Published October 25, 2026 in Market Update

One part of Naples Midtown is moving faster than the rest

By Agnes Zak

Real estate, Naples Midtown

Naples Midtown is not one market. It is three, and they are not reading the same right now. The Real Estate Data Aggregator counted 345 homes sold across Naples Midtown in the three months ending August 31, 2026. That number looks steady. What it hides is a 75-day spread in how long homes are sitting.

The gap that matters

The Real Estate Data Aggregator put median days on market at 68 days in one part of Naples Midtown and 143 days in another. Same city. Same season. Very different wait. If you are selling, that difference is not a footnote. It is your timeline.

The 34103 side includes Park Shore, Moorings, and other neighborhoods west of U.S. 41, close to the beach. Median days on market there was 143, up 7 days from the same three months in 2025, according to the Real Estate Data Aggregator. The median sale price was $1,075,000, up 4.4% year over year. At least for now.

The 34104 and 34105 sides sit east of U.S. 41, in unincorporated Collier County with a Naples mailing address. They include gated and non-gated communities at lower price points. Homes there moved in 68 and 70 days respectively, each shorter than a year ago, according to the Real Estate Data Aggregator.

Who went under contract fast

Nearly 1 in 5 homes in the 34105 area went under contract within two weeks of listing. The Real Estate Data Aggregator put that share at 19%, up 8.7 points from a year earlier. The 34104 area was at 14.6%. The 34103 side: 11.2%. Faster pockets reward different pricing strategies than slower ones.

Prices are not all moving the same way either

The 34105 median sale price fell 11.4% year over year to $522,500, according to the Real Estate Data Aggregator. The 34104 median rose 25.7% to $440,000. Those two facts sit next to each other, and they do not cancel out. They mean the mix of what sold shifted.

On the 34103 side, sellers got 92.1 cents on the list dollar on average, the Real Estate Data Aggregator shows. On the 34104 side, 94.5 cents. Less room to negotiate where homes move faster. That is the pattern.

Supply is tighter across all three areas

Inventory fell in all three areas. The Real Estate Data Aggregator counted 551 homes for sale across Naples Midtown combined, down 25.8% from the same period in 2025. Fewer choices for buyers. That alone does not make every home sell fast, as the 143-day median in 34103 shows.

Months of supply: two areas balanced, one still heavy

The Real Estate Data Aggregator put months of supply at 6.3 in the 34103 area, 4.3 in 34105, and 4.2 in 34104. Supply dropped by 3.8 months year over year in 34103 alone. It is moving in the right direction. It is just not there yet.

One more signal: commercial money is moving here too

Gulf Shore Business reported in October 2026 that the FineMark Bank and Trust building in Naples sold for $24,100,000. That is one transaction. It does not set residential prices. But it is a sign that outside capital is looking at this market, not away from it.

Gulf Shore Business also noted that Collier Place office buildings on U.S. 41 sold for $380 per square foot this summer, compared with $312 per square foot for a nearby building two years ago. Commercial is its own market. Still, when office buildings on U.S. 41 are drawing that kind of attention, it says something about the corridor.

Rates are not helping buyers right now

Realtor.com reported that mortgage rates climbed above 7% for the first time since January 2025. Nationally, Realtor.com also found that 20.8% of listings took a price cut in September 2026, the highest share since October 2022. Those are national numbers. Naples Midtown has its own pace. But buyers feeling rate pressure is real, and sellers should know it.

What this means if you are selling

If your home is on the 34103 side, the Real Estate Data Aggregator data says plan for more time and price accordingly. The median there was 143 days. Buyers on that side are negotiating harder: 92.1 cents on the dollar on average. Almost no one paid above list. The share was 0.9%, down 2.2 points from a year ago.

If your home is on the 34104 or 34105 side, the pace is faster. Nearly 1 in 5 homes in 34105 went under contract within two weeks. Pricing too low in a faster pocket leaves money behind. Pricing too high in a slower one adds weeks.

What this means if you are buying

The fast pocket and the slow pocket are not the same negotiation. In 34103, the average buyer got 7.9 cents off the list price. In 34104, 5.5 cents. In 34105, 6.2 cents. Where you are shopping changes what you can reasonably ask for.

These are the three months ending August 31, 2026. This is summer, which is off-season in Naples. Inventory tends to shift and competition picks up once season begins. What you see now may not hold into winter.