Mandalay
Homes for Sale in Naples, FL
All 1,847 homes for sale in Naples, FL · median $425,000 · 388 homes for sale in 34112 · 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, Mandalay in Naples, FL has 1 home for sale. Over the 12 months ending 2026-09-20, 6 recorded sales closed at a median of $386,000, $258 per square foot, a median 62 days on market, sellers accepting 93% of original asking (-1% versus the prior year). At the median price and Collier County's FY2025-26 rate of 11.05 mills, annual property tax runs about $4,270 ($3,830 with the full homestead exemption).
| Location | Naples, Collier County, FL · ZIP 34112 |
|---|---|
| Sale prices, last 12 months | $386,000 median across 6 closed sales · $258 per sq ft · -0.9% vs the prior 12 months |
| Days on market (closed sales) | 62 median |
| For sale right now | 1 active, 1 pending · median asking $388,000 |
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, “Mandalay key facts,” movewithmomentum.com/neighborhoods/mandalay, data as of September 20, 2026.
Mandalay is pricing at a median of $376,000, with price per square foot near $251.51, and the pullback in value over the past year (down 6.6%) tells you this is a market working through softer demand rather than one holding firm. With only 8 closings in the current window, treat any single data point here as directional, not definitive; small samples move fast when one or two sales close out of pattern.
A median of just over 63 days on market, paired with a market heat score of 12, points to a buyer-favorable posture right now. Sellers who price realistically and are willing to negotiate on condition items are the ones closing; sellers testing the top of the range are the ones adding to that day count.
Mandalay right now
🟡 Off the recent peak. The trailing-12-month median ($386K) is down 0.9% from the prior 12 months ($390K). 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 1, 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
Mandalay market snapshot (as of September 20, 2026): the median sale price is about $386K ($258 per sq ft over the trailing 12 months of closed sales), and a median 62 days on market for closed sales. The trailing-12-month median is down 1% from the prior 12 months, computed from record-level Florida Gulf Coast MLS closed sales (6 closings in the current window).
In ZIP 34112 (Naples), 935 homes closed in the last 12 months at a median of $380K ($260/sq ft), up 0.3% year over year, with a median 64 days on market. Right now 362 active and 86 pending listings — a buyer's market. See the live ZIP 34112 housing market and the Collier County market.
Mandalay's numbers describe a community in a cooling phase, where price softening and longer market times are giving buyers more room to negotiate than sellers may expect.
Who Mandalay is best for.
Best for
- Buyers with flexible timelines who can wait through a market averaging just over 63 days to close.
- Buyers looking for negotiating leverage in a community currently showing a low market heat score.
- Value-focused buyers comfortable analyzing a small closing sample rather than relying on broad trend data.
Probably not for
- Buyers who need a fast close and cannot absorb a market currently running longer than 60 days on market.
- Sellers expecting to price at or above last year's levels given the recorded 6.6% year-over-year decline.
- Buyers who want amenity-rich community infrastructure, since none is identified from current MLS listings here.
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 ($386K) IS the median in the snapshot above, and the move from 2025 ($390K) IS the -0.9% one-year change.
Windows contain 1 to 11 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.
17% of homes for sale in ZIP 34112 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 (2026-10-01).
Mandalay Market Scorecard
Mandalay is currently a balanced market., a median asking price of $388,000, and homes go under contract in about 123 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 Mandalay
Live MLS inventory for Mandalay. 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 Mandalay 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 Mandalay Right Now (2)
All 2 active and pending Mandalay listings with a detail page, newest first, refreshed twice a day from the MLS.
- 6242 Mandalay Cir 55 · $388,000 · 3 bd / 2 ba · listed Jul 2, 2026 · listed by Mato Realty, LLC
- 6234 Mandalay Cir 57 · $315,000 · 3 bd / 2 ba · pending · listed Jul 2, 2026 · listed by John R Wood Properties
The Mandalay buying strategy.
If we were buying in Mandalay 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 Mandalay.
Reading the numbers, not the noise
The math here is straightforward: a $376,000 median against roughly $251.51 per square foot suggests homes trading in the low-to-mid three-bedroom range, though with only 8 closings feeding this snapshot, the outcome for any one listing depends heavily on its own condition and comparables rather than the community average.
The year-over-year decline of 6.6% is the number sellers need to sit with before setting an asking price. Combined with a market heat score of 12, the current data does not support aggressive pricing strategies. Buyers should use that same data to negotiate on timeline and terms, not just price.
The location and the amenities are priced into every listing in Mandalay. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a small, thin-volume market like Mandalay, pricing a listing or evaluating an offer requires pulling the actual closed comparables rather than leaning on a community-wide average built from just 8 sales. We do that work before you set a number, not after a home sits.
Mandalay in 15 seconds.
HOA, CDD & Fees
- HOA dues reported around $538/month (about $6,456/yr) · median of 20 MLS listings, most billed quarterly
- Any club/amenity membership is billed separately
Listings in this community report association dues of about $538 per month ($6,456 a year) — the median AssociationFee across 20 MLS records, normalised to a monthly figure; most are billed quarterly. 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 Mandalay 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 Mandalay sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Mandalay, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Mandalay home worth?
Get a no-obligation home value based on real comparable sales in Mandalay, 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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Frequently Asked Questions
What is the median home price in Mandalay?
How long do homes in Mandalay take to sell?
Who is the best real estate agent for Mandalay?
How do I find a top Naples real estate agent who knows Mandalay?
Can Momentum Realty connect me with an agent for Mandalay?
Where is Mandalay, and what county is it in?
Should you buy in Mandalay?
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 (77 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.
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See how Mandalay fits the bigger picture — live prices, inventory, and Momentum Scores:
More on Mandalay
- Home values · What homes in Mandalay actually sell for
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