Are Naples condo prices going down in 2026?

In the July 2026 NABOR closed data, yes — the Naples condo median sale price was $400,000, down 4.8% from $420,000 in July 2025. Median price per square foot also fell, from $272 to $268, which suggests the decline is real pricing rather than a change in the mix of what sold. Single-family moved the opposite way over the same month: a $745,000 median, up 12.9% year over year. One month is not a trend, and monthly medians on a few hundred sales are noisy — but the two segments have been diverging, not moving together. (Data as of 8/11/2026.)

What is the median home price in Naples right now?

There isn't one useful number — it depends entirely on property type. For July 2026, NABOR closed data puts the single-family median at $745,000 and the condo median at $400,000. Blending them into a single 'Naples median' averages two segments that are currently moving in opposite directions, which is why we publish them separately.

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

Different answers by segment. Months' supply in July 2026 was 5.6 months for single-family and 6.0 for condos — six months is the conventional balanced-market line, so single-family sits just on the seller-leaning side and condos sit right at balance. Both improved sharply from a year earlier (8.1 and 9.4 months). Condos also took 93 days to go under contract versus 69 for single-family.

Why don't national housing reports cover Naples?

Many of them don't track it. The ICE Mortgage Technology inventory chart cited by Florida Realtors in July 2026 covers Miami, Jacksonville, Tampa, Lakeland, Orlando, Cape Coral and North Port — Naples–Immokalee–Marco Island is its own metro area and isn't included. The nearest markets on that chart, Cape Coral and North Port, sit in different counties with different price points and insurance profiles, so reading Naples off them substitutes Lee or Sarasota County for Collier.

Does a 95% sale-to-list ratio mean Naples homes sell close to asking?

Not quite, and the wording matters. NABOR reports median percent of *last* list price — 95.3% for single-family and 95.0% for condos in July 2026. That measures the gap against the most recent asking price, after any reductions along the way. A home that listed at $1.2M, cut to $950,000, and closed at $902,500 still reports at 95%. It is a useful negotiation benchmark, not a measure of original-list accuracy.

Naples Condo vs Single-Family Market

Florida Realtors reported in July that statewide home sales had extended a year-over-year growth streak to ten months, with median prices up in both property categories — single-family and condo alike. That is a fair description of Florida.

It is not a description of Naples.

In the July 2026 closed data from the Naples Area Board of REALTORS®, the two segments moved in opposite directions. (General market information only — not legal, tax, financial, insurance, or investment advice, and not a prediction.)

The 60-second version

Naples single-family median: $745,000, up 12.9% year over year. Naples condo median: $400,000, down 4.8%.
Statewide, Florida Realtors reported both categories rising. The Naples split is local, and it is sharper.
Inventory tightened in both segments (−20.3% and −21.6%). Only single-family converted that into price.
Condo new listings rose 19.7% while single-family's were flat — the competition behind the active count is refilling.
Treat the big percentages carefully: July 2025 was a weak comparison month, and one month is not a trend.

The two numbers

	Single-family	Condo
Median sale price	$745,000 (+12.9%)	$400,000 (−4.8%)
Median price per sq ft	$364 (+7.7%)	$268 (−1.5%)
Homes for sale	2,171 (−20.3%)	2,244 (−21.6%)
New listings	485 (−0.4%)	431 (+19.7%)
Months’ supply	5.6 (from 8.1)	6.0 (from 9.4)
Median days on market	69 (from 75)	93 (from 94)
Median % of last list price	95.3%	95.0%
Pending sales	358 (+4.4%)	291 (+4.7%)

July 2026 vs. July 2025. Data from the Naples Area Board of REALTORS® MLS. Deemed reliable but not guaranteed. InfoSparks © ShowingTime Plus, LLC. Data as of 8/11/2026.

For comparison, Florida Realtors put the statewide June 2026 single-family median at $432,000 (+4.9%) and the statewide condo-townhouse median at $305,000 (+1.7%). Both up. Naples’ single-family segment ran roughly two and a half times the state’s gain; its condo segment went the other way entirely.

The finding: supply tightened in both. Only one segment got paid for it.

This is the part worth sitting with, because it cuts against the tidy explanation.

The usual story is that prices follow supply — more listings, weaker prices. ICE Mortgage Technology made exactly that point in its July 2026 Mortgage Monitor, finding that Florida markets carrying extra inventory were seeing weaker price growth while tighter markets kept posting gains.

In Naples, inventory tightened hard in both segments and only one of them converted that into price. Single-family listings fell 20.3% year over year; condo listings fell 21.6% — slightly more. Months’ supply improved sharply in both, from 8.1 to 5.6 for houses and from 9.4 to 6.0 for condos.

Line the Naples figures up against the state’s and the supply explanation gets weaker still. Both comparisons run the wrong way:

Naples single-family carried more months of supply in July (5.6) than Florida did in June (4.5) — and still posted roughly two and a half times the state’s price gain.
Naples condos carried less supply (6.0) than Florida’s condo segment (8.1) — and posted a price decline while the state’s condos rose.

(Naples figures are July 2026; the statewide comparisons are Florida Realtors’ June 2026 release, the most recent published when this was written.)

Tighter supply did not reliably mean stronger prices here, in either direction. Something other than the raw count of homes for sale is setting condo prices in this market.

So supply alone doesn’t explain it here. Two things in the data point elsewhere:

Condo sellers keep arriving. New listings tell a different story than active inventory. Single-family new listings were essentially flat year over year (485 vs. 487, −0.4%). Condo new listings rose 19.7% (431 vs. 360). Active condo inventory is down because units are clearing, but the pipeline behind them is refilling far faster than single-family’s.

Condos take 24 days longer to go under contract. 93 days versus 69. And condo days on market barely moved year over year (94 → 93) while single-family improved by six days.

What this dataset cannot tell you is why. The mechanism we see in the field — structural reserve requirements, milestone inspections, insurance, and the special assessments that follow — is documented separately in our Naples condo buyer’s guide to SIRS and assessments. Treat that as the working explanation, not as something these numbers prove. Closed-sale medians describe what happened; they don’t establish cause.

What the headline numbers hide

Florida Realtors’ own researchers noted that June 2025 was a weak comparison month, which made this year’s percentage gains look larger. That caution applies to our numbers too, and we’d rather say so than let a big number do unearned work.

The base effect is real here. Single-family dollar volume was $648.6M in July 2026 against $386.5M a year earlier — up 67.8%. No one should read that as the market growing by two-thirds. In a market with Port Royal and Gordon Drive in it, a handful of trophy closings can swing monthly dollar volume enormously. It is the least reliable headline metric Naples produces, and it is the one most often quoted.

Medians move on mix. A median can shift because different homes sold, not because prices changed. The check is price per square foot, which moves the same direction in both segments here — single-family up 7.7%, condo down 1.5%. That corroborates the direction. It doesn’t make one month a trend.

Monthly medians are noisy. The condo median was $442,500 in June and $400,000 in July, on roughly 326 closed condo sales. Segments this size swing month to month. Watch the direction over a quarter, not the print.

One metric we’re not quoting. NABOR’s single-family total-sales feed currently lags a month behind the rest, so there is no July single-family closed-count in this post. Where we don’t have the number, we don’t estimate it.

Why you can’t read Naples off a Florida chart

The ICE inventory chart that Florida Realtors published in July covers Miami, Jacksonville, Tampa, Lakeland, Orlando, Cape Coral and North Port.

Naples isn’t on it. Naples–Immokalee–Marco Island is its own metro area, and it is absent from that comparison entirely. The two nearest markets shown — Cape Coral and North Port — sit in Lee and Sarasota/Charlotte counties, at different price points, with different insurance and flood profiles and a different share of condo stock. Anyone reasoning about Collier County from that chart is quietly substituting a neighbouring county for this one.

That is the whole argument for local data. Statewide direction is worth knowing. It just doesn’t survive contact with a market where the two main property types are moving in opposite directions in the same month.

What this means if you’re actually in it

Selling a condo. Your competition is growing even though the active count is falling — 19.7% more new listings than a year ago. Pricing against last winter’s comps is the most expensive mistake available right now. Expect a longer runway than a house: 93 days to contract is the median, meaning half take longer.

Selling a house. Single-family conditions are the strongest they’ve been in this dataset in some time — but 95.3% of last list price is a reminder that the market is still negotiating. Homes that price correctly at launch are the ones capturing the 12.9%.

Buying either. Months’ supply near or above six months in both segments is more room than Naples buyers had a year ago. On condos specifically, the reserve study, milestone inspection status and assessment history matter more to what you’ll actually pay than the sale price does.

We’re transaction brokers — we’ll give you the honest read on the segment you’re in and let you make the call. If you want the current numbers rather than this snapshot, the live Naples market dashboard refreshes several times a day. For where this may be heading, see our fall 2026 outlook.

Sources & further reading

Naples figures: NABOR MLS via InfoSparks, July 2026, data as of 8/11/2026. Data from the Naples Area Board of REALTORS® MLS. Deemed reliable but not guaranteed. InfoSparks © ShowingTime Plus, LLC.
Statewide June/Q2 2026 figures and the weak-comparison note: Florida Realtors — Florida home sales gain momentum, July 17, 2026.
Metro inventory comparison: ICE Mortgage Technology, July 2026 Mortgage Monitor, via Florida Realtors, July 14, 2026.
Condo assessment mechanism: Naples condo buyer’s guide — SIRS and assessments

Naples Is Two Markets Right Now: Single-Family Is Up 12.9%, Condos Are Down 4.8%