Naples housing market July 2026: median $590,000, inventory -21%

Naples sold 14 percent more homes in July than a year ago while a fifth of the listings disappeared, and the supply cushion the market spent two years rebuilding has now been cut by a third

Money & World

The Editorial Team · August 22, 2026

A small red sign reading HOME FOR SALE in white lettering, stapled to a plain wooden stake in a green lawn and sharp in the foreground. Behind it and out of focus stands a single storey house with a dark tiled hip roof, a covered porch and a low wooden rail. No person, no street number, no agency name and no vehicle appears in the frame. Stock photo, not a photograph of this event.

Stock photo

Stock photo. Not the actual scene. Photo: Thirdman / Pexels

What it changes

Two numbers in the Naples board's July report point in opposite directions and both are large. Buyers closed 733 sales in July, 14.5 percent more than the 640 they closed in July last year. Over the same twelve months the number of homes actually available fell from 5,586 to 4,415, a drop of 1,171 listings and 21 percent. Put those together and the cushion that made the past two years comfortable for buyers has thinned sharply: months of supply is 5.8, down from 8.7, a fall of a third in a year. This is not a shortage of sellers. Sellers added 916 new listings in July, 8.1 percent more than a year ago and 183 more than the number of homes that closed in the month. Inventory is falling because the selling is outrunning the listing, not because nobody is listing. That is a different market from the one Naples had a year ago and it is the reason the report's own broker analysts spend most of it asking when tightening supply starts pushing prices up. Prices have not moved much in aggregate. The overall median closed price is 590,000 dollars, up 2.6 percent from 575,000. But the aggregate is hiding a split that matters far more than the headline, because Naples is really two markets and they are going different ways. Single family: median 745,000 dollars, up 12.9 percent in a year, on 407 sales, up 11.5 percent, with inventory down 20.3 percent. Condominium: median 400,000 dollars, down 4.8 percent, on 326 sales, up 18.5 percent, with inventory down 21.6 percent. So condominium buyers bought 18.5 percent more units and paid less per unit than they did a year ago. If you own a condominium in Collier County, that is the number to sit with. Volume is not the problem and inventory is not the problem, since both moved the way a seller would want. The price still fell. Jillian Young of Premiere Plus Realty, quoted in the release, points at legislation permitting reserves to be financed as a possible leading indicator for the condominium market, which is her view rather than a finding of the report, but it is the only mechanism the release offers for the divergence, and that mechanism acts on financing rather than on demand. The postal district figures show how uneven this is. In the Naples Beach districts, 34102, 34103 and 34108, single family closed sales rose 37.5 percent and the single family median rose 31.6 percent to 2.5 million dollars from 1.9 million, while condominium prices in the same districts fell 3.7 percent even as condominium sales there rose 29.6 percent. In North Naples, 34109, 34110 and 34119, the single family median rose 46.2 percent to 1,132,500 dollars from 774,750, while condominium prices fell 9.7 percent on sales up 40 percent. Both areas therefore sold far more condominiums for less money and far more houses for very much more. At the top, Ryan Bleggi of William Raveis Real Estate told the board there were ten sales above 10 million dollars in July, three of them above 20 million, in a month that is normally the quietest of the year for that end of the market. For a buyer the practical reading is that the wait is over and the negotiating room is not. Homes took 108 days to sell in July, up from 101, so nothing is moving in a panic. But the number of price reductions fell from 1,296 in July last year to 970 this July, which is the clearest sign in the report that sellers no longer expect to have to cut. Cindy Carroll of Carroll and Carroll Appraisers told the board that several established communities are already at extremely limited inventory and that even Golden Gate Estates east of Collier Boulevard, the traditional relief valve for people priced out of the coast, is down to about six months of supply. Two cautions before anyone reads a trend into this. The first is scope: the report covers Collier County excluding Marco Island, so it is neither a Naples city figure nor a Southwest Florida one, and Lee County is not in it. The second is the season. July is the bottom of the year in a market built around winter residents, so the only comparison that carries information is July against July, which is what every figure above is. The one number that broke its own pattern is pending sales, 762 against 807, down 5.6 percent and the first year on year fall in sixteen months by the count of Mike Hughes of Downing-Frye Realty. Pending sales lead closings by roughly a month or two, so that is the line to watch when the August report lands.

Naples closed 14.5 percent more home sales in July than in the same month last year while the number of homes on the market fell by a fifth, according to the July 2026 Market Report the Naples Area Board of REALTORS released on Friday.

The board recorded 733 closed sales against 640 in July 2025. Active listings fell to 4,415 from 5,586, a drop of 21 percent, and months of supply fell to 5.8 from 8.7, a fall of 33.3 percent. The report tracks Collier County excluding Marco Island.

Sellers were not scarce. New listings rose 8.1 percent to 916, which is 183 more homes than closed in the month. Inventory fell because sales outran listings rather than because listings dried up.

The overall median closed price rose 2.6 percent to 590,000 dollars from 575,000. That figure conceals a split. The single family median rose 12.9 percent to 745,000 dollars from 660,000, on 407 sales, up 11.5 percent. The condominium median fell 4.8 percent to 400,000 dollars from 420,000, on 326 sales, up 18.5 percent. Inventory fell by a similar proportion in both, 20.3 percent for single family homes and 21.6 percent for condominiums.

Homes took longer to sell, 108 days against 101, but sellers cut asking prices less often. The report counts 970 price decreases in July against 1,296 in July 2025. Nick Bobzien, a broker associate at Downing-Frye Realty, is quoted in the release attributing that to more accurate pricing.

The divergence is sharpest by postal district. In the Naples Beach districts of 34102, 34103 and 34108, single family closed sales rose 37.5 percent and the single family median rose 31.6 percent to 2.5 million dollars from 1.9 million, while condominium prices there fell 3.7 percent on sales up 29.6 percent. In North Naples, 34109, 34110 and 34119, the single family median rose 46.2 percent to 1,132,500 dollars from 774,750, while condominium prices fell 9.7 percent on sales up 40 percent.

Ryan Bleggi, regional vice president for the west coast of Florida at William Raveis Real Estate, told the board that July carried ten sales above 10 million dollars, three of them above 20 million.

Pending sales were the one category to fall. They came in at 762 against 807, down 5.6 percent. Mike Hughes, vice president and general manager of Downing-Frye Realty, said in the release that this was the first year on year decline in sixteen months, and put current summer activity at roughly five percent above the historical summer norm.

On inventory, Cindy Carroll of Carroll and Carroll Appraisers and Consultants is quoted in the release naming Kensington, Bear's Paw and Wyndemere as already at extremely limited supply, and putting Golden Gate Estates east of Collier Boulevard at about six months.

Months of supply is playing out as it should, but it's still summer. Some sellers temporarily remove listings during the summer. Three months from now we should have a better idea of where inventory is headed.

The board's next monthly report covers August.

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