Wisdom is the principal thing; therefore get wisdom: and with all thy getting get understanding.
Proverbs 4:7
Prices
There were 400-500 fewer homes and condos for sale in August 2025 than in August of 2016, 2017, 2018, 2019. So, the next time someone tells you that there is too much inventory and THAT is why prices are falling, just send them this article and remind them that the Collier County population is up about 50,000 since 2016, according to FRED. Overall Naples Median Sales price for August 2025 was $587,000, a 1.3% drop from August 2024. Given that escrow's are around 30-60 days before closing, this would suggest that people who were utilizing loans (a lot do, even in Naples), and who closed in August 2024, were getting around 7% for a 30yr fixed as that was the prevailing rate in June and July of 2024. Rates are now at about 6.29% and trending lower.
The Fed meets September 16-17, October 28-29 and December 9-10 and is expecting to drop the Federal Funds rate 25 basis points at each of these three meetings. This rate is not directly tied to mortgage rates, but influences mortgage rates in many interconnected ways. That's a long-winded way of saying that we may very well see a new Median Sales Price record in March or April 2026 as we did in March & April the last 2 years when rates were higher.
Lower rates 
pent up demand lots of offers rising prices.
pent up demand lots of offers rising prices.This, only, if inventory can't keep up with demand. This last Tuesday, mortgage rates dropped to 6.29%, which is 11-month low. Yesterday, the 30-yr fixed was down to 6.27%.
Golden Gate Estates had its best month EVER in August 2025 posting $634,075 as its Median Sales Price. This is 5.8% higher than last August and could be a sign of what's to come. Zip 34102 (Old Naples, Port Royal, Royal Harbor) had a down month as well as 34103 (Park Shore, Moorings) with a Median Sales Price 19.9% and 55.9% lower, (respectively) than August 2024.
Take a moment to speculate...
I think the owners of higher end properties are just waiting for the right buyer. No need to sell at a steep discount just because the desperate neighbor had to. This is the part of the luxury that comes with making good financial decisions throughout life. The stock market is doing very well and beachfront property in Naples, Florida is just as attractive as it ever has been. Those buyer's out there looking for an amazing Gulf view in a superior American city such as Naples will pull the trigger eventually. I just can't promise that my amazing condo listing on the 9th floor in Park Shore will be available for much longer.
4051 Gulf Shore Blvd N #902 | Listing
4051 Gulf Shore Blvd N #902 | Video
Median Sales Price
Overall Naples Market - $590,000 | -0.8%
34102 - $1,962,500 | -19.9%
34103 - $750,000 | -55.9%
Golden Gate Estates - $634,075 | +5.8%
Median Sales Price | Naples August 2025 Housing Market Update
Inventory
As mentioned in the opening paragraph, Inventory in Overall Naples in August 2025 is LOWER than each August several years prior to COVID. See the numbers below. Those who read this article every month know that I always talk about pre-Covid markets as the couple years during Covid were unsustainable and artificially modified by the government buying billions of Mortgage Backed Securities, which led to remarkably low mortgage rates likely never to be seen again. Inventory in Naples may have very well peaked already.
We will see what happens come January through March as those two months typically give Naples the highest amount of Inventory. Will the lower rates spur a buying frenzy? Maybe. And if not, we could see more of the same. While there have been lots of price reductions, prices have not been crashing. That is for sure. Don't listen to your neighbor, or the lady at the grocery store or your friend who got their real estate license a few months ago. The facts are in the Naples Housing Market Update, every month.
Overall Naples Inventory | August 2016-2025
2016 - 5,299
2017 - 5,402
2018 - 5,399
2019 - 5,296
2020 - 4,369
2021 - 1,445
2022 - 2,475
2023 - 2,958
2024 - 4,484
2025 - 4,907
Golden Gate Estates saw the highest bump in Inventory at 13.1% higher than August 2024 while ZIP 34102 rose just .8%. ZIP 34103 spiked a bit with a 16% increase from August 2024. For investors looking to create more RENTAL inventory and cash flow, you should look at The Last Development Opportunity in Kings Lake right off Davis Blvd. 25 units can be built and then that is it for Kings Lake. That's a pretty significant opportunity right there.
2708-2714 Santa Cruz Blvd | Listing
2708-2714 Santa Cruz Blvd | Video
Inventory
Overall Naples Market - 4,907 | +9.4%
34102 - 365 | +0.8%
34103 - 333 | +16.0%
Golden Gate Estates - 415 | +13.1%
34102 - 365 | +0.8%
34103 - 333 | +16.0%
Golden Gate Estates - 415 | +13.1%
Inventory | Naples August 2025 Housing Market Update
Buyer Activity
While Pending Sales in Overall Naples Market were up a very healthy 13.4% in August 2025 over August 2024, we are still matched, almost exactly, with low points in Pending Sales from 2012 and 2023. 2024 was the worst. So maybe we have truly hit bottom as of last year and are on to greener pastures. 2024, by the way, was widely reported as the worst year for real estate, nationally, in over 30 years. More buyers are buying and actually closing escrow as you will see in the Total Sales section below. ZIP 34102 also did very well in August jumping 36.4% in fully executed contracts.
With a Median Sales Price of almost $2M, I would say the luxury market is cooking with peanut oil. Demand for waterfront Single Family Homes in 34102 is truly on the rise with Total Sales spike 25%. If you haven't seen the opportunity at 1660 Sandpiper St, you investors should have it on your radar. If wealthy people are spending money in real estate, it should be a message for everyone else. I think we will movement in that direction once rates reach an inflection point where affordability comes more into focus for people. ZIP 34103 and Golden Gate Estates were both down for Pending contracts. You know what that means? Time to buy in those areas where there is pause in demand and possibly unrealistic notions of market drops. I hear a lot about unrealistic sellers, but it's happening on both sides.
1660 Sandpiper St | Waterfront Listing
Royal Harbor Home For Sale | 1660 Sandpiper St
Pending Sales
Overall Naples Market - 626 | +13.4%
34102 - 30 | +36.4%
34103 - 14 | -30.0%
Golden Gate Estates - 64 | -3.0%
34102 - 30 | +36.4%
34103 - 14 | -30.0%
Golden Gate Estates - 64 | -3.0%
Pending Sales | Naples August 2025 Housing Market Update
Sales
The way this is all supposed to work is that New Listings turn into Pending Sales, then to Total Sales. Pendings have been growing the last few months and so have Total Sales. August is not the lowest month for sales in Naples. Typically, January is the lowest month for sales, So it is encouraging to see an 11.6% increase in sales in August 2025 in the Overall Naples Market. ZIP 34102 gained 25.8% more sales that August 2024 while 34103 and Golden Gate Estates trailed a bit. Don't worry, they will rebound. Along with falling mortgage rates, a strong stock market and quiet hurricane season (so far
), we could very well be on to a rally in Naples over the next year or two. Down markets historically last about 2 years on average, and we are beyond that. The question is, will you Hire Talent so that your agent represents you in the meaningful and eloquent manner you deserve?
), we could very well be on to a rally in Naples over the next year or two. Down markets historically last about 2 years on average, and we are beyond that. The question is, will you Hire Talent so that your agent represents you in the meaningful and eloquent manner you deserve? I was told by an agent recently who scheduled a "preview" of one of my listings that out of all the listings that she tried to schedule a preview for, I was the only one who responded and met with her. See, we Realtors use an app called ShowingTime to schedule showings and previews. When the notification comes in that there is a showing scheduled, we know that means an agent is bringing a buyer. But when the notification says preview, that means the agent is not bringing a buyer and is just "previewing" the property prior to bringing their buyer so that they don't potentially waste their buyer's time. Listing agents apparently get annoyed with this because the person with the money won't be at the preview. Big mistake and such a misrepresentation of our seller clients. Everything matters. That agent ended up bringing her buyers a few days later to my listing and her clients just might buy it. Hire Talent.
Total Sales
Overall Naples Market - 607 | +11.6%
34102 - 39 | +25.8%
34103 - 27 | -15.6%
Golden Gate Estates - 56 | -3.4%
34102 - 39 | +25.8%
34103 - 27 | -15.6%
Golden Gate Estates - 56 | -3.4%
Total Sales | Naples August 2025 Housing Market Update
Time
Days on Market for all of our areas of interest, except Golden Gate Estates, are pretty high. The staring contest continues as many of the high end owners are just waiting it out and not folding for lowball offers. Overall Naples Market is at 85 DOM for August, same as July 2025, which is 8 days higher than July 2019, which was the highest point since August 2013 when the DOM was at 104. DOM dropped to 68 the very next month in September 2013 and then stayed below 80 up until July 2025 and August 2025. I don't like to predict things, but there are several factors pointing to a turnaround in this market. Watch for next month's Naples Housing Market Update to find out. You can sign up HERE for an automatic email when it is published.
Days on Market for 34102 and 34103 have certainly been higher, namely in 2012 and 2013 and a couple of times in Fall of 2017 (Hurricane Irma) and late summer 2019. But 34103 DOM was also this exact level of 147 Days September 2024. The fever will break soon.
Days on Market
Overall Naples Market - 85 | +44.1%
34102 - 129 | +126.3%
34103 - 147 | +56.4%
Golden Gate Estates - 44 | +22.2%
34102 - 129 | +126.3%
34103 - 147 | +56.4%
Golden Gate Estates - 44 | +22.2%
Days on Market | Naples August 2025 Housing Market Update
Naples Housing Market | Josh Amolsch ~ REALTOR®
Josh Amolsch
REALTOR® | SRS
Premiere Plus Realty, Co. | #SL3522310
Josh Amolsch Naples REALTOR
Naples Seller's Agent | REALTOR®
