River Reach
Homes for Sale in Naples, FL
All 1,848 homes for sale in Naples, FL · median $434,450 · 196 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, River Reach in Naples, FL has 5 homes for sale and 1 pending, asking from $550,000 to $820,000 (median $628,000). Over the 12 months ending 2026-09-12, 8 recorded sales closed at a median of $705,000, $364 per square foot, a median 44 days on market, sellers accepting 93% of original asking (+4% versus the prior year). Homes listed or recently sold were built 1988–1993; 4 of 6 report an HOA (median $44/mo); 6 of the 6 geocoded homes sit in a FEMA special flood hazard zone (median elevation 6 ft). At the median price and Collier County's FY2025-26 rate of 11.05 mills, annual property tax runs about $7,790 ($7,360 with the full homestead exemption).
| Location | Naples, Collier County, FL · ZIP 34104 |
|---|---|
| Homes in the community | 152 (FL DOR 2025 assessment roll) |
| Years built | 1979–2017 (median 1989.0) |
| Typical living area | 2,090 sq ft (median) |
| Home types (current listings and sales) | singlefamilyresidence 100% |
| Sale prices, last 12 months | $705,000 median across 8 closed sales · $364 per sq ft · +4.1% vs the prior 12 months |
| Days on market (closed sales) | 44 median |
| For sale right now | 5 active, 1 pending · median asking $629,000 |
| Owner-occupied (homestead) share | 71% |
Data as of September 12, 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, “River Reach key facts,” movewithmomentum.com/neighborhoods/river-reach, data as of September 12, 2026.
Last 30 days in River Reach: 2 new listings (median asking $637,450), 1 under contract right now. As of September 17, 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.
Homes For Sale Right Now in River Reach
Live MLS inventory for River Reach. 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 River Reach listings as of 2026-09-19, 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.
Every Home for Sale in River Reach Right Now (6)
All 6 active and pending River Reach listings with a detail page, newest first, refreshed twice a day from the MLS.
- 2490 Outrigger Ln · $649,900 · 3 bd / 2 ba · listed Aug 19, 2026 · listed by VIP Realty Group, Inc.
- 2378 River Reach Dr · $625,000 · 3 bd / 2 ba · listed Aug 14, 2026 · listed by Downing Frye Realty Inc.
- 2656 River Reach Dr · $550,000 · 3 bd / 2 ba · listed Jul 15, 2026 · listed by John R Wood Properties
- 2264 Outrigger Ln · $820,000 · 3 bd / 2 ba · listed Jun 21, 2026 · listed by John R Wood Properties
- 2499 River Reach Dr · $628,000 · 3 bd / 2 ba · listed Jun 21, 2026 · listed by Berkshire Hathaway FL Realty
- 2474 Outrigger Ln · $724,900 · 3 bd / 2 ba · pending · listed Jun 21, 2026 · listed by The Square Realty
River Reach prices off the home itself, not an amenity package — there is none identified in current MLS data, so the mid-$700s median and $373.79 per square foot are being paid for the structure, the lot, and the Naples address. With a median build year of 1989 and a range stretching to 2017, condition and updates do a lot of the work in separating one listing from the next.
A 55-day median days-on-market alongside a 40 market heat score points to a measured pace — not stalled, not competitive-bid territory. Year-over-year pricing is up 5.6%, which tells a seller the trend is favorable, but the moderate heat score tells a buyer there is room to negotiate on condition or timeline rather than chase a listing.
River Reach right now
🟡 Still climbing. The trailing-12-month median ($705K) is up 4.1% from the prior 12 months ($677K). 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 12. Confidence: Medium (8 and 6 sales in the two windows).
Jump to: Price history & scorecard · Homes for sale · Schools · FAQ
· Updated September 19, 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
River Reach market snapshot (as of September 12, 2026): the median sale price is about $705K ($364 per sq ft over the trailing 12 months of closed sales), and a median 45 days on market for closed sales. The trailing-12-month median is up 4% from the prior 12 months, computed from record-level Florida Gulf Coast MLS closed sales (8 closings in the current window).
In ZIP 34104 (Naples), 1,353 homes closed in the last 12 months at a median of $570K ($327/sq ft), down 2.2% year over year, with a median 59 days on market. Right now 571 active and 162 pending listings — a buyer's market. See the live ZIP 34104 housing market and the Collier County market.
River Reach is a community of 152 homes in Naples, Collier County, built between 1979 and 2017 (median 1989.0), with a median living area of about 2,090 square feet. 71% of parcels are homesteaded, the owner-occupancy proxy in the Florida DOR assessment roll (2025 roll, public records).
River Reach is a smaller, established Naples community of 152 homes built between 1979 and 2017, where the housing stock itself — age, size, and condition — carries more weight in pricing than any shared amenity.
The setting & the homes.
Aerial and on-site photos of River Reach. Swipe to explore the community.
Swipe or use the arrows → tap any photo to enlarge
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River ReachPhotos from Florida Gulf Coast MLS listings in River Reach; content deemed reliable but not guaranteed.
Who River Reach is best for.
Best for
- Buyers focused on the home and lot rather than a resort-style amenity package
- Buyers with a budget centered around the mid-$700s who can evaluate renovation status against 1979–2017 vintage
- Buyers comfortable in a lower-volume market who will lean on detailed comps rather than a fast-moving comparable pool
Probably not for
- Buyers who want move-in-ready guaranteed by community-wide recent construction
- Buyers prioritizing on-site clubhouse, pool, or recreational amenities as part of the purchase
- Buyers needing a high-velocity resale market to exit quickly
Price History: What Homes Here Have Actually Sold For
Median sale price over the trailing 12 months ending September 12 of each year, from record-level Florida Gulf Coast MLS closed sales. Same methodology as every appreciation figure on this page: the 2026 point ($705K) IS the median in the snapshot above, and the move from 2025 ($677K) IS the +4.1% one-year change.
Windows contain 0 to 11 sales each (8 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.
The real cost & risk here
Before the list price, the Florida math the portals skip. These are Collier County typicals — your exact home, flood zone, and insurance quote will vary, so verify each before you offer.
Check it for your address: look up your flood zone (FEMA) · insurance by county · true-cost calculator · Collier County scorecard.
County typicals from Momentum’s Florida housing data (Zillow & Realtor.com aggregates, Census, FRED), updated monthly; insurance modeled. Flood zone is property-specific — always confirm via FEMA.
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 (2026-09-19).
River Reach Market Scorecard
River Reach is currently a thin data market. Limited supply, a median asking price of $629,000, and homes go under contract in about 57 days.
Typical home value in the 34104 ZIP is $350,338, right around the Florida norm (Zillow Home Value Index).
Go deeper: ZIP market scorecard · county scorecard · true cost calculator · affordability calculator.
Live data: realMLS, refreshed twice daily. Typical value: Zillow Research. Market metrics only; these describe homes for sale and recent sales, not residents.
Housing distress & ownership in River Reach, 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.
River Reach on the map.
Every active, pending, and recently sold home, plotted. Toggle the layers and tap a home for the details.
Listing locations from Florida Gulf Coast MLS. Map data © OpenStreetMap, tiles © CARTO.
The River Reach buying strategy.
If we were buying in River Reach 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 River Reach.
What's Actually Setting Price Here
At a median of $715,000 and $373.79 per square foot, River Reach sits in a price band where the spread between an original-condition 1980s home and a renovated or newer-built one (up to 2017) can be wide. The median living area of 2,090 square feet gives a baseline, but buyers should expect meaningful variance in what that square footage looks like depending on when a given home was last updated.
With only 9 closings in the current window against 152 total homes, this is a thin-volume market — each sale carries outsized influence on the read, and comparables need to be chosen carefully rather than averaged broadly. A 71.2% homestead share indicates most of the housing stock is held as a primary residence rather than turned over as a rental or investment property, which tends to support steadier, less transaction-driven pricing over time.
The location and the amenities are priced into every listing in River Reach. 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 River Reach 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 (6.4). Basis: Recent Direction +4.1% year-over-year; Owner Commitment 71% owner-occupied; Pricing Power 92.7% sale-to-list. Refreshed with each data update.
Why work with Momentum here
In a low-volume market like River Reach, pricing a listing or evaluating an offer off two or three recent closings is risky — we pull the full sales history and weigh condition and vintage explicitly rather than let a thin sample set the number.
River Reach in 15 seconds.
HOA, CDD & Fees
- HOA dues reported around $44/month (about $528/yr) · median of 28 MLS listings, most billed annually
- Any club/amenity membership is billed separately
Listings in this community report association dues of about $44 per month ($528 a year) — the median AssociationFee across 28 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 River Reach 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 River Reach sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in River Reach, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your River Reach home worth?
Get a no-obligation home value based on real comparable sales in River Reach, 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 River Reach
Homes in River Reach 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.
- 2548 River Reach Dr · off market
- 2554 Outrigger Ln · off market
Frequently Asked Questions
What is the median home price in River Reach?
How long do homes in River Reach take to sell?
How many homes are in River Reach?
What share of River Reach is owner-occupied?
When were the homes in River Reach built?
Who is the best real estate agent for River Reach?
How do I find a top Naples real estate agent who knows River Reach?
Can Momentum Realty connect me with an agent for River Reach?
Where is River Reach, and what county is it in?
Is River Reach a good place to live?
Should you buy in River Reach?
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 19, 2026) |
| Community market stats | Florida Gulf Coast MLS closed sales, 12-month windows ending September 12, 2026 |
| Housing stock & ownership | Florida DOR assessment roll (street-list match (2 streets, ZIP 34104)) |
| Under-contract shares | Florida Gulf Coast MLS records, as of 2026-09-08 |
| Historical depth | Closed-sale records back to 2013 (90 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 River Reach fits the bigger picture — live prices, inventory, and Momentum Scores:
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