Breakwater
Homes for Sale in Naples, FL
All 1,839 homes for sale in Naples, FL · median $425,000 · 1,649 condos for sale in Naples · 284 homes for sale in 34108 · 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, Breakwater in Naples, FL has 1 home for sale. Over the 12 months ending 2026-09-20, 14 recorded sales closed at a median of $1,144,000, $596 per square foot, a median 43 days on market, sellers accepting 89% of original asking (-7% versus the prior year). At the median price and Collier County's FY2025-26 rate of 11.05 mills, annual property tax runs about $12,640 ($12,210 with the full homestead exemption).
| Location | Naples, Collier County, FL · ZIP 34108 |
|---|---|
| Sale prices, last 12 months | $1,144,000 median across 14 closed sales · $596 per sq ft · -6.8% vs the prior 12 months |
| Days on market (closed sales) | 43 median |
| For sale right now | 1 active, 2 pending · median asking $1,377,000 |
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. Market figures describe homes, not residents. Cite as: Momentum Realty, “Breakwater key facts,” movewithmomentum.com/neighborhoods/breakwater, data as of September 20, 2026.
Last 30 days in Breakwater: 1 new listing (median asking $1,377,000). As of September 29, 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.
Breakwater is pricing at a median of $1,188,000 with a per-square-foot figure just over $600, which puts the community squarely in Naples' higher price tier and means most of what's changing hands here reflects larger or more finished homes rather than entry-level product.
A median of 57 days on market and a market heat score of 23 point to a buyer-favorable posture right now. Combined with pricing down 3.2% year over year, sellers here need to lead with condition and pricing discipline rather than assume quick, full-price offers, and buyers have room to negotiate on terms.
Breakwater right now
🟡 Off the recent peak. The trailing-12-month median ($1.14M) is down 6.8% from the prior 12 months ($1.23M). With about a dozen 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: Medium (14 and 18 sales in the two windows).
Jump to: Price history & scorecard · Homes for sale · Schools · FAQ
· Updated September 30, 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
Breakwater market snapshot (as of September 20, 2026): the median sale price is about $1.14M ($596 per sq ft over the trailing 12 months of closed sales), and a median 44 days on market for closed sales. The trailing-12-month median is down 7% from the prior 12 months, computed from record-level Florida Gulf Coast MLS closed sales (14 closings in the current window).
In ZIP 34108 (Naples), 629 homes closed in the last 12 months at a median of $955K ($547/sq ft), down 2.0% year over year, with a median 84 days on market. Right now 257 active and 52 pending listings — a soft market. See the live ZIP 34108 housing market and the Collier County market.
Florida Gulf Coast MLS sales records identify 16 homes in Breakwater that have changed hands, built between 1996 and 1998 (median 1998), with a median living area of about 1,831 sq ft and a typical 3-bedroom, 2-bath layout; 100% are condominiums. Source: Florida Gulf Coast MLS closed-sale history compiled by Momentum Research; counts reflect homes with a recorded MLS sale, not every home in the community.
Breakwater sits in Naples within Collier County, with current pricing and pace reflecting a slower, more negotiable window rather than a competitive one.
Who Breakwater is best for.
Best for
- Buyers targeting Naples' upper price range who have flexibility on timeline and want negotiating room.
- Sellers with a well-priced, well-maintained home who are prepared for a market-time window closer to two months.
- Buyers comfortable evaluating individual homes on their own merits given the wide potential spread in per-square-foot value.
Probably not for
- Buyers expecting a fast, multiple-offer transaction, since current market heat does not support that.
- Sellers who need a quick sale without adjusting for the year-over-year pricing softness.
- Buyers specifically seeking a defined amenity package, since none is identified from current listings.
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 ($1.14M) IS the median in the snapshot above, and the move from 2025 ($1.23M) IS the -6.8% one-year change.
Windows contain 1 to 21 sales each (14 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.
16% of homes for sale in ZIP 34108 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 (2026-09-29).
Breakwater Market Scorecard
Breakwater is currently a balanced market., a median asking price of $1,377,000, and homes go under contract in about 29 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 Breakwater, 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 Breakwater
Live MLS inventory for Breakwater. 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 Breakwater listings as of 2026-09-30, 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 Breakwater Right Now (1)
All 1 active and pending Breakwater listings with a detail page, newest first, refreshed twice a day from the MLS.
- 700 Bentwater Cir 103 · $1,377,000 · 2 bd / 2 ba · listed Aug 29, 2026 · listed by John R Wood Properties
The Breakwater buying strategy.
If we were buying in Breakwater 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 Breakwater.
Pricing power has softened, and that changes the conversation
With only 15 closings in the recent window, Breakwater is a lower-volume market, which makes each transaction more influential on the numbers and means comparables should be read carefully rather than treated as a broad trend line. The median price of $1,188,000 and per-square-foot figure above $600 suggest a market where finish level and lot or view specifics likely drive a wide spread in what similar-sized homes actually sell for.
The year-over-year figure of -3.2% combined with a market heat score of 23 tells a consistent story: this is not a market where list price is the ceiling. Sellers who price to current data and buyers who come in with a clear number in mind, rather than reacting to list price alone, are the ones who transact efficiently here.
The location and the amenities are priced into every listing in Breakwater. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a lower-volume, higher-price market like Breakwater, every closing matters to the read on value. We track the current median, price-per-square-foot, and days-on-market closely so pricing conversations are grounded in what is actually happening now, not a stale range from a few months back.
Breakwater in 15 seconds.
HOA, CDD & Fees
- HOA dues reported around $275/month (about $3,300/yr) · median of 50 MLS listings, most billed annually
- Any club/amenity membership is billed separately
Listings in this community report association dues of about $275 per month ($3,300 a year) — the median AssociationFee across 50 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 Breakwater 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 Breakwater sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Breakwater, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Breakwater home worth?
Get a no-obligation home value based on real comparable sales in Breakwater, 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 Breakwater
Homes in Breakwater 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. 2 on record.
- 740 Bentwater Cir 101 · off market
- 795 Bentwater Cir 202 · off market
Frequently Asked Questions
What is the median home price in Breakwater?
How long do homes in Breakwater take to sell?
Who is the best real estate agent for Breakwater?
How do I find a top Naples real estate agent who knows Breakwater?
Can Momentum Realty connect me with an agent for Breakwater?
Where is Breakwater, and what county is it in?
Should you buy in Breakwater?
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 30, 2026) |
| Community market stats | Florida Gulf Coast MLS closed sales, 12-month windows ending September 20, 2026 |
| Under-contract shares | Florida Gulf Coast MLS records, as of 2026-09-20 |
| Historical depth | Closed-sale records back to 2013 (152 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 →
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A real valuation with real comps from a local listing agent, not an instant algorithm. Response within one business day.
See how Breakwater fits the bigger picture — live prices, inventory, and Momentum Scores:
More on Breakwater
- Home values · What homes in Breakwater actually sell for
Nearby Communities
Explore more neighborhoods near Breakwater with Momentum Realty’s local guides.