The NaplesNest Journal covers the details that drive Naples real estate decisions: market conditions by neighbourhood, pricing strategy, preparation guidance, insurance considerations, and lifestyle segment context across golf, waterfront, and coastal communities. National real estate headlines rarely apply to Naples. These posts are built on local data and firsthand market experience, designed to help buyers and sellers move forward with clarity.
Naples real estate is neighbourhood-driven, lifestyle-segmented, and heavily influenced by local variables that national averages cannot capture. Waterfront exposure, golf community membership structure, seasonal demand patterns, HOA health, and Gulf proximity all affect value in ways that require local interpretation. Every post here is written with that specificity in mind.
Market Updates Inventory, absorption, days on market, and list-to-sold ratios across Naples neighbourhoods and property types, updated as market conditions shift.
Pricing and Strategy How to price accurately in a nuanced coastal market, what drives value by segment, and how to position a property for the strongest outcome.
Insurance and Costs Flood insurance, wind insurance, HOA dues, and the carrying cost variables that significantly affect Naples real estate decisions and net returns.
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Core Guides for Buyers and Sellers
Not sure where to start? These posts cover the most consequential decisions Naples buyers and sellers face.
By Jeremy O’Guinn · Broker Associate, Downing-Frye Realty
Voulez-Vous Naples is a dining, cabaret, and nightlife venue targeting a November opening at 11515 Bonita Beach Road SE in Bonita Springs, in the former Southwest Florida Event Center at Imperial Parkway. It is planned to seat about 350 guests in its main room and 170 in a lounge. No specific opening date has been announced.
By Jeremy O’Guinn · Broker Associate, Downing-Frye Realty
The Florida Department of Transportation will hold public hearings on Tuesday, Oct. 27 (in person in Naples) and Wednesday, Oct. 28 (virtual) on adding lanes along about 21 miles of I-75 between Golden Gate Parkway in Collier County and Alico Road in Lee County. Comments must be received or postmarked by Nov. 10 to be included in the formal hearing record.
By Jeremy O’Guinn · Broker Associate, Downing-Frye Realty
Estero’s Planning, Zoning & Design Board unanimously granted a continuance on Oct. 20 for a proposed 355-unit apartment complex at Coconut Point, on the site of the former Regal theater. Members liked the concept but raised concerns about density, height relative to green space, and the garage’s single entrance. A second hearing is set for Nov. 17, and Estero Village Council has the final vote.
By Jeremy O’Guinn · Broker Associate, Downing-Frye Realty
M/I Homes has closed on homesites at Brightshore, the Barron Collier Companies master-planned community northwest of Immokalee Road and Everglades Boulevard in Collier County, and plans more than 500 homes across two neighborhoods, Radiance and Sunward. Anticipated starting prices are in the low $400,000s at Radiance and the high $300,000s at Sunward. No construction start date has been reported.
By Jeremy O’Guinn · Broker Associate, Downing-Frye Realty
Florida’s Amendment 3, on the Nov. 3 ballot, would raise the non-school homestead exemption to $150,000 in 2027 and $250,000 in 2028, and lower the annual assessment cap for non-homestead property from 10% to 5%. It needs 60% of voters to pass, and recent polls range from 42% to 63% support.
By Jeremy O’Guinn · Broker Associate, Downing-Frye Realty
Collier County commissioners unanimously approved an $8 million renourishment of about 3.5 miles of Naples Beach, from Doctors Pass to just south of 21st Avenue South. The work is funded by the county’s tourist development tax, equipment is expected to arrive in late October, and the beach is expected to stay open during construction.
By Jeremy O’Guinn · Broker Associate, Downing-Frye Realty
Farley White Interests, a Boston-based commercial real estate owner, paid $27 million for the Trianon Centre at 850 Park Shore Drive and 3777 Tamiami Trail North in Naples. The sale closed Sept. 30, 2026, for a property with 46,470 square feet of leasable area on 2.7 acres, about $581 per square foot.
Four years after Hurricane Ian, the 1.3-mile beachfront stretch between Doctors Pass and Naples Beach Club is trading aging condos for a new generation of luxury buildings.
Naples' "Miracle Mile" runs along Gulf Shore Boulevard North from Doctors Pass south to Naples Beach Club, A Four Seasons Resort, through the Moorings and Coquina Sands neighborhoods. A new Gulfshore Business report by Tim Aten tracks five projects either under construction or headed for groundbreaking. Here is each one, with the details reported.
The Miracle Mile is a 1.3-mile beachfront stretch of Gulf Shore Boulevard North in Naples, from Doctors Pass south to Naples Beach Club, A Four Seasons Resort. It runs through the Moorings and Coquina Sands neighborhoods and is seeing a wave of luxury condo redevelopment after Hurricane Ian.
Under construction
Rosewood Residences Naples
Address1601 Gulf Shore Blvd., north of Lowdermilk Park
DeveloperThe Ronto Group, with Wheelock Street Capital and Rosewood Hotels & Resorts
Residences42 (3 to 6 bedrooms)
Size4,226 to 9,673 sq ft
Pricing$12.75 million to $45 million
CompletionScheduled for end of 2026
3300 Gulf Shore
Address3300 Gulf Shore Blvd. N. (former Executive Club site)
DeveloperKolter Urban
Residences51 condominiums (2 to 5 bedrooms)
SizeUnder 2,000 to more than 7,000 sq ft
SalesMore than $60 million in hard contracts
DeliverySummer 2028
Rosewood Residences Naples, at 1601 Gulf Shore Blvd., has 42 residences priced from $12.75 million to $45 million and is scheduled for completion at the end of 2026. Kolter Urban's 3300 Gulf Shore has 51 condos, more than $60 million in hard contracts, and summer 2028 delivery.
Breaking ground soon
Olana
Address1121 Gulf Shore Blvd. (Coquina Sands)
DeveloperKolter Urban
Residences12, each over 10,000 sq ft
PricingFrom $30 million
TimelineGroundbreaking fall 2026; delivery fall 2028
Harbour House
Address1624 Gulf Shore Blvd. N. (bay side)
DeveloperBorelli Construction
Residences14, replacing the 21-unit Harbour Club
Site purchase$17.5 million (2024)
TimelineGroundbreaking fall 2026; completion spring/summer 2028
Renderings of 2020 Gulf Shore, one of five projects on the Miracle Mile
LocationBay side of the boulevard, former Park Place Club in the Moorings
DevelopersGolub & Company and Barron Collier Companies
Residences18 boutique condominiums
Boating11 boat slips with Gulf access
Site purchase$30 million (May 2023)
TimelineIn redesign; groundbreaking spring 2027, about a 22-month build
Three more Miracle Mile projects are close to starting: Kolter Urban's 12-residence Olana from $30 million, Borelli Construction's 14-residence Harbour House (both breaking ground in fall 2026), and the 18-condo 2020 Gulf Shore with 11 boat slips, targeting a spring 2027 groundbreaking.
What's driving it
The report points to two catalysts. Hurricane Ian damaged or destroyed older buildings along the corridor, and the 2021 Surfside condo collapse pushed associations to take a hard look at aging structures and the cost of maintaining them. Developers told Gulfshore Business that buyers are trending toward younger empty nesters and out-of-state purchasers from the Northeast and California, drawn by Florida's tax climate and lifestyle.
The City of Naples and a citizen-formed Miracle Mile Committee are also working on a long-term plan for the corridor's infrastructure, landscaping and streetscape, with a utilities analysis underway.
Project details as reported by Tim Aten in Gulfshore Business, Oct. 1, 2026. Pricing and timelines are the developers' own and can change.
CNE Certified Negotiation ExpertBroker Associate, Downing-Frye Realty18+ Years Southwest Florida
Get stories like this every Friday, covering Naples and Bonita Springs real estate, openings, and local news.
Naples Home Sales, August 2026: Prices Flat, Inventory Down 16%, Rates Jump to 7.28%
The Naples Area Board of REALTORS® released its August numbers on Sept. 25. Sales inched up, prices held flat, and the shelf of available homes kept getting shorter.
The August 2026 Market Report from the Naples Area Board of REALTORS® (NABOR), which covers Collier County excluding Marco Island, shows a market that kept selling through the slow summer months while listings dried up. Here is what the numbers say, and what changed in mortgage rates since.
In August 2026, the Naples median closed price was $575,000, down 1.7% from $585,000 a year earlier, while closed sales rose 1.1% to 622 and inventory fell 16.3% to 4,093 homes, according to NABOR's August 2026 Market Report released Sept. 25, 2026.
The headline numbers
Overall market (single-family + condo)
Median closed price$575,000 (-1.7%)
Closed sales622 (+1.1%)
Pending sales769 (+1.9%)
New listings792 (-15.5%)
Inventory4,093 (-16.3%)
Months of supply5.4 (vs. 8.1)
Average days on market99 (vs. 107)
Price decreases790 (-30.2%)
All changes compare August 2026 with August 2025.
Single-family homes vs. condos
Single-family homes
Closed sales350 (+5.1%)
Median closed price$717,500 (-1.7%)
Inventory1,994 (-17.5%)
Median price, year to dateUp 4.1%
Condominiums
Closed sales272 (-3.5%)
Median closed price$417,500 (+2.7%)
Inventory2,099 (-15.2%)
Median price, year to dateDown 4.3%
Naples single-family homes and condos moved in opposite directions in August 2026. Single-family sales rose 5.1% to 350 while the median slipped 1.7% to $717,500. Condo sales fell 3.5% to 272, but the condo median rose 2.7% to $417,500, per NABOR.
Why prices aren't rising with inventory this low
Usually a shrinking supply pushes prices up. NABOR's release quotes Cindy Carroll of Carroll & Carroll Appraisers & Consultants pointing out that this isn't happening yet: home prices in Naples have stayed relatively stable even though inventory has dropped sharply over the last 15 months. Year to date, the overall median is down just 0.8%.
One detail stands out. The August 2026 median of $575,000 is exactly the same median NABOR reported for August 2022, at the height of the post-pandemic run.
The report also flags a seasonal pattern to watch. Between August 2025 and January 2026, new listings pushed months of supply from 7.6 to 9.2. If that repeats, the report notes Naples could start the new year with more than seven months of inventory.
Naples had about 5.4 months of housing supply in August 2026, down from 8.1 months in August 2025, according to NABOR. Last year, supply rose by 1.6 months between August and January as new listings arrived for season, and a repeat would put supply above seven months.
Mortgage rates: a quarter-point jump
30-year fixed (Freddie Mac PMMS, Oct. 1, 2026)
This week7.28%
Last week7.03%
A year ago6.34%
15-year fixed6.60%
According to Freddie Mac's Primary Mortgage Market Survey, the 30-year fixed rate rose 25 basis points in a single week. The August sales numbers above were recorded before this move, so September and October reports will be the first to show whether higher borrowing costs change buyer behavior heading into season.
Buyers weighing a move before the Dec. 31, 2026 homestead deadline tied to Amendment 3 can find the details in our full Amendment 3 explainer.
Statistics from the NABOR August 2026 Market Report, released Sept. 25, 2026. NABOR's September report is scheduled for release Oct. 23, 2026.
CNE Certified Negotiation ExpertBroker Associate, Downing-Frye Realty18+ Years Southwest Florida
Get stories like this every Friday, covering Naples and Bonita Springs real estate, openings, and local news.
By Jeremy O'Guinn, Broker Associate, Downing-Frye Realty · Updated September 28, 2026
This is NaplesNest's weekly roundup of what's happening in Naples and Bonita Springs, Florida for the week of September 28 through October 4, 2026. It covers the newest local real estate market numbers, a new restaurant announcement, a Collier County development decision, and two local events, gathered each Monday by Naples Realtor Jeremy O'Guinn.
Naples Real Estate Market Update: August 2026 Stats
Naples closed 622 home sales in August, up 1.1% from last year, while inventory dropped more than 22% to just over 4,000 homes and the median closed price settled at $575,000. Days on market fell to 99, down from 107 the month before.
Here's what that means if you live here: the market is quietly tightening as we head toward season. Fewer homes are sitting, and there's less to choose from than there was a year ago. If you've been telling yourself you'll wait until next year to buy or list, this is the kind of shift worth having a real conversation about now rather than later.
New Restaurant Coming to Coastland Center in Naples
A Mediterranean-inspired steakhouse called Atlantic Forge is taking over the former Uncle Julio's outparcel at Coastland Center, at the northwest corner of U.S. 41 North and Golden Gate Parkway. Plans call for white and gold decor with Italian cypress and bougainvillea landscaping, and an early 2027 opening. One more sign the mall's dining lineup keeps leveling up.
Collier County Approves Golf Course Near Picayune Strand State Forest
Collier County commissioners unanimously approved a private 18-hole golf course on the roughly 169-acre former citrus grove off Sabal Palm Road in East Naples, near Picayune Strand State Forest. The approval carries a deed restriction keeping the property golf-only (no residential development) and a cap on the clubhouse size, along with a requirement to fund a future traffic signal at Sabal Palm Road and CR 951.
It's a rare case of a long, contested rezoning fight ending with most everyone getting part of what they wanted: the developer gets the golf course, and the surrounding area is protected from the denser residential project that was originally on the table.
Naples Events This Week: September 28 to October 4, 2026
Books on Third Celebrates a New Rebecca Yarros Release
Bestselling author Rebecca Yarros, of the Fourth Wing series, releases her new book "Threshing Day" this Tuesday, September 29, and Books on Third on Third Street South downtown is marking the day with a release event. A fun excuse for a walk down Third Street South even if there isn't a reader in the house.
Free Art After Hours at The Baker Museum
The Baker Museum at Artis-Naples opens its doors free of charge this Wednesday evening, September 30, from 6 to 8:30pm, for its monthly Art After Hours. An easy, no-cost date night or after-work stop if it's been a while since you've been in.
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Frequently Asked Questions: This Week in Naples
What is "This Week in Naples"?
It's a weekly roundup from NaplesNest covering real estate market news, restaurant and business openings, community and development updates, and local events happening in Naples and Bonita Springs, Florida, published every Monday by Realtor Jeremy O'Guinn.
What are the biggest local stories in Naples this week?
The biggest stories this week are the August 2026 real estate market numbers showing tighter inventory, a new Mediterranean steakhouse (Atlantic Forge) announced for Coastland Center, and Collier County's approval of a private golf course near Picayune Strand State Forest.
Where are the new golf course and Atlantic Forge steakhouse located?
The approved golf course sits on roughly 169 acres off Sabal Palm Road in East Naples, near Picayune Strand State Forest. Atlantic Forge is opening at Coastland Center, on the former Uncle Julio's outparcel at the northwest corner of U.S. 41 North and Golden Gate Parkway in Naples.
What do this week's numbers say about Naples home values?
August's median closed price in Naples was $575,000, down 1.7% from last year, but inventory dropped more than 22% and homes sold faster (99 days on market versus 107 the prior month). That combination points to a market that's tightening rather than softening, which can affect both pricing leverage and timing for buyers and sellers.
How can I get this Naples update delivered every week?
You can subscribe to the 239 Weekly newsletter using the signup box on this page to get this roundup, along with market updates and local news, delivered to your inbox every week.
How do I talk to a local Naples Realtor about buying or selling?
Call or text Jeremy O'Guinn directly at 239-963-4474, or book a 15-minute consultation at cal.com/jeremyoguinn/free-naples-bonita-springs-real-estate-consult-15-min. No pressure, just a conversation about your options in the current Naples and Bonita Springs market.
Thinking About Buying or Selling in Naples or Bonita Springs?
If this week's market numbers have you wondering what your home is worth, or what's actually available right now, I'm always happy to talk it through. No pressure, ever.
Information deemed reliable but not guaranteed. Market statistics sourced from NABOR/MLS data as reported above. Equal Housing Opportunity. Jeremy O'Guinn, Broker Associate, Downing-Frye Realty, Inc., FL License #BK3214577.
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