Naples Real Estate Finds Its Groove: August Sales Jump, Condos Cool

The Naples real estate market isn’t slowing down, even in the dog days of summer. August brought a meaningful uptick in activity, with more homes changing hands and buyers stepping back into the mix after sitting on the sidelines. For a region known for seasonal spikes in winter, the late-summer pace shows that Naples continues to hold its own as one of Florida’s most in-demand housing markets.

Closed transactions rose 11% year-over-year, climbing to 604 sales compared to 544 in August 2024. Pending contracts also saw a healthy gain, pointing to steady closings heading into fall. At the same time, the pool of available homes edged up slightly, with inventory at 4,892 listings across Collier County (excluding Marco Island). While that’s a touch higher than last year, it’s still well below the levels many buyers might remember from before the pandemic boom.

Single-Family Homes Take Center Stage

The clearest winner in August? Single-family homes. Median prices in this category jumped 8% from last year, hitting $732,000. Demand for detached homes remains steady, especially among families relocating full-time and investors chasing long-term appreciation. Supply ticked up modestly to 2,418 properties, but the balance is still tilted toward sellers who bring homes to market at realistic price points.

Buyers are gravitating toward newer construction and well-maintained properties, particularly in master-planned communities and areas east of I-75 where more space is available. In many cases, these homes are drawing multiple offers if priced competitively, a reminder that while buyers have gained leverage, demand for quality single-family product remains fierce.

Condominiums Hit a Rough Patch

On the flip side, condominiums lost ground. Median condo prices dropped nearly 20% year-over-year, sliding from $499,500 in August 2024 to $408,000 this year. Inventory grew to 2,474 units, giving buyers more selection but also exposing challenges in older complexes.

Why the shift? Market watchers point to two key factors: upcoming reserve requirements for older buildings and rising association fees. For buyers eyeing a condo, the sticker price is no longer the only concern. Many are scrutinizing long-term maintenance obligations and special assessments, making newer or recently renovated buildings far more attractive than those facing major upgrades.

Still, opportunity exists. Well-priced condos in prime locations — particularly west of U.S. 41 and near the beach — are selling briskly. For seasonal buyers or those looking for a low-maintenance lifestyle, the condo market remains a gateway into Naples real estate, just at a more discerning pace.

Buyers Regain Leverage

The pandemic-era frenzy of bidding wars and sight-unseen offers has faded. Today’s buyers are more cautious, more informed, and more willing to walk away if the numbers don’t add up. Homes priced correctly are still closing within 97–98% of asking. Overpriced listings, however, are languishing and often see price cuts within the first month.

This shift is creating a healthier dynamic. Buyers who felt pushed out during the peak years are back, and sellers are learning that the market won’t reward aspirational pricing. Instead, the most successful transactions are happening when homes are aligned with fair market value and marketed aggressively from day one.

Seasonal Shifts and What’s Next

Summer in Naples often comes with a quirk: “shadow inventory,” or properties temporarily pulled from the market until peak season returns. Many of those sidelined homes are expected to reappear this fall. The big question is whether they’ll be priced to move or simply add to the pile of stale listings.

Looking ahead, the signs point to steady momentum. Pending contracts are up, hurricane activity has been quieter than in recent years, and demand for well-priced homes remains strong. While overall closed sales are still about 25% below 2019 levels, the gap is narrowing, and local experts expect the balance of 2025 to finish on stronger footing.

The Bottom Line

Naples real estate is finding its groove again. The summer showed buyers are back in the game, sellers are adjusting expectations, and the market is settling into a healthier balance. Single-family homes are driving growth, condos are facing a reset, and negotiations are back on the table.

For buyers, this is the season to shop smart and take advantage of leverage. For sellers, success will come from strategic pricing and realistic expectations. One thing is certain: Naples remains one of Florida’s most desirable addresses, and even with its adjustments, the market continues to prove why.