Old Naples luxury single-family inventory dropped 34.6 percent year over year in March 2026 to 70 active homes, while pending sales surged 59 percent and closed sales rose 60.5 percent. The average single-family sale price softened 9.7 percent to $6,494,221, and price per square foot fell 28.4 percent to $1,743. Condos diverged with sales down 27.6 percent on $1,035 per square foot, off 11.2 percent year over year.
Stats 1 to 4 cover Old Naples single-family homes priced at or above $1 million, 12-month rolling through March 2026, sourced from InfoSparks via Southwest Florida MLS. Stat 5 covers the $1M+ luxury market west of US-41 across Naples and Bonita Springs combined, 12 months ending March 31, 2026, sourced from the William Raveis Naples and Bonita Springs Luxury Properties Market Report.
A lot of real estate is moving within the Naples beachfront corridor this year, with 339 closings so far valued at $1.23B compared to last year's total of only 246 sales over the same 4-month period. In fact, it's been the most active first 4 months of the year since the pandemic rush in 2021 when we experienced an incredible 624 sales over the first 4 months of the year valued at $1.64B. For reference, there were 247 sales closings in 2024, 261 in 2023, 318 in 2022 over the first 4 months of the year with the Naples beachfront corridor which includes Port Royal, Aqualane Shores, Old Naples, Coquina Sands, Moorings and Park Shore.
This month I focused the newsletter on Old Naples, the historic heart of the Naples region. The market trend charts detailed below cover single-family and condo sales priced over $1 million across the last five years.
Just over the northern edge of Old Naples, Naples Beach Club, A Four Seasons Resort has already made an impact on the market and will continue to do so as it phases open. This week, I toured the development with a client and have the latest information on the beachside and golfside residences below.
A few updates worth flagging for you this month:
- Naples Beach Club approaches beachside sellout: ~3 of 58 residences remain, with first closings beginning May 2026
- Old Naples luxury demand tightens: single-family pending sales up 59%, active inventory down 34.6% year-over-year
- Council approves dual-brand hotel near downtown: new hospitality investment expected to lift adjacent property values
- Burgess Island (Pine Island Sound) lists at $89M: anchors a new high-water mark for Southwest Florida private island sales
- Kensington announces $30M renovation: signals continued capital reinvestment in established Naples golf communities
Below my market data and commentary, I've rounded up the full news that mattered this month with sources and links.
Following up on last month's newsletter: my listing at 4300 Brynwood Drive in Quail West closed at $11.3M, setting a new community record at 32% ($2.75M) above the prior community record.
This newsletter is packed with the latest data. As a reminder, please reach out when timing is right or if you have any specific questions about a community, a recent sale, or the current market.
Matt
What does the March 2026 Naples luxury market data show?
The Naples luxury market in March 2026 showed a clear split between the $1.5 million to $5 million tier, where sales gained 14.7 percent on a 12-month rolling basis, and the $5 million-plus tier, where rolling 12-month sales rose 4.8 percent on tightening inventory. The Naples Beach Area corridor, which spans ZIP codes 34102, 34103, and 34108, recorded its strongest March single-family sales count since 2022 at 68 closings, up 33.3 percent year over year.
| Metric | $1.5M to $5M | $5M+ Ultra-Luxury |
|---|---|---|
| Closed Sales (12-mo, March 2025) | 1,009 | 231 |
| Closed Sales (12-mo, March 2026) | 1,157 | 242 |
| Closed Sales YoY Change | +14.7% | +4.8% |
| Inventory (March 2025) | 1,471 | 546 |
| Inventory (March 2026) | 1,182 | 441 |
| Inventory YoY Change | −19.6% | −19.2% |
| Months Supply (March 2025) | 15.6 | 23.8 |
| Months Supply (March 2026) | 10.7 | 17.4 |
| Months Supply YoY Change | −31.4% | −26.9% |
| Median Closed Price (March 2025) | $2,325,000 | $7,250,000 |
| Median Closed Price (March 2026) | $2,300,000 | $7,525,000 |
| Median Closed Price YoY Change | −1.1% | +3.8% |
Source: NABOR March 2026 Market Report, rolling 12-month data, Collier County excluding Marco Island. Published April 24, 2026.
| Metric | Single Family March 2026 | YoY Change | Condo March 2026 | YoY Change |
|---|---|---|---|---|
| New Listings | 102 | +13.3% | 172 | −21.1% |
| Total Closed Sales | 68 | +33.3% | 126 | +35.5% |
| Days on Market Until Sale | 114 | −13.6% | 92 | +9.5% |
| Median Closed Price | $3,034,500 | −11.4% | $1,131,272 | −5.7% |
| Average Closed Price | $4,481,677 | −17.1% | $1,657,629 | −4.5% |
| Percent of List Price Received | 92.7% | +1.2% | 93.6% | −0.1% |
| Inventory of Homes for Sale | 602 | −24.3% | 1,040 | −16.7% |
| Months Supply of Inventory | 12.9 | −39.4% | 13.1 | −26.0% |
Source: NABOR Local Market Update, March 2026, Naples Beach area covers zip codes 34102, 34103, and 34108. Browse homes by Naples zip code →
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What does the April 2026 Old Naples market data tell us?
The Old Naples luxury single-family market has shifted significantly compared to where were were 1 year ago when inventory spiked to 111 homes on the market in February 2025. Active homes priced over $1 million dropped to 70 in March 2026, down 34.6 percent year over year. Months supply fell 59.2 percent to 13.8 months. Pending sales rose 59 percent to 62 contracts, and closed sales jumped 60.5 percent to 61 transactions. That is the strongest March demand signal Old Naples has produced in three years.
At the same time, prices are softening. The 12-month rolling average single-family sale price slipped 9.7 percent to $6.49 million, and price per square foot fell 28.4 percent to $1,743. The William Raveis Naples and Bonita Springs Luxury Properties Market Report, which tracks the broader corridor west of US-41 priced at or above $1 million, shows a consistent regional pattern: single-family closings up 29 percent year over year and average sale price up 1 percent at $5,845,172. This signals where Old Naples sits inside the wider luxury corridor: absorbing the demand surge with the rest of the west-of-41 market, but with prices recalibrating from peak levels established in 2022 and 2023.
"Sellers who price to today's data are closing. Sellers who price to 2024 are still on the market. That is the whole story this month."
The condo story is different. Old Naples condos priced over $1 million saw 42 closed sales in March 2026, down 27.6 percent year over year. Inventory remains elevated at 64 active units, off 21 percent year over year, but months supply is still 18.3 months. Average price per square foot at $1,035 is down 11.2 percent. The 12-month rolling Old Naples condo data from William Raveis confirms the trend: closings down 23 percent and average price down 24 percent year over year.
For sellers, the single-family signal is a window. Demand is strong, supply is tight, and well-priced inventory is moving. Buyers should expect competition on the best-positioned single-family listings even with the broader price softening. Condo buyers have more leverage and more time, with longer days on market and higher months of supply. The market is bifurcating, and pricing strategy needs to be calibrated to which side of that split a property sits on.
QUAIL WEST RECORD SALE, APRIL 2026
I just closed 4300 Brynwood Drive in Quail West for $11,300,000 , the highest recorded sale price in Quail West history and 32% above the previous community record. The sale anchors Quail West's continued momentum as the top-volume Naples private golf community and reinforces the trajectory I covered in last month's Naples golf community newsletter .
4300 Brynwood Drive, Naples, FL 34119 | Quail West Golf Community
Closed: April 8, 2026 | Sale price: $11,300,000 | Highest in Quail West history | View the listing detailsData sources: Old Naples MLS data via InfoSparks (Southwest Florida MLS), single-family and condominium properties priced at or above $1,000,000, 12-month rolling averages and totals through March 2026. William Raveis data covers Naples and Bonita Springs combined, west of US-41, priced at or above $1 million, 12 months ending March 31, 2026.
What is happening in Old Naples real estate right now?
Old Naples is the historic luxury core of Naples, Florida, anchored at ZIP code 34102 and bordered by the Gulf of Mexico to the west and Naples Bay to the south. The neighborhood runs roughly from 14th Avenue South up to Banyan Boulevard and from the beachfront east to roughly 9th Street North. Inside that grid sit the trophy beachfront streets (Gordon Drive, Gulf Shore Boulevard South, Broad Avenue South), the historic Lake Drive cottages, the bay-facing estates of Aqualane Shores at the southern edge, and the walkable downtown anchored by 5th Avenue South, 3rd Street South, and Cambier Park.
Buyers active in Old Naples right now are split between three groups. The first is the long-term owner upgrading inside the neighborhood, typically trading a smaller cottage or condo for a renovated estate within walking distance of the beach. The second is the relocation buyer from the Northeast or Midwest using the post-tax-reform migration to anchor a primary residence at 34102. The third is the second-home buyer who already owns in another Naples community (Quail West, Pelican Bay, Park Shore, Mediterra, or the Moorings) and is repositioning down toward the historic core for the walkability and the long-term land value of an Old Naples address.
What the data shows below is that this demand pool is colliding with a tightening supply pool, particularly in single-family homes. Inventory has been compressing for nearly a year while pending and closed sales have accelerated. The 10 charts that follow break the trend out by metric, with single-family homes and condominiums priced at or above $1 million tracked over the most recent 12-month period through March 2026.
| Metric | Single Family | YoY Change | Condo | YoY Change |
|---|---|---|---|---|
| Total Sales | 61 | +60.5% | 42 | −27.6% |
| Pending Sales | 62 | +59.0% | 52 | +40.5% |
| New Listings | 110 | −14.7% | 107 | −7.8% |
| Homes for Sale (Active Inventory) | 70 | −34.6% | 64 | −21.0% |
| Months Supply of Inventory | 13.8 | −59.2% | 18.3 | +8.9% |
| Average Sales Price | $6,494,221 | −9.7% | $2,042,935 | −15.2% |
| Average Price Per Square Foot | $1,743 | −28.4% | $1,035 | −11.2% |
| Average Days on Market | 158 | +33.9% | 95 | −22.1% |
| Average Percent of Last List Price | 90.5% | −1.3% | 92.1% | −4.5% |
| Dollar Volume of Closed Sales | $396,147,500 | +44.9% | $85,803,250 | −38.6% |
Source: InfoSparks via Southwest Florida MLS. Old Naples single-family and condominium properties priced at or above $1,000,000. 12-month rolling data through March 2026.
Old Naples Charts: 10 Metrics in Detail
Source: InfoSparks via Southwest Florida MLS. Single-family homes and condominiums in Old Naples priced at or above $1 million. 12-month rolling averages and totals through March 2026, except months supply and homes for sale, which are point-in-time. Charts update automatically as MLS reports new closings.
The average sales price for single-family homes and condominiums priced over $1 million in Old Naples over the last 12 months, compared to the same 12-month period a year ago.
Average sales prices in both segments have come off their 2024 peaks. Single-family pricing has retraced roughly 23 percent from the late 2024 peak above $8 million on the 12-month rolling average, while condo pricing softened more gradually from peak levels. The reset is broad-based, not isolated to one property type.
The average sales price per square foot for single-family homes and condominiums priced over $1 million in Old Naples over the last 12 months, compared to the same 12-month period a year ago.
Single-family price per square foot has fallen the most sharply of any metric in the dataset. The 28.4 percent year-over-year drop reflects both the price softening and a shift in product mix, with more recent sales reflecting larger lot estates that price differently than the trophy waterfront PSF peaks of 2024.
The months supply of single-family homes and condominiums priced over $1 million in Old Naples for March 2026, compared to March 2025.
Single-family months supply collapsed from over 36 months at the early 2025 peak to under 14 months today. Condo months supply is roughly flat year over year and continues to run higher than single-family. In Naples luxury markets, healthy months supply at this price tier typically runs 12 to 24 months. Single-family is now at the lower edge of that range.
The number of single-family homes and condominiums priced over $1 million in Old Naples for March 2026, compared to March 2025.
Both property types are off their 2025 inventory peaks. Single-family active listings have dropped from a high above 110 to just 70 today, and condo inventory has retraced from above 80 to 64. Active supply is now well below where it was during the 2024 reset, restoring tighter market dynamics.
The total number of new listings of single-family homes and condominiums priced over $1 million in Old Naples over the last 12 months, compared to the same 12-month period a year ago.
New single-family supply contracted faster than condo supply year over year. Sellers who locked in low rates or who bought during the 2021 to 2022 surge appear to be holding, restricting the listing pipeline at exactly the moment demand is peaking.
The total number of pending sales of single-family homes and condominiums priced over $1 million in Old Naples over the last 12 months, compared to the same 12-month period a year ago.
Pending sales rose sharply in both property types. Single-family pending contracts up 59 percent and condo pending contracts up 40.5 percent suggest April and May 2026 closings will continue to outpace prior year, even as inventory tightens further. This forward-looking indicator points to continued demand strength through the spring.
The total number of single-family homes and condominiums sold over $1 million in Old Naples over the last 12 months, compared to the same 12-month period a year ago.
Single-family closings hit their highest March count in three years, while condo sales continued the year-long contraction visible since early 2025. The single-family demand surge is the most newsworthy Old Naples data point in the report and signals strong pricing power for sellers in that property type.
The total dollar volume of closed sales for single-family homes and condominiums priced over $1 million in Old Naples over the last 12 months, compared to the same 12-month period a year ago.
Total single-family dollar volume rose 44.9 percent year over year on the rolling 12-month basis, even with average prices softening, because the sales count surge more than offset the price decline. Condo dollar volume fell 38.6 percent on the combination of lower sales and lower prices, the sharpest divergence between property types in the report.
The average days on market for single-family homes and condominiums priced over $1 million in Old Naples over the last 12 months, compared to the same 12-month period a year ago.
Single-family days on market climbed to a five-year high while condo days on market reversed sharply downward. This split mirrors the buyer leverage shift, condo buyers are taking less time to commit even as inventory remains elevated, while single-family sellers are negotiating longer with fewer but more qualified buyers.
The average discount below the last asking price for single-family homes and condominiums priced over $1 million in Old Naples over the last 12 months, compared to the same 12-month period a year ago.
Sellers in both property types are accepting larger discounts off final list price than a year ago. Single-family sellers are giving back roughly 9.5 percent on average, condo sellers roughly 7.9 percent. The discount widening confirms that initial pricing strategy is the deciding factor in days on market.
Source: Matt Brown MLS Analysis / William Raveis Community Snapshot, March 2026. All data covers single-family homes in Grey Oaks, Olde Naples.
Why is Old Naples the most cited beachfront destination on the Gulf?
Old Naples is the original Naples beachfront neighborhood, dating to the founding of the city in 1886. The 34102 ZIP code anchors the historic core, with the Naples Pier as its visual landmark and 5th Avenue South as its commercial spine. The neighborhood mixes original cottages, mid-century beach houses, and trophy single-family estates priced from roughly $4 million to north of $40 million on the most desirable beachfront streets.
Buyers who come to Old Naples come for walkability. The streets between the beach and 9th Street North run on a tight grid, the public beach access points are short blocks apart, and Cambier Park, the Naples Bay yacht clubs, and the 5th Avenue restaurant corridor are all within a few minutes on foot. For an in-depth look at the architecture, history, and market positioning of this neighborhood, see the complete guide to Old Naples homes and the historical facts about Old Naples resource.
MATT BROWN'S CURRENT OLD NAPLES LISTINGS
I currently represent two Old Naples listings worth highlighting this month, one beachfront-corridor single-family estate and one downtown townhouse:
263 N Lake Drive, Naples, FL 34102 | Old Naples
4 Beds | 4 Baths | 4,357 SqFt | $6,495,000 | Active Single Family Residence A four-minute walk to the Gulf of Mexico, steps from Naples Beach Club, and only nine homes from the beach. Tucked along the historic Lake Drive corridor at the north end of Old Naples.
185 4th St S, Naples, FL 34102 | Old Naples
2 Beds | 3 Baths | 1,302 SqFt | $1,050,000 | Active Townhouse A short walk to 5th Avenue South dining and shopping, two blocks to Cambier Park, and roughly six minutes to the Gulf beach. Positioned in the walkable downtown core of Old Naples. For buyers actively in market, the Old Naples community page aggregates current listings, recent sales, and neighborhood-level context. The Old Naples beachfront properties listings show only direct beachfront homes, and Old Naples condos and villas covers the condo segment with current availability.
What is the Naples real estate news for April 2026?
I track the real estate news that matters to Naples and Southwest Florida luxury buyers and sellers, from NABOR data releases to zoning decisions and community investments. March's luxury data ($1.5M+) showed closed sales up 14.7% on a 12-month rolling basis and inventory down 19.6%. Follow Matt Brown for daily updates between editions.
Naples Beach Club, A Four Seasons Resort, Opens on the Old Naples Beachfront
The reimagined 125-acre Naples Beach Club opened in November 2025 as the first new luxury beachfront hotel built directly on a US beach in years. The 220-room Four Seasons hotel, plus 153 branded residences and a Tom Fazio 18-hole golf course coming in 2027, has reset luxury benchmarks for the entire Naples beachfront corridor.
Read the Four Seasons opening announcement.153Total Residences
Source: Naples Beach Club developer availability as of Matt Brown's site visit, week of April 27, 2026.
- Naples luxury condo market shows resilience. Gulfshore Business reports Naples spearheading luxury condo sales recovery across Southwest Florida.
- Paraiso Beach Club advances Naples beachfront plans. New ultra-luxury beach club concept moving forward on the Naples beachfront.
- Kensington Golf and Country Club completes major North Naples renovation. Significant club-level investment in a key North Naples private golf community.
- Naples Council approves dual-brand hotel near downtown. Hotel project gains approval for site close to the Old Naples and Coquina Sands corridor.
- Collier County to buy 24 acres for the Bonita-Estero Rail Trail. Long-term recreation and connectivity infrastructure expanding in the broader region.
- Quail Creek to add padel courts in North Naples. One of Naples' established golf and country club communities investing in an emerging racquet sport amenity.
- Burgess Island, a 104-acre private Florida island, listed for $89 million. Historic Pine Island-area private island listing with national luxury market significance.
What are the area real estate news articles for April 2026?
Naples Council approves dual-brand hotel near downtown site.
The Naples City Council approved plans for a dual-brand hotel project located near the downtown corridor, signaling continued hospitality investment adjacent to Old Naples and Coquina Sands. The development advances long-running plans to expand premium lodging supply in the historic core.
Paraiso Beach Club advances Naples beachfront plans.
Paraiso Beach Club is moving forward with its Naples beachfront concept, joining a wave of new ultra-luxury beachfront projects in the corridor that includes Naples Beach Club. The development would add private membership-driven beachfront infrastructure to the area.
Naples spearheads luxury condo market resilience.
Naples is leading Southwest Florida's luxury condo recovery, with sales activity outpacing comparable markets despite the broader condo correction. The story confirms what the March 2026 NABOR data shows: Naples Beach Area condo closings up 35.5 percent year over year.
Burgess Island listed at $89 million.
The 104-acre private Burgess Island, off the northern tip of Pine Island roughly 20 miles west of Fort Myers, has been listed for $89 million. The property includes a 1928 Mediterranean Revival main house, nine-hole golf course, helipad, four docks, and historic cottages. The listing agents previously brokered a $225 million Naples beachfront sale, the most expensive in Florida history.
Kensington Golf and Country Club completes major renovation.
Kensington Golf and Country Club in North Naples has completed a significant renovation of its club facilities, reinforcing the broader trend of established private clubs reinvesting in amenities to retain member equity value.
Quail Creek to add padel courts in North Naples.
Quail Creek has announced plans to add padel courts to its amenity mix, joining a growing list of Naples private clubs adopting the fast-growing racquet sport. The investment reflects the racquet amenity arms race playing out across Naples and Bonita Springs golf communities.
Collier County to buy 24 acres for the Bonita-Estero Rail Trail.
Collier County is acquiring 24 acres to advance the Bonita-Estero Rail Trail, a long-planned recreation and connectivity corridor that will improve regional walkability and trail access between Bonita Springs and Estero. The purchase moves the project closer to construction.
What did the previous Matt Brown newsletters cover?
Naples Golf Community Report, March 2026: Spring Demand Splits Three Ways as Inventory Tightens
Coverage of Grey Oaks, Mediterra, and Quail West with 105 closed single-family sales over 12 months, the announcement of Quail West's record sale build-up, and the Grey Oaks vs Mediterra featured comparison.
Read newsletter →February 2026 Naples Real Estate Newsletter: Port Royal and Waterfront Demand Surge
Waterfront communities edition featuring Port Royal as the lead community, plus coverage of the Port Royal Club rebuild and the broader $1M+ west-of-41 luxury market.
Read newsletter →Where can I download the full Naples luxury market reports?
Two market reports anchor every Matt Brown Real Estate newsletter. The Naples Area Board of REALTORS (NABOR) March 2026 Market Report covers Collier County excluding Marco Island and segments by price tier, bedroom count, and ZIP code. The William Raveis Naples and Bonita Springs Luxury Properties Market Report covers single-family residential homes and condos west of US-41 priced at or above $1 million.
Naples Luxury Market Report, March 2026
Luxury properties over $1M west of US-41, community snapshots, and 12-month rolling trends across Naples and Bonita Springs. Southwest Florida MLS data.
March 2026 Naples Market Report
Full NABOR®️ analysis covering luxury price segments over $1.5M, inventory trends, and year-over-year comparisons across Collier County excluding Marco Island.
Where can I find Naples luxury market resources?
What does this data mean for your next move in Naples real estate?
Matt Brown brings 23+ years of luxury real estate experience and the William Raveis Luxury Properties platform to Old Naples buyers and sellers navigating this market split. If you are buying, selling, or evaluating a position in the Old Naples or Naples Beach Area corridor, schedule a private conversation.
What are the current featured listings from Matt Brown?
Matt Brown and the William Raveis Naples team represent buyers and sellers across every major luxury community in Naples and Southwest Florida. Our featured listings update daily and span single-family estates, beachfront properties, golf community homes, and luxury condominiums. Browse the gallery below for current featured properties, or search the full Naples MLS inventory by community, price, and property type. To discuss any listing in detail, schedule a private showing, or get advance notice on properties before they hit the market, reach out to Matt directly or call (239) 580-8864.
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Browse current active listings in Old Naples, Naples Beach Club, and other Naples beachfront and waterfront communities.
