January 2026 Naples Real Estate Newsletter

NAPLES FLORIDA REAL ESTATE NEWSLETTER

Southwest Florida Real Estate Newsletter – January 2026

As we settle into the start of 2026, I want to thank you for continuing to follow along and stay engaged with the Naples real estate market. The year is already off to a strong start, with buyer activity, showings, and early-season momentum carrying forward from a very active close to 2025.

This month’s newsletter includes a comprehensive year-end recap of 2025, with a closer look at the broader market as well as a deeper dive into homes priced over $1 million and the luxury communities that continue to define Naples. We’ve also included a short video summarizing the key market themes, offering a clear, high-level view of how the market performed and what stood out across the luxury segment.

As always, you’ll also find our January market commentary and data insights, December real estate market reports, and a curated collection of local and real estate news to help you stay informed as the season unfolds. I hope you enjoy the recap and find the information useful as we head into another dynamic year in Naples real estate.

— Matt

Area Real Estate News Summary

Below you will find the featured area real estate news, packaged into a nice summary by topic.  If you would like to scan or read the individual news articles, they are provided towards the end of the newsletter.  You can > jump to the section here.

Naples Luxury Real Estate: 2025 Year-in-Review and the Path to 2026

The following report provides a detailed analysis of the 2025 Naples luxury real estate market, focusing exclusively on properties priced over $1 million. The year was defined by market stabilization, high-value record transactions, and a transition toward a balanced professional environment.

ECONOMIC CONTEXT AND MARKET DRIVERS

The luxury real estate sector was supported by a strong financial backdrop throughout 2025. The US stock market delivered its third consecutive year of double-digit gains, with the S&P 500 rising approximately 16%–18% despite significant tariff-induced volatility in the spring.

Locally, buyer confidence remained steady as the region avoided direct hurricane impacts during the season. This stability was further reinforced by interest rates dropping a full percentage point over the year and improved insurance availability. By October, the market reached a balanced state where supply met demand, creating a fair negotiating environment for both buyers and sellers.

RECORD-BREAKING TRANSACTIONS

The ultra-luxury segment reached a historic milestone with the sale of a waterfront estate in Port Royal for $225,000,000. This transaction, representing the second-highest residential sale in United States history, comprised three separate properties on Gordon Drive. The 15-acre estate features 800 feet of direct Gulf frontage and a primary residence spanning 8,800 square feet.

HIGH-END COMMUNITY PERFORMANCE

Key luxury neighborhoods demonstrated consistent demand and substantial value retention for properties exceeding $1 million:

• Port Royal: Beyond the record-breaking Gordon Drive transaction, the community saw 30 single-family homes sold with an average price of $23,111,500.
• Aqualane Shores: This area recorded significant activity, highlighted by the $31,501,705 sale of a brand-new, furnished estate.
• Old Naples: A total of 60 single-family homes were sold, commanding an average of $2,026 per square foot and a peak sale of $19,000,000.
• Grey Oaks: Single-family homes in this community maintained an average price of $4,658,526, with a notable new construction property selling for $16,500,000.
• Pelican Bay: As a primary hub for high-end condominiums, this neighborhood recorded 239 sales with an average price of $2,180,401 and a top sale of $15,500,000.
• Pine Ridge Estates: Preferred by buyers seeking larger parcels, homes in this area averaged 5,575 square feet, with a top sale of $16,345,000.
• Quail West: This community saw 36 single-family homes sold at an average price of 4,447,185 (920 per square foot). The highest sale reached $7,850,000 for a furnished home on a 1.34-acre lot.
• Mediterra: In the single-family and villa segment, 31 homes sold at an average price of 3,947,693 ,with  a peak sale of 13,250,000. Additionally, 17 condominiums sold at an average price of 1,384,706, with a top condo sale of 2,050,000.

MARKET DYNAMICS AND STRATEGIC SHIFTS

Throughout 2025, sellers of luxury properties adopted more realistic pricing strategies, moving away from “aspirational” figures to remain competitive in a stabilizing market. This shift contributed to steady activity in the second half of the year:

• July: Pending sales increased by 19.9 percent, driven by sustained demand for quality homes and new construction.
• September: Pending sales rose 21.1 percent, marking the first time September activity exceeded pre-pandemic 2019 levels.
• November: Closed sales increased by 9.8 percent compared to the previous year, supported by a gentle softening of prices leading into the 2026 season.

Entering 2026, the Naples luxury market reflects a healthy inventory and positive momentum, providing affluent buyers with diverse choices while preserving the long-term value of high-end real estate.

December 2025: Naples Market Trends and Commentary

Summary of 2025 Naples Area Sales by Neighborhood and broken down by single-family properties and condominiums. Tables are part of the William Raveis Naples & Bonita Springs Luxury Properties Market


In this month’s Naples real estate market trend review, I charted the market trends for all properties sold in Naples over $1M and separated the trend lines for single family homes and condominiums. Sales in Naples over $1M represent the top 34% of the overall Naples market based on sales in the last 12 months (2,235 sales out of 6,513 total transactions). 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)

The average sales price for single family-homes and condominiums in Naples over $1M over the last 12 months (compared to the same 12-month period a year ago):

• Single-Family Homes: $3,279,108 (+16.2%)
• Condominiums: $2,269,059 (-4.5%)

AVERAGE PRICE PER SQFT (12-month rolling average)

The average sales price per square foot for single-family homes and condominiums in Naples over $1M over the last 12 months (compared to the same 12-month period a year ago):

• Single-Family Homes: $865/SF (+9.4%)
• Condominiums: $909/SF (-5.3%)

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 $1M for September 2025 (compared to September 2024):

• Single-Family Homes: 10.5 months (-14.6%)
• Condominiums: 13.9 months (0.0%)

HOMES FOR SALE

The number of single-family homes and condominiums for sale in Naples over $1M for September 2025 (compared to September 2024):

• Single-Family Homes: 1,272 homes (-10.9%)
• Condominiums: 727 condos (-5.2%)

NEW LISTINGS (12-month rolling total)

The total number of new listings of single-family homes and condominiums in Naples over $1M over the last 12 months (compared to the same 12-month period a year ago):

• Single-Family Homes: 3,209 homes (-4.2%)
• Condominiums: 1,579 condos (-1.0%)

PENDING SALES (12-month rolling total)

The total number of pending sales of single-family homes and condominiums in Naples over $1M over the last 12 months (compared to the same 12-month period a year ago):

• Single Family Homes: 1,655 homes (+4.9%)
• Condominiums: 749 condos (+7.2%)

TOTAL SALES (12-month rolling total)

The total number of single-family homes and condominiums sold in Naples over $1M over the last 12 months (compared to the same 12-month period a year ago):

• Single-Family Homes: 1,451 homes (+4.6%)
• Condominiums: 628 condos (-4.7%)

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

The total dollar volume of closed sales for single-family homes and condominiums in Naples over $1M over the last 12 months (compared to the same 12-month period a year ago):

• Single-Family Homes: $4,757,985,744 (+21.6%)
• Condominiums: $1,424,969,254 (-9.0%)

AVERAGE DAYS ON MARKET (12-month rolling average)

The average days on the market for single-family homes and condominiums in Naples over $1M over the last 12 months (compared to the same 12-month period a year ago):

• Single-Family Homes: 107 days (+32.1%)
• Condominiums: 107 days (+21.6%)

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

The average discount below the last asking price for single-family homes and condominiums in Naples over $1M over the last 12 months (compared to the same 12-month period a year ago):

• Single-Family Homes: -7.4% (-1.4%)
• Condominiums: -7.4% (-1.8%)

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 December 2025: Naples’ real estate market closed the year with clear signs of stability and renewed buyer activity. According to the December 2025 market data, closed sales increased by 28.8% year over year, while pending sales rose by 12.5%, signaling growing confidence among buyers heading into season. Inventory remained elevated at roughly 8.3 months of supply, providing buyers with more options, while pricing remained historically strong despite modest normalization. Luxury single-family homes continued to outperform the broader market, while the condominium segment reflected slower absorption and greater negotiation leverage for buyers. Overall, performance varied by neighborhood and property type, reinforcing the importance of localized insight when evaluating opportunities in the Naples market.

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

Naples Board of Realtors (NABOR) – Dec 2025

Naples & Bonita Springs (William Raveis) – Dec 2025

Naples and Southwest Florida continued to see strong momentum this month across real estate, luxury development, healthcare investment, and lifestyle infrastructure. Key highlights include new mixed-use approvals in Bonita Springs, groundbreaking on high-end hospitality and private club projects in Naples, and major healthcare expansion plans from NCH. The luxury market remained active with trophy listings and national recognition, while community enhancements—from golf course upgrades to new recreational amenities and the Naples Pier rebuild—further strengthened the region’s lifestyle appeal. Broader market signals, including wealth migration trends and improving mortgage-rate forecasts, continue to reinforce Southwest Florida’s long-term attractiveness for buyers, investors, and developers.

Below are the full articles for you to explore each story in more detail. If you would like to look back at all our monthly news posts, check out our Facebook or LinkedIn pages.

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.

January 2026 Real Estate Newsletter FAQs

1. 1. What are the key takeaways from the December 2025 Naples real estate market?
      December data shows a luxury market that remains strong but increasingly selective. In the $2M+ segment, single-family home prices averaged more than $5.35M, while condos averaged about $3.67M, highlighting diverging performance between property types. For deeper interpretation of these trends, exploring detailed market insights from Matt Brown Real Estate can provide valuable context.
   2. How did supply and demand change in Naples’ luxury market this month?
      Months of supply remained moderate for single-family homes at roughly 13.4 months but increased to about 17.6 months for condominiums, indicating softer demand in the condo segment. Pending sales for single-family homes rose more than 15% year over year, while condo activity declined slightly. Buyers analyzing current opportunities may benefit from reviewing active listings in Naples through available luxury properties.
   3. Are prices still rising in Naples’ luxury real estate market?
      Price trends continue to favor single-family homes, with average price per square foot reaching approximately $1,246, up more than 8% year over year. Condo pricing softened slightly, with average price per square foot declining by about 2.7%. Understanding these pricing shifts at the neighborhood level is often easier with localized market guidance from Naples real estate research and guides.
   4. Are buyers gaining more negotiating power in Naples?
      Yes. Average days on market increased to about 124 days for single-family homes and 107 days for condos, while average discounts from last asking price widened to roughly 8% and 6.8%, respectively. These indicators suggest buyers have more leverage than in recent years, especially in the condo segment. Those actively searching may find current opportunities by exploring homes for sale in Naples.
   5. What major development projects influenced Naples real estate this month?
      Key updates included approval of large mixed-use developments in Bonita Springs, new luxury hospitality projects, and major healthcare expansion plans in Naples. These investments reflect long-term confidence in the region’s growth and infrastructure. Broader implications of development trends are often discussed in Southwest Florida real estate guides and market commentary.
   6. How is the luxury segment performing compared to the broader Naples market?
      Luxury single-family homes continue to outperform condominiums in both pricing and demand, with total dollar volume of closed sales exceeding $3.6 billion for homes above $2M. Condo dollar volume declined by nearly 19%, highlighting shifting buyer preferences. Those evaluating high-end opportunities can explore curated insights and listings through Naples luxury real estate resources.
   7. How do lifestyle amenities affect property values in Naples?
      Investments in golf courses, healthcare facilities, recreational amenities, and waterfront infrastructure continue to enhance Naples’ desirability. Projects such as golf course redesigns, pickleball court expansions, and the Naples Pier rebuild contribute to long-term property value stability. Community-level insights into these lifestyle drivers are frequently explored in Naples real estate market guides.
   8. What should sellers understand about current market conditions?
      Data shows that homes priced accurately from the start continue to sell efficiently, while overpriced listings remain on the market longer. With inventory higher than recent years, strategic pricing and positioning are increasingly important for sellers. Homeowners considering a listing strategy can review market-specific insights through resources for selling a home in Naples.
   9. How can I stay informed about new listings, featured communities, and future Naples market updates?
      Subscribing to the Naples Real Estate Newsletter provides ongoing updates on pricing trends, development activity, and community insights. Additional market commentary and listings are shared through Matt Brown’s professional presence on LinkedIn and Facebook, offering timely perspectives on Naples real estate. Following Matt Brown as a Naples real estate advisor can provide consistent insight into evolving market conditions and opportunities.