Naples Re-list Rate Held at 23.4% While the Median Sale Price Rose 1.7%
Price / Sq Ft
$328
Median Sold Price
$610,000
Active Listings
3,858
Months of Supply
5.2
The Naples Re-list Rate was 23.4% in August 2026, essentially unchanged from June and July. That means nearly one in four active listings carried an earlier expired, withdrawn or terminated listing at the same address within the past 12 months. The median sale price rose 1.7% to $610,000, and price per square foot rose 1.5% to $328.
Both the median sale price and price per square foot rose, while the share of active listings carrying an earlier attempt held near where it stood in June. Regional context and the five-city comparison appear in the August 2026 Southwest Florida market report.
*Unless otherwise noted, housing-market figures come from the Florida Gulf Coast MLS (FGCMLS via Stellar MLS), pulled September 1, 2026. Data reflects MLS records as of the date the monthly analysis file was prepared. MLS figures may update as late transactions are recorded.*
Key Takeaways
- Naples median sale price reached $610,000 in August 2026, up 1.7% year over year. Price per square foot came in at $328, up 1.5%.
- Worthington’s address-matched export counts 896 of 3,827 active listings with an expired, withdrawn or terminated record at the same address. That is a Re-list Rate of 23.4%.
- Of those returning listings, 49.7% came back at the same price or with a reduction under 3%.
- Homes that sold on their first listing attempt had a median 74 days on market. Homes that sold after relisting took a median 258 days across all of their attempts.
- New listings fell 20.1% to 703, and months of supply reached 5.2, down from 8.0 a year earlier.
Naples Median Sale Price Rose 1.7% to $610,000
Naples finished August above last year on both price measures.
The median sale price reached $610,000 against $600,000 in August 2025. July also closed at $600,000. Price per square foot came in at $328 against $323 a year earlier. June read $340 and July $333.
The median moves with the mix of homes that happen to close in a given month. Price per square foot adjusts for home size. Both finishing above last year is a steadier reading than either one alone would give.
Dollar volume reached $594.7 million, up 5.5% year over year, on 551 recorded closings against 585 last August.
Roughly One in Four Active Naples Listings Had an Earlier Listing Attempt
The Re-list Rate measures the share of active listings with an earlier expired, withdrawn or terminated listing at the same address. The window is the past 12 months. In Naples that covers 896 of the 3,827 listings in Worthington’s export, a rate of 23.4%. The 23.4% rate is essentially unchanged from June and July. A lower Re-list Rate means fewer active homes carry an expired, withdrawn or terminated listing at the same address from the previous 12 months. The data does not establish why those earlier listings ended.
Listings leave the MLS for many reasons. Owners change agents, pull a listing for the season, or pause for a repair. Some step back for reasons unrelated to the market.
Among the Naples listings that returned, 50.3% came back at 3% or more below their prior asking price. The other 49.7% returned at the same price or with a reduction under 3%.
First-Attempt and Relisted Naples Homes Performed Differently
Naples homes that sold on their first listing attempt had a median 74 days on market. That covers 2,436 closings in the trailing 120 days. Homes that eventually sold after relisting accumulated a median 258 days across their listing attempts, on 487 closings. That relisted group made up 16.3% of Naples closings in the same window.
Within that group, the median earliest asking price was $699,999 and the median final sale price was $645,000. Measured home by home, those properties sold at a median $70,000 below their earliest asking price. Homes that sold on a first attempt closed at a median $610,000.
The first-attempt and relisted groups contain different homes and differ in price, property type, condition and seller circumstances. The figures show how each group performed. They do not establish that relisting or the price set at listing produced the difference between them.
When a home returns to the MLS under a new listing, its days-on-market counter starts over at zero. The days-on-market number shown on an active listing may not reflect its cumulative marketing time across listing attempts. The standard search view does not display that history.
New Listings Fell 20.1% in Naples to 703
Naples new listings came in at 703 in August 2026, down 20.1% from 880 in August 2025. July recorded 881.
Active listings ended the month at 3,858, down 23.2% year over year. The count has been lower in each month since February.
Months of supply reached 5.2, down from 8.0 last August. Months of supply divides active listings by a sales pace. It answers one question: at the recent rate of sales, how long would it take to sell through what is listed today.
Season matters when reading it here. Southwest Florida’s peak buying period runs January through April, the reverse of most of the country. Activity thins from May into September. The year-over-year comparison carries more meaning than the move from July.
Competitive Inventory Reads 1.9 Months on the Same Listings
Competitive Inventory is Worthington’s filtered view of active listings. It sets aside homes that have been listed at least 180 days without a price reduction of 3% or more, along with relisted homes that returned with less than a 3% change. It uses the city’s three-month closing pace, while published MLS months of supply uses all active listings and a 12-month pace. The two figures answer different questions and should not be read as interchangeable.
On Naples’ trailing three-month pace of 708.3 closings a month, all 3,827 export listings read 5.4 months. Setting aside the 1,051 listings past the 180-day mark brings that to 3.9 months. The full filter leaves 1,337 listings at 1.9 months.
The Ask-Bid Gap Ran 7.1% Citywide and 20.1% Above $1.5 Million
The Naples Ask-Bid Gap ran 7.1% citywide in August 2026. The measure compares two medians: the asking price per square foot of active listings, and the price per square foot of recent closings in the same price range. Naples active listings asked a median $365.31 against $339.39 achieved on trailing 120-day closings, which works out to 7.1%.
That citywide figure combines four price ranges that read differently. Between $400,000 and $750,000 it runs 4.0%, with 1,134 active listings asking $322.44 against $309.49 on 1,080 recent sales. Between $750,000 and $1.5 million it runs 4.4%, on 822 active listings and 617 recent sales.
Under $400,000 the Ask-Bid Gap is 8.4%. There, 993 active listings ask $234.58 per square foot against $214.93 on 717 recent sales.
Above $1.5 million it reaches 20.1%. Active listings in that range ask a median $1,067.22 per square foot while 570 recent closings landed at $852.24. Naples holds 878 active listings above $1.5 million.
The active homes and the sold homes are not the same properties. They can differ in condition, location, age, view and finish, and the comparison is not adjusted for any of that. This measure shows how closely two groups of homes line up on price per square foot. It does not set an offer percentage, and it does not predict any single home’s sale price or marketing time.
Naples Pending Activity, Sale-to-List and Shadow Inventory
The Pending-to-Active Ratio was 21.6% in Naples. That is 825 listings in pending status against 3,827 active at the pull date. Pending-to-Active is a snapshot of the market on a single day.
It describes how much of the standing supply is spoken for. It is neither a conversion rate nor evidence of what buyers are willing to pay.
Sellers received a median 95.5% of their most recent asking price, up from 94.5% a year earlier.
The ratio describes where closings landed across the market as a whole. It is market context. A 95.5% reading does not mean a buyer should offer 4.5% below asking on a particular home.
Shadow inventory is read directionally here rather than published as a count. Of the Naples listings that left the MLS in August 2026, roughly one in eight had returned by the pull date.
The data does not show why the remaining listings had not returned by the pull date.
Table 1: Core Market Metrics, August 2026
Read this city’s figures against its own recent history.
| City | Median Sold Price | Median Price per Sq. Ft. | Active Listings | Months of Supply | Sold-to-List | Closed Sales YoY |
|---|---|---|---|---|---|---|
| Fort Myers | $345,000 (0.0%) | $201 (-2.9%) | 2,447 (-20.0%) | 5.2 (-30.7%) | 95.7% | -5.5% |
| Cape Coral | $382,375 (+6.8%) | $222 (+3.3%) | 2,441 (-22.4%) | 4.8 (-31.4%) | 97.7% | -5.0% |
| Estero | $517,500 (+6.2%) | $250 (0.0%) | 441 (-32.5%) | 3.5 (-44.4%) | 95.9% | -2.2% |
| Bonita Springs | $505,000 (+0.5%) | $287 (-2.0%) | 668 (-30.2%) | 4.3 (-41.1%) | 95.1% | -14.8% |
| Naples | $610,000 (+1.7%) | $328 (+1.5%) | 3,858 (-23.2%) | 5.2 (-35.0%) | 95.5% | -5.8% |
Source: FGCMLS. Single-month data unless otherwise noted. Sold-to-list uses most recent list price at time of contract.
Table 2: Worthington Market Lens, August 2026
| City | Competitive Inventory (Months) | Re-list Rate | Ask-Bid Gap (PPSF%) | Pending-to-Active Ratio | First-Attempt Median DOM | Median Total DOM After Relisting |
|---|---|---|---|---|---|---|
| Fort Myers | 2.2 | 23.9% | 4.9% | 22.1% | 66 days | 246 days |
| Cape Coral | 2.1 | 19.8% | 5.2% | 26.5% | 48 days | 219 days |
| Estero | 1.9 | 20.1% | 4.0% | 31.6% | 63 days | 240 days |
| Bonita Springs | 1.9 | 22.3% | 16.0% | 22.6% | 82 days | 256 days |
| Naples | 1.9 | 23.4% | 7.1% | 21.6% | 74 days | 258 days |
Source: FGCMLS. Single-month data unless otherwise noted. Proprietary metrics use Worthington’s address-matched property export, so active-listing denominators differ slightly from the published MLS counts in Table 1. Competitive Inventory MOI divides the filtered active-listing count by the city’s total trailing-three-month closing pace. It is a supplemental indicator and is not calculated the same way as published MLS months of supply.
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August 2026 Opening-Price Results for Naples Communities
The final line in each profile compares eligible August closings with the opening asking price of the listings that sold. Results are calculated property by property before the median is reported. Sample sizes appear with every result, and small samples describe only those particular sales.
Lely Resort
Forty neighborhoods sit under one community name, and August closings ran from Ole at $367,500 to Classics Plantation Estates at $2,050,000. The active pool asks a median $477,500 as current inventory concentrates in the lower-priced condo neighborhoods. Months of inventory moved from 4.6 to 5.5 across 94 active listings and 68 closings, with pending contracts holding at 26. Fifteen of the 16 August closings were eligible and finished at a median 88.0% of opening ask, $99,000 below, with three of the 16 classified as relists. Comparables belong to the specific neighborhood.
View 7 more indicators
- Closing Range (Last 120 Days)
- $250,000 to $3,500,000 across 68 sales
- Active Listings
- 94down 8.7% MoM
- Closings (Last 120 Days)
- 68down 24.4% MoM
- Pending Contracts
- 26flat MoM
- Re-list Rate
- 19.1%up 1.6 pts MoM
- Sellers Received
- 94.4% of final list pricedown 0.5 pts MoM
- Sellers Received vs Original Ask
- 88.0% of the listing’s opening price (n=15 of 16 eligible closings), a median $99,000 below it
The Vineyards
Homes here took a median 104 days to sell, and sellers received 94.0% of final asking price. Months of inventory tightened from 3.2 to 2.9 as active listings fell 20.8% to 38 against 53 closings. The 13 August closings finished at a median 87.7% of their opening price, $110,000 below it, with four classified as relists. Closings spanned Tuscany at $280,000 through Valley Oak at $1,787,500 across 38 neighborhoods, so comparables belong to one neighborhood.
View 7 more indicators
- Closing Range (Last 120 Days)
- $250,000 to $2,500,000 across 53 sales
- Active Listings
- 38down 20.8% MoM
- Closings (Last 120 Days)
- 53down 11.7% MoM
- Pending Contracts
- 14down 17.6% MoM
- Re-list Rate
- 15.8%down 7.1 pts MoM
- Sellers Received
- 94.0% of final list pricedown 0.6 pts MoM
- Sellers Received vs Original Ask
- 87.7% of the listing’s opening price (n=13), a median $110,000 below it
Esplanade Golf and Country Club
Active listings fell 30.8% to 18 and months of inventory fell from 3.2 to 2.4 against 30 closings. Homes sold in a median 36 days, and sellers received 96.5% of final asking price. The five August closings finished at a median 92.9% of their opening price, $94,000 below it, with one relist among them. Comparables should match membership type, since bundled golf and social-only homes convey differently.
View 7 more indicators
- Closing Range (Last 120 Days)
- $385,000 to $3,400,000 across 30 sales
- Active Listings
- 18down 30.8% MoM
- Closings (Last 120 Days)
- 30down 6.2% MoM
- Pending Contracts
- 8up 14.3% MoM
- Re-list Rate
- 16.7%down 6.4 pts MoM
- Sellers Received
- 96.5% of final list priceup 0.5 pts MoM
- Sellers Received vs Original Ask
- 92.9% of the listing’s opening price (n=5), a median $94,000 below it
Isles of Collier Preserve
Six of the 13 August closings were relists, and the 13 finished at a median 88.4% of their opening price, $135,000 below it. Months of inventory held at 2.6 across 34 active listings and 53 closings. The active pool asks a median $959,000 against a $1,045,000 closed median, with asking price per square foot at $536 where sold homes reached $517. Comparables should match product type across the villa, coach home and single-family segments rather than drawing on the community median.
View 7 more indicators
- Closing Range (Last 120 Days)
- $470,000 to $3,845,000 across 53 sales
- Active Listings
- 34down 10.5% MoM
- Closings (Last 120 Days)
- 53down 7.0% MoM
- Pending Contracts
- 12down 29.4% MoM
- Re-list Rate
- 20.6%up 2.2 pts MoM
- Sellers Received
- 96.1% of final list pricedown 0.2 pts MoM
- Sellers Received vs Original Ask
- 88.4% of the listing’s opening price (n=13), a median $135,000 below it
Pelican Bay
The $1,255,000 median fell 19.0% as the closing mix moved toward lower-priced condo associations, with Laurel Oaks at $615,000 and Tierra Mar at $1,875,000 in the same window. Months of inventory moved from 3.5 to 4.2 across 105 active listings and 100 closings. Thirteen of the 14 August closings carried an opening price and finished at a median 91.2% of it, $114,000 below, with three of the 14 classified as relists. The remaining closing was a Sold Data Entry record without MLS listing history, so no opening asking price was available. With more than 85 sub-associations, comparables belong to the same building or enclave.
View 7 more indicators
- Closing Range (Last 120 Days)
- $199,000 to $21,000,000 across 100 sales
- Active Listings
- 105down 12.5% MoM
- Closings (Last 120 Days)
- 100down 27.0% MoM
- Pending Contracts
- 28up 21.7% MoM
- Re-list Rate
- 19.0%down 5.2 pts MoM
- Sellers Received
- 94.6% of final list pricedown 0.7 pts MoM
- Sellers Received vs Original Ask
- 91.2% of the listing’s opening price (n=13 of 14 with an opening price), a median $114,000 below it
Grey Oaks
Enclave matters more than any community figure here. Closings across the trailing 120 days ran Miramonte at $5,395,000, Estates at Grey Oaks at $6,500,000 and The Estuary at $7,250,000, each on three sales, against a $4,250,000 community median that held flat over the month. Months of inventory sits at 2.4 on 10 active listings and 17 closings. One home closed in August, selling for $7,250,000 after 186 days on market and one price reduction. A single transaction cannot support a benchmark, so property-level comparables are the only reliable guide at this tier.
View 7 more indicators
- Closing Range (Last 120 Days)
- $1,750,000 to $11,500,000 across 17 sales
- Active Listings
- 10down 23.1% MoM
- Closings (Last 120 Days)
- 17down 19.0% MoM
- Pending Contracts
- 2down 33.3% MoM
- Re-list Rate
- 10.0%up 2.3 pts MoM
- Sellers Received
- 95.4% of final list pricedown 0.1 pts MoM
- August Closing
- one sale at $7,250,000 after 186 days on market and one price reduction
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Frequently Asked Questions
How long did homes take to sell in Naples in August 2026?
The citywide median was 72 days, down from 87 a year earlier. Within the trailing 120-day closings, homes that sold on a first listing attempt ran a median 74 days. Homes that sold after relisting accumulated a median 258 days across their attempts.
Those two groups differ in price, property type and condition. The split describes them rather than explaining why they differ.
What should a buyer take from the Naples Ask-Bid Gap?
It shows where active asking prices and recent closings sit furthest apart on price per square foot. In Naples that is the range above $1.5 million.
The active listings and the recent sales are different homes. Ask-Bid Gap is a place to start research rather than a discount to apply. Offers are better built from closed comparable sales on similar properties.
Why do months of supply and Competitive Inventory differ for Naples?
They count different pools of listings. The published MLS figure of 5.2 months uses every active listing against a 12-month sales pace.
Competitive Inventory sets aside listings active at least 180 days without a price reduction of 3% or more. It also sets aside relisted homes that returned with a price change under 3%. That leaves 1,337 of the 3,827 listings in Worthington’s export. Both are accurate descriptions of supply, and they answer different questions.
Final Thoughts
Naples ended August with prices above last year and supply well below it. About one in four active Naples listings carried an earlier listing attempt. Separately, homes that closed after relisting took a median 258 days across all attempts. Those are different groups measured over different windows. Whether that pattern says anything about a specific home depends on its price range, condition and location.
A decision about one property requires comparable sales in the same location, price range and condition.
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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.*
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