Moorings Real Estate Market Update: Third Quarter 2025

The Moorings real estate market is navigating a clear shift this fall, moving from the elevated inventory levels we saw earlier this year toward something closer to normal. While we're still above the compressed conditions of 2021 and 2022, the third quarter brought encouraging signs that both buyers and sellers are finding their footing again.

Inventory peaked in March at 247 homes for sale and has been steadily declining since. By September, we're down to 132 available properties, a natural seasonal pattern as summer listings are often pulled to reset for the upcoming season. This isn't unusual in Naples. Sellers frequently remove properties during the quieter months to relaunch fresh when buyers return in force. That said, months supply dropped from 20.7 in April to 10.2 in September, suggesting genuine absorption alongside these seasonal withdrawals.

*

We're seeing real buyer activity return. Pending sales in July, August, and September totaled 30 transactions, a meaningful uptick from the slower spring months. Closed sales followed suit with 33 transactions over the same period, compared to just 17 in the second quarter. Days on market held steady in the low-to-mid 100s through summer, which reflects typical seasonal pacing rather than stagnation.

Pricing remains stable. The median sale price in September was $1.59 million, bracketed by July at $749,500 and August at $1.85 million. These swings reflect the mix of properties closing each month rather than directional price movement. Buyers are still negotiating, with the median percent of list price in the low-to-mid 90% range, though it's worth noting that many listings reduce their asking price before going under contract, so actual discounts from original list price are often greater.

The Moorings market includes a complex mix of older condominiums and single-family homes, each with distinct dynamics. Older condo buildings face rising costs tied to reserve studies, milestone inspections, and updated building codes, all of which drive up association dues and special assessments. Insurance rates have also climbed sharply across Southwest Florida, affecting both condos and homes. For homeowners, FEMA flood insurance requirements add another layer of cost and compliance, particularly for properties built decades ago. These realities are influencing both pricing and buyer decision-making as the market recalibrates.

Compared to the broader Naples market, which saw months supply fall from 11.4 in April to 7.5 in September, the Moorings is moving in the same direction but from a higher base. This is a buyer-friendly market with real negotiating leverage, but the trajectory suggests we're heading back toward balance.

Bonnycastle Realty is a boutique real-estate firm based in Naples, Florida, offering personal, full-service support to buyers and sellers throughout Southwest Florida. Whether you’re looking to move into the area, upgrade your coastal lifestyle, or sell your home for its full potential, our team brings deep local expertise and a seamless process.

Curious what your home might be worth today? Get your free automated home valuation here: Home Valuation Tool