As we settle into the start of 2026, I want to thank you for continuing to follow along and stay engaged with the Naples real estate market. The year is already off to a strong start, with buyer activity, showings, and early-season momentum carrying forward from a very active close to 2025.
This month’s newsletter includes a comprehensive year-end recap of 2025, with a closer look at the broader market as well as a deeper dive into homes priced over $1 million and the luxury communities that continue to define Naples. We’ve also included a short video summarizing the key market themes, offering a clear, high-level view of how the market performed and what stood out across the luxury segment.
As always, you’ll also find our January market commentary and data insights, December real estate market reports, and a curated collection of local and real estate news to help you stay informed as the season unfolds. I hope you enjoy the recap and find the information useful as we head into another dynamic year in Naples real estate.
Matt
Area Real Estate News Summary
Below you will find the featured area real estate news, packaged into a nice summary by topic. If you would like to scan or read the individual news articles, they are provided towards the end of the newsletter. You can > jump to the section here.
January 2026 Naples Market Trends Recap
These trends matter because they shape buyer behavior, pricing resilience, and long-term real estate demand across Naples and surrounding markets.
- Mixed-Use Growth Expands in Bonita Springs – Bonita Springs approved the Revana Lakes project on a 204-acre site, including up to 299 homes and roughly 100,000 square feet of commercial space, signaling continued eastward development momentum in Lee County.
- Mortgage Rate Outlook Supports Market Activity – Forecasts suggest easing mortgage rates could help revive Florida’s housing market in 2026, potentially improving affordability and transaction volume across Southwest Florida.
- Wealth Migration Drives Luxury Demand – South Florida luxury home sales reached a four-year high, fueled by affluent buyers relocating from high-tax states, reinforcing long-term demand for premium real estate in the region.
- Property Tax Debate Signals Policy Uncertainty – Ongoing discussion around eliminating or reforming property taxes in Naples highlights potential long-term implications for homeowners, municipal funding, and real estate values.
Naples Luxury Real Estate Highlights
These signals matter because luxury activity often leads broader market cycles and reflects confidence in Naples as a global high-end real estate destination.
- Ultra-Luxury Penthouse Hits the Market – A newly listed penthouse at The Regent in Naples showcases the continued appetite for trophy properties, highlighting Naples’ position among top U.S. luxury residential markets.
- Naples Featured Among Top U.S. Luxury Sales – Naples appeared in rankings of the most expensive home sales nationwide, underscoring the city’s growing role in the national luxury housing market.
- Carnelian Hotel and Sterling’s Club Break Ground – Construction began on a six-story luxury hotel featuring 70 suites and an ultra-exclusive private members club near Waterside Shops, marking a major addition to Naples’ high-end hospitality and lifestyle landscape.
- Golf Course Redesign Earns National Recognition – Vineyards Country Club’s North Course redesign received national recognition from Golf Digest, reinforcing Naples’ reputation as a premier golf destination and strengthening the appeal of golf-centric communities.
Naples Community & Lifestyle Updates
These developments matter because lifestyle amenities directly influence property values, buyer demand, and long-term desirability of Naples neighborhoods.
- $350 Million Expansion of NCH Women’s & Children’s Services – NCH announced a major expansion of healthcare facilities in Naples, representing one of the largest recent healthcare investments in the region and strengthening local infrastructure.
- Naples Pier Rebuild Advances – Local officials marked progress on rebuilding the hurricane-damaged Naples Pier, a landmark project expected to restore a key cultural and tourism asset for the city.
- Pelican Bay Adds 20 New Pickleball Courts – The opening of new courts reflects rising demand for active lifestyle amenities in Naples’ premier communities, reinforcing lifestyle-driven real estate demand.
- Restaurant and Hospitality Trends Reshape Naples Dining Scene – Transformations across Naples’ restaurant and hospitality sector highlight continued investment in upscale dining and experiential venues, strengthening the city’s lifestyle appeal.
Naples Luxury Real Estate: 2025 Year-in-Review and the Path to 2026
The following report provides a detailed analysis of the 2025 Naples luxury real estate market, focusing exclusively on properties priced over $1 million. The year was defined by market stabilization, high-value record transactions, and a transition toward a balanced professional environment.
ECONOMIC CONTEXT AND MARKET DRIVERS
The luxury real estate sector was supported by a strong financial backdrop throughout 2025. The US stock market delivered its third consecutive year of double-digit gains, with the S&P 500 rising approximately 16%–18% despite significant tariff-induced volatility in the spring.
Locally, buyer confidence remained steady as the region avoided direct hurricane impacts during the season. This stability was further reinforced by interest rates dropping a full percentage point over the year and improved insurance availability. By October, the market reached a balanced state where supply met demand, creating a fair negotiating environment for both buyers and sellers.
RECORD-BREAKING TRANSACTIONS
The ultra-luxury segment reached a historic milestone with the sale of a waterfront estate in Port Royal for $225,000,000. This transaction, representing the second-highest residential sale in United States history, comprised three separate properties on Gordon Drive. The 15-acre estate features 800 feet of direct Gulf frontage and a primary residence spanning 8,800 square feet.
HIGH-END COMMUNITY PERFORMANCE
Key luxury neighborhoods demonstrated consistent demand and substantial value retention for properties exceeding $1 million:
- Port Royal: Beyond the record-breaking Gordon Drive transaction, the community saw 30 single-family homes sold with an average price of $23,111,500.
- Aqualane Shores: This area recorded significant activity, highlighted by the $31,501,705 sale of a brand-new, furnished estate.
- Old Naples: A total of 60 single-family homes were sold, commanding an average of $2,026 per square foot and a peak sale of $19,000,000.
- Grey Oaks: Single-family homes in this community maintained an average price of $4,658,526, with a notable new construction property selling for $16,500,000.
- Pelican Bay: As a primary hub for high-end condominiums, this neighborhood recorded 239 sales with an average price of $2,180,401 and a top sale of $15,500,000.
- Pine Ridge Estates: Preferred by buyers seeking larger parcels, homes in this area averaged 5,575 square feet, with a top sale of $16,345,000.
- Quail West: This community saw 36 single-family homes sold at an average price of 4,447,185 (920 per square foot). The highest sale reached $7,850,000 for a furnished home on a 1.34-acre lot.
- Mediterra: In the single-family and villa segment, 31 homes sold at an average price of 3,947,693 ,with a peak sale of 13,250,000. Additionally, 17 condominiums sold at an average price of 1,384,706, with a top condo sale of 2,050,000.
MARKET DYNAMICS AND STRATEGIC SHIFTS
Throughout 2025, sellers of luxury properties adopted more realistic pricing strategies, moving away from “aspirational” figures to remain competitive in a stabilizing market. This shift contributed to steady activity in the second half of the year:
- July: Pending sales increased by 19.9 percent, driven by sustained demand for quality homes and new construction.
- September: Pending sales rose 21.1 percent, marking the first time September activity exceeded pre-pandemic 2019 levels.
- November: Closed sales increased by 9.8 percent compared to the previous year, supported by a gentle softening of prices leading into the 2026 season.
Entering 2026, Naples luxury real estate reflected healthy inventory and positive momentum, giving affluent buyers diverse choices while preserving the long-term value of high-end real estate. For current conditions, see the Naples Florida Real Estate Market Update.
December 2025: Naples Market Trends and Commentary
Summary of 2025 Naples Area Sales by Neighborhood and broken down by single-family properties and condominiums. Tables are part of the William Raveis Naples & Bonita Springs Luxury Properties Market.
In this month’s Naples real estate market trend review, I charted the market trends for all properties sold in Naples over $1M and separated the trend lines for single family homes and condominiums. Sales in Naples over $1M represent the top 34% of the overall Naples market based on sales in the last 12 months (2,235 sales out of 6,513 total transactions). The charts display market data over the last 6 years. Please note that most charts represent a 12-month rolling average or rolling total.
The average sales price for single family-homes and condominiums in Naples over $1M over the last 12 months (compared to the same 12-month period a year ago):
The average sales price per square foot for single-family homes and condominiums in Naples over $1M over the last 12 months (compared to the same 12-month period a year ago):
The months of supply for single-family homes and condominiums in Naples over $1M for September 2025 (compared to September 2024):
The number of single-family homes and condominiums for sale in Naples over $1M for September 2025 (compared to September 2024):
The total number of new listings of single-family homes and condominiums in Naples over $1M over the last 12 months (compared to the same 12-month period a year ago):
The total number of pending sales of single-family homes and condominiums in Naples over $1M over the last 12 months (compared to the same 12-month period a year ago):
The total number of single-family homes and condominiums sold in Naples over $1M over the last 12 months (compared to the same 12-month period a year ago):
The total dollar volume of closed sales for single-family homes and condominiums in Naples over $1M over the last 12 months (compared to the same 12-month period a year ago):
The average days on the market for single-family homes and condominiums in Naples over $1M over the last 12 months (compared to the same 12-month period a year ago):
The average discount below the last asking price for single-family homes and condominiums in Naples over $1M over the last 12 months (compared to the same 12-month period a year ago):
Area Real Estate News Articles
Below are the full articles for you to explore each story in more detail. If you would like to look back at all our monthly news posts, check out our Facebook or LinkedIn pages.
Property Tax Cuts Could Raise Naples Home Prices
Eliminating homestead property taxes could push Naples home prices higher and attract more buyers. Local leaders caution it may also reduce funding for essential services that support the area’s quality of life.
Full story →
Property Tax Cuts Could Raise Naples Home Prices
Eliminating homestead property taxes could push Naples home prices higher and attract more buyers. Local leaders caution it may also reduce funding for essential services that support the area’s quality of life.
160+ Restaurants Open or Rebrand in Southwest Florida
SWFL dining scene saw over 160 openings, relocations, and rebrands in 2025, including Italian, Mexican, coffee, and pizza spots, with many recovering from Hurricane Ian or updating concepts.
Full story →
160+ Restaurants Open or Rebrand in Southwest Florida
SWFL dining scene saw over 160 openings, relocations, and rebrands in 2025, including Italian, Mexican, coffee, and pizza spots, with many recovering from Hurricane Ian or updating concepts.
Florida Housing Slows in 2025, Set for 2026 Rebound
Florida’s housing market cooled in 2025, with stable prices and higher inventory giving buyers more leverage. Easing mortgage rates and rising international demand, especially from Canadians, could fuel a rebound in 2026.
Full story →
Florida Housing Slows in 2025, Set for 2026 Rebound
Florida’s housing market cooled in 2025, with stable prices and higher inventory giving buyers more leverage. Easing mortgage rates and rising international demand, especially from Canadians, could fuel a rebound in 2026.
Pelican Bay Park Adds 20 New Pickleball Courts
Pelican Bay Park added new pickleball courts, upgraded tennis courts, a playground, and more parking through a $7 million public-private partnership, with half the courts open to the public.
Full story →
Pelican Bay Park Adds 20 New Pickleball Courts
Pelican Bay Park added new pickleball courts, upgraded tennis courts, a playground, and more parking through a $7 million public-private partnership, with half the courts open to the public.
Groundbreaking Marks Start of Naples Pier Reconstruction
Naples officials held a groundbreaking ceremony for the reconstruction of the Naples Pier, damaged by Hurricane Ian, kicking off an 18-month project expected to restore the iconic landmark by 2027.
Full story →
Groundbreaking Marks Start of Naples Pier Reconstruction
Naples officials held a groundbreaking ceremony for the reconstruction of the Naples Pier, damaged by Hurricane Ian, kicking off an 18-month project expected to restore the iconic landmark by 2027.
Lee County’s Most Expensive Home in 2025 Sells for $14.3M
A Bonita Beach home at 26532 Hickory Blvd sold for $14.3 million, setting a new Lee County record. The six-bedroom modern beach house highlights rising luxury home prices in Southwest Florida.
Full story →
Lee County’s Most Expensive Home in 2025 Sells for $14.3M
A Bonita Beach home at 26532 Hickory Blvd sold for $14.3 million, setting a new Lee County record. The six-bedroom modern beach house highlights rising luxury home prices in Southwest Florida.
Luxury Home Sales Dip in 2025, Signal Buyer-Friendly 2026
The priciest home sales in 2025 fell below 2024 levels, led mostly by Florida and California. Experts expect a buyer-friendly 2026, with demand focused on privacy and tax-advantaged markets.
Full story →
Luxury Home Sales Dip in 2025, Signal Buyer-Friendly 2026
The priciest home sales in 2025 fell below 2024 levels, led mostly by Florida and California. Experts expect a buyer-friendly 2026, with demand focused on privacy and tax-advantaged markets.
$30M Glass-Walled Penthouse Hits Market in Naples
A 12,000-square-foot, full-floor penthouse at the Regent in Naples is listed for $29.9 million, making it the most expensive finished condo ever offered in the building and underscoring Naples’ growing ultra-luxury real estate appeal.
Full story →
$30M Glass-Walled Penthouse Hits Market in Naples
A 12,000-square-foot, full-floor penthouse at the Regent in Naples is listed for $29.9 million, making it the most expensive finished condo ever offered in the building and underscoring Naples’ growing ultra-luxury real estate appeal.
NCH Unveils $350M Expansion for Women’s and Children’s Care
NCH announced plans for a $350 million women’s and children’s pavilion at its North Naples campus, expanding advanced maternity, neonatal, and pediatric services through a partnership with Nicklaus Children’s Hospital.
Full story →
NCH Unveils $350M Expansion for Women’s and Children’s Care
NCH announced plans for a $350 million women’s and children’s pavilion at its North Naples campus, expanding advanced maternity, neonatal, and pediatric services through a partnership with Nicklaus Children’s Hospital.
Golf Digest Honors Vineyards CC North Course Redesign
Vineyards Country Club’s redesigned North Course earned national “Best Transformations” recognition from Golf Digest, making it the only Southwest Florida course and one of just three in Florida to receive the honor.
Full story →
Golf Digest Honors Vineyards CC North Course Redesign
Vineyards Country Club’s redesigned North Course earned national “Best Transformations” recognition from Golf Digest, making it the only Southwest Florida course and one of just three in Florida to receive the honor.
South Florida $10M+ Home Sales Surge on Wealth Migration
SWFL saw a four-year high in $10 million-plus home sales in 2025, driven by an influx of wealthy domestic and international buyers. Tax advantages, lifestyle appeal, and cash-heavy purchases are fueling demand, especially in Miami.
Full story →
South Florida $10M+ Home Sales Surge on Wealth Migration
SWFL saw a four-year high in $10 million-plus home sales in 2025, driven by an influx of wealthy domestic and international buyers. Tax advantages, lifestyle appeal, and cash-heavy purchases are fueling demand, especially in Miami.
Carnelian Hotel and Sterling’s Club Begin Construction
Construction is underway on The Carnelian, a 70-room luxury hotel with the exclusive Sterling’s private club in North Naples. The five-star project across from Waterside Shops is slated to open in late 2027.
Full story →
Carnelian Hotel and Sterling’s Club Begin Construction
Construction is underway on The Carnelian, a 70-room luxury hotel with the exclusive Sterling’s private club in North Naples. The five-star project across from Waterside Shops is slated to open in late 2027.
Bonita Springs Approves Revana Lakes Mixed-Use Development
Bonita Springs City Council approved Seagate Development’s Revana Lakes project, a 204-acre mixed-use community east of I-75 with up to 299 homes and 100,000 square feet of commercial space. Construction is expected to begin in 2027, with the first residents arriving in 2028.
Full story →
Bonita Springs Approves Revana Lakes Mixed-Use Development
Bonita Springs City Council approved Seagate Development’s Revana Lakes project, a 204-acre mixed-use community east of I-75 with up to 299 homes and 100,000 square feet of commercial space. Construction is expected to begin in 2027, with the first residents arriving in 2028.
The Avenue Breaks Ground in Downtown Naples
The Avenue, a luxury mixed-use project on Fifth Avenue South, broke ground Jan. 22 and will deliver 50 upscale residences above 75,000 square feet of retail and dining space, with completion expected in about two years.
Full story →
The Avenue Breaks Ground in Downtown Naples
The Avenue, a luxury mixed-use project on Fifth Avenue South, broke ground Jan. 22 and will deliver 50 upscale residences above 75,000 square feet of retail and dining space, with completion expected in about two years.
Naples Home Sales Jump 29% as Prices Cool
Naples-area home sales surged nearly 29% in December as median prices dipped 5%, signaling a more balanced market with improved inventory and growing opportunities for buyers heading into 2026.
Full story →
Naples Home Sales Jump 29% as Prices Cool
Naples-area home sales surged nearly 29% in December as median prices dipped 5%, signaling a more balanced market with improved inventory and growing opportunities for buyers heading into 2026.
Search Naples Homes For Sale
Below are Naples’ newest properties on the market priced above $2,000,000. See any that are interesting? Let’s connect! If you’d like to search all Southwest Florida properties, visit our website → SEARCH → Search Properties page.
Southwest Florida & Naples Real Estate Market Reports
Each month, my real estate newsletter includes previous months’ published market reports for the Naples, Florida, area, including the William Raveis luxury real estate market report and the Naples Area Board of REALTORS® (NABOR) market report.
Market Report Summary for December 2025: Naples’ real estate market closed the year with clear signs of stability and renewed buyer activity. According to the December 2025 market data, closed sales increased by 28.8% year over year, while pending sales rose by 12.5%, signaling growing confidence among buyers heading into season. Inventory remained elevated at roughly 8.3 months of supply, providing buyers with more options, while pricing remained historically strong despite modest normalization. Luxury single-family homes continued to outperform the broader market, while the condominium segment reflected slower absorption and greater negotiation leverage for buyers. Overall, performance varied by neighborhood and property type, reinforcing the importance of localized insight when evaluating opportunities in the Naples market.
Where can I download the full Naples luxury market reports?
The complete reports are available below. For the full archive, visit all Naples market reports →
Naples & Bonita Springs (William Raveis) – Dec 2025
All price tiers, community snapshots, 12-month rolling trends. Southwest Florida MLS west of US 41.
Naples Board of Realtors (NABOR) – Dec 2025
Full NABOR® analysis of all price segments, inventory trends and year-over-year comparisons.
All Newsletters
Every past edition in one place: market data, commentary and the stories behind the numbers, month by month.
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.
