One neighborhood, four markets — and two of them are priced 45% above what 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.
August 2026 — Inventory
| Segment | Active | Pending | Supply (mo) |
|---|---|---|---|
| Gulf-Front Condos | 8 | 0 | 3.3 |
| Bay-Front Condos | 12 | 3 | 5.3 |
| Bluebill Peninsula | 22 | 0 | 7.8 |
| Single-Family (Conners) | 18 | 1 | 9.4 |
| All Vanderbilt Beach | 60 | 4 | 6.4 |
Twelve-Month Performance
| Segment | Median Closed | $/Sq Ft | DOM | Sold/List |
|---|---|---|---|---|
| Gulf-Front Condos | $2,199,000 | $1,074 | 93 | 94.7% |
| Bay-Front Condos | $990,000 | $667 | 112 | 94.1% |
| Bluebill Peninsula | $656,500 | $467 | 86 | 94.4% |
| Single-Family (Conners) | $3,250,000 | $1,024 | 124 | 91.9% |
| All Vanderbilt Beach | $1,160,000 | $749 | 98 | 94.1% |
Inventory as of 1 September 2026. Median closed price, price per square foot, days on market and sold-to-list reflect the 113 sales closed between 1 September 2025 and 31 August 2026. Source: Southwest Florida MLS.
What August Closed
Five sales, which is what a Naples August looks like. Listed individually, because with five closings an average tells you nothing:
| 357 Egret Avenue | Conners — $3,250,000, 3,173 sq ft, $1,024/sq ft, 16 days on market |
| 9653 Gulf Shore Dr #903 | Casa Grande — $2,000,000, 2,014 sq ft, $993/sq ft, 154 days |
| 11 Bluebill Ave #1105 | Vanderbilt Surf Colony — $825,000, 1,492 sq ft, $553/sq ft, 169 days |
| 10682 Gulf Shore Dr #C102 | Monte Carlo Club — $665,000, 1,248 sq ft, $533/sq ft, 295 days |
| 5 Bluebill Ave #108 | Vanderbilt Towers — $320,000, 859 sq ft, $373/sq ft, 145 days |
Against those five closings, fourteen Vanderbilt Beach listings left the market unsold in August — expired, terminated or withdrawn — six of them in Conners. Nearly three failures for every sale.
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 | Achieved | Gap |
|---|---|---|---|
| Gulf-Front Condos | $1,133 | $1,074 | +5% |
| Bluebill Peninsula | $528 | $467 | +13% |
| Bay-Front Condos | $964 | $667 | +45% |
| Single-Family (Conners) | $1,480 | $1,024 | +45% |
Gulf-front condominiums are priced where the market is, and they behave accordingly: 3.3 months of supply, 93 days to sell, 94.7% of asking. Bay-front condos and Conners homes are asking roughly 45% more per foot than buyers have been paying, and the market answers with nine months of supply, two hundred 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: 7 in September, 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. 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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Every month we mail a printed Market Guide — the numbers pulled on the first of the month, with the sales behind them. Add your address and the next edition arrives at your door.
What We Mean by Gulf-Front, Bay-Front and Bluebill
These are not MLS fields, so here is exactly how we group the buildings. Gulf-front: The Vanderbilt, Moraya Bay, Le Dauphin, Vanderbilt Gulfside, Vanderbilt Shores, Vanderbilt Landings, Sea Chase, Casa Grande, Beachmoor, Seawatch, Villas of Vanderbilt Beach, Mansions, Admiralty and Gulf Cove. Bay-front: Vanderbilt Bay, Vanderbilt Yacht & Racquet Club, Manatee, La Scala, Watermark, Bayshores, Monte Carlo Club, Barefoot Pelican, Regatta, the Ritz-Carlton Residences, Chateau Vanderbilt, Vanderbilt Palms and Vanderbilt Hideaway. Bluebill peninsula: Vanderbilt Towers, Vanderbilt Surf Colony and Gulf Breeze at Vanderbilt — three buildings 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. Building pages for each are linked from the Vanderbilt Beach hub.
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 45% above what closed. Expect a negotiation: the median sale over twelve months came in at 94.1% of list, and Conners homes at 91.9%. 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: fourteen listings came off unsold in August against five that closed. 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 3.3 months of supply and sell in a median 93 days, which is a seller's market. Conners single-family homes carry 9.4 months and a median 124 days to sell, which is a buyer's market. The neighborhood average of 6.4 months hides that split entirely.
What is the median price in Vanderbilt Beach?
Across the 113 sales closed between September 2025 and August 2026, the median was $1,160,000 at $749 per square foot. By segment: Gulf-front condos $2,199,000, Conners single-family $3,250,000, bay-front condos $990,000 and the Bluebill peninsula buildings $656,500.
How much below asking do Vanderbilt Beach properties sell for?
The median sale closed at 94.1% of list price over the last twelve months. Conners single-family homes were the softest at 91.9%, and Gulf-front condominiums the firmest at 94.7%. Separately, current asking prices per square foot run 45% above achieved figures in the bay-front condo and Conners segments.
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 Southwest Florida MLS and cover inventory as of 1 September 2026 and the twelve months of closed sales through 31 August 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: Southwest Florida MLS. Inventory as of 1 September 2026; closed-sale figures cover 1 September 2025 through 31 August 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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