December Sales Momentum Signals a Stabilizing Naples Real Estate Market as Pricing Discipline Matters More Than Ever
This Naples real estate market update shows 2026 starting off with clearer signals than we have seen in several years. Conditions are stabilizing after a multi‑year reset. December closed sales rose sharply compared to December 2024, inventory declined year over year for the first time since the correction began, and buyer activity continued the recovery that took shape in late 2024.
Demand is here, but many sellers are still adjusting.
All data in this report comes from the Royal Palm Coast REALTOR® Association and Florida Gulf Coast MLS via Stellar MLS and is current as of January 2, 2026. December 2025 figures are preliminary and will be finalized mid‑January.
Key Takeaways (TL;DR)
- Closed sales rose 24.6% year over year, confirming buyer activity carried into early 2026.
- Active inventory declined year over year for the first time since the market correction began.
- About 31% of active Naples listings failed at least once in 2025 and returned to the market.
- Nearly half of current inventory has been on market more than 90 days.
- Sellers who strategically reduced pricing by more than 10% saw the strongest results.
Naples Real Estate Market Update: December 2025 Activity and Early‑2026 Momentum
Our year-end analysis shows buyer demand strengthened late in 2025 and carried momentum into early 2026. December closed sales rose 24.6% year over year, and pending sales finished the month up 14.6%, confirming that buyer engagement was improving before the calendar turned.
That improvement matters because inventory finally moved in the opposite direction. Active listings declined year over year, breaking a multi‑year pattern of steady growth. Buyers still have leverage, but the imbalance is no longer widening.
Naples is not returning to early‑2021 conditions. The market is calmer, more deliberate, and highly price‑sensitive. Outcomes now depend far more on accuracy than optimism.
Naples Shadow Inventory: Why Some Listings Trigger Déjà Vu for Buyers
After a thorough analysis of 2025 market data, we found that about 31.2% of active Naples listings already tried to sell once last year and returned after expiring, withdrawing, or being terminated. On the surface, these homes appear fresh — current median days on market is just 72 days, below the broader market’s 83-day median.
That number is misleading.
When prior exposure from earlier listing attempts is added back in, the picture changes dramatically. The median combined time on market for relisted properties is 272 days, which works out to roughly nine months of total exposure. More than 80% of relisted homes have been on the market for at least six months across all attempts, and nearly one quarter have exceeded a full year.
By comparison, the broader Naples market shows a median of 83 days on market for active listings. That gap explains why some neighborhoods feel slower than headline numbers suggest. Buyers are not seeing waves of new inventory. They are often seeing the same homes return with reset clocks and modest adjustments.
This dynamic reflects the long tail of 2025 pricing decisions. Outcomes now depend on whether sellers fully reset expectations or repeat the same strategy.
Southwest Florida Market Comparison (December 2025)
How Naples stacks up against neighboring markets in inventory, pricing, and buyer activity.
| Market | Active | Median Price | YoY Price | YoY Pending | Mos Supply | DOM |
| Fort Myers | 3,211 | $338,500 | -12.1% | +31.4% | 7.3 | 43 |
| Cape Coral | 2,869 | $363,800 | -3.5% | +31.3% | 6.0 | 57 |
| Estero | 730 | $499,950 | -13.8% | +12.0% | 6.5 | 72 |
| Bonita Springs | 1,135 | $550,000 | -6.0% | +30.3% | 8.1 | 41 |
| Naples | 5,437 | $570,000 | -7.0% | +14.6% | 8.2 | 58 |
Naples carries more active inventory than the other four markets combined, yet its year-over-year price decline has been moderate by regional standards. Fort Myers and Estero are down 12% and 14% respectively, while Naples has given back 7%.
Buyer activity tells a more balanced story. Pending sales rose across all five markets, with Fort Myers and Cape Coral leading at over 31%. Naples trailed at 14.6%, but that growth came on top of a larger base and a higher price point. Demand is present. It’s just more selective here.
Pricing Adjustments That Are Working in Naples
What our analysis of 2025 relists shows is that modest tweaks rarely move the needle.
Sellers who treated a relist as a true reset were the ones who sold. When pricing was decisively marked to current market levels, results followed. Modest adjustments often failed to change buyer behavior.
The difference was simple. Homes priced to where comparable sales were actually closing found buyers. Those that were not continued to sit.
That pattern shows up in the broader data as well. Recent Naples closings are averaging about 95% of final list price. Buyers are engaged and willing to act, but they are anchored to current comparables, not earlier expectations.
The practical guidance is straightforward. Pull the five most recent comparable closings within a half-mile or inside your community gates. Match for size, condition, updates, and lot type. When pricing falls within roughly 5% of those benchmarks, activity follows. When pricing sits materially above them, the market response is usually silence.
Neighborhood Snapshots: How Six Naples Communities Are Actually Performing
These snapshots are based on all listing activity between January and December 2025, including sales, relists, expirations, and current inventory. Rather than treating Naples as a single market, this view shows how pricing discipline, inventory age, and internal competition played out at the community level.
The pattern is consistent, but not identical. Communities with cleaner inventory and realistic resets moved faster. Those with higher relist concentration and heavier internal competition took longer, even when demand was present.
Esplanade
Esplanade, priced around $750,000 with newer construction from the mid-2010s, has the cleanest inventory profile of the group. Relist share is 29%, and sold properties moved in a median of 55 days, the fastest of any featured community. Pricing here has already reset from prior highs, and it shows. This is what a balanced, well-aligned community looks like in today’s Naples market.
Explore current homes for sale in Esplanade, Naples FL.
Grey Oaks
Grey Oaks operates as a boutique luxury market in the $4 to $5 million range. With just 15 active listings, it posted the highest success rate of any featured community at 70%. Timelines are longer by design, and precision matters. Relists here required the largest adjustments, averaging roughly 9%, reflecting the narrower buyer pool at this price point.
Browse luxury homes for sale in Grey Oaks, Naples.
Isles of Collier Preserve
Isles of Collier Preserve, with activity strongest below $1 million, benefits from newer housing stock that helps limit extended exposure. At 39%, it has the lowest stale rate of any featured community. Even with a 41% relist share, inventory feels fresher here because expectations reset earlier and construction is more recent.
Find current homes for sale in Isles of Collier Preserve, Naples.
Lely Resort
Lely Resort, one of Naples’ more accessible golf communities in the mid-$500,000s, shows one of the clearest examples of expectation correction. At 44%, it has the highest relist share of any featured community. Small adjustments rarely changed outcomes. Successful relists required a median price cut of 7.5%, illustrating how price sensitivity intensifies in value-oriented communities.
See current homes for sale in Lely Resort, Naples FL.
Pelican Bay
Pelican Bay, with active listings concentrated in the $1.5 to $2 million range, remains competitive within itself. Relists make up one-third of inventory, and 52% of active listings have been on market more than 90 days. Demand at this level is real, but buyers are selective. Listings that reset by roughly 4% stood out, while others blended into a crowded luxury field.
Explore homes for sale in Pelican Bay, Naples.
The Vineyards
The Vineyards, centered around the mid-$700,000s, continues to show steady buyer interest when pricing aligns with recent sales. Relist share is the lowest of any featured community at 22%, and sold properties closed in a median of 71 days. Longer timelines were concentrated in listings that entered above comparable sales, reinforcing the divide between accurate pricing and aspirational holdouts.
Check out current homes for sale in The Vineyards, Naples.
Naples Home Prices: Down From the Peak, With Important Context
Naples prices peaked in early 2025 and have continued to ease. That adjustment has brought pricing closer to sustainable levels without erasing the gains of the past five years. Compared to November 2020, median prices remain roughly 45% higher.
Price per square foot peaked earlier and declined first, signaling that upper-end segments adjusted before the broader market followed. That sequence is typical in market corrections and helps explain why some price points stabilized sooner than others.
Naples Inventory, Days on Market, and Supply
Inventory peaked in spring 2025 and has gradually stepped down. January confirms that the year-over-year growth cycle has stalled. Buyers still have leverage, but conditions are no longer worsening for sellers.
Days on market remain elevated. Well-priced homes typically take two months or more to sell, and longer timelines should be expected in higher price ranges. Months of supply finished December at 8.2 months and remains above balanced levels, reinforcing a buyer-leaning environment with improving stability.
What Naples Homeowners Are Asking
A large share of current inventory carries extended exposure from earlier listing attempts. Those homes shape perception, even as new, accurately priced listings go under contract.
The data says no. Sellers who reset pricing meaningfully perform far better than those who hold firm or raise prices.
Compare your home to the most recent comparable closings, not last year’s list prices. Staying within about 5% of those numbers keeps you competitive.
Buyers have more choice and negotiating room than they have had in years. Rising pending and closed sales suggest many buyers are already stepping in.
Prices have adjusted from their early-2025 peak, but recent data suggests they are beginning to stabilize as buyers respond to more realistic pricing.
Final Thoughts
Our Naples real estate market update for January confirms that the market is stabilizing. Pricing appears to be finding equilibrium levels where buyers are willing to act, even as overall conditions remain buyer‑leaning. Buyer activity is improving, inventory growth has stopped, and outcomes are increasingly driven by pricing accuracy rather than timing.
Homes that reflect today’s market are moving. Homes anchored to yesterday’s numbers are not. Understanding where your property fits in that divide is the key to making confident decisions in 2026.
If you want to see how these trends apply to your home or neighborhood, you can search Naples homes for sale, explore community-level data, or contact our team to walk through the numbers together.
Most homeowners feel overwhelmed when it is time to move. At Worthington Realty, we provide personalized guidance and clear communication so you feel heard, valued, and confident in your decisions.
Sources & Methodology: All data in this report comes directly from the Royal Palm Coast REALTOR® Association, Florida Gulf Coast MLS, and Stellar MLS, combined with multi-year InfoSparks trend analysis and a full address-level review of active, closed, expired, and returning listings in Naples from January through December 2025. Citywide metrics are based on finalized MLS trend data. Community-level insights are derived from matching individual properties across multiple listing attempts to evaluate pricing behavior, exposure, and outcomes.
