The Naples luxury market posted meaningful momentum in March 2026, with the $1.5M-and-above segment recording 1,399 closed sales on a rolling 12-month basis — up 12.8% year-over-year. Months of supply in the $1.5M–$5M tier compressed to 10.7 months, a 31.4% reduction, signaling tightening conditions. Naples Beach single-family homes closed at a median of $3,034,500 in March, with inventory down 24.3%. Overall luxury inventory across both tiers declined 19.5%, reflecting a market that has absorbed the 2024–2025 price correction and begun to stabilize.
$1.5M+ Naples Luxury — Key Metrics
Rolling 12-month figures through March 2026. Source: NABOR® Southwest Florida MLS price-range breakdowns.
$1.5M+ Market Data by Price Tier
The most significant price-tier signal in March is the divergence between the $1.5M–$5M segment and the $5M+ market: the primary luxury tier saw its median closed price edge down just 1.1% on a rolling 12-month basis, while the ultra-luxury segment posted a 3.8% increase to $7,525,000 — the first meaningful upward move at that price point in over a year. Inventory in both tiers contracted sharply, with combined supply down 19.5%, and months of supply in the $1.5M–$5M range compressing from 15.6 to 10.7. For a seller, that supply reduction matters more than the modest median price adjustment; for a buyer, it signals the window for extended negotiation is narrowing.
$1.5M – $5M Segment — Rolling 12-Month Data as of March 2026
| Metric | Prior Year | Current Year | YoY Change |
|---|---|---|---|
| Closed Sales | 1,009 | 1,157 | +14.7% |
| Median Closed Price | $2,325,000 | $2,300,000 | −1.1% |
| Available Inventory | 1,471 units | 1,182 units | −19.6% |
| Months of Supply | 15.6 months | 10.7 months | −31.4% |
| Pct. of List Price Received | 94.1% | 92.8% | −1.4% |
| Days on Market | 87 | 103 | +18.4% |
Rolling 12-month data from NABOR® price-range breakdowns. Current as of April 10, 2026. All data from Southwest Florida MLS. Report © 2026 ShowingTime Plus, LLC.
$5M+ Segment — Rolling 12-Month Data as of March 2026
| Metric | Prior Year | Current Year | YoY Change |
|---|---|---|---|
| Closed Sales | 231 | 242 | +4.8% |
| Median Closed Price | $7,250,000 | $7,525,000 | +3.8% |
| Available Inventory | 546 units | 441 units | −19.2% |
| Months of Supply | 23.8 months | 17.4 months | −26.9% |
| Pct. of List Price Received | 93.1% | 91.6% | −1.6% |
| Days on Market | 135 | 157 | +16.3% |
Rolling 12-month data from NABOR® price-range breakdowns. Current as of April 10, 2026. All data from Southwest Florida MLS. Report © 2026 ShowingTime Plus, LLC.
Naples Beach — March 2026
The Naples Beach sub-market produced its strongest single-month closed sales figure in years, with single-family transactions up 33.3% to 68 closings in March. The single-family and condo markets are moving in different directions: the single-family median of $3,034,500 reflects an 11.4% year-over-year adjustment, while the Naples Beach condo YTD median of $1,220,000 has actually increased 2.7% — a divergence that suggests the correction has run further in the single-family segment than in the premium condo market. Communities include Port Royal, Pelican Bay, and Park Shore.
Single-Family — Naples Beach — March 2026
| Metric | Mar 2025 | Mar 2026 | YoY | YTD 2025 | YTD 2026 | YTD % |
|---|---|---|---|---|---|---|
| Total Sales | 51 | 68 | +33.3% | 143 | 156 | +9.1% |
| New Listings | 90 | 102 | +13.3% | 461 | 360 | −21.9% |
| Median Closed Price | $3,425,000 | $3,034,500 | −11.4% | $3,250,000 | $2,820,000 | −13.2% |
| Average Closed Price | $5,405,514 | $4,481,677 | −17.1% | $5,321,822 | $4,929,197 | −7.4% |
| Days on Market | 132 | 114 | −13.6% | 125 | 119 | −4.8% |
| Pct. of List Price Received | 91.6% | 92.7% | +1.2% | 92.7% | 92.4% | −0.3% |
| Inventory | 795 | 602 | −24.3% | — | ||
| Months of Supply | 21.3 | 12.9 | −39.4% | — | ||
Source: NABOR® Local Market Update — Naples Beach (34102, 34103, 34108). Current as of April 10, 2026. All data from Southwest Florida MLS. Report © 2026 ShowingTime Plus, LLC.
Condominiums — Naples Beach — March 2026
| Metric | Mar 2025 | Mar 2026 | YoY | YTD 2025 | YTD 2026 | YTD % |
|---|---|---|---|---|---|---|
| Total Sales | 93 | 126 | +35.5% | 220 | 304 | +38.2% |
| New Listings | 218 | 172 | −21.1% | 821 | 661 | −19.5% |
| Median Closed Price | $1,200,000 | $1,131,272 | −5.7% | $1,187,500 | $1,220,000 | +2.7% |
| Average Closed Price | $1,735,212 | $1,657,629 | −4.5% | $1,829,213 | $1,681,990 | −8.0% |
| Days on Market | 84 | 92 | +9.5% | 91 | 99 | +8.8% |
| Pct. of List Price Received | 93.7% | 93.6% | -0.1% | 93.6% | 93.7% | +0.1% |
| Inventory | 1,249 | 1,040 | −16.7% | — | ||
| Months of Supply | 17.7 | 13.1 | −26.0% | — | ||
Source: NABOR® Local Market Update — Naples Beach (34102, 34103, 34108). Current as of April 10, 2026. All data from Southwest Florida MLS. Report © 2026 ShowingTime Plus, LLC.
Sub-Market Comparison — March 2026
East Naples delivered the standout condo result in March, with closed sales up 117.1% — the largest volume surge of any sub-market, driven by price-corrected inventory that brought buyers back to the table. North Naples single-family inventory tightened to just 6.9 months of supply, the most constrained condition in the market and a position that gives sellers in communities like Mediterra and Quail West measurable leverage in current negotiations.
Single-Family Homes by Sub-Market — March 2026
| Sub-Market | Sales | Sales % | Median Price | Price % | Inventory | Inv % | Mo. Supply |
|---|---|---|---|---|---|---|---|
| Naples Beach | 68 | +33.3% | $3,034,500 | −11.4% | 602 | −24.3% | 12.9 |
| North Naples | 111 | +29.1% | $880,000 | -10.4% | 551 | −17.6% | 6.9 |
| Central Naples | 60 | -3.2% | $692,500 | +3.0% | 260 | −26.3% | 5.8 |
| South Naples | 67 | +28.8% | $700,000 | -0.4% | 365 | −25.2% | 8.2 |
| East Naples | 186 | +33.8% | $600,000 | −10.4% | 975 | −15.5% | 7.3 |
Source: NABOR® Local Market Update pages. Monthly data. Current as of April 10, 2026. All data from Southwest Florida MLS. Report © 2026 ShowingTime Plus, LLC.
Condominiums by Sub-Market — March 2026
| Sub-Market | Sales | Sales % | Median Price | Price % | Inventory | Inv % | Mo. Supply |
|---|---|---|---|---|---|---|---|
| Naples Beach | 126 | +35.5% | $1,131,272 | -5.7% | 1,040 | −16.7% | 13.1 |
| North Naples | 134 | +8.1% | $425,000 | −10.8% | 819 | −7.4% | 9.4 |
| Central Naples | 70 | +45.8% | $302,500 | -6.9% | 367 | −31.7% | 6.9 |
| South Naples | 112 | +16.7% | $355,000 | −16.9% | 725 | −16.7% | 9.6 |
| East Naples | 89 | +117.1% | $440,000 | 0.0% | 401 | −20.3% | 8.8 |
Source: NABOR® Local Market Update pages. Monthly data. Current as of April 10, 2026. All data from Southwest Florida MLS. Report © 2026 ShowingTime Plus, LLC.
ZIP Code Snapshot — March 2026
ZIP code 34103 — covering Park Shore and the Moorings — posted the most striking sales acceleration of any tracked area, with closed transactions up 108.8% year-over-year, driven by competitive pricing in a corridor that had been slow to adjust. ZIP 34108 (Pelican Bay, Bay Colony) bucked the broader median price trend with a 37.2% increase to $1,557,500, reflecting the premium on Pelican Bay's beachfront and high-rise inventory when well-priced product comes to market.
| ZIP | Key Communities | Median Price | Price % | Sales | Sales % | Inventory | Inv % | Avg DOM | DOM % |
|---|---|---|---|---|---|---|---|---|---|
| Naples Beach Corridor | |||||||||
| 34102 | $1,700,000 | −37.0% | 57 | +26.7% | 588 | −17.2% | 96 | −28.4% | |
| 34103 | $1,475,000 | −24.2% | 71 | +108.8% | 495 | −16.7% | 106 | +6.0% | |
| 34108 | $1,557,500 | +37.2% | 66 | +1.5% | 559 | −24.5% | 96 | +21.5% | |
| North Naples | |||||||||
| 34109 | $550,000 | −4.3% | 57 | −9.5% | 351 | −2.8% | 97 | +40.6% | |
| 34110 | $622,500 | −12.3% | 84 | +10.5% | 516 | −16.9% | 106 | +12.8% | |
| 34119 | $676,000 | −17.1% | 104 | +46.5% | 503 | −11.9% | 61 | −26.5% | |
| Central Naples | |||||||||
| 34105 | $691,500 | −4.6% | 46 | +17.9% | 239 | −34.7% | 77 | 0.0% | |
| South Naples | |||||||||
| 34112 | $337,000 | −21.4% | 105 | +26.5% | 574 | −19.5% | 93 | +36.8% | |
| 34113 | $582,500 | −9.0% | 74 | +13.8% | 516 | −20.0% | 110 | +35.8% | |
| East Naples | |||||||||
| 34114 | $530,000 | −11.7% | 125 | +81.2% | 584 | −26.7% | 113 | +13.0% | |
| 34120 | $555,000 | −12.6% | 113 | +28.4% | 647 | −8.5% | 98 | −7.5% | |
Source: NABOR® Listing and Sales Summary Report — March 2026. Monthly data. Current as of April 10, 2026. All data from Southwest Florida MLS. Report © 2026 ShowingTime Plus, LLC.
What the March 2026 Data Tells Us
Where can I download the full NABOR® Naples market report for March 2026?
The complete NABOR® March 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® March 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 — March 2026 FAQs
What is the current months supply of inventory for Naples luxury homes priced above $1.5 million?
The $1.5M–$5M segment recorded 10.7 months of supply as of the March 2026 rolling 12-month period — down 31.4% from 15.6 months a year earlier. The $5M-and-above segment carries 17.4 months of supply, down 26.9%. Both figures reflect meaningful tightening from the elevated inventory conditions of 2024–2025.
How did Naples Beach single-family home sales perform in March 2026?
Naples Beach single-family closed sales increased 33.3% in March 2026, reaching 68 transactions versus 51 in March 2025. The median closed price was $3,034,500, down 11.4% year-over-year, while inventory contracted 24.3% to 602 active listings — the combination of rising volume and falling supply that signals stabilization after the 2024–2025 price correction.
What is the median closed price for $5M+ properties in the Naples luxury market?
The rolling 12-month median closed price for properties above $5 million is $7,525,000 as of March 2026 — up 3.8% from $7,250,000 in the prior year period. This segment recorded 242 closed sales on a rolling 12-month basis, a 4.8% increase, with inventory contracting 19.2% to 441 active listings.
Which Naples sub-market has the tightest inventory conditions for single-family buyers?
North Naples (ZIP codes 34109, 34110, 34119) carries the tightest single-family supply at 6.9 months as of March 2026 — down 23.3% from 9.0 months a year earlier. Central Naples follows at 5.8 months. Both sub-markets include communities where demand has outpaced new listing activity through Q1 2026.
How does the Naples luxury market compare to other Florida luxury markets in 2026?
According to NABOR broker analysis, Naples is outperforming comparable Florida luxury markets. March 2026 closed sales increased 26.7% year-over-year, outpacing activity in any March since 2016, excluding the pandemic surge of 2021–2022. NABOR analysts noted that Sarasota is running at roughly half the pace of Naples, with Tampa and Orlando sales flat — a differential attributed to Naples' distinctive combination of lifestyle factors, geographic scarcity, and the depth of its international buyer pool.
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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Matt Brown — ranked #13 in Naples and #922 nationally by RealTrends Verified, with $700M+ in career sales across every major Naples luxury community — offers buyers and sellers the market intelligence this report is built on.
The data that matters most for a luxury buyer or seller right now is not the headline median price — it is the inventory and supply compression happening across the $1.5M-and-above tiers. Combined luxury inventory fell 19.5% year-over-year, and months of supply in the $1.5M–$5M segment dropped from 15.6 to 10.7 — a 31.4% reduction in available runway for buyer negotiation. That is the market's clearest structural signal heading into Q2.
Naples Beach illustrates why sub-market precision matters. The area's single-family median of $3,034,500 reflects an 11.4% year-over-year adjustment, but the 2026 YTD median tells a more nuanced story: at $2,820,000, it is down 13.2% from the prior YTD — yet single-family inventory in that corridor has already fallen 24.3%, and months of supply has compressed from 21.3 to 12.9. The average closed price discrepancy between the monthly figure ($4,481,677) and YTD ($4,929,197) reflects the small-sample-size variation inherent in low-transaction-volume luxury sub-markets; the directional signal — tightening supply, improving velocity — holds across both cuts.
The metric to watch next month is whether the pending sales pipeline converts at the March rate. Overall pending sales increased 15% to 1,394 in March, and year-to-date pending volume is running 34.1% above the same period in 2025 — a leading indicator that April closed sales could extend this momentum. NABOR broker analysts anticipate strong sales into Q2, with the caveat that hurricane activity remains the primary exogenous variable for the second half of the year.