Addison Reserve
Homes for Sale in Naples, FL
All 2,052 homes for sale in Naples, FL · median $429,000 · 224 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 October 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).
Last 30 days in Addison Reserve: 1 new listing (median asking $499,900). As of October 19, 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.
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.
Figures in this note are as of July 29, 2026. The live market numbers elsewhere on this page update nightly and are newer.
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 October 20, 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.
14% 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 (2026-10-19).
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 47 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.
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 2026-10-19, 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.
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.
What it really costs to own in Addison Reserve
The parts of the monthly number a mortgage calculator leaves out, from the tax roll, the MLS, Citizens and FEMA. Property facts only.
| Property tax | Current owners' bills run a median of $4,356/yr across 4 listings here (MLS tax records, 2026-10-20). |
|---|---|
| Home and flood insurance | The average Citizens Property Insurance premium in Collier County is $2,147/yr (2,002 policies, Citizens detail by county, April 2026); private-market quotes depend on roof age, wind mitigation and construction. |
| Roof and age | Median build year 2002 across 4 listings. An original roof here would be about 24 years old; under Florida's 2022 reform (SB 2-D) carriers may require an inspection past 15 years, so budget for a roof report, and for replacement where it fails. |
Email me new listings in Addison Reserve
One e-mail a day, only when a home lists here, with price, beds, baths and a link to every listing. Straight from the MLS feed; no account needed.
Ask an agent about Addison Reserve
Have a question about the homes, fees, rules or commute here? A Momentum agent who works Addison Reserve will answer, and the answer is published on this page for the next buyer.
HOA, CDD & Fees
- HOA dues reported around $5,400/year (about $450/month) · median of 71 MLS listings, most billed annually
- Any club/amenity membership is billed separately
Listings in this community report association dues of about $5,400 a year ($450 a month) — the median AssociationFee across 71 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, 2026-10.
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.
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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.
- 135 Glen Eagle Cir · off market
| 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.
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.
Just listed in Addison Reserve
The newest homes for sale in Addison Reserve right now, newest first. Each link opens the full listing with every photo, the price history and a tour request.
- 104 Glen Eagle Cir $499,900 · 2 bd · 2 ba · 1,744 sq ft · 9 days on market Courtesy of Coldwell Banker Realty
- 219 Glen Eagle Cir $515,000 · 3 bd · 2 ba · 1,736 sq ft · 47 days on market Courtesy of John R Wood Properties
Checked against the MLS Oct 19, 2026. All new listings in this market.
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.
- 104 Glen Eagle Cir · $499,900 · 2 bd / 2 ba · listed Oct 4, 2026 · listed by Coldwell Banker Realty
- 219 Glen Eagle Cir · $515,000 · 3 bd / 2 ba · listed Aug 8, 2026 · listed by John R Wood Properties
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Recent Developments in Addison Reserve
Development, infrastructure, retail, and school activity affecting Addison Reserve, tracked by our team and summarized from public reporting and official sources, with links to the original coverage. Last updated October 2026.
- September 2026Development
Ritz-Carlton Residences, Estero Bay tops off second tower
The second of two 22-story towers at 5000 Coconut Road reached full height on Sept. 18, 2026, completing the 224-residence project by London Bay and Coastal Construction. Tower One is more than 90% purchased and Tower Two about 45%. Move-ins and completion are scheduled for August 2027.
What it may mean for the marketAdds high-end waterfront condominium inventory in the Estero and Bonita Springs area, with completion expected in August 2027. The site is about 6 miles north of Addison Reserve.
Source: Gulfshore Business - September 2026Retail & Dining
Whole Foods confirmed as anchor of 82-acre Vitano mixed-use project in East Naples
Vitano, an 82-acre master planned development at Davis and Santa Barbara boulevards, plans 86,904 sq ft of retail including a 31,995 sq ft Whole Foods, plus 200 townhomes and 422 apartments. The PUD amendment is under county review. The developer hopes to break ground in 2027.
What it may mean for the marketWould add grocery and dining options and several hundred rental and townhome units in East Naples, with retail opening roughly 20 months after construction starts. The project is about 14 miles south of Addison Reserve, elsewhere in Collier County.
Source: Gulfshore Business - August 2026Schools
Diocese of Venice shows plans for church and K-12 school in Golden Gate Estates
The Diocese of Venice presented plans on 41 acres at Immokalee Road and Wilson Boulevard for a 1,250-seat church and a 200,000 sq ft K-12 school for up to 1,000 students. A land use amendment is required and construction follows a three-year capital campaign, with the school built first.
What it may mean for the marketWould add private school capacity and a community facility in the Immokalee Road growth area, several years out. The project is about 14 miles east of Addison Reserve, elsewhere in Collier County.
Source: Gulfshore Business - August 2026Development
Construction underway at 680-acre Brightshore Village in Golden Gate Estates
Barron Collier Companies is building Brightshore Village on Immokalee Road west of Everglades Boulevard North, planning about 2,000 homes and 106,000 to 120,000 sq ft of retail and services. Homebuilder parcels were scheduled to close September 18, with first move-ins targeted for January 2028.
What it may mean for the marketWould add about 2,000 homes and a commercial village center on the Immokalee Road corridor. The project is about 17 miles east of Addison Reserve, elsewhere in Collier County.
Source: Gulfshore Business - May 2026Civic
Collier County weighs buying East Naples grove site planned for 423 homes
Collier County commissioners voted on May 13, 2026 to pursue appraisals and negotiations to potentially buy the 166.63-acre former South Naples Citrus Grove at 341 Sabal Palm Road using Conservation Collier funds, rather than advance a proposed 423-home development. The board authorized preliminary assessments estimated at a few thousand dollars for appraisal and environmental review. The grove had become unproductive due to citrus greening disease.
What it may mean for the marketA potential public conservation purchase would remove a large parcel from the housing pipeline and steer its future toward preserved open land. The project is about 18 miles southeast of Addison Reserve, elsewhere in Collier County.
Source: Gulfshore Business - May 2026Development
Collier County planners back major Ave Maria expansion
The Collier County Planning Commission on May 7, 2026 approved Ave Maria Development's plan to add more than 2,000 acres in eastern Collier County under the Rural Lands Stewardship Area program. The expansion would allow 6,738 additional homes, bringing the town's total to 17,738, plus nearly 1 million square feet of commercial, office and medical space and a 1,000-acre senior living community east of Camp Keais Road. Developers must provide 511 affordable units, planned largely off-site.
What it may mean for the marketA large expansion would substantially increase the town's housing capacity and add commercial and medical space in eastern Collier County. The project is about 25 miles east of Addison Reserve, elsewhere in Collier County.
Source: Gulfshore Business
Summaries reflect public reporting and official sources linked above as of the dates shown. Project details, timelines, and approvals can change. Commentary on potential market effects is general observation, not investment advice or a prediction for any specific property. For the freshest items across the whole region, see This Week in Northeast Florida.
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?
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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: October 19, 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.
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More on Addison Reserve
- Home values · What homes in Addison Reserve actually sell for
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