If you’ve been watching the Naples real estate market lately, you’ve probably noticed something striking: there are a lot of homes available. NABOR data shows 5,386 active listings across the Naples area — a 6.7% increase from the same time last year. That level of inventory raises a fair question for buyers, sellers, and curious homeowners alike. In this blog post, Naples real estate expert Carlos Cachon discusses why so many homes are currently for sale across the Naples real estate market.

Key Takeaways

• Rising insurance and carrying costs have motivated many Naples homeowners to list, particularly in coastal Collier County communities where premiums have surged since Hurricane Ian.
• Florida’s condo inspection law (SB 4-D) is pushing older condo buildings in Naples Beach, Park Shore, and Vanderbilt Beach onto the market as owners face unexpected HOA special assessments.
• New construction competition in East Naples and Ave Maria is expanding total inventory beyond resale supply alone, giving buyers more options across every price point.
• The Naples market is rebalancing — NABOR data shows 5,386 homes available, but a 48.5% increase in pending sales signals that buyer confidence is clearly returning.

Naples inventory is elevated due to a combination of rising insurance costs, new construction supply competing with resale homes, Florida’s condo inspection law pushing older condos to market, and a broader shift from a pandemic-era seller’s market to a more balanced environment. According to NABOR data, the average days on market has climbed to 107 days — up 20.2% year-over-year — confirming that homes are taking longer to sell. This shift creates significant opportunity for buyers while requiring sellers to price and market far more strategically than they did in 2021 or 2022.

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About Cachon Realty Group, Your Naples Real Estate Experts

This blog post is provided by Naples real estate expert Carlos Cachon and the team at Cachon Realty Group. With more than two decades of experience in the Naples and Southwest Florida real estate market, Carlos has built a reputation as one of the area’s most trusted and effective real estate professionals. We have successfully helped hundreds of families buy and sell homes each year, developing deep expertise in Naples’s diverse neighborhoods, Southwest Florida market trends, and Florida real estate regulations.

As Naples residents, we have a direct understanding of the local market conditions, Collier County procedures, and community needs. Our commitment is to provide trusted, authoritative real estate information to our neighbors in Naples, Bonita Springs, Estero, Fort Myers, Marco Island, and throughout Southwest Florida. However, this information does not constitute legal advice or a guarantee of specific results. For personalized guidance on your unique home buying or selling situation, contact us today for a free, no-obligation consultation.

Naples Inventory by the Numbers: What 2026 Data Shows

NABOR report paints a clear picture of a market in transition. Total sales reached 663 closed transactions — up 33.4% from October 2025 — while pending sales surged 48.5%, signaling strong buyer activity building beneath the surface. The median closed price for all property types held steady at $575,000, up 0.9% year-over-year, which confirms that price stability has largely been maintained despite the inventory increase. These figures matter because they tell two different stories at once: more homes are available, but more buyers are also actively engaging with the market.

Breaking the data down by property type reveals important nuance for anyone shopping Naples homes for sale. Single-family home median prices came in at $700,000, down a modest 2.8% from October 2025. Condo median prices edged up 0.6% to $420,000, even as condo inventory expanded. The average days on market of 107 days — up from roughly 89 days a year earlier — means buyers have meaningfully more time to evaluate properties, conduct due diligence, and negotiate than they did during the frenzy of 2021 and 2022.

Why Inventory Is Rising: The Key Drivers in Southwest Florida

From a supply perspective, Collier County’s inventory level translates to approximately eight or more months of supply — a figure generally associated with a buyer-favorable or balanced market. North Naples, East Naples, and South Naples each carry different inventory concentrations. East Naples in particular is seeing elevated new construction activity that adds additional supply pressure on resale listings in that corridor.

How Rising Insurance Costs Are Pushing Naples Homeowners to Sell

One of the most significant drivers of Naples inventory growth is the dramatic rise in homeowners insurance premiums across coastal Collier County. Following Hurricane Ian in 2022, numerous national insurers exited the Florida market, pushing many coastal homeowners into Citizens Insurance or expensive private market alternatives. For owners of Naples Beach, Vanderbilt Beach, and Marco Island properties, the carrying cost increase has been substantial. A homeowner paying $4,000 annually for insurance three years ago may now face a bill of $10,000 or more. Florida Homestead Laws (Florida Statute 222.01–222.25) protect a primary residence from certain creditors, but they do not offset the practical reality of monthly carrying costs that have become unsustainable for some owners.

The Florida Condo Inspection Law: Why Older Naples Condos Are Coming to Market

Florida Senate Bill 4-D requires all condominium buildings three stories or taller and 30 or more years old to complete structural milestone inspections. Many Naples condo communities in Park Shore and Old Naples include buildings that fall squarely within this mandate. When inspection findings require structural repairs, HOA boards must fund them through special assessments — large, often unexpected charges levied against individual unit owners. Knowing that a major assessment is on the horizon, some condo owners are choosing to list and sell. This regulatory driver is uniquely Naples-specific and accounts for a meaningful segment of the condo inventory currently on the market.

New Construction Is Expanding Naples Supply Beyond Just Resale Homes

Beyond the resale market, builders including DiVosta, Pulte, and Lennar are actively delivering new communities in East Naples, Ave Maria, and Estero. These developments compete directly with resale inventory for the same buyer pool. Builder incentives, including mortgage rate buydowns, are capturing buyers who might otherwise have selected an existing home. The result is that total effective supply in the broader Naples real estate market is higher than the resale-only inventory figure suggests.

“The Naples market has shifted meaningfully since the pandemic years. We now have more choices for buyers and more competition among sellers — which is actually a healthier, more sustainable market than what we saw in 2021 and 2022. The sellers who succeed today are the ones who price correctly from day one and market aggressively from the start.” – Carlos Cachon

What This Means for Buyers and Sellers in Naples Today

For buyers, the current Naples inventory represents genuine leverage that did not exist a few years ago. With 107 average days on market and price reductions becoming common, buyers have time to evaluate properties and negotiate terms. Working with a top realtor in Naples who tracks which neighborhoods have the most motivated sellers is the clearest competitive advantage a buyer can hold.

For sellers, the message is direct: the era of listing a home at any price and receiving multiple offers is over. With 5,386 competing listings, overpriced homes are sitting. The sellers achieving strong outcomes are those who price competitively from day one. The Cachon team’s track record of selling homes 37% faster and for 2.5% more profit is tied to this disciplined approach. For sellers who want certainty, our Guaranteed Sale Program provides a written commitment. To understand your position, a free home valuation is the logical first step.

“In today’s Naples market, sellers who partner with an agent who has a real marketing system — not just an MLS listing — are the ones getting strong results. Buyers, meanwhile, have a window of opportunity right now that simply didn’t exist two or three years ago. Both sides of the market can win if they approach it strategically.” – Carlos Cachon

Is Now a Good Time to Buy or Sell a Home in Naples Florida?

The short answer, grounded in the NABOR data, is that timing depends heavily on your situation. The 48.5% surge in pending sales is a meaningful signal: buyer demand is accelerating. Naples continues to attract buyers from northern states drawn by Florida’s no-income-tax environment, warm climate, and world-class amenities.

Seasonality plays a significant role in Southwest Florida real estate timing. The snowbird market — roughly November through April — historically tightens inventory as affluent buyers arrive. Sellers who list during this peak season typically benefit from the largest qualified buyer pool. Conversely, buyers who shop during the summer months tend to encounter less competition. Executing either strategy well requires the kind of neighborhood-level pattern recognition that only comes from handling hundreds of transactions annually. Carlos Cachon brings exactly that depth of experience to every client. Whether you want to sell a home in Naples fast or take advantage of today’s buyer leverage, the right guidance makes all the difference.

Why Choose Carlos Cachon to Navigate the Naples Real Estate Market

Navigating a market with thousands of listings, shifting insurance landscapes, and new condo regulations requires an expert who processes this market at scale. Carlos Cachon handles ten times as many transactions as the average Naples agent, which means he has real-time, ground-level data on which neighborhoods are moving fastest. This expertise is critical for structuring an offer or a listing for maximum results in this environment. For sellers nervous about listing in a competitive market, the Guaranteed Sale Program eliminates the uncertainty entirely: if the home does not sell, the Cachon team buys it.

Carlos Cachon has been in the real estate industry for more than two decades and has established himself as one of the best realtors in Naples, Florida. Working full-time in real estate since 2004, Carlos has consistently ranked among the top-producing realtors in Southwest Florida since 2005. Even during the challenging market from 2008-2012, he maintained his position as one of the region’s leading agents. His wife Lisa joined the team full-time in 2020, and together they’ve achieved remarkable growth, doubling their gross sales despite the COVID-19 pandemic.

Our Real Estate Expertise

The Cachon Team has established their reputation through:

• Successfully helping hundreds of families buy and sell homes each year
• Developing specialized knowledge of Naples’s diverse neighborhoods and Southwest Florida market trends
• Mastering effective marketing techniques that get homes sold 37% faster than the competition
• Handling ten times as many transactions as competitors, supported by a dedicated team

Why Trust Us

The Cachon Team’s reputation speaks for itself:

• Proven Results: We typically sell homes for 2.5% more profit than other realtors in the area
• Client Satisfaction: Our hundreds of 5-Star Google Reviews showcase our commitment to exceptional service
• Guaranteed Performance: Our unique guarantees ensure your complete satisfaction or we’ll buy your home
• Local Knowledge: As Naples residents, we understand our community and care deeply about the people we serve
• Personalized Approach: We take time to understand your specific real estate goals, ensuring you’re never just another transaction

Community Commitment

Our dedication extends beyond real estate. Through our “Go Serve Big” mission, we proudly support:

• The Parkinson Association of Southwest Florida
• St. Jude Children’s Research Hospital
• Colby Singletary Scholarship Fund

With every home sale or purchase, we donate a portion of our income to these important causes, demonstrating our investment in the well-being of the Naples and Southwest Florida community.

Ready to experience the difference of working with a top-rated Naples real estate team? Contact Carlos Cachon today at 239-399-5432 to discuss your real estate goals and discover how our proven systems and guarantees can help you achieve a successful home sale or purchase.

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Is Naples Florida currently a buyer’s market or a seller’s market?

Naples is transitioning toward a balanced market. NABOR data shows over 5,300 active listings and 107 average days on market, giving buyers more leverage than in recent years. However, a 48.5% increase in pending sales suggests that demand is accelerating, so well-priced homes in desirable neighborhoods are still moving at a solid pace.

Why are Naples condo prices different from single-family homes right now?

Naples condos and single-family homes are behaving differently due to several factors. Florida’s SB 4-D structural inspection mandate is pushing some older condo buildings onto the market as owners face potential special assessments for repairs. NABOR data shows single-family home median prices declined 2.8% to $700,000, while condo medians edged up 0.6% to $420,000, indicating different supply and demand dynamics.