Published October 12, 2026 in Market Update

Estate Homes West of Collier Blvd - Sellers Are Waiting Longer

By Agnes Zak

Real estate, Acreage

From January 2025 through November 2025, the typical acreage home sold in 61 days. The middle sold price was $950,000. Sellers were getting 95% of what they first asked. Things moved. Not fast, but steadily.

Then the pace changed. I pulled every sale through October 9, 2026, and the picture looks different now.

More homes for sale, fewer buyers moving quickly

In July, 6 homes came on and 10 found a buyer. Supply could not keep up with demand. By September, that flipped. Twelve homes came on and 7 went under contract. For every new contract signed, there were 1.7 new listings. That ratio matters.

Right now there are 57 homes for sale in this part of Collier County. At the pace of the last 90 days, it would take 6.8 months to sell all of them. Anything over 6 months favors buyers. This market just crossed that line.

The second half of the file, November 2025 through October 2026, shows the shift clearly. Days to sell rose to 73, from 61. The middle sold price moved up to $1,035,000, from $950,000. But sellers gave up a little more ground on price. They got 94% of what they first asked, down from 95%.

What I wish every seller knew before picking a price

Two homes in Logan Woods tell the whole story. One on Cherry Wood Dr asked $749,000 and sold in 4 days for $755,000, above the asking price. One on Green Blvd asked $739,900 and sat for 189 days before selling for $739,000. The homes were similar in size. The difference was not the neighborhood. It was the price.

The data backs this up. Homes that sold in the first month got 100% of their last asking price. Homes that took over 6 months got 92.2%. Waiting costs sellers roughly 8 cents on every dollar. That is not a small number on a $1 million home.

Under $750,000 is where pricing still holds the tightest. Those homes sold at 98.3% of what sellers first asked, and nearly 43 in 100 sold at or above asking price. The $750,000 to $1,100,000 range was the softest: only about 12 in 100 sold at or above asking. If your home sits in that middle range, the price you pick matters more than anywhere else in this market.

The 30-year fixed mortgage averaged 7.40% as of October 8, 2026, up from 6.30% a year ago (Freddie Mac). That is a real cost for buyers financing a purchase. It is one reason more buyers are taking longer to decide, and one reason sellers who price sharp are still moving homes while others sit.

What to do with this if you are buying or selling right now

If you are selling, this market is not broken. The middle sold price is up to $1,035,000 from $950,000 a year ago, and not one home in this data gave up without a sale. But the gap between a home that sells in a week and one that lingers for six months comes down almost entirely to where you start the price. Price it where the buyers already are, not where you hope they will get to.

If you are buying, 57 homes are for sale right now. You have more to look at than buyers did a year ago, and sellers are accepting about 94.9% of their last asking price on average. With the 30-year rate at 7.40% (Freddie Mac), know your number before you start. The homes under $750,000 are still moving in 57 days at nearly full price, so do not expect a bargain there. The middle range, $750,000 to $1,000,000, is where negotiating room has opened up the most.