7 minute read
AT A GLANCE
July gave Naples the clearest split between single family and condo we have seen all year. Single family median close price hit $790,000, up 13.0 percent year over year, on 377 closed sales with active inventory down 21.0 percent and 5.0 months of supply. The condo and townhouse median went the other way at $407,000, down 5.3 percent year over year, but closed sales rose 16.8 percent to 313 units and new listings jumped 19.4 percent. Buyers did not leave the condo market. They waited for the price move and then wrote offers. We also pulled every closed sale in the three anchor submarkets: Olde Naples closed at a $2,475,000 median on a 91.4 percent sale-to-list, Park Shore at $2,147,500 on 93.8 percent, and Golden Gate at $585,000 on 97.6 percent in 61 median days. This post walks through the citywide single family and condo numbers, breaks out all three submarkets side by side, covers what SIRS paperwork is doing to condo pricing, and gives buyers and sellers the specific move to make this month.
Naples in July gave us the clearest split we have seen all year between single family and condo. Both traded through the SWFL MLS on very different terms, and the story is not "the market softened" or "the market held." It is that different buyer pools reacted to different pricing signals, and the numbers show it plainly.
Kim and I work Naples every week for buyers coming out of Cape Coral, Fort Myers, and out of state. What we saw in showings across the last thirty days lined up cleanly with the Domus data that dropped this weekend.
Single family climbed
The median single family sale price in Naples closed July at $790,000. That is up 13.0 percent from July 2025 and essentially flat month over month, off three tenths of a percent from June. Closed sales came in at 377, up 13.2 percent year over year. Active inventory landed at 1,896 homes, down 21.0 percent versus last July. Months of supply now reads 5.0.
The 5.0 months figure deserves attention. Naples has cut nearly a third of its standing single family inventory in twelve months while closed sales grew double digits. That is not a soft market. It is a market where the buyers who circled last summer came back and executed, and the listings they want are getting scarce.
Days on market for single family sits at 70 days, down 7.9 percent year over year. The sale-to-list ratio held at 94.3 percent. Median sold price per square foot ran $380, up 9.5 percent from last July.
Condo went the other way, and closed sales went up anyway
The condo and townhouse median came in at $407,000, down 5.3 percent from July 2025 and down 9.6 percent from June. That looks bearish until you read the volume line. Closed sales for July were 313 units, up 16.8 percent year over year. Buyers did not disappear from the condo market. They waited for the price move, then wrote offers.
Active condo inventory at 2,174 is down 20.9 percent year over year. Months of supply reads 6.9. The traditional playbook calls that a buyer's market, but the year-over-year absorption is telling a different story. New listings hit 424 for the month, up 19.4 percent from last July. So sellers are coming to market at a pace not seen in three years, prices have adjusted, and buyers have shown up to meet the new number.
Naples Citywide, July 2026: Single Family vs Condo
Here are both property types side by side, sourced from the SWFL MLS via the Domus Analytics dashboard on August 17.
| Metric | Single Family | Condo / Townhouse |
|---|---|---|
| Median Sale Price | $790,000 | $407,000 |
| Median Price Change YoY | +13.0% | −5.3% |
| Closed Sales | 377 | 313 |
| Closed Sales Change YoY | +13.2% | +16.8% |
| Active Inventory | 1,896 | 2,174 |
| Active Inventory Change YoY | −21.0% | −20.9% |
| Months of Supply | 5.0 | 6.9 |
| Median Days on Market | 70 | 91 |
| Sale-to-List Ratio | 94.3% | 94.4% |
| Median $/SqFt | $380 (+9.5% YoY) | — |
| New Listings | — | 424 (+19.4% YoY) |
Source: SWFL MLS via Domus Analytics dashboard, pulled 8/17/2026 for July 2026 close data.
If you are a condo shopper who has been waiting for the price cut, July is where it landed. If you are a condo seller, your standing inventory is not carrying you anymore. The 20.9 percent year-over-year drop in active listings says competition is thinning. The 15.8 percent month-over-month jump in new listings says it is refilling right on top of you. Pricing right the first week matters more than it has in twelve months.
The three Naples inside the one median
Citywide medians hide the actual buyer experience. Naples is not one market. I pulled every closed sale in the three anchor submarkets from January 2025 through last Friday so you can see what the tape actually looks like inside each one.
| July 2026 Metric | Olde Naples | Park Shore | Golden Gate |
|---|---|---|---|
| Median Close Price | $2,475,000 | $2,147,500 | $585,000 |
| Closed Sales | 13 | 16 | 87 |
| Median $/SqFt | $956 | $846 | $336 |
| Median Days on Market | 117 | 113 | 61 |
| Median Sale-to-List | 91.4% | 93.8% | 97.6% |
| Negotiated Off List | 8.6% | 6.2% | 2.4% |
Source: Olde Naples, Park Shore, and Golden Gate MLS extracts, January 2025 through 8/14/2026.
Olde Naples, the historic core along and south of Fifth Avenue South, closed 13 sales in July at a median close price of $2,475,000. Median price per square foot was $956. Median days on market: 117. Median sale-to-list ratio: 91.4 percent. That last number is worth reading twice. Olde Naples closed July with buyers negotiating 8.6 percent off list on median. The trailing twelve months for the submarket run 156 sold at a $2,400,000 median and a 92.6 percent sale-to-list, so the July print is a touch softer than the year has been, not a break from it.
Park Shore, the Gulf-front and bay-front high-rise corridor north of Olde Naples, closed 16 sales in July at a median of $2,147,500. Median price per square foot was $846. Median days on market: 113. Median sale-to-list ratio: 93.8 percent. Nine of the sixteen July closes in Park Shore were waterfront. That is a genuinely different buyer than the Olde Naples buyer. The Olde Naples buyer is buying land and location. The Park Shore buyer is often buying a view line and a Gulf-facing balcony.
Golden Gate, the inland Collier County price band that includes Golden Gate City and much of the estates area, closed 87 sales in July at a median of $585,000. Median price per square foot was $336. Median days on market: 61. Median sale-to-list ratio: 97.6 percent. Read those three numbers next to Olde Naples again. Golden Gate is moving nearly twice as fast at close-to-full price while the luxury tiers are giving up six to nine percent off list. That is what a healthy entry-price market looks like when relocation buyers and priced-out coastal buyers meet first-time buyers on the same inventory.
What we are seeing in the field
On the SFH side, well-prepared listings under $1.5M in North Naples and eastern Collier are getting attention within the first week. The unprepared listings, the ones priced for what the seller wanted a year ago instead of what the current comps say, are the ones running past 90 days. That divergence shows up as the wider citywide average, but from a buyer's chair it looks like pockets of urgency sitting inside pockets of stalled inventory.
On the condo side, the price drop is real and it is being led by buildings without a completed Structural Integrity Reserve Study or with visible SIRS-driven fee jumps. Buildings that got ahead of the 2024 SIRS deadline and can show a clean funding plan are trading tighter to list. The buildings that cannot are the ones giving up the extra points on close-to-list. This is the same conversation we ran through in the Creciente PH-14 post last week, and it is now visible in the Naples condo data as a structural, not seasonal, discount.
What a buyer should do this month
Shopping single family in Naples right now does not come with the discount the market might have handed you last summer. Come with a lender letter and know which submarket you are actually targeting. The right listing will move in its first week and you need to be ready to write. The one exception is at the top of the market, where days on market and negotiation room both open up. The right million-eight in Park Shore in July was 113 days on market at a 93.8 percent close-to-list. That is a very different negotiation than the same million-eight in Olde Naples.
Shopping condos is where the July print becomes a window. Prices moved down. Inventory is still 6.9 months. The buildings with clean association paperwork are the ones I would look at first, because those are the ones that will trade tighter to list once the broader market recognizes what the SIRS process sorted out.
What a seller should do this month
Single family sellers have wind at their back, but only for the priced-right listing. The 5.0 months of supply is the citywide read. The listings that priced to the current comps are the ones absorbing the demand. Sellers still asking last summer's number are the ones sitting past 90 days and eventually cutting.
Condo sellers have the harder decision. Volume is up 16.8 percent year over year, so buyers are there. Median is down 5.3 percent, so pricing to the trailing three-month comps in your specific building matters more than pricing to a hopeful number. Owners in a building with a completed SIRS and a funded reserve plan should put that on the front page of the listing. That paperwork is worth real dollars right now.
Kim and I are showing Naples every week. If you want to know what the numbers look like inside your building, your street, or your price band specifically, call Kim at 239-420-9027 or text me at 239-355-4040. We will send you the tape for your specific slice, not the citywide average.
The next SWFL market update on the calendar is Bonita Springs on Wednesday.
The Hawley Team at Keller Williams Fort Myers and the Islands
(239) 420-9027 | martin@teamhawley.com | teamhawley.com
Disclosures
Market data in this post is drawn from the Southwest Florida MLS via the Domus Analytics dashboard, pulled on August 17, 2026 for July 2026 close data. Submarket detail for Olde Naples, Park Shore, and Golden Gate comes from MLS extracts covering January 2025 through August 14, 2026. MLS data is subject to revision as late closings and corrections are reported.
Medians, days on market, sale-to-list ratios, and months of supply describe aggregate market activity. They are not an appraisal, a valuation, or a prediction for any individual property. A specific home's value depends on its condition, location, association, flood zone, and the comparable sales in its immediate area.
Commentary on Structural Integrity Reserve Studies reflects Florida Statute 718 requirements and our observations from the field. Buyers should independently review any association's SIRS, reserve funding plan, budget, and assessment history before committing to a condominium purchase. This post is not legal, tax, insurance, or financial advice.
Each Keller Williams office is independently owned and operated. Equal Housing Opportunity.
