Published October 18, 2026 in Market Update

Naples Midtown inventory fell even as sales rose

By Agnes Zak

Real estate, Naples Midtown

Nationally, Realtor.com counted active listings topping 1.16 million homes for sale in September 2026. Naples Midtown moved the other way. The Real Estate Data Aggregator counted 551 homes for sale across the three months ending August 31, 2026. That is down 25.8% from the same months in 2025. Sales rose at the same time. Less competition for sellers. Fewer choices for buyers. At least for now.

The Real Estate Data Aggregator counted 345 homes sold across Naples Midtown in those three months, up 11.3% from a year before. New listings were nearly flat, down just 0.3%. So the inventory drop was not because sellers stopped listing. It is because buyers absorbed what was there faster than it was replaced.

The three ZIP codes read differently from each other

Naples Midtown covers three ZIP codes. They do not behave the same way. Here is what the Real Estate Data Aggregator counted for the three months ending August 31, 2026.

ZIP 34103: higher prices, slower pace

The Real Estate Data Aggregator put the median sale price in ZIP 34103 at $1,075,000 for the three months ending August 31, 2026. That is up 4.4% from the same period in 2025. Homes sold were up 14.6%. But the median days on market was 143 days, seven days longer than a year before. Homes here are not cheap, and they do not move quickly. That is not new. It is the nature of this price range.

ZIP 34103 sits west of 41. That means the City of Naples: Park Shore, Moorings, Coquina Sands, and nearby neighborhoods. No gated communities here. Many original homes have been replaced with new construction. The price reflects the location, not just the house.

ZIP 34105: the middle price, the faster close

ZIP 34105 sits east of 41 and includes a mix of gated and non-gated communities. The Real Estate Data Aggregator put the median sale price here at $522,500 for the three months ending August 31, 2026. That is down 11.4% from a year before. Worth noting plainly. Prices fell here while sales held flat. The number of homes sold was unchanged from 2025.

But homes moved faster. The Real Estate Data Aggregator counted a median 70 days on market, five days shorter than the year before. Nearly 1 in 5 homes, 19% to be exact, went under contract within two weeks of listing. That share rose 8.7 points from 2025. Buyers in this range are not waiting long when something fits.

ZIP 34104: most sales, sharpest price gain

ZIP 34104 had the most closed sales of the three. The Real Estate Data Aggregator counted 135 homes sold in the three months ending August 31, 2026, up 18.4% from a year before. The median sale price was $440,000, up 25.7%. That is a large move. It reflects what was selling, not just what the market did overall.

Days on market dropped sharply here. The Real Estate Data Aggregator counted a median 68 days, 18 days shorter than the same period in 2025. Months of supply fell to 4.2, down 1.8 months from a year before. This ZIP covers communities east of 41 and closer to Davis Boulevard. It includes a range of gated and non-gated neighborhoods, not one type of buyer.

What the national picture adds

Realtor.com reported that mortgage rates climbed above 7% for the first time since January 2025. That matters here. Buyers financing a $1,075,000 home feel a rate move more than buyers in most other markets. Realtor.com also reported that price cuts hit 20.8% of listings nationally in September, the highest share since October 2022. Naples Midtown inventory fell even as that national pressure built. The two things can be true at once.

The Federal Housing Finance Agency reported U.S. house prices rose 2.6% from July 2025 to July 2026. ZIP 34103 beat that with a 4.4% gain. ZIP 34104 beat it by a wide margin. ZIP 34105 went the other way, down 11.4%. One market, three different answers.

Pending sales point forward

The Real Estate Data Aggregator counted 309 pending sales across Naples Midtown for the three months ending August 31, 2026, up 3.3% from a year before. Pending sales are contracts signed but not yet closed. They are not a guarantee. But they suggest the pace did not stall heading into fall.

ZIP 34103 had 107 pending sales, up 44.6% from the year before. That is a large jump for a ZIP where homes take 143 days to sell. It may mean more contracts are in the pipeline now than were a year ago. Or it may reflect a different mix of what was listed. One number does not explain it alone.

One street can read differently from the whole ZIP

These numbers cover whole ZIP codes. Inside each one, individual communities and price points behave differently. A condo in one building in ZIP 34103 is not the same market as a single-family home two blocks away. A gated community in ZIP 34105 with mandatory club fees is not the same as a non-gated neighborhood nearby. The ZIP code gives you the shape. Your specific address gives you the answer.