Naples Housing Market: Early August 2025 Market Insight

As we step into August 2025, the Naples housing market continues to evolve — offering both opportunities and challenges amid a shifting landscape.

Inventory

Naples is now navigating a true buyer’s market. Inventory has surged nearly 31% year‑over‑year, with over 2,804 single family homes and 2,311 condominium active listings—one of the most significant upticks in Southwest Florida
Single-family homes now see around 10.4 months of supply, whereas condos face even longer turnaround times due in part to new regulatory requirements.

While Naples commanded double-digit home price growth in mid-2024, the pace has cooled. The median listing price in June 2025 was approximately $720K, down about 4% year-over-year. Price cuts and negotiation have become common. Homes are lingering much longer on the market—110 days on average, versus about 79 last year. Most properties are selling around 8–9% below list price, and higher percentages in the higher-end market, with 2–3% selling above, primarily in the most competitive segments.
Buyers are capitalizing on price cuts—about 42% of listings have had at least one reduction, and only about 13% still fetch full ask or above if priced right.

Buyers Power and Sellers Adapting

Today’s savvy buyers benefit from multiple negotiation levers:

• More inspection contingencies
• Seller credits toward closing costs or rate buydowns
• Inclusion of home warranty perks

Multiple offers are rare, and pricing missteps by sellers tend to result in longer days on market.

What strategies are buyers and seller using:

Buyers – Leverage excess supply – look beyond list price, negotiate terms, and take advantage of generous seller concessions.

Sellers – Price realistically and highlight resilience features like hurricane-proofing, energy efficiency, or flood mitigation to absorb longer time on market.

Investors – Time to pick up properties below peak valuations. Focus on condo or single-family homes with climate resiliency and long-term appreciation potential.

We usually see our slowest sales in late summer and September marking the lowest. 2025 shows to have a larger slow down, as buyers are hold off because of higher interest rates and mulling over insurance rates. This week the rates seem to have dipped a bit into the mid-to low six’s and a positive note Florida’s rating in the insurance market has been raised to “Confident” from “Optimistic.” Based on the decline in insurance litigation and associated costs, declining rates, speedier claims resolution, new carriers entering the market, and a return for insurance companies profitability and stability.

To Sum it all Up!

• Naples is a more Buyer‑friendly market with rising inventory and declining prices
• Homes sit longer, and sellers face increased negotiation pressure
• Opportunities abound—for negotiators, first-time buyers, and strategic investors

Understanding where we are—and where we’re headed—can make all the difference. Let me know if you’d like a neighborhood‑specific snapshot or tips tailored for relocating clients or luxury portfolios.

— Jenny Manship, Real Estate Professional, Naples, FL