Naples home prices and market speed
The typical Naples home is worth about $544,100, down 2.4% on a year ago. Across the Naples–Marco Island metro, for-sale inventory is 17.8% lower than a year earlier. Prices are flat to slightly down and most homes sell below list price, so buyers have room to negotiate. Sellers do best pricing from recent closed sales rather than from older list prices.
| ZIP code | Typical home value | 12-month change |
|---|---|---|
| 34102 | $1,284,400 | +0.8% |
| 34103 | $1,095,800 | −1.8% |
| 34108 | $992,700 | −1.9% |
| 34119 | $645,200 | −3.4% |
| 34110 | $595,500 | −2.5% |
| 34140 | $594,100 | −1.9% |
| 34109 | $577,800 | −1.9% |
| 34117 | $558,900 | −1.3% |
| 34120 | $546,900 | −3.0% |
| 34114 | $512,700 | −3.1% |
| 34113 | $495,400 | −3.8% |
| 34116 | $452,100 | −2.6% |
| 34105 | $448,300 | −1.9% |
| 34104 | $346,900 | −2.7% |
| 34112 | $326,300 | −5.1% |
Sources: Zillow Home Value Index (typical home value, all homes, August 2026); Zillow metro market data (days to pending, inventory and price cuts, August 2026; sale-to-list ratio, July 2026). Metro figures cover the wider region, not the city alone.
What a local agent helps you decide in Naples
The Naples market is really several markets. Zillow's ZIP figures run from $326,267 in 34112 to $1,284,426 in 34102, and ZIP 34102 was the only one to post a gain over the year to August 2026. A condo on the Gulf, a canal home in the city and a new house east of I-75 have different buyers, different insurance and different sale times.
Price against the right comparable sales
With the metro sale-to-list ratio at 94.4% in July 2026, a typical home sold for roughly 5.6% under its final asking price. A good agent will pull sales from the same building, street or gated community rather than a ZIP-wide average, because values inside one ZIP can differ by millions.
Time the season
Naples is built around winter visitors. Federal jobs data for the Naples-Marco Island metro show about 179,900 nonfarm jobs in April 2026 against 173,400 in July, a swing that tracks the season. Listing, touring and closing plans all run differently in March than in August.
Spot the costs that sit outside the price
Condo reserves and special assessments, CDD lines on the tax bill, flood zone and elevation, and the age of the roof all move the real monthly cost. These are the questions to put to any agent you interview.
Buying a home in Naples: the checks that matter
Our guide to buying a house in Florida covers the statewide steps. These are the Naples-specific points.
Get the insurance quote before you write the offer
Citizens Property Insurance's 2026 rate filing put its average multiperil homeowners (HO-3) premium in Collier County at $4,531, recommended to fall to $4,391. Private carriers price differently, and flood insurance is separate. Ask for quotes on the exact address during your inspection period, not after it.
Budget for your own tax bill, not the seller's
A home is reassessed at market value the January after it sells, so a long-time owner's bill can be far below yours. Use the Collier County property tax guide to estimate the bill at your price and file for homestead in person by March 1.
For condos, read the reserve study and milestone reports
Many Naples buildings sit on or near the Gulf. Ask for the structural integrity reserve study, any milestone inspection, the budget and minutes from the last year of board meetings. The condo milestone inspections guide explains what the reports mean.
Check storm history on the address
The National Hurricane Center's report on Hurricane Ian (2022) recorded maximum inundation of 6 to 9 feet above ground in Naples and 8 to 12 feet in North Naples, Bonita Springs and Estero. Ask the seller what flooded, what was replaced and whether the work was permitted.
Selling a home in Naples
Metro inventory was 5,740 homes in August 2026, down from 6,984 a year earlier, and 16.6% of listings had a price cut. Fewer competing listings help, but buyers still have time and choice.
Price for about four months on the market
Zillow's mean days to pending across the metro was about 130 days in August 2026. Build that into your moving plans and carrying costs, including insurance, HOA or condo dues and utilities while the home is listed.
List before the winter buyers arrive
Photos, repairs and condo document packages take weeks. Having them ready before the season brings more buyers to town gives your listing the most exposure at the busiest time.
Work out your net, not the headline price
Florida documentary stamp tax on a deed is 70 cents per $100, which is $3,850 on a $550,000 sale. Add commission, title charges and any prorated tax. Our seller net proceeds calculator runs the numbers.
Disclose what you know
After Ian in 2022 and Milton in 2024, buyers and insurers ask detailed questions about flood, roof and wind damage. Keep permits, invoices and insurance claim records together, and read the Florida seller disclosure guide for what you have to tell buyers.
Naples areas at a glance
Zillow's neighborhood values show how wide the range is. Our Naples neighborhoods guide compares 13 areas in detail.
Old Naples and the Gulf-front city neighborhoods
Downtown Naples has the Fifth Avenue South and Third Street South shopping districts and the Naples Pier. Zillow put Old Naples at $938,493 and Port Royal, the canal peninsulas dredged off Naples Bay in the 1950s, at $14,863,025. Park Shore ($1,724,878) and the Moorings ($1,090,145) add canal and waterfront homes north of downtown.
North Naples and Pelican Bay
Pelican Bay, run by a master association with nearly three miles of beach, had a typical value of $1,313,762. Naples Park, a grid of streets laid out in 1951 between US 41 and Vanderbilt Drive, came in at $714,056.
South and east of downtown
Values drop away from the Gulf. Naples Manor, on US 41 about 5 miles southeast of downtown, was $364,024, and Lely Resort, a golf community with a Florida SouthWestern State College campus, was $595,352. Toll Brothers' Seven Shores (ZIP 34114, from $599,995) is one of the new communities on this side of the county; see new construction in Naples.
Golden Gate and eastern Collier
Golden Gate, about 8 miles northeast of Naples, was $529,169. Farther out, Orangetree was $485,719, and the planned town of Ave Maria and the new Collier Enterprises villages are where most new-build prices start lowest.
Local property checks before you commit
Flood zone and elevation
Collier County's current FEMA flood map took effect on February 8, 2024, and the county says large parts of it are high-risk flood zones. Look up the address on the county's flood map, ask whether an elevation certificate is on file, and note that new flood policies usually have a 30-day wait. Unincorporated Collier's Class 5 rating in FEMA's Community Rating System gives eligible NFIP policies a 25% discount. The Florida flood zones guide explains the zone letters.
The 50% rule on older homes
In zones VE, AE, AH or A, a home that is below today's required elevation must be brought up to code if repairs or improvements cost 50% or more of the building's market value. Before you buy an older low-lying home to renovate, ask the county's floodplain staff how the rule would apply.
HOA, condo and CDD costs
Most Naples communities have an association, and newer ones in eastern Collier can carry CDD or stewardship district charges on the tax bill. Get the budget, fee history and any planned assessment in writing.
How to choose a Naples real estate agent
Bright Florida Homes is an information and referral service, not a brokerage, and we do not rank agents. Here is how to judge one yourself.
Questions to ask
- How many sales have you closed in this building, community or ZIP in the last 12 months?
- What did comparable homes sell for, and how long did they take?
- Which condo documents, insurance quotes and inspections do you get before an offer?
- Are you a full-time agent here year-round, including summer?
How commission works now
Since August 17, 2024, under rules from the National Association of Realtors settlement, buyers sign a written agreement with their agent before touring homes, offers of buyer-agent pay no longer appear on the MLS, and commission is not set by law and is negotiable. Agree what you will pay, and who pays it, before you start. The Florida real estate commission guide covers the details.
Check the license
Look up any agent's Florida license status with the Department of Business and Professional Regulation before you sign.
Naples market questions answered
Are real estate prices dropping in Naples?
Yes, gradually. Zillow's typical value fell 2.4% over the year to August 2026 and is 10.5% below its August 2022 level of $608,291, though still 53.5% above August 2020. The property appraiser's 2026 roll shows countywide market value down 3.15%. See the Naples housing market page for the full trend.
Why are people moving out of Naples?
Census estimates show Collier County lost more residents to other US counties than it gained in the years to July 2024 (net 287) and July 2025 (net 2,337), after large gains in 2021 and 2022. Population still rose slightly because of international arrivals. Insurance costs, storm damage and prices are the usual reasons given, but the Census data do not record motives.
Common questions
Are real estate prices dropping in Naples, FL?+
Yes, modestly. Zillow's typical Naples home value was $544,120 in August 2026, down 2.4% on the year and 10.5% below the August 2022 peak of $608,291. Metro inventory was 17.8% lower than a year earlier, which may slow further declines. Prices differ widely by ZIP, and 34102 still rose 0.8%.
Who is the best realtor in Naples, FL?+
There is no official ranking, and review sites measure different things. Look for an agent with recent closed sales in the exact building, community or ZIP you want, who works in Naples year-round and can explain condo documents, flood zones and insurance. Check the license with the Florida DBPR and interview at least two agents.
How much would a real estate agent make on a $300,000 house?+
Commission is negotiable and not set by law, so there is no fixed figure. As an illustration only, a 2.5% fee on a $300,000 sale would be $7,500, and the agent usually splits that with their brokerage. Since August 2024 buyers agree their agent's pay in writing before touring homes.
Why are people moving out of Naples, FL?+
Census estimates show Collier County had net domestic out-migration of 287 people in the year to July 2024 and 2,337 in the year to July 2025, after big inflows in 2021 and 2022. Common pressures include insurance premiums, hurricane damage from Ian and Milton, and high home prices, although the Census does not record reasons.
How long does it take to sell a house in Naples?+
Across the Naples metro, Zillow's mean time from listing to pending was about 130 days in August 2026, compared with 131 days a year earlier. Closing typically adds more time after that. Well-priced homes in high-demand areas can move faster, especially in winter.
Is it a buyer's market in Naples?+
The numbers lean toward buyers: about 130 days to pending on average, a 94.4% sale-to-list ratio and 16.6% of listings with price cuts across the metro. Inventory has fallen from a year earlier, though, so the best-priced homes in popular areas still attract competition.
Sources
- Zillow Research: ZHVI city, ZIP and neighborhood data and metro market data, August 2026
- Citizens Property Insurance: 2026 recommended rate filing (average premium by county)
- National Hurricane Center: Tropical Cyclone Report, Hurricane Ian (AL092022)
- Collier County: 2026 flood protection newsletter
- Collier County Property Appraiser: Tax roll summary information
- US Bureau of Labor Statistics: Naples-Marco Island metro nonfarm employment (SMU12349400000000001)
- US Census Bureau: County population estimates and components of change, Vintage 2025
- National Association of Realtors: Settlement FAQs
- Florida Department of Revenue: Documentary stamp tax
- Pelican Bay Foundation
- Wikipedia: Naples, Florida
- Wikipedia: Naples Park, Florida
- Wikipedia: Golden Gate, Florida
- Wikipedia: Naples Manor, Florida
- Wikipedia: Lely Resort, Florida
- Toll Brothers: Seven Shores, Naples