100%
Naples is a buyer's market: homes are closing in the mid-90s percent of list, and your first two weeks decide almost everything. I price to today's buyer, not last year's headline — and I'll tell you the truth, even when it's “wait a season.” Start with a real value review, not an algorithm.
My local buyer funnel: I build an audience of serious Naples buyers before your home is even listed — across a four-site network, professional media, and a proven process.
See the marketing plan →Pricing, prep and staging checklists, and my full marketing plan — the printable guide I give my own sellers.
Download the guide →Agent-led pricing strategy and a seller net sheet tailored to your home and community.
Request yours →How Naples seasonality, price point, and prep affect your sale — and why prep usually beats the calendar.
Read the guide →Build your net sheet early: the typical seller costs in Naples and how to prepare before listing.
See the breakdown →Price, concessions, prep, timing, and your next move — the moves behind a fast, clean, top-dollar sale.
Read the guide →The five claims to question before you sign a listing agreement — with the data behind each one. Use it on me, too.
Read before you sign →The good news first: the market is moving back toward sellers. Per NABOR's May 2026 report, Collier inventory is down 22% year over year, closed sales are up about 14%, and months of supply tightened from over ten to about seven. Single-family medians are up 7.6% at $750,000. Buyers are back, and well-positioned homes are selling.
Now the truth that decides outcomes: in May alone, 1,243 Naples listings cut their price — only 56 raised it. This market rewards homes that launch right and punishes homes that "test" a number. Homes are closing in the mid-90s percent of list, the median sale takes about 99 days, and the buyers touring your home have seen every comparable listing and every price cut in your community. Your first two weeks — priced right, presented right, marketed everywhere serious buyers look — are the whole game.
That's the strategy I build for every listing: a real pricing analysis against your community's closed comps (not the county median), a prep plan that pays for itself, and a marketing machine that puts your home in front of my network's buyer audience before it ever hits the portals.
Zillow's research is blunt: homes priced right sell near list; homes that sit two months sell around 5% under. Agents who "buy the listing" with a big number hand it back to you in price cuts — after months of carrying costs. I'll show you the real comps and the number the market will pay.
52% of buyers find their home themselves, online (NAR, 2025). If any agent truly had your buyer waiting, they'd bring them today — no listing contract required. What sells homes is exposure and presentation, and that's exactly what I fund.
I'm backed by Realty ONE Group — an international brand with a global network — on a 100% commission model: a flat fee per transaction, not a big split to the house. At most brokerages that split funds the broker's overhead. Here, it funds your marketing.
Get the full list: questions to ask any listing agent before you sign →
Plan on commission plus roughly 1–1.5% of the price in taxes and fees. The documentary stamp tax ($0.70 per $100) is the largest fixed line, and — a Naples advantage — Collier is one of the few Florida counties where the buyer customarily pays for title insurance. On a $750K sale with 5% total commission, expect around 6.4% all-in before mortgage payoff. See the full seller closing-costs breakdown for a worked net sheet.
The Collier median was about 99 days on market as of the May 2026 NABOR report, plus 30–45 days to close. That's the median — well-priced, well-prepared homes in season go far faster, and the first two weeks of exposure decide most outcomes. Overpricing is what turns 99 days into 200.
For most Naples homes, the November–January window — live and priced before the January–April buyer wave arrives. But preparation beats the calendar: a correctly priced, well-presented home in July outperforms an overpriced one in February. Our best-time-to-sell guide covers the whole seasonal clock.
It's your call — since 2024 it can't be offered on the MLS, and every buyer signs a fee agreement with their own agent. In practice most Naples sellers still offer buyer-side compensation as a concession because it keeps the listing competitive. It's a pricing-strategy decision we make together, listing by listing.
Almost never — and it's worth questioning any agent who leads with one. NAR's 2025 data shows 52% of buyers found the home they purchased themselves, online. If an agent truly had a ready buyer for your home, they could bring that buyer today as a buyer's agent — no listing contract required. What actually sells your home is pricing it right the first time and marketing it everywhere buyers look. That's a system you can inspect, not a rolodex you have to take on faith.
You can — but ask where the commission goes. At traditional brokerages, a large split of every commission funds the broker's overhead: franchise fees, offices, management layers. No published research shows a brokerage brand achieving a higher sale price for comparable homes; outcomes track pricing accuracy, marketing exposure, and agent effort. I'm backed by Realty ONE Group — an international brand with a global referral network — on a 100% commission model: I pay a flat fee per transaction, so more of what you pay funds your home's marketing instead of the house's.
Yes. Sometimes the honest answer is 'wait a season,' 'rent it instead,' or 'spend $8K on paint and landscaping first.' A listing that launches wrong costs you more than waiting ever will — and I'd rather earn your trust for the long term than take a mispriced listing today.
Let's talk timing and price — no obligation. I'll tell you exactly what I'd do if it were my home.