One neighborhood, four markets — and two of them are asking about 50% more than buyers are paying.
We pull the Vanderbilt Beach numbers on the first of every month and publish them here in full. Not a headline average, but inventory, absorption, price per square foot and what actually closed, split the way buyers shop.
September 2026 — Inventory
| Segment | Listings | Supply |
|---|---|---|
| Gulf-Front Condos | 9 active 0 pending |
4.2 months |
| Bay-Front Condos | 17 active 3 pending |
7.6 months |
| Bluebill Peninsula | 21 active 2 pending |
6.8 months |
| Single-Family (Conners) | 15 active 7 pending |
6.9 months |
| All Vanderbilt Beach | 62 active 12 pending |
6.4 months |
Twelve-Month Performance
| Segment | Median | Sold At |
|---|---|---|
| Gulf-Front Condos 26 sales |
$1,925,000 $1,047 per sq ft |
94.8% of list 91 days on market |
| Bay-Front Condos 27 sales |
$975,000 $647 per sq ft |
93.8% of list 143 days on market |
| Bluebill Peninsula 37 sales |
$635,000 $462 per sq ft |
94.4% of list 85 days on market |
| Single-Family (Conners) 26 sales |
$3,125,000 $1,024 per sq ft |
91.9% of list 133 days on market |
| All Vanderbilt Beach 116 sales |
$1,130,000 $749 per sq ft |
93.9% of list 98 days on market |
Inventory as of October 1, 2026. Median closed price, price per square foot, days on market and sold-to-list reflect the 116 sales closed between October 1, 2025 and September 30, 2026. Months of supply compares today’s listings with that twelve-month pace of sales. Source: Naples Area Board of REALTORS® MLS.
Against the twelve months before, sales rose from 82 to 116 while the median price fell from $1,725,000 to $1,130,000. Much of that is mix: thirty-seven of the sales were Bluebill peninsula residences, against ten the year before. Like for like, Gulf-front condominiums rose from $1,001 to $1,047 per square foot, while bay-front condos eased from $762 to $647 and Conners homes from $1,092 to $1,024.
What September Closed
Ten sales for $15.2 million, twice August’s five, and the first sign of season. Four were Conners homes, and six more Conners homes went under contract during the month, more than any other segment. Listed individually, because with ten closings an average tells you little:
| 494 Seabee Avenue | Conners — $3,150,000, 4,030 sq ft, $782/sq ft, 30 days on market |
| 452 Willet Avenue | Conners — $2,730,000, 2,146 sq ft, $1,272/sq ft, 117 days |
| 396 Conners Avenue | Conners — $2,350,000, 2,290 sq ft, $1,026/sq ft, 230 days |
| 410 Flagship Dr #1201 | Regatta — $1,800,000, 2,005 sq ft, $898/sq ft, 13 days |
| 452 Seabee Avenue | Conners — $1,700,000, 1,721 sq ft, $988/sq ft, 144 days |
| 410 Flagship Dr #601 | Regatta — $1,500,000, 2,005 sq ft, $748/sq ft, 143 days |
| 9486 Gulf Shore Dr #A101 | Sunset Bay — $1,025,000, 1,132 sq ft, $905/sq ft, 1 day |
| 5 Bluebill Ave #308 | Vanderbilt Towers — $374,500, 850 sq ft, $441/sq ft, 11 days |
| 3 Bluebill Ave #808 | Vanderbilt Towers — $300,000, 849 sq ft, $353/sq ft, 170 days |
| 3 Bluebill Ave #410 | Vanderbilt Towers — $250,000, 810 sq ft, $309/sq ft, 84 days |
The three Conners homes with clean listing histories closed at 74% to 88% of their original asking prices, which is what the gap below looks like in practice. Against September’s ten closings, ten listings left the market unsold — expired, terminated or withdrawn — five of them in Conners and four on the Bluebill peninsula. That is one failure for every sale, down from nearly three in August.
The Gap Between Asking and Achieved
This is the number that explains the rest of the report. Comparing what sellers are asking per square foot today against what buyers have actually paid over the last twelve months:
| Segment | Asking | Paid |
|---|---|---|
| Gulf-Front Condos | $1,105 +6% over paid |
$1,047 last 12 months |
| Bluebill Peninsula | $529 +14% over paid |
$462 last 12 months |
| Bay-Front Condos | $980 +51% over paid |
$647 last 12 months |
| Single-Family (Conners) | $1,567 +53% over paid |
$1,024 last 12 months |
Gulf-front condominiums are priced where the market is, and they behave accordingly: 4.2 months of supply, 91 days to sell, 94.8% of asking. Bay-front condos and Conners homes are asking about half again what buyers have been paying per foot, and the market answers with seven months of supply, 133 to 143 days on the market, and listings that expire instead of closing. Nothing is wrong with the demand in Vanderbilt Beach. The problem is concentrated in the ask.
When Vanderbilt Beach Actually Trades
Closings by month over the last year: 10 in October, 5 in November, 7 in December, 6 in January, 8 in February, 13 in March, 13 in April, 23 in May, 9 in June, 7 in July, 5 in August and 10 in September. Because a closing follows its contract by thirty to sixty days, that May peak is really February and March buyers. Season signs contracts from February through April and those deals record in spring — which means a seller who lists in January is early enough to be seen, and one who lists in June is competing for the thinnest months of the year.
The printed edition, mailed monthly. Click to read the current guide.
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What We Mean by Gulf-Front, Bay-Front and Bluebill
These are not MLS fields, so here is exactly how we group the buildings, by which side of Gulf Shore Drive they stand on. Gulf-front: the buildings on the Gulf side of the street, with the sand at the door — The Vanderbilt, Moraya Bay, Le Dauphin’s beachfront building at 9811, Vanderbilt Gulfside, Vanderbilt Shores, Sea Chase, Casa Grande, Beachmoor, Seawatch, Phoenician Sands, Gulf Pointe, Sand Castle, Villas of Vanderbilt Beach, Mansions, Admiralty, Gulfshores, Bayshores and Vanderbilt Club. Bay-front: the bay side of the street and the lagoon behind it — Vanderbilt Bay, Vanderbilt Yacht & Racquet Club, Vanderbilt Landings, Gulf Cove, Le Dauphin’s bayfront building at 9790, Manatee, La Scala, Watermark, Sausalito, Sunset Bay, Monte Carlo Club, Beachcomber, Kings Crown, Sandcastle Villas, Barefoot Pelican, Regatta, the Ritz-Carlton Residences, Chateau Vanderbilt, Vanderbilt Palms and Vanderbilt Hideaway. Bluebill peninsula: Vanderbilt Towers, Vanderbilt Surf Colony, Gulf Breeze and Baypoint on Bluebill Avenue, with water on both sides at the north end and a genuinely separate market from the Gulf Shore Drive towers. Single-family means the Conners homes on the canals and lagoon. From this edition, Gulf Cove, Vanderbilt Landings and Le Dauphin’s bayfront building count as bay-front, since they stand on the bay side of the street with the beach across it. Bayshores, on the Gulf side of the street at 10475, was counted with the bay-front buildings in this edition and moves to Gulf-front from the November edition. Every building is compared side by side on Vanderbilt Beach condo buildings, and the neighborhood itself is covered in our Vanderbilt Beach guide.
What This Means If You Are Selling
Price against achieved figures, not against the listings around you — the ask in two of these four segments is about 50% above what closed. Expect a negotiation: the median sale over twelve months came in at 93.9% of list and 88.5% of the original asking price, and Conners homes at 91.9% of list. Time the launch for the contract season rather than the closing season, which means being on the market before February. And read the failure rate as the warning it is: ten listings came off unsold in September against ten that closed, after fourteen against five in August. 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.
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Vanderbilt Beach Market Questions
Is Vanderbilt Beach a buyer's or a seller's market?
Both, depending on the segment. Gulf-front condominiums carry 4.2 months of supply and sell in a median 91 days, which favors sellers. Bay-front condos carry 7.6 months and Conners single-family homes 6.9, with medians of 143 and 133 days to sell, which favors buyers. The neighborhood figure of 6.4 months hides that split entirely.
What is the median price in Vanderbilt Beach?
Across the 116 sales closed between October 2025 and September 2026, the median was $1,130,000 at $749 per square foot. By segment: Conners single-family $3,125,000, Gulf-front condos $1,925,000, bay-front condos $975,000 and the Bluebill peninsula buildings $635,000.
How much below asking do Vanderbilt Beach properties sell for?
The median sale closed at 93.9% of list price over the last twelve months, and 88.5% of the original asking price. Conners single-family homes were the softest at 91.9% of list, and Gulf-front condominiums the firmest at 94.8%. Separately, current asking prices per square foot run about 51% above achieved figures for bay-front condos and 53% for Conners homes.
When is the best time to list in Vanderbilt Beach?
Before February. Closings peaked at 23 in May against 5 in August, and because a closing follows its contract by thirty to sixty days, that peak represents February and March contracts. A listing that is live and presented before season builds catches the buyers; one that launches in June competes for the thinnest months of the year.
How often is this report updated?
On the first of every month, with the month just closed. The figures here were pulled from the Naples Area Board of REALTORS® MLS and cover inventory as of October 1, 2026 and the twelve months of closed sales through September 30, 2026. A printed edition is mailed monthly to anyone who requests it.
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 single address, tower or street in Vanderbilt Beach, including months earlier than this edition. Call (239) 438-1102 and tell us what you need.
Data source: Naples Area Board of REALTORS® MLS. Inventory as of October 1, 2026; closed-sale figures cover October 1, 2025 through September 30, 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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