Addison Reserve
Homes for Sale in Naples, FL
All 1,833 homes for sale in Naples, FL · median $425,000 · 192 homes for sale in 34104 · Collier County homes for sale
True comps, carrying-cost math, and listings before the portals.
Market Heat
Photo via Florida Gulf Coast MLS
As of September 2026, Addison Reserve in Naples, FL has 3 homes for sale. Over the 12 months ending 2026-09-20, 6 recorded sales closed at a median of $550,000, $320 per square foot, a median 66 days on market, sellers accepting 94% of original asking (-6% versus the prior year). At the median price and Collier County's FY2025-26 rate of 11.05 mills, annual property tax runs about $6,080 ($5,640 with the full homestead exemption).
| Location | Naples, Collier County, FL · ZIP 34104 |
|---|---|
| Homes in the community | 116 (FL DOR 2025 assessment roll) |
| Years built | 1997–2003 (median 2002.0) |
| Typical living area | 2,132 sq ft (median) |
| Sale prices, last 12 months | $550,000 median across 6 closed sales · $320 per sq ft · -6.0% vs the prior 12 months |
| Days on market (closed sales) | 66 median |
| For sale right now | 3 active, 0 pending · median asking $515,000 |
| Owner-occupied (homestead) share | 52% |
Data as of September 20, 2026. Listing information provided by the Florida Gulf Coast Multiple Listing Service, Inc. Information is deemed reliable but not guaranteed by the MLS to be accurate; housing-stock figures from Florida Department of Revenue public records. Market figures describe homes, not residents. Cite as: Momentum Realty, “Addison Reserve key facts,” movewithmomentum.com/neighborhoods/addison-reserve, data as of September 20, 2026.
Addison Reserve is pricing at a median of $550,000, with a per-square-foot figure near $319.58 that suggests condition and finish level are doing most of the work on value here, not a uniform build or amenity package. Our current MLS pull does not surface a defined amenity set for this community, which tells buyers to verify what, if anything, is included before assuming a lifestyle package is part of the price.
A median of 66 days on market and a year-over-year price move of -6.0% point to a market that has softened and is taking longer to clear. With a market heat score of 42, this reads as a buyer-leaning window: sellers who need to move are more open to negotiation, and buyers who do their homework on comparable closings have room to work with.
Addison Reserve right now
🟡 Off the recent peak. The trailing-12-month median ($550K) is down 6.0% from the prior 12 months ($585K). With about 6 sales a year, a single closing can swing this number, so read the level and the decade, not one year's move.Momentum Research, record-level Florida Gulf Coast MLS closed sales, 12-month windows ending September 20. Confidence: Low (6 and 5 sales in the two windows).
Jump to: Price history & scorecard · Homes for sale · Schools · FAQ
· Updated September 28, 2026 · Live data: Florida Gulf Coast MLS, refreshed twice daily · MLS facts carry their source; interpretation lines are Momentum Research · Data sources & freshness
The 60-Second Overview
Addison Reserve market snapshot (as of September 20, 2026): the median sale price is about $550K ($320 per sq ft over the trailing 12 months of closed sales), and a median 66 days on market for closed sales. The trailing-12-month median is down 6% from the prior 12 months, computed from record-level Florida Gulf Coast MLS closed sales (6 closings in the current window).
In ZIP 34104 (Naples), 1,347 homes closed in the last 12 months at a median of $570K ($327/sq ft), down 2.4% year over year, with a median 59 days on market. Right now 580 active and 154 pending listings — a buyer's market. See the live ZIP 34104 housing market and the Collier County market.
County records show 4 qualified sales in Addison Reserve across 2024–2025 (1 in 2024, 3 in 2025), median $735,000 — the last recorded sale per parcel on the Florida DOR 2025 assessment roll, independent of the MLS.
Addison Reserve is a community of 116 homes in Naples, Collier County, built between 1997 and 2003 (median 2002.0), with a median living area of about 2,132 square feet. 52% of parcels are homesteaded, the owner-occupancy proxy in the Florida DOR assessment roll (2025 roll, public records).
Addison Reserve sits in Naples within Collier County, an area where the current data shows a wider-than-typical gap between list expectations and what the market has actually been paying over the past six months of closings.
Who Addison Reserve is best for.
Best for
- Buyers comfortable with a longer closing timeline who want to negotiate on price rather than compete on speed.
- Buyers focused on value near the current median price who are prepared to verify condition and finish level directly.
- Sellers who are pricing to current, corrected market data rather than last year's higher comps.
Probably not for
- Buyers who need a confirmed amenity package as part of the purchase, since none is currently listed for this community.
- Sellers expecting last year's pricing to hold given the recorded year-over-year decline.
- Buyers who need a fast, low-days-on-market close in a market currently averaging 66 days.
Price History: What Homes Here Have Actually Sold For
Median sale price over the trailing 12 months ending September 20 of each year, from record-level Florida Gulf Coast MLS closed sales. Same methodology as every appreciation figure on this page: the 2026 point ($550K) IS the median in the snapshot above, and the move from 2025 ($585K) IS the -6.0% one-year change.
Windows contain 0 to 14 sales each (6 in the current window); every figure carries its sample size, and thin markets swing on single closings. Listing information provided by the Florida Gulf Coast Multiple Listing Service, Inc. Information is deemed reliable but not guaranteed by the MLS to be accurate. Deemed reliable but not guaranteed.
23% of homes for sale in ZIP 34104 are already under contract (under contract ÷ under contract + active listings) — a read on how much of the available inventory buyers have already claimed. Source: MLS data (2026-09-28).
Addison Reserve Market Scorecard
Addison Reserve is currently a balanced market., a median asking price of $515,000, and homes go under contract in about 284 days.
Go deeper: ZIP market scorecard · county scorecard · true cost calculator · affordability calculator.
Live data: Florida Gulf Coast MLS, refreshed twice daily. Market metrics only; these describe homes for sale and recent sales, not residents.
Housing distress & ownership in Addison Reserve, Naples
Who owns here, how much is not owner-occupied, and how much for-sale inventory is under distress.
Source: Momentum Realty Research. Ownership & parcels from the FL DOR 2025 tax roll; distress from MLS active-listing status/remarks; price from MLS closed sales. Listing information provided by the Florida Gulf Coast Multiple Listing Service, Inc. Information is deemed reliable but not guaranteed by the MLS to be accurate. Deemed reliable but not guaranteed.
Homes For Sale Right Now in Addison Reserve
Live MLS inventory for Addison Reserve. Every active listing, what is under contract right now, and the last 12 months of closed sales, refreshed twice a day. Closed comps beat an algorithm's guess every time.
Active and pending Addison Reserve listings as of 2026-09-26, priced high to low. Listing information provided by the Florida Gulf Coast Multiple Listing Service, Inc. Information is deemed reliable but not guaranteed by the MLS to be accurate. Tap any home to ask about it.
Every Home for Sale in Addison Reserve Right Now (2)
All 2 active and pending Addison Reserve listings with a detail page, newest first, refreshed twice a day from the MLS.
- 219 Glen Eagle Cir · $515,000 · 3 bd / 2 ba · listed Aug 8, 2026 · listed by John R Wood Properties
- 135 Glen Eagle Cir · $559,000 · 2 bd / 2 ba · listed Jun 27, 2026 · listed by Premiere Plus Realty Company
The Addison Reserve buying strategy.
If we were buying in Addison Reserve today, this is the order of operations we would run for our clients.
Underwrite the condition first. Price the roof, HVAC, and systems honestly before judging any list price; condition swings value here more than square footage alone.
Match the home to real comps. Recent sales of similar condition and lot, not the asking price, tell you what a home is worth.
Move deliberately, not desperately. Neither side has a decisive edge, so a well-prepared, fairly-priced offer wins without overpaying.
Line up financing and inspection early. A pre-approval and an inspection plan let you act fast and negotiate from evidence.
Keep an agent in your corner. The listing agent works for the seller; we represent you and prepare a hand-built valuation before any offer in Addison Reserve.
A market in correction mode
The six-month closings window behind this snapshot shows a median price of $550,000 alongside a year-over-year decline of 6.0%. That combination is not unusual mid-correction: it means the homes that are trading are doing so at levels below where they priced a year ago, and sellers who list at last year's numbers are the ones most likely to sit.
A median of 66 days on market reinforces that read. This is not a market where well-priced homes move in a week. Buyers have time to inspect, negotiate, and walk away from a deal that does not pencil. Sellers benefit from pricing to the current data rather than to memory of a stronger year.
The location and the amenities are priced into every listing in Addison Reserve. The deal is won or lost on condition, the comps, and the renovation math.
Momentum Buy Score.
Our proprietary 0 to 10 read across the factors that decide how a home in Addison Reserve buys, holds, and resells. Momentum Research; not an appraisal.
Momentum Intelligence Scores are our proprietary, qualitative assessment on a 0 to 10 scale, built from the record-level market data on this page. They are a framework for comparing communities, not a guarantee of future value and not advice on a specific home; unlike an automated value estimate they do not price your home, they grade the community on evidence you can inspect. Composite is the plain average of the 3 factors (5.3). Basis: Recent Direction -6.0% year-over-year; Owner Commitment 52% owner-occupied; Pricing Power 94.3% sale-to-list. Refreshed with each data update.
Why work with Momentum here
In a market posting a 42 heat score and a negative year-over-year trend, pricing strategy and negotiation matter more than they do in a hot market. We pull the actual closings behind these numbers, not just active listings, so you are pricing or offering against what buyers have actually paid in Addison Reserve, not what sellers hope to get.
Addison Reserve in 15 seconds.
HOA, CDD & Fees
- HOA dues reported around $450/month (about $5,400/yr) · median of 34 MLS listings, most billed annually
- Any club/amenity membership is billed separately
Listings in this community report association dues of about $450 per month ($5,400 a year) — the median AssociationFee across 34 MLS records, normalised to a monthly figure; most are billed annually. Dues change with budgets and can differ by section or product type; confirm the current figure with the association before you offer. Source: MLS listing records, 2026-09.
Confirm the current HOA dues, exactly what they cover, and any CDD bond or special assessment for a specific address before you offer.
Tools for a Addison Reserve buy.
Free calculators to pressure-test the real cost before you tour.
Selling here is won on condition and pricing to real comps, not an automated estimate. The right number comes from closed Addison Reserve sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Addison Reserve, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Addison Reserve home worth?
Get a no-obligation home value based on real comparable sales in Addison Reserve, not an automated guess. Tell us about your home and we will personally prepare your numbers and a pricing strategy. No obligation, no spam.
See all homes for sale in Naples →
Recently off market in Addison Reserve
Homes in Addison Reserve that recently left the market. Each address opens its public-record profile: county-recorded value, property taxes, the last recorded sale, community sales history, and what is for sale nearby now. 1 on record.
- 104 Glen Eagle Cir · off market
Frequently Asked Questions
What is the median home price in Addison Reserve?
How long do homes in Addison Reserve take to sell?
How many homes are in Addison Reserve?
What share of Addison Reserve is owner-occupied?
When were the homes in Addison Reserve built?
Who is the best real estate agent for Addison Reserve?
How do I find a top Naples real estate agent who knows Addison Reserve?
Can Momentum Realty connect me with an agent for Addison Reserve?
Where is Addison Reserve, and what county is it in?
Is Addison Reserve a good place to live?
Should you buy in Addison Reserve?
An honest fit check. We will tell you when it is not your community.
Data sources & freshness
| Live listings | Florida Gulf Coast MLS, refreshed twice daily (last: September 26, 2026) |
| Community market stats | Florida Gulf Coast MLS closed sales, 12-month windows ending September 20, 2026 |
| Housing stock & ownership | Florida DOR assessment roll (street-list match (1 streets, ZIP 34104)) |
| Under-contract shares | Florida Gulf Coast MLS records, as of 2026-09-20 |
| Historical depth | Closed-sale records back to 2013 (85 transactions analyzed) |
Verify the primary sources yourself: Florida DOR · U.S. Census · FEMA flood maps · Citizens Property Insurance.
Momentum Research figures are our own analysis of Florida Gulf Coast MLS records; MLS data is deemed reliable but not guaranteed. Methodology: how Momentum market scores are computed. Market metrics describe homes for sale and recent sales, not residents.
Own a home here?
You just read the data. Now see what your home is worth.
The numbers on this page move markets in the aggregate. The number that matters to you is what a buyer pays for your address. Momentum sells for 1.25% above the Florida Gulf Coast MLS member average and 8 days faster, and we’ll price yours against live local comps.
Looking to buy here? Search homes for sale →
What’s your home worth in your area?
A real valuation with real comps from a local listing agent, not an instant algorithm. Response within one business day.
See how Addison Reserve fits the bigger picture — live prices, inventory, and Momentum Scores:
Nearby Communities
Explore more neighborhoods near Addison Reserve with Momentum Realty’s local guides.