Published October 25, 2026 in Market Update

Inventory fell as pending sales rose in Pelican Marsh and Tiburon

By Agnes Zak

Real estate, Pelican Marsh, Tiburon

These numbers cover the three months ending August 31, 2026. Pelican Marsh and Tiburon sit east of 41 in unincorporated Collier County, inside gated communities with club amenities. That context matters when you read what the Real Estate Data Aggregator counted below.

The one fact that changes what a seller should do right now: the Real Estate Data Aggregator counted 189 homes for sale in ZIP 34109, down 19.9% from a year before. Fewer competing listings. At least for now.

Fewer listings, more pending sales: what that combination means

Nationally, Realtor.com reported 1.16 million active listings in September 2026. That is a lot of supply in most places. Here, the Real Estate Data Aggregator counted only 189 homes for sale, and that number fell nearly 20% year over year. Supply is tighter locally than the national picture suggests.

At the same time, the Real Estate Data Aggregator counted 146 pending sales, up 27% from the same period last year. More buyers went under contract even as fewer homes were available. That is not a contradiction. It means the homes that are priced and presented well are moving.

Prices held, but homes took longer to sell

The Real Estate Data Aggregator put the median sale price at $620,000. That is down 0.8% from a year before. A small dip. Not a trend, not a signal, just a number worth watching.

Median days on market came in at 93 days, 21 days longer than the same period last year. Buyers here are not rushing. They are comparing. Sellers who price carefully from the start are the ones showing up in that 39.3% jump in closed sales.

The average sale came in at 94.7% of list price, up 0.2 points from a year before. That means sellers are giving up a little less at the table than they were last year. Only 2.5% of homes sold above list price, down 0.1 points. Above-list offers are rare here. That is normal for this market and this season.

New listings are down too, which keeps supply from building

The Real Estate Data Aggregator counted 126 new listings in the period, down 3.8% from a year before. Fewer sellers are entering. Combined with the drop in total inventory, months of supply fell to 3.6 months, down 2.6 months from last year. That shift favors sellers, though 93 days on market is a reminder that patience is still part of the process.

Mortgage rates above 7%: the national backdrop

Realtor.com reported that mortgage rates climbed above 7% for the first time since January 2025. That matters for buyers financing a purchase. CNBC reported that a monthly payment on a median-priced home took up roughly 33% of a median family's income in 2025, up from 26% in 2022. Affordability has not recovered. That is the national context buyers here are working inside.

The Federal Housing Finance Agency reported U.S. house prices rose 2.6% from July 2025 to July 2026. Locally, the Real Estate Data Aggregator shows the median price in ZIP 34109 down 0.8% over the same comparison period. This market moved differently from the national average. It usually does.

A note on seasonality

These numbers come from summer, the off season for Pelican Marsh and Tiburon. Snowbirds are not here yet. Showings are slower. Listings that sit now may move differently once season starts. The 93-day median reflects that reality.

One more thing. These are ZIP code numbers. What happens on one street in Pelican Marsh can read very differently from what happens on another in Tiburon. A condo in one building and a single-family home in a different neighborhood inside the same ZIP code are not the same market. The numbers above are the backdrop, not the whole story for your specific address.