Sell Your Home in Naples, FL

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

McGreevy and Comisar are the listing team with a Naples office on Galleria Court in North Naples, and this is our seller’s guide to the market we work in every week. If you are thinking about selling a house, condo, villa or estate anywhere with a Naples address, this page gives you the recorded sale prices, the costs, the disclosures and the timing that decide what you net.

Naples is not one market. In the twelve months from July 1, 2025 through June 30, 2026, in the last 12 months we tracked 9,058 residential sales with a Naples postal address in Collier County’s recorded, qualified sales (county roll export of Aug 29, 2026), worth about $10.15 billion. That total mixes a $5.5 million median house in 34102 with a $200,000 median condo in 34116 and an estimated 606 builder-direct new homes. The numbers that matter for a resale seller are narrower: 4,239 resold single-family homes at a $750,000 median and 3,994 resold condominiums at a $433,000 median.

This guide shows where those numbers come from, how we price a Naples home from its own ZIP code, what buyers ask about flood, insurance and condo reserves, what changes inside the City of Naples, and what it costs to sell under Collier County custom.

How Do I Sell My Home in Naples, FL in 2026?

To sell a home in Naples in 2026, price it from recorded resales in your own ZIP code and neighborhood, confirm whether it sits in the City of Naples or unincorporated Collier County, gather the flood, roof, permit and association documents buyers now ask for, list before the winter season, and hire a team that negotiates inspections and appraisals personally.

That sequence matters more in 2026 than it did three years ago, because the Naples resale market has leveled off while sales volume has recovered. Recorded resale prices for single-family homes in the Naples postal area rose 0.7 percent year over year, from a $745,000 median to $750,000, while condominium resales slipped 1.6 percent, from $440,000 to $433,000. Sales volume rose at the same time: 4,239 single-family resales against 3,568 a year earlier, and 3,994 condominium resales against 3,359 (Collier County’s recorded, qualified sales, county roll export of Aug 29, 2026, July 2025 through June 2026 against the prior twelve months). More sales at steady prices is the signature of a market where well-priced homes sell and over-priced homes sit.

The seven facts that price a Naples home

• Your ZIP code and neighborhood, not the Naples median. Resold single-family homes ran from a $500,000 median in 34116 to $5,500,000 in 34102 over the same twelve months, and resold condos from $200,000 in 34116 to $1,225,000 in 34102.
• Your jurisdiction. The incorporated City of Naples covers about 12.3 square miles; most Naples addresses sit in unincorporated Collier County. Millage, permitting, short-term rental rules and the next flood map all differ between the two.
• Water, elevation and flood zone. The City reports that over 90 percent of its addresses sit in the FEMA Special Flood Hazard Area, and the flood maps in force for both the City and the county took effect on February 8, 2024.
• The age of the house. Single-family resales built in 2015 or later carried an $899,500 median, against $510,000 for homes built before 1980.
• Roof age and wind protection. Citizens caps shingle roofs at 25 years and tile at 50, and requires a four-point inspection on homes more than 20 years old.
• For condos, the building’s paperwork. Both the City of Naples and Collier County require milestone structural inspections at 25 years for buildings within three miles of the coast, and the structural integrity reserve study deadline runs out on December 31, 2026.
• The season. March and April 2026 alone recorded 2,131 of the year’s 9,058 Naples sales, 23.5 percent, while November 2025 recorded the fewest.

What this page covers

This is a long page on purpose. It covers the Naples market, the recorded-sale data, City versus county rules, pricing, flood, insurance and condo law, disclosures, marketing, negotiation, Collier County net sheets, taxes, your options, client reviews and more than forty seller questions answered.

Key Takeaways

These are the ten facts about selling a home in Naples that matter most in September 2026, each drawn from Collier County’s recorded, qualified sales, a state or federal agency, the City of Naples, Collier County government or the published association reports, and each one is dated so you can judge how current it is.

• 9,058 qualified residential sales in twelve months. The Naples postal area (ZIPs 34101 to 34120) recorded about $10.15 billion in qualified residential sales from July 2025 through June 2026, up from 8,428 sales a year earlier (Collier County’s recorded, qualified sales, county roll export of Aug 29, 2026).
• Resale medians held steady. Resold single-family homes: $750,000, up 0.7 percent. Resold condos: $433,000, down 1.6 percent. Both segments sold about 19 percent more homes than the year before.
• Supply fell hard this summer. The Naples Area Board of Realtors reported 5.4 months of supply in August 2026, down from 8.1 a year earlier, with 4,093 homes for sale, down 16.3 percent.
• Buyers still negotiate. Homes that closed in August 2026 took an average of 99 days on market and sold for 94.8 percent of list price (NABOR, released September 25, 2026).
• 34102 and 34116 are different worlds. Resold houses carried a $5,500,000 median in 34102 and $500,000 in 34116; the busiest single-family ZIP was 34120, with 783 resales at $595,000.
• Spring still decides the year. March and April 2026 recorded 23.5 percent of all Naples sales; February through May recorded 41.4 percent.
• Two jurisdictions, two sets of rules. A new flood map is coming for unincorporated Collier County only, targeted for summer 2027.
• In Collier County the buyer customarily pays the owner’s title policy. It is custom, not law; the contract controls.
• Deed stamps cost $0.70 per $100. On a $750,000 sale that is $5,250, customarily paid by the seller.
• Amendment 3 is on the November 3, 2026 ballot, and would raise the non-school homestead exemption to $250,000 by 2028 if 60 percent of voters approve it.

Table of Contents

Selling in Naples: How Do I Sell My Home in Naples, FL in 2026? · Why List Your Naples Home With McGreevy and Comisar?

The Market and the Record: What Is the Naples Market Doing for Sellers Right Now? · What Do Naples County Records Show That the MLS Alone Misses? · Is My Home in the City of Naples or Unincorporated Collier County?

Timing and Pricing: Is Now a Good Time to Sell a House in Naples? · How Do We Price a Naples Home?

Flood, Condos and Disclosures: What Will a Buyer Ask About Flood Zones, Storms and Insurance in Naples? · What Should Naples Condo Sellers Know in 2026? · What Disclosures Does a Naples Seller Owe?

Marketing, Negotiation, Costs and Taxes: How Do We Market a Naples Home? · How Do We Negotiate on Your Behalf? · What Does It Cost to Sell a Home in Naples? · Do I Pay Capital Gains Tax When I Sell My Naples Home?

Your Options and Next Steps: Should I List, Sell for Cash or Sell by Owner in Naples? · How Do I Get a Free Naples Home Valuation? · What Naples Sellers Say About Working With Us

Answers and Local Expertise: Frequently Asked Questions, Naples Seller Edition · Why Does a Naples Specialist Matter When You Sell? · Thinking of Selling Your Naples Home? List With the #1 Team in Southwest Florida Since 2012 · Your Local Real Estate Experts · Sources and Authoritative References · Downloadable Documents

Why List Your Naples Home With McGreevy and Comisar?

McGreevy and Comisar are a two-partner listing team with a Naples office, ranked Top 1% nationally since 2008 and the #1 team in Southwest Florida since 2012. Naples sellers hire us because we price from recorded sales in their own ZIP code, answer the flood, insurance and condo questions before a buyer asks, and negotiate every offer ourselves.

If you’re searching for the best realtor to sell your house in Naples, or thinking, “I need a listing agent who actually knows my side of town,” this is how we work. We lead Domain Realty Group, and with our Domain Realty Group team we have sold over $2.5 billion in real estate, with McGreevy and Comisar alone accounting for over $900 million in personal sales. Our Naples office is at 9180 Galleria Ct #200, Naples, FL 34109, about 9.3 miles and 18 free-flowing minutes from Naples City Hall, so a listing appointment in Pelican Bay, the Moorings, Olde Naples, Pine Ridge, Island Walk or Golden Gate Estates is a short drive, not a trip. Before you interview agents, read our comparison of the best real estate agents in Naples, which sets out what to ask any listing agent in this market.

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 Naples team that prices from the deed record

Every recorded-sale figure on this page comes from Collier County’s recorded, qualified sales (county roll export of Aug 29, 2026), cut to the Naples postal ZIP codes 34101 to 34120 and read sale by sale. In the twelve months from July 2025 through June 2026 that file holds 9,058 qualified residential sales. When an owner in 34119 asks what their house is worth, the answer begins with that ZIP code’s 592 single-family resales at a $906,250 median, then narrows to their own neighborhood, not with a Naples-wide figure that describes a different house.

Why a two-partner team sells differently

Jesse McGreevy leads pricing, marketing and negotiation on our listings; Marc Comisar works the buyer side, so our sellers hear what Naples buyers are paying for this month. You call Jesse direct at (239) 898-6072. Offers, counters, inspection responses and appraisal disputes are handled by one of the two partners, never handed to a junior agent or an assistant.

What we will not do

We have held the Top 1% Real Estate Agents Nationally Since 2008 ranking by refusing the shortcuts that win a listing and lose the sale. We will not quote you a list price to win the listing and cut it three weeks later, and we will not market a Naples home as flood-free, reserve-funded or recently re-roofed unless the document says so. A listing that has already answered the inspector’s, insurer’s and lender’s questions sells faster and holds its price.

What we tell every Naples seller before we price

Before we put a number on any Naples home, we walk every seller through the same five points, in writing, at the first meeting. They are the method behind every price we recommend, and they are the reason we do not publish a single “Naples value” for a house we have not seen.

1. The Naples median is not your comparable. The postal-area single-family resale median was $750,000 over July 2025 to June 2026, but ZIP medians ran from $500,000 to $5.5 million. We start with your ZIP code, then your neighborhood, then the handful of closings that actually look like your home.
2. The record decides, not the asking prices. We price from recorded, qualified closings and set aside builder-direct sales, because an estimated 606 new homes closed in the same twelve months, mostly in 34114 and 34120, and they describe a different product.
3. Jurisdiction is part of the price. A buyer’s tax bill, permit path, rental rights and next flood map depend on whether your parcel is in the City of Naples or unincorporated Collier County, so we confirm it on your tax bill first.
4. Insurability is part of the price. Roof age, the four-point inspection, wind mitigation, flood zone and elevation decide what a buyer’s insurance costs, and buyers now write that cost into their offers.
5. The first two weeks are the market’s verdict. We price to compete with the best three active listings like yours on the day you go live, because the Naples Area Board of Realtors still counted 790 price decreases in August 2026 alone, and every one of them started as a list price that missed.

Our own pull of the Southwest Florida MLS, run September 28, 2026 for Naples ZIPs 34101 to 34120, shows what that first stretch costs: across 4,343 single-family closings from July 2025 through June 2026, the median home spent 64 days on market and sold for 95.2 percent of its final list price, and across 3,508 condo closings the figures were 78 days and 94.5 percent. Every extra week and every point below list comes out of the seller’s proceeds.

What Is the Naples Market Doing for Sellers Right Now?

The Naples resale market in 2026 is steady on price and rising on volume. From July 2025 through June 2026, resold single-family homes in the Naples postal area closed at a $750,000 median, up 0.7 percent, and resold condos at $433,000, down 1.6 percent, while the number of resales in each segment rose about 19 percent.

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

The table compares the last twelve months with the twelve before; builder-direct sales, the first sale of a newly built home, are reported separately below.

ZIP code versus Naples: the seller’s benchmark

A Naples seller’s first comparison should be their own ZIP code and property type, because the fourteen residential Naples ZIP codes behave like different towns.

ZIP 34102 takes in Olde Naples and Port Royal inside the City of Naples, and it carried the highest single-family median in the county file at $5.5 million; our guides to Olde Naples and Port Royal go deeper. ZIPs 34103 and 34108 cover much of the Gulf-front condo corridor from the Moorings north through Pelican Bay, where condo medians topped $1.1 million. At the other end, 34116 and 34117 cover the Golden Gate area and much of Golden Gate Estates, where single-family medians were $500,000 and $570,000. ZIP 34120 recorded the most single-family resales of any Naples ZIP, 783, and 34112 recorded the most condo resales, 610, at a $295,000 median.

How Naples compares with Collier County, Lee County and Florida

Florida Realtors’ monthly metro report, built from MLS closings, measures all of Collier County, including Marco Island and Immokalee.

Collier County’s single-family median is 1.8 times Florida’s and twice Lee County’s, and its year-to-date single-family median through August was $835,000, up 5.7 percent (Florida Realtors, released September 16, 2026). The monthly and twelve-month figures agree on the headline: Naples single-family prices are holding at about $750,000 to $760,000.

Are Naples home prices dropping?

Not in any way a seller should panic about. The Federal Housing Finance Agency’s all-transactions house price index for the Naples-Marco Island metro stood at 572.25 in the second quarter of 2026, up 0.8 percent from a year earlier and 1.5 percent below its fourth-quarter 2024 peak of 580.76. Over longer horizons the index is up 49.0 percent in five years and 109.9 percent in ten.

The pattern is a plateau, not a slide. The FHFA index under-represents the cash and jumbo sales common in Naples, so we read it as a trend line, not a price; the recorded-sale file shows the same flat shape for houses and a gentle softening for condos, where buyers are pricing in insurance, fees and reserve funding.

What the Naples Area Board of Realtors reports for August 2026

The Naples Area Board of Realtors’ August 2026 report, covering Collier County excluding Marco Island and released September 25, 2026, is the most current public read on supply, speed and price.

Data updated: September 2026 (Naples Area Board of Realtors, Monthly Indicators, August 2026, released 25 Sep 2026, Collier County excluding Marco Island; retrieved 27 Sep 2026).

The same report counted 790 price decreases in August 2026, down 30.2 percent from 1,132 a year earlier. Its rolling twelve-month medians, $750,000 for single-family homes and $435,000 for condos, match the county record closely, and NABOR noted that its August 2026 overall median of $575,000 equals its August 2022 figure: four years of flat nominal prices.

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, 55 of them on the listing side and 53 representing the buyer (both sides on 9). Our largest Naples sale closed at $7.6 million, 20 of the 99 closed at $1 million or more, and 13 closed in 2025. The count covers MLS closings where Jesse McGreevy or Marc Comisar is the listing, co-listing, selling or co-selling agent. Ask Jesse at (239) 898-6072 to walk through the recent ones in person.

What Do Naples County Records Show That the MLS Alone Misses?

Collier County’s recorded, qualified sales show every qualified Naples closing, including builder-direct sales that never appear in the multiple listing service. An estimated 606 builder-direct new homes closed in the Naples postal area from July 2025 through June 2026, at a $735,750 median, and 443 of them were in just two ZIP codes, 34114 and 34120.

Data updated: September 2026 (Collier County’s recorded, qualified sales, county roll export of Aug 29, 2026; builder-direct is estimated as a parcel’s first qualified sale when the recorded year built is the sale year or the year before; July 2025 through June 2026; pulled 27 Sep 2026).

Where the new-construction closings were

Together 34114 and 34120 produced 73 percent of the builder-direct closings. In those two ZIP codes a resale seller is competing, week by week, with model homes, builder incentives and brand-new warranties. In 34102, 34103, 34105 and 34108, by contrast, the county recorded six builder-direct sales in a year, and a resale seller’s competition is other resales.

Why this matters to a resale seller

A buyer choosing between a new East Naples home and your 2006 house is comparing a different product, and a statistic that blends the two can show a rise your neighborhood never had. What sets your price is the resale closings in your own community and its neighbors, adjusted for lot, water, renovation and roof, and the builder’s current base price for the nearest comparable new plan.

Newer homes still carry the premium

The county file also shows how much the age of a house matters in Naples, where 1,996 of the 4,239 single-family resales, about 47 percent, were built in 2015 or later.

Newer Naples homes are larger, built to the Florida Building Code and easier to insure. The older bands include some of the most valuable land in the county, where the lot carries the value, so their median understates what an older home on the water in the City can bring.

Thinking of selling your Naples home? Talk to us before you list

Naples resale prices held steady this year while supply fell to 5.4 months, which means the gap between a well-priced listing and an overpriced one decides your season. Request a free Naples home valuation built from your own ZIP code’s recorded sales, or call Jesse direct at (239) 898-6072. If you are buying here too, call Marc at (239) 287-5873 and read how we represent buyers in Naples, or see how we represent buyers across Southwest Florida.

How we use the county record on your listing

We pull every qualified sale in your community for the last twelve months, widen to 24 or 36 months when a community has fewer than ten sales, set aside builder-direct closings, and list the sales individually when the count is too small for a median to mean anything. Then we check the result against the active and pending listings in the same community that week, because a buyer compares your home with what is for sale today, not only with what sold last spring.

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

A Naples address does not settle which government your home is in. The incorporated City of Naples covers about 12.3 square miles and roughly 20,100 residents, including Olde Naples, Port Royal, Aqualane Shores, Park Shore, the Moorings and Coquina Sands; nearly every other Naples address, from Pelican Bay to Golden Gate Estates, is unincorporated Collier County.

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

The difference is not academic. Your property tax bill, your building permits, your flood-plain administration, your short-term rental rights and even the next flood map depend on which side of the city line your parcel sits. The quickest way to check is the taxing district printed on your Collier County tax bill.

What changes when the parcel is inside the City of Naples

Inside the City, your building permits, flood-plain rules and code enforcement run through the City’s Building Department, and your tax bill carries the City levy instead of the county’s unincorporated general fund and a fire district. On the 2025 bills the City total came to 9.0514 mills. The City adopted a 1.29-mill rate for fiscal 2026-27, up from 1.23, which adds about $60 a year for every $1 million of taxable value if other rates hold. Two small special districts add to some City bills: the East Naples Bay district at 0.5000 mills and the Moorings Bay System at 0.0125 mills.

What changes in unincorporated Collier County

Outside the City, the same questions go to Collier County’s Growth Management Community Department. The sampled 2025 bills totaled 9.6124 mills in North Naples, where North Collier Fire levies 1.0 mill, and 10.5058 mills in East Naples and Golden Gate Estates, where Greater Naples Fire Rescue levies 2.0 mills. Between the City’s 9.0514 mills and the 10.5058 mills in East Naples and the Estates, the gap on a $750,000 non-homestead house is about $1,090 a year, and a buyer comparing two similar homes on either side of that line will notice it.

Why a buyer’s agent will ask

A buyer who plans to renovate, rent or compare tax bills needs to know whose rules apply, and a buyer’s insurance agent needs to know whether the county’s 2027 flood map could move the home into a different zone. We put the jurisdiction on the first page of every listing file so the question never becomes a delay during the inspection period.

Port Royal, Olde Naples and the rules only the City has

The City’s R1-15A district, which covers Port Royal, sets a 30-foot maximum height, a 40-foot front yard, a 30-foot rear yard and a 100-foot minimum lot width, and lets an owner measure height from the higher 2012 flood-map elevation where it exceeds the current one. Seawalls and recessed boat slips are generally not permitted in R1-15A, with exceptions for Jamaica Channel lots, and dock rules were amended on November 5, 2025. For a Port Royal or Aqualane Shores seller, those rules decide what a buyer who plans to rebuild can put on the lot, and in the $5 million-plus market the buildable envelope is often the product.

Pelican Bay, Golden Gate Estates and the county side

Pelican Bay, Vanderbilt, Lely, Fiddler’s Creek, Naples Reserve, Golden Gate and Golden Gate Estates are all unincorporated. Many master-planned communities on the county side carry a community development district assessment on the tax bill, among them Fiddler’s Creek, Naples Reserve, Pelican Marsh, Mediterra, Talis Park, Heritage Bay, Verona Walk and Lely, according to the state’s inventory of special districts. Many Golden Gate Estates homes rely on private wells and septic systems, which buyers inspect separately.

Is Now a Good Time to Sell a House in Naples?

For most Naples owners, the best time to list is October through January, ahead of the winter buyers, because March and April 2026 recorded 23.5 percent of the year’s Naples sales. With resale prices steady and supply down, a correctly priced 2026 listing sells; an overpriced one waits through the summer slowdown.

Data updated: September 2026 (Collier County’s recorded, qualified sales, county roll export of Aug 29, 2026, all residential sales with a Naples postal address, July 2025 through June 2026; Naples Area Board of Realtors months-of-supply series through August 2026; retrieved 27 Sep 2026).

Deeds record at closing, and closings commonly trail contracts by 30 to 60 days, so the March and April recording peak reflects contracts written from about January through March, when seasonal residents are in town and touring. April recorded 1.94 times as many sales as November. A home listed by early January meets that buyer pool at full strength.

The supply cycle works in a summer seller’s favor

Supply follows the season in reverse. NABOR’s single-family months of supply ran 8.4 in January and February 2026, fell to 6.8 in May and 5.1 in August; condo supply fell from 10.7 in January to 5.6 in August. Supply rebuilds each fall as seasonal owners list; NABOR notes overall supply rose from 7.6 to 9.2 months between August 2025 and January 2026. A late-summer seller faces the thinnest competition of the year; an October seller meets the pre-season wave, but reaches winter buyers first.

Insurance is easing, and that helps sellers

Buyers price insurance into every offer. The Florida Office of Insurance Regulation reported an average homeowners premium of $5,534 a year in Collier County, including wind, and $2,271 for condo unit owners, in data as of March 31, 2026. On September 22, 2026 the regulator reported a 30-day average homeowners rate request of minus 4.8 percent. Citizens Property Insurance cut its 2026 multiperil homeowners rates by an average of 8.8 percent, and it had 2,904 policies in force in Collier County on August 31, 2026, about 1.1 percent of its statewide book. A buyer who can get a private quote on your home is a buyer who can close.

The November 3, 2026 ballot and a buyer’s future tax bill

Amendment 3, the “Save Our Homes From Excessive Property Taxes” joint resolution the Legislature passed on June 2, 2026, is on the November 3 ballot and needs 60 percent approval. It would raise the non-school homestead exemption to $150,000 in 2027 and $250,000 from 2028, and require anyone establishing Florida residency after January 1, 2027 to wait five years for it. In a City where 55.8 percent of residents are 65 or older and many owners are part-year, the five-year wait matters to relocating buyers. We present it neutrally in listing materials until the vote is counted.

How Do We Price a Naples Home?

We price a Naples home from the recorded resales in its own ZIP code and community over twelve months, widening to 24 or 36 months when there are fewer than ten, and adjust for water frontage, elevation, flood zone, roof age, renovation, jurisdiction and association reserves, and test the number against the listings a buyer can tour this week.

Data updated: September 2026 (Collier County’s recorded, qualified sales, county roll export of Aug 29, 2026, resales with a Naples postal address, July 2025 through June 2026; pulled 27 Sep 2026).

Step one: the right comparables

The Naples median is a poor comparable because Naples neighborhoods trade at very different levels, and the ZIP table above is only the first cut. We build every value from the closings in your own community first, and only then from the ZIP code around it. Our community guides go deeper on several of the places where we sell most often, including Grey Oaks, Pelican Bay and Port Royal, and we publish dedicated seller guides for selling a home in Naples Park, selling a home in Aqualane Shores and selling a home in Island Walk.

Step two: where your price falls in the Naples market

The price bands show where Naples demand actually sits. Almost half of all single-family resales closed under $750,000, but more than a third closed at $1 million or more, and 207 closed at $5 million or more in a single year.

The deepest part of the single-family market is $500,000 to $750,000, with 1,306 resales, which is where a well-priced house in 34104, 34112, 34114, 34117 or 34120 competes. The condo market is deepest under $500,000, with 2,282 resales, or 57.1 percent. Above $1 million the buyer pool thins but is far from small: 1,468 single-family resales and 785 condo resales cleared that line in twelve months.

Step three: the attributes an automated estimate cannot see

Water, elevation and flood history move Naples prices more than square footage. FEMA’s analysis of Hurricane Ian flood-insurance claims, published in December 2023 and posted by the City of Naples, found that in a sample of 1,270 single-family homes the average claim was $158,291 for non-elevated houses against $50,287 for elevated ones, and $171,181 for homes built before the community’s first flood map against $75,607 for homes built after it. The elevation certificate, flood-proofing permits and claims history that prove your home is on the right side of that line are worth more in a Naples listing file than any photograph.

Step four: age, code and insurability

Year built matters in Naples because Florida’s statewide building code took effect in 2002, because insurers rate roofs by age, and because Citizens requires a four-point inspection on homes more than 20 years old. A 1990s house with a documented recent roof, impact glass and a clean four-point report competes with newer homes in a way the same house with an original roof cannot, and for condos the building’s age triggers the milestone inspection that now travels with the sale.

Why online estimates miss Naples

Automated estimates cannot see a remodeled kitchen, a new tile roof, a lot above the base flood elevation or a fresh special assessment, and many report a single “Naples” figure without saying whether it means the 12-square-mile City or the whole postal area, which is why Naples figures disagree so widely: the Census Bureau’s survey puts the median owner-reported home value at $1,525,600 inside the City and $540,700 across Collier County, while the recorded single-family resale median for the postal area is $750,000. In a market where the ZIP-code median runs from $500,000 to $5.5 million, an automated number is a starting point for a conversation, not a list price.

Homes over $1 million need a human value

Of the 4,239 single-family resales in the Naples postal area over the last twelve months, 1,468 closed at $1 million or more, 694 at $2 million or more and 207 at $5 million or more. With only a handful of true comparables a year, we build the value from paired sales, land value, frontage, elevation and renovation quality, and often recommend a pre-listing appraisal for estate homes in Port Royal, Olde Naples, Aqualane Shores or on the Gulf. Financing matters too: the 2026 conforming loan limit for Collier County is $832,750 for a single-family home, so with 20 percent down any price above about $1,040,900 needs a jumbo loan or cash, and jumbo lenders scrutinize appraisals closely.

Step five: price to the first two weeks

The first two weeks on the market bring the most buyer attention a listing will ever get. We set the list price so the home competes with the best three active listings in its community on the day it goes live, not with last year’s high sale. A home that launches correctly priced attracts its strongest offers early; a home that launches high trains buyers to wait for the first reduction, and in August 2026 Naples sellers still made 790 price cuts in a single month.

What Will a Buyer Ask About Flood Zones, Storms and Insurance in Naples?

A Naples buyer will ask which FEMA flood zone the home sits in, whether it has an elevation certificate, whether it took water in Ian, Helene or Milton, the roof age and wind-mitigation features, whether a private insurer will write it, and, in unincorporated Collier, what the 2027 flood map will show. Answers in the listing file protect your price.

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

The flood maps in force took effect February 8, 2024

The Flood Insurance Rate Maps in force for both the City of Naples and unincorporated Collier County took effect on February 8, 2024, replacing the 2012 maps. The City joined the National Flood Insurance Program on May 5, 1970. On the maps, VE, AE, AH and A are the high-risk Special Flood Hazard Area; shaded X is the 0.2 percent annual-chance area; unshaded X is minimal hazard. Where a buyer’s lender is federally backed, flood insurance is mandatory in the high-risk zones.

The City of Naples sits almost entirely in the flood zone

The City of Naples states that over 90 percent of the addresses in the City are within the Special Flood Hazard Area, that the entire City lies within a regulated floodplain, and that base flood elevations in Naples range from 6.0 to 13.0 feet NAVD. The City also notes that rainfall, not storm surge, is the leading cause of its flooding, because the City lies close to sea level and heavy rain at high tide can leave water nowhere to drain.

Unincorporated Collier is getting a new flood map in 2027

Collier County released a preliminary Flood Insurance Rate Map for unincorporated Collier on March 20, 2025, and on August 19, 2026 the county announced the start of the 90-day appeal and comment period, with a target effective date of summer 2027, subject to change. The revision does not include the City of Naples. A county-side seller should look up both the effective and the preliminary zone on FEMA’s Flood Map Service Center, because a move from X into an A or AE zone could add a lender flood-insurance requirement for the next buyer.

How to find your zone and your elevation certificate

Inside the City, the Floodplain Coordinator provides elevation certificates on file and flood-zone information at (239) 213-5039, and the City publishes an interactive flood-zone property tool. In unincorporated Collier, the county may hold an elevation certificate for a structure built after September 14, 1979 in a zone beginning with A or V, and its flood hotline is (239) 252-2942. If no certificate is on file and your home is in an A or V zone, we usually recommend ordering one from a Florida-licensed surveyor before listing, because it is the single document that most changes a buyer’s flood quote.

Both jurisdictions earn a flood-insurance discount

The City of Naples holds Community Rating System Class 5, upgraded in 2024, worth up to 25 percent off NFIP policies in A and V zones and 10 percent in X zones; unincorporated Collier County also holds Class 5, worth 25 percent on eligible policies, and FEMA’s Community Status Book lists both. We state it in every Naples listing.

Hurricane Ian was the surge event

The National Hurricane Center’s report on Hurricane Ian records maximum storm-surge inundation of 6 to 9 feet above ground in Naples on September 28, 2022; the tide gauge on the Naples Pier measured 6.18 feet above mean higher high water before it was destroyed. Inundation reached 8 to 12 feet in North Naples. The National Weather Service’s summary put damage at $989 million in the City of Naples and $948 million in unincorporated Collier, with 3,515 residential and commercial buildings suffering major damage across the county.

Helene and Milton came two years later

Hurricane Helene in September 2024 pushed 2 to 4 feet of surge into Naples, with water entering structures in Vanderbilt Beach, the north end of Naples Bay and the Bayshore Drive corridor, and Hurricane Milton two weeks later brought 2 to 4 feet of inundation and about $280 million in Collier property damage, with 88 structures sustaining major damage. We answer that history with your home’s own record: its elevation, its claims and any mitigation work done since.

The 50 percent rule, City versus county

If improvements or repairs to a building in the high-risk zone cost 50 percent or more of the building’s market value before the work, the whole building must meet current flood rules, including elevation. Florida’s 2025 SB 180 created section 163.31795 of the Florida Statutes, which bars local governments in the flood insurance program from adding up improvements across a multi-year look-back. Collier County measures the 50 percent against the building’s improved value on the county roll, which staff may raise administratively by 20 percent, or against a private appraisal, and it has no waiting period between permits once a permit is finaled. The City applies the same 50 percent definition through its Building Department at (239) 213-5020. A buyer who plans to renovate an older home below base flood elevation should confirm the calculation with the right government before contract, and we tell them so.

Roof age, four-point and wind mitigation

Florida law bars an insurer from refusing or non-renewing a homeowner’s policy solely because a roof is less than 15 years old, and for an older roof it must allow an inspection first. Citizens Property Insurance limits shingle roofs to 25 years and tile, slate, concrete and metal roofs to 50, unless the roof has at least five years of remaining life, and requires a four-point inspection for homes more than 20 years old. We order a four-point and a wind-mitigation inspection before listing any Naples home built before 2006, so the buyer’s insurance agent can quote from day one.

Citizens’ flood requirement reaches every policy in 2027

Citizens already requires flood coverage on homes in the high-risk zones and, since January 1, 2026, on homes with a dwelling replacement cost of $400,000 or more. From January 1, 2027, every Citizens personal residential policy with wind coverage will need flood coverage, although condo unit-owner policies are exempt. A documented flood quote is now part of the pricing conversation for almost every Naples single-family home.

What Should Naples Condo Sellers Know in 2026?

Naples condo sellers in 2026 need their association’s milestone inspection status, structural integrity reserve study, current budget and any pending special assessment in hand before listing, because a resale buyer can cancel within 7 business days of receiving them. Resold Naples condos slipped 1.6 percent to a $433,000 median, and buyers are underwriting the building as closely as the unit.

Data updated: September 2026 (Florida Statutes sections 553.899, 718.112, 718.116 and 718.503; City of Naples and Collier County milestone programs; Fannie Mae Lender Letter LL-2026-03; Collier County’s recorded, qualified sales, county roll export of Aug 29, 2026; retrieved 27 Sep 2026).

Naples uses the 25-year coastal milestone trigger

Florida’s condominium safety law, passed in 2022 after the Surfside collapse, requires a milestone inspection for condo and co-op buildings of three or more habitable stories at 30 years and every ten years after, and lets the local building official require it at 25 years near salt water. Both of Naples’ building officials use that option. The City of Naples requires it at 25 years within three miles of the coastline and posts buildings due by year; Collier County does the same within three miles of saltwater, publishes a public milestone map, and raised its report fee from $50 to $500 on January 1, 2026. In unincorporated Collier, if a phase two report finds repairs are needed, a permit must be applied for within 150 days and repairs must begin within 365 days.

The structural integrity reserve study deadline ends this year

Section 718.112 requires associations to complete a structural integrity reserve study, or SIRS, at least every ten years for every building three habitable stories or taller, covering the roof, structure, plumbing, electrical, waterproofing, windows and other major components. Associations existing on July 1, 2022 had to complete it by December 31, 2025, with an option to complete it alongside a milestone inspection due by the end of 2026, and in no event after December 31, 2026. Associations that must have a SIRS can no longer waive or underfund the reserves it identifies for budgets adopted on or after December 31, 2024.

What a Naples condo seller must hand the buyer

Under section 718.503, a buyer under contract for a condo resale is entitled, at the seller’s expense, to a current copy of the declaration, the articles of incorporation, the bylaws and rules, the annual financial statement and budget, the inspector’s summary of the milestone inspection if one applies, the most recent SIRS or a statement that none has been completed, any turnover inspection report from on or after July 1, 2023, and the association’s Frequently Asked Questions and Answers sheet, plus the state’s governance form.

The buyer’s 7-business-day window

For a resale, the contract must say the buyer may cancel by written notice within 7 days, excluding Saturdays, Sundays and legal holidays, after signing and receiving those documents, and any waiver of that right has no effect; the right ends at closing. For contracts entered after December 31, 2024, a parallel 7-business-day clause covers the milestone summary, turnover report and SIRS. The 3-day window belongs to chapter 720 HOAs and the 15-day window to developer sales. Ordering the complete package before listing starts the clock on your terms instead of the buyer’s.

What the buyer’s lender will look at in 2026

Fannie Mae’s Lender Letter LL-2026-03 of March 18, 2026 retired its Limited Review path for loan applications dated on or after August 3, 2026, capped the master-policy deductible at $50,000 per unit for applications on or after July 1, 2026, and will raise minimum replacement reserves from 10 to 15 percent of budgeted assessment income for Full Review applications dated on or after January 4, 2027. A building with a completed SIRS, funded reserves and a clean milestone report is easier to finance, and that widens the buyer pool beyond cash buyers.

Pricing a Naples condo into this market

Naples condo resales ran a $433,000 median over the last twelve months, but the ZIP spread is enormous: $200,000 in 34116, $295,000 in 34112, and more than $1.1 million in 34102, 34103 and 34108. NABOR reported condo supply at 5.6 months in August 2026, down from 8.7 a year earlier, and condo sellers received 94.4 percent of list price. We lead with the association’s numbers when they are strong, price realistically when a special assessment is coming, and negotiate who pays any assessment levied during the contract at the offer stage.

What Disclosures Does a Naples Seller Owe?

A Naples seller owes a buyer Florida’s three-question flood disclosure at or before contract, disclosure of known material defects a buyer cannot readily see, the property tax disclosure summary, the radon notice and, depending on what is owned, the homeowners’ association disclosure summary or the condominium document package. Open permits should be cleared or disclosed before listing.

Data updated: September 2026 (Florida Statutes sections 689.302, 689.261, 404.056, 720.401 and 718.503; Johnson v. Davis; City of Naples and Collier County permitting; retrieved 27 Sep 2026).

The flood disclosure asks three questions

Section 689.302 of the Florida Statutes requires a residential seller to give the buyer a written flood disclosure at or before the time the contract is signed. The form states that homeowners’ insurance does not cover flood damage and asks whether the seller knows of flooding that damaged the property during the seller’s ownership, whether the seller filed a flood insurance claim, including with the National Flood Insurance Program, and whether the seller received assistance for flood damage, including from FEMA. Flooding includes tidal water, rapid runoff and standing rainwater, and chapter 2025-166 added the knowledge question. We complete this form with the seller at the listing appointment, not at the offer.

Known defects: the Johnson v. Davis duty

In Johnson v. Davis in 1985, the Florida Supreme Court held that a home seller who knows of facts that materially affect the property’s value, that are not readily observable and are not known to the buyer, must disclose them. An “as is” contract does not remove that duty. We use a written seller’s disclosure to document what the seller knows, which protects the seller as much as the buyer.

Property taxes: the buyer should not rely on yours

Section 689.261 requires a property tax disclosure summary telling the buyer not to rely on the seller’s current taxes, because a change of ownership resets the assessment. Under section 193.155, a homestead’s assessed value resets to just value on January 1 of the year after a sale, so a Naples seller who has held a homestead for twenty years may pay a fraction of what the buyer will.

The radon notice

Section 404.056 requires a prescribed radon gas notice on at least one document given at or before the contract for sale. It says radon is a naturally occurring radioactive gas, that levels exceeding federal and state guidelines have been found in Florida buildings, and that the county health department has testing information.

The HOA disclosure summary: a fork, not a blanket rule

In a community governed by a chapter 720 homeowners’ association, section 720.401 requires that the buyer be given a disclosure summary before signing the contract, supplied by the seller on a resale. If it is not provided, the buyer may void the contract within three days of receiving it or before closing, whichever comes first, and that right cannot be waived. The section does not apply to associations regulated under chapter 718 condominium law. Many Naples master-planned communities combine the two, so we identify which regime governs what you own at listing and confirm it with the closing agent. This is information, not legal advice.

Open permits: search before you list

Inside the City of Naples, search the City’s CityView portal or call the Building Department at (239) 213-5020. In unincorporated Collier, the county offers a historical permit review at sale because, in its words, open permits may impact the sale of a property; any status other than COED, Finaled, Abandoned, Denied or Cancelled is open. An unclosed permit for a pool heater, a lanai or storm repairs can hold up a closing for weeks. The City has also warned that unpermitted flood-panel installations have been flagged by the state. We run the search before listing and close out what we can.

Community development district and special assessments

Community development district assessments are non-ad valorem charges collected on the Collier County tax bill, and in Naples they are common in master-planned communities on the county side. Adopted budgets show how much they vary: Naples Reserve’s fiscal 2026 operations assessment was $717.36 per lot before debt service, while Naples Heritage’s was $275 per unit with no debt service. A seller should state the district, the annual amount and any remaining bond balance, because a buyer will read it on the tax bill anyway.

How Do We Market a Naples Home?

We market a Naples home with professional photography, video and aerial footage, a listing file that answers flood, roof, insurance and association questions up front, direct outreach to our Southwest Florida buyer database and to the seasonal buyers who drive the winter market, and showings run by the team, timed so the listing is live before the season peaks.

Photography, video and aerial footage

As Top 1% Real Estate Agents Nationally Since 2008, we budget every listing’s marketing like it is our own sale. Naples sells settings: a Gulf sunset from a Park Shore or Pelican Bay tower, a deep-water dock in Port Royal or Aqualane Shores, a walk to Third Street South or Fifth Avenue South from Olde Naples, a lake and preserve behind a golf-course home in North Naples, or a large wooded lot in Golden Gate Estates. We shoot professional photography and video for every listing and use licensed aerial footage where it shows the water, the golf course or the distance to the beach.

The listing file buyers actually want

Every Naples listing we run carries a document file: the elevation certificate and both the effective and, in unincorporated Collier, the preliminary flood zone; the four-point and wind-mitigation inspections; the roof permit and year; any NFIP declarations page a buyer could assume; the association budget, fee schedule and any community development district assessment; and for condos the SIRS and milestone status. Buyers’ agents send it to insurance agents and lenders before the first showing, which turns a hesitant buyer into a qualified one.

Reaching buyers beyond the MLS

The multiple listing service reaches agents; it does not reach the seasonal owner who spends February in Naples and is deciding whether to buy. We market to our own Southwest Florida buyer database, to buyers who have toured with Marc in the same price band, and through social channels and targeted digital advertising timed to the season.

How Do We Negotiate on Your Behalf?

We negotiate every Naples offer ourselves, partner to partner with the buyer’s agent: price, deposit, inspection period, financing and appraisal terms, flood-zone and condo-document timelines, closing date and who pays which costs. Most of a Naples seller’s net is protected or lost after the contract is signed, during inspections, insurance quotes and the appraisal, so that is where we concentrate.

Inspection and repair negotiations

The Florida Realtors and Florida Bar “AS IS” contract gives the buyer an inspection period, 15 days by default, and the right to cancel in the buyer’s sole discretion, not the right to demand repairs. We use that structure to keep repair requests to credits the market supports, and we come to the table with the four-point and wind-mitigation reports already in hand, so a buyer’s inspection rarely finds a surprise large enough to reopen the price.

The flood-zone clock in the contract

The same contract gives the buyer 20 days by default to terminate over the home’s flood zone or elevation; after that the buyer accepts them. A seller who hands over the elevation certificate and the flood zone on day one lets that deadline pass quietly. A seller who does not can find the buyer’s insurance quote arriving on day 19.

Appraisal gaps on distinctive homes

Waterfront, Gulf-front and estate homes in Naples often have few true comparables, and every price above about $1,040,900 with 20 percent down needs a jumbo loan. When an appraisal comes in below the contract price, we submit the comparables the appraiser did not use, request a reconsideration of value through the lender, and negotiate a split or an appraisal-gap commitment where the buyer can support it.

What Does It Cost to Sell a Home in Naples?

Selling a Naples home typically costs about 3.7 to 4.0 percent of the price before any buyer-agent compensation, and about 6.2 to 6.5 percent with it, counting commissions, the $0.70-per-$100 deed stamp tax, settlement charges, estoppel and the tax proration. In Collier County the buyer customarily pays the owner’s title policy.

Data updated: September 2026 (Florida Department of Revenue, Florida Administrative Code rule 69O-186.003, Florida DBPR estoppel fee schedule, NAR settlement guidance, Collier County Tax Collector and 2025 Collier tax bills; retrieved 27 Sep 2026).

Three Naples net sheets

These examples use the Naples condo and single-family resale medians and the 34103 single-family median. Commission lines are examples of negotiated terms, not set rates. The property tax proration assumes a June 30 closing and an estimated annual bill; your title company prorates from your actual bill.

The prorations assume annual bills of about $4,162 and $7,209 for the condo and the house, the non-homestead figures at the 2025 North Naples millage of 9.6124 applied to the price, and about $20,818 for the $2.3 million home at the 2025 City of Naples millage of 9.0514. A long-held homestead’s bill will be much lower, and so will its proration. A mortgage payoff, any repair credits and any seller concession are separate.

Documentary stamp tax in Collier County

Florida’s documentary stamp tax on a deed is $0.70 for every $100 of the price, or portion of $100, in every county except Miami-Dade, under section 201.02. The Department of Revenue notes that all parties to the deed are liable for it regardless of who agrees to pay; in Collier County the deed stamps are customarily the seller’s expense. On the $5.5 million 34102 median that is $38,500.

Title insurance: the premium is fixed, and in Collier the buyer customarily pays

Florida sets title insurance premiums by rule: $5.75 per $1,000 of coverage up to $100,000, $5.00 per $1,000 from $100,000 to $1 million, $2.50 per $1,000 from $1 million to $5 million, $2.25 from $5 million to $10 million and $2.00 above $10 million. Every title company charges the same premium. Who pays the owner’s policy is custom and contract, not law. In Collier County the buyer customarily selects the closing agent and pays for the owner’s policy, the reverse of neighboring Lee County, and a Naples title company notes that the Naples Area Board of Realtors’ contract widely used in the county addresses which party pays. The executed contract controls; on a $5.5 million home the premium is $16,200.

Estoppel fees for association properties

An association must issue the estoppel certificate that states what a seller owes within 10 business days of a request, or it may not charge for it. The statutes set base caps of $250, $100 more for delivery within three business days and $150 more if the account is delinquent, adjusted every five years for inflation; the amounts currently in force, as published by the Florida Department of Business and Professional Regulation, are $299, an additional $119 and an additional $179, with the next update due by July 1, 2027. The seller customarily pays for it.

Prorated taxes are paid in arrears

The Collier County Tax Collector mails tax notices on October 31 for the calendar year; payment in November earns a 4 percent discount that falls by 1 percent a month until March, and on April 1 the tax becomes delinquent with a 3 percent penalty. At a closing before the bill is paid, the seller credits the buyer for the days the seller owned the home, and title companies usually prorate from the prior year’s bill at the maximum discount.

Commissions after the NAR settlement

Since August 17, 2024, the rules that came out of the National Association of Realtors settlement bar offers of buyer-broker compensation from the MLS and require buyers to sign a written agreement with their own agent before touring, stating a specific compensation amount and that commissions are fully negotiable and not set by law. A seller may still choose to offer compensation to the buyer’s agent off the MLS, or a concession toward the buyer’s closing costs on the MLS, and in a market with 5.4 months of supply that choice can widen the buyer pool. For the full statewide breakdown, see our guide to seller closing costs in Florida.

Do I Pay Capital Gains Tax When I Sell My Naples Home?

Florida has no state income tax, so a Naples home sale is taxed only federally. A primary residence owned and lived in for two of the last five years usually qualifies to exclude up to $250,000 of gain, or $500,000 for a married couple filing jointly. Seasonal homes, rentals and foreign sellers differ; ask a tax professional.

Data updated: September 2026 (Internal Revenue Service Topic 701, Publication 523 and FIRPTA guidance; Florida Statutes section 193.155; retrieved 27 Sep 2026).

The primary-residence exclusion

The Internal Revenue Service’s Topic 701 and Publication 523 explain the section 121 exclusion: a seller who owned and used the home as a main home for at least two of the five years before the sale can generally exclude up to $250,000 of gain, or $500,000 on a joint return. A Naples winter home that was never the seller’s main home does not qualify, which matters in a market where many owners are part-year residents. We recommend a conversation with a CPA before listing.

Canadian and other foreign sellers: FIRPTA withholding

Collier County’s foreign-born share is 24.6 percent, and Naples has a meaningful base of Canadian and European owners. Under the Foreign Investment in Real Property Tax Act, the buyer is generally the withholding agent and must withhold 15 percent of the amount realized when buying from a foreign person, with reduced or zero withholding for some residences where the buyer will live in the home. A foreign seller can apply to the IRS for a withholding certificate on Form 8288-B to reduce the amount withheld. Plan for it at listing, because the title company will need to know.

Taking your homestead savings with you

Florida’s portability rule lets a homesteaded seller carry up to $500,000 of their Save Our Homes assessment difference to a new Florida homestead established within three years of January 1 of the year the old homestead was given up. If you are selling in Naples to buy elsewhere in Florida, file for the new homestead and portability together with the property appraiser in your new county by March 1 of the year you qualify.

Should I List, Sell for Cash or Sell by Owner in Naples?

For most Naples homes in marketable condition, listing with an experienced agent nets the most. A cash offer can suit a home needing major repairs, a storm-damaged home that would trigger the 50 percent rule, or a seller who must close in days. Selling by owner saves the listing fee but shifts pricing, disclosure and negotiation to the seller.

The decision table

Who should choose which

Choose a full listing if your home is in marketable condition and you can wait 60 to 90 days from listing to closing, which is most Naples owners. Choose a cash offer if the home needs repairs a financed buyer’s insurer will not accept, if it was damaged in a storm and repairs would cross the 50 percent threshold, or if you need a closing date in days; get more than one offer and compare the net, not the headline. Choose a sale by owner only if you already have a buyer, understand Florida’s disclosure duties and are comfortable pricing and negotiating without help. We will run the net-proceeds comparison for you at no cost.

How Do I Get a Free Naples Home Valuation?

Request a free Naples home valuation online, call Jesse direct at (239) 898-6072, or book a walk-through. We send a value built from the recorded resales in your own ZIP code and community, adjusted for your home’s water frontage, elevation, floor plan, condition, roof, flood zone and jurisdiction, with the active Naples competition shown alongside it.

Use the Home Valuation form at the top of this page

The fastest way to start is the Home Valuation form at the top of this page: enter your address, answer three short questions, and Jesse or Marc will follow up personally, not a call center. Or use our Naples home valuation page.

What we need from you

McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008 and the #1 Team in Southwest Florida since 2012, prepare every valuation personally. We ask for your address, roof year and material, renovations with permits, your association, any elevation certificate or insurance inspections, and whether your parcel is in the City of Naples. With that, we can give you a range the same day and a full pricing file after a walk-through.

Get your number before you list

Get your free Naples home valuation and we will send a value built from recorded Naples sales, not a postal-area average, or call Jesse direct at (239) 898-6072. Confidential conversations are welcome, and there is no obligation to list. Selling north of the county line too? See our Bonita Springs home valuation from Lee County’s recorded sales.

What Naples Sellers Say About Working With Us

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.

Ali Poklepovic, Naples referral

★★★★★ “If you’re looking for a Realtor in Naples (or nearby areas), Jesse is your guy. I referred a friend to him for a winter home search. He has great connections, sharp negotiating, and he found them an off-market brand new build. Highly recommend!” Verified Google review

Donald Vogler, seller

★★★★★ “Jesse was very professional, helpful and kept in touch with ideas and suggestions which developed into a sale. Highly recommend his company for their excellent follow through.” Verified Google review

Derek Dixon, condo seller

★★★★★ “Marc Comisar did an excellent job working with a very difficult client (me) selling our condo in a tough condo market. He went above and beyond.” Verified Google review

Eric Acra, out-of-area seller

★★★★★ “Not living in the area, Jesse made life easy for me when we decided to sell our condo. His attention to detail, patience, understanding, and tenacity in dealing with all the moving parts was truly impressive.” Verified Google review

Katharine Shea, repeat seller

★★★★★ “Marc and Jesse were amazing to work with AGAIN! We just sold our 3rd home with them and couldn’t have been happier! If we ever move again we’ll always call Jesse and Marc!” Verified Google review

Frequently Asked Questions, Naples Seller Edition

These are the questions Naples homeowners ask us most often before they list, answered from Collier County’s recorded sales, Florida law, the City of Naples, Collier County government and our own experience selling in this market. For anything specific to your home, call Jesse direct at (239) 898-6072, and we will answer it with your own ZIP code’s numbers.

How do I sell my house in Naples, FL?

Price it from the recorded resales in your own ZIP code and community, confirm whether it sits in the City of Naples or unincorporated Collier County, gather the flood, roof, permit and association documents buyers ask for, list between October and January if you can, and hire a listing agent who negotiates inspections and appraisals personally. Most financed Naples resales close 30 to 60 days after contract.

Who is the best listing agent in Naples, FL?

Look for recorded local production, a pricing method built on your ZIP code’s closings, and a partner who negotiates personally. McGreevy and Comisar, with a Naples office at 9180 Galleria Ct #200, are Top 1% Real Estate Agents Nationally Since 2008 and the #1 Team in Southwest Florida since 2012.

Is now a good time to sell a house in Naples?

For most owners, yes, if the home is priced correctly. Resale single-family prices in the Naples postal area were steady over July 2025 to June 2026, at a $750,000 median, while resales rose about 19 percent, and NABOR reported supply down to 5.4 months in August 2026.

Are home prices dropping in Naples, Florida?

Not for houses, and only slightly for condos. Resold single-family homes rose 0.7 percent to a $750,000 median over July 2025 to June 2026, and resold condos fell 1.6 percent to $433,000 (Collier County’s recorded, qualified sales, county roll export of Aug 29, 2026).

Is the Naples housing market going to crash?

Nothing in the county record looks like a crash. Resale volume rose about 19 percent in both segments, supply fell from 8.1 to 5.4 months in a year, insurance rates are falling, and the FHFA metro index is up 49 percent over five years.

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

NABOR reported that Naples homes that closed in August 2026 averaged 99 days on market, 92 for single-family homes and 109 for condos, and closing adds 30 to 60 days after contract. A correctly priced home listed before the season usually does better; a home listed in summer or priced above its community’s recent sales can take much longer.

What is the median home price in Naples?

It depends on what you count. Across 9,058 recorded qualified residential sales with a Naples postal address from July 2025 through June 2026, the median was $615,000. Single-family resales ran a $750,000 median and condo resales $433,000, while estimated builder-direct sales ran $735,750 (Collier County’s recorded, qualified sales, county roll export of Aug 29, 2026).

Which Naples ZIP code has the highest home prices?

ZIP 34102, which takes in Olde Naples and Port Royal inside the City of Naples, led with a $5.5 million median single-family resale across 190 sales from July 2025 through June 2026. Next were 34103 at $2.3 million and 34108 at $1.5 million, and condo medians topped $1.1 million in all three.

Why do online home values for Naples disagree so much?

Because they measure different things: list prices or sale prices, the 12-square-mile City of Naples or the whole postal area, resales or new construction, one month or twelve. A figure for the City alone can be double a figure for the postal area, and a new-construction wave in 34120 can move an online median without changing what your home is worth.

Is my house in the City of Naples?

Check the taxing district on your Collier County tax bill. The City of Naples covers about 12.3 square miles, including Olde Naples, Port Royal, Aqualane Shores, Park Shore, the Moorings and Coquina Sands. A Naples mailing address does not settle it: Pelican Bay, North Naples, East Naples, Golden Gate and Golden Gate Estates are unincorporated Collier County.

Do I need a Realtor to sell my house in Florida?

No, Florida lets owners sell their own homes. You will still owe the buyer the flood disclosure, the property tax disclosure, the radon notice and disclosure of known defects, and you will need to price, market, negotiate and manage the closing yourself.

Can I sell my house as is in Florida?

Yes. The standard Florida “AS IS” contract lets the buyer inspect and cancel during the inspection period rather than demand repairs. It does not remove your duty to disclose known material defects under Johnson v. Davis, or the statutory flood, radon and property tax disclosures, so “as is” describes the repair terms, not the paperwork.

Are cash buyer companies in Naples legitimate?

Many are, but a cash offer is priced to leave the buyer a margin, so it usually nets less than a listing for a home in good condition. Get more than one offer, compare the net proceeds in writing, and check any fees deducted at closing.

How do I sell my house fast in Naples?

Price it at or just below the best comparable active listing in your community, have the four-point, wind-mitigation, elevation certificate and flood documents ready on day one, make it easy to show, and consider a pre-listing inspection. If you need to close in days rather than weeks, a cash sale is the faster route at a lower price.

What does it cost to sell a house in Collier County?

About 3.7 to 4.0 percent of the price without buyer-side compensation and 6.2 to 6.5 percent with it, in our worked examples at $433,000, $750,000 and $2.3 million. The main items are the negotiated commission, deed stamps at $0.70 per $100 and the tax proration; the buyer customarily pays the owner’s title policy in Collier County.

How much is the documentary stamp tax on a Naples home sale?

$0.70 per $100 of the price, under section 201.02 of the Florida Statutes. On a $433,000 condo that is $3,031; on a $750,000 house, $5,250; on a $2.3 million home, $16,100; and on a $5.5 million home, $38,500. In Collier County the deed stamps are customarily the seller’s expense, although the contract controls.

Who pays title insurance in Collier County, Florida?

By local custom the buyer usually chooses the closing agent and pays for the owner’s title policy in Collier County, the reverse of Lee County. It is custom, not law, and the purchase contract controls. The premium itself is set by state rule, so identical coverage costs the same at every title company: $3,825 on a $750,000 home.

What are HOA and condo estoppel fees in Florida?

The estoppel certificate states what the seller owes the association. The Florida Department of Business and Professional Regulation’s current published caps are $299 for a current account, plus $119 for delivery within three business days and $179 more if the account is delinquent, with the next inflation update due by July 1, 2027.

Do sellers still pay the buyer’s agent after the NAR settlement?

Only if they choose to. Since August 17, 2024, offers of buyer-agent compensation cannot appear on the MLS, and buyers sign their own written agreements with their agents before touring. A Naples seller can still offer compensation off the MLS or a closing-cost concession, and in a market with 5.4 months of supply that can widen the buyer pool.

Do I pay capital gains tax when I sell my Naples home?

Florida has no state income tax. Federally, a primary residence you owned and lived in for two of the last five years usually qualifies to exclude up to $250,000 of gain, or $500,000 for married couples filing jointly.

What is FIRPTA and does it apply to me?

If you are a foreign seller, the buyer generally must withhold 15 percent of the amount realized at closing under the Foreign Investment in Real Property Tax Act, with reduced or no withholding for some homes the buyer will live in. A withholding certificate requested from the IRS on Form 8288-B can reduce it; plan for it at listing, not at closing.

Is Naples in a flood zone?

Much of it is. The City of Naples says over 90 percent of its addresses are in the Special Flood Hazard Area and that the entire City lies within a regulated floodplain. In unincorporated Collier, large portions are high-risk, while much of the inland east is lower-risk.

Will the new Collier County flood map affect my home?

Only if your home is in unincorporated Collier County; the City of Naples is not part of the revision. The county released preliminary maps on March 20, 2025, opened the 90-day appeal period on August 19, 2026, and targets an effective date in summer 2027.

Do I have to disclose that my Naples house flooded?

Yes. Florida’s flood disclosure under section 689.302 asks whether you know of flooding that damaged the property during your ownership, whether you filed a flood insurance claim, and whether you received flood assistance, including from FEMA. It must be given at or before the contract, and it covers rainfall flooding as well as storm surge.

Do I need an elevation certificate to sell my Naples home?

No law requires one to sell, but in an A or V zone it is the document that most affects a buyer’s flood insurance quote. The City’s Floodplain Coordinator at (239) 213-5039 and the county’s flood hotline at (239) 252-2942 can tell you whether one is on file; if not, ordering one before listing usually pays for itself.

What is the 50 percent rule in Naples?

If improvements or repairs to a home in the high-risk flood zone cost 50 percent or more of the building’s market value, the whole building must be brought up to current flood rules, including elevation. Since Florida’s 2025 SB 180, neither the City nor the county may add up improvements over a multi-year look-back.

How much is homeowners insurance in Naples?

The Florida Office of Insurance Regulation reported an average homeowners premium of $5,534 a year in Collier County, including wind, and $2,271 for condo unit owners, in data as of March 31, 2026. Rates are falling: the regulator’s 30-day average homeowners rate request was minus 4.8 percent in September 2026.

When does my Naples condo building need a milestone inspection?

Both the City of Naples and Collier County require the milestone inspection at 25 years for condo and co-op buildings of three or more stories within three miles of the coast or saltwater, and at 30 years beyond, then every ten years. The City posts buildings due by year, and the county publishes a public milestone map with each building’s status.

Does my condo need a structural integrity reserve study to sell?

If your building is three stories or taller, Florida law required the association to complete a SIRS by December 31, 2025, with an absolute deadline of December 31, 2026. It is the association’s obligation, but under section 718.503 you must give the buyer the most recent study or a statement that none has been completed, so request it before listing.

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, and the right cannot be waived; it ends at closing. The 3-day window applies to homeowners’ associations under chapter 720, and the 15-day window to developer sales. Delivering the package early starts the clock early.

Do I have to provide an HOA disclosure summary in Naples?

If your home is in a chapter 720 homeowners’ association, yes, before the buyer signs; otherwise the buyer can void the contract within three days of receiving it or before closing. Condominium units follow chapter 718 instead. In Naples master-planned communities that mix the two, we confirm which applies at listing; this is information, not legal advice.

What if my house has an open permit?

Close it before listing if you can. Inside the City of Naples, search the City’s CityView portal or call the Building Department at (239) 213-5020; in unincorporated Collier, use the county’s public permit portal and ask for a historical permit review.

What are Naples property tax rates?

They depend on the taxing district. Sampled 2025 Collier County tax bills totaled 9.0514 mills in the City of Naples, 9.6124 in North Naples and 10.5058 in East Naples and Golden Gate Estates, where the fire district levies more. The City adopted a 1.29-mill municipal rate for 2026-27, up from 1.23.

What is Amendment 3 on the November 2026 ballot?

It would exempt the first $150,000 of homestead value from non-school property taxes in 2027 and $250,000 from 2028, cut the non-homestead assessment cap from 10 to 5 percent for non-school levies, and add a five-year residency wait for new Floridians before the larger exemption applies. It needs 60 percent of the vote on November 3, 2026.

How much is my Naples house worth?

Start with the recorded resales in your community over the last twelve months, adjusted for water frontage, elevation, size, condition, roof age and flood zone. ZIP medians alone ran from $500,000 to $5.5 million for single-family resales in the last year.

What should I fix before selling my Naples home?

Anything an insurer or lender will flag: an aging roof, a failing water heater, outdated electrical, active leaks, missing hurricane protection and any open permit. Cosmetic work pays less than documented insurability. We walk through the home and rank repairs by return before you spend anything, and we tell you when a repair is not worth it.

What is the best month to sell a house in Naples?

April 2026 recorded the most Naples sales of the last twelve months, 1,074, with March close behind at 1,057; together they were 23.5 percent of the year. Those closings reflect contracts written in winter, so listing between October and January usually gives a Naples seller the full season.

Can I sell my Naples home during hurricane season?

Yes. The Atlantic season runs June 1 to November 30, and Naples still recorded 608 sales in both August and September 2025. A named storm near Southwest Florida can pause new insurance policies and delay closings, so standard contracts address it, and we build flexibility into closing dates between June and November.

How do I sell an inherited house in Naples?

The estate usually needs to go through probate, or another court-approved transfer, before the personal representative can convey title. We work alongside the estate’s attorney to prepare, price and market the home while the paperwork moves, and we handle the flood, roof and condo documents the buyer will ask for, which heirs often cannot find.

Can I rent my Naples home short term while I wait to sell?

It depends on where it is. Inside the City of Naples, rentals must be 30 days or longer, except that a property may be rented for less than 30 days three times a year. In unincorporated Collier, an owner renting for less than 30 days more than three times a year must register under Ordinance 2021-45.

What is a CDD fee and do I have to disclose it?

A community development district assessment is a non-ad valorem charge on the Collier County tax bill that pays for a community’s infrastructure and operations, common in master-planned communities in North and East Naples. It appears on item 4 of the HOA disclosure summary and on the tax bill, so state the annual amount and any remaining bond balance up front.

Where is new construction competing with resales in Naples?

Mostly in East Naples and eastern Naples. Of an estimated 606 builder-direct sales recorded from July 2025 through June 2026, 251 were in 34114 and 192 in 34120, together 73 percent. A resale seller there competes with builder incentives, so we price against both recent resales and the builder’s current base price.

Why Does a Naples Specialist Matter When You Sell?

A Naples specialist knows which ZIP code, jurisdiction, flood zone, association and buyer pool a home belongs to, and sells the life around it: the Gulf beaches, Naples Bay, Fifth Avenue South, the schools, the hospitals and the drive to the airport. Buyers pay for that setting, and a listing that explains it well sells for more.

The life buyers are buying

Collier taxpayers park free at City and county beaches with an annual permit; visitors pay $5.00 an hour at City meters and $10 a day at county beach parks. The City’s rebuilt Naples Pier, destroyed by Ian, is under a $23.45 million reconstruction contract with the deck raised at least three feet above its old profile and substantial completion scheduled for November 15, 2026, and the City’s $86 million beach stormwater outfall project is removing the pipes that drained onto the sand. Southwest Florida International Airport served more than 11.1 million passengers in 2025 and sits about 31 free-flowing minutes from our Galleria Court office and about 44 minutes from Naples City Hall.

Schools and healthcare

Collier County Public Schools earned an A for 2025-26, its ninth straight year, with the sixth-highest score of Florida’s 67 districts, and 51 of its 52 traditional schools earned an A or B; Naples High School earned an A. NCH runs Baker Hospital downtown and North Naples Hospital on Health Park Boulevard, and Physicians Regional runs its Pine Ridge and Collier Boulevard hospitals.

Naples by the numbers

The Census Bureau estimates the City of Naples at 20,114 residents and Collier County at 417,131 in July 2025. In the City, 55.8 percent of residents are 65 or older, 82.1 percent of homes are owner-occupied and the median household income is $153,182; across the county the figures are 34.8 percent, 76.6 percent and $90,045. NOAA’s normals put the Naples January high at 74.3 degrees and the August high at 90.9.

If you are buying in Naples too

Many of our sellers are also buyers, moving across town, downsizing into a condo or moving up to the water. Read our guide to buying a home in Naples, or our full Naples community guide, and call Marc at (239) 287-5873 to time the sale and the purchase together. For a free estimate on any Southwest Florida property, start with our home valuation page.

Thinking of Selling Your Naples Home? List With the #1 Team in Southwest Florida Since 2012

If you’re searching for the best Naples listing agent, or thinking, “I need someone to sell my house in Naples, Florida,” McGreevy and Comisar are the team to call. We help homeowners price, market, negotiate and sell with a local strategy built for Naples, Estero, Bonita Springs, Fort Myers and Lee and Collier Counties.

Whether you are selling in Port Royal, Olde Naples, Aqualane Shores, Pelican Bay, Grey Oaks, Island Walk, Naples Park or Golden Gate Estates, we provide local market guidance, professional listing exposure and a clear plan to help you sell 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 sold record, last 12 months: 8,452 recorded resales with a Naples postal address, at a $750,000 single-family median and a $433,000 condo median, plus an estimated 606 builder-direct closings, from July 2025 through June 2026 (Collier County’s recorded, qualified sales, county roll export of Aug 29, 2026).

What Is Your Naples Home Worth? Get a Free Valuation in 60 Seconds.

Request your free Naples home valuation and we will send a value built from your ZIP code’s and community’s recorded sales. Talk to Jesse direct: (239) 898-6072, text or call. Confidential conversations welcome.

Your Local Real Estate Experts

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. McGreevy and Comisar are based in Bonita Springs, with a Naples office at 9180 Galleria Ct #200, Naples, FL 34109, and have represented buyers and sellers across Southwest Florida since 2008.

• 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 a primary source below: Collier County’s recorded, qualified sales (county roll export of Aug 29, 2026), Collier County and City of Naples government, state and federal agencies, Florida law, published market reports and news. We do not cite brokerage or listing sites. All were retrieved 27 September 2026.

1. Collier County’s recorded, qualified sales, county roll export of Aug 29, 2026, residential sales with a Naples postal address (ZIPs 34101 to 34120), July 1, 2025 through June 30, 2026, qualified flag only, computed 27 Sep 2026 (held data set, no public link).
2. Collier County Tax Collector, Real Estate Property Taxes (notice dates, discounts, delinquency), retrieved 27 Sep 2026.
3. Collier County Tax Collector, Tax Search (2025 bills for City of Naples, North Naples and East Naples tax districts), retrieved 27 Sep 2026.
4. Collier County Tax Collector, Beach Parking Sticker, retrieved 27 Sep 2026.
5. Collier County, Proposed Flood Insurance Rate Map Reflects Changes to Local Flood Risk (19 Aug 2026), retrieved 27 Sep 2026.
6. Collier County, 2026 Floodplain Protection Newsletter (March 2026), retrieved 27 Sep 2026.
7. Collier County, Floodplain Management Frequently Asked Questions, retrieved 27 Sep 2026.
8. Collier County, Substantial Improvement and Substantial Damage Packet and 50% Cost Estimate Worksheet (5 Jan 2026), retrieved 27 Sep 2026.
9. Collier County, Milestone Inspections, retrieved 27 Sep 2026.
10. Collier County Growth Management, Milestone Inspection Map, retrieved 27 Sep 2026.
11. Collier County, Milestone Buildings by Year, retrieved 27 Sep 2026.
12. Collier County, Short-Term Vacation Rental Registration (Ordinance 2021-45), retrieved 27 Sep 2026.
13. Collier County, View Permit History and Permit Search, retrieved 27 Sep 2026.
14. Collier County Growth Management Community Department, Public Portal, retrieved 27 Sep 2026.
15. Collier County, Bulletin 14, Permit Status, retrieved 27 Sep 2026.
16. Collier County Parks and Recreation, Mobile Pay to Park Information Sheet (16 Sep 2026), retrieved 27 Sep 2026.
17. City of Naples, Flood Zone Maps, retrieved 27 Sep 2026.
18. City of Naples, Floodplain Information, retrieved 27 Sep 2026.
19. City of Naples, Flood Protection Newsletter (August 2025), retrieved 27 Sep 2026.
20. City of Naples, Flood Insurance: Are You Covered?, retrieved 27 Sep 2026.
21. City of Naples, Flood Mitigation Guidelines and Regulations for Property Owners, retrieved 27 Sep 2026.
22. City of Naples, Flood Zone Property Lookup, retrieved 27 Sep 2026.
23. FEMA Building Science, Hurricane Ian NFIP Claims Analysis (December 2023), hosted by the City of Naples, retrieved 27 Sep 2026.
24. City of Naples, Milestone Inspections, retrieved 27 Sep 2026.
25. City of Naples, Milestone Inspections by Year, retrieved 27 Sep 2026.
26. City of Naples, Short-Term Rental Restrictions flyer, retrieved 27 Sep 2026.
27. City of Naples, CityView Public Permit Search, retrieved 27 Sep 2026.
28. City of Naples, FY2026-2027 Budget at a Glance, retrieved 27 Sep 2026.
29. City of Naples, Beach Parking Permits, retrieved 27 Sep 2026.
30. City of Naples, Frequently Asked Questions About Beach Parking and Citations, retrieved 27 Sep 2026.
31. City of Naples Fire-Rescue, Insurance Services Office (ISO) Class 1, retrieved 27 Sep 2026.
32. City of Naples, Naples Pier Rebuild Project, retrieved 27 Sep 2026.
33. City of Naples, Beach Stormwater Outfall Pipe Removal and Water Quality Project, retrieved 27 Sep 2026.
34. City of Naples Code of Ordinances, Chapter 58, R1-15A Residence District (Municode), retrieved 27 Sep 2026.
35. Florida Realtors, August 2026 Closed Sales and Median Sale Prices by Metropolitan Statistical Area (released 16 Sep 2026), retrieved 27 Sep 2026.
36. Naples Area Board of Realtors, Monthly Indicators, August 2026 (released 25 Sep 2026), retrieved 27 Sep 2026.
37. Naples Area Board of Realtors, August 2026 Market Report (released 25 Sep 2026), retrieved 27 Sep 2026.
38. Federal Housing Finance Agency, House Price Index, metro all-transactions dataset, retrieved 27 Sep 2026.
39. U.S. Census Bureau, QuickFacts: Naples city and Collier County, Florida, retrieved 27 Sep 2026.
40. Federal Housing Finance Agency, Conforming Loan Limit Values for 2026 (25 Nov 2025), retrieved 27 Sep 2026.
41. The Naples Press, No change to county millage rate for fiscal year 2026-27 (31 Jul 2026), retrieved 27 Sep 2026.
42. The Naples Press, With $294M budget, city of Naples sees slight rise in property taxes (25 Sep 2026), retrieved 27 Sep 2026.
43. FEMA, Community Status Book Report, Florida (NFIP and CRS status), retrieved 27 Sep 2026.
44. FEMA, NFIP pricing approach (Risk Rating 2.0), retrieved 27 Sep 2026.
45. FEMA, Flood Map Service Center, retrieved 27 Sep 2026.
46. National Hurricane Center, Tropical Cyclone Report: Hurricane Ian, retrieved 27 Sep 2026.
47. National Hurricane Center, Tropical Cyclone Report: Hurricane Helene, retrieved 27 Sep 2026.
48. National Weather Service Miami, Hurricane Ian Summary, retrieved 27 Sep 2026.
49. National Weather Service Miami, Hurricane Helene impact narratives, retrieved 27 Sep 2026.
50. National Weather Service Miami, Hurricane Milton impact narratives, retrieved 27 Sep 2026.
51. National Hurricane Center, Tropical Cyclone Climatology, retrieved 27 Sep 2026.
52. NOAA National Centers for Environmental Information, 1991-2020 monthly normals, Naples station, retrieved 27 Sep 2026.
53. Citizens Property Insurance, Inspections, retrieved 27 Sep 2026.
54. Citizens Property Insurance, 2026 multiperil rates to drop statewide (4 Mar 2026), retrieved 27 Sep 2026.
55. Citizens Property Insurance, Detail by County (31 Aug 2026), retrieved 27 Sep 2026.
56. Florida Office of Insurance Regulation, Insurance Stability Unit report, July 2026, retrieved 27 Sep 2026.
57. Florida Office of Insurance Regulation, Commissioner approves significant rate decreases for homeowners (22 Sep 2026), retrieved 27 Sep 2026.
58. Florida Statutes, section 627.351, Citizens Property Insurance Corporation, retrieved 27 Sep 2026.
59. Florida Statutes, section 627.7011, Homeowners’ policies and roof age, retrieved 27 Sep 2026.
60. Florida Statutes, section 627.0629, Windstorm mitigation discounts, retrieved 27 Sep 2026.
61. Florida Statutes, section 689.302, Disclosure of flood risks, retrieved 27 Sep 2026.
62. Laws of Florida, chapter 2025-166 (flood disclosure amendment), retrieved 27 Sep 2026.
63. Florida Senate, SB 180 (2025), enrolled text, retrieved 27 Sep 2026.
64. Florida Statutes, section 553.899, Mandatory structural inspections for condominium and cooperative buildings, retrieved 27 Sep 2026.
65. Florida Statutes, section 718.112, Bylaws (structural integrity reserve study), retrieved 27 Sep 2026.
66. Florida Statutes, section 718.503, Condominium disclosure prior to sale, retrieved 27 Sep 2026.
67. Florida Statutes, section 718.116, Assessments and estoppel certificates, retrieved 27 Sep 2026.
68. Florida Statutes, section 720.401, Prospective purchasers subject to association membership, retrieved 27 Sep 2026.
69. Florida Statutes, section 720.30851, HOA estoppel certificates, retrieved 27 Sep 2026.
70. Florida Department of Business and Professional Regulation, Estoppel Certificate Fees, retrieved 27 Sep 2026.
71. Florida Department of Business and Professional Regulation, Condominiums and Cooperatives SIRS Reporting, retrieved 27 Sep 2026.
72. Florida Statutes, section 689.261, Sale of residential property; property tax disclosure, retrieved 27 Sep 2026.
73. Florida Statutes, section 404.056, Radon gas notification, retrieved 27 Sep 2026.
74. Florida Statutes, section 193.155, Homestead assessments (Save Our Homes and portability), retrieved 27 Sep 2026.
75. Florida Senate, CS/HJR 1-F (2026 Special Session F), Save Our Homes From Excessive Property Taxes, retrieved 27 Sep 2026.
76. Florida Department of State, Amendment 3, Increased Homestead Exemption; Lower Cap on Increases in Non-Homestead Property Assessments, retrieved 27 Sep 2026.
77. Florida Statutes, section 201.02, Tax on deeds, retrieved 27 Sep 2026.
78. Florida Department of Revenue, Documentary Stamp Tax, retrieved 27 Sep 2026.
79. Florida Administrative Code, rule 69O-186.003, Title insurance rates, retrieved 27 Sep 2026.
80. Florida Realtors and The Florida Bar, AS IS Residential Contract for Sale and Purchase, retrieved 27 Sep 2026.
81. Johnson v. Davis, 480 So. 2d 625 (Fla. 1985), retrieved 27 Sep 2026.
82. National Association of Realtors, What the NAR settlement means for home buyers and sellers, retrieved 27 Sep 2026.
83. National Association of Realtors, NAR settlement FAQs, retrieved 27 Sep 2026.
84. National Association of Realtors, Written Buyer Agreements 101, retrieved 27 Sep 2026.
85. Internal Revenue Service, Topic 701, Sale of your home, retrieved 27 Sep 2026.
86. Internal Revenue Service, Publication 523, Selling Your Home, retrieved 27 Sep 2026.
87. Internal Revenue Service, FIRPTA withholding, retrieved 27 Sep 2026.
88. Fannie Mae, Lender Letter LL-2026-03, Updates to Project Standards and Property Insurance Requirements (18 Mar 2026), retrieved 27 Sep 2026.
89. Florida Division of Retirement, Appendix K, Inventory of Special Districts (30 Sep 2025), retrieved 27 Sep 2026.
90. Naples Reserve Community Development District, FY2026 budget, retrieved 27 Sep 2026.
91. Naples Heritage Community Development District, FY2026 adopted budget, retrieved 27 Sep 2026.
92. LeRose Title Insurance, Who pays for title insurance in Florida? Depends on the county (22 Sep 2025), retrieved 27 Sep 2026.
93. Aries Title, Inc. (Naples), Frequently Asked Questions, retrieved 27 Sep 2026.
94. Collier County Public Schools, 2026 Accountability Brief (1 Jul 2026), retrieved 27 Sep 2026.
95. NCH Healthcare System, Locations in Naples, retrieved 27 Sep 2026.
96. Physicians Regional Healthcare System, Pine Ridge, retrieved 27 Sep 2026.
97. Physicians Regional Healthcare System, Collier Boulevard, retrieved 27 Sep 2026.
98. Lee County Port Authority, About Southwest Florida International Airport, retrieved 27 Sep 2026.
99. U.S. Census Bureau, Geocoder (drive-time method), retrieved 27 Sep 2026.
100. OSRM public router on OpenStreetMap data (drive-time method, free-flow estimates), retrieved 27 Sep 2026.

Downloadable Documents

These are the forms, statutes and reference files a Naples seller is most likely to need, each linked to the official source that publishes it: the State of Florida, Collier County, the City of Naples, Florida’s standard contract publishers or the federal government. Save the ones that apply to your home before you list.

• Florida Flood Disclosure (section 689.302): The three-question form every residential seller must give the buyer at or before contract.
• Property Tax Disclosure Summary (section 689.261): Why a buyer should not rely on the seller’s tax bill.
• HOA Disclosure Summary (section 720.401): Required before contract in a chapter 720 community.
• Condominium Resale Disclosure (section 718.503): The documents a condo seller must provide and the buyer’s 7-business-day window.
• DBPR Estoppel Certificate Fee Schedule: The inflation-adjusted estoppel fee caps currently in force.
• Collier County Substantial Improvement Packet and 50% Worksheet (5 Jan 2026): How unincorporated Collier applies the 50 percent rule.
• Collier County Floodplain Management FAQ: Elevation certificates on file, the 50 percent rule and flood-zone contacts.
• Collier County Milestone Buildings by Year: Which unincorporated condo buildings are due for a milestone inspection.
• City of Naples Short-Term Rental Restrictions: The City’s 30-day minimum and its three-exceptions rule.
• Collier County Bulletin 14, Permit Status: Which permit statuses count as open or closed before a sale.
• Florida DBPR SIRS Reporting Database: Check whether a condominium association has filed its structural integrity reserve study.
• Citizens Property Insurance Inspections: Four-point and roof inspection requirements.
• Florida Realtors and Florida Bar AS IS Contract: The standard contract, including inspection and flood-zone deadlines.
• IRS Publication 523, Selling Your Home: Federal rules for the home-sale gain exclusion.
• IRS FIRPTA Withholding: Withholding when the seller is a foreign person.

Market data from Collier County’s recorded, qualified sales (county roll export of Aug 29, 2026), pulled 27 September 2026, the Naples Area Board of Realtors August 2026 report (released 25 September 2026) and Florida Realtors’ August 2026 metro report (released 16 September 2026). Brokered by Domain Realty.