10 minute read
Published Monday, June 15, 2026 · The Hawley Team at Keller Williams Fort Myers and the Islands
AT A GLANCE
- Naples closed 826 transactions in May 2026 across single-family and condo, the largest single-market volume in Southwest Florida by a wide margin.
- Citywide single-family median is $855,000 (up 13.2% year over year); condo median is $469,000 (up 3.1%). Months supply is tightening more than 30% year over year on both segments.
- The four submarkets tell four very different stories: Olde Naples luxury is up 27% year over year, Park Shore volume is up roughly 60%, Pelican Bay is the condo high-rise capital, and Lely Resort is the best entry-tier buyer's market.
- The lesson for buyers and sellers: price to the submarket, not the citywide median. Get a submarket-level comp pull, because the city average will mislead you in either direction.
The Citywide Naples Numbers (May 2026)
Single Family Residence
Median sales price: $855,000, up 13.2% year over year
Closed sales: 395, up 10.6% year over year
Median days on market: 64 days
List-to-sale price received: 94.9%
Median sold $/SqFt: $378
Months supply of inventory: 5.5, down 31.4% year over year
Active inventory: 2,183 listings, down 24.1% year over year
Condo / Townhouse
Median sales price: $469,000, up 3.1% year over year
Closed sales: 431, up 14.6% year over year
Median days on market: 79 days
List-to-sale price received: 94.0%
Median sold $/SqFt: $293
Months supply of inventory: 6.3, down 32.0% year over year
Active inventory: 2,695 listings, down 22.0% year over year
A balanced market on both sides (a balanced months-supply number sits around 5 to 7), with active inventory tightening fast year over year. Naples buyers are absorbing the new listings as they come on. Naples sellers are getting close to 95 cents on the dollar of the asked-for price.
One quick read on the volume. With 826 transactions in a single month, Naples is processing more than two and a half times the closed transactions of Estero, more than three times the volume of Fort Myers Beach, and more than the entire Sanibel and Captiva island market combined. The Naples machine is the largest engine in Southwest Florida real estate.
Why the Submarket Story Matters
A citywide median is an average across very different neighborhoods. The same Naples ZIP code that produces $19 million Gulf-front sales also produces $400,000 villas. If you are buying or selling in Naples, what matters is the submarket you are actually in. We pulled four of the most-searched submarkets and ran the May 2026 numbers, plus the year-to-date 2026 comparison to year-to-date 2025 (which gives a more stable picture than a single month of sales).
The four submarkets, in order from highest-end to most-accessible, are: Olde Naples, Park Shore, Pelican Bay, and Lely Resort.
Olde Naples: The Ultra-Luxury Market Is Up 27% Year Over Year
Olde Naples is the historic downtown core. Walk-to-Gulf access. Brick-paved streets in some neighborhoods. The most prestigious address in Naples, and arguably in all of Southwest Florida. This is the market where ten-thousand-square-foot Gulf-front compounds trade.
Single Family Residence (Olde Naples, May 2026): 5 closed sales at a median of $7,725,000 with median days on market of 203 days and a median $1,477 per square foot. Year to date 2026, 31 closed sales at a median of $6,250,000 (compared to 28 closed sales at $4,912,500 in the same period of 2025). That is a 27.2% year-over-year increase in median sale price on year-to-date data, which strips out single-month noise.
Condo (Olde Naples, May 2026): 9 closed sales at a median of $1,450,000. Year to date 2026, 47 closed sales at a median of $1,200,000, up 23.7% year over year.
The takeaway. Even at the absolute top of the Southwest Florida market, prices are still rising. The Olde Naples buyer is paying meaningfully more in 2026 than they were in 2025 for the same kind of property. The list-to-sale ratio of 90.2% means there is room for a thoughtful negotiation, but the deals that close are getting done close to asking. Days on market is long because ultra-luxury transactions are deliberate, financed in creative ways, and often involve buyers and sellers in no particular hurry.
If you are selling in Olde Naples in 2026, you have the strongest tailwind in Southwest Florida real estate. If you are buying in Olde Naples, you are paying a premium that the market is rewarding.
Park Shore: The Volume Story (Closed Sales Up Roughly 60% Year Over Year)
Park Shore sits along the Gulf between Olde Naples and Pelican Bay, anchored by the Venetian Village shops and the Gulf-front high-rise corridor along Gulf Shore Boulevard North. It is one of the most-searched Naples keywords because it combines walk-to-beach access with a high-rise condo market that out-of-state buyers can actually visualize.
Single Family Residence (Park Shore, May 2026): 11 closed sales at a median of $4,900,000 with 72 days on market and $1,143 per square foot. Year to date 2026, 40 closed sales at a median of $3,100,000, compared to 25 closed sales at $3,900,000 in the same period of 2025. Closed sales are up 60% year over year.
Condo (Park Shore, May 2026): 24 closed sales at a median of $1,372,450 with 82 days on market. Year to date 2026, 107 closed sales at a median of $1,499,000, compared to 68 closed sales at $1,600,000 in the same period of 2025. Closed sales are up 57% year over year.
The takeaway on the median price. Park Shore's median sale price is down year over year on both segments (SFH down 20.5%, Condo down 6.3% on year-to-date). This is not a market decline. It is a mix shift. When the number of sales doubles and more accessible properties come into the trading mix, the median naturally moves down even when individual properties hold value or appreciate. The right way to read Park Shore in 2026 is "more buyers, more sales, broader price tiers trading." If you are a Park Shore buyer, you are landing in a market with the most listings actually closing of any of the four submarkets we pulled. If you are a Park Shore seller, you are participating in a busy market, and pricing to the activity matters more than reaching for the 2025 comp.
Pelican Bay: The Condo High-Rise Capital of Naples
Pelican Bay is the largest planned luxury community north of Olde Naples, with its own private beach access, mid-rise and high-rise condos along the Gulf and inland, and a substantial single-family villa market. If you have ever searched "Naples condos for sale" from out of state, the listings you have looked at are very likely in Pelican Bay.
Single Family Residence (Pelican Bay, May 2026): 6 closed sales at a median of $5,675,000. Year to date 2026, 49 closed sales at a median of $2,475,000, compared to 41 closed sales at $2,600,000 a year ago. Volume up 20%, median essentially flat.
Condo (Pelican Bay, May 2026): 22 closed sales at a median of $1,255,000 with the fastest days on market of the four submarkets at 62 days. Year to date 2026, 125 closed sales at a median of $1,350,000, compared to 134 closed sales at $1,337,500 a year ago. Volume slightly off (down 7%), prices up 0.9% year over year.
The takeaway. Pelican Bay is the condo high-rise flagship of Naples. The 125 year-to-date condo sales are the most of any of the four submarkets, by a wide margin. Prices are stable, days on market are short, and inventory keeps flowing. If you are a buyer looking at Naples condos and you do not know where to start, you start here.
Lely Resort: Accessible Naples (And the Best Buyer's Market on the Condo Side)
Lely Resort sits east of US 41 in South Naples, a master-planned golf community with single-family, villas, and condos across a range of price tiers. It is the "I want Naples but I am not paying $4 million" answer for many buyers.
Single Family Residence (Lely Resort, May 2026): 10 closed sales at a median of $1,012,500 with the fastest days on market of any submarket SFH at 47 days and the strongest list-to-sale ratio of the four at 92.3%. Year to date 2026, 63 closed sales at a median of $945,000, compared to 54 closed sales at $1,005,000 a year ago. Volume up 17%, median down 6%.
Condo (Lely Resort, May 2026): 11 closed sales at a median of $490,000. Year to date 2026, 52 closed sales at a median of $417,500, compared to 46 closed sales at $510,000 a year ago. Volume up 13% year over year, but median price down 18.1%.
The takeaway. Lely Resort is the best Naples buyer's market on the condo side right now. An entry-tier Naples condo here is meaningfully more affordable in 2026 than it was in 2025, even as more units are trading. On the SFH side, Lely is fast and disciplined: short days on market, the highest list-to-sale percentage of the four submarkets, and a price band a little under a million dollars that lets a buyer actually own a Naples address. If you are a first-time Naples buyer or a relocating family who needs Naples schools but cannot or will not pay seven figures, Lely is the cleanest entry point.
What This Means If You Are a Buyer in Naples Right Now
The headline numbers say a balanced market with strong demand. The submarket numbers say the right strategy depends entirely on where you are looking. In Olde Naples, expect to pay a premium and expect days-on-market to be long because the inventory is unique. In Park Shore, you have unusually high transaction activity and a market that is broadening into more accessible price tiers. In Pelican Bay, you have the most condo inventory clearing the market in all of Naples, with a short median sales cycle. In Lely Resort, you have the best Naples condo value of 2026 and a single-family market that rewards quick, well-priced offers.
Across all four submarkets, the list-to-sale ratios are running 86% to 92%, which is meaningfully lower than the citywide 94.9% SFH and 94.0% Condo. That tells you there is more room to negotiate inside specific Naples neighborhoods than the citywide average suggests.
What This Means If You Are a Seller in Naples Right Now
Pricing to the submarket matters more in Naples than almost anywhere else in Southwest Florida. The citywide Naples comp set is going to mislead you in either direction depending on which submarket you are in. Get a submarket-level comp pull, not a citywide one. That is the single most important thing a Naples seller can do in 2026.
The other thing to know: months of supply is tightening fast (down 30% year over year on both segments), and active inventory is down more than 22%. If you list right and price right, you are listing into a smaller pool of competing listings than you would have faced last year.
The Takeaway
Naples is the volume capital of Southwest Florida real estate. 826 closed transactions in a single month is the headline. But the more useful headline for anyone actually buying or selling here is that the four submarkets we pulled tell four different stories, and the citywide median is the average of all of them. Olde Naples is luxury price growth. Park Shore is volume and mix shift. Pelican Bay is condo high-rise stability. Lely Resort is buyer-side opportunity on the condo entry tier. Where you are in Naples decides what kind of market you are in.
How We Can Help
Kim and Martin Hawley have been helping Southwest Florida buyers and sellers find the right submarket fit for years. We pull submarket-level comps before we price a listing. We walk Naples buyers through the trade-offs neighborhood by neighborhood. And we are happy to walk you through the same data you just read at the kitchen table, on your terms, with your house, your budget, and your timeline.
If you are thinking about buying or selling in Naples in 2026, send us a note. The market is moving. So is the right time to talk about it.
Kim and Martin Hawley are Realtors with The Hawley Team at Keller Williams Fort Myers and the Islands. We cover Naples, Marco Island, Bonita Springs, Estero, Fort Myers, Cape Coral, Lehigh Acres, Sanibel, Captiva, and Fort Myers Beach.
(239) 420-9027 | martin@teamhawley.com | teamhawley.com
Data and methodology notes
Citywide Naples data is from Domus Analytics Market Review, pulled June 2, 2026 for May 2026 closed transactions. Submarket data is from MLS pulls on June 15, 2026, covering closed transactions from January 1, 2020 through current. Property type classifier: lot acreage greater than zero classified as single-family residence; lot acreage of zero with a unit indicator in the address classified as condo or townhouse. Year-to-date numbers compare January through May 2026 to the same January through May period of 2025 to reduce single-month noise. List-to-sale ratio is sold price divided by original list price. All medians are calculated on the closed-transaction set. Active inventory is a current snapshot. Sample sizes are noted where small.
