Buy a Home in Naples, FL

Updated September 2026 · Jesse McGreevy and Marc Comisar, Domain Realty · Prices from Collier County’s recorded, qualified sales (county roll export of Aug 29, 2026), pulled 27 September 2026

McGreevy and Comisar represent buyers across Naples from our office at 9180 Galleria Ct #200 in North Naples, and this is our guide to buying a home in Naples, Florida: what homes actually sell for, ZIP by ZIP, what they cost to insure and carry, whether an address sits in the City of Naples or unincorporated Collier County, and how a purchase works in Florida in 2026.

“Naples” means two different places, and a buyer needs to know which one a listing is in. The incorporated City of Naples is a 12.3-square-mile city of 20,114 people on the Gulf, home to Old Naples, Port Royal, Aqualane Shores, Park Shore, the Moorings and Coquina Sands. The Naples mailing address, ZIP codes 34101 to 34120, stretches across most of western Collier County, a county of 417,131 people, and most of it is unincorporated: North Naples, Pelican Bay, Vanderbilt Beach, East Naples, Lely, Golden Gate and Golden Gate Estates.

Across that whole Naples market, Collier County’s recorded, qualified sales (county roll export of Aug 29, 2026) show 9,058 residential sales from July 1, 2025 through June 30, 2026. Resold single-family homes closed at a $750,000 median across 4,239 sales and resold condominiums at a $433,000 median across 3,994 sales, with single-family medians running from $500,000 in ZIP 34116 to $5.5 million in ZIP 34102.

Those numbers are the start, not the answer. A Naples purchase is decided as much by the flood zone, the roof, the condo reserves, the jurisdiction and the tax bill that resets after you buy as by the price.

How Do I Buy a Home in Naples, FL in 2026?

To buy a home in Naples in 2026, confirm cash or a pre-approval, sign a written buyer agreement before touring, choose ZIP codes by budget, check whether the address is in the City of Naples or unincorporated Collier County, get insurance and flood quotes before you offer, and use the inspection period to verify roof, elevation and condo reserves.

The order matters here more than in most places. More than 90 percent of addresses inside the City of Naples sit in FEMA’s special flood hazard area, condominium buildings within three miles of the coast owe a structural milestone inspection at 25 years rather than 30, and a long-held homestead can carry a tax bill far below the one you will receive. A buyer who falls in love with a home before seeing the elevation certificate, the insurance quote or the association’s reserve study can lose the inspection period to surprises that were knowable on day one. We build that file for a short list of homes before you tour, so the home you choose is one you can insure, finance and afford to carry.

The seven things that decide a Naples purchase

• Your budget by property type. Resold single-family homes closed at a $750,000 median and condos at $433,000 over the twelve months to June 2026, in Collier County’s recorded, qualified sales for the Naples ZIP codes.
• The ZIP code’s own price level. Single-family resale medians ran from $500,000 in 34116 and $547,500 in 34112 to $1.5 million in 34108, $2.3 million in 34103 and $5.5 million in 34102.
• The jurisdiction. The City of Naples and unincorporated Collier County set different tax rates, building and flood rules, short-term rental rules and beach permits.
• The flood zone and elevation. The City and the county both use FEMA maps effective February 8, 2024, and a new map for unincorporated Collier is targeted for Summer 2027.
• Insurance. The state’s March 2026 data put Collier County’s average homeowners premium at $5,534 a year including wind and the average condo unit-owner premium at $2,271.
• The tax bill after you buy. On 2025 rates, a $750,000 homestead carries about $6,439 in the City of Naples, $6,831 in North Naples and $7,456 in East Naples or the Estates, before assessments.
• The association. HOA and condo fees, any community development district, club membership rules and, for condos, the building’s structural integrity reserve study, milestone inspection and lender eligibility.

What this page covers

This guide covers the Naples market for buyers, where to buy ZIP by ZIP, City versus county addresses, flood and insurance, condominiums, taxes, closing costs, buyer representation, schools and daily life, comparisons, pros and cons, seasonal ownership and forty answers to the questions Naples buyers ask us most.

Key Takeaways

These are the ten facts a Naples buyer should know in September 2026, each drawn from Collier County’s recorded, qualified sales, the Collier County Tax Collector, the City of Naples, Collier County government, or a state or federal source, and each explained in detail further down this page.

• Resale single-family median: $750,000, up 0.7 percent in a year, on 4,239 sales. Resale condo median: $433,000, down 1.6 percent, on 3,994 sales. Recorded sales, July 2025 to June 2026.
• Supply has tightened. The Naples Area Board of Realtors reported 5.4 months of supply in August 2026, down from 8.1 a year earlier, with homes selling for 94.8 percent of list price on average.
• ZIP code matters more than the city name. Single-family medians ranged from $500,000 in 34116 to $5.5 million in 34102.
• About 35 percent of single-family resales closed at $1 million or more, and a loan above $832,750 in Collier County is a jumbo loan in 2026.
• Most City of Naples addresses are in a high-risk flood zone. The City says over 90 percent of its addresses are in FEMA’s special flood hazard area.
• Flood insurance discount. The City of Naples and unincorporated Collier County are both FEMA Community Rating System Class 5, worth 25 percent off NFIP premiums in high-risk zones.
• Citizens will require flood coverage on every home policy from January 1, 2027; condo unit-owner policies are exempt.
• Coastal condo buildings inspect at 25 years. Both the City and Collier County require milestone inspections at 25 years for condominium buildings within three miles of the coast.
• Condo resale buyers get 7 business days to cancel after receiving the association documents, including the reserve study.
• In Collier County the buyer customarily pays for the owner’s title policy, the reverse of Lee County; the contract controls.

Table of Contents

Buying in Naples: How Do I Buy a Home in Naples, FL in 2026? · Why Work With McGreevy and Comisar as Your Naples Buyer’s Agent?

The Market and Where to Buy: What Is the Naples Market Like for Buyers Right Now? · Where Should I Buy in Naples? A ZIP-by-ZIP Guide

Jurisdiction, Flood, Condos and Taxes: Is My Home in the City of Naples or Unincorporated Collier County? · What Should Naples Buyers Know About Flood Zones, Storms and Insurance? · What Should I Check Before Buying a Naples Condo? · What Will My Property Taxes Be After I Buy in Naples?

Closing Costs and Representation: What Are the Closing Costs to Buy a Home in Naples? · How Does Buyer Representation Work in Florida After the NAR Settlement?

Schools, Living and Comparisons: Which Schools Serve Naples? · What Is It Like to Live in Naples? · How Does Naples Compare With Bonita Springs and the Rest of Southwest Florida? · What Are the Pros and Cons of Living in Naples?

Searching and Seasonal Buyers: How Do I See Current Naples Homes for Sale? · Buying a Winter Home in Naples: What Seasonal Buyers Should Know

Answers and Local Expertise: What Naples Buyers Say About Working With Us · Frequently Asked Questions, Naples Buyer Edition · Why Does a Naples Specialist Matter When You Buy? · Ready to Buy in Naples? Work With the #1 Team in Southwest Florida Since 2012 · Your Local Real Estate Experts · Sources and Authoritative References · Downloadable Documents

Why Work With McGreevy and Comisar as Your Naples Buyer’s Agent?

McGreevy and Comisar have a Naples office at 9180 Galleria Ct, have ranked in the Top 1% nationally since 2008 and have been the #1 team in Southwest Florida since 2012. We represent Naples buyers with the county-record data we use to price listings: what homes in your ZIP sold for and what they cost to carry.

If you’re searching for the best buyer’s agent in Naples, Florida, McGreevy and Comisar represent homebuyers across Naples, Bonita Springs, Estero, Fort Myers and Lee and Collier Counties, whether you are relocating, buying a winter home, investing, buying your first home or moving up to the water in Port Royal, Aqualane Shores, Old Naples or Pelican Bay. With our Domain Realty Group team we have sold over $2.5 billion in real estate, and McGreevy and Comisar alone have over $900 million in personal sales. Our Naples office is at 9180 Galleria Ct #200, Naples, FL 34109, and our headquarters is at 24031 S Tamiami Trl #101, Bonita Springs, FL 34134. For a side-by-side look at how to choose an agent here, see our guide to the best real estate agents in Naples.

Honors and recognition:

• Top 1% Real Estate Agents Nationally Since 2008
• 5 Star Award for Customer Satisfaction for 21 Straight Years. Only 5 out of 21k+ Licensees (Gulfshore Life Magazine)
• #1 Team in Southwest Florida since 2012
• McGreevy and Comisar and their Domain Realty Group team have sold over $2.5 Billion in Real Estate
• McGreevy and Comisar alone have over $900 million in Sales
• Nationally Recognized Top Producing Realtors
• Platinum Sales Production Award Winners

A buyer’s agent who also lists homes here

Marc Comisar leads our buyer representation and Jesse McGreevy leads our listings, which means our buyers hear how Naples sellers think about price, timing and repairs from the people who advise sellers every week. For this page we worked through all 9,058 qualified residential sales Collier County recorded in the Naples ZIP codes over twelve months, deed by deed, and we use that record, ZIP by ZIP and property type by property type, to tell you when a list price is ahead of the market and when it is fair.

What we tell every Naples buyer before the first tour

We do not publish a buyer story we cannot document, so instead of an anecdote, here is the method we walk through with every Naples buyer before we set up a single showing. It is the same conversation whether the budget is a $400,000 condo in East Naples or a canal home in the City.

1. Name the jurisdiction first. A Naples address can be in the City of Naples or unincorporated Collier County, and that decides the tax rate, the building department, the flood rules, the fire district and whether you can rent the home for less than 30 days.
2. Read the flood file before the listing photos. We pull the effective FEMA zone, any elevation certificate on file with the City or the county, and, in unincorporated Collier, the preliminary zone on the map now in its appeal period.
3. Price the insurance before the house. Roof age, the four-point and wind-mitigation reports, the flood zone and the construction year move a Naples premium more than the kitchen does.
4. Budget the tax bill you will pay, not the seller’s. A long-held homestead can carry a capped assessment far below market value; your bill resets the January after you buy.
5. For a condo, read the building before the unit. The structural integrity reserve study, the milestone inspection status, the budget, any special assessment and whether a lender will finance units in that building.
6. Compare against recorded sales, not asking prices. We show you what comparable homes in the same ZIP code and property type actually closed for.

Our own pull of the Southwest Florida MLS, run September 28, 2026, shows what that means at the negotiating table: Naples single-family homes that closed from July 2025 through June 2026 sold for a median 95.2 percent of their final list price after a median 64 days on market (4,343 closings), and condos for 94.5 percent after 78 days (3,508 closings).

What we do before you tour

For every home on your short list we check the flood zone and any elevation certificate on file, the roof age and open permits, the association’s fees and rules, any community development district or special taxing district on the tax bill, and for condos the reserve study, the milestone inspection status on the City or county list and the building’s lender eligibility. You tour fewer homes and make an offer with fewer surprises.

What we will not do

We will not push you toward a bigger budget than you asked for, and we will not tell you a Naples home is outside a flood zone, reserve-funded or recently re-roofed unless a document says so. As Top 1% Real Estate Agents Nationally Since 2008, our business runs on repeat clients and referrals, and those come from buyers who got what we said they would get.

What Is the Naples Market Like for Buyers Right Now?

The Naples market in 2026 is balanced and favors prepared buyers. Resale prices held nearly flat, with single-family homes at a $750,000 median and condos at $433,000, while the number of resales rose about 19 percent. Supply has tightened to 5.4 months, so well-priced homes sell, and over-priced ones still leave room to negotiate.

Data updated: September 2026 (Collier County’s recorded, qualified sales, county roll export of Aug 29, 2026, postal city of Naples, ZIPs 34101 to 34120, July 1, 2025 through June 30, 2026, compared with the prior twelve months; computed 27 Sep 2026).

In all, those 9,058 sales totaled about $10.15 billion. The middle half of every residential sale fell between $405,000 and $1,085,400, and the median price per heated square foot across all of them was $339. Builder-direct sales are estimated as a parcel’s first qualified sale in the year it was built or the year after.

What your budget buys in Naples

Under $500,000, a Naples buyer is mostly shopping condominiums: 57.1 percent of condo resales closed under $500,000, with the lowest condo medians in 34116 ($200,000), 34112 ($295,000) and 34104 ($305,000). A single-family home under $500,000 is possible, 793 closed last year, mostly in the ZIPs with the lowest medians: 34116, 34112, 34117 and 34120. From $500,000 to $1 million, where 46.7 percent of single-family resales closed, sit the East and North Naples ZIPs, from 34114 at $725,000 to 34110 at $925,000. Above $1 million, about 35 percent of single-family resales and 20 percent of condo resales, buyers are choosing among 34105, 34108, 34103 and 34102.

Newer homes cost more, and there are many of them

About 47 percent of the single-family homes resold in Naples last year were built in 2015 or later, and they carried a $899,500 median against $510,000 for homes built before 1980. Build year shows up in insurance quotes and, near the water, in the 50 percent rule if you plan a major renovation.

When Naples buyers have the most leverage

March and April 2026 alone recorded 2,131 Naples sales, 23.5 percent of the year, and November 2025 was the quietest month at 553. Because a deed records at closing, those spring closings mostly reflect contracts written in winter, when seasonal residents are in town. The association data show the other half: single-family supply ran 8.4 months in January 2026 and fell to 5.1 months by August, and it typically rebuilds each fall as owners list ahead of the season. Buyers who shop from late summer into early winter usually face less competition, and the association counted 790 price decreases in August 2026, down from 1,132 a year earlier.

What the association reports show for August 2026

The Naples Area Board of Realtors publishes a monthly report for Collier County excluding Marco Island, drawn from the Southwest Florida MLS; we cite it as data.

Data updated: September 2026 (Naples Area Board of Realtors, August 2026 Market Report and Monthly Indicators, released 25 Sep 2026; Florida Realtors, August 2026 MSA summary, released 16 Sep 2026; retrieved 27 Sep 2026).

Source: Naples Area Board of Realtors, August 2026 Monthly Indicators (Collier County excluding Marco Island). Months of supply is the inventory at month end divided by the average monthly closed sales of the last twelve months.

Two readings for a buyer. Naples homes sold for about 95 cents on the list-price dollar in August 2026, so a typical negotiation is measured in a few percent; the room is larger on homes that have sat or are priced above their ZIP code’s recorded sales. And the beach ZIPs run slower: in the association’s Naples Beach area (34102, 34103 and 34108), single-family supply was 7.1 months and sellers received 92.9 percent of list price.

The wider market and the long view

For the Naples-Immokalee-Marco Island metro area, which is Collier County, Florida Realtors reported an August 2026 single-family median of $760,000, down 1.0 percent from a year earlier, on 375 closed sales, and a year-to-date single-family median of $835,000, up 5.7 percent. The townhouse and condo median was $429,500, up 4.5 percent.

Over the longer run, the Federal Housing Finance Agency’s house price index for the Naples-Marco Island metro stood at 572.25 in the second quarter of 2026, up 0.8 percent in a year and 49.0 percent over five years, and 1.5 percent below its fourth-quarter 2024 peak. The index under-counts the cash and jumbo purchases common in Naples, but the direction is clear: after the run-up of 2021 and 2022, Naples values have been roughly flat for two years.

What does the MLS show for Naples over the last 12 months?

The recorded-sale tables above come from the county’s deed record and the association reports come from the MLS feed that Naples brokers share. Our own pull of that MLS, run September 28, 2026 for Naples ZIPs 34101 to 34120, counted 4,343 single-family and 3,508 condo closings from July 2025 through June 2026, at $800,000 and $440,000 medians, 64 and 78 median days on market, and 95.2 and 94.5 percent of final list price. On September 28, 2026 there were 1,768 single-family homes and 1,711 condos for sale; the most single-family choice was in 34120 (404) and 34114 (168), and the most condo choice in 34112 (215), 34102 (195) and 34110 (188).

Our own Naples record in the MLS

From the same September 28, 2026 MLS pull: McGreevy and Comisar have closed 99 Naples homes since January 2016, $80.9 million in total. We represented the buyer on 53 of them and the seller on 55 (both sides on 9), from condos to a $7.6 million sale. Ask Marc at (239) 287-5873 for the Naples homes we have represented buyers on in the ZIP codes you are considering, and we will walk you through them.

Thinking of buying in Naples? Talk to us before you tour

With Naples supply down to 5.4 months and single-family resales at a $750,000 median, the buyer who arrives with the flood file, the insurance quote and the association numbers already in hand negotiates from strength. Call Marc at (239) 287-5873 or Jesse direct at (239) 898-6072 to start, request your buyer consultation using the form at the top of this page, or read how we represent buyers across Southwest Florida. Selling a home here first? Get a free Naples home valuation and read how we sell homes in Naples.

Where Should I Buy in Naples? A ZIP-by-ZIP Guide

Choose a Naples ZIP code by budget first, then by lifestyle. The coastal ZIPs 34102, 34103 and 34108 carry single-family medians of $1.5 million to $5.5 million; North Naples ZIPs 34109, 34110 and 34119 run about $895,000 to $925,000; and East Naples, Golden Gate and the Estates run about $500,000 to $870,000, each with its own flood and cost profile.

Data updated: September 2026 (Collier County’s recorded, qualified sales, county roll export of Aug 29, 2026, resales by ZIP code, July 1, 2025 through June 30, 2026; computed 27 Sep 2026).

Source: Collier County’s recorded, qualified sales (county roll export of Aug 29, 2026). Area labels are general; ZIP and city limits do not line up exactly, so confirm the jurisdiction on the tax bill for any specific address. Naples ZIP codes not listed recorded no residential resales in the window.

Three patterns stand out. ZIP 34120 recorded the most single-family resales, 783, and with 34114 it also carried most of the new construction: 443 of the estimated 606 builder-direct sales, about 73 percent, were in those two ZIPs. ZIP 34112 recorded the most condo resales, 610, at a $295,000 median, and only the three beach ZIPs carry condo medians above $1 million.

Where to buy in Naples, by buyer

For deeper guides, see our pages on Olde Naples, Port Royal, Aqualane Shores, Pelican Bay and Grey Oaks. For community-level buying guides, read buying a home in Aqualane Shores and buying a home in Island Walk.

Gated golf in Naples: bundled, optional or equity

Naples golf communities handle membership three ways: some bundle golf dues into every home, some offer optional membership, and some are equity clubs, where members own the club and pay an equity contribution or initiation plus dues, with resale refund rules set by the club’s plan. We get each club’s plan, dues schedule and capital-assessment history before you offer. Florida’s HOA disclosure summary must also flag any obligation to pay “rent or land use fees for recreational or other commonly used facilities as an obligation of membership.”

Community development districts in Naples

Many East and North Naples communities carry a community development district, or CDD, which finances roads, drainage and amenities and collects an assessment on the county tax bill. The state’s inventory of special districts lists about 35 in Collier County, including Fiddler’s Creek and Fiddler’s Creek Number 2, Naples Reserve, Hacienda Lakes, Heritage Bay, Naples Heritage, Pelican Marsh, Quarry, Talis Park, Verona Walk, Winding Cypress, Lely, Mediterra, Terreno and Wentworth Estates. Levels vary widely: Naples Reserve’s fiscal 2026 budget sets operations and maintenance at $717.36 per lot plus debt service of $694.43 to $1,250, while Naples Heritage charges $275 per unit with no debt service. We read the tax bill of every home we show for a CDD line.

New construction in Naples

New homes are concentrated in East Naples and to the east of Interstate 75. Of the estimated 606 builder-direct sales Collier County recorded in the Naples ZIP codes over the last twelve months, 251 were in 34114 and 192 in 34120, with 70 in 34112 and 49 in 34113, at a $735,750 median against $600,000 for all resales. Buying new means reading the builder’s own contract, which differs from the standard resale contract, along with its deposit and escrow terms, the warranty and the association’s startup budget. A developer’s condominium sale also carries a 15-day buyer review period instead of the 7-business-day resale window. We represent buyers with builders as well as on resales.

Is My Home in the City of Naples or Unincorporated Collier County?

A Naples mailing address does not tell you which government a home is in. The City of Naples covers 12.3 square miles on the coast, including Old Naples, Port Royal and the Moorings; nearly everything else, from Pelican Bay to Golden Gate Estates, is unincorporated Collier County. That line decides your tax rate, permits, flood rules and rental rights.

Data updated: September 2026 (Collier County Tax Collector 2025 tax bills for City of Naples, North Naples and East Naples districts; City of Naples; Collier County; FEMA; U.S. Census Bureau QuickFacts; retrieved 27 Sep 2026).

Millage from 2025 tax bills viewed in the Collier County Tax Collector’s online bill system; individual parcels withheld. Other special taxing districts, such as the Moorings Bay and East Naples Bay districts inside the City and CDDs outside it, add to some bills.

The City is also a very different place demographically. The Census Bureau puts the City of Naples at 20,114 residents with 55.8 percent aged 65 or older and a median household income of $153,182, against 417,131 residents, 34.8 percent aged 65 or older and $90,045 for Collier County as a whole. Only 9.0 percent of City residents are under 18, against 16.1 percent countywide.

How to check before you offer

The tax bill names the taxing district, and the Collier County Tax Collector’s online bill system shows the prior year’s bill for any parcel, levy by levy. For City addresses, the City of Naples publishes a property lookup tool that shows the flood zone and any elevation certificate on file. We put the district, the prior bill and a forecast of your own bill after the reset in front of you before you write an offer.

What changes inside the City of Naples

Inside the City, the Building Department at 295 Riverside Circle handles permits, including seawalls, docks and the 50 percent rule, and the City’s zoning code sets its own limits: in the R1-15A district that covers Port Royal, homes are capped at 30 feet measured from the flood-elevation base, and seawalls and recessed boat slips are generally not permitted. Naples Fire-Rescue holds an ISO Class 1 rating, the highest available, which the City says lets residents buy property insurance at a reduced rate. The City is rebuilding the Naples Pier under a $23.45 million contract and adopted a 1.29-mill general fund rate for fiscal 2026-27, up from 1.23.

What changes in unincorporated Collier County

Outside the City, Collier County’s Growth Management department handles permits, flood rules and milestone inspections, and its public portal shows a property’s permit history back to 2011. Collier County warns that open permits can affect a sale, so we run that search on every home we write an offer on. Frequent short-term rentals must be registered with the county under Ordinance 2021-45, with fines of up to $500 a day. Pelican Bay is unincorporated but carries its own county services assessments and a community foundation, and many gated communities add a CDD.

What Should Naples Buyers Know About Flood Zones, Storms and Insurance?

Before you offer on a Naples home, check its FEMA flood zone and elevation certificate, ask about flood history in Ian, Helene and Milton, and get homeowners and flood quotes. Over 90 percent of City of Naples addresses are in a high-risk flood zone, and Collier County’s average homeowners premium is $5,534 a year including wind.

Data updated: September 2026 (City of Naples, Collier County, FEMA, National Hurricane Center, National Weather Service Miami, Florida Office of Insurance Regulation, Citizens Property Insurance and Florida Statutes; retrieved 27 Sep 2026).

Is Naples prone to flooding?

Much of it is low and close to the water. The City of Naples says “the entire City of Naples lies within a regulated floodplain,” that over 90 percent of its addresses are in FEMA’s special flood hazard area, and that base flood elevations in the City range from 6.0 to 13.0 feet NAVD. The City also notes that rainfall, not surge, is its leading cause of flooding, because the water table sits just below the ground and heavy rain at high tide has nowhere to drain. In unincorporated Collier County, the county says large portions are in a high-risk flood zone, and that more than 25 percent of flood claims nationwide come from lower-risk X zones.

Storm history is the other half of the picture. The National Hurricane Center records maximum Hurricane Ian inundation of 6 to 9 feet above ground in Naples and 8 to 12 feet in North Naples in September 2022, and the National Weather Service counted 3,515 Collier buildings with major damage, with damage estimated at $989 million in the City and $948 million in unincorporated Collier. Helene brought 2 to 4 feet of inundation to Naples in 2024, and Milton 2 to 4 feet along much of the coast with about $280 million in county damage. Many inland neighborhoods did not flood at all; the answer is parcel by parcel.

Elevation is what separates a damaged house from a dry one

FEMA’s analysis of Hurricane Ian flood claims, which the City of Naples posts on its floodplain page, found an average claim of $158,291 for non-elevated single-family houses against $50,287 for elevated ones, and $171,181 for homes built before the community’s first flood map against $75,607 for those built after. That is why we look at the lowest-floor elevation and the construction year before we look at the finishes.

How to look up a Naples flood zone and elevation certificate

For a City of Naples address, the City’s online property tool shows the flood zone, and the City’s floodplain coordinator at (239) 213-5039 can provide an elevation certificate if one is on file. For unincorporated Collier County, the county keeps an Elevation Certificate Map and a Flood Info Hotline at (239) 252-2942. FEMA’s Map Service Center shows the effective map for any address. Under FEMA’s pricing approach, elevation is one of the variables that set the premium, and lenders require flood insurance on federally backed loans in the high-risk zones.

The 2024 maps, and the new unincorporated map coming in 2027

Both the City of Naples and unincorporated Collier County have used FEMA flood maps effective February 8, 2024, which replaced the 2012 maps. Collier County is now reviewing a new preliminary map for the unincorporated county only, released March 20, 2025; its 90-day appeal period began August 19, 2026, and the county’s target date for the new map to take effect is Summer 2027. The City of Naples is not included. For a home in unincorporated Collier, we check both the effective zone and the preliminary zone, because a change from X to a high-risk A zone after the new map takes effect can add a lender flood requirement.

The flood disclosure you will receive

Florida requires a residential seller to give the buyer a written flood disclosure at or before the time the contract is signed. The form reminds you that homeowners policies do not cover flood, and asks whether the seller knows of flood damage during their ownership, whether they filed a flood insurance claim, including with the NFIP, and whether they received flood assistance, including from FEMA. The standard Florida Realtors and Florida Bar AS IS contract also gives a buyer, by default, 20 days after the effective date to cancel over the flood zone or elevation. Read the disclosure before you sign, and ask for the claim history if any answer is yes.

Homeowners insurance in Collier County

The Florida Office of Insurance Regulation reported an average Collier County homeowners premium of $5,534 a year including wind, $3,169 excluding wind, and $2,271 for a condo unit-owner policy including wind, in data as of March 31, 2026. For comparison, Lee County’s average was $3,576. Citizens Property Insurance had 2,904 policies in force in Collier County on August 31, 2026 and cut its 2026 homeowners multiperil rates by an average of 8.8 percent. The broader market is easing: on September 22, 2026 the state regulator reported 48 companies filing rate decreases since January 2024. We have buyers request quotes in the first days of the inspection period, or before offering on older or waterfront homes.

Roof, four-point and wind mitigation

Citizens requires a four-point inspection of the roof, electrical, plumbing and heating and cooling for homes more than 20 years old, and requires documentation of at least five years of remaining life for shingle roofs older than 25 years and tile, metal or concrete roofs older than 50. Florida law bars insurers from refusing a homeowner’s policy solely because a roof is under 15 years old, and requires insurers to offer credits for wind-resistant features, which a wind-mitigation inspection documents. The state’s My Safe Florida Home grants of up to $10,000 are limited to homes insured for $700,000 or less, built before 2008, with owners who meet an income test.

Citizens’ flood requirement from 2027

If you insure with Citizens, flood coverage is already required for homes in high-risk zones and for homes with a dwelling replacement cost of $400,000 or more on policies effective in 2026; from January 1, 2027, it is required on every Citizens personal residential policy. Condo unit-owner policies and policies without wind coverage are exempt. NFIP policies generally carry a 30-day waiting period before coverage starts, except when coverage is required at a loan closing, so order flood coverage early. A seller’s existing NFIP policy can also be assigned to a buyer, which can carry over a lower rate.

The CRS discount, City and county

The City of Naples, upgraded to Class 5 in FEMA’s Community Rating System in 2024, says that is worth 25 percent off NFIP premiums in A and V zones and 10 percent in X zones; unincorporated Collier County also holds Class 5, worth 25 percent on eligible policies.

Hurricane season and binding moratoriums

Atlantic hurricane season runs June 1 to November 30, with its peak around September 10. When a named storm threatens Southwest Florida, insurers suspend new policies until it passes, and a closing scheduled in that window can slip because the buyer cannot bind coverage. The standard Florida contract allows for this, and we keep Naples closing dates between June and November flexible for it.

The 50 percent rule if you plan to renovate

In a high-risk flood zone, if improvements or repairs cost 50 percent or more of the building’s market value, the building must meet the same standards as new construction, often including elevation. Florida’s 2025 SB 180 bars local governments from adding up improvements across multiple years. The City of Naples measures a project against 50 percent of the building’s pre-improvement market value. Unincorporated Collier County starts from the building’s improved value on the county roll and may add 20 percent to approximate market value, accepts a private appraisal if you disagree, and has no waiting period between permits once the last one is finaled. On an older coastal home, that arithmetic can decide renovate versus rebuild, so confirm it with the building department before the inspection period ends.

What Should I Check Before Buying a Naples Condo?

Before buying a Naples condo, read the association’s structural integrity reserve study, the milestone inspection summary, the budget and reserve schedule, recent board minutes, rental and pet rules and any pending special assessment, and confirm your lender will finance the building. Naples condo resales closed at a $433,000 median last year, down 1.6 percent, so these documents now shape price.

Data updated: September 2026 (Florida Statutes sections 553.899, 718.112, 718.116 and 718.503; City of Naples and Collier County milestone inspection programs; Florida DBPR; Fannie Mae; Collier County’s recorded, qualified sales; retrieved 27 Sep 2026).

Milestone inspections: 25 years near the Naples coast

Florida requires condominium and cooperative buildings three habitable stories or taller to have a milestone structural inspection by December 31 of the year the building reaches 30 years of age, and every ten years after, and lets local officials require it at 25 years where conditions such as proximity to salt water justify it. Both Naples governments have done so. The City of Naples requires the inspection at 25 years for buildings within three miles of the coastline and 30 years farther inland, and publishes the list of buildings due each year. Unincorporated Collier County uses the same 25-year rule within three miles of salt water, publishes a public Milestone Map dashboard showing each building’s status, and requires a permit for repairs within 150 days of a phase-two report that finds them needed, with work begun within 365 days. On the county map, a status of phase two or phase permit signals repair work ahead and possibly a special assessment.

The structural integrity reserve study

Florida’s condominium safety law requires a structural integrity reserve study, or SIRS, at least every ten years for every building three habitable stories or higher, covering the roof, structure, fireproofing, plumbing, electrical, waterproofing and painting, windows and exterior doors, and any other item over $25,000 whose failure would affect them. Associations that existed on or before July 1, 2022 had to complete it by December 31, 2025, with an allowance to finish alongside a milestone inspection, and in no event later than December 31, 2026. For budgets adopted on or after December 31, 2024, an owner-controlled association required to have a SIRS cannot vote to fund less than the reserves it identifies. The Florida Department of Business and Professional Regulation publishes a SIRS reporting database where you can check whether an association has filed.

Special assessments and fees

A building with underfunded reserves or milestone repairs ahead may levy a special assessment, and the purchase contract decides who pays one levied before closing, so we negotiate it at the offer. The association’s estoppel certificate must itemize every assessment owed and any scheduled to come due while it is in effect, and state whether a capital contribution or transfer fee applies. Florida caps the estoppel fee; the amounts currently in effect, as adjusted and published by DBPR, are $299 for a standard certificate, $119 more for delivery within three business days and $179 more if the account is delinquent, with the next adjustment due by July 1, 2027. The standard Florida contract puts estoppel fees on the seller and association application or transfer fees on the buyer.

Your 7-business-day review period

A buyer under contract for a Naples condo resale is entitled, at the seller’s expense, to the declaration, articles, bylaws and rules, the annual financial statement and budget, the inspector’s summary of the milestone inspection if one applies, the association’s most recent SIRS or a statement that none has been completed, any turnover inspection report and the question-and-answer sheet. Under the 2026 statute the contract is voidable by the buyer by written notice within 7 days, excluding Saturdays, Sundays and legal holidays, after the buyer signs and receives those documents, and any waiver of that right is void. The older 3-day window no longer applies to condos; 3 days is now the HOA rule.

Can you get a mortgage on the building?

Fannie Mae tightened its condominium rules in 2026. Lender Letter LL-2026-03 retired the Limited Review option for applications dated on or after August 3, 2026, raises the minimum replacement reserve under Full Review from 10 to 15 percent of budgeted assessment income from January 4, 2027, and caps the master policy deductible at $50,000 per unit. A unit in a project Fannie Mae has marked Unavailable, for example over unresolved critical repairs, is ineligible regardless of review type; news reports put 1,438 Florida buildings on that list in April 2025. The list is not public, so we get the lender questionnaire, budget, reserve study and milestone summary early and have your lender confirm the project within your review period.

Rentals, pets and approvals

Many Naples condominiums and HOAs restrict rentals to a minimum term, limit the number of leases a year and require association approval of buyers and tenants, and the governments add their own layer: inside the City of Naples, rentals must be 30 days or longer except up to three times a year, and most condominiums fall under the same rule, while in unincorporated Collier County frequent short-term rentals must be registered. If you plan to rent seasonally, confirm the association’s rules before you offer. Pet limits vary widely by building.

What Will My Property Taxes Be After I Buy in Naples?

A Naples buyer’s property tax is based on the home’s market value the January after closing, not the seller’s capped value. On 2025 rates, a $750,000 home with homestead runs about $6,439 a year in the City of Naples, $6,831 in North Naples and $7,456 in East Naples or Golden Gate Estates, before non-ad valorem assessments.

Data updated: September 2026 (Collier County Tax Collector 2025 tax bills and real estate tax schedule; City of Naples FY2026-2027 Budget at a Glance; Florida Statutes sections 193.155, 193.1555, 196.011 and 196.031; retrieved 27 Sep 2026).

Millage for three Naples tax districts, 2025

For the 2026 bill, the City of Naples adopted a general fund rate of 1.29 mills for fiscal 2026-27, up from 1.23, and Collier County set its maximum general fund rate at an unchanged 3.0107. School and fire rates for 2026 are certified after the roll is finalized, and the November bill will show them. Collier County Public Schools notes that its 4.2490 total is the fourth lowest school millage of Florida’s 67 districts.

Worked examples on 2025 rates

The homestead column applies the $25,000 exemption to all levies and the additional exemption, $25,722 on a 2025 Collier bill, to non-school levies, and assumes the assessed value equals the price. Estimates are before the 4 percent November discount and exclude non-ad valorem assessments such as the $261.91 unincorporated garbage assessment on the sampled bills, CDD assessments and special taxing districts. The gap between the lowest and highest district is about $1,090 a year on a $750,000 home without homestead.

When the bill arrives, and the reset

Collier County mails tax bills on October 31 for the calendar year. Paying in November earns a 4 percent discount, falling 1 percent a month until the full amount is due in March, and unpaid taxes become delinquent on April 1 with a 3 percent penalty. Because taxes are paid in arrears, the seller credits you at closing for the days they owned the home that year, and you pay the full bill in November. Your own reset assessment appears on the following year’s bill.

Save Our Homes, homestead and portability

Florida caps a homestead’s annual assessment increase at 3 percent or the change in inflation, whichever is lower, and caps non-homestead residential increases at 10 percent for non-school levies, but both reset to market value the January after a sale, so your bill will usually be higher than the seller’s. To qualify for homestead you must own the home and make it your permanent residence on January 1, and file by March 1. If you are moving from another Florida homestead, portability can bring up to $500,000 of your old Save Our Homes benefit if you had a homestead exemption on January 1 of any of the three preceding years. Florida requires every residential buyer to receive a property tax disclosure summary warning not to rely on the seller’s current taxes.

Amendment 3 on the November 3, 2026 ballot

The Legislature placed a property tax amendment on the November 3, 2026 ballot that, if 60 percent of voters approve it, would exempt the first $150,000 of a homestead’s value from non-school property taxes in 2027 and $250,000 from 2028, cut the non-homestead residential assessment cap from 10 to 5 percent for non-school levies, and require people who establish Florida residency after January 1, 2027 to wait five years for the increased exemption. For a buyer planning to make Naples a permanent home, the timing of residency could matter; we will update this section after the vote.

What Are the Closing Costs to Buy a Home in Naples?

A financed Naples buyer typically pays the mortgage documentary stamp tax of $0.35 per $100 of the loan, the 2-mill intangible tax, the lender’s title policy, recording fees, lender fees, inspections and prepaid insurance and taxes. In Collier County the buyer also customarily pays for the owner’s title policy, while the seller pays the deed stamps.

Data updated: September 2026 (Florida Department of Revenue; Florida Administrative Code rule 69O-186.003; Collier County Clerk of the Circuit Court and Comptroller; Florida Realtors and The Florida Bar AS IS contract; retrieved 27 Sep 2026).

Three Naples buyer worksheets

The state-set lines are arithmetic from Florida’s published rates; the lender’s Loan Estimate and the title company’s settlement statement control. The deed stamps, $0.70 per $100 of the price ($5,250 on a $750,000 home), are customarily paid by the seller, though Florida law makes every party to the deed liable for the tax. A cash buyer skips the mortgage taxes, the lender’s policy and the lender fees.

Jumbo loans and the $832,750 limit

The Federal Housing Finance Agency set Collier County’s 2026 one-unit conforming loan limit at $832,750, so with 20 percent down any Naples purchase above about $1,040,900 needs a jumbo loan, and about 35 percent of Naples single-family resales last year closed at $1 million or more. Get a jumbo pre-approval before touring; a seller comparing offers weighs financing certainty.

Who pays the owner’s title policy in Naples?

In the Florida Realtors and Florida Bar contracts, who designates the closing agent and pays for the owner’s title policy is a checkbox. By local custom in Collier County, the buyer usually chooses the title company and pays for the owner’s policy, which is the reverse of the custom in neighboring Lee County. Custom is not law: the contract you sign decides, and it is negotiable. Because Florida sets the premium by rule, identical coverage costs the same at every title company.

Title insurance premiums are set by the state

Florida promulgates title insurance premiums: $5.75 per $1,000 of coverage up to $100,000, $5.00 per $1,000 up to $1 million, $2.50 per $1,000 from $1 million to $5 million, $2.25 per $1,000 from $5 million to $10 million and $2.00 per $1,000 above $10 million. The higher tiers matter in Naples, where 207 single-family resales closed at $5 million or more last year. A lender’s policy issued at the same time as the owner’s policy costs a minimum of $25 plus endorsements when it does not exceed the owner’s coverage, and reissue rates are lower when a prior owner’s policy exists.

Deposits, deadlines and the timeline to closing

The contract counts calendar days, and a deadline that falls on a weekend or national holiday rolls to the next business day. Two details are worth knowing before you sign. After a buyer gives written notice of loan approval, a low appraisal no longer protects the deposit under the base AS IS form, so we time that notice carefully; and if the buyer gives no notice by the end of the loan approval period, the contract proceeds as if cash, with a short seller termination right.

How Does Buyer Representation Work in Florida After the NAR Settlement?

Since August 17, 2024, a buyer working with a Realtor in Naples or anywhere in Florida signs a written agreement before touring a home, in person or live virtually. It states the agent’s compensation as a specific amount or rate, which is negotiable and not set by law. Sellers may still offer compensation or concessions, but not through the MLS.

Data updated: September 2026 (National Association of Realtors settlement guidance; Florida Statutes section 475.278; retrieved 27 Sep 2026).

What the buyer agreement covers

Under the NAR practice changes, the agreement must specify and conspicuously disclose the amount or rate of compensation the agent will receive from any source, in terms that are objective and not open-ended, state that the agent may not receive more than that amount from any source, and say in conspicuous language that broker commissions are not set by law and are fully negotiable. We walk through ours with every Naples buyer before the first showing and explain how a seller’s offer of compensation or a concession would be applied.

Who pays the buyer’s agent in 2026

The buyer is responsible under the agreement, but in many Naples transactions the seller offers compensation or a concession that covers some or all of it. Offers of buyer-broker compensation can no longer appear on the MLS; sellers can still make them off the MLS, and can offer buyer closing-cost concessions on the MLS. We ask about it on every home we show and build it into the offer when it is available, so you know your cash to close before you sign.

Transaction broker or single agent

Florida law presumes every licensee is a transaction broker unless a single-agent relationship, or no brokerage relationship, is set up in writing. A transaction broker owes honesty, skill and care, accounting for funds, disclosure of known facts that materially affect value and are not readily observable, and limited confidentiality. A single agent adds loyalty, full confidentiality, obedience and full disclosure.

The steps from search to keys

1. Confirm cash or a pre-approval, and whether your loan will be conforming (up to $832,750 in Collier County) or jumbo, plus your total monthly budget including insurance, association fees and taxes after the reset.
2. Sign the buyer agreement and set the search: ZIP codes, City or county, property type, flood zone preferences and must-haves.
3. Review the flood, roof, association, tax and permit file for each short-listed home before touring.
4. Tour, then offer with the right deposit, inspection period, financing and appraisal terms and closing date.
5. Inspect: general, four-point, wind mitigation, wood-destroying organism, pool, seawall and dock on waterfront homes, and well and septic in the Estates; get firm insurance quotes.
6. Review the association documents, and for condos the reserve study, milestone summary and lender eligibility, within the review period.
7. Close through a Florida title company or attorney, then file for homestead by March 1 if the home is your permanent residence.

Which Schools Serve Naples?

Naples public schools are run by Collier County Public Schools, which earned an A for 2025-26, its ninth straight year, ranked sixth of Florida’s 67 districts, and had 51 of 52 traditional schools rated A or B with none rated D or F. Assignment starts from the home’s attendance zone, so confirm a Naples address’s zoned schools before you buy.

Data updated: September 2026 (Collier County Public Schools 2026 Accountability Brief, July 1, 2026; CCPS Parental Choice; Florida Department of Education 2026 school grades; retrieved 27 Sep 2026).

Every Naples-area middle school listed in the district’s 2026 brief earned an A: Corkscrew, Cypress Palm, East Naples, Golden Gate, Gulfview, Manatee, North Naples, Oakridge and Pine Ridge. Among elementary schools, nearly all earned an A, including Naples Park, Sea Gate, Lake Park, Pelican Marsh, Vineyards, Laurel Oak and the new Bear Creek Elementary; Avalon and Golden Terrace earned a B. The district’s graduation-rate component rose to 94.

How Collier County school choice works for a buyer

Collier County’s controlled open enrollment program is called Parental Choice. Families may apply for a school outside their zone, and the district encourages listing three choices; a new application is needed at each change of level. The 2026-27 priority window ran January 14 to February 22, 2026 and is closed. For a family moving into a zone, the district accepts a fully executed purchase contract with an estimated completion date, or a building contract for new construction, as proof of the move. Zoning is address by address, and the district’s attendance boundaries changed for 2025-26 to create the Bear Creek Elementary zone, so we confirm the zoned schools for each home you consider. Student Assignment can be reached at (239) 377-0540.

What Is It Like to Live in Naples?

Naples combines Gulf beaches, a walkable historic downtown, Naples Bay and the canals, gated golf communities and the acreage of Golden Gate Estates, with major hospitals and Southwest Florida International Airport within reach. It is older and more seasonal than most of Florida: 55.8 percent of City residents and 34.8 percent of Collier residents are 65 or older.

Data updated: September 2026 (U.S. Census Bureau QuickFacts; City of Naples; Collier County Parks and Recreation; Collier County Tax Collector; NOAA; NCH; Physicians Regional; Lee County Port Authority; Naples Airport Authority; retrieved 27 Sep 2026).

Beaches and beach parking

Every Collier County property taxpayer and full-time resident can get an annual permit to park free at all City of Naples and Collier County beaches; the City and county rules are the same by interlocal agreement. City residents pick up the permit at City Hall; county stickers come from the Tax Collector’s offices and 14 parks and libraries, and a part-time owner qualifies with any valid driver’s license and registration plus a current Collier tax bill or a warranty deed within three months of closing, so a new buyer qualifies right away. Without a permit, City beach meters cost $5.00 an hour and county beach parks charge non-residents a flat $10 a day through Mobile Pay to Park.

Downtown, the pier and the waterfront

Old Naples centers on Fifth Avenue South and Third Street South, and the City’s 500-acre National Register historic district, listed in 1987, runs from Ninth Avenue South to Thirteenth Avenue South between Third Street and the Gulf. The Naples Pier, first built in 1888 and destroyed by Hurricane Ian, is being rebuilt at least three feet higher than its pre-Ian profile, and the City’s $86 million beach stormwater outfall project is moving ten beach outfalls to an offshore pipe.

Healthcare

NCH Baker Hospital is downtown at 350 7th Street North, inside the City, and NCH North Hospital is at 11190 Health Park Boulevard in North Naples; NCH also runs a freestanding emergency department at 15420 Collier Boulevard. Physicians Regional operates a 177-bed hospital on Pine Ridge Road and a 130-bed hospital at 8300 Collier Boulevard. From our North Naples office, NCH North is about 7 minutes away without traffic.

Getting around

Add time in season. Southwest Florida International Airport served more than 11.1 million passengers in 2025. Naples Airport, a City of Naples Airport Authority airport, handles more than 100,000 general aviation takeoffs and landings a year, with U.S. Customs clearing for international arrivals, charters and flight schools.

Utilities

Which utility serves a Naples home depends on the address. The City of Naples utility serves about 18,000 water accounts, including areas beyond the city limits, bills every two months, and adds a 25 percent surcharge for customers outside the City. The Collier County Water-Sewer District raises rates 4.5 percent for water and 6.5 percent for wastewater on October 1, 2026, to a monthly base of $34.32 for water and $56.51 for wastewater on a standard residential meter. Many Golden Gate Estates homes rely on private wells and septic systems, which calls for a well-water test and septic inspection.

How Does Naples Compare With Bonita Springs and the Rest of Southwest Florida?

Naples, in Collier County, is the most expensive market in Southwest Florida and one of the most expensive in the state: its August 2026 single-family median of $760,000 was about 1.8 times the Florida median and twice Lee County’s, where Bonita Springs, Estero and Fort Myers sit. Insurance costs more too, while conforming loan limits are identical.

Data updated: September 2026 (Florida Realtors August 2026 MSA summary; Florida Office of Insurance Regulation; Citizens Property Insurance; Federal Housing Finance Agency; FEMA Community Status Book; retrieved 27 Sep 2026).

Florida Realtors medians are metro-area figures for August 2026 with year-over-year change. Citizens counts add personal residential multiperil and wind-only policies.

Who should choose which

Choose Naples if you want the Gulf beaches, downtown Naples and the widest choice of coastal and golf communities in the region, and your budget matches a $750,000 single-family median; within Naples, East Naples and Golden Gate Estates offer the lower entry points. Choose Lee County if price is the priority: Bonita Springs, just north of North Naples, carries a lower county median and a lower average insurance bill. Our guide to buying a home in Bonita Springs covers that market in the same depth.

What Are the Pros and Cons of Living in Naples?

The pros of Naples are its Gulf beaches, walkable downtown, strong A-rated school district, deep choice of golf and waterfront communities, major hospitals and a market that has stabilized. The cons are flood and hurricane exposure in low areas, the highest insurance costs in Southwest Florida, seasonal traffic, summer heat and rain, and prices well above the state median.

The pros

• Gulf beaches with free parking for every Collier County property taxpayer, and a walkable historic downtown in Old Naples.
• Collier County Public Schools rated A for nine straight years, with every Naples-area middle school rated A in 2026.
• Two NCH hospitals, two Physicians Regional hospitals and an NCH freestanding emergency department within the Naples ZIP codes.
• A market that has steadied: single-family resale prices up 0.7 percent and condos down 1.6 percent year over year, with supply down to 5.4 months.
• FEMA Class 5 flood ratings in both the City and the county, and an ISO Class 1 fire department inside the City.

The cons

• Over 90 percent of City of Naples addresses are in a high-risk flood zone, and Ian brought 6 to 9 feet of inundation to Naples and 8 to 12 feet to North Naples.
• Collier’s average homeowners premium of $5,534 is well above Lee County’s, and Citizens will require flood coverage on every home policy from 2027.
• Prices well above the state: a $760,000 single-family median in August 2026 against $415,000 statewide, and a jumbo loan above $832,750.
• Summers are hot and wet: NOAA normals put about 40 of the Naples station’s 61.32 inches of yearly rain in June through September.
• Condominium buyers face higher reserve contributions, 25-year milestone inspections near the coast and, in some buildings, special assessments or lender restrictions.

How Do I See Current Naples Homes for Sale?

Search current Naples listings on our site’s home search or on DomainRealtyGroup.com, then send us the ones you like; we pull the flood, roof, association, tax and permit file for each before you tour. The association reported 4,093 homes for sale in the Naples market in August 2026, and we also hear about some homes before they reach the MLS.

Listing alerts

Create a free account on our home search to save a Naples search by ZIP code, price and property type and receive alerts when new listings match, or browse listings on DomainRealtyGroup.com, our team’s listing site. Alerts reach you and us at the same time, so Marc can tell you what he knows about a home the day it lists. That early word is one reason buyers choose McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008.

Get your personalized Naples buyer consultation

Tell us your budget, timing and must-haves using the buyer consultation form at the top of this page, or call Marc at (239) 287-5873 or Jesse direct at (239) 898-6072. We will send a short list of Naples ZIP codes and communities that fit, with recent recorded sales, the jurisdiction, typical association costs and flood profiles, before you spend a day touring. Read more about how we represent buyers.

Buying here and selling somewhere else?

If you need to sell a Florida home to buy in Naples, read our guide to selling your home in Naples and get a free Naples home valuation, so the sale and the purchase line up. If your current home is elsewhere in Southwest Florida, our home valuation covers the region.

Buying a Winter Home in Naples: What Seasonal Buyers Should Know

Seasonal buyers in Naples should plan for a home that can be left for months: hurricane protection, a home watch plan, association rules on leasing and approvals, insurance that covers vacancy, and a closing that can be completed remotely. Naples rewards timing: shopping from late summer into early winter usually means less competition than the February and March rush.

Renting it when you are away

Inside the City of Naples, a home must be rented for 30 days or longer, except up to three times a year. In unincorporated Collier County, a home rented for less than 30 days more than three times a year must be registered with the county, carry a state license and name a responsible party available around the clock, and rentals of six months or less owe Collier’s tourist development tax. Associations often restrict rentals further, so confirm the rules before you offer.

Taxes and residency for part-year owners

A second home pays the full non-homestead rate, and its assessment increases are capped at 10 percent a year for non-school levies until it sells. If you plan to make Naples your permanent home, you must own and live there on January 1 and file for homestead by March 1, and if Amendment 3 passes on November 3, 2026, people who establish Florida residency after January 1, 2027 would wait five years for the increased exemption.

Closing from out of state

You do not need to be in Naples to close; title companies routinely arrange remote signing. Confirm wire instructions by phone with the title company directly, never from an email alone.

Canadian and foreign buyers

About a quarter of Collier County residents were born outside the United States, and foreign buyers can purchase in Naples; financing options differ. When a foreign owner later sells, the buyer generally must withhold 15 percent of the amount realized under FIRPTA unless an exemption or an IRS withholding certificate applies. Plan the ownership structure with a cross-border tax adviser before you buy.

What Naples Buyers Say About Working With Us

Marc Comisar is a top-reviewed Naples buyer’s agent and Jesse McGreevy is a top-reviewed Naples realtor; every review below is copied from our Google Business Profile, where you can read them all in full. Those reviews are how Top 1% Real Estate Agents Nationally Since 2008 are measured in practice: by the clients who closed with us.

Phil, Naples buyer

★★★★★ “We used Jesse to represent us on purchasing a property in Naples, and he worked our deal like it was for him! 100% satisfied and couldn’t recommend more.” Verified Google review

Ian Matheson, buyer

★★★★★ “Marc is one of the most down to earth realtors that really listens to your needs and is exceptional at finding the right house.” Verified Google review

Andrew Capriglione, relocating buyer

★★★★★ “Jesse listened to what we were looking for and found us exactly what we wanted. Jesse was always available to answer any questions and helped us through the entire process.” Verified Google review

Christopher Dietz, buyer

★★★★★ “Marc’s knowledge of the Southwest Florida real estate market is unmatched. He took the time to understand exactly what I was looking for in a home and quickly identified properties that checked all my boxes.” Verified Google review

Sherry Warga, buyer

★★★★★ “We highly recommend Marc Comisar for your real estate needs. He was very knowledgeable. If he didn’t know an answer, he would do research until he did. Marc is pleasant, timely, and listened to our wants and needs. He went above and beyond to make sure we found our forever home. Thank you, Marc!” Verified Google review

Frequently Asked Questions, Naples Buyer Edition

These are the questions buyers ask us most about Naples, answered from Collier County’s recorded, qualified sales, the published association reports, Florida law and our experience representing buyers in the City of Naples and across unincorporated Collier County. For your own search, call Marc at (239) 287-5873 or Jesse direct at (239) 898-6072.

How do I buy a house in Naples, Florida?

Confirm cash or a pre-approval, sign a buyer agreement, choose ZIP codes by budget, jurisdiction, flood zone and association costs, get insurance quotes, offer with a sound inspection period, review the association documents, then close through a Florida title company. File for homestead by March 1 if it is your permanent home.

What county is Naples, FL in?

Collier County. The City of Naples is an incorporated city of about 20,100 residents inside the county, while most Naples mailing addresses, ZIP codes 34101 to 34120, are in unincorporated Collier County, a county of about 417,100 people. Building, flood, tax and rental rules differ between the two.

What ZIP codes are in Naples, FL?

Naples mailing addresses use ZIP codes 34101 to 34120. The ZIPs with recorded residential resales are 34102, 34103, 34104, 34105, 34108, 34109, 34110, 34112, 34113, 34114, 34116, 34117, 34119 and 34120. In the twelve months to June 2026, single-family resale medians ranged from $500,000 in 34116 to $5.5 million in 34102.

What is the median home price in Naples?

Across 9,058 recorded qualified residential sales in the Naples ZIP codes from July 2025 through June 2026, the median was $615,000. Single-family resales had a $750,000 median, condo resales $433,000 and estimated builder-direct sales $735,750. Florida Realtors reported a $760,000 single-family median for Collier County in August 2026.

Are Naples home prices going up or down?

Roughly flat. Comparing the twelve months through June 2026 with the year before, the median single-family resale rose 0.7 percent to $750,000 and the median condo resale fell 1.6 percent to $433,000, while the number of resales in each segment rose about 19 percent. The federal house price index for the metro was up 0.8 percent in a year.

Is it a buyer’s or a seller’s market in Naples?

Balanced. The Naples Area Board of Realtors reported 5.4 months of supply in August 2026, down from 8.1 a year earlier, with homes selling in 99 days on average for 94.8 percent of list price. Supply is tighter in the middle of the market and looser in the beach ZIPs, where single-family supply was 7.1 months.

Can I find a house under $500,000 in Naples?

Yes, though most sales under $500,000 are condos. In the last twelve months, 793 of 4,239 single-family resales and 2,282 of 3,994 condo resales closed under $500,000. The lowest single-family medians were in 34116 at $500,000, 34112 at $547,500 and 34117 at $570,000.

Which Naples ZIP code has the highest home prices?

ZIP 34102, which includes Old Naples and Port Royal inside the City, led with a $5.5 million median single-family resale across 190 sales. Next were 34103 at $2.3 million and 34108 at $1.5 million, and condo medians topped $1.1 million in each of those three ZIPs.

What are the best neighborhoods in Naples?

It depends on the buyer. Old Naples suits walkers and beachgoers; Port Royal and Aqualane Shores suit boaters with large budgets; Pelican Bay and the North Naples coast suit condo and beach buyers; the North Naples golf clubs suit golfers; East Naples offers newer communities; and Golden Gate Estates offers land and privacy at lower prices.

What are the gated golf communities in Naples?

Among the best known are Grey Oaks, Pelican Marsh, Mediterra, Talis Park, the Vineyards, Quail West and Tiburón in central and North Naples, and Fiddler’s Creek, Lely and Treviso Bay to the east and south. Membership may be bundled, optional or equity, and the annual cost differs sharply, so we compare full carrying costs.

What is a CDD, and which Naples communities have one?

A community development district is a special-purpose government that finances roads, drainage and amenities and collects an assessment on the county tax bill. The state inventory lists about 35 in Collier County, including Fiddler’s Creek, Naples Reserve, Pelican Marsh, Talis Park, Mediterra, Heritage Bay, Lely, Quarry and Verona Walk. Check the specific home’s tax bill.

How much are HOA and condo fees in Naples?

They vary too widely for an average to help, from modest master fees to combined master, sub-association and club costs in bundled golf communities. The HOA disclosure summary and a condo’s budget state the current amount, and we give you the full annual cost for each Naples home you consider.

How much are property taxes in Naples?

On 2025 rates, a $750,000 home with homestead runs about $6,439 in the City of Naples, $6,831 in North Naples and $7,456 in East Naples or the Estates, before assessments; without homestead, about $6,789, $7,209 and $7,879. The 2025 total millage was 9.0514, 9.6124 and 10.5058 on the sampled bills.

Will my property taxes go up after I buy in Naples?

Usually. The assessment resets to market value the January after a sale, so a long-time homestead seller’s bill is often far lower than yours will be. Florida requires a disclosure warning you not to rely on the seller’s taxes. Budget from the purchase price and the district’s millage, not the seller’s bill.

How do I apply for the homestead exemption in Collier County?

You must own the home and make it your permanent residence on January 1, then file by March 1 of that year with the county property appraiser’s office, with proof of Florida residency. File for portability at the same time if you had a Florida homestead exemption in any of the three preceding years.

Is Naples in a flood zone?

Much of it is. The City of Naples says over 90 percent of its addresses are in FEMA’s special flood hazard area and that the entire City lies within a regulated floodplain. In unincorporated Collier County, large portions are high-risk while many inland neighborhoods are in lower-risk X zones. Check each address.

How do I find the flood zone for a Naples property?

Use FEMA’s Flood Map Service Center for any address; for City addresses, the City’s online property tool, and for unincorporated Collier, the county’s Elevation Certificate Map. In unincorporated Collier, check the preliminary map too, because a new map is targeted to take effect in Summer 2027. We include both in the file for every home.

Do I need flood insurance in Naples?

Your lender requires it in a high-risk zone on a federally backed loan, and Citizens requires it on many policies now and on every home policy from January 1, 2027. Many buyers outside the high-risk zones buy it anyway; homeowners policies do not cover flood, and both the City and the county’s Class 5 ratings cut NFIP premiums.

Did Naples flood in Hurricane Ian?

Parts of it did. The National Hurricane Center recorded 6 to 9 feet of inundation in Naples and 8 to 12 feet in North Naples, and the National Weather Service counted 3,515 Collier buildings with major damage. Other neighborhoods stayed dry, so check each home’s history, elevation and the seller’s flood disclosure.

How much is homeowners insurance in Naples?

The state’s March 2026 data put the average Collier County homeowners premium at $5,534 a year including wind and $3,169 excluding wind, and the average condo unit-owner premium at $2,271. Roof age, construction year, elevation and wind-mitigation features move the quote for a specific home.

What is the 50 percent rule in Naples?

In a high-risk flood zone, if improvements or repairs cost 50 percent or more of the building’s market value, the building must meet new-construction flood standards, often including elevation. The City of Naples and Collier County each apply it through their own building departments, and Florida law since 2025 bars adding up improvements across years.

What should I check before buying a Naples condo?

The structural integrity reserve study, the milestone inspection summary and the building’s status on the City or county list, the budget, reserves and recent minutes, any pending special assessment, rental and pet rules, and whether your lender will finance units in the building.

Does my Naples condo building need a milestone inspection?

If it is three habitable stories or taller, yes. Both the City of Naples and Collier County require the inspection at 25 years for buildings within three miles of the coast and 30 years farther inland, then every ten years. The City publishes lists by year and the county a public status map.

How long does a Naples condo buyer have to cancel?

On a resale, 7 days, excluding Saturdays, Sundays and legal holidays, after signing and receiving the required association documents, including the reserve study. The right cannot be waived. A developer sale carries a 15-day window, and an HOA purchase a 3-day window if the disclosure summary was not given before signing.

Can I rent my Naples home or condo seasonally?

Often, within the rules. Inside the City of Naples, rentals must be 30 days or longer except up to three times a year. In unincorporated Collier, frequent short-term rentals must be registered with the county. Associations often restrict rentals further, so confirm the rules before you offer.

Do I have to sign a buyer agreement in Florida?

Yes, before touring a home with a Realtor, in person or live virtually, under the NAR settlement practice changes in force since August 17, 2024. The agreement states the agent’s compensation as a specific amount or rate, which is negotiable and not set by law.

Who pays the buyer’s agent in Naples in 2026?

The buyer is responsible under the agreement, but sellers may offer compensation or a concession that covers some or all of it, off the MLS. We ask on every home and build it into your offer, so you know your cash to close before you sign.

Who pays for title insurance in Naples?

By local custom in Collier County, the buyer usually chooses the title company and pays for the owner’s title policy, the reverse of Lee County. Custom is not law; the contract controls. Florida sets title premiums by rule, so identical coverage costs the same at every title company.

What closing costs does a buyer pay in Naples?

For a financed purchase: the mortgage documentary stamp tax of $0.35 per $100 of the loan, the 2-mill intangible tax, the lender’s title policy, customarily the owner’s title policy, recording, lender fees, inspections and prepaid escrow. On a $750,000 Naples home with a $600,000 loan, the state-set lines total about $7,349.

How much deposit do I need to buy a house in Naples?

The contract sets it. The standard Florida contract calls for an initial escrow deposit within 3 days of the effective date and any additional deposit within 10 days, both held in escrow and credited at closing. The inspection, financing and appraisal terms decide when a deposit is at risk.

Can I buy a house in Naples without living there?

Yes. Many Naples buyers purchase second homes from out of state, and title companies arrange remote signing. We handle tours by video when needed and coordinate inspections and insurance, and a part-time owner qualifies for the free county beach sticker with the recorded deed.

What is the best time of year to buy in Naples?

Late summer into early winter, before seasonal buyers arrive. Recorded closings peak in March and April, which together made up 23.5 percent of last year’s sales, driven by contracts written in winter. Single-family supply was 8.4 months in January 2026 and 5.1 months in August, so check both inventory and competition.

Is now a good time to buy in Naples?

For prepared buyers, 2026 is a steadier market than recent years: resale medians held nearly flat, the metro house price index is 1.5 percent below its 2024 peak, and insurers are cutting rates. Supply has tightened to 5.4 months, so well-priced homes do sell.

Is Naples, FL a good place to live?

For buyers who want Gulf beaches, an A-rated school district, major hospitals and a wide choice of golf and waterfront communities, yes. Naples is older and more seasonal than most of Florida, and flood exposure, insurance costs and winter traffic are real trade-offs.

What is the population of Naples, FL?

The Census Bureau estimated the City of Naples at 20,114 residents on July 1, 2025, and Collier County, which includes most Naples addresses, at 417,131. In the City, 55.8 percent of residents are 65 or older; countywide, 34.8 percent are.

Which schools serve Naples?

Collier County Public Schools, rated A for nine straight years. Naples, Barron Collier, Gulf Coast, Aubrey Rogers and Lorenzo Walker Technical high schools earned an A in 2026. Assignment starts from the home’s zone, and Parental Choice lets families apply elsewhere; a signed purchase contract counts as proof of a move.

What airport is closest to Naples?

Southwest Florida International Airport, about 31 minutes from North Naples and 44 from downtown without traffic, served more than 11.1 million passengers in 2025. Naples Airport, about 8 minutes from downtown, handles general aviation, charters and customs clearance.

How do residents park at Naples beaches?

Every Collier County property taxpayer and full-time resident can get a free annual permit valid at all City and county beaches. Without one, City meters cost $5.00 an hour and county beach parks charge non-residents $10 a day. A new owner qualifies with a warranty deed within three months of closing.

How does Naples compare with Bonita Springs?

Naples, in Collier County, is more expensive: its August 2026 single-family median was $760,000, against $380,000 for Lee County, which includes Bonita Springs. Collier’s average homeowners premium was $5,534 against Lee’s $3,576. Bonita borders North Naples, and our Bonita Springs buyer guide covers it in the same depth.

Should I buy a home in a flood zone in Naples?

Many excellent Naples homes are in high-risk zones, including most of the City. Buy with the elevation certificate, flood history and a firm insurance quote in hand, and prefer homes built or elevated above base flood elevation; FEMA’s Ian claims analysis found elevated houses averaged far smaller claims.

Why Does a Naples Specialist Matter When You Buy?

A Naples specialist knows which side of the City line a home sits on, which streets flooded in Ian, which condo buildings are on a milestone list, which clubs are bundled or equity, which tax district and CDD a home carries and what comparable homes in that ZIP code sold for. That turns a list price into a fair offer.

We live and work here

Our Naples office is at 9180 Galleria Ct #200 in North Naples, about seven minutes from NCH North Hospital, and we represent buyers and sellers across the City of Naples, the North Naples coast, the golf communities and East Naples every week. McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, bring the same county-record discipline to every Naples purchase we negotiate, starting with the recorded sale, not the asking price.

If you are also selling

Many of our buyers are moving within Southwest Florida. Our guides to selling a home in Naples and what your Naples home is worth explain how we time the sale and the purchase together, and our Naples community guide covers the city and its neighborhoods in full.

Ready to Buy in Naples? Work With the #1 Team in Southwest Florida Since 2012

Buying in Naples starts with one conversation. Call Marc at (239) 287-5873 or Jesse direct at (239) 898-6072, or use the buyer consultation form at the top of this page, and we will build your Naples short list, ZIP code by ZIP code, with recorded sales, the jurisdiction, flood profiles and association costs, before you tour.

If you’re searching for “the best buyer’s agent in Naples, Florida,” McGreevy and Comisar represents homebuyers across Estero, Bonita Springs, Naples, Fort Myers, Lee County, Collier County, and Babcock Ranch. Whether you’re relocating, snowbirding, investing, buying your first home, or upgrading to luxury, including in Bonita Bay, Pelican Bay, Mediterra, West Bay Club, Pelican Sound, Shadow Wood, Miromar Lakes, Talis Park, and the SWFL coastal corridor, our team provides honest market guidance, pre-MLS access, partner-level negotiation, and a clear plan to help you buy confidently.

As the leaders of Domain Realty Group, our team has closed over $2.5 billion in real estate, and McGreevy and Comisar alone have over $900 million in personal sales.

• Top 1% Real Estate Agents Nationally Since 2008
• 5 Star Award for Customer Satisfaction for 21 Straight Years. Only 5 out of 21k+ Licensees (Gulfshore Life Magazine)
• #1 Team in Southwest Florida since 2012
• McGreevy and Comisar and their Domain Realty Group team have sold over $2.5 Billion in Real Estate
• McGreevy and Comisar alone have over $900 million in Sales
• Nationally Recognized Top Producing Realtors
• Platinum Sales Production Award Winners

Naples market record, last 12 months: in the last 12 months we tracked 9,058 recorded qualified residential sales in the Naples ZIP codes, at a $750,000 single-family resale median and a $433,000 condo resale median, per Collier County’s recorded, qualified sales (county roll export of Aug 29, 2026).

Start your Naples buyer consultation

Use the buyer consultation form at the top of this page, call Marc at (239) 287-5873, or talk to Jesse direct: (239) 898-6072. Selling first? Get your free Naples home valuation.

Your Local Real Estate Experts

Marc Comisar is a top-reviewed Naples buyer’s agent and Jesse McGreevy is a top-reviewed Naples realtor; you can read every review on our Google Business Profile. McGreevy and Comisar have represented buyers and sellers across Southwest Florida since 2008, from our Naples office at 9180 Galleria Ct #200, Naples, FL 34109 and our headquarters in Bonita Springs.

• Top 1% Real Estate Agents Nationally Since 2008
• 5 Star Award for Customer Satisfaction for 21 Straight Years. Only 5 out of 21k+ Licensees (Gulfshore Life Magazine)
• #1 Team in Southwest Florida since 2012
• McGreevy and Comisar and their Domain Realty Group team have sold over $2.5 Billion in Real Estate
• McGreevy and Comisar alone have over $900 million in Sales
• Nationally Recognized Top Producing Realtors
• Platinum Sales Production Award Winners
• Jesse McGreevy: (239) 898-6072 · [email protected]
• Marc Comisar: (239) 287-5873
• Office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134

Jesse McGreevy (Sales Associate) and Marc Comisar (Broker Associate) are licensed Florida REALTORS® with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC). Florida license numbers: Jesse McGreevy SL3101296, Marc Comisar BK3060671.

Follow our Southwest Florida sales on Instagram, Facebook and YouTube.

McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about our team at DomainRealtyGroup.com. Read more about McGreevy and Comisar, see how we represent buyers, or contact us.

Sources and Authoritative References

Every fact on this Naples page traces to one of the primary sources below: Collier County’s recorded, qualified sales, the Collier County Tax Collector, the City of Naples, Collier County government, state and federal agencies, Florida law, the published association reports and news reporting. We do not cite brokerage or listing sites. Sources were retrieved on 27 September 2026.

1. Collier County’s recorded, qualified sales (county roll export of Aug 29, 2026), qualified residential sales in ZIP codes 34101 to 34120, July 1, 2025 to June 30, 2026, computed by McGreevy and Comisar on 27 Sep 2026.
2. Collier County Tax Collector, Real Estate Property Taxes, retrieved 27 Sep 2026.
3. Collier County Tax Collector, online tax bill system (2025 bills, districts 4, 68, 245 and 286), retrieved 27 Sep 2026.
4. Collier County Tax Collector, Beach Parking Sticker, retrieved 27 Sep 2026.
5. Florida Realtors, August 2026 MSA summary (released 16 Sep 2026), retrieved 27 Sep 2026.
6. Naples Area Board of Realtors, August 2026 Market Report (released 25 Sep 2026), retrieved 27 Sep 2026.
7. Naples Area Board of Realtors, August 2026 Monthly Indicators (released 25 Sep 2026), retrieved 27 Sep 2026.
8. Federal Housing Finance Agency, House Price Index datasets (metro, all-transactions), retrieved 27 Sep 2026.
9. U.S. Census Bureau, QuickFacts: Naples city and Collier County, Florida, retrieved 27 Sep 2026.
10. City of Naples, Floodplain Information, retrieved 27 Sep 2026.
11. City of Naples, Flood Protection Newsletter (August 2025), retrieved 27 Sep 2026.
12. City of Naples, Flood Insurance: Are You Covered?, retrieved 27 Sep 2026.
13. City of Naples, Flood Mitigation Guidelines and Regulations for Property Owners, retrieved 27 Sep 2026.
14. City of Naples, online flood and property lookup, retrieved 27 Sep 2026.
15. FEMA Building Science, Hurricane Ian NFIP Claims Analysis (December 2023, posted by the City of Naples), retrieved 27 Sep 2026.
16. City of Naples, Milestone Inspections, retrieved 27 Sep 2026.
17. City of Naples, Milestone Inspections by Year, retrieved 27 Sep 2026.
18. City of Naples, Short-Term Rental Restrictions flyer, retrieved 27 Sep 2026.
19. City of Naples, FY2026-2027 Budget at a Glance, retrieved 27 Sep 2026.
20. City of Naples, Beach Parking Permits, retrieved 27 Sep 2026.
21. City of Naples, Frequently Asked Questions About Beach Parking and Citations, retrieved 27 Sep 2026.
22. City of Naples, Utilities, retrieved 27 Sep 2026.
23. City of Naples, 2026 Utility Rates, retrieved 27 Sep 2026.
24. City of Naples Fire-Rescue, Insurance Services Organization (ISO) rating, retrieved 27 Sep 2026.
25. City of Naples, Naples Pier Rebuild Project, retrieved 27 Sep 2026.
26. City of Naples, Gulf Beach Stormwater Outfall Pipe Removal and Water Quality Project, retrieved 27 Sep 2026.
27. City of Naples Code of Ordinances, R1-15A Residence District (Municode), retrieved 27 Sep 2026.
28. Naples Historical Society, Naples Historic District boundary (1987), retrieved 27 Sep 2026.
29. Collier County, Proposed Flood Insurance Rate Map Reflects Changes to Local Flood Risk (19 Aug 2026), retrieved 27 Sep 2026.
30. Collier County, Floodplain Protection Newsletter (March 2026), retrieved 27 Sep 2026.
31. Collier County, Floodplain Management FAQ, retrieved 27 Sep 2026.
32. Collier County, Substantial Improvement and Substantial Damage packet (5 Jan 2026), retrieved 27 Sep 2026.
33. Collier County, Milestone Inspections, retrieved 27 Sep 2026.
34. Collier County Growth Management, Milestone Map dashboard, retrieved 27 Sep 2026.
35. Collier County, Short-Term Vacation Rental Registration, retrieved 27 Sep 2026.
36. Collier County, View Permit History and Permit Search, retrieved 27 Sep 2026.
37. Collier County, Water-Sewer District rate Resolution 2026-60, retrieved 27 Sep 2026.
38. Collier County, Future Land Use Element (Ordinance 2024-46), retrieved 27 Sep 2026.
39. Collier County Parks and Recreation, Beach Parking Information, retrieved 27 Sep 2026.
40. Collier County Parks and Recreation, Mobile Pay to Park information sheet (16 Sep 2026), retrieved 27 Sep 2026.
41. Collier County Clerk of the Circuit Court and Comptroller, Recording Fees, retrieved 27 Sep 2026.
42. Florida Department of Revenue, Comparison of Taxes Levied, Collier County (FY2025-26), retrieved 27 Sep 2026.
43. The Naples Press, No change to county millage rate for fiscal year 2026-27 (31 Jul 2026), retrieved 27 Sep 2026.
44. FEMA, Community Status Book Report: Florida, retrieved 27 Sep 2026.
45. FEMA, NFIP pricing approach (Risk Rating 2.0), retrieved 27 Sep 2026.
46. FEMA, Flood Insurance, retrieved 27 Sep 2026.
47. FEMA, Flood Map Service Center, retrieved 27 Sep 2026.
48. National Hurricane Center, Tropical Cyclone Report: Hurricane Ian, retrieved 27 Sep 2026.
49. National Hurricane Center, Tropical Cyclone Report: Hurricane Helene, retrieved 27 Sep 2026.
50. National Hurricane Center, Tropical Cyclone Climatology, retrieved 27 Sep 2026.
51. National Weather Service Miami, Hurricane Ian Summary, retrieved 27 Sep 2026.
52. National Weather Service Miami, Hurricane Milton impact narratives, retrieved 27 Sep 2026.
53. NOAA National Centers for Environmental Information, 1991-2020 monthly normals, Naples (USC00086078), retrieved 27 Sep 2026.
54. Florida Office of Insurance Regulation, Insurance Stability Unit report, July 2026, retrieved 27 Sep 2026.
55. Florida Office of Insurance Regulation, Commissioner approves significant rate decreases for homeowners (22 Sep 2026), retrieved 27 Sep 2026.
56. Citizens Property Insurance, Policies in Force Detail by County (31 Aug 2026), retrieved 27 Sep 2026.
57. Citizens Property Insurance, Inspections, retrieved 27 Sep 2026.
58. Citizens Property Insurance, 2026 multiperil rates to drop statewide (4 Mar 2026), retrieved 27 Sep 2026.
59. Florida Department of Financial Services, My Safe Florida Home, retrieved 27 Sep 2026.
60. Florida Statutes, section 215.5586, My Safe Florida Home Program, retrieved 27 Sep 2026.
61. Florida Statutes, section 689.302, Disclosure of flood risks, retrieved 27 Sep 2026.
62. Florida Statutes, section 627.351, Citizens Property Insurance Corporation, retrieved 27 Sep 2026.
63. Florida Statutes, section 627.0629, Windstorm mitigation credits, retrieved 27 Sep 2026.
64. Florida Statutes, section 627.7011, Homeowners’ policies and roof age, retrieved 27 Sep 2026.
65. Florida Senate, SB 180 (2025), enrolled text, retrieved 27 Sep 2026.
66. Florida Statutes, section 553.899, Mandatory structural inspections, retrieved 27 Sep 2026.
67. Florida Statutes, section 718.112, Bylaws (structural integrity reserve study), retrieved 27 Sep 2026.
68. Florida Statutes, section 718.503, Condominium disclosure prior to sale, retrieved 27 Sep 2026.
69. Florida Statutes, section 718.116, Assessments and estoppel certificates, retrieved 27 Sep 2026.
70. Florida Statutes, section 720.401, Prospective purchasers subject to association membership, retrieved 27 Sep 2026.
71. Florida Statutes, section 720.30851, HOA estoppel certificates, retrieved 27 Sep 2026.
72. Florida DBPR, Estoppel Certificate Fees, retrieved 27 Sep 2026.
73. Florida DBPR, Condominiums and Cooperatives SIRS Reporting, retrieved 27 Sep 2026.
74. Florida Statutes, section 193.155, Homestead assessments (Save Our Homes and portability), retrieved 27 Sep 2026.
75. Florida Statutes, section 193.1555, Non-homestead residential assessments, retrieved 27 Sep 2026.
76. Florida Statutes, section 196.031, Homestead exemption, retrieved 27 Sep 2026.
77. Florida Statutes, section 196.011, Annual application, retrieved 27 Sep 2026.
78. Florida Statutes, section 689.261, Property tax disclosure summary, retrieved 27 Sep 2026.
79. Florida Senate, CS/HJR 1-F (2026 Special Session F), Save Our Homes From Excessive Property Taxes, retrieved 27 Sep 2026.
80. Florida Statutes, section 475.278, Brokerage relationships, retrieved 27 Sep 2026.
81. Florida Department of Revenue, Documentary Stamp Tax, retrieved 27 Sep 2026.
82. Florida Department of Revenue, Nonrecurring Intangible Tax, retrieved 27 Sep 2026.
83. Florida Administrative Code, rule 69O-186.003, Title insurance rates, retrieved 27 Sep 2026.
84. Florida Realtors and The Florida Bar, AS IS Residential Contract for Sale and Purchase, retrieved 27 Sep 2026.
85. Consumer Financial Protection Bureau, TILA-RESPA Integrated Disclosure FAQs, retrieved 27 Sep 2026.
86. National Association of Realtors, What the NAR settlement means for home buyers and sellers, retrieved 27 Sep 2026.
87. National Association of Realtors, NAR settlement FAQs, retrieved 27 Sep 2026.
88. National Association of Realtors, Written buyer agreements 101, retrieved 27 Sep 2026.
89. Federal Housing Finance Agency, 2026 county loan limit list, retrieved 27 Sep 2026.
90. Fannie Mae, Lender Letter LL-2026-03, Updates to Project Standards and Property Insurance Requirements (18 Mar 2026), retrieved 27 Sep 2026.
91. Fannie Mae, Project Standards Requirements FAQs, retrieved 27 Sep 2026.
92. Miami Herald, Florida condo buildings on Fannie Mae’s ineligible list (4 Apr 2025), retrieved 27 Sep 2026.
93. New York Post, Inside Florida’s brewing condo crisis (1 Mar 2025), retrieved 27 Sep 2026.
94. Florida Division of Retirement, Inventory of Special Districts, Appendix K (30 Sep 2025), retrieved 27 Sep 2026.
95. Naples Reserve Community Development District, FY2026 budget, retrieved 27 Sep 2026.
96. Naples Heritage Community Development District, FY2026 adopted budget, retrieved 27 Sep 2026.
97. Collier County Public Schools, 2026 Accountability Brief (1 Jul 2026), retrieved 27 Sep 2026.
98. Collier County Public Schools, Parental Choice, retrieved 27 Sep 2026.
99. Collier County Public Schools, School Tax Information, retrieved 27 Sep 2026.
100. NCH Healthcare System, Locations in Naples, retrieved 27 Sep 2026.
101. Physicians Regional Healthcare System, Pine Ridge, retrieved 27 Sep 2026.
102. Physicians Regional Healthcare System, Collier Boulevard, retrieved 27 Sep 2026.
103. Lee County Port Authority, About Southwest Florida International Airport, retrieved 27 Sep 2026.
104. Naples Airport Authority, retrieved 27 Sep 2026.
105. Internal Revenue Service, FIRPTA withholding, retrieved 27 Sep 2026.

Downloadable Documents

These are the forms, statutes and reference files a Naples buyer is most likely to need, each linked to the official source that publishes it: the State of Florida, Collier County, the City of Naples, Collier County Public Schools or the federal government. Open them before you tour, and bring questions about any of them to your buyer consultation.

• Florida Realtors and Florida Bar AS IS Contract: The standard contract, including deposits, the inspection period, the flood cancellation right and who pays which closing costs.
• Florida Flood Disclosure (section 689.302): The form the seller must give you at or before contract.
• City of Naples flood and property lookup: Flood zone and property information for City addresses.
• Collier County Floodplain Management FAQ: Elevation certificates, the 50 percent rule and flood contacts for unincorporated Collier.
• City of Naples Milestone Inspections by Year: Condominium buildings due for milestone inspections inside the City.
• Collier County Milestone Map: Milestone inspection status for buildings in unincorporated Collier.
• Florida DBPR SIRS Reporting Database: Check a condominium association’s structural integrity reserve study filing.
• Florida DBPR Estoppel Certificate Fees: The current capped estoppel fees for condo and HOA certificates.
• Collier County Public Schools, Parental Choice: School choice applications and proof-of-move rules for buyers.
• Citizens Property Insurance Inspections: Four-point and roof inspection requirements.

Market data from Collier County’s recorded, qualified sales (county roll export of Aug 29, 2026), computed 27 September 2026, and the Naples Area Board of Realtors and Florida Realtors August 2026 reports. Brokered by Domain Realty.