September Home Sales Surge, Defying Seasonal Trends

Naples’ housing market broke its usual fall pattern this year, posting a surge in pending and closed sales even as new listings declined and prices eased slightly. The latest September 2025 Market Report from the Naples Area Board of REALTORS® (NABOR®) shows that demand remains strong across Collier County, with momentum continuing into the final quarter of the year.

Sales Defy Seasonal Norms

Historically a slower month for real estate, September defied expectations with pending sales climbing 21.1% to 753, up from 622 in September 2024. Closed sales also rose 10.7% to 602 transactions, outperforming the same month last year.

This marks the first time since 2019 — before the pandemic — that September pending sales have outpaced their pre-pandemic level. Analysts attribute part of the rise to a quieter hurricane season, allowing uninterrupted buyer activity.

The renewed pace has steadily trimmed inventory from 13.1 months in January to 7.1 months in September, signaling a healthier balance between buyers and sellers.

Inventory Up, Listings Down

Total active listings rose modestly 3% year-over-year to 4,804 properties, but new listings fell 11.5% to 972. The limited inflow of new inventory has kept competition strong, especially in mid-tier price ranges.

Some of that “missing supply,” analysts note, comes from homeowners who pulled properties earlier in the year and are now expected to re-enter the market this winter, creating what’s known as shadow inventory.

Luxury Market Cools—But Not Everywhere

While overall median prices dipped 6.3% year-over-year to $550,000, the ultra-luxury segment moved in the opposite direction. Homes priced above $5 million saw their median rise 7.5%, reaching $7.525 million — proof that Naples’ top-end demand remains resilient.

Regionally, Naples Beach (ZIP codes 34102, 34103, 34108) led the way with a 54% increase in single-family closed sales and a 23% rise in condominium sales. East Naples (34114–34137) still recorded the highest total single-family transactions (115 units), though that figure represented a 10.9% decline from last year.

Central Naples (34104, 34105, 34116) was the only area to report an increase in new single-family listings, up 8.5%.

Market Dynamics and Buyer Behavior

Analysts say that some luxury homeowners remain reluctant to list unless absolutely necessary, choosing to wait rather than reduce prices. However, holding onto properties in a softening segment has real costs — including lost investment returns and the burden of maintenance and taxes.

Meanwhile, buyers are getting a lift from slightly lower mortgage rates, which has expanded purchasing power for mid-range homes. The average days on market jumped nearly 29% to 107, giving buyers a little more breathing room to make decisions, but competition remains firm for well-priced properties.

Improving homeowner insurance conditions are also giving buyers more confidence, particularly in the middle and lower tiers of the market.

By the Numbers — Naples Market Snapshot

What It Means for Naples

The Naples housing market is showing resilience in the face of high rates and seasonal headwinds. With inventory tightening and buyer activity climbing, brokers expect an active winter season — especially as snowbird demand returns and confidence grows around insurance and economic stability.

The bottom line: Naples real estate continues to move — just at a smarter, steadier pace.