Values from recorded sales in your Naples ZIP code and community, adjusted for frontage, year built, roof and flood elevation. Free and confidential.
Updated September 2026 · Jesse McGreevy and Marc Comisar, Domain Realty · Values from Collier County’s recorded, qualified sales (county roll export of Aug 29, 2026), July 2025 through June 2026
What is your Naples home worth? This is McGreevy and Comisar’s valuation guide for owners across the Naples market, built from every qualified residential sale Collier County recorded with a Naples mailing address in the twelve months to June 2026, ZIP code by ZIP code and segment by segment. It sits under our Naples community guide, and if you are deciding whether to sell, it pairs with our guide to selling your home in Naples.
Here is the short answer. From July 1, 2025 through June 30, 2026, we tracked 9,058 qualified residential sales recorded by Collier County with a Naples postal address (ZIPs 34101 to 34120) at a $615,000 median. Resold single-family homes closed at a $750,000 median across 4,239 sales, or $370 per heated square foot, and resold condominiums at a $433,000 median across 3,994 sales, or $285 per square foot (Collier County’s recorded, qualified sales, county roll export of Aug 29, 2026). But a Naples home is not worth the Naples median. Single-family ZIP medians ran from $500,000 in 34116 to $5,500,000 in 34102, and your value lives inside that spread, set by your ZIP, your segment, your year built, your frontage, your flood zone and, for condos, your building’s reserves.
Our Naples office is at 9180 Galleria Ct #200, Naples, FL 34109, and we value homes here the way an appraiser does, from recorded closings, before a buyer’s lender ever orders one. McGreevy and Comisar have been Top 1% Real Estate Agents Nationally Since 2008, and every sale figure below comes from the county’s recorded deeds, not a listing portal or an automated estimate.
A Naples home is worth what comparable homes in its own ZIP code, segment and community have recently sold for, adjusted for size, year built, frontage, condition, roof and flood elevation. Across the Naples market, resold houses closed at a $750,000 median and resold condos at $433,000 in the twelve months to June 2026, but ZIP medians ranged elevenfold.
Data updated: September 2026 (Collier County’s recorded, qualified residential sales with a Naples postal address, ZIPs 34101 to 34120, July 1, 2025 to June 30, 2026, county roll export of Aug 29, 2026; computed 27 Sep 2026).
Naples recorded sales, Jul 2025 to Jun 2026 | Sales | Median price | Middle half of sales | Median $ per heated sq ft |
|---|---|---|---|---|
All residential | 9,058 | $615,000 | $405,000 to $1,085,400 | $339 |
All resales | 8,452 | $600,000 | $395,000 to $1,080,000 | $336 |
Single-family resales | 4,239 | $750,000 | $535,000 to $1,370,000 | $370 |
Condominium resales | 3,994 | $433,000 | $290,000 to $790,000 | $285 |
Builder-direct new homes (estimated) | 606 | $735,750 | $545,000 to $1,093,200 | $367 |
Mobile home resales | 90 | $239,500 | $180,000 to $295,000 | $209 |
Co-operative resales | 91 | $192,500 | $110,000 to $710,000 | $206 |
Multi-family resales (2 to 9 units) | 38 | $688,750 | $528,750 to $900,000 | $372 |
The county’s recorded sales add up to about $10.15 billion in Naples residential real estate in one year: $6.16 billion in single-family resales, $3.30 billion in condominium resales and about $0.59 billion in new homes sold direct by builders. That is the market your home is measured against, and it is far wider than any single median can describe.
This guide covers how to get a free Naples valuation, why an automated online estimate misses here, the exact method we use, value tables by ZIP code, price band, segment and year built, the difference between the City of Naples and unincorporated Collier County, how each Naples segment is valued, whether values are rising or falling, what moves a Naples price up or down, how the county’s just value compares with market value, and forty-plus answers to the valuation questions Naples owners ask us.
These are the ten facts that shape what a Naples home is worth in September 2026, each from Collier County’s recorded sales, a Florida statute, a county or City of Naples source, or a state or federal agency, and each explained in its own section below.
Your Home’s Value: What Is My Naples Home Worth in 2026? · How Do I Get a Free Naples Home Valuation? · Why Do Online Estimates Miss Naples Home Values? · How Do We Value a Naples Home?
Values by ZIP, Segment and Trend: What Are Naples Home Values by ZIP Code? · What Are Naples Home Values by Price Band, Segment and Year Built? · Is My Home in the City of Naples or Unincorporated Collier County? · How Are Homes Valued in Each Naples Segment? · Are Naples Home Values Rising or Falling?
What Moves Value: What Moves a Naples Home’s Value Up or Down? · Is the County’s Just Value the Same as My Naples Home’s Market Value? · How Do Flood Zones, Insurance and Condo Reserves Affect What My Naples Home Is Worth?
Next Steps: Want a Free In-Person CMA for Your Naples Home?
Answers and Experts: Frequently Asked Questions, Naples Home Value Edition · What Naples Sellers Say About Working With Us · Thinking of Selling Your Naples Home? Start With the Right Number · Your Local Real Estate Experts · Sources and Authoritative References · Downloadable Documents
To get a free Naples home valuation, enter your address in the Home Valuation form at the top of this page or call Jesse direct at (239) 898-6072. We reply the same day with a value range built from recorded sales in your own Naples ZIP code and community, then deliver a full pricing file after a short walk-through.
The fastest route to a number is the Home Valuation form at the top of this page: type your Naples address, confirm a few details about the home and send it. It goes straight to Jesse McGreevy and Marc Comisar, not to a call center, and nothing is shared or sold. If you would rather talk, call Jesse direct at (239) 898-6072, text or call, and we will build the same range while you are on the phone.
We start from Collier County’s recorded, qualified sales, which in the last twelve months held 9,058 Naples residential closings, so the comparables arrive with your range, not weeks later. You receive a value range for your home, the recorded sales we used with their dates, sizes and prices, the active and pending listings you would compete with, and the adjustments we made for frontage, year built, updates, roof and flood zone. If your community had fewer than ten comparable sales in a year, we widen the window to 24, 36 or 60 months and show every sale individually rather than a median of three.
Your address, the roof material and the year it was installed, the dates of any renovations and the permits behind them, your association’s name, whether you hold a golf or club membership and what kind, and any elevation certificate, four-point inspection, wind-mitigation report or flood insurance declarations page you already have. For a condominium, add the association’s most recent structural integrity reserve study and milestone inspection summary if your building has them. With those documents our first range is usually close to where a full valuation lands.
An automated online estimate misses Naples values because it cannot see condition, view, roof age, flood elevation, dock rights or a condo association’s reserves, and because many Naples figures blend the small, luxury-heavy City of Naples with the much larger postal Naples market. Here, ZIP and frontage alone can multiply a price.
“Naples” means three different places. The incorporated City of Naples covers about 12.3 square miles and roughly 20,114 residents, and the Census Bureau’s survey puts its median owner-occupied home value at $1,525,600. Collier County as a whole has about 417,131 residents and a survey median value of $540,700. The Naples postal market this page uses, ZIPs 34101 to 34120, sits between the two and recorded a $615,000 median sale. An estimate or a headline median that does not say which Naples it measures can be off by a factor of two before it looks at your house. The Census figures are self-reported survey values, not sale prices, which is why we price from recorded deeds.
A ZIP code in Naples can hold a Gulf-front estate and an interior villa. In 34103 the single-family resale median was $2,300,000 while the condo median was $1,132,500; in 34120 houses resold at a $595,000 median alongside 192 builder-direct closings. A model that treats a ZIP code or a radius as the neighborhood averages away exactly the differences a buyer pays for: which side of U.S. 41 the home sits on, whether it has water, and whether it is inside a gated club.
A Naples home on a canal with direct access to Naples Bay and the Gulf, a home on a lake, and a home on a golf course can share a ZIP code and a square footage and sell at very different prices. In the City of Naples the code itself limits docks in the Port Royal district (R1-15A) to uncovered piers, no more than two per lot, with pile and lift height capped at 10.5 feet above mean high water and generally no more than 25 feet waterward of the riprap toe. None of that sits in an automated model, and neither does the lowest-floor elevation on your elevation certificate, which in a city where base flood elevations run from 6.0 to 13.0 feet NAVD can change a buyer’s flood premium more than any finish in the kitchen.
An estimated 606 Naples sales in the last twelve months were a builder’s first sale of a new home, at a $735,750 median against a $600,000 median for all resales. Two ZIP codes, 34114 in East Naples with 251 and 34120 with 192, held 73 percent of them. An estimate that folds those closings into the neighborhood average can tell the owner of a 2006 resale in the same ZIP that their home gained value when the resales around them did not, and it cannot see the builder’s incentives that a resale seller actually competes with.
A renovated kitchen and baths, a new tile roof, impact windows and doors and a recent air conditioner can add six figures to a Naples house, and none of them appear in the county’s deed record. Equally, a shingle roof near the 25-year age where Citizens Property Insurance requires proof of five years of remaining life, or a condo building with a pending special assessment, can take value away that no model sees. With the average Collier homeowners premium at $5,534 a year including wind, insurability is part of the price.
Naples closings are seasonal. March and April 2026 recorded 1,057 and 1,074 qualified sales; November 2025 recorded 553. The monthly median moved from $565,000 in September 2025 to $665,000 in January 2026 without the underlying market changing, because the mix of homes that closes in each season changes. An estimate that reacts to last month’s closings will swing with that mix. We compare your home with the same season a year earlier and with this week’s listings.
You will see percentages quoted for how far off online estimates run in Naples. We have not found one measured against Naples recorded sales from a primary source, so we do not repeat one. What we can show you is the spread the models are trying to average: in the last twelve months the middle half of Naples house resales ran from $535,000 to $1,370,000. A model that is right on average can still be several hundred thousand dollars away on your street. This is the first question to ask any agent you interview about value, and our guide to the best real estate agents in Naples lists the others.
We value a Naples home the way an appraiser would: select recorded sales from the same community, segment and building type, adjust each for size, year built, frontage, condition, roof and flood elevation, weight the most similar and most recent, then test the result against the Naples listings a buyer can tour this week.
Data updated: September 2026 (Collier County’s recorded, qualified sales, county roll export of Aug 29, 2026, Naples postal ZIPs, July 2025 to June 2026; Naples Area Board of Realtors August 2026 report released Sep 25, 2026; retrieved 27 Sep 2026).
This is the discipline behind our Top 1% Real Estate Agents Nationally Since 2008 record. We start with every qualified, recorded sale in your community over the last twelve months, resales separated from builder-direct first sales. If there are fewer than ten, we widen to 24 months, then 36, then 60, and state the window in the report. When a community has only a handful of sales, we list each one with its date, size and price, because a median of three sales is not a market. Builder-direct sales are set aside unless you are selling in a community where the builder is still selling, in which case the builder’s price list becomes part of your competition.
The adjustments that matter most in Naples are frontage (Gulf, bay, canal with Gulf access, lake, golf or none), heated square footage, year built and the building-code era, roof age and material, impact windows and doors, pool and lanai, garage bays, floor level and view in condominiums, the flood zone and lowest-floor elevation, and, in club communities, the type of golf or social membership that conveys. Each is priced from paired sales in the same community where the data allows.
Naples values move with the season. Recorded sales ran from 553 in November 2025 to 1,074 in April 2026, and the monthly median moved $100,000 across the year on mix alone. We adjust older comparables for the trend, compare spring sales with spring sales, and treat a summer closing as evidence of what a patient buyer paid rather than what the season will pay.
A buyer does not compare your home with last year’s closings; they compare it with what is for sale now. In August 2026 the Naples Area Board of Realtors counted 4,093 homes for sale in Collier County outside Marco Island, 5.4 months of supply. We line up the active and pending listings in your community and price band so the recommended list price is one a buyer would choose over the alternatives on the day you launch.
Before we put a number on paper, every Naples owner hears the same six points, because they decide more of the result than the number itself:
Our own pull of the Southwest Florida MLS, run September 28, 2026, adds the speed and the discount: Naples single-family homes that closed from July 2025 through June 2026 spent a median 64 days on market and sold for a median 95.2 percent of their final list price (4,343 closings), and condos 78 days and 94.5 percent (3,508 closings).
Take a 2,400-square-foot single-family home built in 2008 in ZIP 34119. The ZIP’s 592 house resales in the last twelve months closed at a $906,250 median, the 2005 to 2014 building era closed at an $800,000 median across Naples, and the Naples single-family resale median was $370 per heated square foot, which on 2,400 square feet points to about $888,000. Those three reference points bracket a starting range of roughly $800,000 to $905,000 before a single adjustment. A lake view, a roof replaced after 2020 and impact glass move the home toward the top of that range; an original kitchen, an aging roof or a golf membership the buyer must add moves it down. The final step is the one no model can do: line the home up against the 34119 listings a buyer can tour that week. The range is the answer, and the competition decides where in it to launch. This is an illustration built from the county’s recorded-sale tables, not an appraisal of any address.
For Gulf-front and bay-front estates in Port Royal, Old Naples and along Gordon Drive and Gulf Shore Boulevard, where there may be only a few true comparables a year, and for homes with major post-storm rebuilding, we often recommend a pre-listing appraisal alongside our valuation, so the price is defended before the buyer’s lender orders its own. Of 4,239 Naples house resales in the last twelve months, 207 closed at $5 million or more; at that level, a certified appraiser’s opinion is money well spent.
Naples house prices held within 1 percent of last year while recorded sales rose by almost a fifth, so the price you launch at, not the market, decides how your listing performs. Request your free Naples home valuation using the form at the top of this page, or call Jesse direct at (239) 898-6072. When you are ready, read how we sell homes in Naples. Buying as well? Call Marc at (239) 287-5873 or read our guide to buying a home in Naples and how we represent buyers.
Naples home values by ZIP code ranged from a $500,000 single-family resale median in 34116 to $5,500,000 in 34102 over the twelve months to June 2026. Condo medians ran from $200,000 in 34116 to $1,225,000 in 34102. The table lists every Naples ZIP with recorded residential resales, with its builder-direct count.
Data updated: September 2026 (Collier County’s recorded, qualified resales by ZIP code, Naples postal addresses, July 1, 2025 to June 30, 2026, county roll export of Aug 29, 2026; builder-direct counts are estimates; computed 27 Sep 2026).
Naples ZIP code | Single-family resales | Single-family median | Condo resales | Condo median | Builder-direct sales (all types) |
|---|---|---|---|---|---|
34102 | 190 | $5,500,000 | 273 | $1,225,000 | 2 |
34103 | 118 | $2,300,000 | 359 | $1,132,500 | 1 |
34108 | 207 | $1,500,000 | 406 | $1,121,000 | 2 |
34105 | 158 | $1,268,750 | 252 | $350,000 | 1 |
34110 | 248 | $925,000 | 396 | $443,500 | 5 |
34119 | 592 | $906,250 | 295 | $420,000 | 4 |
34109 | 282 | $895,000 | 266 | $410,000 | 2 |
34113 | 344 | $870,000 | 316 | $410,000 | 49 |
34114 | 514 | $725,000 | 303 | $375,000 | 251 |
34104 | 192 | $600,000 | 331 | $305,000 | 0 |
34120 | 783 | $595,000 | 128 | $470,000 | 192 |
34117 | 269 | $570,000 | 0 | n/a | 25 |
34112 | 186 | $547,500 | 610 | $295,000 | 70 |
34116 | 156 | $500,000 | 59 | $200,000 | 2 |
ZIP codes follow the mail route, not the city limits, so several of them cross between the City of Naples and unincorporated Collier County, and most hold several very different communities. Use the ZIP median as the frame for your value, never as the value itself.
The three ZIP codes the Naples Area Board of Realtors groups as “Naples Beach” carried the highest medians in the county: $5,500,000, $2,300,000 and $1,500,000 for single-family resales and more than $1.1 million for condos in each. ZIP 34102 takes in Old Naples and Port Royal inside the City of Naples, and 34103 and 34108 continue north along the Gulf. These three ZIPs also carry the Naples market’s longest selling times: in August 2026 NABOR reported an average of 125 days on market for its Naples Beach area, against 99 for the whole market, and single-family months of supply of 7.1 there against 5.1 overall. Price here is set sale by sale, from the lot, the water and the view.
North Naples is where Naples’ gated golf communities cluster, and its ZIP medians sit in a tight band: $895,000 in 34109, $925,000 in 34110 and $906,250 in 34119, with condo medians between $410,000 and $443,500. ZIP 34119 recorded 592 house resales, the second most of any Naples ZIP, and almost no new-construction sales, which makes it one of the most comparable-rich resale markets in Collier County. In these ZIPs, the club, the membership type and the view within the community drive more of the difference between two homes than the ZIP itself.
These ZIPs hold much of the Naples market’s older housing and many of its garden and mid-rise condominiums. ZIP 34112 resold 610 condos at a $295,000 median, more condo resales than any other Naples ZIP, and 34104 resold 331 at $305,000. ZIP 34105 is the widest-ranging, with a $1,268,750 single-family median against a $350,000 condo median, because it holds both high-value single-family homes and older condominium complexes. For condos here, the building’s milestone inspection status and reserves are often the largest single adjustment.
East Naples and the eastern edge of the market are where builders are still selling. ZIP 34114 recorded 514 house resales at a $725,000 median alongside an estimated 251 builder-direct sales; 34120 recorded 783 house resales, the most of any Naples ZIP, at $595,000, plus 192 builder-direct sales; 34113 recorded 344 house resales at $870,000 and 49 new-home sales. A resale seller in these ZIPs is often competing with a builder’s model home, a price sheet and closing-cost incentives, and the valuation has to account for that.
The lowest single-family medians in the Naples market were 34116 at $500,000 and 34117 at $570,000, both largely the Golden Gate area. ZIP 34117 recorded no condo resales at all. Many Golden Gate Estates homes sit on large lots served by private wells and septic systems, which a buyer’s inspection and lender will look at, and property there pays the Greater Naples Fire Rescue District levy on the tax bill. Lot size, clearing, the condition of the well and septic system, and road frontage move value here more than finishes.
In Naples, about half of single-family resales closed under $750,000 and 34.7 percent closed at $1 million or more in the twelve months to June 2026, while 57.1 percent of condo resales closed under $500,000. Newer homes carried a clear premium: houses built since 2015 resold at a median $389,500 above homes built before 1980.
Data updated: September 2026 (Collier County’s recorded, qualified resales, Naples postal addresses, July 1, 2025 to June 30, 2026, county roll export of Aug 29, 2026; shares computed from the county tables, 27 Sep 2026).
Naples single-family resale price band | Recorded resales | Share of house resales |
|---|---|---|
Under $500,000 | 793 | 18.7% |
$500,000 to $749,999 | 1,306 | 30.8% |
$750,000 to $999,999 | 672 | 15.9% |
$1 million to $1.99 million | 774 | 18.3% |
$2 million to $4.99 million | 487 | 11.5% |
$5 million and up | 207 | 4.9% |
The $500,000 to $749,999 band is the heart of the Naples house market, with nearly a third of all resales. Above $1 million the market is deep, not thin: 1,468 house resales closed at $1 million or more in one year, and 207 at $5 million or more. That depth is why a Naples luxury home can be priced from recorded sales at all, and why the right comparables for a $3 million home are almost never the nearest ones.
Naples condo resale price band | Recorded resales | Share of condo resales |
|---|---|---|
Under $300,000 | 1,066 | 26.7% |
$300,000 to $499,999 | 1,216 | 30.4% |
$500,000 to $999,999 | 927 | 23.2% |
$1 million to $2.99 million | 641 | 16.0% |
$3 million and up | 144 | 3.6% |
Naples condos split into two markets. More than half resold under $500,000, most of them outside the three beach ZIPs; nearly one in five resold at $1 million or more, overwhelmingly high-rise and beachfront residences in the three beach ZIPs. The two halves respond to different forces: reserves, assessments and financing eligibility at the lower end, view, floor and building amenities at the top.
Year built, Naples house resales | Recorded resales | Median price |
|---|---|---|
Before 1980 | 167 | $510,000 |
1980 to 1994 | 377 | $560,000 |
1995 to 2004 | 879 | $640,000 |
2005 to 2014 | 811 | $800,000 |
2015 and later | 1,996 | $899,500 |
Each building era closed at a higher median than the one before, and 47 percent of all Naples house resales were homes built in 2015 or later, most of them in the master-planned communities east of Interstate 75 and in East Naples. The era is a proxy for several things a buyer prices: wind-resistant construction, a roof with years of life left, elevation relative to the current flood maps, and insurance that binds easily. An older home that has closed those gaps with a new roof, impact glass and documented mitigation prices closer to the newer cohort. One caution: the pre-1980 median mixes modest older homes with teardown lots in the most expensive parts of the City of Naples, so for an older home on a valuable lot we value the land and the house separately.
Naples segment, Jul 2025 to Jun 2026 | Recorded sales | Median price | Median $ per heated sq ft |
|---|---|---|---|
All resales | 8,452 | $600,000 | $336 |
Builder-direct (estimated) | 606 | $735,750 | $367 |
We identify a builder-direct sale as the parcel’s first qualified sale where the recorded year built is the sale year or the year before, so the count is an estimate. The pattern is clear even so: new homes are 6.7 percent of Naples recorded sales, they close above the resale median, and they concentrate in 34114 and 34120. If you own a resale home in a community where the builder is still selling, your valuation starts with what the builder is charging for a comparable plan today.
Most Naples addresses are in unincorporated Collier County, not the City of Naples. The city covers about 12.3 square miles along the Gulf, including Old Naples, Port Royal, Aqualane Shores, Park Shore, the Moorings and Coquina Sands. Which side your Naples home is on changes millage, flood-map timing, the 50 percent rule, rental rules and permits.
Data updated: September 2026 (Collier County Tax Collector 2025 bills; City of Naples FY2026-2027 Budget at a Glance; Collier County proposed flood map release of Aug 19, 2026; FEMA Community Status Book; retrieved 27 Sep 2026).
What differs | City of Naples | Unincorporated Collier (Naples addresses) |
|---|---|---|
2025 total millage on sampled bills | 9.0514 mills | 9.6124 (North Naples, Naples Park) to 10.5058 (East Naples, Golden Gate Estates) |
Municipal or fire levy | City general fund 1.2300 in 2025; 1.2900 adopted for FY2026-27 | Unincorporated general MSTD 0.6844 plus a fire district (North Collier 1.0000 or Greater Naples 2.0000) |
Effective flood map | February 8, 2024 | February 8, 2024; new map proposed, appeal period from Aug 19, 2026, target effective Summer 2027 |
NFIP Community Rating System | Class 5: 25% in A and V zones, 10% in X zones | Class 5: 25% for eligible policies |
50 percent rule value basis | Market value of the structure before improvement (FEMA P-758) | Structure’s improved value on the county roll, which staff may raise by 20%, or a licensed appraisal |
Condo milestone inspection | 25 years within 3 miles of the coast, 30 beyond | 25 years within 3 miles of saltwater, 30 beyond |
Short-term rentals | 30-day minimum, with three shorter rentals a year allowed | Registration if rented under 30 days more than 3 times a year; no frequency cap |
Fire protection rating | Naples Fire-Rescue, ISO Class 1 | North Collier or Greater Naples fire district |
Permit history search | City of Naples CityView portal | Collier GMCD Public Portal and historical permit review |
On 2025 tax bills from the Collier County Tax Collector’s bill system, a City of Naples parcel carried 9.0514 mills in total, a North Naples parcel in the Naples Park area 9.6124, and an East Naples or Golden Gate Estates parcel 10.5058, the difference driven mostly by the fire district. On a $750,000 non-homestead home, the gap between 9.0514 and 10.5058 mills is about $1,090 a year. The City adopted 1.29 mills for FY2026-27, up from 1.23, which adds about $60 per $1,000,000 of taxable value. Every Naples parcel shares the countywide levies, 7.6865 mills in 2025 including the school board’s 4.2490, which Collier County Public Schools notes is the fourth lowest school millage of Florida’s 67 districts. A buyer underwrites the tax bill they will pay, not yours, so the district is part of the price.
Both the City and the county have used FEMA flood maps effective February 8, 2024. In unincorporated Collier, FEMA and the county released preliminary maps on March 20, 2025, opened a 90-day appeal period on August 19, 2026, and target Summer 2027 for the new maps to take effect; the county’s release says the date is subject to change. The update does not include municipalities such as the City of Naples. A seller in unincorporated Naples should know both the effective zone and the preliminary zone, because a change into a high-risk zone can add a lender’s flood insurance requirement for the next buyer.
In both jurisdictions, improvements or repairs to a building in the Special Flood Hazard Area that reach 50 percent of the structure’s market value require the whole building to meet current flood standards, often including elevation. The City of Naples measures against the market value of the structure and follows FEMA’s P-758 manual. Collier County starts from the structure’s improved value on the county roll, which staff can administratively raise by 20 percent, or accepts an appraisal from a Florida-licensed appraiser. Since 2025, Florida law bars both from adding up improvements across multiple years. For an older Naples home, how much renovation the rule allows is part of what a buyer is paying for. The same 2025 law, SB 180, also bars Collier County and the City from adopting more restrictive land development rules before October 1, 2027; the Naples City Council voted in September 2025 to join a lawsuit challenging it, and a 2026 bill to revise it, SB 840, died in a House subcommittee.
The City of Naples limits rentals of single-family homes to terms of 30 days or longer, with three shorter rentals allowed a year, while unincorporated Collier requires registration for owners renting under 30 days more than three times a year and does not cap frequency; associations can be stricter in both. Naples Fire-Rescue holds an ISO Class 1 rating, which the City says allows residents to buy property insurance at a reduced rate. And the City and the county keep separate permit portals, so an open permit is found and closed in different places depending on your address.
Each Naples segment is valued on different evidence. Old Naples and Port Royal trade on lot, water and rebuild rules; Gulf-front towers on view, floor and building reserves; gated golf communities on membership and fees; East Naples on builder competition; and Golden Gate Estates on land, wells and septic.
Data updated: September 2026 (Collier County’s recorded, qualified sales by ZIP, July 2025 to June 2026, county roll export of Aug 29, 2026; City of Naples Code of Ordinances; Florida special district inventory of Sep 30, 2025; retrieved 27 Sep 2026).
ZIP 34102, home to Old Naples and Port Royal, recorded 190 single-family resales at a $5,500,000 median in the last twelve months, the highest in Collier County. Values here are set by the lot as much as the house. In the Port Royal zoning district, R1-15A, the City of Naples requires a minimum lot width of 100 feet, a 40-foot front yard, a 30-foot rear yard and a side-yard envelope that slopes in above the first 12.5 feet of height, caps height at 30 feet, and generally does not permit seawalls or recessed boat slips outside the Jamaica Channel lots. Where the 2012 flood map required a higher lowest floor than the current map, an owner rebuilding can choose the 2012 elevation and measure height from it. A buyer of an older home on one of these lots is often buying the right to build, so we value the land, the existing house and the rebuild envelope separately. Old Naples also contains the Naples Historic District, about 500 acres listed on the National Register in 1987 with 65 historic houses. For more, see our guides to Olde Naples, Port Royal and Aqualane Shores, and our Aqualane Shores home valuation.
The Naples condo market above $1 million, 785 resales in the last twelve months, is mostly Gulf-front and bay-view high-rise living in the three beach ZIPs, where condo medians topped $1.1 million in each. Pelican Bay, a master-planned community in unincorporated Collier County, is part of this market. In a tower, the unit’s floor, view line and renovation set the premium, but the building sets the floor under the price: whether its milestone inspection is complete, whether its structural integrity reserve study is funded, and whether an assessment is pending. Every condo building three habitable stories or taller within three miles of the coast in both the City and the county is on the 25-year milestone schedule. See our Pelican Bay guide.
These City of Naples neighborhoods mix Gulf-front and bay-front condominiums with single-family homes on canals and interior streets. In the beach ZIPs north of 34102, houses resold at medians of $2,300,000 in 34103 and $1,500,000 in 34108, and condos at $1,132,500 and $1,121,000. Some City of Naples parcels also pay a small special-district levy on top of City millage, such as the Moorings Bay System district at 0.0125 mills or the East Naples Bay district at 0.5000 mills on 2025 rates. Water access, bridge-free routes to the Gulf, seawall condition and elevation separate otherwise similar homes, so we price from same-street and same-waterway sales wherever they exist.
North Naples and East Naples hold most of the Naples market’s gated golf communities, including private clubs such as Grey Oaks. In a club community, the membership is part of the price. An equity club, where members own the club and pay an equity contribution, a bundled community where every owner is a member, and a non-equity or optional club each change a buyer’s total annual cost differently, and so the price they will pay. Florida’s HOA disclosure summary (s. 720.401) makes a seller disclose any obligation to pay for recreational facilities as a condition of membership. Many of these communities also sit inside a community development district: the state’s inventory of special districts lists Collier CDDs including Pelican Marsh, Mediterra, Talis Park, Heritage Bay, the Quarry and Naples Heritage. We ask for the club’s membership plan, current initiation or equity and dues, capital-assessment history and transfer rules before we price, and we compare bundled-golf homes only with other bundled-golf homes.
Naples Park and similar established neighborhoods of individual lots trade on lot, age and condition rather than club amenities. A 2025 bill from the Naples Park area carried 9.6124 mills, including the North Collier fire district, a county lighting district and a small drainage levy. For value in this neighborhood specifically, see our Naples Park home valuation.
East Naples, in 34112, 34113 and 34114, combines older neighborhoods near Naples Bay with newer master-planned communities, and it is where resale sellers compete most directly with builders: 34114 recorded 251 estimated builder-direct sales in twelve months. Many of these communities carry a community development district assessment on the tax bill. The state inventory lists Fiddler’s Creek, Naples Reserve, Hacienda Lakes, Lely, Verona Walk and Winding Cypress among Collier’s CDDs, and the Naples Reserve CDD’s adopted FY2026 budget shows operations and maintenance of $717.36 per lot plus debt service of $694.43 to $1,250.00 depending on lot width. Debt service ends when the district’s bonds are retired, and many districts allow an owner to pay off the principal, so a home with its CDD debt paid off can carry a lower annual cost than its neighbor. We read the bill before we price.
Golden Gate Estates, largely in 34117 and 34120, is Naples’ large-lot market, where houses resold at medians of $570,000 and $595,000. Many Estates homes rely on private wells and septic systems, which the buyer will test and inspect; the sampled 2025 Estates bill carried 10.5058 mills, the highest of the Naples districts sampled, because of the Greater Naples Fire Rescue District levy. Lot size, clearing, access, outbuildings, and the age and condition of the well, pump and septic system move value more here than interior finishes. Confirm each property’s water and sewer service; it varies by address.
Naples home values are roughly flat, with more sales. Resold Naples houses closed at a $750,000 median in the twelve months to June 2026, up 0.7 percent, and resold condos at $433,000, down 1.6 percent, while recorded sales rose 7.5 percent overall. Supply has tightened: 5.4 months in August 2026, down from 8.1.
Data updated: September 2026 (Collier County’s recorded, qualified sales, county roll export of Aug 29, 2026; Florida Realtors August 2026 MSA summary released Sep 16, 2026; Naples Area Board of Realtors August 2026 report released Sep 25, 2026; FHFA House Price Index, Q2 2026; retrieved 27 Sep 2026).
Naples recorded sales | Jul 2024 to Jun 2025 sales | Prior median | Jul 2025 to Jun 2026 sales | Current median and change |
|---|---|---|---|---|
Single-family resales | 3,568 | $745,000 | 4,239 | $750,000 (+0.7%) |
Condominium resales | 3,359 | $440,000 | 3,994 | $433,000 (-1.6%) |
All residential | 8,428 | $620,000 | 9,058 | $615,000 (-0.8%) |
The story in the county record is volume, not price. House resales rose 18.8 percent and condo resales 18.9 percent while both medians moved less than 2 percent. More owners sold and more buyers bought at essentially the same prices, which is what a market finding its level looks like.
Month recorded, Naples | Qualified residential sales | Median price |
|---|---|---|
July 2025 | 669 | $620,000 |
August 2025 | 608 | $610,000 |
September 2025 | 608 | $565,000 |
October 2025 | 690 | $610,000 |
November 2025 | 553 | $575,000 |
December 2025 | 742 | $620,000 |
January 2026 | 647 | $665,000 |
February 2026 | 724 | $645,000 |
March 2026 | 1,057 | $588,500 |
April 2026 | 1,074 | $625,000 |
May 2026 | 891 | $599,900 |
June 2026 | 795 | $645,000 |
The pattern repeats every year. Deeds record at closing, so the March and April peak reflects contracts signed in winter, when seasonal residents are in Naples; those two months held 2,131 recordings, 23.5 percent of the year, and April’s 1,074 were 1.94 times November’s 553. February through May together recorded 41.4 percent of the year’s sales. The monthly median moves with the mix, not the market: the highest, $665,000, came in January, and the lowest, $565,000, in September. Compare your home with the same season a year earlier, never with last month alone.
For Collier County as a whole, including Marco Island, Florida Realtors reported an August 2026 single-family median of $760,000 on 375 closings, down 1.0 percent from a year earlier, with a year-to-date median of $835,000, up 5.7 percent. The townhouse and condo median was $429,500 on 322 closings, up 4.5 percent, with a year-to-date median of $453,500, down 4.5 percent. Collier’s single-family median was 1.8 times the statewide median of $415,000.
NABOR, Collier County excluding Marco Island | August 2025 | August 2026 | Change |
|---|---|---|---|
Closed sales | 615 | 622 | +1.1% |
Median closed price | $585,000 | $575,000 | -1.7% |
Days on market until sale | 107 | 99 | -7.5% |
Percent of list price received | 93.8% | 94.8% | +1.1% |
Homes for sale | 4,892 | 4,093 | -16.3% |
Months supply of inventory | 8.1 | 5.4 | -33.3% |
New listings | 937 | 792 | -15.5% |
Pending listings | 755 | 769 | +1.9% |
By type, NABOR reported single-family homes at a $717,500 August median, 92 days on market, 95.2 percent of list and 5.1 months of supply, and condos at $417,500, 109 days, 94.4 percent of list and 5.6 months. Price reductions fell 30.2 percent, to 790 from 1,132 a year earlier. Over the rolling twelve months, NABOR’s single-family median was $750,000, up 1.8 percent, matching the county’s recorded-sale median almost exactly, and its condo median $435,000, down 3.3 percent. One more NABOR data point puts the flat market in perspective: the August 2022 median closed price was also $575,000.
NABOR months of supply | Single-family | Condo |
|---|---|---|
September 2025 | 7.2 | 8.5 |
November 2025 | 7.7 | 10.1 |
January 2026 | 8.4 | 10.7 |
March 2026 | 8.1 | 10.1 |
May 2026 | 6.8 | 7.8 |
July 2026 | 5.7 | 6.1 |
August 2026 | 5.1 | 5.6 |
Supply builds each fall as owners list ahead of the season and drains through spring and summer as the season’s contracts close. Between August 2025 and January 2026, NABOR’s overall supply rose from 7.6 to 9.2 months. That is the calendar a Naples seller prices against: list in the fall and you meet the pre-season wave of new listings; be on the market in late summer and you face the thinnest competition of the year. January single-family supply has also swung widely: 1.3 months in 2022, 9.8 in 2025 and 8.4 in 2026.
NABOR’s rolling twelve months to August 2026 recorded 9,179 closed sales, up 17.8 percent, with growth at both ends of the market: 1,369 sales at $300,000 and below (up 35.7 percent), 2,271 from $300,001 to $500,000 (up 15.4 percent), 3,959 from $500,001 to $1.5 million (up 9.8 percent), 1,303 from $1.5 million to $5 million (up 34.2 percent) and 277 above $5 million (up 17.4 percent). By area, NABOR’s August Naples Beach median (34102, 34103 and 34108) was $1,100,000 against $1,250,000 a year earlier, with 7.1 months of single-family supply against 12.3 and 92.9 percent of list received on single-family sales. Single-month ZIP medians swing on small numbers, so for ZIP values we use the twelve-month county table above.
FHFA all-transactions index, Naples-Marco Island metro | Index (1995 Q1 = 100) | Change to Q2 2026 |
|---|---|---|
2016 Q2 | 272.61 | +109.9% |
2019 Q4 | 322.14 | +77.6% |
2021 Q2 | 384.01 | +49.0% |
2024 Q4 (peak) | 580.76 | -1.5% |
2025 Q2 | 567.47 | +0.8% |
2026 Q2 (latest) | 572.25 | n/a |
The Federal Housing Finance Agency’s repeat-sales index for the Naples metro, which is Collier County, sits 1.5 percent below its late-2024 peak, 0.8 percent above a year earlier and 49 percent above its level five years ago. It is built from conforming-mortgage sales and refinances, so it under-represents the cash and jumbo sales that are common in Naples; we use it as a trend line, not a price. A Naples owner who bought in 2019 is, on this index, well ahead; an owner who bought at the 2024 peak is roughly even.
Our own pull of the Southwest Florida MLS, run September 28, 2026 for Naples ZIPs 34101 to 34120, covers every residential closing from July 1, 2025 to June 30, 2026:
Active listings by ZIP on September 28, 2026, single-family then condo: 34102, 154 and 195; 34103, 83 and 173; 34104, 56 and 111; 34105, 49 and 100; 34108, 119 and 163; 34109, 87 and 96; 34110, 98 and 188; 34112, 114 and 215; 34113, 104 and 172; 34114, 168 and 158; 34116, 58 and 12; 34117, 127 and 0; 34119, 147 and 90; 34120, 404 and 38. The MLS medians sit above the county resale medians earlier on this page partly because the MLS figures include new homes sold through the MLS, while the county tables are resales only. Our own Naples record in the same pull: McGreevy and Comisar have closed 99 Naples homes since January 2016, $80.9 million in total, 55 on the listing side and 53 for buyers.
The biggest value drivers in Naples are ZIP code and frontage, year built, flood zone and lowest-floor elevation, roof age and insurability, and, for condos, the building’s milestone inspection and reserves. In club communities the membership type matters, and in newer communities the CDD bill. Cosmetic updates matter less than anything that makes the home easier to insure and finance.
Data updated: September 2026 (Collier County’s recorded, qualified sales, county roll export of Aug 29, 2026; City of Naples and Collier County floodplain publications; Citizens Property Insurance; Florida Office of Insurance Regulation; Florida Statutes; retrieved 27 Sep 2026).
The City of Naples says the entire city lies within a regulated floodplain and that over 90 percent of its addresses are in the Special Flood Hazard Area, with base flood elevations from 6.0 to 13.0 feet NAVD; in the City, rainfall is the leading cause of flooding. Collier County’s own newsletter says large portions of the county are in a high-risk zone, and its flood FAQ notes that over 25 percent of flood insurance claims nationwide come from structures in lower-risk X and X500 zones. In a high-risk zone with a federally backed mortgage, flood insurance is mandatory, and new NFIP policies generally carry a 30-day waiting period, so the premium comes straight out of what a buyer can pay each month. Under FEMA’s Risk Rating 2.0, premiums reflect elevation, distance to water and rebuilding cost, most increases are capped at 18 percent a year, and an owner can assign an existing NFIP policy, with its discount, to the buyer. A lowest floor above base flood elevation, documented on an elevation certificate, is one of the most valuable pieces of paper a Naples seller can hand over.
Hurricane Ian in September 2022 produced maximum inundation of 6 to 9 feet above ground in Naples, according to the National Hurricane Center, and the National Weather Service in Miami put damage at $989 million in the City of Naples and $948 million in unincorporated Collier. FEMA’s analysis of Ian flood claims, which the City hosts, found average single-family claims of $158,291 for non-elevated houses against $50,287 for elevated ones, and $171,181 for pre-FIRM houses against $75,607 for post-FIRM. Helene and Milton in 2024 each brought 2 to 4 feet of inundation along the Collier coast, and Milton caused an estimated $280 million in property damage in Collier County. Buyers now ask what happened to a specific house in each storm, and a home with a clean record, or a documented repair and mitigation, holds its price better.
Citizens Property Insurance requires a four-point inspection of the roof, electrical, plumbing and HVAC for homes more than 20 years old, and it 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 separately bars insurers from refusing to write or renew a homeowner’s policy solely because a roof is under 15 years old. A roof near those limits narrows the buyer pool toward cash, which shows up in the price, while a new roof resets the clock and removes the most common reason an insurer says no. Florida’s My Safe Florida Home program offers free wind-mitigation inspections and grants of up to $10,000 for eligible homesteads built before 2008 with an insured value of $700,000 or less, subject to income limits, so it applies to fewer Naples homes than the statewide headlines suggest.
The Florida Office of Insurance Regulation’s July 2026 stability report put the average Collier County homeowners premium at $5,534 a year including wind and the average condo unit-owner premium at $2,271, both as of March 31, 2026, against $3,576 and $1,494 in neighboring Lee County. The trend is favorable: Citizens cut its 2026 homeowners multiperil rates by an average of 8.8 percent, OIR reported in September 2026 that the 30-day average homeowners rate request was a 4.8 percent decrease, and Citizens had 2,904 policies in force in Collier on August 31, 2026. Starting January 1, 2027, every Citizens personal residential policy other than condo unit-owner forms and wind-excluded policies must carry flood coverage.
Florida’s condominium safety law requires a milestone inspection for every condo or co-op building three habitable stories or taller, and both the City of Naples and unincorporated Collier apply the 25-year trigger within three miles of the coast and 30 years beyond, then every ten years. Associations must also complete a structural integrity reserve study covering the roof, structure, fireproofing, plumbing, electrical, waterproofing and painting, and windows and doors; the statute says that in no event may the study be completed after December 31, 2026. On a resale, the buyer is entitled to the milestone summary and the study at the seller’s expense. A building with a completed inspection, a funded study and no pending assessment will out-sell a similar unit next door that faces a large special assessment, and the price difference often roughly matches the assessment. Both the City and the county post their milestone building lists, and the county publishes a live status map.
The 2026 conforming loan limit for a one-unit home in Collier County is $832,750, so with 20 percent down any price above about $1,040,900 needs a jumbo loan, and 34.7 percent of Naples house resales closed at $1 million or more. For condos, Fannie Mae’s March 2026 lender letter retired its limited-review path for applications from August 3, 2026, raises required replacement reserves from 10 to 15 percent of budgeted income for full reviews from January 4, 2027, and caps master-policy deductibles at $50,000 per unit. A building a lender will not finance sells to cash buyers only, and that narrower buyer pool shows up in its price.
In Naples golf communities, whether golf membership is bundled into the home, optional or equity-based changes the total annual cost a buyer carries. Master association fees, sub-association fees, club dues and any community development district assessment on the tax bill belong in the same calculation. We show buyers the full annual carrying cost, because that is how they compare your home with the alternatives, and we note when a CDD’s debt-service portion has been paid off, because that lowers the next owner’s bill.
For a pre-2000 Naples home below base flood elevation, how much a buyer can renovate before the 50 percent rule forces full compliance, often elevation, is a real part of its value. In the City, the test is 50 percent of the structure’s pre-improvement market value; in the county, the starting point is the structure’s improved value on the county roll, which staff can raise by 20 percent. A home that sits on a valuable lot but cannot be renovated economically is valued nearer land value, and a home already elevated or rebuilt to current standards carries a premium.
Collier County warns that open permits may impact the sale of a property and offers a historical permit review when a home is sold; the City of Naples keeps its own permit portal. An open permit for a roof, a pool enclosure, flood panels or a seawall becomes a buyer’s lender or title question late in the contract. The City has also flagged unpermitted flood-panel installations. Closing permits before listing protects the price you negotiated.
No. The county’s just value is a mass appraisal as of January 1, and your assessed value can sit far below it if you have held a Naples homestead for years, because Save Our Homes caps annual increases at 3 percent or inflation. Market value is what a buyer pays today, best estimated from recent recorded sales.
Data updated: September 2026 (Florida Statutes sections 193.155, 193.1555 and 196.031, 2026 text; Florida Senate, CS/HJR 1-F; Collier County Tax Collector; retrieved 27 Sep 2026).
Your TRIM notice and tax bill show a just value, an assessed value and a taxable value. Just value is the county’s estimate of market value as of January 1. Assessed value is just value limited by the caps below. Taxable value is assessed value minus exemptions such as homestead. None of the three is a price. The only evidence of your home’s market value is what comparable Naples homes have recently sold for, which is why this page is built from recorded sales rather than the tax roll.
For a homestead, the assessed value cannot rise more than 3 percent or the change in the Consumer Price Index each year, whichever is lower. For second homes and rental property, the annual increase in assessed value is capped at 10 percent for non-school levies. Both caps reset on January 1 after a change of ownership, when the property is assessed at just value again. In Naples, where many owners have held homesteads for a long time, a seller’s assessed value can be a small fraction of the market value, which is why the next buyer’s tax bill is often much higher than yours and why Florida requires a property tax disclosure summary before a buyer signs.
The homestead exemption takes $25,000 off all levies and an additional amount, now indexed to inflation and $25,722 on a 2025 Collier bill, off assessed value above $50,000 for non-school levies. When an owner sells one Florida homestead and establishes another within the statutory window, up to $500,000 of the difference between just and assessed value can be carried to the new home. For a Naples seller moving within Florida, portability is part of the math of selling. On November 3, 2026, Florida voters will decide CS/HJR 1-F, which would raise the non-school homestead exemption in stages and lower the non-homestead cap from 10 to 5 percent from 2027 if it passes with 60 percent.
Owners who believe their just value is too high can raise it with the county property appraiser’s office after the TRIM notice arrives in August and can petition the county Value Adjustment Board by the deadline printed on that notice. A lower just value lowers your taxes, not your sale price. Buyers pay for the house, not the tax roll.
They change what a buyer can afford to pay each month, so they change price. A Naples home that insures easily, sits above base flood elevation and, for condos, belongs to a building with a completed milestone inspection, a funded reserve study and no pending assessment will sell faster and closer to asking than a similar home without those documents.
Data updated: September 2026 (City of Naples and Collier County floodplain pages; Florida Statutes sections 689.302, 718.503, 718.116, 720.401 and 720.30851, 2026 text; Florida DBPR estoppel fee schedule; retrieved 27 Sep 2026).
As Top 1% Real Estate Agents Nationally Since 2008, we have learned that paperwork protects price. An elevation certificate, a four-point inspection, a wind-mitigation report showing roof-to-wall connections and opening protection, the roof permit, the flood insurance declarations page if the policy can be assigned, and, for condos, the association’s structural integrity reserve study and milestone inspection summary. Each one lets a buyer’s insurer and lender say yes faster, and a complete document file protects more of a seller’s price than any cosmetic update.
In the City of Naples, the Floodplain Coordinator provides elevation certificates on file, and the City’s online flood tool shows each property’s zone. In unincorporated Collier, the county may have a certificate on file for a structure built after September 14, 1979 in a zone starting with A or V, and it publishes an elevation certificate map. Otherwise, a Florida-licensed surveyor can prepare a new one. The City itself advises that flood information should be confirmed with an official flood zone determination before a purchase.
Since October 1, 2024, every Florida residential seller must give the buyer a flood disclosure at or before the time the contract is signed, stating whether the seller knows of flood damage during ownership, has filed a flood insurance claim, or has received flood assistance such as FEMA aid; the 2025 amendment added the knowledge question. In a market that went through Ian, Helene and Milton, answering it with documents rather than memory is part of pricing well.
A buyer under contract for a condo resale is entitled, at the seller’s expense, to the declaration, articles, bylaws and rules, the annual financial statement and budget, the milestone inspection summary if applicable, the latest structural integrity reserve study or a statement that none exists, any turnover inspection report, and the association’s Frequently Asked Questions and Answers sheet. The contract is voidable by the buyer within 7 days, excluding Saturdays, Sundays and legal holidays, after the buyer signs and receives those documents, and the right cannot be waived. Delivering the full package early starts that clock early and protects the price you agreed.
In a Chapter 720 homeowners’ association, the seller must give the buyer the disclosure summary before the contract is signed; if it is not given, the buyer can cancel within 3 days after receiving it or before closing, whichever comes first. That HOA rule does not apply to condominium associations, which follow the condo statute above. The association’s estoppel certificate, which states what is owed at closing, is capped by statute and adjusted by the Florida Department of Business and Professional Regulation: currently $299, plus $119 for delivery within 3 business days and up to $179 more if the account is delinquent, with the next update due by July 1, 2027. The certificate must be issued within 10 business days.
Yes, and it takes about 30 minutes on site. A comparative market analysis in person lets us see the condition, updates, view, dock and roof that no record shows, and it turns a range into a recommended list price for your Naples home with the active competition beside it. Call Jesse direct at (239) 898-6072 to book it.
Jesse McGreevy runs every in-person CMA himself, part of how McGreevy and Comisar have stayed Top 1% Real Estate Agents Nationally Since 2008. A walk-through of the home and lot, a review of your roof, windows, air conditioning, permits, flood and insurance documents, the recorded sales we selected and the adjustments we made to each, the current active and pending listings you would compete with, including builder inventory where it exists, a recommended list price and the strategy behind it, and an estimated net sheet after closing costs.
Florida’s documentary stamp tax on the deed is 70 cents per $100 of price, customarily paid by the seller: about $3,031 on the $433,000 Naples condo median, $5,250 on the $750,000 house median and $10,500 on a $1,500,000 sale. In Collier County the buyer customarily chooses the closing agent and pays for the owner’s title policy, the reverse of neighboring Lee County, though the contract controls. The rest of the sheet is the negotiated commission, any buyer-agent compensation you choose to offer (since August 17, 2024, such offers can no longer be posted on the MLS, and commissions remain fully negotiable), the association estoppel fee, your share of the year’s property taxes, which are paid in arrears in Collier, and your mortgage payoff.
Many Naples owners ask for a valuation a year or more before they sell, for estate planning, a refinance, a trust or probate decision, or simply to know. There is no obligation to list with us, and we keep every conversation confidential. Request your free Naples valuation or call Jesse at (239) 898-6072. If you own in more than one market, our Bonita Springs home valuation works the same way, and our Southwest Florida home valuation covers the rest of the region.
These are the valuation questions Naples owners ask us most, answered from Collier County’s recorded sales, Florida law, City of Naples and county publications, and our own pricing work across the Naples market. For a number on your own Naples home, use the form at the top of this page or call Jesse direct at (239) 898-6072.
It is worth what comparable homes in your own ZIP code, segment and community have recently sold for, adjusted for size, year built, frontage, condition, roof and flood elevation. Across Naples, resold houses closed at a $750,000 median and condos at $433,000 in the twelve months to June 2026. Request our free valuation for your address.
Pull the qualified, recorded sales in your community from the last twelve months, match them by size, era and frontage, adjust for differences in condition, roof and elevation, and check the result against current listings. That is what we do in every Naples valuation, and we show you the sales we used.
Across 9,058 qualified residential sales Collier County recorded with a Naples postal address from July 2025 through June 2026, the median was $615,000. Resold houses had a $750,000 median, resold condos $433,000, and estimated builder-direct new homes $735,750.
$750,000 across 4,239 recorded house resales in the twelve months to June 2026, with the middle half between $535,000 and $1,370,000 and a median of $370 per heated square foot. For Collier County as a whole, Florida Realtors reported a $760,000 single-family median for August 2026.
$433,000 across 3,994 recorded condo resales in the twelve months to June 2026, down 1.6 percent in a year, with the middle half between $290,000 and $790,000. About 57 percent sold under $500,000, while 144 condo resales closed at $3 million or more.
About $370 per heated square foot for resold houses and $285 for resold condos, $339 across all recorded residential sales. Location, water and building age move individual homes far from those medians, which is why we price from sales in your own community.
Flat on price, up on volume. The house resale median rose 0.7 percent to $750,000 and the condo median fell 1.6 percent to $433,000, while house and condo resales each rose almost 19 percent. The FHFA index for the Naples metro was up 0.8 percent in the year to mid-2026.
No. Recorded prices are within 2 percent of a year earlier, sales are up, and NABOR reported months of supply falling from 8.1 to 5.4 between August 2025 and August 2026, with price reductions down 30.2 percent. The FHFA index is 1.5 percent below its late-2024 peak.
Balanced, and tightening. In August 2026, NABOR reported 5.1 months of single-family supply and 5.6 for condos, with homes selling at 94.8 percent of list after an average 99 days. The beach ZIPs carried more supply and longer selling times than the rest of the Naples market.
ZIP 34102, home to Old Naples and Port Royal, led with a $5,500,000 median single-family resale across 190 sales in the twelve months to June 2026. Next were 34103 at $2,300,000 and 34108 at $1,500,000. Condo medians topped $1.1 million in all three.
The lowest single-family resale medians were 34116 at $500,000, 34112 at $547,500 and 34117 at $570,000. The lowest condo medians were 34116 at $200,000, 34112 at $295,000 and 34104 at $305,000.
ZIP 34120 recorded the most single-family resales, 783, at a $595,000 median, followed by 34119 with 592 at $906,250 and 34114 with 514 at $725,000. For condos, 34112 led with 610 resales at a $295,000 median.
Single-family resales built in 2015 or later had an $899,500 median, against $800,000 for 2005 to 2014, $640,000 for 1995 to 2004, $560,000 for 1980 to 1994 and $510,000 before 1980. Newer homes were 1,996 of 4,239 house resales.
About 35 percent of Naples house resales closed at $1 million or more in the twelve months to June 2026: 774 from $1 million to $1.99 million, 487 from $2 million to $4.99 million and 207 at $5 million or more. Among condo resales, about 20 percent closed at $1 million or more.
we tracked 9,058 qualified residential sales recorded by Collier County with a Naples postal address from July 2025 through June 2026, about $10.15 billion in all, including 4,239 house resales, 3,994 condo resales and an estimated 606 builder-direct new homes.
In the twelve months to June 2026, 207 Naples house resales closed at $5 million or more and 144 condo resales at $3 million or more. Many were in 34102, where half of the 190 house resales closed at $5.5 million or more and Gulf frontage, bay frontage and lot size set the price.
Condo buyers are pricing in insurance, association fees and the reserve funding Florida’s condominium safety law now requires, and lenders are tightening condo eligibility. Buildings facing milestone repairs or special assessments see the largest adjustments. Even so, the Naples condo resale median fell only 1.6 percent in the year to June 2026.
It sets your competition. An estimated 606 builder-direct sales were recorded in Naples in twelve months, 443 of them in 34114 and 34120, at a $735,750 median. A resale in those ZIPs is priced against the builder’s current price sheet and incentives, not only against other resales.
The City of Naples is an incorporated city of about 20,114 residents on 12.3 square miles along the Gulf. Most Naples mailing addresses, ZIPs 34101 to 34120, are in unincorporated Collier County, with different millage, flood-map timing, 50 percent rule administration, rental rules and permits.
Reasonably close for a typical home in an active community, and often far off for waterfront, renovated, older or unusual homes. Automated models cannot see condition, view, roof age, flood elevation or condo reserves, and many mix builder-direct closings or other ZIPs into your comparables.
Because your neighbor’s sale reflects that home’s condition, view, elevation and timing, and the model may be weighting different comparables or a different season. A recent sale on your street is usually a better guide than any estimate; ask us to adjust it for the differences.
A comparative market analysis is a listing agent’s pricing recommendation built from recorded sales and current competition. An appraisal is a licensed appraiser’s opinion of value, usually ordered by the buyer’s lender. A good CMA anticipates the appraisal, and for estate homes we sometimes recommend both.
No. Just value is a January 1 mass appraisal for taxes, and a homestead’s assessed value can sit far below it because Save Our Homes caps annual increases at 3 percent or inflation. Market value is what a buyer pays today, best estimated from recent comparable sales.
Because of the Save Our Homes cap. Your assessed value can rise by up to 3 percent or inflation each year until it catches up with just value, even when the market is flat. The cap protects homestead owners from sudden jumps rather than tracking the market.
For second homes and rental property, the assessed value for non-school levies cannot rise more than 10 percent a year. The cap ends when the property sells, and the next owner starts at just value. A November 2026 ballot measure would lower it to 5 percent from 2027 if approved.
Often, yes. A sale resets the assessment to just value on the next January 1, so your capped assessment and exemptions do not carry over. That is why Florida requires a property tax disclosure summary telling the buyer not to rely on the seller’s current taxes.
Yes. Talk to the county property appraiser’s office after the August TRIM notice, and petition the Value Adjustment Board by the deadline printed on the notice if needed. A lower just value lowers your taxes, not your sale price.
It can, because flood insurance is part of a buyer’s monthly cost and is mandatory with a federally backed mortgage in a high-risk zone. Elevation matters more than the zone alone: a home built above base flood elevation can insure for far less than an older home below it.
Look up the address on FEMA’s Flood Map Service Center. City of Naples owners can also use the City’s online flood tool and ask the Floodplain Coordinator for any elevation certificate on file; unincorporated owners can use the county’s elevation certificate map.
If you are in unincorporated Collier, possibly. Preliminary maps were released March 20, 2025, the appeal period began August 19, 2026, and the county targets Summer 2027 for them to take effect. A move into a high-risk zone can add a lender flood requirement for the next buyer. City of Naples maps are not part of this update.
It shows the lowest floor’s height against base flood elevation, which drives the flood premium. A certificate showing the home above base flood elevation can save a buyer a large share of the premium, and that supports your price.
In a high-risk flood zone, improvements or repairs reaching 50 percent of the structure’s market value trigger full compliance, often including elevation. Buyers planning a major renovation price that constraint in. Since 2025, Florida bars local governments from adding improvements together over several years.
It depends on what was repaired, how it was permitted and whether the substantial-damage threshold was triggered. A fully permitted repair with documentation can restore most of the value; unrepaired or unpermitted damage usually points to a cash buyer and a lower price. You must also disclose known flood damage.
They support value by lowering insurance costs through wind-mitigation credits and by removing a buyer’s shutter concerns. They matter most on older homes, where they close part of the gap with the newest building era.
Often more than it costs on an older home, because it changes insurability. A new roof resets Citizens’ age limits of 25 years for shingle and 50 for tile, and it removes the most common reason a buyer’s insurer says no.
If it is three habitable stories or taller, yes. Both the City of Naples and unincorporated Collier require it at 25 years for buildings within three miles of the coast and 30 years beyond, then every ten years. The inspector’s summary goes to buyers with the resale documents.
Yes. Buildings three stories or taller need a structural integrity reserve study, which the statute says may not be completed after December 31, 2026. Buildings with completed studies and funded reserves finance more easily and sell for more; a pending special assessment usually comes off the price.
Directly. Buyers compare total annual costs, so higher dues, a pending assessment or a large CDD debt-service line lowers what they will pay. A CDD whose bonds have been paid off, or a lot whose debt has been prepaid, lowers the next owner’s bill.
It depends on the buyer and the club. An equity contribution or bundled membership raises the cost of ownership, which some buyers welcome and others avoid. We price club homes against sales in the same club with the same membership terms, never against non-club neighborhoods.
Usually, in single-family homes, because most Naples buyers expect a pool and lanai. We price it from paired sales in your community rather than a flat figure, since in some gated communities nearly every home has one.
Closings peak in March and April, which held 23.5 percent of the year’s recorded sales, so contracts are signed in winter. Listing before the season puts you in front of winter buyers; being on market in late summer means the least competing inventory of the year.
In a seasonal market like Naples, about 60 to 90 days. After that, new sales and new listings change the picture, so we update the valuation before you list.
They measure different places, windows and data. Some use the City of Naples, some the Naples postal area, some all of Collier County; some use list prices, some sale prices. This page uses Collier County’s recorded, qualified sales for Naples postal addresses over twelve months, stated in every table.
Widen the window to 24, 36 or 60 months, adjust older sales for the trend, add the most similar sales from neighboring communities, and list every sale individually. That is how we value homes in Naples’ smaller enclaves and estate streets.
Your agent can challenge it through the lender with comparable sales the appraiser missed, the buyer can bring cash to cover the gap, the price can be renegotiated, or the buyer may cancel under the contract’s appraisal terms. A strong CMA reduces the risk.
Florida sellers must disclose known facts that materially affect value and are not readily observable, under Johnson v. Davis (1985). Statutes add the flood disclosure, a radon notice, the property tax disclosure summary, and HOA or condo disclosures. Disclosed and documented issues are priced in; undisclosed ones unwind deals.
Deed documentary stamps of 70 cents per $100, about $5,250 on the $750,000 house median, plus the negotiated commission, any buyer-agent compensation you offer, an estoppel fee where there is an association, and prorated taxes. In Collier the buyer customarily pays the owner’s title policy.
If it was your main home for at least two of the five years before the sale, you may exclude up to $250,000 of gain, or $500,000 on a joint return. Second homes and rentals generally do not qualify. Florida has no state income tax; ask your CPA.
Under FIRPTA, the buyer, through the closing agent, generally must withhold 15 percent of the amount realized and remit it to the IRS. Reduced withholding or a withholding certificate can apply in some cases. Talk to a tax professional before you list.
The Census Bureau puts median gross rent at $2,305 a month in the City of Naples and $1,862 in Collier County, but seasonal furnished rentals rent very differently, and the City limits single-family rentals to 30 days or longer with three exceptions a year. We can price a sale and an annual lease side by side.
Naples is higher. Florida Realtors reported an August 2026 single-family median of $760,000 for Collier County against $380,000 for the Lee County metro. For our northern neighbor, see our Bonita Springs home valuation.
No. Our valuations are free and confidential, with no obligation to list. Request one online or call Jesse direct at (239) 898-6072.
Jesse McGreevy is a top-reviewed Naples listing agent and Marc Comisar is a top-reviewed Southwest Florida realtor; every review below is copied from our Google Business Profile, where you can read them all in full. Naples sellers who value their homes with us hear the same thing these clients did: a clear number, and the evidence behind it.
★★★★★ “Jesse did a great job as Realtor and his assistant, Beth, didn’t miss a thing throughout the process!” Verified Google review
★★★★★ “I have had 13 real estate transactions and this is the most professional and helpful agency that I have ever worked with. Marc actually called me with a response to my questions and concerns on a Sunday evening. The resources that this agency has access to goes above and beyond any other I have ever worked with. The professional process that they use to present your home for sale goes beyond anything I have ever experienced.” Verified Google review
★★★★★ “Very professional, knowledgeable and responsive. We have had experience with them in both selling and buying a home. We recommend them highly.” Verified Google review
★★★★★ “He knew the area and therefore knew exactly where to take us to find the exact kind of neighborhood we were looking for and he was right on the money.” Verified Google review
★★★★★ “No one knows real estate, especially Florida real estate like Marc and Jesse. Smart and savvy. They also have a great team that is knowledgeable and professional.” Verified Google review
If you’re searching for the best Naples listing agent, or asking “what can I sell my house for in Naples,” McGreevy and Comisar price from the recorded sales of your own ZIP code and community. Collier County recorded 9,058 qualified Naples sales in the last 12 months, and that record is the starting point of every Naples valuation we send.
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.
If you are thinking, "I need someone to sell my house in Naples, Florida," McGreevy and Comisar helps homeowners price, market, negotiate, and sell with a local strategy built for Estero, Bonita Springs, Naples, Fort Myers, Lee County, Collier County, and Babcock Ranch. Whether you are selling in Port Royal, Aqualane Shores, Old Naples, Park Shore, the Moorings, Pelican Bay, Grey Oaks, Naples Park, or Golden Gate Estates, our team provides local market guidance, professional listing exposure, and a clear plan to help you sell confidently.
Enter your address in the Home Valuation form at the top of this page for your free Naples home valuation, read how we sell Naples homes, or talk to Jesse direct: (239) 898-6072, text or call. Confidential conversations welcome. Buying in Naples instead? Call Marc at (239) 287-5873 or read our guide to buying a home in Naples.
Jesse McGreevy is a top-reviewed Naples realtor and Marc Comisar is a top-reviewed Southwest Florida buyer’s agent; you can read every review on our Google Business Profile. We work from our Naples office at 9180 Galleria Ct #200, Naples, FL 34109 and have represented buyers and sellers across Naples and Southwest Florida since 2008.
For more on the market, return to our Naples community guide.
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.
Every Naples sale figure on this page comes from Collier County’s recorded, qualified sales (county roll export of Aug 29, 2026), and every other fact traces to one of the primary sources below: state and federal agencies, Florida law, the City of Naples, Collier County and its constitutional officers, published association market reports and news reporting.
We do not cite real estate brokerage, listing or automated-valuation sites. All sources were retrieved on 27 September 2026 unless a publication date is shown.
These are the reference files a Naples owner is most likely to need when valuing a home, each linked to the official source that publishes it: the State of Florida, Collier County, the City of Naples or the federal government.
Values from Collier County’s recorded, qualified sales (county roll export of Aug 29, 2026), tabulated 27 September 2026, with market context from the Florida Realtors and Naples Area Board of Realtors August 2026 reports. Brokered by Domain Realty.