The Naples luxury market tightened sharply in May 2026. Closed sales rose 13.9 percent year-over-year to 900 transactions while total inventory fell 22 percent to 5,299 active listings, now below pre-pandemic levels. The $1.5M to $5M segment posted 1,223 closed sales on a rolling 12-month basis, a 26.5 percent gain, and months of supply in that tier compressed from 14.1 to 7.7. Pending sales of 1,066 outpaced 991 new listings added during the month. Buyers competing in the $1.5M-plus range should act on available inventory rather than waiting, as 61 percent of May closings were cash transactions.
$1.5M+ Naples Luxury - Key Metrics
Rolling 12-month figures through May 2026. Source: NABOR® Southwest Florida MLS price-range breakdowns.
What is happening in the Naples $1.5M+ luxury market right now?
The $1.5M to $5M tier recorded 1,223 closed sales on a rolling 12-month basis, 26.5 percent above the prior year. Months of supply in that range dropped from 14.1 to 7.7, the sharpest compression of any tracked segment. The $5M-plus tier moved in a different direction: sales rose 17.3 percent to 265 closings, but days on market climbed to 160 and months of supply remain elevated at 13.8, giving buyers at that level meaningfully more time to evaluate their options.
$1.5M – $5M Segment — Rolling 12-Month Data as of May 2026
| Metric | Prior Year (5-2025) | Current Year (5-2026) | YoY Change |
|---|---|---|---|
| Closed Sales | 967 | 1,223 | +26.5% |
| Median Closed Price | $2,350,000 | $2,225,000 | -5.3% |
| Available Inventory | 1,273 units | 899 units | -29.4% |
| Months of Supply | 14.1 months | 7.7 months | -45.4% |
| Pct. of List Price Received | 93.6% | 92.8% | -0.9% |
| Days on Market | 92 | 106 | +15.2% |
Source: Naples Area Board of REALTORS® (NABOR®) May 2026 Market Report. Rolling 12-month data as of May 2026. All data from Southwest Florida MLS.
$5M+ Segment — Rolling 12-Month Data as of May 2026
| Metric | Prior Year (5-2025) | Current Year (5-2026) | YoY Change |
|---|---|---|---|
| Closed Sales | 226 | 265 | +17.3% |
| Median Closed Price | $7,350,000 | $7,300,000 | -0.7% |
| Available Inventory | 467 units | 369 unitst | -21.0% |
| Months of Supply | 20.1 months | 13.8 months | -31.3% |
| Pct. of List Price Received | 92.3% | 92.2% | -0.1% |
| Days on Market | 144 | 160 | +11.1% |
Source: Naples Area Board of REALTORS® (NABOR®) May 2026 Market Report. Rolling 12-month data as of May 2026. All data from Southwest Florida MLS.
What is happening in the Naples Beach real estate market in May 2026?
Naples Beach produced the most striking single-month data point in the report: the single-family median closed price jumped 71.6 percent to $4,600,000, driven by several large transactions in Port Royal, Old Naples, and Park Shore. That figure reflects a small sample of 43 sales and should be read alongside the YTD median of $3,100,000, which tells a steadier story. The condo segment moved differently. Sales rose 25 percent to 125 closings while days on market extended to 132, a 38.9 percent increase, signaling that buyers in Pelican Bay, Bay Colony, and Park Shore condominiums are taking more time before committing.
Single-Family - Naples Beach — May 2026
| Metric | May 2025 | May 2026 | % Change | YTD 2025 | YTD 2026 | YTD % |
|---|---|---|---|---|---|---|
| Total Sales | 50 | 43 | -14.0% | 253 | 275 | +8.7% |
| New Listings | 72 | 68 | -5.6% | 620 | 505 | -18.5% |
| Median Closed Price | $2,681,250 | $4,600,000 | +71.6% | $3,250,000 | $3,100,000 | -4.6% |
| Average Closed Price | $4,253,151 | $5,225,698 | +22.9% | $5,830,635 | $4,992,892 | -14.4% |
| Days on Market | 142 | 143 | +0.7% | 137 | 128 | -6.6% |
| Pct. of List Price Received | 91.2% | 93.4% | +2.4% | 92.0% | 92.7% | +0.8% |
| Inventory of Homes for Sale | 685 | 506 | -26.1% | -- | -- | -- |
| Months Supply of Inventory | 18.5 | 10.6 | -42.7% | -- | -- | -- |
Source: NABOR® Local Market Update — Naples Beach (34102, 34103, 34108), May 2026. All data from Southwest Florida MLS.
Condominiums - Naples Beach — May 2026
| Metric | May 2025 | May 2026 | % Change | YTD 2025 | YTD 2026 | YTD % |
|---|---|---|---|---|---|---|
| Total Sales | 100 | 125 | +25.0% | 438 | 578 | +32.0% |
| New Listings | 90 | 109 | +21.1% | 1,078 | 907 | -15.9% |
| Median Closed Price | $1,085,000 | $1,160,000 | +6.9% | $1,172,500 | $1,155,000 | -1.5% |
| Average Closed Price | $1,574,283 | $1,835,958 | +16.6% | $1,755,281 | $1,679,421 | -4.3% |
| Days on Market | 95 | 132 | +38.9% | 92 | 107 | +16.3% |
| Pct. of List Price Received | 92.3% | 92.7% | +0.4% | 93.0% | 93.4% | +0.4% |
| Inventory of Homes for Sale | 1,054 | 817 | -22.5% | -- | -- | -- |
| Months Supply of Inventory | 15.4 | 9.7 | -37.0% | -- | -- | -- |
Source: NABOR® Local Market Update — Naples Beach (34102, 34103, 34108), May 2026. All data from Southwest Florida MLS.
How do Naples sub-markets compare in May 2026?
East Naples posted the strongest single-family sales growth at 27.4 percent, with 34114 (Fiddler's Creek, Treviso Bay) up 66.7 percent in closings. Central Naples carried the tightest supply of any sub-market at 5.0 months for single-family, while North Naples produced a 35.9 percent median price gain. Buyers seeking leverage have the most room in Naples Beach single-family, where 10.6 months of supply and 143 average days on market give them time to negotiate.
Single-Family by Sub-Market — May 2026
| Sub-Market | Sales | Sales % | Median Price | Price % | Inventory | Inv % | Mo. Supply |
|---|---|---|---|---|---|---|---|
| Naples Beach | 43 | -14.0% | $4,600,000 | +71.6% | 506 | -26.1% | 10.6 |
| North Naples | 91 | +15.2% | $1,325,000 | +35.9% | 441 | -26.3% | 5.2 |
| Central Naples | 55 | 0.0% | $585,000 | -2.5% | 221 | -27.8% | 5.0 |
| South Naples | 61 | +8.9% | $660,000 | -8.7% | 290 | -30.8% | 6.4 |
| East Naples | 172 | +27.4% | $647,450 | +4.4% | 875 | -16.5% | 6.3 |
Source: NABOR® Local Market Update pages, May 2026. Monthly column. All data from Southwest Florida MLS.
Condominiums by Sub-Market — May 2026
| Sub-Market | Sales | Sales % | Median Price | Price % | Inventory | Inv % | Mo. Supply |
|---|---|---|---|---|---|---|---|
| Naples Beach | 125 | +25.0% | $1,160,000 | +6.9% | 817 | -22.5% | 9.7 |
| North Naples | 101 | +3.1% | $412,000 | +1.7% | 668 | -16.3% | 7.4 |
| Central Naples | 63 | +5.0% | $305,000 | -2.6% | 309 | -32.7% | 5.8 |
| South Naples | 93 | +8.1% | $325,000 | -17.7% | 586 | -20.7% | 7.6 |
| East Naples | 56 | +75.0% | $480,000 | +2.1% | 339 | -24.5% | 6.9 |
Source: NABOR® Local Market Update pages, May 2026. Monthly column. All data from Southwest Florida MLS.
Which Naples ZIP codes had the strongest activity in May 2026?
ZIP code 34103 (Park Shore, Moorings, Coquina Sands) recorded the most dramatic sales surge at 60.5 percent, with a median price of $1,537,000, up 46.4 percent. ZIP 34110 (Mediterra, Talis Park, Kalea Bay, Collier's Reserve) posted a 55.3 percent sales gain and a 57.8 percent median price increase to $757,500. East Naples ZIP 34114 (Fiddler's Creek, Treviso Bay) reached a 66.7 percent sales increase with inventory down 29.6 percent.
| ZIP | Key Communities | Median Price | Price % | Sales | Sales % | Inventory | Inv % | Avg DOM | DOM % |
|---|---|---|---|---|---|---|---|---|---|
| Naples Beach Corridor | |||||||||
| 34102 | $1,450,000 | +4.3% | 39 | +14.7% | 489 | -18.8% | 181 | +18.3% | |
| 34103 | $1,537,000 | +46.4% | 69 | +60.5% | 358 | -29.7% | 124 | +26.5% | |
| 34108 | $1,180,000 | -5.6% | 60 | -17.8% | 476 | -24.2% | 118 | +20.4% | |
| North Naples | |||||||||
| 34109 | $700,000 | +8.5% | 49 | -19.7% | 291 | -12.3% | 88 | +1.1% | |
| 34110 | $757,500 | +57.8% | 59 | +55.3% | 414 | −22.3% | 131 | +17.0% | |
| 34119 | $644,000 | -3.9% | 84 | +7.7% | 404 | −23.9% | 92 | +9.5% | |
| Central Naples | |||||||||
| 34105 | $580,000 | -14.5% | 51 | +27.5% | 191 | -39.6% | 87 | +50.0% | |
| South Naples | |||||||||
| 34112 | $325,000 | -23.5% | 87 | +10.1% | 455 | -26.6% | 74 | -16.9% | |
| 34113 | $539,000 | -17.1% | 67 | +6.3% | 421 | −21.7% | 91 | +4.6% | |
| East Naples | |||||||||
| 34114 | $607,000 | -3.7% | 95 | +66.7% | 491 | -29.6% | 100 | +14.9% | |
| 34120 | $620,000 | +9.8% | 111 | +46.1% | 578 | -10.7% | 91 | +21.3% | |
Source: NABOR® Listing and Sales Summary Report, May 2026. Monthly data. All data from Southwest Florida MLS. Current as of June 10, 2026.
What does the May 2026 Naples luxury market data tell us?
Where can I download the full NABOR® Naples market report for May 2026?
The complete NABOR® May 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® May 2026 Market Report. Southwest Florida MLS © 2026. Data reflects single-family and condominium activity, Collier County (excluding Marco Island). Current as of May 10, 2026. Published May 24, 2026.
Frequently asked questions about the Naples luxury real estate market in May 2026
Is it a buyer's or seller's market in Naples for homes above $1.5M right now?
The $1.5M to $5M segment has moved decidedly in the seller's direction. Months of supply dropped from 14.1 a year ago to 7.7 in May 2026, a 45 percent reduction. Inventory in that range fell 29.4 percent year-over-year to 899 active listings, and rolling 12-month closed sales rose 26.5 percent to 1,223 transactions. Sellers in this tier hold clear negotiating ground. At $5M and above, buyers retain more time: months of supply stand at 13.8 and days on market have climbed to 160, which allows for more deliberate evaluation before committing.
Why did the Naples Beach single-family median price jump 71.6 percent in May 2026?
The 71.6 percent year-over-year increase in the Naples Beach single-family median, from $2,681,250 to $4,600,000, reflects a concentration of large luxury transactions in Port Royal, Old Naples, and Park Shore during a month with only 43 total single-family closings in the 34102, 34103, and 34108 ZIP codes. Small sample sizes amplify individual transaction impact on the median figure. The year-to-date Naples Beach single-family median of $3,100,000 is the more statistically stable benchmark for pricing decisions in that corridor.
Which Naples ZIP codes had the most sales growth in May 2026?
Three ZIP codes recorded the highest year-over-year sales gains in May 2026. ZIP 34103 (Park Shore, Moorings, Coquina Sands) posted a 60.5 percent sales increase with 69 closings. ZIP 34114 (Fiddler's Creek, Treviso Bay) saw a 66.7 percent increase to 95 closings, supported by a 29.6 percent drop in available inventory. ZIP 34120 (TwinEagles, Golden Gate Estates) added a 46.1 percent gain with 111 closings. East Naples as a whole rose 36.5 percent, driven substantially by price reductions in that corridor that brought buyers off the sidelines.
How tight is inventory in Naples luxury communities like Grey Oaks and Mediterra right now?
Inventory pressure is acute in several golf and estate communities. ZIP 34105, which includes Grey Oaks and Kensington, saw inventory fall 39.6 percent year-over-year to 191 active listings in May 2026. ZIP 34110, home to Mediterra, Talis Park, and Kalea Bay, declined 22.3 percent to 414 listings while sales rose 55.3 percent. Local appraisers have noted that communities like Grey Oaks and Vineyards are approaching genuine scarcity, with prices likely to increase further in those pockets. Buyers pursuing specific golf communities should monitor new listing activity closely each month rather than waiting for conditions to ease.
What do May 2026 pending sales tell us about the Naples market heading into summer?
Pending sales reached 1,066 in May 2026, outpacing 991 new listings added during the same month. Year-to-date pending sales stand at 6,227, a 30.6 percent increase over the prior year's 4,769. That pace of demand absorption is drawing down inventory faster than the market is replenishing it. The overall months of supply has fallen from 10.6 to 7.1, and below the $1.5M to $5M threshold the compression is even steeper. If new listing volume through June and July follows the year-to-date trend of running 11 to 12 percent below 2025, active buyers will face fewer choices and reduced negotiating leverage entering the fall season.
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.
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he most significant development this month is inventory compression at the $1.5M to $5M level. Months of supply in that tier dropped 45.4 percent year-over-year to 7.7 months. At the same time, the rolling 12-month closed sales count reached 1,223 transactions, a 26.5 percent gain over the prior year. Those two numbers together describe a market where demand is absorbing available supply faster than sellers are replenishing it.
Naples Beach warrants careful reading this month. The single-family median of $4,600,000 reflects a meaningful spike from a small sample, concentrated in Port Royal and Old Naples. The YTD median of $3,100,000 is the more reliable pricing benchmark for that corridor. The condo side of Naples Beach tells a cleaner story: 125 sales, up 25 percent, with a median of $1,160,000. Days on market extended to 132, which tells us buyers in Pelican Bay and Park Shore are deliberate rather than rushed. Both of those readings are consistent with a market that has priced appropriately and is transacting at volume.
Pending sales of 1,066 outpaced new listings of 991 in May. That gap, sustained through summer, will tighten available inventory further heading into fall. The appraisal community has noted pockets like Vineyards and Grey Oaks where supply is becoming scarce, alongside areas near Vanderbilt with relative oversupply. Those distinctions matter considerably at the buyer level, and the ZIP code data above reflects exactly that kind of neighborhood-by-neighborhood divergence.