Published October 25, 2026 in Market Update

One part of the market is moving faster with less room to negotiate

By Agnes Zak

Real estate, Primary market

Freddie Mac put the 30-year fixed rate at 7.32% as of October 22, 2026. That is not a small number. And yet the Real Estate Data Aggregator shows the primary market sold 1,056 homes in the three months ending August 31, 2026. That is up 16.6% from the same months a year before. Higher rates have not slowed every part of Naples and unincorporated Collier County the same way.

The area that stood out most was ZIP 34119, which covers gated and golf communities west of Collier Boulevard in unincorporated Collier County, including communities like Riverstone and Vanderbilt Country Club. The Real Estate Data Aggregator counted 3.4 months of supply there. That is the tightest reading across the primary market for this period.

For context: ZIP 34102, which covers downtown Naples, Port Royal, and Aqualane Shores west of 41, sat at 7.5 months of supply for the same period. That is more than twice as much inventory relative to sales. Those are two very different conversations for a seller to be having.

ZIP 34119: tighter inventory, faster sales, less room to negotiate

The Real Estate Data Aggregator counted 249 homes sold in ZIP 34119 in the three months ending August 31, 2026. That is up 21.5% from the same period a year before. Inventory fell 27.6% over the same stretch. Sellers got 95.1% of list price on average. That is the highest sale-to-list ratio in the primary market for this period. At least for now.

Nearly 1 in 5 homes in ZIP 34119 went under contract within two weeks of listing. The Real Estate Data Aggregator put that share at 19%, up 7.7 points from a year before. That is a meaningful shift in pace, even in the off-season summer months when much of Naples quiets down.

The rest of the primary market: more inventory, more time, more negotiating room

West of 41, the City of Naples areas tell a different story. ZIP 34102, which includes downtown, Port Royal, and Aqualane Shores, had a median of 124 days on market. The Real Estate Data Aggregator also counted 280 homes for sale there, down only 5.4% from a year before. New listings rose 18.9%. That combination means buyers have more choices and more patience on their side.

ZIP 34103, covering Park Shore and the Moorings, had a median of 143 days on market, the longest in the primary market for this period. The Real Estate Data Aggregator showed new listings there up 18.8% from a year before as well. Pending sales jumped 44.6%, which suggests some movement, but homes are still sitting longer before they go.

Rates are high everywhere. Not every market feels it the same way.

Freddie Mac put the 30-year fixed rate at 7.32% as of October 22, 2026. Realtor.com showed an average of 7.40% on the same date. Those are the same rates whether you are buying in a gated community in 34119 or a waterfront home in Port Royal. But 3.4 months of supply and 7.5 months of supply are not the same market. The rate does not change. The leverage does.

The National Association of Realtors reported that existing-home sales nationally reached 3.99 million units in September 2026, with prices up 1.3% from a year before. The primary market here outpaced that sales growth by a wide margin, with the Real Estate Data Aggregator counting a 16.6% increase in homes sold across all seven ZIP codes combined.

One development, one building, one street can read very differently from the ZIP code number around it. If you want to know where your specific home sits in this, send me your address.