Moorings Naples Real Estate Market Report: Q3 2026

The Moorings closed the third quarter of 2026 with 34 sales, in line with 33 in Q3 2025, while inventory fell by nearly a third. Months supply averaged 6.0 for the quarter, less than half the 12.7 recorded a year ago, and the market is now close to what is generally considered balanced.

The Moorings Q3 2026 Market Report

Summer in the Moorings followed its usual seasonal pace, but the balance between buyers and sellers looks very different than it did at the start of the year. In January, the Moorings had 16.5 months of supply. By September, that figure had fallen to 5.8.

Supply has tightened quickly, buyers have remained steady, and sellers are holding firmer on price. Together, these point to a market moving away from the buyer-favorable conditions of 2025 and toward more even footing.

Sales Activity Holds Steady

The Moorings recorded 34 closed sales in Q3 2026, compared with 33 in Q3 2025. July was the busiest month of the quarter with 15 closings, followed by 13 in August and 6 in September.

The year to date picture is considerably stronger. Through September, the Moorings has recorded 184 closed sales, up 41.5% from 130 over the same period in 2025. That total already exceeds the 160 sales recorded in all of 2025.

Pending sales were similarly steady, with 31 homes going under contract in Q3 2026 compared with 30 a year ago. Year to date, 179 homes have gone under contract, up from 131 through September 2025.

Pricing Reflects the Mix of What Sold

Monthly median sales prices in the Moorings rose through the quarter, from $680,000 in July to $775,000 in August and $892,500 in September. These figures sit below the same months of 2025, when the median reached $1,850,000 in August.

With roughly 6 to 15 sales a month, the median shifts with the type of residence that closes. A month weighted toward condominiums will read very differently from one that includes several waterfront homes on Moorings Bay, so these numbers say more about the mix of sales than about a change in value.

Median price per square foot followed the same pattern, at $560 in July, $513 in August, and $551 in September.

The more telling figure is negotiation. Sellers received a median of 96.0% of their last list price in September, up from 92.5% in September 2025 and the highest reading since December 2024.

Inventory Falls by Nearly a Third

The Moorings averaged 108 homes for sale in Q3 2026, down 32.2% from an average of 159 in Q3 2025. Inventory finished September at 103 homes, the lowest count since October 2023, and less than half the 231 homes available in February.

Months supply averaged 6.0 in Q3 2026, compared with 12.7 in Q3 2025. August and September both came in at 5.8 months, the lowest reading since September 2023.

New listings slowed as well. The Moorings saw 39 new listings this quarter, down from 45 a year ago, and 217 so far this year compared with 287 through September 2025. Fewer owners are listing, and that is a large part of why supply has tightened so quickly.

Days on Market

Median days on market ranged from 88 to 132 days each month in Q3 2026, compared with 84 to 174 days during the same months of 2025. August showed the clearest improvement, at 132 days compared with 174 a year earlier, while July and September were close to last year's pace.

Interpreting the Shift

Lower inventory, steady sales, and stronger list price ratios suggest the Moorings has worked through much of the supply that built up in 2025. This has been a gradual change rather than a sudden one, and it has brought the neighborhood much closer to balance.

For buyers, there is noticeably less to choose from than there was earlier in the year, and well-presented residences are closing nearer to asking price. Clear priorities and preparation matter more now than they did in the spring.

For sellers, conditions are more supportive than they have been in some time. Accurate pricing and thoughtful presentation remain essential, but there is far less competing inventory to stand out from.

Looking Ahead

As the Moorings enters the fourth quarter, the seasonal return of buyers typically brings more activity, and more owners tend to list in the fall and winter months. The question for the coming season is whether new listings will rise faster than demand, or whether supply will stay near current levels.

The Moorings' fundamentals remain strong. Its Gulf-front condominiums, waterfront homes on Moorings Bay, and proximity to Fifth Avenue South continue to support long-term demand. If you would like to talk through what these numbers mean for your residence or your search, send us a message.