Published October 4, 2026 in Market Update

Pelican Marsh has fewer listings, but more homes are still moving

By Agnes Zak

Real estate, Pelican Marsh

As of October 4, 2026, Pelican Marsh is running with less supply and more buyers going under contract. That combination changes what both sides of a deal should expect.

Gulf Shore Business reported on September 14, 2026 that Collier County property market values fell 3.23% in 2026 from the year before. Countywide values dropped to $217.7 billion from $224.9 billion. Taxable values still rose, to $170.3 billion on preliminary estimates, also reported by Gulf Shore Business. That is the wider backdrop for every number below.

The short version for Pelican Marsh

The Real Estate Data Aggregator counted 317 pending sales across Pelican Marsh in those three months. That is up 29.4% from the same period in 2025. At the same time, homes for sale dropped 23.8%. More buyers moving, fewer listings to choose from. At least for now.

Two ZIP codes, two price points

Pelican Marsh sits across two ZIP codes. They tell different stories at the price level.

In ZIP 34109, the Real Estate Data Aggregator put the median sale price at $635,000. That is down 0.8% from the same period in 2025. A small dip. Homes here sat on the market a median of 77 days, 7 days longer than last year.

In ZIP 34108, the median sale price was $1,055,000. Down 9.4% from the same period in 2025. That is a bigger move. Homes there took a median of 112 days, which is 17 days longer than last year. More supply remains: 5.1 months versus 3.7 months in 34109.

Sellers are getting close to list, not over it

The Real Estate Data Aggregator shows homes in ZIP 34109 sold at 94.7% of list price on average. That is up 0.9 points from last year, which is a small improvement. Only 2.4% of homes sold above list. In ZIP 34108, the average was 93.3% of list, up 1 point from last year.

Nationally, Realtor.com reported that 20.8% of listings took a price cut in September 2026, the highest share since October 2022. Mortgage rates climbed above 7% for the first time since January 2025, according to Realtor.com. That context matters. Buyers everywhere are watching their costs.

Fewer listings can help a seller, a little

When inventory drops 23.8% and pending sales rise 29.4%, sellers face less competition. That does not mean every home sells fast. The median in ZIP 34108 was 112 days. Pricing still matters more than supply alone.

New listings across both ZIP codes rose only 1.8% from last year, according to the Real Estate Data Aggregator. Supply is not rushing back in. Buyers have fewer options, and the ones going pending are moving. At least for now....

What this period covers

These are the three months ending July 31, 2026. That is off-season in Pelican Marsh. Snowbirds are gone. Showings are quieter. The numbers above reflect that slower pace. Winter season will look different.