Published October 11, 2026 in Market Update

Inventory got tighter in this part of Naples, not looser

By Agnes Zak

Real estate, 34119

Nationally, Realtor.com reported that 20.8% of listings took a price cut in September, the highest share since October 2022. Mortgage rates climbed above 7% for the first time since January 2025, also according to Realtor.com. That is the backdrop. Now look at what the Real Estate Data Aggregator counted here.

The Real Estate Data Aggregator counted 280 homes for sale in 34119 during the three months ending August 31, 2026. That is down 27.6% from the same months in 2025. Supply did not grow here. It shrank. At least for now.

Supply fell. Sales rose.

The Real Estate Data Aggregator counted 249 homes sold in 34119 during those same three months. That is up 21.5% from a year before. More sales, fewer homes available. That combination tightened the market.

The Real Estate Data Aggregator put months of supply at 3.4, down 2.4 months from a year ago. New listings fell 8.8% at the same time. Fewer homes coming on, more going under contract. The pipeline thinned.

Buyers: less choice than you might expect

If you are buying in communities like Riverstone, Vineyards, Olde Cypress, or any of the other gated and golf communities that sit in this part of unincorporated Collier County, the national story about rising supply does not quite fit here. The Real Estate Data Aggregator shows 232 pending sales during this period, up 8.9% from a year ago. Competition did not disappear.

The Real Estate Data Aggregator also shows that 19% of homes went under contract within two weeks of listing. That share is up 7.7 points from 2025. Priced right, some homes here move quickly. Not all of them, but some.

Sellers: 95.1% is not 100%

The Real Estate Data Aggregator put the average sale-to-list ratio at 95.1% for the three months ending August 31, 2026. That is up 0.7 points from a year ago. Still, 95.1% means buyers are typically paying less than list. Not a lot less. But less.

The Real Estate Data Aggregator counted only 4% of homes selling above list price. That share is up 2 points from 2025, but it is still a small slice. Most sellers here are not seeing bidding wars.

The Real Estate Data Aggregator put the median sale price at $655,000 for the three months ending August 31, 2026. That is down 5.8% from the same period in 2025. Gulf Shore Business reported the broader Collier County median in August at $350,000, reflecting a much wider mix of properties across the county. The two figures measure different things and should not be compared directly.

Gulf Shore Business also reported that Collier County real estate market values declined 3.23% in 2026 compared to the previous year, and that new residential and commercial construction values fell more than 25%. Those are county-wide signals. They do not tell you what one street in 34119 is doing.

What the national picture adds

The Federal Housing Finance Agency reported U.S. house prices rose 2.6% from July 2025 to July 2026. Month over month, they rose 0.3% in July, seasonally adjusted. Nationally, prices are still moving up, slowly. Realtor.com's price-cut figure of 20.8% shows that sellers in many markets are adjusting. Here, the data looks different. But 34119 is not immune to rate pressure at 7%.

One more thing: these are ZIP code figures. A community like Vineyards can read differently from Olde Cypress, which reads differently from an estate lot east of Collier Boulevard. The ZIP code average is a starting point, not a verdict on your home.