04/29/2026
Before we get to the recent market activity, I wanted to remind you of a valuable local source for non partisan civic news, Sandy Parker and her website, Sparker's Soapbox. I highly encourage you to sign up for her free newsletter to keep abreast important matters occurring in Southwest Florida. Below she recently authored a voter guide explaining some of the unique nuances of our local election format and processes. Here is Sandy:
Hello! Iām excited to tell you about a new civic information resource Iāve written: Vote Smart Collier County: A Nonpartisan Guide for Collier County Voters.
Over the years, Iāve been struck by how many residents, especially those newer to Collier County, arenāt familiar with how things operate in Florida. Sometimes they donāt find out until theyāre in the middle of registering or voting (think āclosed primariesā). With the 2026 elections approaching, this resource is meant to help fill that gap.
Vote Smart Collier County explains how local, state, and federal government are organized; outlines the roles of county and municipal governments, the school board, and special districts; describes Floridaās closed primary system; and includes practical information on voter registration, voting methods, and key dates for the 2026 election cycle.
You can read it online at https://www.sparkers-soapbox.com/vote-smart-collier.../ or can download it there. If you find it helpful, I hope youāll also consider sharing it with others ā especially those who may be newer to the area.
Alright...let's move on to reviewing market activity from the month ending March 31, 2026!
Brisk pending and closed sales activity in the Naples housing market during March (+15 percent and +26.7 percent, respectively) signal improved market conditions and confidence. Sellers who priced properties competitively for todayās market or were open to negotiation ā especially in the condominium market ā enjoyed swift sales in March. Many of my peers and I are confident price corrections that began last summer helped to accelerate the marketās momentum during Q1 2026 and anticipate strong home sales into Q2.
Values Hold Steady
As illustrated during the 2025 Year-End Housing Market Conference, the median closed price in Naples increased 79 percent between 2019 and 2025. People were paying over market value during 2022 and 2023 because the rush of sales during the pandemic diminished inventory. But the market has self-corrected, with list prices down about 8 to 10 percent since the peak. Inventory is back to a healthy level too.
Pending sales in the first quarter of 2026 are 48 percent above pending sales during the first quarter of 2019. Season doesnāt stop at Easter anymore. Buyers today are taking their time to find a home that fits their lifestyle needs.
Overall pending sales increased 15 percent to 1,394 pending sales from 1,212 pending sales in March 2025. Overall closed sales increased 26.7 percent to 1,054 closed sales from 832 closed sales in March 2025. Both pending and closed sales activity during March outperformed activity in any March since 2016, with the exception of 2021 and 2022.
Overall median closed price decreased 11.5 percent to $575,000 from $649,950 in March 2025. The median closed price in the single-family home market increased 2.4 percent to $771,950 from $754,000 in March 2025. Conversely, the median closed price in the condominium market decreased 11.5 percent to $430,000 from $486,000 in March 2025.
The condominium market was struggling to find its footing after the onset of the mandatory inspections and reserve studies. But sales are improving in the condominium market as evidenced in the March Market Report. So those concerns appear to have been addressed and fixed.
Entry Level Returns
We witnessed a high volume of price adjustments over the past year for condos and this has opened the door for entry-level home buyers again. Buyers who once thought they were priced out during COVID are now able to enjoy the benefits of a natural market correction, and our March condominium sales reflect this renewed opportunity.
Several analysts reviewing the March Housing Market Report remarked that the current mix of inventory provides ample choices across all price categories. The report also showed single-family homes in the $500,000 - $1.5 million price category command the highest inventory level compared to all other price categories reported.
New listings are down slightly [14.1 percent/ytd], and this has put a governor on our inventory. That may be because some potential sellers are staying in their homes longer, especially since many locked in low interest rates before the rate rise began in 2022.
Overall inventory decreased 17.5 percent to 6,367 properties from 7,722 properties in March 2025. However, sellers appear more competitive in the condominium market, which had an 18.5 percent increase in inventory for properties in the $300,000 and below price category during March.
There are 19 insurers in Florida now and many, including Citizens, committed to lower their rate increase this year. Along with the price corrections and more competitive entry-level condominium market, buyers are finding added reprieve in the expanded and competitive insurance market too.
The NABORĀ® March 2026 Market Report provides comparisons of single-family home and condominium sales (via the Southwest Florida MLS), price ranges, and geographic segmentation and includes an overall market summary. NABORĀ® sales statistics are presented in chart format, including these overall (single-family and condominium) findings for 2026:
Leading the Trend
It's interesting...we are not seeing the same sales results across Florida. Sarasota is half the pace of Naples. Tampa and Orlando sales are flat. The Naples market has characteristics not found elsewhere. So, whether sales are driven by lifestyle or location, the Naples market continues to outpace other luxury markets in Florida.
The market has spoken: Sales improve when the prices are right. For this to finally occur, buyers and sellers can thank my seasoned REALTORĀ® peers. We have been steadfast in educating our clients on market comparisons and getting them to either lower the list price or negotiate for a price that makes sense in todayās market. The price corrections we started seeing last summer have created a healthier market for both buyers and sellers today.
As always, please don't hesitate to call with any questions around the world of SWFL real estate. You can also find additional market info via the following link to my past newsletters on my website blog found here: https://www.napleshomesbyrich.com/blog Until next time, I am here when you need me!
Kind regards...
Rich Townsend
"Your Realtor for Life"
Richard Townsend LLC
Downing-Frye Realty, Inc.
