Part 2 of 2: The Story Behind the Numbers
This post explains the numbers. To see them, start with Part 1: the Naples Market Report →
This Naples real estate market update covers September 2026, and it’s one of the more encouraging months for sellers in a while. Summer is usually a slow fade in Naples. This year, September pushed back: 567 homes sold, up 7% from August, while the supply of homes for sale kept shrinking compared with a year ago.
Here’s the scoreboard, then what it means if you’re thinking about selling heading into season.
Naples real estate market update: the September scoreboard
| Signal | Sept 2026 | Sept 2025 | Change |
|---|---|---|---|
| Closed sales | 567 | 545 | ▲ 4% |
| Homes on the market | 4481 | 5372 | ▼ 17% |
| Avg. days on market | 98 | 105 | ▼ 7% |
| Months of inventory | 7.9 | 9.9 | ▼ 20% |
| Absorption rate | 12.7% | 10.1% | ▲ 26% |
Every signal moved in sellers’ favor compared with last September. Sales are up 4%, listings are down 17%, and homes are selling faster, at 98 days on market versus 105 a year ago.
Supply is the story: inventory down 20% from a year ago
Months of inventory is the single best measure of who has the leverage. Naples sits at 7.9 months, down from 9.9 last September. That’s still a balanced-to-buyer-leaning market by the textbook definition, but the direction matters more than the level: a year ago buyers had close to ten months of choices, and today they have under eight.
Month to month, listings ticked up 2% to 4481 as sellers started preparing for season. Normally that would push inventory higher. It didn’t, because sales rose faster than listings. That’s what buyer demand looks like when it’s real.
Condo vs. single-family homes in Naples
- Single-family: 318 sales, 2312 listings, 95 days on market, 7.3 months of inventory, 13.8% absorption.
- Condos: 249 sales, 2169 listings, 102 days on market, 8.7 months of inventory, 11.5% absorption.
Single-family homes are leading. They sell faster and carry about a month and a half less inventory than condos. Condo buyers are still being careful, and for good reason. Florida’s condo safety laws now require milestone structural inspections and fully funded structural reserves for many older buildings. Buyers want to see those reports, and the association’s budget, before they commit. Condo sellers who can hand a buyer clean inspection results and a healthy reserve study are the ones closing.
What the September Naples market means for sellers
Season is coming, and it’s arriving into a tighter market than last year. That’s an opportunity, but it isn’t a free pass. Absorption at 12.7% means buyers are active, yet with nearly eight months of supply they still have options and they still negotiate. The homes that sell quickly are priced on what’s actually closing, not on what last year’s listings asked, and they show well with the obvious inspection items already handled.
If you’re planning to list this winter, the best time to prepare is now, before the season’s buyers arrive. As a broker, contractor, property inspector and community association manager, I can walk your home with you and tell you what a buyer’s inspector will find before they find it. See how I help Naples sellers →
Naples market update: frequently asked questions
Is Naples a buyer’s or seller’s market right now?
Balanced, and moving toward sellers. Inventory is 7.9 months, down from 9.9 a year ago. Single-family homes are tighter than condos.
How long does it take to sell a home in Naples?
In September 2026, homes averaged 98 days on market across all closed sales: 95 days for single-family homes and 102 for condos.
Why are Naples condos selling more slowly than houses?
Many buyers are cautious about older condo buildings because of Florida’s milestone inspection and reserve funding requirements, which can lead to special assessments. Buildings with completed inspections and well-funded reserves sell more easily.
Where can I see the full Naples market numbers?
The Naples Market Report tracks all five signals monthly, condos and single-family side by side, with charts for the last three months. If you’re buying, the Naples buyer page maps the communities and explains the City of Naples vs. Collier County difference.
