Naples Market Report August 2025

Summer 2025 didn’t bring a surge so much as a holding pattern. Buyer activity was steady, but the pace is slower than last winter and pricing power is uneven across segments.

Sales & speed. Closed sales were up 11% year over year (544 → 604) and pending contracts rose 10.5% (683 → 755). Even so, homes are taking longer to sell—109 days on market vs 83 last August (+31%), which points to more selective buyers and tighter appraisals.

Inventory. Total active listings grew 9% to 4,892. New listings actually slipped 4% (941 → 900). Condo inventory climbed 13.6% (2,178 → 2,474) while single-family inventory ticked up 4.8% (2,307 → 2,418). There’s also a seasonal “shadow” layer, homes pulled for summer that may relist in fall, keeping conditions closer to balanced.

Prices. The overall median closed price edged down 1.1% ($595,000 → $588,500). Segments split: single-family held stronger (+8% to $732,000) while condo medians fell 18.3% ($499,500 → $408,000), especially in older buildings where inspections, reserves, and assessments weigh on offers.

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What this means if you’re active now.

Sellers: Plan for longer marketing times and firmer negotiations. Results hinge on today’s comp-supported price, not last season’s.

Buyers: More choice and a bit more room to negotiate—particularly on condos, provided due diligence on reserves, milestones, and upcoming assessments checks out.

Outlook into fall. Expect more listings to re-enter. That should add options and likely cap broad price gains. Naples is still desirable, but the market right now rewards realistic pricing, clean condition, and patience.