Selling a Naples Condo in 2026: Price and Prepare

Naples condos sold at a median $450,000 in October 2026, up 4.7% from a year earlier, and $446,700 over the 12 months to October 2026, down 2.5%, with 6.5 months of supply and a median 73 days to contract (Cameron Smith analysis of MLS data, 12 months to October 2026). The units that sell are priced against recent closings in the same building and come with the milestone inspection, structural integrity reserve study (SIRS) and assessment history ready, because building age now moves Naples condo values as much as the view.

Last updated November 6, 2026.

What is the Naples condo market doing right now?

Naples condo prices are slightly lower than last year on a 12-month basis, down 2.5%, and October closings were down 16.5% from a year earlier, so buyers have time to compare buildings and negotiate on price and assessments.

MLS snapshot, Naples condos and townhouses
Metric	Oct 2026	Oct 2025	Aug to Oct 2026	12 months to Oct 2026
Median sale price	$450,000	$430,000	$430,000	$446,700
Median price vs a year earlier	up 4.7%	Base year	up 2.4%	down 2.5%
Closed sales	263	315	845	4,494
Closed sales vs a year earlier	down 16.5%	Base year	down 5.2%	up 17.4%
Median days list to contract	72	86.5	80	73
Sale price vs original list	92.8%	90.6%	92.0%	91.4%
Sale price vs final list	95.2%	94.5%	94.9%	95.0%
Sales with a price reduction	43.7%	55.3%	50.1%	53.1%
Cash sales	71.9%	66.7%	66.0%	67.6%
Active listings at period end	2,416	2,957	2,416	2,416
Months of supply	6.5	9.3	6.5	6.5

Source: Cameron Smith analysis of Southwest Florida MLS data, pulled November 6, 2026.

Measure	Figure	Source and period
Naples condo values from peak	down nearly 17% since August 2022	Zillow Home Value Index via Gulfshore Business, August 1, 2026
Collier condo communities of 25+ units built before 1997	598 of 985	Condo Due Date from DBPR records, October 31, 2026

The slower October matters most. Naples condo closings fell 16.5% from October 2025 while active listings were down 18.3%, so a unit priced for spring 2025 will compete poorly this winter. Statewide condo supply was 7.7 months in September 2026 (Florida Realtors), versus 6.5 months in Naples at the end of October, so Naples is tighter than Florida overall, but not by much.

How these numbers were measured. Figures come from closed MLS sales and listings in Southwest Florida MLS, pulled November 6, 2026. Each city follows the MLS City field. Estero includes Miromar Lakes, Fort Myers covers only the city limits and downtown MLS areas (unincorporated Fort Myers mailing addresses are left out), and Naples is the Naples postal city on the Collier mainland, with Marco Island counted separately. Single-family means detached homes and detached villas that are not condo owned. Condo and townhouse covers condo-owned units in low, mid and high rise buildings, attached villas and townhouses. Manufactured homes, co-ops, timeshares, land and rentals are excluded. Sales under $20,000 or below 50% or above 150% of list price were dropped, and sales entered after the fact without MLS marketing count toward prices but not toward days or sale-to-list figures. Days list to contract runs from the listing date to the first pending date. Months of supply is active listings at period end divided by average monthly closed sales over the prior 12 months. Flood zone is not in the MLS export, so any flood zone figures on this page come from FEMA or county sources. Condo special assessment means the listing shows a recurring or one-time special assessment. Naples submarkets such as Park Shore, the Moorings, Pelican Bay and Vanderbilt Beach are not separate fields in the pull, so they are not broken out.

How does my building's age affect what buyers will pay?

Older buildings sell at a discount unless the milestone inspection is done, the SIRS is filed and the repair and funding plan is written down with dollar figures.

Collier County requires a milestone inspection for condo and co-op buildings of three or more habitable stories 30 years after the certificate of occupancy, or 25 years for buildings within three miles of saltwater, and every 10 years after that (Collier County Milestone Inspections, accessed November 6, 2026). Since nearly all of coastal Naples is within three miles of the Gulf, that earlier clock applies to most beach-side towers on the county's list. The county's January 2026 list shows milestone due dates running from 2023 through 2051, with large groups due in 2033 and 2034 (Collier County).

Buyers sort buildings into three groups, and the MLS shows the price gap, with Naples condos in buildings from 2010 or later selling at a median $565,000 over the past 12 months versus $355,000 in buildings from 1995 or earlier.

Naples condo sales by year built, 12 months to October 2026
Segment	Closed sales	Median price	Median price per sq ft	Median days list to contract	Sale vs original list
Built 1995 or earlier	1,981	$355,000	$278	73	90.3%
Built 1996 to 2009	1,762	$443,750	$269	73	91.9%
Built 2010 or later	751	$565,000	$334	70.5	93.1%

Source: Cameron Smith analysis of Southwest Florida MLS data, pulled November 6, 2026.

The MLS age groups do not line up exactly with the groups below, and building height also matters, since Naples condos in buildings of three or more stories sold at a median $738,750 versus $420,000 in shorter buildings.

Pre-1990s towers: most scrutiny. Buyers want the Phase 1 and any Phase 2 report, the repair permit status and how repairs are funded.
1990s buildings: many reached or will soon reach their first milestone. Buyers ask whether an assessment is coming.
Post-2000 buildings with funded reserves: usually the easiest to sell, but buyers still check the SIRS funding plan.

Of 985 Collier condo communities with 25 or more units, at least 184, or 31%, had a SIRS on file with the state as of November 3, 2026 (Condo Due Date, from DBPR records). A missing filing does not prove no study exists, but buyers do look it up, so have your association's copy ready.

Which documents do Naples condo buyers ask for?

Expect requests for the milestone report, the SIRS and its funding method, the budget, recent minutes and the master insurance policy, often before a buyer will write an offer.

Under HB 913, resale buyers have 7 days after receiving the condo documents to cancel, up from 3, and the SIRS funding method must be disclosed (Office of the Governor, June 23, 2025). The 2026 Legislature did not change the condo statute, so the 2024 and 2025 rules still apply (Hamilton Mikes, September 26, 2026). My Naples condo file includes:

Collier County milestone status for the building, plus Phase 1 and Phase 2 reports if issued
The SIRS, the funding method chosen and the current reserve balance
Board minutes for 12 to 24 months, which often preview assessments
Master policy declarations, wind and flood deductibles and the renewal date
Lease minimums, pet rules and the board approval process and timeline
An estoppel certificate showing what is owed on the unit

How do I sell a Naples condo with a special assessment?

Disclose it with the exact amount and schedule, then decide before listing whether you will pay it, credit it or split installments. Unknown amounts cost sellers more than known ones.

Who pays is a contract term. If the board has voted the assessment, buyers can price it. If repairs are still being scoped, buyers discount for the worst case. A board letter stating the scope, the cost estimate and the timeline usually narrows that gap. For the full approach, see selling a condo with a special assessment.

Can buyers finance and insure a unit in my building?

Many can, but lenders review the building as well as the buyer, so deferred maintenance, pending repairs or thin reserves can push your sale toward cash buyers.

With the 30-year fixed rate at 7.18% (Freddie Mac, November 5, 2026), financed buyers watch dues and assessments closely, and 71.9% of Naples condo sales in October 2026 were cash, up from 66.7% a year earlier (Cameron Smith analysis of MLS data, October 2026). On insurance, Citizens condo unit-owner policies are exempt from its new flood requirement (Citizens Property Insurance), but buyers will ask about the master policy. SB 1028 routes commercial residential applications, which includes condo associations, through the Citizens clearinghouse with a 15% surplus lines price test by January 1, 2027 (ResourcePro, 2026). Ask your manager for the renewal outlook now.

What are the steps to sell a condo in Naples?

A Naples condo sale moves through eight steps, and the building file is the first one because it shapes the price.

Request the building file. Milestone status, SIRS, budget, reserves, minutes, master policy and rules.
Order the estoppel early. It confirms dues, assessments and any balance owed on the unit.
Price from closed sales in your building. Then from comparable buildings of similar age, reserve status and Gulf proximity.
Review a written net sheet. Proceeds at three prices with doc stamps, prorations and any assessment payoff or credit.
Prepare the unit and the disclosures. Flood disclosure, impact glass and HVAC details, and any upgrades with permits.
Launch for season with the documents attached. A complete package lets the 7-day review clock start on time.
Negotiate offer terms. Price, assessment allocation, board approval timing and closing date.
Manage approval and closing. Association application, interview if required, title and remote signing.

What will I net from a Naples condo sale?

Your net is the price minus your loan payoff, documentary stamp tax, brokerage compensation, title and closing fees, prorated taxes and dues, estoppel fees and any assessment credit.

Documentary stamp tax: $0.70 per $100, or $3,127 on a $446,700 sale (Florida Department of Revenue, accessed November 6, 2026).
Assessments: paid, credited or split as the contract states.
City of Naples units: taxes reflect the city rate of 1.29 mills for fiscal 2026-27 (Gulfshore Business, September 2026), prorated at closing.
Foreign sellers: FIRPTA withholding may apply at closing, so plan with a tax professional.

Frequently asked questions

What is the median condo price in Naples?

The Naples condo and townhouse median was $450,000 in October 2026, up 4.7% from a year earlier, and $446,700 over the 12 months to October 2026, down 2.5% (Cameron Smith analysis of MLS data, 12 months to October 2026). Those figures cover the Naples postal city on the Collier mainland, and Marco Island condos had a 12-month median of $613,750. Gulf-front towers sell far above both figures, so compare your unit with your own building.

How long does it take to sell a Naples condo?

Naples condos took a median 73 days to go under contract over the 12 months to October 2026, and closing added a median 34 days for board approval and financing (Cameron Smith analysis of MLS data, 12 months to October 2026). Units with a finished milestone inspection, a filed SIRS and no open assessment questions often sell faster. Units in buildings with unknown repair costs usually take longer or sell to cash buyers at a discount.

Does my Naples condo building need a milestone inspection?

If it has three or more habitable stories, yes. Collier County requires the first inspection 30 years after the certificate of occupancy, or 25 years for buildings within three miles of saltwater, then every 10 years. Ask your association manager for the building's status and any Phase 1 or Phase 2 reports before you list.

How can I check whether my building filed its SIRS?

The Florida Department of Business and Professional Regulation keeps a database of filed structural integrity reserve studies. Third-party sites such as Condo Due Date summarize it; as of November 3, 2026 it showed at least 31% of Collier communities with 25 or more units had a filing. A missing record is not proof, so ask the association for its copy.

Who pays a special assessment when I sell my Naples condo?

The purchase contract decides. Sellers commonly pay it off at closing, give the buyer a credit, or pay installments due before closing while the buyer pays later ones. Buyers pay more for a known, voted amount than for repairs still being scoped. Confirm what is owed with an estoppel certificate from the association.

Should I wait to sell until my building's repairs are finished?

Only if the numbers support it. If the assessment is set and work is scheduled, selling now with a clear credit can work. If the scope is unknown, many buyers will wait or discount heavily. Waiting costs dues, taxes, insurance and the assessment itself, so compare both scenarios on a written net sheet.

When is the best time to sell a Naples condo?

Most Naples condo buyers shop from January through April, when seasonal residents are in town, and Naples condo closings peaked at 585 in April 2026, versus 248 in November 2025 (Cameron Smith analysis of MLS data, 12 months to October 2026). Listing in November or December gets your unit in front of them first. Have the building documents ready at launch, because the 7-day buyer review period under HB 913 starts only when the buyer receives a complete package.

Talk to Cameron

When you are ready to sell a Naples condo, I review your building's milestone status, SIRS, reserves, minutes and master policy with you, price your unit from closed sales in your building and its true competitors, and give you a written net sheet with doc stamps at $0.70 per $100. Call or text me at (239) 940-2101, or send your building and unit number. More reading: the Naples guide, selling a condo under the new condo laws and what condo buyers check.

Cameron Smith, eXp Realty LLC. Florida Sales Associate, license SL3246540. In real estate full time since 2009 and a second-generation agent. This is general information and not legal, tax or insurance advice. Condo requirements vary by building, and market figures are medians or averages that may not reflect your unit. Confirm milestone status with Collier County or the City of Naples building department, assessments with your association, and closing costs with your title company.

Sources

Southwest Florida area guides

Naples Cape Coral Fort Myers Bonita Springs Marco Island

Selling a Naples Condo in 2026: Building Age, SIRS and Pricing