Naples housing market: the numbers
| Month | Typical Naples home value | Change on prior year |
|---|---|---|
| August 2026 | $544,100 | −2.4% |
| August 2025 | $557,800 | −7.6% |
| August 2024 | $603,500 | −0.6% |
| August 2023 | $607,300 | −0.2% |
| August 2022 | $608,300 | +38.1% |
| August 2021 | $440,300 | +24.2% |
| August 2020 | $354,500 | +1.5% |
| August 2019 | $349,400 | +0.6% |
| August 2018 | $347,200 | +1.7% |
| August 2017 | $341,500 | +0.1% |
| August 2016 | $341,100 | n/a |
Zillow Home Value Index (all homes, smoothed, seasonally adjusted) and Zillow metro market data for the Naples–Marco Island metro. Metro figures cover the wider region.
What the ten-year trend shows
Zillow's typical Naples value moved very little from 2016 to 2020, going from $341,110 in August 2016 to $354,492 in August 2020. Then it jumped: up 24.2% to $440,341 in August 2021 and another 38.1% to $608,291 in August 2022. Since that peak the value has eased each year, to $603,521 in 2024, $557,782 in 2025 and $544,120 in 2026.
The Collier County Property Appraiser's tax rolls, which value every parcel as of January 1, tell the same story. Countywide real property market value rose 41.46% on the 2022 roll and 19.93% on the 2023 roll, then 0.30% in 2024 and 2.62% in 2025, before falling 3.15% on the 2026 roll to $217.9 billion. The decline is gradual, not a crash, and it follows the largest two-year gain in the series.
Sale times, price cuts and inventory across the Naples metro
Zillow publishes these for the whole Naples metro (Collier County), not the city alone. Each is compared with the same month a year earlier.
Days to pending
An average of about 130 days in August 2026, against 131 days a year earlier. That is the longest of any metro we track in Florida, ahead of Cape Coral-Fort Myers at 119 days. Expect listings to move faster in winter and spring.
Sale-to-list ratio
94.4% in July 2026, up from 93.9%. The typical home sold for about 5.6% below its last asking price, a slightly smaller discount than in 2025.
Price cuts
16.6% of listings had a price cut in August 2026, down from 17.9%. Fewer sellers are cutting, which usually means asking prices have already adjusted.
Inventory
5,740 homes were for sale, 17.8% fewer than the 6,984 a year earlier. A drop that large reduces choice for buyers and can slow price declines, even while sale times stay long.
Median sale price
$558,000 in July 2026, down 2.9% from $574,483. The median sale price reflects whichever homes sold that month, so it can move differently from the typical value of all homes.
How much the market differs by ZIP code and neighborhood
Of the 15 Naples ZIP codes Zillow tracks, only 34102 rose over the year, up 0.8% to $1,284,426. The biggest drop was 34112, down 5.1% to $326,267, followed by 34119 (down 3.4% to $645,244) and 34113 (down 3.8% to $495,415).
Neighborhood figures swing more because fewer homes sell. Port Royal rose 9.7% to $14,863,025, Bears Paw 7.7% to $784,304 and Lake Park 6.4% to $977,253. At the other end, Lely fell 9.6% to $242,298, and Vineyards and Lely Resort each fell 4.0%. The ZIP table on our Naples area page lists every ZIP, and our Naples neighborhoods guide compares 13 areas.
Condos, luxury homes and new builds in Naples
Zillow does not publish a separate Naples condo index, so we read the segments through neighborhoods where one home type dominates.
Condos and the Gulf-front towers
Condo-heavy coastal neighborhoods slipped slightly: Park Shore fell 1.7% to $1,724,878, Pelican Bay 1.2% to $1,313,762 and the Moorings 0.8% to $1,090,145. Older buildings face Florida's milestone inspection and reserve rules, which add special assessments in some associations. Read the guide to buying a condo in Florida before you make an offer.
Luxury homes
The top end has been the steadiest part of the market. Besides Port Royal, Coquina Sands rose 5.6% to $1,873,969, Pine Ridge 4.8% to $1,130,355 and the Estuary at Grey Oaks 3.8% to $6,063,190.
Entry-level homes
The lower-priced end is weakest. Beyond Lely and ZIP 34112, Naples Manor fell 2.8% to $364,024 and ZIP 34104 2.7% to $346,901. Buyers in this range are the most sensitive to rates and insurance costs.
New construction
New homes in Ave Maria are listed from the low $200s and closer to the city from $599,995, and builders often compete with incentives rather than price cuts. See new construction in Naples for communities and CDD charges.
Why people are selling homes in Naples
Several local pressures stand out. Insurance: Citizens Property Insurance's 2026 filing put its average homeowners (HO-3) premium in Collier at $4,531. Storms: the National Hurricane Center recorded 6 to 9 feet of inundation in Naples during Ian in 2022, and Collier County reported 33 buildings destroyed and more than 3,500 with major damage. Condo costs: new reserve and inspection rules have raised dues in older buildings. Migration: Census estimates show Collier lost 2,337 more residents to other US counties than it gained in the year to July 2025. None of these data record an individual seller's reason, but together they help explain why a year ago there were 6,984 homes for sale across the metro.
Naples compared with nearby Southwest Florida markets
Zillow's August 2026 figures show Naples holding value better than its neighbors to the north. Fort Myers fell 5.0% to $305,650 and Cape Coral 3.9% to $335,825, while Naples fell 2.4%. Marco Island, also in Collier County, was flat at $844,330 (up 0.1%), and Sarasota fell 2.7% to $409,878. Over five years Naples is up 23.6%, compared with 9.3% in Fort Myers and 3.5% in Cape Coral.
Part of the difference is who owns homes here. Census estimates for 2020 to 2024 count 59,512 Collier housing units, about 24.9% of the total, as held for seasonal or occasional use, and inside the City of Naples the share is about 40.8%. For a side-by-side with a similar market, read Sarasota vs Naples.
Is now a good time to buy a house in Naples?
Buyers have more room to negotiate than they did in 2021 and 2022, but that does not mean prices have stopped falling. Decide on your own timeline and budget.
Use the long sale times
With about 130 days to pending on average, many sellers have been waiting months. Ask how long a home has been listed and whether the price has been cut.
Price the full monthly cost
At Freddie Mac's 30-year average of 7.03% (week of September 24, 2026), principal and interest on a $489,708 loan (10% down on $544,120) comes to about $3,268 a month, before tax, insurance and dues. Get insurance and condo fee figures before you commit.
Budget for a reassessed tax bill
Your taxes will be based on your purchase, not the seller's capped value. Use the Collier County property tax guide to estimate yours.
Is now a good time to sell a house in Naples?
Price to this year's sales
Values in most ZIPs are lower than a year ago. Pricing from 2022 or 2023 comparables is the fastest way to join the 16.6% of listings with a price cut.
Plan around the season
List with photos, inspections and condo documents ready before winter demand peaks, and budget for several months of carrying costs.
Know your net
Florida's deed documentary stamp tax is 70 cents per $100 of price. Use the seller net proceeds calculator to see what you keep.
Outlook: what published forecasts say
We do not make our own price forecasts. Zillow's metro forecast for Naples, from an August 2026 base, projected a 0.4% change by September 2026, 0.6% by November 2026 and 2.2% by August 2027. That points to prices leveling off rather than another year of declines, but forecasts are revised monthly and have missed in both directions.
Rent is a useful cross-check: Zillow's typical Naples rent was $2,549 in August 2026, up 1.7% on the year, so renting is not getting cheaper while prices ease. For the local market in context, see the Naples realtor guide and the Florida housing market overview.
Common questions
Are home prices in Naples, Florida dropping?+
Yes, slowly. Zillow's typical Naples value was $544,120 in August 2026, down 2.4% from $557,782 a year earlier and 10.5% below the August 2022 peak of $608,291. The county property appraiser's 2026 roll also showed market value down 3.15%. ZIP 34102 was the only Naples ZIP with a gain, up 0.8%.
Why are people moving out of Naples?+
Census estimates show net domestic out-migration from Collier County of 287 people in the year to July 2024 and 2,337 in the year to July 2025, after large inflows in 2021 and 2022. Insurance costs, hurricane damage and high prices are commonly cited. International arrivals kept the county's total population roughly flat.
Why are people selling homes in Naples, Florida?+
Common local reasons include higher homeowners insurance (Citizens' average HO-3 premium in Collier was $4,531 in its 2026 filing), repairs and higher dues after Hurricane Ian, and new condo reserve and inspection costs. Many owners also bought before prices rose 38.1% in the year to August 2022. Metro inventory has since fallen 17.8% from a year earlier.
Is it a good time to buy a home in Naples?+
Buyers have more leverage than in recent years: homes take about 130 days on average to go under contract across the metro and sell for about 5.6% below asking. Mortgage rates near 7.03% keep monthly costs high. It suits buyers who plan to stay several years and can absorb further small declines.
How long do homes take to sell in Naples?+
Zillow's mean days to pending for the Naples metro was about 130 days in August 2026, compared with 131 days a year earlier. Add time for closing after that. Sale times are shortest in winter and spring, when seasonal buyers are in town.
Will Naples home prices go up in 2027?+
Zillow's forecast, from an August 2026 base, projected a 2.2% rise in Naples metro home values by August 2027. Forecasts change every month and have been wrong in both directions, so use it as context rather than a reason to buy or wait.
Sources
- Zillow Research: ZHVI, days to pending, sale-to-list, price cuts, inventory, median sale price and ZORI, August 2026
- Zillow Research: Home value forecast by metro (ZHVF, August 2026 base)
- Collier County Property Appraiser: Tax roll summary information
- Freddie Mac: Primary Mortgage Market Survey
- Citizens Property Insurance: 2026 recommended rate filing (average premium by county)
- National Hurricane Center: Tropical Cyclone Report, Hurricane Ian (AL092022)
- US Census Bureau: County population estimates and components of change, Vintage 2025
- Census Reporter: ACS 2020-2024 vacancy status (B25004) and housing units, Collier County and City of Naples
- Florida Department of Revenue: Documentary stamp tax
- Ave Maria: Builders and neighborhoods
- Toll Brothers: Seven Shores community page