Naples Luxury Real Estate Market Update: What the January 2026 Data Actually Tells You

The Naples luxury real estate market kicked off 2026 as a Buyer's Market, with a 7% sales ratio for single-family homes and 6% for attached — meaning there's significantly more inventory than buyers. With 715 single-family luxury homes on the market, a median sales price of $4,472,500 (up 20% year-over-year), and homes sitting an average of 65 days before selling, buyers have real negotiating leverage right now while sellers need to be strategic about pricing and marketing to compete. The most active price band is $6M–$7M for single-family and $1.5M–$1.6M for attached homes. Bottom line: the market isn't broken, it's just more balanced — and in a market like this, who you hire to represent you matters more than ever.

Let's skip the fluff and get into what the numbers are actually saying about the Naples, Florida luxury real estate market right now. If you're a buyer, a seller, or just someone keeping an eye on Collier County's high-end market, this breakdown is for you.

The Institute for Luxury Home Marketing just released their February 2026 report covering January 2026 activity in Naples. I pulled the key data points so you don't have to wade through a PDF. Here's what's happening — and more importantly, what it means for you.

Naples Is a Buyer's Market Right Now — And That's Not Bad News for Everyone

The headline number: the Naples single-family luxury market posted a 7% sales ratio in January 2026. According to the Institute for Luxury Home Marketing's methodology, anything under 12% is classified as a Buyer's Market. For attached homes (condos, villas, townhomes), the number is even lower at 6%.

What does that mean in plain English? There's more inventory than buyers right now. Sellers are competing for a smaller pool of qualified buyers, and buyers have more negotiating leverage than they've had in years.

The luxury benchmark price for single-family homes in Naples sits at $2,400,000. For attached homes, it's $1,275,000. If you're in or above those price points in Collier County, pay attention to what follows.

Naples Luxury Single-Family Homes: The January 2026 Numbers

Here's where the data gets interesting. Total inventory for Naples luxury single-family homes stood at 715 properties in January 2026 — that's down 10% from 798 in January 2025. So inventory actually contracted year-over-year, yet we're still firmly in Buyer's Market territory because sales velocity hasn't kept pace.

• Total Inventory: 715 homes (down 10% from Jan. 2025)
• Total Sales: 50 (up 6% from 47 in Jan. 2025)
• Median Sales Price: $4,472,500 (up 20% from $3,722,500 in Jan. 2025)
• Sale-to-List Price Ratio: 93.13% (down from 95.38% last year)
• Median Days on Market: 65 days (up from 63 in Jan. 2025)
• Median Sale Price Per Sq. Ft.: $1,050 (down from $1,078 last year)

That 20% jump in median sales price sounds great if you're a seller — and it is. But pair it with a sale-to-list ratio that dropped nearly 2.5 percentage points, and you see the full picture: homes are selling, but buyers are negotiating harder. The days of sellers getting 100% or more of list price are behind us in this price range for now.

Where the Action Is: The Most Active Price Band in Naples Luxury

If you want to know where Naples luxury buyers are most active right now, look at the $6,000,000–$6,999,999 price band. That's where the sales ratio hit 12% — right at the threshold of a balanced market. Six homes sold out of 49 in inventory. For context, the $4,000,000–$4,999,999 range had the highest inventory (90 homes) but also posted a solid 6 sales.

The takeaway: ultra-luxury product in the $6M–$7M range is actually moving faster, proportionally, than entry-level luxury. Counterintuitive? Maybe. But Naples has always attracted a buyer profile that isn't particularly interest-rate sensitive.

Naples Luxury Condos and Attached Homes: A Different Story

The attached home market tells a slightly different story — and frankly, one that warrants more caution if you're a seller.

• Total Inventory: 650 units (down 13% from 744 in Jan. 2025)
• Total Sales: 42 (up 24% from 34 in Jan. 2025)
• Median Sales Price: $1,850,000 (down 13% from $2,125,000 last year)
• Sale-to-List Price Ratio: 94.69% (down slightly from 95.48%)
• Median Days on Market: 65 days (up 86% from just 35 days in Jan. 2025)
• Median Sale Price Per Sq. Ft.: $845 (down from $962)

That 86% jump in days on market is the number you can't ignore. Condos and attached homes in Naples are sitting nearly twice as long as they did a year ago. Sales volume is actually up 24%, which is encouraging, but buyers are taking their time — and they have plenty of options to choose from.

The most active price band in the attached category is $1,500,000–$1,599,999, where the sales ratio hit 15% — technically balanced market territory. That's your sweet spot right now if you're pricing a condo or villa in Collier County.

The 13-Month Trend: What Direction Is Naples Heading?

Zooming out to the full 13-month trend gives useful context. For single-family homes, median prices have been climbing since the summer of 2025 — from $3,200,000 in August 2025 to $4,472,500 in January 2026. That's a meaningful recovery after a mid-year dip, and it suggests the high end of the Naples market has genuine demand supporting it.

Inventory peaked in early 2025 and has been cycling back up since mid-year. We're not at panic levels, but sellers need to understand they're entering a market where buyers have real choices. The era of "price it high and wait" is less effective right now.

For attached homes, the median price trend is more volatile — spiking to $2,400,000 in November 2025 before pulling back sharply to $1,850,000 in January. That kind of month-to-month movement reflects a thinner market with fewer transactions, which makes pricing strategy even more critical.

What This Means If You're Buying or Selling Luxury Real Estate in Naples or Collier County

If You're a Buyer

You're in a strong position. Homes are sitting longer (65 days median), sellers are accepting less than list price (93.13% for single-family), and there's enough inventory that you're not being forced into a panic bid. That doesn't mean you should lowball — especially in the $6M+ range where the market is more active. But it does mean you have room to negotiate, and a good agent should be maximizing that leverage for you.

If You're a Seller

Pricing is everything right now. The buyers who are active in the Naples luxury market aren't unsophisticated — they have access to the same data you're reading right now, and they know it's a buyer's market. Overpricing is the fastest way to sit on the market and lose negotiating leverage. What you need is aggressive, targeted marketing — not an agent who posts it on Zillow and hopes for the best.

The good news: median sales prices are up 20% year-over-year for single-family homes. The market isn't broken — it's just more balanced than it was. Sellers who price right and market aggressively are still winning.

Ready to Make a Move in Naples Luxury Real Estate? Let's Talk.

I'm Daniel Abreu of The Abreu Group at Realty ONE Group MVP. I specialize in luxury, divorce, and probate real estate across Southwest Florida — including Naples and all of Collier County. What sets me apart isn't just the certifications (Luxury Home Marketing Specialist, RENE, CDRE) — it's the legal background and years in title that let me see around corners most agents can't.

I work to get you the best outcome possible, and I don't post listing photos and pray. My 95-point marketing plan is built to move luxury properties in any market condition — including this one.

If you're ready to make a move in Naples, or anywhere in Lee County, call or text 727.638.1704, or simply CLICK HERE to schedule time on my calendar.

Frequently Asked Questions: Naples Luxury Real Estate

What is the luxury benchmark price in Naples, Florida?

As of January 2026, the luxury benchmark price for single-family homes in Naples is $2,400,000, and for attached homes (condos, villas) it's $1,275,000. These thresholds are set by the Institute for Luxury Home Marketing and represent the entry point into the luxury tier of the local market.

Is it a good time to buy luxury real estate in Naples in 2026?

If you're a buyer, yes — the data supports it. Naples is currently in a Buyer's Market for both single-family and attached luxury properties. Homes are sitting on the market longer (65 days median), and sellers are accepting 93–95% of list price on average. That gives buyers real negotiating leverage that didn't exist a couple of years ago.

How long does it take to sell a luxury home in Naples?

The median days on market for luxury homes in Naples was 65 days in January 2026 — up from 63 days the prior January for single-family, and up dramatically from 35 to 65 days for attached homes. The right pricing strategy and marketing plan can move that number significantly in your favor.

What price range is most active in the Naples luxury market right now?

For single-family homes, the $6,000,000–$6,999,999 price band is the most active, with a 12% sales ratio (balanced market). For attached homes, the $1,500,000–$1,599,999 band leads with a 15% sales ratio. If you're buying or selling in those ranges, the market dynamics work a bit differently than the broader luxury pool.

What's the difference between a buyer's market and a seller's market in luxury real estate?

A Buyer's Market means inventory is high relative to sales — buyers have more options and more negotiating power. A Seller's Market is the opposite. The Institute for Luxury Home Marketing defines a Buyer's Market as a sales ratio below 12%, a Balanced Market between 12–21%, and a Seller's Market above 21%. Naples currently sits at 7% for single-family and 6% for attached homes — firmly Buyer's Market territory.

Do I need a specialist to sell a luxury home in Naples?

I'll be direct: yes. The luxury market in Naples operates differently than the general market. Buyers are sophisticated, the deal structures are more complex, and the margin for pricing error is lower. A Luxury Home Marketing Specialist — especially one with a legal background and title experience — brings a level of due diligence and negotiation expertise that general agents simply can't replicate.

What areas does Daniel Abreu serve for luxury real estate?

The Abreu Group serves buyers and sellers across Southwest Florida's luxury markets, including Naples, Marco Island, Bonita Springs, Estero, Fort Myers, and Cape Coral — covering both Collier County and Lee County. Whether you're looking for a beachfront estate, a golf community home, or a high-rise condo on the Gulf, we have the market knowledge and the marketing muscle to deliver.

Data source: Institute for Luxury Home Marketing, February 2026 Naples, Florida Market Report. Data reflects January 2026 activity. All figures are for the luxury tier as defined by the Institute's benchmark prices.