Supply is thin, but beachfront sellers are asking 17% more per foot than buyers have been paying.
We pull the Bay Colony numbers every month and publish them here in full: inventory, months of supply, price per square foot and what actually closed, split the way Bay Colony buyers shop, between the beachfront towers, the Gulf-view towers and the estate homes.
September 2026 — Inventory
| Segment | Listings | Supply |
|---|---|---|
| Beachfront towers | 7 active 0 pending |
3.5 months |
| Gulf-view towers | 3 active 0 pending |
3.6 months |
| Estate homes | 3 active 1 pending |
3.6 months |
| All Bay Colony | 13 active 1 pending |
3.5 months |
Months of supply compares the residences offered today with the pace of sales over the last twelve months. At about three and a half months in every segment, Bay Colony carries roughly half the supply of neighboring Vanderbilt Beach, at 6.4 months.
Twelve-Month Performance
| Segment | Sales | Per Sq Ft |
|---|---|---|
| Beachfront towers | 24 · $4.9M Prior year: 19 · $6.38M |
$1,519 · 83% Prior year: $1,699 · 93% |
| Gulf-view towers | 10 · $3.0M Prior year: 14 · $3.1M |
$1,107 · 94% Prior year: $1,241 · 84% |
| Estate homes | 10 · $6.3M Prior year: 11 · $5.25M |
$1,167 · 83% Prior year: $1,381 · 83% |
| All Bay Colony | 44 · $4.5M Prior year: 44 · $5.33M |
$1,313 · 86% Prior year: $1,465 · 87% |
Median days on market were 123 for the beachfront towers (59 the year before), 93 for the Gulf-view towers (99) and 135 for the estate homes (109). The percentage above is the closing price against the original asking price. Estate-home figures move with the mix of new and original homes that sold, so read them alongside the sales themselves on our estate homes page.
Inventory as of October 1, 2026. Sales, medians, price per square foot, days on market and percentage of asking price reflect the 44 sales closed between October 1, 2025 and September 30, 2026, against the 44 closed in the twelve months before. Source: Naples Area Board of REALTORS® MLS.
What September Closed
One sale, the same as September 2025, and the quietest month of the Bay Colony year:
| Carlysle | 8171 Bay Colony Drive #403 — $3,350,000, 2,604 sq ft, $1,286 per sq ft, 142 days on market, 71% of its original $4,700,000 asking price and 91% of its final one |
No new contracts were signed in September, and five listings left the market unsold — expired, terminated or withdrawn — two in the beachfront towers, at Remington and Biltmore, and three in the Gulf-view towers, at Trieste and Marquesa, where one residence has since been offered again. Five failures against one sale says what the gap below says: this market is being decided by price, not by the number of buyers.
The Gap Between Asking and Achieved
Median asking price per square foot for the residences offered on October 1, 2026, against the median buyers paid over the twelve months to September 30:
| Segment | Asking | Paid |
|---|---|---|
| Beachfront towers | $1,780 17% above paid |
$1,519 last 12 months |
| Gulf-view towers | $1,082 2% below paid |
$1,107 last 12 months |
| Estate homes | $1,477 27% above paid |
$1,167 last 12 months |
| All Bay Colony | $1,684 28% above paid |
$1,313 last 12 months |
The Gulf-view towers are priced where the market is, and they behave that way: sellers there closed at 94% of their original asking price. In the beachfront towers the median ask sits 17% above what buyers have paid, which is why beachfront residences have been selling at 83% of their first price after about four months. The estate figure is widened by a 2006 Bay Colony Shores home offered at about $1,800 per foot against original homes that sold for far less, so it says more about the mix than the market. Demand in Bay Colony is steady; the gap is in the ask.
When Bay Colony Actually Trades
Closings by month over the last year: 2 in October, 4 in November, 4 in December, 6 in January, 5 in February, 5 in March, 4 in April, 6 in May, 2 in June, 3 in July, 2 in August and 1 in September. Bay Colony’s trading is concentrated in season, with 34 of the 44 closings between November and May, and because a closing follows its contract by thirty to sixty days, those closings reflect contracts signed from October through April. A residence on the market by early fall is in front of the whole season; one launched in spring competes for its last weeks.
What We Mean by Beachfront, Gulf View and Estate
These groupings are ours, not MLS fields, so here is exactly how the buildings are counted. Beachfront towers: Contessa, Carlysle, Brighton, Remington, Biltmore and Windsor, directly on the Gulf. Gulf-view towers: Marquesa, Mansion La Palma, Toscana, Salerno and Trieste, set back from the beach. Estate homes: the single-family homes of Strand and Bay Colony Shores and the villas of Vizcaya and Villa La Palma. Every building has its own page, linked from our Bay Colony guide.
The Three Segments on the Map
The six beachfront towers (1 to 6) stand in a row on the Gulf, from Remington beside the Ritz-Carlton to Contessa, with the Strand estate homes (12) beyond them. The five Gulf-view towers (7 to 11) are across Bay Colony Drive toward Upper Clam Bay, and the estate homes and villas of Villa La Palma (13), Vizcaya (14) and Bay Colony Shores (15) fill the rest of the enclave toward Pelican Bay.
Bay Colony’s towers, buildings and estate communities. Map by Alpizar & Company.
Bay Colony from Above
What This Means If You Are Selling
Price against what closed in your building, not against the listings around you: the beachfront ask is running 17% above what buyers have paid. Expect a negotiation, since the median beachfront sale came in at 83% of its original asking price, and residences priced correctly from the first day have done far better than those that started high and reduced. Be on the market before the season opens, and read the five listings that left the market unsold in September, against a single sale, as the warning they are. We prepare a confidential valuation from the sales that genuinely compare to your residence, and we will tell you if the number you have in mind is not in the data.
Bay Colony - Recent Sales
Bay Colony Communities
Beachfront High-Rises | View All
Gulf-View Condos | View All
Estate Homes & Villas | View All
More About Bay Colony
Bay Colony Market Questions
Is Bay Colony a buyer’s or a seller’s market?
Supply is tight, at about three and a half months of sales across all three segments, which would normally favor sellers. But beachfront residences closed at a median of 83% of their original asking price over the twelve months to September 30, 2026, against 93% the year before, so buyers in the beachfront towers have real room to negotiate. Gulf-view sellers, priced close to the market, closed at 94%.
What is the median price in Bay Colony?
Across the 44 sales closed between October 1, 2025 and September 30, 2026, the median was $4,500,000 at $1,313 per square foot. By segment: beachfront towers $4.9 million, Gulf-view towers $3.0 million and estate homes and villas $6.3 million.
Are Bay Colony prices falling?
Price per square foot is lower than a year ago in every segment: $1,519 in the beachfront towers against $1,699, $1,107 in the Gulf-view towers against $1,241, and $1,167 for estate homes against $1,381. Part of the beachfront change is mix: five Windsor residences sold the year before and none in the last twelve months, while eight Contessa residences sold against three. But beachfront sellers also accepted more negotiation, closing at 83% of their original asking price rather than 93%.
How much below asking do Bay Colony residences sell for?
The median sale over the twelve months to September 30, 2026 closed at 86% of its original asking price and 90% of its final one. Gulf-view residences were firmest at 94% of the original price, and the beachfront towers and estate homes softest at 83%.
How often is this report updated?
On the first of every month, with the month just closed. This edition covers closed sales through September 30, 2026 and inventory as of October 1, 2026, from the Naples Area Board of REALTORS® MLS.
Can I get figures for a specific building or for prior months?
Yes. We hold the full sales history by building and can prepare a report for any tower, estate neighborhood or residence in Bay Colony, including months earlier than this edition. Call (239) 438-1102 and tell us what you need.
Data source: Naples Area Board of REALTORS® MLS data for the Bay Colony towers, homes and villas. Inventory as of October 1, 2026; closed-sale figures cover October 1, 2025 through September 30, 2026, compared with October 1, 2024 through September 30, 2025; unsold listings are those withdrawn, expired or terminated during September 2026. Segment definitions are our own and are set out above. Market data is deemed reliable but not guaranteed and is not a valuation of any individual property.
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