More homes are selling, fewer are being listed, and prices are flat. Naples closed 622 sales in August 2026, up from 615 a year earlier. The median closed price was $575,000, down 1.7% from $585,000. Inventory fell 16.3% to 4,093 homes, and supply dropped to 5.4 months from 8.1.

Every figure in this post comes from the Naples Area Board of Realtors August 2026 market report, released September 25. It covers Collier County, not including Marco Island.

The August numbers

  • Closed sales: 622, up 1.1%
  • Pending sales: 769, up 1.9%
  • Median closed price: $575,000, down 1.7%
  • New listings: 792, down 15.5%
  • Homes for sale: 4,093, down 16.3%
  • Average days on market: 99, down from 107
  • Months of supply: 5.4, down from 8.1
  • Price reductions: 790, down from 1,132

Closed sales have now beaten the same month of the prior year for 15 months in a row. Year to date, pending sales are up 21.7% and closed sales are up 16.2%.

Houses and condos are moving in different directions

Single family homes: 350 closed sales, up 5.1%. Median $717,500, down 1.7% from $730,000. Inventory 1,994, down 17.5%. Year to date, the single family median is up 4.1%.

Condos: 272 closed sales, down 3.5%. Median $417,500, up 2.7% from $406,500. Inventory 2,099, down 15.2%. Year to date, the condo median is down 4.3%.

One good condo month does not undo a down year. If you are shopping condos, the building matters more than the county median. Read the budget, the reserves and the last two years of board minutes before you write an offer.

If you are selling this fall

Less competition has not turned into higher prices. The Naples median in August 2026 is exactly where it was in August 2022, $575,000. What has changed is that buyers act on homes priced right and pass on the rest. Price cuts fell 30% year over year, which tells me more sellers are starting at a realistic number instead of cutting their way to one.

Ninety-nine days is still the average. Price it right for the first weekend and you will likely beat that. Price it for 2022 and you will likely be part of it. My seller page covers how I set a list price.

If you are buying

5.4 months of supply is more choice than buyers had in 2021 or 2022, and fewer price cuts means less room to wait for one. Last year supply climbed from 7.6 months in August to 9.2 months by January as seasonal sellers listed. If that happens again, you will see more homes this winter, along with more seasonal buyers looking at them.

If you already know the neighborhood and the price range, the next few weeks are quieter than January will be. If you are still deciding where to live, my buyer page is the place to start.

What about Bonita Springs, Estero and Fort Myers?

Those three sit in Lee County, which reports through a different Realtor board, so they are not in these numbers. I keep them separate rather than blend two reports. For what each area is like to live in, see Bonita Springs, Estero and Fort Myers, or Naples.

Want to know what these numbers mean for a specific home or neighborhood? Call John at 239-304-6224 or send a message.