Your Naples Real Estate Market Guide

This year, the Naples market is largely split by property type: single-family homes are holding firm at a median near $750,000, while condos have softened, with the median down about 2 percent and supply loosened to roughly seven months. Houses are still selling quickly, so single-family sellers keep the advantage while condo buyers have gained room to negotiate.

• Single-Family Medians

  Single-family medians sit near $750,000, up roughly 7.6 percent year over year, with active single-family listings down about 22 percent.

• Condo Prices

  Condo prices are down about 2 percent over the past year, and condo supply sits near seven months, giving buyers modest room to negotiate.

• West of US 41

  West of US 41, the million-dollar-plus single-family median reached about $6.2 million over the past year, a different market from neighborhoods east of the highway.

• HOA & Assessments

  HOA increases of 8 to 15 percent and one-time assessments of $5,000 to $25,000 now shape condo offers as much as the list price does.

• Negotiate the Condo

  If you want a condo, you have room to negotiate. Ask for the reserve study and two years of assessment history before you discuss price, because a low sticker with a $20,000 assessment behind it is not a deal.

• Come Prepared

  If you want a single-family home west of 41, expect competition and come prepared, since inventory there is still tight.

• Shop in Summer

  If your timing is flexible, shop in the summer. Between May and September, the seasonal buyers are gone, listings sit longer, and we routinely negotiate terms that would be impossible in February.

• Waterfront Inventory

  Nearly 80 percent of Marco Island homes were platted along canals, making its inventory overwhelmingly waterfront compared with Naples.

• Naples Price Range

  Naples offers a much wider range of price points, from new downtown condos starting near $2 million to Old Naples single-family homes averaging about $6.28 million in 2025.

• Built-Out Market

  Marco Island is essentially built out with resale-only lots, limiting opportunities for new construction compared with Naples.

• Location & Access

  Marco Island spans about 12 square miles and sits roughly 20 miles south of Naples, with access via two bridges over Collier Boulevard and San Marco Road.

• Property Type & Water Access

  Both towns are in Collier County, so the real difference comes down to property type and water access rather than the tax base.

• Review the Reserve Study

  Review the completed reserve study to confirm whether the roof, structure, and other required components are adequately funded.

• Check the Milestone Inspection

  Review the milestone inspection report to confirm the building passed its structural review and identify any issues that may require attention.

• Compare Budgets and Reserves

  Look at the last two years of budgets and reserve balances to see whether dues are keeping pace with rising costs.

• Read Board Meeting Minutes

  Review recent board meeting minutes, where a looming roof replacement or insurance shortfall often surfaces months before it becomes a formal assessment.

A building with fully funded reserves and a clean milestone report can justify a higher price per square foot than a cheaper unit in a building that has deferred the work.

• Grey Oaks Country Club

  Grey Oaks Country Club offers 54 holes across the Pine, Palm, and Estuary courses, making it the only three-course club in the market. Membership is required for every buyer, with full golf memberships capped below 1,000. Annual dues for full golf membership are near $24,000, while sports membership offers a lower-cost option with access to fitness, tennis, and dining.

• Mediterra

  Mediterra is a gated North Naples community of fewer than 930 homes across more than 1,000 acres of preserved land. Its two Tom Fazio courses are limited to about 450 golf memberships, keeping full golf membership at capacity in recent seasons. Full golf initiation rises to $300,000 on August 1, 2026, while a private Gulf beach club adds another distinction for qualifying memberships.

• Talis Park

  Talis Park centers on a par-72 course co-designed by Greg Norman and Pete Dye, stretching about 7,015 yards with elevation changes uncommon in Southwest Florida. The Vyne House clubhouse offers dining, fitness, spa, and retail amenities. Sports memberships start around $65,000, while full golf initiation is $225,000 and rises to $300,000 on August 1, 2026.

Buying Pre-Construction vs. Completed

• Routine oversight

  Scheduled checks of the interior, exterior, and mechanical systems so small issues are caught before they become claims.

• Storm readiness

  Shutter or panel deployment and post-storm inspection during hurricane season, June through November.

• Vendor coordination

  A single point of contact for cleaning, landscaping, pool service, and repairs.

Start with the rules, not the nightly rate. Confirm your community's minimum lease term first, since a building that requires 30-day or seasonal minimums rules out nightly rentals entirely. Then register with the correct jurisdiction, set up collection of the 5 percent tourist development tax, and budget a management fee against projected income before you assume a return.