08/30/2026
Apart from the swanky JW Marriot Hotel currently under construction there, Bayshore will now be the site of the hugely popular "Cars on 5th" event. But there's more! The area around Fifth Avenue South is growing up — literally. Rising three to 15 stories, six luxury condominiums within a 1-mile radius are ushering in a new era of urban living that’s closer to downtown’s restaurants and stores than Port Royal and The Moorings. With addresses along Fifth Avenue South, Davis Boulevard and Third Street South, the buildings will collectively add 214 residences, a 126-room hotel, a 120-slip marina, retail, restaurants and office space. For the full detail, click here:
https://www.gulfshorebusiness.com/development/new-era-of-luxury-urban-living-shapes-fifth-avenue-south/article_d49b2d2a-68ad-5969-b3bc-caf41e39e53c.html
OK... on we go to review the July 2026 data and scuttlebutt...
A generous wave of new listings in July met a continuing wave of eager buyers in Naples this summer. The addition of 916 homes to the market, up 8.1 percent from 847 in July 2025, helped replenish inventory as stronger-than-usual July sales activity increased the pace at which available homes were being purchased. Closed sales increased 14.5 percent to 733 closed sales from 640 closed sales in July 2025, but pending sales (homes under contract) decreased 5.6 percent to 762 pending sales from 807 pending sales in July 2025. The data shows the Naples housing market is well balanced.
Buyers are actively purchasing homes, particularly higher-priced luxury properties, while sellers are becoming more realistic about the prices they are asking. Together, these conditions are helping the market function well. These positive market conditions continue to support Naples’ reputation as one of the most desirable places in the world to own a home.
Pending sales showed some weakness as it declined for the first time in 16 months year-over-year. But that decline shouldn’t necessarily be viewed as a sign that the market is performing poorly because overall summer sales remain stronger than what we’ve experienced during the past four or five summers. Current summer sales activity is roughly five percent higher than the historical summer norm.
Summer Inventory Tightens
Demand for homes in Naples has outpaced inventory since January, leading many of us reviewing the July Market Report to question when a tightening supply might begin to put upward pressure on prices. The number of price decreases is going down, which is indicative of more accurate pricing. July reported 970 price decreases compared to 1,296 in July 2025.
Overall inventory decreased 21 percent in July to 4,415 properties from 5,586 properties in July 2025. This resulted in a 33.3 percent decreased in months supply of inventory for July, or 5.8 months supply of inventory down from 8.7 months supply of inventory in July 2025.
According to Cindy Carroll of Carroll & Carroll Appraisers & Consultants, LLC, “Several communities are already experiencing extremely limited inventory including popular neighborhoods like Kensington, Bear’s Paw, and Wyndemere. Even in Golden Gate Estates, east of Collier Boulevard, there is only a 6 months supply of homes. Months of supply is playing out as it should, but it’s still summer. Some sellers temporarily remove listings during the summer. Three months from now we should have a better idea of where inventory is headed.”
Even with 5.8 months of supply, we’re in a balanced market for a typical summer. That level is still very healthy for both buyers and sellers today.
Summer Buyers Take a Deliberate Approach
While demand remains healthy, buyers are taking more time to evaluate their options and negotiate purchases. The number of days a home remained on the market before it sold increased 6.9 percent in July to 108 days from 101 days in July 2025. Broker analysts say the increase in days on market reflects a more deliberate approach among buyers as they take time to carefully consider available properties and negotiate before making a purchase.
Buyers are taking their time in making decisions, but deals are not falling apart. Those waiting for rates to move into the five percent range are realizing that’s probably not going to happen anytime soon. For many buyers, it makes more sense to purchase now and refinance later if rates come down.
The overall median closed price in July increased 2.6 percent to $590,000 from $575,000 in July 2025. In the single family home market, the median closed price increased 12.9 percent to $745,000 from $660,000. However, in the condominium market, the median closed price decreased 4.8 percent to $400,000 from $420,000 in July 2025.
Legislation allowing reserves to be financed could become a leading indicator of what’s ahead in the condo market. Condominium prices in the Naples Beach area (34102, 34103, 34108) decreased 3.7 percent in July, while closed sales of condominiums in this area increased 29.6 percent. Likewise, condominium prices in North Naples (34109, 34110, 34119) decreased 9.7 percent, while closed sales of condominiums in this area increased 40 percent.
High End Market Heats Up
It’s been a decent summer for the high-end market. Normally, we don’t see a large number of high-end buyers during the summer, but this year they are in the area actively looking at properties and some are pulling the trigger on purchases. There were 10 sales above $10 million in July, including three transactions exceeding $20 million. The ultra-high-end market is very active this summer. And as consumer tastes continue to evolve, Naples continues to benefit from that demand.
The July Market Report supports these observations. In the Naples Beach area, single-family home closed sales increased 37.5 percent in July, while its median closed price increased 31.6 percent year over year to $2.5 million from $1.9 million in July 2025. In North Naples, single-family home closed sales increased 11.1 percent, while its median closed price increased 46.2 percent year over year to $1,132,500 from $774,750 in July 2025.
The NABOR® July 2026 Market Report provides comparisons of single-family home and condominium sales (via the Southwest Florida MLS), price ranges, and geographic segmentation and includes an overall market summary. NABOR® sales statistics are presented in chart format, including these overall (single-family and condominium) findings for 2026:
Looking Ahead
Broker analysts reviewing the July report are encouraged by the market’s overall direction. Even though inventory continues to tighten, closed sales for July were stronger than historical summer averages. And luxury home buyers, who are typically absent from the summer market, are very active this summer. Another positive: condominium buyers are finding opportunities that did not exist a year ago.
July’s data suggest the Naples housing market is not overheating, nor is it slowing dramatically. Instead, it appears to be settling into a healthier market characterized by a balanced inventory, increasing new listings, price stability, and steady demand.
As always, please don't hesitate to call with any questions around the world of SWFL real estate. You can also find additional market info via the following link to my past newsletters on my website blog found here: https://www.napleshomesbyrich.com/blog Until next time, I am here when you need me!
Kind regards...
Rich Townsend
"Your Realtor for Life"
Richard Townsend LLC
Downing-Frye Realty, Inc.
