Naples & Fort Myers Real Estate Market Update: What May 2026 Data Means for You

• Nationally, existing-home sales rose 3.2% in May 2026 — the highest level since December.

• The South region (which includes Florida) saw a 5.9% year-over-year sales jump.

• In Collier County (Naples), the median sold price hit $625,000 with 6.92 months of inventory — a buyer's market with strong activity.

• In Lee County (Fort Myers/Cape Coral/Bonita Springs), the median sold price was $355,000 with 6.2 months of inventory — balanced and picking up.

• Both counties saw double-digit inventory drops year-over-year, meaning supply is tightening even as more homes are listed.

• Mortgage rates at 6.44% are lower than a year ago — affordability is improving across the South by 8.4%.

If you've been watching the Southwest Florida real estate market and wondering whether the tide is shifting, the answer is: yes, and in some pretty interesting ways.

The National Association of REALTORS® just dropped its May 2026 Existing-Home Sales report, and the headline is hard to argue with — sales are up 3.2% nationally, month-over-month and year-over-year, reaching the highest pace since December. Here in Southwest Florida, the local data from Collier and Lee counties tells an even more nuanced story that buyers and sellers in Naples, Fort Myers, Bonita Springs, Cape Coral, and Estero need to understand.

Let’s break it all down.

The National Picture: Momentum Is Building

The NAR report shows a seasonally adjusted annual rate of 4.17 million existing-home sales in May. That’s the best number we’ve seen in months, and NAR Chief Economist Dr. Lawrence Yun pointed to two primary drivers: improving affordability and income gains that are outpacing home price growth in most parts of the country.

Here are the key national data points worth knowing:

• Median existing-home price: $429,300 — up 1.3% year-over-year, marking the 35th consecutive month of annual price gains.
• Housing inventory: 1.55 million units, up 3.3% from April and slightly above last year.
• Months of supply: 4.5 months — essentially flat, still favoring sellers nationally.
• Average 30-year fixed mortgage rate: 6.44%, up slightly from April but down from 6.82% a year ago.
• Housing Affordability Index: 105.6, up from 97.5 a year ago — affordability is genuinely improving.
• First-time buyers: 35% of all sales, up from 30% a year ago — the move-up market is healthy.
• Distressed sales: just 1% — homeowners are in solid financial shape.

The South region specifically saw a 5.9% year-over-year increase in sales, with a median price of $373,100. Affordability in the South improved 8.4% year-over-year — the second-best improvement of any region in the country. That tailwind is directly relevant to what we’re seeing here in SWFL.

Collier County (Naples): High-End Buyer's Market With Real Momentum

If you’re looking at Naples — whether it’s a waterfront estate in Port Royal, a golf community home in Pelican Bay or Mediterra, or a condo near Fifth Avenue — the May 2026 data from RPR tells a clear story: this is a buyer’s market, but it’s not a distressed one.

Key Collier County Stats — May 2026

• Median sold price: $625,000 (up 3.85% month-over-month)
• Months of inventory: 6.92 — buyer's market territory
• Median days on market: 73 days
• Sold-to-list price ratio: 94.7%
• Active listings: 6,390 with a median list price of $698,000
• New listings: 1,214 in May alone
• Total sold dollar volume: $1.22 billion
• 12-month inventory change: down 34.9% — supply is actually tightening

That last number is the one to sit with. Despite being in buyer’s market territory right now with nearly 7 months of supply, inventory is down nearly 35% compared to a year ago. That means the buyer’s market window in Naples is compressing, even if buyers currently have more negotiating room than they’ve had in years.

The 94.7% sold-to-list ratio tells you sellers are adjusting pricing to meet the market — homes priced right are moving. The median sold price of $625,000 reflects a market that’s holding real value, especially compared to the national median of $429,300.

For buyers targeting communities like Quail West, Talis Park, Lely Resort, or Vineyards, this is one of the more favorable entry windows we’ve seen. Sellers are negotiating, properties are sitting longer, and rates have come down from last year’s highs. For sellers in these same neighborhoods, strategic pricing and preparation are everything — the data rewards well-presented homes and punishes overpriced listings in this environment.

Lee County (Fort Myers / Cape Coral / Bonita Springs): Balanced and Gaining Steam

Lee County tells a slightly different story — and an encouraging one. The market here is officially classified as balanced, sitting right at the inflection point between buyer and seller territory, with some strong signals that activity is accelerating.

Key Lee County Stats — May 2026

• Median sold price: $355,000 (up 1.39% month-over-month)
• Months of inventory: 6.2 — balanced market
• Median days on market: 72 days
• Sold-to-list price ratio: 96.1%
• Active listings: 12,867 with a median list price of $385,000
• New listings: 2,760 in May
• Total sold dollar volume: $1.11 billion
• 12-month inventory change: down 39.6% — the most significant supply tightening in the region

That 96.1% sold-to-list ratio in Lee County is notably stronger than Collier’s 94.7%, meaning sellers here are getting closer to their asking price. Combined with a 39.6% drop in year-over-year inventory, Lee County may actually tip back toward a seller’s market faster than most people expect.

Whether you’re looking at a waterfront property in Cape Harbour, a golf home in Gateway, a newer build in Bonita Bay or Estero, or a more affordable entry-level home in Fort Myers, the market here is moving. The 72-day median days on market and strong volume numbers ($1.11B in closings for a single month) show that real buyers are active — not just browsing.

For Lee County sellers, now is a genuinely good time to list. Inventory is tightening, buyers are more active than they’ve been, and mortgage rates below last year’s levels have brought more qualified purchasers back to the table. For buyers, you still have some leverage — but the window is narrowing.

What This Means If You're Buying or Selling Right Now

If You're a Buyer

The combination of more inventory (especially in Collier County), a 6.44% mortgage rate that’s lower than a year ago, and improved affordability across the South creates one of the better buying environments we’ve had in recent years in Southwest Florida. This is particularly true in the $500K–$900K range in Naples-area communities, where sellers have more competition and are willing to negotiate.

The window may not stay open long. With inventory shrinking year-over-year at a significant clip in both counties, and national sales momentum building, waiting could mean fewer choices and less leverage.

If You're a Seller

The days of setting any number and waiting for the market to come to you are behind us for now. In both counties, pricing strategy matters more than ever. Homes priced correctly are selling. Homes priced above market are sitting — Collier’s 73-day median days on market and 94.7% sold-to-list ratio are clear evidence of that.

The good news: demand is real. The South region’s 5.9% year-over-year sales increase, combined with shrinking inventory in both Collier and Lee, tells you that motivated buyers exist — they’re just more selective than they were in 2021 or 2022. Meet the market and you’ll sell.

Ready to Make Your Move in Southwest Florida?

Whether you’re a buyer looking for the right entry point or a seller trying to understand exactly where your home stands in today’s market, the data only tells half the story. The other half is having someone in your corner who knows these neighborhoods — not just the county-level numbers, but what’s actually happening street by street in Pelican Bay, Gateway, Cape Harbour, Vineyards, and everywhere in between.

That’s what we do at The Abreu Group. If you want a straight answer about what your home is worth right now, or what you should realistically expect to pay in the current market, let’s talk.

Frequently Asked Questions

Is it a buyer's or seller's market in Naples right now?

As of May 2026, Collier County (Naples) is technically in buyer’s market territory with 6.92 months of inventory. However, inventory is down nearly 35% year-over-year, which means the market is tightening. Buyers have more negotiating room than they have in years, but that window is shrinking.

Is it a buyer's or seller's market in Fort Myers right now?

Lee County is in a balanced market at 6.2 months of inventory as of May 2026. With inventory down nearly 40% year-over-year and a 96.1% sold-to-list ratio, conditions are shifting. The market could tip back toward sellers faster than most anticipate.

What is the median home price in Naples in 2026?

The median sold price in Collier County was $625,000 in May 2026, according to RPR data. That’s well above the national median of $429,300, reflecting the premium nature of the Naples market.

What is the median home price in Fort Myers / Lee County in 2026?

The median sold price in Lee County was $355,000 in May 2026 — closer to the national median and reflecting more diverse price points across Fort Myers, Cape Coral, Bonita Springs, and Estero.

Are mortgage rates going down in 2026?

The average 30-year fixed rate was 6.44% in May 2026, according to Freddie Mac. That’s down from 6.82% a year ago. NAR’s Chief Economist noted that rates are now essentially at the long-term historical average, and affordability has improved significantly across the South.

How long are homes sitting on the market in Southwest Florida?

As of May 2026, the median days on market was 73 days in Collier County and 72 days in Lee County. Both figures are up slightly from a year ago, giving buyers more time to evaluate their options.

Should I wait to buy a home in Naples or Fort Myers?

If you’re waiting for rates to drop dramatically or prices to fall significantly, the data doesn’t support that strategy right now. Inventory is tightening, sales are accelerating nationally and regionally, and affordability has already improved compared to a year ago. Waiting may mean fewer choices and less negotiating leverage.