Gulf-front condo sales more than doubled at about 11% less a foot, while Moorings homes rose.
We pull The Moorings numbers every month and publish them here in full: inventory, months of supply, price per square foot and what actually closed, split the way Moorings buyers shop, between the Gulf-front, bay-front and other condominiums, the waterfront homes and the homes on the interior streets. For the neighborhood itself, see our guide to The Moorings.
September 2026 — Inventory
| Segment | Listings | Supply |
|---|---|---|
| Gulf-front condos | 25 active 1 pending |
3.8 months |
| Bay-front condos | 39 active 5 pending |
8.8 months |
| Other condos | 11 active 2 pending |
4.3 months |
| Waterfront homes | 3 active 3 pending |
3.6 months |
| Other homes | 27 active 4 pending |
7.2 months |
| All The Moorings | 105 active 15 pending |
5.8 months |
Months of supply compares the homes and residences offered today with the pace of sales over the last twelve months. Across The Moorings there are just under six months, but the Gulf-front condominiums, at under four, are about as tight as the beachfront towers of Vanderbilt Beach and Bay Colony, while the bay-front buildings carry almost nine.
Twelve-Month Performance
| Segment | Sales | Per Sq Ft |
|---|---|---|
| Gulf-front condos | 79 · $1.33M Prior year: 36 · $1.6M |
$858 · 87% Prior year: $961 · 90% |
| Bay-front condos | 53 · $740K Prior year: 51 · $790K |
$538 · 86% Prior year: $566 · 86% |
| Other condos | 31 · $300K Prior year: 27 · $265K |
$342 · 88% Prior year: $417 · 83% |
| Waterfront homes | 10 · $8.24M Prior year: 11 · $9.13M |
$1,933 · 88% Prior year: $1,717 · 89% |
| Other homes | 45 · $4.84M Prior year: 38 · $3.18M |
$1,220 · 90% Prior year: $1,100 · 87% |
| All The Moorings | 218 · $1.28M Prior year: 163 · $1.4M |
$812 · 88% Prior year: $822 · 88% |
Two hundred eighteen homes and condominiums closed over the twelve months to September 30, 2026 for $505.9 million, against 163 for $404.9 million the year before. The Gulf-front buildings drove the increase: 79 condominium sales against 36, more than double, at a median $858 a square foot against $961, about 11% less, so buyers returned to the beach at a lower price. Homes moved the other way, with waterfront homes rising to $1,933 a square foot from $1,717 and the other homes to $1,220 from $1,100. Median days on market were 102 for Gulf-front condominiums (78 the year before), 110 for bay-front condominiums (92) and 79 for homes off the water (95). The percentage above is the closing price against the original asking price. The year’s highest price was $18,300,000, for 306 Spring Line Drive in January 2026, after 65 days.
Inventory as of October 1, 2026. Sales, medians, price per square foot, days on market and percentage of asking price reflect the 218 sales closed between October 1, 2025 and September 30, 2026, against the 163 closed in the twelve months before. Source: Naples Area Board of REALTORS® MLS.
What September Closed
Six sales, against 13 in September 2025:
| 3125 Leeward Lane | Waterfront home — $12,000,000, 6,286 sq ft, $1,909 per sq ft, 111 days on market, 98% of its $12,300,000 asking price |
| 809 Wedge Drive | Home — $8,600,000, 4,868 sq ft, $1,767 per sq ft, 187 days on market, 83% of its original $10,400,000 asking price and 97% of its final $8,900,000 |
| 3483 Gulf Shore Boulevard North #604 | St Croix Club — $1,025,000, 1,783 sq ft, $575 per sq ft, 60 days on market, 86% of its original $1,195,000 asking price |
| 3003 Gulf Shore Boulevard North #604 | Martinique Club — $760,000, 1,440 sq ft, $528 per sq ft, 132 days on market, 92% of its original $829,000 asking price |
| 3030 Binnacle Drive #101 | Chateau Suzanne — $300,000, 1,092 sq ft, $275 per sq ft, 61 days on market, 95% of its $314,500 asking price |
| 3150 Binnacle Drive #207 | Riviera at Moorings — $220,000, 1,000 sq ft, $220 per sq ft, 285 days on market, 70% of its original $315,000 asking price |
Against September’s six closings, 19 listings left the market unsold — expired, withdrawn or terminated — eleven of them bay-front condominiums, while ten new contracts were signed. Three of the new residences at 3300 Gulf Shore are under contract, offered at $4,099,000 to $7,299,000.
The Gap Between Asking and Achieved
Median asking price per square foot for the homes and residences offered on October 1, 2026, against the median buyers paid over the last twelve months:
| Segment | Asking | Paid |
|---|---|---|
| Gulf-front condos | $1,029 20% above paid |
$858 last 12 months |
| Bay-front condos | $686 28% above paid |
$538 last 12 months |
| Other condos | $380 11% above paid |
$342 last 12 months |
| Waterfront homes | $1,724 11% below paid |
$1,933 last 12 months |
| Other homes | $1,450 19% above paid |
$1,220 last 12 months |
| All The Moorings | $904 11% above paid |
$812 last 12 months |
Gulf-front sellers are asking about a fifth more per foot than buyers have paid in a year when prices eased, and the market is answering with longer selling times. The bay-front figure is lifted by six new residences at 3300 Gulf Shore among the 39 offered; the resale bay-front buildings behind most of the sales are where the eleven September expirations and withdrawals came from. Waterfront homes are offered below what buyers paid this year, partly because the year’s sales included several of the largest homes on Leeward Lane and Spring Line Drive.
When The Moorings Actually Trades
Closings by month over the last year: 11 in October, 10 in November, 10 in December, 16 in January, 25 in February, 25 in March, 33 in April, 32 in May, 22 in June, 15 in July, 13 in August and 6 in September. One hundred fifty-one of the 218 closings fell between November and May, with April and May the busiest, and because a closing follows its contract by thirty to sixty days, those reflect contracts signed from October through April. A residence on the market by early fall is in front of the whole season.
What We Mean by Gulf-Front, Bay-Front and Other Condos and Homes
These groupings are ours, drawn from the MLS waterfront descriptions. Gulf-front condos: the buildings on the Gulf beach along Gulf Shore Boulevard North, such as St Croix Club, Martinique Club, Gulf View Beach Club and Jamaica Towers, compared on our Moorings condo buildings page. Bay-front condos: the buildings on Moorings Bay and Venetian Bay, such as Harbour Cove, Madrid Club, Harborside West and the new 3300 Gulf Shore. Other condos: the garden buildings off the water, many on Binnacle Drive. Waterfront homes: the homes on the bay and canals, on our Moorings waterfront homes page. Other homes: the homes on the interior streets. Four private sales recorded in the MLS after closing are included in the prices and excluded from days on market.
What This Means If You Are Selling
Price against what closed in your building or on your street, not against the listings around you. Gulf-front buyers are active but paying less per foot than a year ago, and bay-front condominiums carry almost nine months of supply, so a residence priced at last year’s figures will sit. Be on the market before the season opens: two-thirds of the year’s closings come between November and May. We prepare a confidential valuation from the sales that genuinely compare to your home or residence, and we will tell you if the number you have in mind is not in the data.
The Moorings - Recent Sales
The Moorings Condominium Communities
More About The Moorings
The Moorings Market Questions
Is The Moorings a buyer’s or a seller’s market?
Balanced overall, at just under six months of supply, but it depends on the building. Gulf-front condominiums carry under four months and sold 79 times in the last year, more than double the year before. Bay-front condominiums carry almost nine months, and eleven of September’s nineteen unsold listings were bay-front condominiums.
What is the median price in The Moorings?
Across the 218 sales closed between October 1, 2025 and September 30, 2026, the median was $1,275,000 at $812 per square foot. Gulf-front condominiums sold for a median $1,325,000, bay-front condominiums for $740,000, waterfront homes for $8,238,750 and other homes for $4,838,565. The highest price was $18,300,000, for 306 Spring Line Drive in January 2026.
Are Moorings prices rising?
For homes, yes: waterfront homes sold for a median $1,933 per square foot against $1,717, and other homes for $1,220 against $1,100. Gulf-front condominium prices eased, to $858 per square foot from $961, even as sales more than doubled, and bay-front condominiums eased to $538 from $566.
How much below asking do Moorings properties sell for?
The median sale over the twelve months to September 30, 2026 closed at 88% of its original asking price and 93% of its final one, the same 88% as the year before. Homes off the water were firmest at 90%, and bay-front condominiums softest at 86%.
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 street?
Yes. We hold the full sales history for The Moorings and can prepare a report for any building, street or home, 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 Moorings. 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 expired, withdrawn 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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