Naples Florida Real Estate Market: Current Prices, Trends, and Conditions
Home › Naples Florida Real Estate Market: Current Prices, Trends, and Conditions By Matt Brown | Last modified: October 1, 2026
Naples closed 1,110 sales above $2M in the 12 months ending August 31, 2026, up 29.8%. What kind of market you are in now depends on your price. Between $2M and $5M supply sits at 5.8 months and sales are up 34.8%. Above $10M supply sits at 16.2 months, sales rose 2.7%, and the Naples Florida median home price climbed 16.2% to $15.1M. Across all three tiers sellers received between 91.5% and 93.0% of last list price.
Market analysis by Matt Brown | Luxury Real Estate Advisor | William Raveis Real Estate
RealTrends Verified: #922 Nationally & #13 in Naples (2024) · Top 1.5% of Agents Nationwide (2025)
$700M+ Career Sales · $50M+ in 2024 · CLHMS · GRI · 23+ years experience · (239) 580-8864
Specialist in Naples golf and country club communities: Grey Oaks, Estuary at Grey Oaks, Talis Park, Quail West, Mediterra, Tiburón, Bay Colony, Pelican Marsh and more.
1,110Closed Sales, All Homes $2M+ · 12mo ending 8/31/26+29.8%
5.8 vs 16.2Months of Supply, All Homes · $2M to $5M against $10M+ · as of 9/24/26supply gap by price
$15.1MMedian Closed Price, All Homes $10M+ · 12mo ending 8/31/26+16.2%
$5.19MGrey Oaks Average Sale Price · Single Family $2M+ · 12mo ending 8/31/26+12.0%
Source: Matrix MLS and Infosparks, all homes, Naples, $2,000,000 and above.
NAPLES REAL ESTATE MARKET TRENDS: A NOTE FROM MATT BROWN
What Is Matt Watching in the Naples Market This Month?
Season is arriving early this year as buyer and seller outreach picked up through the summer and has kept outpacing what I have seen in any year since the pandemic, which is not how August usually behaves in Naples.
This chart helps explain the current market. Single-family sales between $5M and $10M have climbed back to where they sat at the height of the pandemic rush (data point Oct 2021). In terms of pricing, price per square foot has risen about 8% from $1,308/sqft in Oct 2021 to $1,423/sqft in Aug 2026.
Total sales, overall Naples market $5M to $10M, single family, 12 month moving total
Source: InfoSparks, Naples Area Board of REALTORS, single-family homes $5,000,000 to $9,999,999, overall Naples market, 12-month moving total through August 2026. The trailing 12-month total reached 169 sales, up 33.1% from a year earlier, matching the level last seen in Oct 2021.
Looking at the rest of this month's numbers, the one I keep coming back to is supply. Between $2M and $5M we are sitting at 5.8 months, and above $10M we are at 16.2. Those look like very different markets but both sectors of the market are doing really well right now. Inventory is moving.
This month I focused on Naples golf communities: Grey Oaks, Talis Park, Quail West and Mediterra. I was also asked by the Naples Daily News about 3 Southwest Florida courses going private, and my answer there connects directly to what the community data shows. More details below.
If you would like to see any of my past newsletters and market reports, our new market report archive will have every issue since December 2020. Currently building out year by year.
As always, I am only a phone call away, Matt
Luxury Market Data $2M+12 Months Ending August 31, 2026
What Is the Naples Florida Median Home Price Across the Luxury Market?
The Naples Florida median home price was $2,725,000 between $2M and $5M over the trailing 12 months, $6,462,500 between $5M and $10M, and $15,100,000 above $10M. Across all Naples sales of $2M and above it was $3,125,000, down 5.3% from $3,300,000 a year earlier on 29.8% more transactions.
Naples FL Home Prices by Price Tier: $2M to $5M, $5M to $10M, and $10M+
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Naples FL Home Prices by Price Tier: $2M to $5M
Metric
12 mo ending 8/31/25
12 mo ending 8/31/26
Change
Closed sales
615
829
+34.8%
Median closed price
$2,800,000
$2,725,000
-2.7%
Average closed price
$3,010,411
$2,927,411
-2.8%
Median days on market
67
72
+7.5%
Percent of list price received
92.7%
93.0%
+0.3 pts
Active inventory
n/a
399
point in time
Months supply of inventory
n/a
5.8
point in time
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BY PROPERTY TYPE: $2M TO $5M
Property type
Closed sales
Change
Median closed price
Change
Single family
578
+33.2%
$2,775,000
-2.1%
Condominium
251
+38.7%
$2,650,000
-3.6%
Source: Matrix MLS, Naples, closed sales of $2,000,000 to $4,999,999, 12 months ending August 31, 2026, tiered on sold price. Closed sales, median and average closed price, days on market and percent of list received are rolling 12 month figures. Active inventory and months supply are point in time as of September 24, 2026 and are tiered on list price.
This price range is where most of the activity in the Naples luxury market is happening right now. This one tier accounts for 829 of the 1,110 sales above $2M, roughly three out of every four. Sales rose almost 35% while the median came down under 3%, which tells me: sellers who wanted to move priced their home to meet the market, and buyers rewarded them for it.
Condominium sales in this tier rose 38.7%, a little faster than single family homes. I point that out because between $5M and $10M the condominium market did the exact opposite, falling 13.2% while single family homes in that same band rose 34.6%. Anyone reading a single blended Naples number would not see this level of market movement.
At 5.8 months of supply this segment is balanced. If you are selling in this tier, your competition has thinned out from last summer. If you are buying, you have fewer homes to choose from and you are paying a little closer to asking than buyers paid a year ago.
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Naples FL Home Prices by Price Tier: $5M to $10M
Metric
12 mo ending 8/31/25
12 mo ending 8/31/26
Change
Closed sales
165
204
+23.6%
Median closed price
$6,250,000
$6,462,500
+3.4%
Average closed price
$6,703,012
$6,768,591
+1.0%
Median days on market
89
101
+13.5%
Percent of list price received
93.1%
93.0%
-0.1 pts
Active inventory
n/a
171
point in time
Months supply of inventory
n/a
10.1
point in time
Source: Matrix MLS, Naples, closed sales of $5,000,000 to $9,999,999, 12 months ending August 31, 2026, tiered on sold price. Rolling 12 month figures except active inventory and months supply, which are point in time as of September 24, 2026 and tiered on list price.
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BY PROPERTY TYPE: $5M TO $10M
Property type
Closed sales
Change
Median closed price
Change
Single-family
171
+34.6%
$6,500,000
+4.0%
Condominium
33
-13.2%
$6,000,000
-5.0%
Source: Matrix MLS, Naples, closed sales of $5,000,000 to $9,999,999, 12 months ending August 31, 2026, tiered on sold price. Rolling 12 month figures except active inventory and months supply, which are point in time as of September 24, 2026 and tiered on list price.
The split between houses and condominiums in this tier is the widest I have seen in years. Single family sales rose 34.6% while condominium sales fell 13.2%. Those are two properties at the same price, often within a few miles of each other, moving in opposite directions. I break the data into tiers so we can see this level of detail across our market.
This is also the tier in the chart I shared at the top of this report. Single family sales between $5M and $10M have climbed back to 169 over the trailing 12 months, which is where the market sat at the peak of the pandemic run in Oct 2021. Single family homes in this tier are running $1,385 per square foot, against $827 between $2M and $5M.
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Naples FL Home Prices by Price Tier: $10M and Above
Metric
12 mo ending 8/31/25
12 mo ending 8/31/26
Change
Closed sales
75
77
+2.7%
Median closed price
$13,000,000
$15,100,000
+16.2%
Average closed price
$17,594,064
$16,920,260
-3.8%
Median days on market
113
116
+2.7%
Percent of list price received
89.7%
91.5%
+1.8 pts
Active inventory
n/a
104
point in time
Months supply of inventory
n/a
16.2
point in time
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BY PROPERTY TYPE: $10M AND ABOVE
Property type
Closed sales
Change
Median closed price
Change
Single family
68
-1.4%
$15,500,000
+17.4%
Condominium
9
+50.0%
$12,500,000
+20.3%
Source: Matrix MLS, Naples, closed sales of $10,000,000 and above, 12 months ending August 31, 2026, tiered on sold price. Rolling 12 month figures except active inventory and months supply, which are point in time as of September 24, 2026 and tiered on list price.
Look at the median and the average together, they moved in opposite directions; the median rose 16.2% while the average fell 3.8%. That combination means the very top of this tier thinned out, so there were fewer enormous transactions pulling the average up, while the broad middle of the tier repriced higher. Sellers above $10M are also getting 91.5% of their last asking price against 89.7% a year ago.
At 16.2 months of supply this remains the most patient segment in Naples. Deals at this level get made on terms as much as on price, and neither side is in a hurry.
Average and Median Closed Price12 Months Ending August 31, 2026
What Is the Naples Florida Average Home Price by Price Tier?
The Naples Florida average home price was $2,927,411 between $2M and $5M over the 12 months ending August 31, 2026, $6,768,591 between $5M and $10M, and $16,920,260 above $10M. Across all Naples sales of $2M and above it was $4,604,033.
The average runs higher than the Naples Florida median home price in every tier, and the gap widens as prices rise. That gap is the clearest measure of how top-heavy each segment is.
Average against median closed price, Naples, all homes
Price tier
Average closed price
Median closed price
Gap
Closed sales
$2M to $5M
$2,927,411
$2,725,000
+7.4%
829
$5M to $10M
$6,768,591
$6,462,500
+4.7%
204
$10M and above
$16,920,260
$15,100,000
+12.1%
77
All sales $2M and above
$4,604,033
$3,125,000
+47.3%
1,110
Source: Matrix MLS, Naples, closed sales of $2M and above, 12 months ending August 31, 2026, tiered on sold price.
The gap between average and median is a quick way to tell how top-heavy a price tier is. The narrowest gap sits between $5M and $10M, where average and median land within 5% of each other. In practice that means most sales in that tier look a lot like most other sales in it, so an average is a fair thing to quote.
Above $10M the gap widens to 12%, which happens because a handful of very large transactions sit inside a pool of only 77 sales and pull the average up. When you read any Naples average price above $10M, the first thing worth asking is how many sales produced it.
Quail West | Naples, FL
Talis Park | Naples, FL
Area News and Market DevelopmentsSeptember 2026
Naples Area News and Market Developments: September 2026
Six stories worth your time this month, and the first two are the reason this issue is about golf communities at all. Three Southwest Florida courses are converting to private clubs, and the clubs that are already private are carrying waitlists measured in years.
Each month I share the news that matters most in the Naples Florida real estate market through my social media channels. Follow along on LinkedIn, Facebook, Instagram or X.
Naples Daily News · September 16, 2026
THREE SOUTHWEST FLORIDA GOLF COURSES ARE GOING PRIVATE, AND MATT WAS ASKED WHY
Three Southwest Florida courses are converting from public or semi-private to fully private, and the Naples Daily News called and asked me what is driving it. The Naples Grande course became CAVU in February. Old Corkscrew is becoming Pandion after a $19M purchase and a $75M rebuild, capped at 280 members. Hibiscus, public since 1969, sold for $28M and reopens around 2028 as The Lantern Club.
My answer came down to who is moving here. The executives, founders and retirees I work with arriving from the Midwest, Northeast, California and others, do not treat private club access as a luxury they might eventually get around to. It’s almost an expectation, something they assume comes with the address.
The scale here is unusual. We have more than 100 courses within 30 miles, and the National Golf Foundation reports Collier County has more private golf holes per person than any metro in America. What surprised me most is how little of this is happening elsewhere. Nationally only about 1% of roughly 14,000 golf venues have gone from public to private in six years.
Naples Daily News · September 16, 2026
WHAT THE WAITLISTS AT ESTABLISHED NAPLES CLUBS ACTUALLY TELL YOU
The companion piece to the story above is the demand side, and it explains why investors are converting courses rather than guessing. Established Naples clubs are reporting initiation fees ranging from roughly $250,000 to $1 million, with waits that run from a couple of years to more than a decade depending on the club and the category.
The supply picture behind that is tighter than most buyers expect. Only about 14% of Naples golf supply is public, and roughly 84% of Collier County facilities are private or tied to a community. Demand is not local either. Golf participation nationally is up 20% since 2019, with a record 549 million rounds played in 2025.
What I would rather talk about than fees is the part buyers can actually act on. Some communities include membership with the property, some carry equity that transfers to the buyer at closing, and some have their own waitlist on top of everything else. Those nuances are worth walking through together before you start touring.
Gulfshore Business · September 14, 2026
COLLIER MARKET VALUES FELL WHILE TAXABLE VALUES ROSE, AND TAX BILLS WENT UP ANYWAY
Collier County market value fell 3.23% to $217.7 billion while taxable value rose 3.35% to $170.3 billion. The commission held millage flat at 3.0107. Both things are true and neither is an error. Florida assessment caps have kept assessed values running below market for years, so they continue climbing toward market even while market value retreats.
This matters more if you are buying a second home, because second homes carry a 10% cap rather than the 3% Save Our Homes cap, and the assessment resets the year after a sale. A buyer pricing carrying costs off the seller's current tax bill is working from a number that will not survive their first full tax year.
Gulfshore Business · September 2026
RITZ-CARLTON RESIDENCES ESTERO BAY TOPPED OFF TOWER TWO AT 45% SOLD
London Bay Development Group topped off the second tower of its 224-residence, $750M project at 5000 Coconut Road on Estero Bay in Bonita Springs. Tower One is more than 90% purchased. Tower Two is 45% purchased and does not deliver until August 2027. Those are signed contracts rather than expressions of interest, and 224 residences priced from $3.8M to $15M clearing at that pace answers a question a lot of sellers have been asking me. I cover this project in detail on my Ritz-Carlton Residences Estero Bay page.
New construction is a market I spend a lot of time in. I track 13 of the most prominent projects in the area on my new condo buildings in Naples pages. If new-construction condo living interests you, let’s discuss early in the process. Figures are as of September 2026.
Gulfshore Business · September 2026
THE NAPLES GRANDE IS BECOMING THE GULF COAST'S FIRST SIGNIA HILTON
Henderson Park and South Street Partners are putting $100M into the resort at 475 Seagate Drive, the largest renovation in the property's 40-year history, and it is scheduled to reopen January 1, 2027 as the first Signia Hilton on Florida's Gulf Coast. The property carries 474 rooms and 50 villas beside Waterside Shops at Clam Pass.
For owners in Park Shore, Seagate, Naples Cay and the south end of Pelican Bay, this is a genuine amenity change, with new dining, a rebuilt spa and pool, and a stronger seasonal draw for the whole corridor.
Gulfshore Business · September 2026
FLORIDA INSURANCE COSTS ARE FALLING AS LITIGATION DECLINES
Florida property insurance costs are coming down as litigation volume drops, which is the first meaningful relief on carrying costs in several years. It is worth reading next to the property tax story above, because the two pull in opposite directions on the same line of a buyer's budget.
For anyone modeling the true cost of holding a Naples property, insurance and taxes need to be looked at together rather than one at a time. I have written a fuller explainer on how property taxes work in Naples, including what changes for a second home and what resets after a sale.
Golf Community Market Data12 Months Ending August 31, 2026
What Does the Naples Golf Community Market Data Show?
Across the four largest Naples golf communities, average sale prices over the 12 months ending August 2026 ran from $3,809,063 in Mediterra to $5,193,475 in Grey Oaks, closed sales ran from 13 to 42, and months of supply ran from 2.7 to 4.5.
Grey Oaks, Talis Park, Quail West and Mediterra are four of the most established golf communities in Naples. They sit within a few miles of each other and draw from a similar buyer, which is what makes the spread in the numbers below worth a closer look.
NAPLES GOLF COMMUNITIES: AVERAGE PRICE, SALES AND INVENTORY
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Single family homes $2,000,000 and above, 12 months ending August 2026
Metric
Grey Oaks
Talis Park
Quail West
Mediterra
Average sale price
$5,193,475
$5,126,923
$4,466,136
$3,809,063
Change
+12.0%
-5.7%
-0.9%
-6.9%
Average price per sq ft
$1,124
$1,106
$933
$867
Change
+7.3%
-3.6%
-1.6%
-4.9%
Closed sales
40
13
42
32
Change
+14.3%
+116.7%
+27.3%
+6.7%
Dollar volume
$207,739,000
$66,650,000
$187,577,709
$121,890,000
Homes for sale
9
8
13
13
Months supply
2.7
3.7
3.7
4.5
New listings
44
27
56
44
Pending sales
40
11
41
33
Average days on market
126
75
102
149
Average percent of last list
94.9%
95.4%
93.2%
92.9%
Source: InfoSparks, Naples Area Board of REALTORS, single family homes priced $2,000,000 and above in Grey Oaks including Estuary at Grey Oaks, Talis Park, Quail West and Mediterra, 12 month rolling values through August 2026. Every figure in this table is an average.
Talis Park's 12 month figures include one office exclusive sale at 16667 Isola Bella Lane that closed June 18, 2026 at $10,000,000, roughly 15% of the community's closed dollar volume for the period. Excluding that sale, the average sale price for the same 12 months is $4,720,833 across 12 sales rather than $5,126,923 across thirteen.
The thing that comes up on almost every client call: all four clubs are currently full on golf with a waitlist. That sounds like a closed door, but it’s not. If the seller has a golf membership and is letting it go, the buyer essentially skips the waitlist after closing on their new home. There are nuances to every club, but acquiring a home with a golf membership is possible.
That is why the house and the membership are one decision in Naples rather than two, and why I track which listings carry a membership.
Grey Oaks is the tightest of the four on supply, with 2.7 months of inventory against nine homes available. Average price is up 12% and price per square foot up 7.3%. Full Golf is at capacity with a waitlist, and the joining fee is $375,000, going to $400,000 on October 1, 2026. Equity Sports is $130,000 and $150,000 after 10/1. Estuary at Grey Oaks sits at the top of the community, and its four sales this window ran from $4,250,000 to $10,700,000.
Talis Park had the biggest change in activity. Closed sales more than doubled, pending sales rose 120%, new listings rose 108%, and it moved property faster than any of the four at 75 average days on market. Golf membership is $225,000 and on a waitlist, and every resident joins at minimum as a Sports Member at $65,000, the lowest entry point of the four. Thirteen sales is a small base and one very large transaction sits inside it, so read the direction here rather than the precision.
Quail West sold the most homes of the four at 42, with average price essentially flat and dollar volume up 26%. That is a community moving volume without pushing price. Golf is $250,000 and also full with a waitlist, while House membership at $100,000 is the minimum for owners. It is the only one of the four with no condominiums at all, and most lots run half an acre to a full acre, but some are larger, like my closing at 4300 Brynwood Drive in April 2026.
Mediterra is the softest of the four on every price measure and the slowest at 149 average days on market. It is also the most affordable entry of the four by price per square foot, which is a genuine opportunity if you are buying rather than selling. Full Golf has been at capacity for more than ten years at $350,000, and the path to a membership is buying from a resigning Golf Member. Lifestyle membership starts at $87,500.
MEMBERSHIP AT A GLANCE
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Initiation fees only, 2026 schedules
Metric
Grey Oaks
Talis Park
Quail West
Mediterra
Full golf initiation
$375,000, rising to $400,000 on 10/1/2026
$225,000
$250,000
$350,000
Golf availability
Full, waitlist
Full, waitlist
Full, waitlist
Full, waitlist
Minimum membership for owners
Equity Sports $130,000, rising to $150,000
Sports $65,000
House $100,000
Lifestyle $87,500
Immediate golf membership: available in all four communities if the seller relinquishes their membership at closing.
Source: Grey Oaks, Talis Park, Quail West and Mediterra community pages on mattbrownrealestate.com, 2026 fee schedules. Initiation fees only. Annual dues and capital contributions vary by club and category and are not shown here. Fees are subject to change and several increase on October 1, 2026. Confirm current figures with the club before relying on them.
I put these four clubs side by side with Tiburón, Collier's Reserve and Audubon Country Club in an easy to print PDF. If you'd like a copy, email me and I'll send it over.
RECORD SALES IN TOP GOLF COMMUNITIES
The highest recorded sale in each of the 4 communities, for context on where the ceiling sits.
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Highest recorded sale per community, as of September 2026
Matt Brown · William Raveis Real Estate · (239) 580-8864
Market Trend Charts5 Year Data
Naples Golf Community Price and Inventory Charts
These charts track single family homes priced $2M and above in Grey Oaks, which includes Estuary at Grey Oaks, along with Quail West, Talis Park and Mediterra. Each plots 5 years of history so you can see where the current 12 months sit against the pandemic run and the correction that followed. The 4 communities are shown on the same axes throughout, which is the point: they are close enough geographically and similar enough in product that most buyers weigh them against each other, and the charts show how differently they have actually behaved.
Average Sales Price
Rolling average
Average sale price for Grey Oaks, Quail West, Talis Park and Mediterra, single family $2M and above, reached $5,193,475, $4,466,136, $5,126,923 and $3,809,063 in the 12 months ending August 2026, up 12.0% in Grey Oaks and down between 0.9% and 6.9% in the other 3 compared with the prior 12 month period. Naples Florida median home price across all Naples sales $2M and above for the same period: $3,125,000.
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Each point on this chart reflects a rolling 12 month average. The chart plots 5 years of history and updates automatically as new MLS data is recorded.
Average Price Per Square Foot
Rolling average
Average price per square foot reached $1,124 in Grey Oaks, $1,106 in Talis Park, $933 in Quail West and $867 in Mediterra in the 12 months ending August 2026, up 7.3% in Grey Oaks and down between 1.6% and 4.9% elsewhere.
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Each point on this chart reflects a rolling 12 month average. The chart plots 5 years of history and updates automatically as new MLS data is recorded.
Months Supply of Homes for Sale
Point in time
Months supply reached 2.7 in Grey Oaks, 3.7 in Talis Park, 3.7 in Quail West and 4.5 in Mediterra in August 2026, down 56.5% in Grey Oaks and up 12.1% in Talis Park compared with a year earlier.
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Each point on this chart reflects a single point in time rather than a rolling period. The chart plots 5 years of history and updates automatically as new MLS data is recorded.
HOMES FOR SALE
Point in time
Homes for sale reached 9 in Grey Oaks, 8 in Talis Park, 13 in Quail West and 13 in Mediterra in August 2026, down 50.0% in Grey Oaks and up 60.0% in Talis Park compared with a year earlier.
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Each point on this chart reflects a single point in time rather than a rolling period. The chart plots 5 years of history and updates automatically as new MLS data is recorded.
NEW LISTINGS
Rolling total
New listings totalled 44 in Grey Oaks, 27 in Talis Park, 56 in Quail West and 44 in Mediterra in the 12 months ending August 2026, up 107.7% in Talis Park and down 16.4% in Quail West.
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Each point on this chart reflects a rolling 12 month total. The chart plots 5 years of history and updates automatically as new MLS data is recorded.
PENDING SALES
Rolling total
Pending sales totalled 40 in Grey Oaks, 11 in Talis Park, 41 in Quail West and 33 in Mediterra in the 12 months ending August 2026, up 120.0% in Talis Park and up between 10.0% and 24.2% in the other 3.
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Each point on this chart reflects a rolling 12 month total. The chart plots 5 years of history and updates automatically as new MLS data is recorded.
TOTAL SALES
Rolling total
Total sales reached 40 in Grey Oaks, 13 in Talis Park, 42 in Quail West and 32 in Mediterra in the 12 months ending August 2026, up 116.7% in Talis Park and up between 6.7% and 27.3% in the other 3.
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Each point on this chart reflects a rolling 12 month total. The chart plots 5 years of history and updates automatically as new MLS data is recorded.
Dollar Volume of Closed Sales
Rolling total
Dollar volume of closed sales reached $207,739,000 in Grey Oaks, $66,650,000 in Talis Park, $187,577,709 in Quail West and $121,890,000 in Mediterra in the 12 months ending August 2026, up 104.4% in Talis Park and up 26% to 28% in Grey Oaks and Quail West.
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Each point on this chart reflects a rolling 12 month total. The chart plots 5 years of history and updates automatically as new MLS data is recorded.
Average Days on Market
Rolling average
Average days on market reached 126 in Grey Oaks, 75 in Talis Park, 102 in Quail West and 149 in Mediterra in the 12 months ending August 2026, down 33.0% in Talis Park and up 41.6% in Grey Oaks.
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Each point on this chart reflects a rolling 12 month average. The chart plots 5 years of history and updates automatically as new MLS data is recorded.
Average Percent of Last List Price
Rolling average
Average percent of last list price reached 95.4% in Talis Park, 94.9% in Grey Oaks, 93.2% in Quail West and 92.9% in Mediterra in the 12 months ending August 2026, up 6.1% in Talis Park and down 1.1% in Mediterra.
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Each point on this chart reflects a rolling 12 month average. The chart plots 5 years of history and updates automatically as new MLS data is recorded.
Chart group source: InfoSparks, Naples Area Board of REALTORS, single family homes priced $2M and above in Grey Oaks, Quail West, Talis Park and Mediterra, plotted across 5 years through August 2026. Price, days on market and percent of list are 12 month rolling averages. New listings, pending sales, total sales and dollar volume are 12 month rolling totals. Homes for sale and months supply are point in time as of August 2026.
Grey Oaks
Mediterra
Talis Park
Quail West
Grey Oaks
Talis Park
Community Focus · Recently PublishedSeptember 2026
How Do Talis Park and Quail West Compare for Naples Golf Buyers?
Talis Park is the more expensive of the two per square foot and the faster moving, at $1,106 and 75 average days on market over the 12 months ending August 2026, against Quail West at $933 and 102 days. Quail West is the deeper market, closing 42 sales to Talis Park's 13. Golf initiation is $250,000 at Quail West and $225,000 at Talis Park, and both are currently full with a waitlist.
Recently published
TALIS PARK VS QUAIL WEST NAPLES FL: COMPARING TWO PREMIER GOLF COMMUNITIES
Talis Park and Quail West sit 10 minutes apart in North Naples and ask buyers for two different commitments.
Quail West is the larger and more traditional of the two. 1,180 acres, 660 single family homes and no condominiums at all, with 576 estate homes on lots of half an acre to a full acre. Golf runs 36 holes designed by Arthur Hills and rebuilt by Drew Rogers in a $43M renovation, and membership is capped at 525 golf members. The club is debt free and member controlled with no CDD fees. Golf initiation is $250,000 and House membership is $100,000.
Talis Park is newer, and has more styles to choose from, including condominiums and villas. 532 residences across 13 neighborhoods, split 337 condominiums and villas to 195 single family homes, so a buyer can enter the community at a condominium price rather than an estate price. The Greg Norman and Pete Dye course was renovated in 2023. Every resident joins at minimum as a Sports Member, which runs a $65,000 initiation and about $10,000 a year and carries limited golf from November through April, 6 times with an existing golf member. Golf membership is $225,000 with annual dues around $24,725.
So in both communities the practical path to golf is the same: buy a home from an owner who is relinquishing their golf membership at closing. In that scenario the membership transfers with the house and you skip the waitlist entirely, though you still pay the club's joining fee in full. If golf is the reason you are moving, the real inventory is not every home listed in the community. It is the much smaller set of homes whose sellers happen to be relinquishing a membership.
Without golf, both have a lower tier that gets you in the door, at $100,000 in Quail West and $65,000 in Talis Park.
Most of my clients are choosing between a few of these clubs, so here is how I frame it.
If you want the largest lots, a traditional club and no condominiums anywhere in the community, Quail West answers that. Half acre to a full acre and larger, 660 homes, 36 holes, and a club that is debt free and member-controlled with no CDD fees.
If you want a newer build and a lower entry point or prefer a smaller club with less members, Talis Park answers that with 532 total homes (195 single-family homes and 337 condos and villas). You can enter at a condominium price rather than an estate price, the course was renovated in 2023, and the minimum membership is the lowest of the four at $65,000.
If you want the strongest recent performance and the closest location to downtown Naples, Grey Oaks answers that. It is also the most expensive club to join, and that fee goes up on October 1.
If value matters more than momentum, Mediterra answers that. It is the softest of the four on price and the slowest to sell, which is precisely why it is the best buying opportunity of the group right now.
None of them is the better community. They are answers to different questions, and the buyers who work out which question they are actually asking before they start touring save themselves months. When I work with buyers, the whole process is really focused on education, so everyone is making the right decisions based on their needs and situations.
Source: membership figures from the Talis Park and Quail West community pages on mattbrownrealestate.com, 2026 fee schedules, subject to change. Market figures from InfoSparks, single family $2M and above, 12 months ending August 2026.
Featured ListingsSeptember 2026
Featured Naples Luxury Listings
Current listings across Naples golf, waterfront and beachfront communities. Among them is 2581 Escada Drive in Tiburón, offered at $7,250,000, where residents have the option of immediate club membership rather than a wait list. See all current featured listings.
Naples luxury market data compiled by William Raveis Luxury, Properties, broken out by price tier, property type, and, community, with days on market and list to sale price ratios
The official Naples Area Board of REALTORS report, with closed sales, median and average closed price, active inventory, and months of supply for every Naples submarket and ZIP code.
Naples Real Estate Market Archive: 12 Reports Since September 2025
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Naples closed 73 single-family sales above $10M in the 12 months ending August 2026, up from 70, as the median rose 17.4% to $15.5M while $1.5M–$5M inventory fell 29%.
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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.
Naples Golf Communities and Naples Real Estate: Common Buyer and Seller Questions
What do Naples real estate market trends tell us about where the market is heading?
The Naples luxury market above $2M is balanced and active. Sales rose 29.8% to 1,110 over the 12 months ending August 31, 2026, but supply now runs 5.8 months between $2M and $5M against 16.2 months above $10M, all very normal for our market. Entry luxury is competitive and the top of the market is patient, so the advice a seller needs depends entirely on which side of that line they sit. Matt Brown publishes this breakdown every month in the Naples market report, with closed sales, median price and supply by tier and community.
What is the price per square foot for luxury homes in Naples Florida?
Across Naples sales of $2M and above, the median price per square foot was $993/sqft over the 12 months ending August 31, 2026. Single family homes ran $827/sqft between $2M and $5M, $1,385/sqft between $5M and $10M, and $2,319/sqft above $10M, while condominiums ran higher at every tier at $1,037/sqft, $1,607/sqft and $2,108/sqft. Condominium buyers pay more per foot for less total space, and in exchange they get location, building amenities and considerably less to look after, which is the whole trade for a seasonal owner. The steepest climb is at the top of the market in Naples ultra-luxury homes above $10M.
Are Naples luxury homes selling above or below asking price?
Below asking, in every tier. Naples homes above $2M closed at an average of 92.9% of last list price over the 12 months ending August 31, 2026, and only 79 of 1,110 sales closed at or above list, which is 7%. Knowing what comparable homes actually closed at, rather than what they were asking, is where the negotiating room in this market comes from, and it is the first thing Matt Brown of William Raveis Real Estate puts in front of a buyer or seller before anyone talks about price.
Is Naples Florida real estate a good investment in 2026?
The Naples market above $2M is transacting more and pricing slightly lower, which favors buyers with time. Sales rose 29.8% to 1,110 over the 12 months ending August 31, 2026 while the median closed price fell 5.3% to $3,125,000. More activity at flat to softer prices usually means sellers have adjusted to meet the market rather than that demand has weakened.
What neighborhoods in Naples have the highest home values?
Port Royal leads Naples by a wide margin, with a median closed price of $17,275,000 on 27 single family sales over the 12 months ending August 31, 2026, followed by Aqualane Shores at $10,400,000 and Coquina Sands at $9,250,000. Among golf communities, Talis Park carries the highest median at $4,587,500 on 12 sales, ahead of Grey Oaks at $4,237,500 on 40 and Quail West at $3,975,000 on 42. Communities with few sales carry less reliable medians than those with many, so read the sales count alongside the price. The highest-value communities in Naples divide broadly into two groups, the waterfront communities that lead the list and the golf communities that follow them.
What are the real differences between buying a single family home versus a luxury condo in Naples?
Condominium sales between $2M and $5M rose 38.7% over the 12 months ending August 31, 2026, while condominium sales between $5M and $10M fell 13.2% against single family homes rising 34.6% in the same band. Condominiums also cost more per square foot at every tier, so the decision is really about whether you are buying space and land or location and services. New construction is a third path that behaves differently again, with deposit structures and delivery timelines that resale does not have, and Matt Brown tracks 13 of the most prominent new condo developments in Naples with current pricing and availability.
What is the average home price in Grey Oaks Naples Florida?
The average sale price for single family homes of $2M and above in Grey Oaks was $5,193,475 over the 12 months ending August 2026, up 12.0% from the prior 12 months. Average price per square foot reached $1,124, up 7.3%, the strongest of the 4 major Naples golf communities. Grey Oaks also carries the tightest supply of the 4 at 2.7 months against nine homes available. Estuary at Grey Oaks is the community's highest tier and is reported inside these figures rather than separately, with four sales over the same 12 months running from $4,250,000 to $10,700,000. Full community detail, current listings and membership structure are on the Grey Oaks community page.
What is the difference between Talis Park and Quail West?
Talis Park is the more expensive of the two per square foot and the faster moving, while Quail West is the deeper market. Talis Park averaged $1,106/sqft and 75 days on market over the 12 months ending August 2026 against Quail West at $933/sqft and 102 days, but Quail West closed 42 sales to Talis Park's 13. A buyer wanting 2 golf courses, larger homes and lot sizes looks at Quail West, and a buyer wanting smaller entry points and more home style options looks at Talis Park. A full side by side is in Talis Park vs Quail West Naples FL, covering membership, lot sizes and resale.
Is a Naples golf community a good place to buy a luxury home?
Golf communities are among the tightest segments in Naples right now, with months of supply running 2.7 to 4.5 across Grey Oaks, Talis Park, Quail West and Mediterra against 7.3 months for the Naples market above $2M overall. 3 Southwest Florida courses are converting to private membership this year, which reflects how many arriving buyers treat club access as a baseline expectation. All four of the major clubs are currently full on golf with a waitlist, so the path in is usually buying a home from a member who relinquishes at closing, which makes the house and the membership one decision rather than two. Matt Brown specializes in these communities and tracks which listings carry a transferring membership. A course by course breakdown is in the top Naples Florida golf courses in golf communities.
How many homes sold in Quail West in the last 12 months?
Quail West closed 42 single family sales of $2M and above over the 12 months ending August 2026, up 27.3% from the prior 12 months and the highest count of the 4 major Naples golf communities. Dollar volume rose 26.1% to $187,577,709 while the average sale price held nearly flat at $4,466,136, down 0.9%. That combination is a community moving volume without pushing price, and it is tracked every month in the Naples Florida real estate market update. The community's ceiling moved sharply though: Matt Brown represented the seller in the highest recorded sale in Quail West history, a record-setting $11.3M closing at 4300 Brynwood Drive in April 2026 that exceeded the prior community record by 32% ($11,300,000 against $8,550,000). Current listings and membership detail are on the Quail West community page.
Source: Matrix MLS and InfoSparks, Naples, 12 months ending August 31, 2026. Community figures are single family homes priced $2M and above.
