Selling a House in Naples

Two Naples markets moving in opposite directions

Naples values peaked in March 2024 near $618,809, so the all-homes figure is about 11.8% under that high. But the drop is far from even.

• Rising: Port Royal (typical value $14,653,495, +10.3%), Lake Park ($951,482, +8.2%), Bears Paw ($777,575, +8.2%), Coquina Sands ($1,890,533, +7.6%), Pine Ridge ($1,145,013, +6.6%) and Estuary at Grey Oaks ($6,307,089, +5.4%).
• Falling: Lely ($240,632, -9.3%), Lely Resort ($600,433, -3.2%), Orangetree ($485,063, -3.2%), Vineyards ($671,584, -3.0%), Verona Walk ($557,153, -2.5%) and Naples Manor ($361,507, -2.1%).

Buyers at the very top are paying for location close to the Gulf and the old town, and that demand has held through the slowdown. Buyers in planned communities further inland have more choice, including new construction, and they negotiate harder. Old Naples is a quieter case: near flat this year and up only 4.0% over five, so even prime addresses need careful pricing.

Reading the data correctly for Naples

Zillow's Naples covers a much wider area than the incorporated city, taking in places like Golden Gate and Orangetree. Census data describes only the small city itself: about 19,704 residents, a median age of 67.3, 55.8% of residents 65 or older and 40.8% of homes held as seasonal residences. Half of the city's homes, 52.0%, are in buildings with ten or more units.

Those Census numbers explain the rhythm of the market near the Gulf. A large share of owners and buyers are part-year residents. They tour in winter, decide in winter and often close before heading north in spring. Inland family neighborhoods behave more like any other Florida suburb, with year-round demand.

Season and timing for a Naples listing

For condos and homes near the beaches and downtown, the strongest window usually opens when seasonal residents return in late fall and runs into spring. Listing in October or November, with the home staged and the paperwork ready, puts you in front of buyers on their first weekend back. A listing that goes live in May often waits until the next season or meets a smaller, more price-sensitive group of buyers.

Inland, timing matters less. Families moving for work and buyers from other parts of Florida keep showing up through the year, and school calendars push some of them toward summer closings.

Many Naples sellers are not here when they sell. Florida closings can be done by mail with a remote or mobile notary, and online notarization is permitted under Florida law. If you will be out of the state for the whole process, arrange key access, a local contact for repairs and a power of attorney well before the contract, if your title company accepts one.

Pricing by size, from condos to estates

Typical Naples values by bedrooms run $183,255 for a one-bedroom, $355,543 for two, $607,154 for three, $1,040,389 for four and $1,840,438 for five or more. The lower third of the market is near $312,336, and the upper third begins around $1,298,085.

Condos, typically $378,644, are down 3.5% in a year and about 19% below their December 2022 peak. Single-family homes, at $671,601, are down 0.9%. Older condo buildings carry the extra weight of Florida's milestone inspection and reserve rules, and buyers now read budgets, reserve studies and assessment notices closely during their review window. If your building has finished its inspections and funded its reserves, say so in the listing. It is a selling point now.

For single-family homes in gated golf communities, buyers compare the full monthly cost: HOA dues, club fees or equity memberships, and any CDD assessment on the tax bill. A home with a mandatory club membership needs those numbers disclosed early.

Storm records, insurance and disclosure

Coastal Naples took surge flooding during Hurricane Ian in 2022. Buyers and insurers ask about elevation, flood zone and whether the home was damaged. Florida law requires sellers to disclose known material defects that are not readily observable, and since October 1, 2025, a separate flood disclosure covers known flood damage, flood insurance claims and federal flood assistance during your ownership.

Prepare an elevation certificate, roof age, wind mitigation report and copies of current insurance declarations. A home built after the stricter post-2002 building code with a recent roof often gets noticeably better wind quotes, which you should let buyers see.

Closing costs, FIRPTA and federal tax

Collier sellers customarily pay deed doc stamps of $0.70 per $100 (about $3,819 on a $545,587 sale); in Collier County the buyer customarily pays for the owner's title policy, though the contract can say otherwise. Property taxes are prorated because Florida bills them in arrears each November. Estoppel fees for HOAs and condos generally fall on the seller. Commission is negotiable, and since August 2024, any compensation you offer a buyer's agent is arranged outside the MLS.

Many Naples sellers are Canadian or European. If you are a foreign person for tax purposes, the buyer must withhold 15% of the price under FIRPTA unless an exception or a withholding certificate applies. US sellers may exclude up to $250,000 of gain on a primary residence ($500,000 joint), but a seasonal second home does not qualify. This isn't legal or tax advice; speak with a CPA, ideally one who handles cross-border clients.