River Reach
Homes for Sale in Naples, FL
All 2,052 homes for sale in Naples, FL · median $429,000 · 222 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, River Reach in Naples, FL has 4 homes for sale and 1 pending, asking from $599,000 to $820,000 (median $612,450). Over the 12 months ending 2026-09-20, 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 1988–1990; 4 of 5 report an HOA (median $44/mo); 4 of the 5 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).
Last 30 days in River Reach: 1 new listing (median asking $625,000), 1 under contract right now. As of October 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.
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 2026-10-20, 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.
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.
Figures in this note are as of July 29, 2026. The live market numbers elsewhere on this page update nightly and are newer.
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 20. Confidence: Medium (8 and 6 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
River Reach market snapshot (as of September 20, 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), 1,347 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 10 qualified sales in River Reach across 2024–2025 (7 in 2024, 3 in 2025), median $634,900 — the last recorded sale per parcel on the Florida DOR 2025 assessment roll, independent of the MLS.
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
River Reach
River Reach
River Reach
River Reach
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 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 ($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.
15% 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 (2026-10-20).
River Reach Market Scorecard
River Reach is currently a balanced market., a median asking price of $628,000, and homes go under contract in about 128 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.
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 contributors.
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.
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.
See all homes for sale in Naples →
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. 4 on record.
- 2474 Outrigger Ln · off market
- 2548 River Reach Dr · off market
- 2554 Outrigger Ln · off market
- 2656 River Reach Dr · off market
| 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 $628,000 |
| Owner-occupied (homestead) share | 71% |
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, “River Reach key facts,” movewithmomentum.com/neighborhoods/river-reach, data as of September 20, 2026.
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.
Just listed in River Reach
The newest homes for sale in River Reach right now, newest first. Each link opens the full listing with every photo, the price history and a tour request.
- 2378 River Reach Dr $625,000 · 3 bd · 2 ba · 2,037 sq ft · 27 days on market Courtesy of Downing Frye Realty Inc.
- 2490 Outrigger Ln $599,900 · 3 bd · 2 ba · 2,042 sq ft · 64 days on market Courtesy of VIP Realty Group, Inc.
- 2499 River Reach Dr $599,000 · 3 bd · 2 ba · 1,559 sq ft · 128 days on market Courtesy of Berkshire Hathaway FL Realty
- 2264 Outrigger Ln $820,000 · 3 bd · 2 ba · 1,964 sq ft · 250 days on market Courtesy of John R Wood Properties
Checked against the MLS Oct 20, 2026. All new listings in this market.
Every Home for Sale in River Reach Right Now (5)
All 5 active and pending River Reach listings with a detail page, newest first, refreshed twice a day from the MLS.
- 2237 River Reach Dr · $545,000 · 3 bd / 2 ba · pending · listed Oct 1, 2026 · listed by Realty Of Naples FL, LLC
- 2490 Outrigger Ln · $599,900 · 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.
- 2264 Outrigger Ln · $820,000 · 3 bd / 2 ba · listed Jul 22, 2026 · listed by John R Wood Properties
- 2499 River Reach Dr · $599,000 · 3 bd / 2 ba · listed Jul 22, 2026 · listed by Berkshire Hathaway FL Realty
More Naples home searches
- All homes for sale in Naples, FL
- Homes for sale in Collier County, FL
- Gated communities in Naples
- Homes under $300K in Naples
- Homes from $300K to $500K in Naples
- 4-bedroom homes for sale in Naples
- Naples home values: what is my house worth?
- ZIP 34104 housing scorecard
- 10 coming-soon communities in Collier County
Naples guides & data
- Market data
- Best neighborhoods (ranked by data)
- Flood zones
- Home insurance cost
- New construction
- ZIP codes
Florida buyer guides
- Florida home insurance rates by county
- Florida property tax by county
- Florida property tax calculator
- What flood zone X means
- The 4-point inspection, explained
- Florida flood insurance calculator
Real estate agent in Naples? Join Momentum in Naples: 100% commission, one $12K cap.
Streets in this community
Street-level pages: every home on record, what sold and what is for sale on each street.
- Outrigger Lane (4 homes on record)
What it really costs to own in River Reach
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 $2,652/yr across 10 listings here (MLS tax records, 2026-10-20). |
|---|---|
| HOA dues | Median $530/year (about $44/month) across 4 MLS listings (most billed annually; 2026-10-20). Dues cover what the documents say they cover; ask for the budget and reserve study. |
| 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 1989 across 10 listings. An original roof here would be about 37 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. |
Estimated carrying cost at the median asking price, before the mortgage: about $444/month (tax $221, HOA $44, insurance $179). An estimate from the sources above, not a quote.
Email me new listings in River Reach
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 River Reach
Have a question about the homes, fees, rules or commute here? A Momentum agent who works River Reach will answer, and the answer is published on this page for the next buyer.
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: October 20, 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 (2 streets, ZIP 34104)) |
| Under-contract shares | Florida Gulf Coast MLS records, as of 2026-09-20 |
| 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 →
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 River Reach fits the bigger picture — live prices, inventory, and Momentum Scores:
Nearby Communities
Explore more neighborhoods near River Reach with Momentum Realty’s local guides.
More on River Reach
- Home values · What homes in River Reach actually sell for