Sales up 12%, the market moving almost a third faster, and the year’s largest sale closed at 63% of its first price.
We pull the Olde Naples numbers every month and publish them here in full: inventory, months of supply, price per square foot and what actually closed, split the way Olde Naples buyers shop, between the Gulf-front homes, the rest of the single-family homes and the condominiums. For the neighborhood itself, see our guide to Olde Naples.
September 2026 — Inventory
| Segment | Listings | Supply |
|---|---|---|
| Gulf-front homes | 3 active 0 pending |
12.0 months |
| Other homes | 47 active 5 pending |
9.0 months |
| Condominiums | 69 active 9 pending |
9.3 months |
| All Olde Naples | 119 active 14 pending |
9.2 months |
Months of supply compares the homes and residences offered today with the pace of sales over the last twelve months. Olde Naples carries about nine months for houses and condominiums alike, and the three Gulf-front homes offered would take a year to clear at this year’s pace.
Twelve-Month Performance
| Segment | Sales | Per Sq Ft |
|---|---|---|
| Gulf-front homes | 3 · $27M Prior year: 3 · $16M |
$3,404 · 69% Prior year: $3,894 · 80% |
| Other homes | 63 · $6.05M Prior year: 56 · $4.85M |
$1,562 · 89% Prior year: $1,518 · 83% |
| Condominiums | 89 · $1.3M Prior year: 80 · $975K |
$840 · 91% Prior year: $848 · 87% |
| All Olde Naples | 155 · $2.43M Prior year: 139 · $2.35M |
$1,060 · 90% Prior year: $1,133 · 85% |
One hundred fifty-five homes and condominiums closed over the twelve months to September 30, 2026 for $653.7 million, against 139 for $468.3 million the year before, about 40% more in dollar volume. The market also moved faster: the median sale took 77 days against 110, and closed at 90% of its original asking price against 85%. Single-family homes off the Gulf rose to a median $1,562 a square foot from $1,518, while condominiums held level at $840 against $848; the higher condominium median, $1.3 million against $975,000, reflects larger residences selling, not a change in value. Median days on market were 107 for homes (122 the year before) and 52 for condominiums (80). The percentage above is the closing price against the original asking price.
Inventory as of October 1, 2026. Sales, medians, price per square foot, days on market and percentage of asking price reflect the 155 sales closed between October 1, 2025 and September 30, 2026, against the 139 closed in the twelve months before. Source: Naples Area Board of REALTORS® MLS.
What September Closed
Seven sales, against nine in September 2025, led by the year’s highest price in Olde Naples:
| 20 14th Avenue South | Gulf-front home — $62,500,000, 4,822 sq ft, 688 days on market, 63% of its original $99,000,000 asking price and 70% of its final $89,000,000 |
| 493 8th Avenue South | Home — $8,500,000, 4,789 sq ft, $1,775 per sq ft, 124 days on market, 85% of its original $9,950,000 asking price |
| 263 North Lake Drive | Home — $5,650,000, 4,357 sq ft, $1,297 per sq ft, a private sale recorded after closing at its asking price |
| 82 9th Street South #303 | Stella Naples — $3,450,000, 2,875 sq ft, $1,200 per sq ft, 353 days on market, 67% of its original $5,125,000 asking price and 87% of its final $3,950,000 |
| 1135 7th Street South | Home — $2,700,000, 1,640 sq ft, $1,646 per sq ft, one day on market, at its asking price |
| 201 8th Street South #104 | Condominium — $2,245,000, 2,064 sq ft, $1,088 per sq ft, 152 days on market, 87% of its original $2,575,000 asking price |
| 223 8th Avenue South #223B | Garden Manor — $269,900, 564 sq ft, $479 per sq ft, 7 days on market, at its asking price |
The Gulf-front sale at 20 14th Avenue South closed after almost two years on the market and $36.5 million below its first price, at a figure set by the land rather than the house. Against September’s seven closings, 25 listings left the market unsold — terminated, expired or withdrawn — among them six residences at The Cayden and a Gulf-front home at 30 3rd Avenue South that expired at $29,500,000. Ten new contracts were signed, seven of them for condominiums.
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 homes | $4,693 38% above paid |
$3,404 last 12 months |
| Other homes | $1,800 15% above paid |
$1,562 last 12 months |
| Condominiums | $922 10% above paid |
$840 last 12 months |
| All Olde Naples | $1,274 20% above paid |
$1,060 last 12 months |
Condominium sellers are asking about 10% more per foot than buyers have paid, and homes about 15%, which in a market selling at 90% of the original asking price is close to the normal room for negotiation. The Gulf-front figure rests on three listings and three sales, each priced on its lot and frontage. Demand is firm in Olde Naples; the listings that fail are the ones priced for a market a year ahead.
When Olde Naples Actually Trades
Closings by month over the last year: 9 in October, 11 in November, 8 in December, 10 in January, 12 in February, 18 in March, 25 in April, 14 in May, 17 in June, 13 in July, 11 in August and 7 in September. Ninety-eight of the 155 closings fell between November and May, with April the busiest month, and because a closing follows its contract by thirty to sixty days, those reflect contracts signed from October through April. A home or residence on the market by early fall is in front of the whole season.
What We Mean by Gulf-Front Homes, Other Homes and Condominiums
These groupings are ours, drawn from the MLS records. Gulf-front homes: the single-family homes with frontage on the Gulf beach, compared on our Olde Naples beachfront homes page. Other homes: every other single-family home, villa and townhome on its own lot, from the beach block to the streets around Fifth Avenue South and Third Street South, on our Olde Naples homes page. Condominiums: from the historic garden buildings to new residences such as Stella and The Cayden, on our Olde Naples condos and new developments pages. Eight 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, not against the listings around you. Olde Naples rewards a correct price quickly, with the median sale under three months and at 90% of its first price, and it punishes an optimistic one: September’s 25 unsold listings outnumbered its closings more than three to one. Be on the market before the season opens. 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.
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Olde Naples Market Questions
Is Olde Naples a buyer’s or a seller’s market?
Balanced. Olde Naples carries about nine months of supply, with 119 homes and condominiums for sale against 155 sales over the last twelve months. The market moved faster this year: the median sale took 77 days against 110, and closed at 90% of its original asking price against 85%.
What is the median price in Olde Naples?
Across the 155 sales closed between October 1, 2025 and September 30, 2026, the median was $2,425,000 at $1,060 per square foot. Single-family homes off the Gulf sold for a median $6,050,000, condominiums for $1,300,000 and the three Gulf-front homes for $27,000,000. The highest price was $62,500,000, for 20 14th Avenue South in September 2026.
Are Olde Naples prices rising?
For single-family homes, yes: the median sale was $6,050,000 against $4,850,000, and price per square foot $1,562 against $1,518. Condominium price per square foot held level, $840 against $848, while the condominium median rose to $1,300,000 from $975,000 because larger residences made up more of the sales. Dollar volume rose about 40%, to $653.7 million.
How much below asking do Olde Naples properties sell for?
The median sale over the twelve months to September 30, 2026 closed at 90% of its original asking price and 93% of its final one, against 85% of the original price the year before. Condominiums were firmest at 91%, and the three Gulf-front homes softest at 69%.
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 street or building?
Yes. We hold the full sales history for Olde Naples and can prepare a report for any street, building 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 Olde Naples. 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 terminated, expired or withdrawn 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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