Is the Naples beachfront condo market a buyer's market?

By months of inventory, yes. Beachfront condos priced at $1 million and up in Old Naples, Park Shore, Pelican Bay and Vanderbilt Beach showed about 9.4 months of inventory as of Nov. 12, 2026, above the roughly 6-month line often used to mark a buyer's market.

How close to list price are Naples beachfront condos selling?

Over the six months through Nov. 12, 2026, these condos sold for an average of 91.5% of list price after 177 days, and only 3 of 58 sales closed at or above asking, according to the NaplesNest Market Insider.

What is the average sale price of a Naples beachfront condo over $1 million?

The average sold price was $3,661,455 over the last six months, compared with an average active list price of $4,413,151.

Naples Beachfront Condos: Buyers Hold the Edge Heading Into Season

From The 239 Weekly · Market Pulse

Naples Beachfront Condos: Buyers Hold the Edge Heading Into Season

Q: When is the next official Naples market report?

NABOR lists its October 2026 market report for release on Nov. 20, 2026.

Between monthly board reports, The 239 Weekly checks in on one slice of the market. This week: beachfront condos priced at $1 million and up in Old Naples, Park Shore, Pelican Bay and Vanderbilt Beach, using the NaplesNest Beachfront Condo Market Insider (updated Nov. 12, 2026, six-month sold window). These are MLS figures and averages, not medians, so they are not comparable to NABOR's monthly board reports.

As of Nov. 12, 2026, Naples beachfront condos priced at $1 million and up had 92 active listings, 14 under contract and 58 sales in the prior six months, or about 9.4 months of inventory. Buyers paid an average of 91.5% of list price after 177 days on market.

Supply and pace

Active listings92

Under contract14

Sold (last 6 months)58

Months of inventory9.4

Avg. days to sell177

Active avg. days on market138

Pricing

Avg. sold price$3,661,455

Avg. active list price$4,413,151

Avg. under-contract list price$3,031,928

Sold-to-list91.5%

Sold at or above asking3 of 58

Sold under 95% of list42 of 58

Avg. sold price per sq ft$1,127

Avg. active price per sq ft$1,232

Source: NaplesNest Beachfront Condo Market Insider, MLS data. Waterfront fields are entered by listing agents and not independently verified.

Only 3 of the 58 beachfront condo sales over $1 million in the last six months closed at or above asking price, while 42 closed below 95% of list. That gap suggests buyers in Old Naples, Park Shore, Pelican Bay and Vanderbilt Beach still have meaningful room to negotiate heading into season.

What it means heading into season

Inventory above 9 months and average discounts of about 8.5% point to a market where buyers set the pace. The gap between the average active list price ($4.41 million) and the average sold price ($3.66 million) also shows the most expensive listings are not the ones moving fastest. Mortgage rates remain elevated: Freddie Mac's 30-year fixed averaged 7.11% the week of Nov. 12, down from 7.18% the week before, per the Freddie Mac PMMS.

NABOR, the Naples Area Board of Realtors, lists its October 2026 market report for release on Nov. 20, 2026. That report covers all Naples-area closed sales and uses medians, so it will give a broader read than this condo-only, six-month segment snapshot.

For the broader Naples picture, watch for NABOR's October report on Nov. 20.

CNE Certified Negotiation ExpertBroker Associate, Downing-Frye Realty18+ Years Southwest Florida

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