Buyers in the Naples luxury market above $1.5 million are entering a tighter window: 1,443 properties closed over the rolling 12-month period ending April 2026, up 16% year over year, while combined inventory fell 23.4% to 1,490 active listings. The $1.5M–$5M median closed price softened 4.5% to $2,267,500, giving price-conscious buyers a narrow opportunity before supply tightens further. Naples Beach single-family, where months of supply dropped to 11.7 from 20.1, is already moving into more competitive territory.
$1.5M+ Naples Luxury - Key Metrics
Rolling 12-month figures through April 2026. Source: NABOR® Southwest Florida MLS price-range breakdowns.
$1.5M+ Market Data by Price Tier
The $1.5M–$5M tier drove the volume story in April: closed sales rose 18.5% on a rolling 12-month basis while inventory fell 24.5%, pushing months of supply down to 9.4 from 15.2 a year ago. The $5M+ tier tells a different story on pace, 16.4 months of supply remains elevated relative to the lower tier, meaning ultra-luxury buyers retain more negotiating room. For sellers in the $1.5M–$5M range, the combination of rising sales volume and tightening supply makes this a more favorable pricing environment than it was 12 months ago.
$1.5M – $5M Segment — Rolling 12-Month Data as of April 2026
| Metric | Prior Year | Current Year | YoY Change |
|---|---|---|---|
| Closed Sales | 1,008 | 1,194 | +18.5% |
| Median Closed Price | $2,375,000 | $2,267,500 | -4.5% |
| Available Inventory | 1,421 units | 1,073 units | -24.5% |
| Months of Supply | 15.2 months | 9.4 months | -38.2% |
| Pct. of List Price Received | 93.9% | 92.8% | -1.2% |
| Days on Market | 89 | 104 | +16.9% |
Rolling 12-month data from NABOR® price-range breakdowns. Current as of May 10, 2026. All data from Southwest Florida MLS. Report © 2026 ShowingTime Plus, LLC.
$5M+ Segment — Rolling 12-Month Data as of April 2026
| Metric | Prior Year | Current Year | YoY Change |
|---|---|---|---|
| Closed Sales | 236 | 249 | +5.5% |
| Median Closed Price | $7,250,000 | $7,450,000 | +2.8% |
| Available Inventory | 525 units | 417 unitst | -20.6% |
| Months of Supply | 21.9 months | 16.4 months | -25.1% |
| Pct. of List Price Received | 92.8% | 91.8% | -1.1% |
| Days on Market | 141 | 161 | +14.2% |
Rolling 12-month data from NABOR® price-range breakdowns. Current as of May 10, 2026. All data from Southwest Florida MLS. Report © 2026 ShowingTime Plus, LLC.
Naples Beach - April 2026
Naples Beach single-family saw the most dramatic supply compression in April, with months of supply collapsing to 11.7 from 20.1 - a 41.8% decline - while closed sales rose 26.7% to 76 transactions. The condo side diverged: sales volume was strong (up 25.4% to 148 closings) but the median closed price pulled back 19.2% to $1,012,500 for the month, reflecting a mix shift toward lower-priced product moving through the pipeline. Communities include Port Royal, Pelican Bay, and Park Shore.
Single-Family - Naples Beach — April 2026
| Metric | Apr 2025 | Apr 2026 | YoY | YTD 2025 | YTD 2026 | YTD % |
|---|---|---|---|---|---|---|
| Total Sales | 60 | 76 | +26.7% | 203 | 232 | +14.3% |
| New Listings | 87 | 75 | -13.8% | 548 | 436 | -20.4% |
| Median Closed Price | $3,700,000 | $3,150,000 | -14.9% | $3,275,000 | $2,937,500 | -10.3% |
| Average Closed Price | $8,357,873 | $4,991,914 | -40.3% | $6,219,177 | $4,949,743 | -20.4% |
| Days on Market | 161 | 139 | -13.7% | 135 | 125 | -7.4% |
| Pct. of List Price Received | 90.8% | 92.8% | +2.2% | 92.2% | 92.5% | +0.3% |
| Inventory | 749 | 564 | -24.7% | -- | -- | -- |
| Months of Supply | 20.1 | 11.7 | -41.8% | -- | -- | -- |
Source: NABOR® Local Market Update - Naples Beach (34102, 34103, 34108). Current as of May 10, 2026. All data from Southwest Florida MLS. Report © 2026 ShowingTime Plus, LLC.
Condominiums - Naples Beach — April 2026
| Metric | Apr 2025 | Apr 2026 | YoY | YTD 2025 | YTD 2026 | YTD % |
|---|---|---|---|---|---|---|
| Total Sales | 118 | 148 | +25.4% | 338 | 452 | +33.7% |
| New Listings | 167 | 132 | −21.0% | 988 | 796 | −19.4% |
| Median Closed Price | $1,252,500 | $1,012,500 | −19.2% | $1,200,000 | $1,155,000 | −3.8% |
| Average Closed Price | $1,770,831 | $1,545,628 | −12.7% | $1,808,831 | $1,637,341 | −9.5% |
| Days on Market | 92 | 101 | +9.8% | 91 | 100 | +9.9% |
| Pct. of List Price Received | 92.3% | 93.3% | +1.1% | 93.2% | 93.6% | +0.4% |
| Inventory | 1,192 | 940 | −21.1% | -- | -- | -- |
| Months of Supply | 17.3 | 11.5 | −33.5% | -- | -- | -- |
Source: NABOR® Local Market Update - Naples Beach (34102, 34103, 34108). Current as of May 10, 2026. All data from Southwest Florida MLS. Report © 2026 ShowingTime Plus, LLC.
Sub-Market Comparison - April 2026
North Naples posted the standout number of the month: single-family sales surged 65.8% year over year to 121 closings, with months of supply at just 6.0, the tightest of any sub-market tracked. Buyers looking for relative value and negotiating room should look to Central Naples, where single-family sales dipped 4.2% and price softened 4.5%, indicating some seller flexibility remains in communities like Grey Oaks and Kensington.
Single-Family by Sub-Market — April 2026
| Sub-Market | Sales | Sales % | Median Price | Price % | Inventory | Inv % | Mo. Supply |
|---|---|---|---|---|---|---|---|
| Naples Beach | 76 | +26.7% | $3,150,000 | −14.9% | 564 | −24.7% | 11.7 |
| North Naples | 121 | +65.8% | $1,050,000 | −18.3% | 498t | −23.7% | 6.0 |
| Central Naples | 46 | −4.2% | $682,500 | −4.5% | 250 | −23.5% | 5.6 |
| South Naples | 59 | +7.3% | $830,000 | +14.5% | 324 | −33.9% | 7.2 |
| East Naples | 167 | +3.1% | $675,000 | +12.6% | 937 | −16.9% | 6.9 |
Source: NABOR® Local Market Update pages. Monthly data. Current as of May 10, 2026. All data from Southwest Florida MLS. Report © 2026 ShowingTime Plus, LLC.
Condominiums by Sub-Market — April 2026
| Sub-Market | Sales | Sales % | Median Price | Price % | Inventory | Inv % | Mo. Supply |
|---|---|---|---|---|---|---|---|
| Naples Beach | 148 | +25.4% | $1,012,500 | −19.2% | 940 | −21.1% | 11.5 |
| North Naples | 149 | +27.4% | $450,000 | −6.3% | 774 | −12.7% | 8.6 |
| Central Naples | 70 | −5.4% | $334,500 | +9.7% | 326 | −38.3% | 6.2 |
| South Naples | 123 | +19.4% | $375,000 | −7.4% | 673 | −21.2% | 8.7 |
| East Naples | 75 | +38.9% | $436,500 | −9.0% | 370 | −19.4% | 7.8 |
Source: NABOR® Local Market Update pages. Monthly data. Current as of May 10, 2026. All data from Southwest Florida MLS. Report © 2026 ShowingTime Plus, LLC.
ZIP Code Snapshot - April 2026
ZIP code 34103 - covering Park Shore and the Moorings, recorded the sharpest sales growth on the Naples Beach corridor, up 44.0% to 72 closings, while days on market fell 15.0% to 108. In the south, Isles of Collier Preserve and Lely (34113) posted a 37.1% sales jump with a $700,000 median, up 17.9% year over year, signaling accelerating demand in a value-priced corridor.
| ZIP | Key Communities | Median Price | Price % | Sales | Sales % | Inventory | Inv % | Avg DOM | DOM % |
|---|---|---|---|---|---|---|---|---|---|
| Naples Beach Corridor | |||||||||
| 34102 | $2,222,500 | −1.8% | 68 | +21.4% | 544 | −19.8% | 135 | −4.9% | |
| 34103 | $1,700,000 | −3.1% | 72 | +44.0% | 432 | −24.7% | 108 | −15.0% | |
| 34108 | $1,275,000 | −2.7% | 84 | +16.7% | 528 | −23.4% | 103 | +21.2% | |
| North Naples | |||||||||
| 34109 | $660,000 | +11.9% | 79 | +51.9% | 325 | −7.9% | 93 | +50.0% | |
| 34110 | $667,000 | +13.1% | 85 | +39.3% | 482 | −20.9% | 105 | +20.7% | |
| 34119 | $675,000 | −16.9% | 106 | +37.7% | 465 | −19.6% | 85 | +49.1% | |
| Central Naples | |||||||||
| 34105 | $758,250 | +38.6% | 42 | −31.1% | 212 | −40.6% | 88 | +25.7% | |
| South Naples | |||||||||
| 34112 | $337,000 | −19.3% | 97 | +1.0% | 528 | −25.3% | 106 | +60.6% | |
| 34113 | $700,000 | +17.9% | 85 | +37.1% | 469 | −26.4% | 85 | +6.3% | |
| East Naples | |||||||||
| 34114 | $580,000 | +7.3% | 115 | +22.3% | 538 | −28.2% | 104 | +9.5% | |
| 34120 | $575,000 | +4.7% | 105 | +12.9% | 624 | −8.1% | 70 | −11.4% | |
Source: NABOR® Listing and Sales Summary Report - April 2026. Monthly data. Current as of May 10, 2026. All data from Southwest Florida MLS. Report © 2026 ShowingTime Plus, LLC.
What the April 2026 Data Tells Us?
Where can I download the full NABOR® Naples market report for April 2026?
The complete NABOR® April 2026 market report is available below. The report covers all price tiers, geographic sub-markets, and monthly trend data for Collier County (excluding Marco Island) as tracked by the Southwest Florida MLS.
NABOR® April 2026 Market Report. Southwest Florida MLS © 2026. Data reflects single-family and condominium activity, Collier County (excluding Marco Island). Current as of April 10, 2026. Published April 24, 2026.
Naples Luxury Market - April 2026 FAQs
How many luxury homes above $1.5 million sold in Naples in the past 12 months, and is that number rising or falling?
Over the rolling 12-month period ending April 2026, 1,443 properties priced above $1.5 million closed in the Naples area, combining 1,194 sales in the $1.5M–$5M range and 249 sales above $5M. That represents a 16% increase compared to the prior 12-month period, when combined closings totaled 1,244. Both tiers grew: the $1.5M–$5M segment led with an 18.5% gain, while the $5M+ tier increased 5.5%.
Is it a buyer's or seller's market in Naples luxury real estate right now?
The data points in different directions depending on price tier. In the $1.5M–$5M range, months of supply has dropped sharply to 9.4 from 15.2 a year ago, a meaningful shift toward seller-favorable conditions. Above $5M, supply remains elevated at 16.4 months, so ultra-luxury buyers still have negotiating room. If you're targeting the $1.5M–$5M range, the window of buyer leverage that existed in 2025 is narrowing.
What happened to Naples Beach single-family home prices and sales in April 2026?
Naples Beach single-family closed sales rose 26.7% in April to 76 transactions, and months of supply fell sharply to 11.7 from 20.1 a year ago, a 41.8% decline. The April median closed price came in at $3,150,000, down 14.9% from $3,700,000 in April 2025, but with a sample of 76 sales, that monthly figure can shift based on mix. The year-to-date median of $2,937,500 is a more stable read, down 10.3% from the prior year's $3,275,000, indicating gradual price normalization in a market where demand is clearly rising.
Which Naples sub-market had the strongest home sales growth in April 2026?
North Naples (ZIP codes 34109, 34110, 34119) posted the strongest single-family sales growth of any sub-market tracked in April, with closings up 65.8% year over year to 121 transactions. Months of supply in North Naples single-family hit just 6.0, the tightest reading among the five sub-markets. That combination of volume growth and low supply points to communities like Pelican Marsh, Tiburon, Mediterra, and Talis Park seeing sustained buyer demand heading into summer.
How is the Naples condo market performing at the $1M+ price point given recent HOA and reserve fund challenges?
Naples Beach condos, the primary $1M+ condo corridor, showed strong transaction growth in April, with 148 closings, up 25.4%, and a 33.7% increase in year-to-date volume to 452 transactions. The April median came in at $1,012,500, down 19.2% from a year ago, but the YTD median is a more stable $1,155,000, off just 3.8%. Months of supply fell to 11.5 from 17.3, and the percent of list price received ticked up to 93.3% from 92.3%, signs that buyer engagement is improving even as associations work through structural reserve requirements. Many associations have moved to pooled reserves, which offers more financial flexibility and reduces the risk of sudden special assessments on unit owners.
What luxury properties are currently available in Naples?
The listings below reflect current active inventory in the Naples luxury market, updated daily from the Southwest Florida MLS. For a personalized search by community, price range, or property type, browse all Naples luxury properties or contact Matt Brown directly.
Naples Luxury Market Report Archive
Matt Brown has published monthly Naples luxury real estate intelligence reports since 2021, drawing on NABOR® data, firsthand market experience, and $700M+ in career transactions.
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The most important signal in the April data is the gap between sales momentum and inventory. Combined $1.5M+ closed sales hit 1,443 over the rolling 12-month period - up 16%, while total available inventory in that price range dropped to 1,490 homes. That is a near 1:1 ratio of recent annual sales to current supply, and it tells you the cushion that existed a year ago has been largely absorbed.
Naples Beach single-family deserves a closer read. The April median of $3,150,000 is down 14.9% from $3,700,000 a year ago, but with only 76 closings, month-to-month price data in this sub-market can be volatile based on which properties happened to close. The YTD median of $2,937,500, down a more measured 10.3%, gives a better read on actual price direction. The condo side of Naples Beach is different: 148 closings and rising list-price attainment (up to 93.3%) suggest buyers are engaging actively, even as the nominal median dips.
The pending sales data is the forward signal worth watching: overall pending sales jumped 38.2% in April to 1,388, which points to a strong May and June close count. The August elimination of the Fannie Mae and Freddie Mac limited review process for condo buyers introduces a regulatory transition that may pull some buyer decisions forward, buyers wanting to avoid stricter association underwriting requirements have an incentive to close before that deadline. If new listings continue falling (down 14.9% in April) while pending sales hold at this pace, months of supply in the $1.5M–$5M range could compress further by Q3.