December 2025 Naples Real Estate Newsletter

NAPLES FLORIDA REAL ESTATE NEWSLETTER

Southwest Florida Real Estate Newsletter – December 2025

As we close out 2025 and look ahead to the new year, I want to thank you for the trust and confidence you’ve placed in us throughout the past year.  Working with thoughtful clients and guiding important real estate decisions has been a meaningful part of the work I value most.

This season offers a moment to reflect on the market and the opportunities ahead. Naples continues to evolve, with meaningful activity across luxury, golf, and waterfront markets, along with steady interest from both seasonal and long-term buyers. My focus remains on providing clear guidance and local, data-driven insight to help you move forward with confidence.

If you didn’t have the opportunity to spend the holiday season in Naples this year, it may be worth planning ahead. Naples was recently recognized by World Atlas as one of Florida’s most festive holiday towns in the U.S., highlighted for its seasonal events, decorations, and overall atmosphere—further reinforcing its appeal as a lifestyle destination during peak season.
View Naples accolades and recognitions

Below, you’ll find our latest market commentary, key graphs, and December area news—designed to give you a clear snapshot of where the market stands as we head into the heart of season.

Lastly, from my family to yours, have a blessed holiday with those you love and a Happy New Year!
— Matt

What Does This Month’s Market Data Reveal About Naples’ Luxury Real Estate Market?

This month’s market data for Naples properties priced above $2 million points to a luxury market that remains strong but increasingly selective. Average sales prices and price-per-square-foot figures continue to hold at elevated levels, particularly for single-family homes, confirming sustained demand for land, privacy, and newer construction. Condominiums, while still active, are showing more price sensitivity as inventory builds.

Supply metrics reinforce this shift toward balance. Months of supply remain below historical luxury norms for single-family homes, while condos show higher supply and longer marketing times. New listings have increased for homes, while pending and closed sales data confirms that serious buyers are still moving forward—especially when pricing aligns with current conditions.

Overall, the data reflects a market where quality, location, and realistic pricing matter more than ever. Buyers have more options than in recent years, while sellers who position their properties correctly continue to see successful outcomes. If you’re evaluating current market conditions, considering a purchase, or thinking about selling in 2026, I’m happy to help you interpret this data and apply it to your specific situation.

November 2025: Naples Market Trends and Commentary

In this month’s Naples real estate market trend review, I charted the market trends for all properties sold in Naples over $2M and separated the trend lines for single family homes and condominiums. Sales in Naples over $2M represent the top 11.7% of the overall Naples market based on sales in the last 12 months, more specifically the top 7.5% of the condo market and the top 14.4% of the single family home market. The charts display market data over the last 6 years. Please note that most charts represent a 12-month rolling average or rolling total.

AVERAGE SALES PRICE (12-month rolling average)

Pricing across Naples’ luxury market continued to trend higher over the past year, especially for single-family homes. The latest 12-month rolling averages for properties priced above $2 million highlight a widening gap between home types.

• Single-Family Homes – The average sales price reached $5,357,418, marking a 9.4% year-over-year increase, driven by limited inventory and continued demand for newer construction and well-located estates.
• Condominiums – The average sales price rose modestly to $3,672,326, up 0.5% year over year, reflecting steady demand but greater pricing stability compared to single-family homes.

These trends continue to reinforce how location, property type, and scarcity are shaping pricing dynamics at the high end of the Naples market.

AVERAGE PRICE PER SQFT (12-month rolling average)

Price-per-square-foot trends across Naples’ luxury market show a clear divergence between single-family homes and condominiums over the past year. Using 12-month rolling averages for properties priced above $2 million, single-family homes continued to gain pricing strength, while condos showed modest softening.

• Single-Family Homes – The average price reached $1,246 per square foot, reflecting an 8.3% year-over-year increase, supported by demand for newer construction, larger lots, and limited high-end inventory.
• Condominiums – The average price adjusted to $1,212 per square foot, down 2.7% year over year, indicating greater pricing sensitivity and increased competition within the luxury condo segment.

These figures highlight how buyers continue to place a premium on land, privacy, and standalone residences, while the high-end condo market remains more price-stable and selective.

MONTHS SUPPLY

This is one of the most informative metrics regarding the current supply/demand balance of the real estate market activity since it combines the pace of sales with the number of properties currently available. The months of supply metric tells us how long it would take for all the properties on the market to be sold if sales continued at the current pace and no additional listings came on the market. Nationwide 6 months of supply is often considered to be a balanced market but within Naples luxury market, the typical level of supply escalates up to 30+ months as the price point increases.

The months of supply for single family homes and condominiums in Naples over $2M for November 2025 (compared to November 2024):

• Single-Family Homes – The months of supply declined to 13.4 months, down 14.6% year over year, signaling improving absorption at the high end. While inventory remains elevated compared to historical norms, demand for well-located luxury homes continues to outpace new listings.
• Condominiums – The months of supply increased to 17.6 months, up 27.5% year over year, reflecting a larger volume of available condo inventory above $2 million. This rise suggests buyers have more choice, leading to longer marketing times and increased pricing sensitivity in the condo segment.

HOMES FOR SALE

Inventory levels across Naples’ luxury market remain elevated but relatively stable, with only modest year-over-year changes in available listings. For properties priced above $2 million, both single-family homes and condominiums saw slight increases in supply, reflecting a more balanced and selective market environment.

• Single-Family Homes – Inventory totaled 751 homes, up 1.2% year over year. This marginal increase suggests supply is leveling off, even as buyer demand continues to absorb well-located and updated properties.
• Condominiums – Inventory reached 346 units, a 2.7% increase from last year. The added condo supply has contributed to longer decision timelines and increased competition among sellers in the luxury condo segment.

Overall, inventory trends indicate a market that is no longer tightening rapidly but remains active, with pricing and absorption closely tied to quality, location, and presentation at the high end of Naples real estate.

NEW LISTINGS (12-month rolling total)

New listing activity across Naples’ luxury market shows a widening contrast between property types. Using 12-month rolling totals for homes priced above $2 million, single-family inventory continues to build, while condo listing activity has leveled off.

• Single-Family Homes – New listings totaled 1,649 homes, up 7.3% year over year, reflecting more sellers bringing high-end estates to market as pricing remains strong and demand stays consistent.
• Condominiums – New listings declined slightly to 717 condos, down 1.1% year over year, suggesting more cautious seller behavior and selective timing within the luxury condo segment.

These trends indicate growing opportunity and choice for buyers in the single-family market, while condo inventory remains more controlled, contributing to steadier pricing dynamics at the high end of Naples real estate.

PENDING SALES (12-month rolling total)

Pending sales activity across Naples’ luxury market shows a clear split between property types. Using 12-month rolling totals for properties priced above $2 million, single-family homes experienced a notable pickup in buyer activity, while condominiums saw a modest pullback.

• Single-Family Homes – Pending sales reached 765 homes, representing a 15.7% year-over-year increase. This growth reflects renewed buyer confidence, stronger demand for estate properties, and improved absorption in well-located neighborhoods.
• Condominiums – Pending sales declined to 309 units, down 2.5% year over year, indicating slower decision-making and increased selectivity among high-end condo buyers.

These trends suggest that demand remains strongest for single-family residences, while the luxury condo segment continues to move at a more measured pace as buyers weigh pricing and inventory options.

TOTAL SALES (12-month rolling total)

Sales activity across Naples’ luxury market showed a clear split between property types over the past year. Using 12-month rolling totals for properties priced above $2 million, single-family home sales increased meaningfully, while condominium sales declined.

• Single-Family Homes – A total of 672 homes sold, reflecting an 18.3% year-over-year increase, driven by strong buyer demand, limited inventory, and continued interest in newer and well-located estates.
• Condominiums – A total of 236 condos sold, down 19.2% year over year, indicating slower absorption as buyers remain selective and price-sensitive in the luxury condo segment.

These figures reinforce the ongoing strength of the single-family market, while highlighting softer sales momentum and longer decision cycles for high-end condominiums.

TOTAL DOLLAR VOLUME OF CLOSED SALES (12-month rolling average)

Dollar volume trends across Naples’ luxury market highlight a clear divergence between single-family homes and condominiums over the past year. Using 12-month rolling totals for properties priced above $2 million, single-family homes posted strong gains, while condo dollar volume declined.

• Single-Family Homes – Total closed sales volume reached $3,600,184,905, representing a 29.4% year-over-year increase, driven by higher prices, strong buyer demand, and increased sales activity in the estate home segment.
• Condominiums – Total closed sales volume declined to $866,669,000, down 18.8% year over year, reflecting fewer transactions and more cautious pricing within the luxury condo market.

These figures reinforce how luxury single-family homes continue to capture the majority of high-end market momentum, while condominiums remain more sensitive to pricing and buyer selectivity at elevated price points.

AVERAGE DAYS ON MARKET (12-month rolling average)

Marketing timelines across Naples’ luxury market lengthened over the past year, reflecting a more selective buyer pool and increased inventory at higher price points. Using 12-month rolling averages for properties priced above $2 million, both single-family homes and condominiums are taking longer to secure buyers compared to last year.

• Single-Family Homes – The average days on market increased to 124 days, up 30.5% year over year, indicating that even well-located luxury homes require precise pricing and strong presentation to move efficiently.
• Condominiums – The average days on market rose to 107 days, an increase of 12.6% year over year, reflecting added competition and more deliberate buyer decision-making in the high-end condo segment.

These longer timelines underscore the importance of realistic pricing, market timing, and professional strategy when selling luxury properties in the current Naples market.

AVERAGE PERCENT OF LAST SALES PRICE (12-month rolling average)

Negotiation dynamics across Naples’ luxury market continued to normalize over the past year. Using 12-month rolling averages for properties priced above $2 million, both single-family homes and condominiums experienced slightly wider discounts from last asking prices, reflecting a more balanced market.

• Single-Family Homes – Properties sold at an average of 8.0% below the last asking price, representing a 1.6% increase in discount year over year, as buyers negotiated more actively amid longer marketing times.
• Condominiums – Condos averaged 6.8% below the last asking price, with discounts widening 1.7% year over year, driven by increased inventory and greater price sensitivity in the high-end condo segment.

These figures show that while sellers remain in a strong position, buyers have regained negotiating leverage—especially for properties that are overpriced or lack standout location and condition.

Southwest Florida & Naples Real Estate Market Reports

Each month, my real estate newsletter includes previous months’ published market reports for the Naples, Florida, area, including the William Raveis luxury real estate market report and the Naples Area Board of REALTORS® (NABOR) market report.

Market Report Summary for November 2025: Naples’ real estate market continued to show steady buyer activity and balanced conditions in the most recent data. According to the November 2025 market report, buyer interest remained consistent across both single-family homes and condominiums, while inventory levels were higher year-over-year, providing buyers with more options. Luxury single-family homes, particularly west of U.S. 41, continued to outperform the broader market, and the condo segment saw increased inventory and negotiation opportunities for buyers. Pricing trends varied by neighborhood and product type, reinforcing the need for localized insight when evaluating market conditions.

To check out previous months’ market reports, head to my website > RESOURCES > Market Reports.

Naples Board of Realtors (NABOR) – Nov 2025

Naples & Bonita Springs (William Raveis) – Nov 2025

Naples and Southwest Florida continued to see a wide range of activity this month, spanning real estate, infrastructure, and lifestyle development. Highlights include major luxury sales milestones, new waterfront and mixed-use projects moving forward, infrastructure investment at RSW Airport, and progress on the Naples Pier rebuild. Broader economic signals, including Florida’s tax competitiveness and statewide growth, further reinforce the region’s long-term appeal for homeowners and investors.

Below are links to the full articles so you can explore each update in more detail. To view past monthly news roundups, visit our Facebook or LinkedIn pages for ongoing market updates.

Below are Naples’ newest properties on the market priced above $2,000,000. See any that are interesting? Let’s connect! If you’d like to search all Southwest Florida properties, visit our website → SEARCH → Search Properties page.

Newsletter FAQs

1. What are the key takeaways from the December 2025 Naples real estate market?
   The December 2025 data shows a market that is balanced but still performing at a high level. In the $2M+ segment, single-family home prices averaged over $5.35M (+9.4% year over year), while condo pricing remained stable near $3.67M. Inventory increased modestly, giving buyers more choice, yet well-priced homes continued to sell. Matt Brown Real Estate closely tracks these shifts to help clients act with clarity rather than speculation.
2. How is the Naples luxury market performing heading into the new year?
   Luxury demand remains steady, supported by strong cash-buyer activity and limited prime inventory. Naples continues to rank among the top U.S. markets for cash purchases, helping insulate pricing from interest-rate pressure. Single-family estates are outperforming condos, while select luxury condo buildings are seeing more negotiation. Matt Brown has advised buyers and sellers through multiple market cycles and helps clients identify where leverage truly exists.
3. What major development projects stood out in December 2025?
   Several large-scale projects reinforced confidence in Naples’ long-term growth. Collier County approved The Halcyon Residences & Marina, a $350M waterfront development in East Naples featuring 66 luxury condos priced from $2.995M to $7M. Downtown Bonita Springs also saw progress with Imperial 41 breaking ground, while FEMA obligated $11.4M toward the Naples Pier rebuild, advancing a key coastal landmark restoration.
4. What do the latest market reports say about buyer and seller conditions?
   According to recent NABOR® data and the November 2025 Naples market report, inventory remains elevated compared to prior years, but sales activity continues. In the $2M+ market, pending sales rose more than 15% year over year for single-family homes, while condos saw slower absorption. Matt Brown Real Estate uses this data to guide sellers on pricing strategy and buyers on timing opportunities.
5. Are prices still rising in Naples, or is the market softening?
   Pricing trends depend heavily on property type and location. Single-family homes above $2M saw both average prices and price per square foot increase year over year, while luxury condos experienced flatter pricing and longer days on market. This divergence highlights why neighborhood-specific insight matters. Matt Brown works at this micro-market level rather than relying on broad averages.
6. What lifestyle and infrastructure updates could impact real estate values?
   Infrastructure and lifestyle investments remain a key driver. The RSW terminal expansion reached its steel-topping milestone, improving regional access, while Naples was recognized nationally as one of Florida’s most festive holiday towns, reinforcing its seasonal appeal. These quality-of-life factors continue to influence demand in nearby residential areas, especially for second-home buyers.
7. How competitive is the Naples market right now for buyers?
   Competition has eased compared to peak years, but it has not disappeared. In the $2M+ segment, months of supply remains well below the 30-month level typically seen at higher price points, especially for move-in-ready homes. Buyers who are prepared and well-advised can negotiate more effectively. Matt Brown Real Estate helps buyers assess when to move quickly and when patience pays off.
8. What should sellers know before listing in early 2026?
   Sellers entering the market should focus on pricing accuracy and presentation. Data shows average days on market increased year over year, meaning overpriced listings take longer to sell. Homes that are priced correctly from day one continue to transact efficiently. Matt Brown is known for realistic pricing strategies backed by real data, not optimism.
9. How do broader economic factors affect Naples real estate right now?
   Florida continues to benefit from a favorable tax environment and strong economic fundamentals. The state’s competitive tax ranking and Naples’ high share of cash buyers provide stability even amid national uncertainty. These factors remain especially important for luxury buyers making long-term investment decisions. Matt Brown consistently connects these macro trends to real, local outcomes for his clients.
10. How can I stay informed about Naples market trends and opportunities?
    The Matt Brown Real Estate Monthly Newsletter provides consistent, data-driven insight into pricing, inventory, development, and lifestyle trends across Naples and Southwest Florida. Readers can also follow Matt Brown on LinkedIn and Facebook for timely updates, new listings, and expert commentary grounded in more than two decades of local experience.