Published October 11, 2026 in Market Update

Sales rose even as prices eased a little in Pelican Marsh and Tiburon

By Agnes Zak

Real estate, Pelican Marsh, Tiburon

The number that matters most for homeowners in Pelican Marsh and Tiburon: sales went up, not down. The Real Estate Data Aggregator counted 163 homes sold in the three months ending August 31, 2026. That is up 39.3% from the same three months in 2025. Buyers kept showing up, even in the off season. At least for now....

The median sale price did ease. The Real Estate Data Aggregator put it at $620,000, down 0.8% from a year before. That is not a collapse. It is a small step back. Gulf Shore Business reported that Collier County real estate market values declined 3.23% in 2026 compared to the prior year. Pelican Marsh and Tiburon held up better than that countywide figure.

Pending sales rose too. The Real Estate Data Aggregator counted 146 pending sales, up 27% from the same period in 2025. That tells you demand was still moving forward as summer ended. Not racing. Moving.

Supply tightened while sales climbed

Fewer homes were available. The Real Estate Data Aggregator counted 189 homes for sale, down 19.9% from a year before. Months of supply fell to 3.6 months, down 2.6 months from the same period in 2025. Less inventory and more sales at the same time. That combination kept the market from softening further.

Homes are taking longer, and sellers are getting close to list

The median days on market was 93 days, which is 21 days longer than the same period in 2025, according to the Real Estate Data Aggregator. That is real. Buyers are not rushing. But sellers still got 94.7% of their list price on average, up 0.2 points from a year before. Pricing close to market still works here. Pricing above it costs time.

The wider picture adds some context

Nationally, Realtor.com reported that mortgage rates climbed above 7% for the first time since January 2025. Price cuts hit 20.8% of listings in September nationally, the highest since October 2022, also per Realtor.com. Active listings topped 1.16 million homes for sale nationally in September 2026. Pelican Marsh and Tiburon moved in a different direction from that national trend, with supply falling and sales rising. The two areas are not the same as the country. But rates affect buyers everywhere, including here.

The Federal Housing Finance Agency reported U.S. house prices rose 2.6% from July 2025 to July 2026, and 0.3% from the prior month in July, seasonally adjusted. Collier County, per Gulf Shore Business, did not follow that national rise. The county's taxable values did reach $170.3 billion in 2026, and countywide taxing districts are expected to generate an additional $18.7 million versus last year, also per Gulf Shore Business. Values shifted, but the tax base stayed large.

These are ZIP 34109 numbers. One street, one building, one subdivision inside Pelican Marsh or Tiburon can read very differently from the whole. A condo in one tower is not the same as a single-family home nearby. If you want to know what the numbers say about your specific address, reach out.