sales should anchor the asking price. For buyers, the lower tiers sat closer to recent sales, while the luxury tier and the older and previously listed inventory deserve close, property-level comparison.
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