The NABOR® February 2026 market report for Collier County (excluding Marco Island) showed 1,339 closed sales in the $1.5 million-and-above luxury segment — up 5.7% year-over-year. The $1.5M–$5M tier recorded 1,102 transactions while properties above $5M totaled 237 sales. Naples Beach (34102, 34103, 34108) single-family median closed price reached $2,625,000, and overall luxury inventory stood at 1,648 properties with 11.5 months of supply.
What did the NABOR® Naples luxury market data show in February 2026?
Luxury inventory above $1.5M fell 17.4% year over year to 1,648 properties — the sharpest contraction in supply since the post-pandemic correction began. The $1.5M–$5M tier is driving the absorption, with closed sales up 6.7% and months of supply tightening from 14.8 to 11.5. The $5M+ segment saw a more dramatic supply compression (−27.0% in months of supply) but on far lower volume, with just 237 rolling 12-month closings. For buyers in the $2M–$4M range, the negotiating window that existed six months ago is narrowing.
$1.5M – $5M Segment — Rolling 12-Month Data as of February 2026
| Metric | Prior Year | Current Year | YoY Change |
|---|---|---|---|
| Closed Sales | 1,033 | 1,102 | +6.7% |
| Median Closed Price | $2,300,000 | $2,300,000 | 0.0% |
| Available Inventory | 1,436 units | 1,206 units | −16.0% |
| Months of Supply | 14.8 months | 11.5 months | −22.3% |
| Pct. of List Price Received | 94.2% | 92.7% | −1.6% |
| Days on Market | 86 | 104 | +20.9% |
Source: NABOR® February 2026 Market Report. Collier County (excl. Marco Island). $1.5M–$5M price segment. Rolling 12-month data. Southwest Florida MLS © 2026.
$5M+ Segment — Rolling 12-Month Data as of February 2026
| Metric | Prior Year | Current Year | YoY Change |
|---|---|---|---|
| Closed Sales | 234 | 237 | +1.3% |
| Median Closed Price | $7,250,000 | $7,625,000 | +5.2% |
| Available Inventory | 560 units | 442 units | −21.1% |
| Months of Supply | 24.1 months | 17.6 months | −27.0% |
| Pct. of List Price Received | 93.4% | 91.5% | −2.0% |
| Days on Market | 134 | 160 | +19.4% |
Source: NABOR® February 2026 Market Report. Collier County (excl. Marco Island). $5M+ price segment. Rolling 12-month data. Southwest Florida MLS © 2026.
How did the Naples Beach luxury market perform in February 2026?
Naples Beach condo sales surged 62.9% in February — the strongest monthly gain in any sub-market — as buyer confidence returned following the December 2025 milestone inspection deadline. The condo median held firm at $1,250,000, up 2.3%. Single-family results require context: the median dropped sharply on just 38 closings, but the average price only declined 3.7%, signaling mix-shift volatility rather than a price correction across Port Royal, Old Naples, Aqualane Shores, Park Shore, Moorings, Pelican Bay, Bay Colony, Pine Ridge Estates, and Vanderbilt Beach.
Single-Family — Naples Beach — February 2026
| Metric | Feb 2025 | Feb 2026 | YoY | YTD 2025 | YTD 2026 | YTD % |
|---|---|---|---|---|---|---|
| Total Sales | 41 | 38 | −7.3% | 92 | 88 | −4.3% |
| New Listings | 155 | 109 | −29.7% | 371 | 257 | −30.7% |
| Median Closed Price | $4,550,000 | $2,625,000 | −42.3% | $3,150,000 | $2,625,000 | −16.7% |
| Average Closed Price | $5,707,799 | $5,495,311 | −3.7% | $5,275,428 | $5,275,008 | −0.0% |
| Days on Market | 121 | 102 | −15.7% | 121 | 122 | +0.8% |
| Pct. of List Price Received | 93.4% | 91.8% | −1.7% | 93.3% | 92.2% | −1.2% |
| Inventory | 811 | 594 | −26.8% | — | ||
| Months of Supply | 21.7 | 13.1 | −39.6% | — | ||
Condominiums — Naples Beach — February 2026
| Metric | Feb 2025 | Feb 2026 | YoY | YTD 2025 | YTD 2026 | YTD % |
|---|---|---|---|---|---|---|
| Total Sales | 70 | 114 | +62.9% | 127 | 176 | +38.6% |
| New Listings | 244 | 230 | −5.7% | 603 | 488 | −19.1% |
| Median Closed Price | $1,222,000 | $1,250,000 | +2.3% | $1,175,000 | $1,237,500 | +5.3% |
| Average Closed Price | $2,058,684 | $1,807,795 | −12.2% | $1,898,049 | $1,696,101 | −10.6% |
| Days on Market | 99 | 101 | +2.0% | 95 | 104 | +9.5% |
| Pct. of List Price Received | 93.4% | 93.8% | +0.4% | 93.6% | 93.8% | +0.2% |
| Inventory | 1,227 | 1,062 | −13.4% | — | ||
| Months of Supply | 17.0 | 13.9 | −18.2% | — | ||
Source: NABOR® Local Market Update — Naples Beach (34102, 34103, 34108), February 2026. All price points. Southwest Florida MLS © 2026. Communities include Port Royal, Old Naples, Aqualane Shores, Park Shore, Moorings, Pelican Bay, Bay Colony, Pine Ridge Estates, and Vanderbilt Beach.
How did Naples luxury sub-markets compare in February 2026?
Central Naples posted the tightest supply in the county at 6.2 months for single-family homes, with the median price climbing 22.4% to $710,000 — driven by Grey Oaks and Kensington corridor activity. East Naples led in sales volume with 131 single-family closings (+19.1%). Buyers looking for leverage should watch 34109 (Tiburón area), the only ZIP where inventory rose (+7.0%) while sales declined.
Single-Family Homes by Sub-Market — February 2026
| Sub-Market | Sales | Sales % | Median Price | Price % | Inventory | Inv % | Mo. Supply |
|---|---|---|---|---|---|---|---|
| Naples Beach | 38 | −7.3% | $2,625,000 | −42.3% | 594 | −26.8% | 13.1 |
| North Naples | 72 | −4.0% | $1,200,000 | +14.3% | 558 | −10.7% | 7.2 |
| Central Naples | 37 | 0.0% | $710,000 | +22.4% | 279 | −18.7% | 6.2 |
| South Naples | 39 | +14.7% | $1,000,000 | +18.7% | 376 | −25.1% | 8.7 |
| East Naples | 131 | +19.1% | $630,000 | −3.1% | 988 | −14.2% | 7.6 |
Condominiums by Sub-Market — February 2026
| Sub-Market | Sales | Sales % | Median Price | Price % | Inventory | Inv % | Mo. Supply |
|---|---|---|---|---|---|---|---|
| Naples Beach | 114 | +62.9% | $1,250,000 | +2.3% | 1,062 | −13.4% | 13.9 |
| North Naples | 93 | +14.8% | $450,000 | −6.3% | 814 | −4.7% | 9.4 |
| Central Naples | 54 | +54.3% | $333,500 | +15.8% | 379 | −27.3% | 7.4 |
| South Naples | 78 | +25.8% | $325,000 | −22.2% | 723 | −12.5% | 9.8 |
| East Naples | 44 | +63.0% | $480,000 | +1.1% | 430 | −13.0% | 10.3 |
Source: NABOR® Local Market Updates — February 2026. All price points by NABOR geographic segment. Southwest Florida MLS © 2026.
How did Naples luxury ZIP codes perform in February 2026?
ZIP 34105 — home to Grey Oaks, Kensington, and Wyndemere — posted the strongest sales surge in the county at +72.0% while inventory dropped 30.5%, creating the sharpest supply compression of any Naples ZIP code. In East Naples, 34114 (Fiddler’s Creek corridor) saw sales climb 65.5% on 91 closings.
| ZIP Code | Median Price | Price % | Sales | Sales % | Inventory | Inv % | Avg DOM | DOM % |
|---|---|---|---|---|---|---|---|---|
| 34102 | $2,300,000 | −25.4% | 41 | +46.4% | 589 | −16.6% | 114 | −9.5% |
| 34103 | $1,050,000 | −40.8% | 47 | +42.4% | 499 | −13.8% | 108 | +11.3% |
| 34105 | $645,000 | −8.5% | 43 | +72.0% | 253 | −30.5% | 92 | +35.3% |
| 34108 | $1,325,000 | −10.9% | 64 | +28.0% | 568 | −24.6% | 89 | −14.4% |
| 34109 | $635,000 | −11.8% | 38 | −19.1% | 366 | +7.0% | 87 | +38.1% |
| 34110 | $702,500 | +10.2% | 60 | +20.0% | 503 | −13.0% | 123 | +55.7% |
| 34112 | $334,000 | −13.1% | 73 | +46.0% | 589 | −17.0% | 85 | +1.2% |
| 34113 | $722,500 | +7.4% | 44 | −4.3% | 510 | −17.5% | 72 | −12.2% |
| 34119 | $800,000 | +1.3% | 67 | +13.6% | 503 | −10.0% | 75 | −16.7% |
| 34114 | $575,000 | −9.4% | 91 | +65.5% | 617 | −23.1% | 91 | −7.1% |
| 34120 | $582,500 | +1.5% | 68 | +9.7% | 657 | −3.4% | 101 | +55.4% |
Source: NABOR® Listing and Sales Summary Report — February 2026. All price points by ZIP code. Southwest Florida MLS © 2026. Community names are representative; not all communities within a ZIP are listed.
What does the February 2026 NABOR® Naples luxury data tell us?
Where can I download the full NABOR® Naples market report for February 2026?
The complete NABOR® February 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® February 2026 Market Report. Southwest Florida MLS © 2026. Data reflects single-family and condominium activity, Collier County (excluding Marco Island). Current as of March 10, 2026. Published March 24, 2026.
NABOR® Naples luxury market — frequently asked questions
What did the NABOR® Naples luxury market report show for February 2026?
The NABOR® February 2026 report for Collier County (excluding Marco Island) showed 1,102 closed sales in the $1.5M–$5M segment (+6.7% YoY) and 237 closed sales above $5M (+1.3% YoY). Combined $1.5M+ inventory stood at 1,648 properties (−17.4% YoY) with 11.5 months of supply. The median closed price for the $1.5M–$5M tier was $2,300,000 (0.0% YoY).
How did the Naples Beach market perform compared to the overall Naples market in February 2026?
Naples Beach (34102, 34103, 34108) saw 38 single-family closed sales with a median price of $2,625,000 and 114 condo closed sales with a median price of $1,250,000. Single-family months of supply stood at 13.1 compared to the countywide single-family figure of 8.2. The Naples Beach market — which includes Port Royal, Old Naples, Park Shore, Pelican Bay, and Moorings — continues to trade at a significant premium to the broader Collier County market.
Is the Naples luxury market a buyer’s or seller’s market right now?
At the $1.5M+ level, months of supply stands at 11.5 for the $1.5M–$5M segment and 17.6 for properties above $5M as of February 2026. Generally, 6 months or fewer indicates a seller’s market, 6–9 months suggests a balanced market, and above 9 months favors buyers. Conditions vary significantly by sub-market and property type — Naples Beach single-family carries 13.1 months of supply while condos carry 13.9 months.
Which Naples ZIP codes had the strongest luxury sales in February 2026?
Based on the NABOR® Listing and Sales Summary for February 2026, ZIP code 34114 (Fiddler’s Creek, Treviso Bay) led in total sales volume with 91 transactions, while 34105 (Grey Oaks, Kensington, Wyndemere) posted the strongest year-over-year sales growth at +72.0%. Median prices ranged from $334,000 in 34112 (Royal Harbor, Windstar) to $2,300,000 in 34102 (Old Naples, Port Royal). These figures cover all price points within each ZIP code.
How often is the NABOR® Naples market report published?
The NABOR® Naples market report is published monthly, covering single-family and condominium activity within Collier County (excluding Marco Island) using data from the Southwest Florida MLS. Matt Brown publishes editorial analysis of the luxury segment alongside each NABOR® report at mattbrownrealestate.com/market-reports.
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.
Explore Naples luxury market resources from Matt Brown
The data tells a story. Let’s talk about what it means for you.
Matt Brown is one of the top-ranked luxury real estate agents in Naples, with $700M+ in career sales across Port Royal, Pelican Bay, Grey Oaks, Park Shore, and every major Naples luxury community. Whether you are buying, selling, or evaluating the market, a direct conversation with Matt covers more ground than weeks of online research.
Luxury buyers above $1.5M absorbed inventory at the fastest pace in over a year during February. The combined $1.5M+ segment recorded 1,339 rolling 12-month closed sales — up 5.7% — while available inventory dropped 17.4% to 1,648 properties. That math only goes one direction: the leverage that buyers enjoyed through most of 2025 is compressing, and it’s compressing quickly in the $2M–$4M range where months of supply fell from 14.8 to 11.5.
The Naples Beach condo market was the standout, with closed sales up 62.9% in February as the milestone inspection overhang finally cleared. That’s a meaningful sentiment shift — the structural reserve study deadline that froze condo buyers for 18 months is now behind us, and the data shows it. Meanwhile, the Naples Beach single-family median swung from $4.55M to $2.625M, but that’s a 38-sale sample — the average price only declined 3.7%, which tells you it’s mix composition, not a price collapse. Away from the beach, Central Naples (Grey Oaks corridor) tightened to 6.2 months of supply, and 34105 saw sales jump 72% with inventory down over 30%.
The metric to watch next month is pending sales conversion. February’s 55.9% surge in pendings (843 to 1,314) represents a pipeline that will flow into March and April closings — the largest pending backlog Naples has seen since early 2022. If new listings continue to decline (they were down 13.5% in February), that pipeline will accelerate the supply compression already underway. The 14,000 new homes planned for eastern Collier County won’t hit the market for 12+ months, so the near-term supply gap remains real for resale buyers.