Sales up more than a third and selling seven weeks faster, but Royal Harbor sellers are asking about 40% more a foot than buyers pay.
We pull the Royal Harbor numbers every month and publish them here in full: inventory, months of supply, price per square foot and what actually closed, split the way Royal Harbor buyers shop, between the homes on Naples Bay and the homes on the canals. For the neighborhood itself, see our guide to Royal Harbor.
September 2026 — Inventory
| Segment | Listings | Supply |
|---|---|---|
| Bay-front homes | 4 active 0 pending |
12.0 months |
| Canal-front homes | 16 active 2 pending |
10.7 months |
| All Royal Harbor | 20 active 2 pending |
10.9 months |
Months of supply compares the homes offered today with the pace of sales over the last twelve months. Royal Harbor carries almost eleven months, a market that favors buyers, with twenty homes offered against twenty-two sales in a year.
Twelve-Month Performance
| Segment | Sales | Per Sq Ft |
|---|---|---|
| Bay-front homes | 4 · $4.9M Prior year: 5 · $7M |
$1,352 · 82% Prior year: $1,420 · 86% |
| Canal-front homes | 18 · $2.94M Prior year: 11 · $2.53M |
$1,141 · 85% Prior year: $1,088 · 82% |
| All Royal Harbor | 22 · $3M Prior year: 16 · $3.53M |
$1,150 · 85% Prior year: $1,307 · 83% |
Twenty-two homes closed over the twelve months to September 30, 2026 for $89.3 million, against 16 for $77.8 million the year before. Canal-front homes, the heart of Royal Harbor, sold for a median $1,141 a square foot against $1,088, about 5% more, and in 98 days against 128. The neighborhood figure fell mainly because bay-front homes, which sell for more a foot, made up a smaller share of the sales. Across all homes the median time on market fell to 77 days from 125. The percentage above is the closing price against the original asking price. The year’s highest price was $15,150,000, for 1640 Dolphin Court on Naples Bay in February 2026.
Inventory as of October 1, 2026. Sales, medians, price per square foot, days on market and percentage of asking price reflect the 22 sales closed between October 1, 2025 and September 30, 2026, against the 16 closed in the twelve months before. Condominium sales in the buildings at the edge of the neighborhood are excluded. Source: Naples Area Board of REALTORS® MLS.
What September Closed
One sale, against none in September 2025:
| 2147 Snook Drive | Canal-front — $2,900,000, 3,302 sq ft, $878 per sq ft, 119 days on market, 73% of its original $3,995,000 asking price |
Three listings left the market unsold in September: a canal-front home terminated at $7,995,000, another withdrawn at $6,200,000 and a bay-front home that expired at $2,999,999. Two homes went under contract, on Snook Drive and Marlin Drive, offered at $5,995,000 and $5,895,000.
The Gap Between Asking and Achieved
Median asking price per square foot for the homes offered on October 1, 2026, against the median buyers paid over the last twelve months:
| Segment | Asking | Paid |
|---|---|---|
| Bay-front homes | $1,945 44% above paid |
$1,352 last 12 months |
| Canal-front homes | $1,564 37% above paid |
$1,141 last 12 months |
| All Royal Harbor | $1,744 52% above paid |
$1,150 last 12 months |
Royal Harbor sellers are asking about 40% more per foot than buyers have paid. The market answers in the closing prices, with the median sale at 85% of its original asking price, and in September, when three listings left unsold against one sale. Buyers here are paying for the canal, the dock and the condition of the house; a home priced on what its neighbors are asking is priced for a buyer who has not appeared.
When Royal Harbor Actually Trades
Closings by month over the last year: 2 in October, 1 in November, 1 in December, none in January, 5 in February, 4 in March, 4 in April, none in May, 2 in June, 1 in July, 1 in August and 1 in September. Thirteen of the 22 closings came in February, March and April, and because a closing follows its contract by thirty to sixty days, those reflect contracts signed from December through March. A home on the market by early winter is in front of nearly every buyer of the year.
What We Mean by Bay-Front and Canal-Front Homes
These groupings are ours, drawn from the MLS waterfront descriptions. Bay-front homes: the homes with frontage on Naples Bay. Canal-front homes: the homes on Royal Harbor’s canals, nearly all with docks and a short run to Naples Bay and Gordon Pass. Newly built homes and lots are on our Royal Harbor new construction page. Condominium sales in the buildings at the edge of the neighborhood are excluded, so this report covers the single-family homes that define Royal Harbor.
What This Means If You Are Selling
Price against what closed on the canals and the bay, not against the listings around you: the median ask runs about 40% above what buyers have paid per foot, and the homes priced that way are the ones that expire. Royal Harbor buyers arrive in a short window, so be on the market by early winter, priced to the recent closings from the first day. We prepare a confidential valuation from the sales that genuinely compare to your home, and we will tell you if the number you have in mind is not in the data.
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Royal Harbor Market Questions
Is Royal Harbor a buyer’s or a seller’s market?
A buyer’s market at the moment. Royal Harbor carries almost eleven months of supply, with 20 homes for sale against 22 sales over the last twelve months, and sellers are asking about 40% more per square foot than buyers have paid. The median sale closed at 85% of its original asking price.
What is the median price in Royal Harbor?
Across the 22 home sales closed between October 1, 2025 and September 30, 2026, the median was $3,000,000 at $1,150 per square foot. Canal-front homes sold for a median $2,937,500 and bay-front homes for $4,900,000. The highest price was $15,150,000, for 1640 Dolphin Court in February 2026.
Are Royal Harbor prices rising?
On the canals, modestly: canal-front homes sold for a median $1,141 per square foot against $1,088 the year before, about 5% more, and much faster, in 98 days against 128. The neighborhood-wide figure fell to $1,150 from $1,307 because fewer bay-front homes sold.
How much below asking do Royal Harbor homes sell for?
The median sale over the twelve months to September 30, 2026 closed at 85% of its original asking price and 90% of its final one, against 83% of the original price the year before.
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 canal?
Yes. We hold the full sales history for Royal Harbor and can prepare a report for any street, canal 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 Royal Harbor single-family homes. 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, withdrawn or expired 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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