How to Sell a Home in Naples, FL in 2026

Naples single-family homes sold at a median $799,000 in October 2026, up 6.5% from a year earlier, and sellers received a median 96.1% of final list price after a median 56 days to contract (Cameron Smith analysis of MLS data, October 2026). With 5.3 months of single-family supply, down from 7.0 a year earlier, a well-prepared home priced from recent closed sales sells, while an aspirational price waits for the next season. The strongest window opens in late winter, when Naples single-family closings ran about twice their November pace in March 2026.

Last updated November 6, 2026.

What are Naples homes selling for right now?

Naples single-family prices are steady to slightly higher, at an $820,000 median over the 12 months to October 2026, up 2.6%, while active listings are down 15.3% from last year and buyers still negotiate, with sales closing at a median 92.7% of original list price (Cameron Smith analysis of MLS data, 12 months to October 2026).

MLS snapshot, Naples single-family homes
Metric	Oct 2026	Oct 2025	Aug to Oct 2026	12 months to Oct 2026
Median sale price	$799,000	$750,000	$785,000	$820,000
Median price vs a year earlier	up 6.5%	Base year	up 3.0%	up 2.6%
Closed sales	325	343	977	4,381
Median price per square foot	$376	$360	$371	$385
Median days list to contract	56	90	61	62
Median days contract to close	36	36	38	36
Sale price vs original list	94.1%	90.9%	93.7%	92.7%
Sale price vs final list	96.1%	95.0%	96.2%	95.6%
Sales with a price reduction	43.9%	56.0%	45.4%	49.4%
Cash sales	48.0%	46.6%	47.9%	50.7%
Active listings at period end	1,935	2,284	1,935	1,935
Months of supply	5.3	7	5.3	5.3
Contracts written	298	321	904	4,368

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

Measure	Figure	Source and period
City of Naples total market value	down 6.14%	Collier County Property Appraiser preliminary figures, June 2026
30-year fixed mortgage rate	7.18%	Freddie Mac, November 5, 2026

The MLS Naples figures cover the Naples postal city on the Collier mainland, so the median still blends Golden Gate Estates with Port Royal. The property appraiser's 2026 market value drop of 5.8% countywide and 6.14% in the City of Naples (June 17, 2026) shows that values cooled from their peak even as recent sales held, so buyers will push back on 2022 pricing. I price from the closed sales that match your location and condition.

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.

When is the best time to list a house in Naples?

List in November or December so your home is fully marketed when seasonal buyers arrive in January, because Naples single-family closings rose from 239 in November 2025 to 484 in March 2026 (Cameron Smith analysis of MLS data, 12 months to October 2026).

The monthly pattern below shows how strongly closings, which trail contracts by about 36 days, cluster from March through June.

Naples single-family closings by month, November 2025 to October 2026
Month closed	Closed sales	Median price	Median days list to contract	Sale vs original list
November 2025	239	$760,000	75	91.9%
December 2025	382	$831,000	59	92.9%
January 2026	275	$885,000	62	92.5%
February 2026	309	$825,000	63	93.1%
March 2026	484	$824,000	60	92.8%
April 2026	474	$900,000	53	92.3%
May 2026	411	$850,000	60	91.2%
June 2026	442	$817,500	64	92.3%
July 2026	388	$804,000	70	92.0%
August 2026	334	$762,500	64	93.6%
September 2026	318	$792,000	64	93.5%
October 2026	325	$799,000	56	94.1%

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

New listings also climb in fall, with 600 new single-family listings in October 2026 alone, so more competition is arriving now. A home that launches with clean paperwork in late fall gets the first look from early-season buyers before the spring listings land.

Hurricane season ends November 30, which removes the risk that a passing storm stops insurers from binding the buyer's policy before closing.

How should a Naples home be priced by location?

Price within your micro-market, because distance to the Gulf, elevation and community type move Naples values more than square footage or finishes.

Olde Naples and Port Royal: the top tier near Fifth Avenue South, Third Street South and deep water. Lot value often outweighs the house, so elevation and buildable area drive the comparison.
Park Shore, the Moorings and Pelican Bay: canal and bay homes beside high-rise condos. Buyers compare original 1970s and 1980s homes against elevated rebuilds on the same street.
Vanderbilt Beach and Naples Park: smaller lots near the beach, where post-Ian rebuilds sell at a large premium to ground-level homes.
North Naples golf and gated communities: buyers weigh club membership type, dues and capital contributions alongside the house.
Golden Gate Estates: larger lots, often with no HOA, and well and septic systems that buyers will inspect.

Bundled golf homes in Naples sold at a median $1,190,000 over the 12 months to October 2026, versus $812,500 for other single-family homes, and went under contract in a median 43 days versus 62 (Cameron Smith analysis of MLS data, 12 months to October 2026). Coastal location still drives the top of the market. For waterfront homes, see waterfront homes in Southwest Florida for what buyers check on docks and seawalls.

What do Naples buyers ask about flooding, elevation and insurance?

Buyers ask whether the home took water in Ian or Helene, where the finished floor sits against base flood elevation, and what insurance will cost to carry.

During Hurricane Ian in 2022, the National Weather Service reported significant to major surge flooding across almost all of Collier County south and west of US 41, and Helene pushed an estimated 3 to 4 feet of water into streets near Naples beaches in 2024 (National Weather Service Miami). Buyers on the coastal side of town will look up your address on the Collier County flood map before they tour.

Elevation certificate: the single most useful document for a quote. Order one now if you do not have it.
Flood discount: unincorporated Collier County's Class 5 Community Rating System rating gives eligible NFIP policies a 25% discount (Collier County 2026 Flood Protection Newsletter).
Citizens rule: all wind-covered Citizens personal residential policies must carry flood coverage starting January 1, 2027 (Citizens Property Insurance).
Insurance cost: the average Collier homeowners premium was $5,534 a year as of March 31, 2026 (Insurance Information Institute via The Cool Down). Roof age and construction move it a lot.
Disclosure: since October 1, 2025, Florida sellers must disclose known flooding that damaged the home during their ownership, plus claims and flood aid from any source (Florida Realtors, September 30, 2025).

How do taxes, club costs and CDDs affect a Naples sale?

They shape the buyer's monthly cost, so show the full annual carrying cost up front instead of letting buyers estimate it from your tax bill.

The City of Naples raised its fiscal 2026-27 rate from 1.23 to 1.29 mills (Gulfshore Business, September 2026), and Collier County's general fund rate is 3.0107 mills (Naples Press, July 2026), with school, fire and other levies on top. Buyers often misread a long-time owner's bill, because Save Our Homes capped your assessed value and their purchase will reset it. Collier lists 29 community development districts in its unincorporated area, and CDD charges appear on the tax bill as non-ad valorem assessments (Collier County). Many golf communities add club dues and a capital contribution due at closing, and bundled golf single-family homes carried median recurring fees of $14,486 a year versus $5,720 elsewhere in Naples (Cameron Smith analysis of MLS data, 12 months to October 2026). I gather the HOA, CDD and club schedules before listing so a buyer sees one honest number.

What if I am a seasonal or non-U.S. seller in Naples?

You can sell from out of state or abroad with remote closing, but plan early for signatures, tax withholding and the home's care while it is on the market.

When the seller is a foreign person, the buyer generally must withhold part of the price for the IRS under FIRPTA: 15% when the price is over $1 million, a 10% rate between $300,000 and $1 million if the buyer will live there, and no withholding at $300,000 or less in that case (National Association of Realtors, archived 2017 summary; IRS). Many Canadian and European owners of Naples second homes fall under this rule, so talk with a cross-border tax professional about a withholding certificate before you list. Second homes carry no homestead exemption, and Amendment 3 does not change that.

What are the steps to sell a home in Naples?

A Naples sale moves through eight steps, and the first five are done before buyers can see the listing.

Pull the property file. Collier County Property Appraiser record, flood zone, elevation certificate, tax bill and any CDD line.
Gather community costs. HOA budget, club dues, capital contribution and transfer rules, and any pending assessments.
Price from closed sales. A range built from recent closings in your micro-market, adjusted for elevation, roof, impact glass and storm history.
Review a net sheet. Estimated proceeds at three list prices, with doc stamps, prorations and credits shown.
Prepare the home and the disclosure package. Flood disclosure, wind mitigation, four-point, permits and repair records.
Launch for season. Professional media, MLS entry, and a showing plan built around January to April traffic.
Negotiate terms, not only price. Insurance contingency, inspection response, club approval timing and closing date.
Manage through closing. Appraisal, insurance binding, estoppels and remote signing if you are away.

What will I net after closing costs in Naples?

Your net equals the sale price minus your loan payoff, Florida documentary stamp tax, brokerage compensation, title and closing fees, prorated taxes, association items and any buyer credits.

Documentary stamp tax on the deed: $0.70 per $100, or $5,593 on a $799,000 sale (Florida Department of Revenue, accessed November 6, 2026).
Property taxes: prorated to the closing date on the calendar-year bill.
Association and club items: estoppel fees, prorated dues and any assessment balance, as the contract allocates them.
FIRPTA withholding: applies only to foreign sellers and is a tax deposit, not a fee, but it affects cash at closing.

Your net sheet shows each line at three prices, so you can see what a quick, well-priced launch nets against a higher start and a later reduction.

Frequently asked questions

What is the median home price in Naples, FL?

The Naples single-family median was $799,000 in October 2026, up 6.5% from a year earlier, and $820,000 over the 12 months to October 2026 (Cameron Smith analysis of MLS data, October 2026). The condo and townhouse median was $446,700 over 12 months. Coastal neighborhoods west of US 41 sell far above those medians, while Golden Gate Estates and East Naples sell below them.

How long does it take to sell a house in Naples?

Naples single-family homes took a median 56 days to go under contract in October 2026 and 62 days over the past 12 months, then a median 36 days to close (Cameron Smith analysis of MLS data, 12 months to October 2026). Cash buyers closed in a median 33 days and financed buyers in 39. Homes listed in late fall and priced from recent sales tend to move faster in season. Homes needing roof, elevation or storm repair work often take longer unless the price reflects it.

Are Naples homes selling below asking price?

Yes, modestly. Naples single-family sellers received a median 96.1% of final list price and 94.1% of original list price in October 2026, up from 95.0% and 90.9% a year earlier (Cameron Smith analysis of MLS data, October 2026). The original list figure includes the effect of price reductions. A home priced close to recent closed sales from the first day usually gives up less than one that starts high and reduces.

Do foreign or Canadian sellers pay extra to sell in Naples?

Foreign sellers do not pay a separate fee, but under FIRPTA the buyer usually must withhold part of the price for the IRS, commonly 15% on sales over $1 million. The seller can often recover the excess when filing a U.S. return or reduce it with a withholding certificate. Speak with a cross-border tax professional before listing.

When is the best month to sell in Naples?

Most sellers do best listing from November through January so the home is ready when seasonal buyers arrive. Naples single-family closings rose from 239 in November 2025 to 484 in March 2026, which shows how strongly demand peaks in spring (Cameron Smith analysis of MLS data, 12 months to October 2026). Hurricane season ends November 30, which lowers insurance timing risk for winter closings.

Do I have to disclose that my Naples home flooded?

Yes. Florida requires residential sellers to disclose flood insurance claims, federal flood assistance and, since October 1, 2025, known flooding that damaged the property during their ownership and flood assistance from any source. Give the disclosure at or before contract signing. Ask a Florida real estate attorney if you are unsure how to answer a question.

Does Amendment 3 affect my Naples sale?

It helps buyers who will live in the home. Starting in 2027, homesteaded properties get up to $150,000 of assessed value exempt from non-school taxes, rising to $250,000 in 2028, for people who are Florida residents by December 31, 2026. It does not apply to second homes and does not change Save Our Homes portability for sellers who buy again in Florida.

Talk to Cameron

When you are ready to sell in Naples, I start with your property appraiser record, flood zone and elevation, gather HOA, CDD and club costs, and price your home from closed sales in your micro-market. You get a written net sheet with doc stamps at $0.70 per $100 and a launch plan timed for season. Call or text me at (239) 940-2101, or request a Naples home value. For context, read the Naples guide, see how Naples compares with Bonita Springs, and learn how portability works when you sell and buy again.

Cameron Smith, eXp Realty LLC. Florida Sales Associate, license SL3246540. In real estate full time since 2009 and a second-generation agent. This page is general information, not legal, tax or insurance advice, and market figures are medians or averages that may not reflect your home. Confirm taxes with the Collier County Tax Collector, FIRPTA questions with a tax professional, disclosure duties with a Florida real estate attorney, and closing costs with your title company.

Sources

Southwest Florida area guides

Naples Cape Coral Fort Myers Bonita Springs Marco Island

How to Sell a Home in Naples in 2026