Welcome to the August 2026 Naples real estate market update. Every late summer, the same question comes up: “Is the market slowing down?” Look at one number and you could say yes. Sales fell again in August, down for the third straight month. But that’s only one number, and Naples in August rarely tells you the full story with a single data point.
Put August’s numbers next to the last three months and next to last August, and a different picture shows up. Buyers are still showing up at close to last year’s pace. There are simply far fewer homes for them to choose from, and the homes that are listed are selling faster than they did a year ago.
Here’s what August told us, using the same five metrics I track every month on the Naples Market Report: Sales, Listings, Days on Market, Months of Inventory, and Absorption Rate. The report covers Naples, North Naples, East Naples, Golden Gate City and Lely. Golden Gate Estates is tracked separately because it’s a different market.
The Headline Numbers
August closed with 530 homes sold, 4,386 active listings, an average of 101.5 days on market, 8.5 months of inventory, and a 12.1% absorption rate.
Compared with July, sales fell 16% and listings dropped 9%. But days on market improved by 7%, falling from 109.5 to 101.5 days.
The year-over-year comparison is where August gets interesting. Sales are only about 5% below last August (530 vs. 559). Active listings, though, are down nearly 19% (4,386 vs. 5,390). Supply has fallen roughly four times faster than demand. That’s the defining fact of the Naples market right now.
Following the Three-Month Trend
Line up June, July and August, and the pattern is clearer than any one month shows.
Sales eased for three straight months: 806 in June, 632 in July, 530 in August. That’s the normal shape of a Southwest Florida summer. Unlike some neighboring markets, the August dip in Naples was broad. Condo sales (278 to 235) and single-family sales (354 to 295) both fell by about the same percentage. No single property type is dragging the total down.
Listings have thinned for three straight months as well, from 5,302 in June to 4,386 in August, a 17% drop in one summer. Compared with August 2025, active listings are down 19%. Fewer sellers are listing than a year ago, and that’s been true all summer.
Days on market came in at 101.5 in August, down 7% from July and down 6% from August 2025’s 108 days. In a summer when you’d expect homes to sit longer, Naples homes went under contract faster than they did last year. Of the five numbers, this is the one that most cuts against the “slowing market” headline.
Months of inventory rose to 8.5, up from 8 in July. That’s still 15% below last August’s 10 months. The monthly rise came from condos. Single-family inventory held at 7 months from July into August.
Absorption rate came in at 12.1%, down from 13.1% in July, which is normal for a summer when sales are falling. Against last August’s 10.4%, though, absorption is up 16%. A larger share of the available homes is going under contract than a year ago. When absorption is up year over year and listings are down, demand is holding up better than supply.
Gary’s Read on the Market
August closed with 530 home sales across Naples, down from 806 in June. Before that number worries anyone: this is the summer slowdown, and it shows up every year. The more telling comparison is against last August. Sales are only about 5% lower than a year ago, but active listings are down nearly 19%. Buyers are still showing up at close to last year’s pace. There’s simply less for them to choose from.
Season starts in a few weeks, and the sellers who do best will be the ones who are ready before the buyers arrive. That means pricing to what’s actually closing, not to what a neighbor is asking, and knowing what a buyer’s inspector will find before they find it.
That last point is the one I’d ask sellers to think about. In a market with fewer listings, a well-prepared home stands out quickly. A home with surprises in the inspection report gives buyers a reason to renegotiate or walk away, and with the season coming, they’ll have other options. If you’re thinking about listing this winter, now is the time to get the prep done.
Condos vs. Single Family: Two Different Stories
The citywide numbers blend two markets that are moving in different directions.
Single-family homes look steady. They averaged about 93 days on market in August, the same as June. Inventory held at 7 months, and absorption came in at 13.8%.
Condos are softer. They averaged 110 days on market, and condo inventory climbed every month this summer: 8 months in June, 9 in July, 10 in August. Condo absorption slid from 12.9% in June to about 10% in August.
There’s one encouraging sign for condos: the days-on-market gap between condos and single-family homes narrowed in August, from 25 days in July to 17. Condos that are priced right are still selling.
For condo buyers, the building matters as much as the unit. Reserve studies, milestone inspections and special assessments are now part of nearly every condo decision, and well-documented associations are the ones selling. If you own a condo, how organized your association’s records are may affect your sale as much as your asking price.
Naples Real Estate Market Update: The Bottom Line for August 2026
The one-month view says “sales are down again.” The three-month trend says “a normal summer slowdown, with condos softening while single-family holds steady.” The year-over-year view says “buyers at nearly last year’s pace, 19% fewer homes to choose from, and homes selling faster than last August.” All three are true, which is why one number in one month is never the full picture.
I’ll be back with September’s numbers next month. Same five metrics, same trend lines, and the same commitment to telling you what the data actually says.
Thinking about selling this season? Book a pre-listing walkthrough and find out what a buyer’s inspector would flag before your home hits the market, or see the full Naples Market Report.
Frequently Asked Questions
Is the Naples real estate market slowing down in 2026?
Sales fell for three straight months this summer, which is normal seasonal behavior. Compared with August 2025, sales are down only 5% while listings are down 19%, days on market improved 6%, and absorption rose 16%. By those measures, Naples is tighter for buyers than it was a year ago, not looser.
Why did days on market go down in August?
Average days on market fell from 109.5 in July to 101.5 in August, and from 108 a year ago. With 19% fewer homes listed than last August, buyers have fewer options, and well-priced homes go under contract sooner.
Is it a better time to sell a condo or a single-family home in Naples?
Single-family homes are in the stronger position right now: about 93 days on market, 7 months of inventory, and 13.8% absorption. Condo inventory has risen to 10 months, and condos are averaging 110 days on market. Condos still sell, but pricing and the association’s paperwork matter more.
What areas does the Naples market report cover?
Naples, North Naples, East Naples, Golden Gate City and Lely. Golden Gate Estates, Immokalee and Ave Maria are excluded because their property types and price ranges behave differently from the rest of Naples.
How often is this data updated?
The Naples Market Report is compiled from Southwest Florida MLS data and updated the first week of every month.
