Olde Naples Real Estate Market Report: Q3 2026

Olde Naples closed the third quarter of 2026 with 29 sales, matching Q3 2025, while pending sales rose 20% and inventory fell to its lowest level since late 2023. Months supply averaged 9.2 for the quarter, down from 11.7 a year ago. Olde Naples is still a market with choice for buyers, but it is noticeably tighter than it was at the start of the year.

Olde Naples Q3 2026 Market Report

Olde Naples moved through summer at a steady, measured pace. In February, the neighborhood had 17.7 months of supply. By September, that figure had fallen to 8.9, the lowest reading since October 2023.

What sets this quarter apart is the late summer rise in new listings. Owners began bringing residences to market earlier than usual, while buyers continued to sign contracts. How those two forces balance through the fall will shape the coming season.

Sales Activity Holds Steady

Olde Naples recorded 29 closed sales in Q3 2026, the same number as in Q3 2025. July was the busiest month with 13 closings, followed by 9 in August and 7 in September.

Through September, Olde Naples has recorded 122 closed sales, up 8.9% from 112 over the same period in 2025.

Pending sales were the stronger signal this quarter. A total of 30 homes went under contract in Q3 2026, up from 25 a year ago. September brought 12 new contracts, the most for any September in at least four years, which suggests buyers were already active ahead of the season.

Pricing Reflects the Mix of What Sold

Monthly median sales prices in Olde Naples were $2,475,000 in July, $1,875,000 in August, and $2,700,000 in September. July and September both came in above the same months of 2025.

With fewer than 15 sales a month, the median moves with the type of residence that closes. A month that includes estate homes near the Gulf will read very differently from one weighted toward condominiums near Fifth Avenue South, 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 $956 in July, $787 in August, and $1,200 in September.

Negotiation has narrowed. Sellers received a higher share of their last list price in every month of the quarter than in the same month last year, reaching 95.8% in August compared with 90.7% in August 2025.

Inventory Declines as New Listings Rise

Olde Naples averaged 115 homes for sale in Q3 2026, down 16.7% from an average of 138 in Q3 2025. Inventory finished September at 110 homes, the lowest count since October 2023, and well below the 208 homes available in February.

Months supply averaged 9.2 in Q3 2026, compared with 11.7 in Q3 2025. That is a clear improvement for sellers, although it remains above the roughly six months generally associated with a balanced market.

New listings moved in the other direction. Olde Naples saw 66 new listings this quarter, up 61% from 41 a year ago, with 29 arriving in September alone. Even so, inventory continued to decline, which tells us buyers are absorbing new supply as it comes to market.

Days on Market

Median days on market ranged from 61 to 140 days each month in Q3 2026, compared with 118 to 156 days during the same months of 2025. August stood out at 61 days, less than half the 156 recorded a year earlier, while July and September were close to last year's pace.

Interpreting the Shift

Lower inventory, rising contract activity, and stronger list price ratios suggest Olde Naples has worked through a meaningful share of the supply that built up in 2025. At 8.9 months of supply, buyers still have choice and room to negotiate, but conditions have moved steadily toward balance.

For buyers, this is still a market that rewards patience and careful comparison. The difference now is that the most desirable residences are closing nearer to asking price, and the selection is smaller than it was in the spring.

For sellers, the rise in new listings is worth watching. More residences coming to market means presentation and accurate pricing will matter as much as ever this season.

Looking Ahead

As Olde Naples enters the fourth quarter, the early rise in new listings and the strong September contract count both point to an active season. The key question is whether buyer demand keeps pace with the supply that typically arrives in the fall and winter months.

Olde Naples' fundamentals remain strong. Its walkable streets, proximity to Fifth Avenue South, Third Street South, and the Naples Pier, and its mix of historic cottages, estate homes, and Gulf-front residences 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.