Viansa
Condos for Sale in Naples, FL
All 2,052 homes for sale in Naples, FL · median $429,000 · 1,840 condos for sale in Naples · 338 homes for sale in 34110 · 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, Viansa in Naples, FL has 10 homes for sale and 2 pending, asking from $799,000 to $1,975,000 (median $1,347,000). Over the 12 months ending 2026-09-20, 8 recorded sales closed at a median of $1,437,500, $542 per square foot, a median 62 days on market, sellers accepting 89% of original asking (+1% versus the prior year). Homes listed or recently sold were built 2017–2023; 12 of 12 report an HOA (median $756/mo); 9 of the 12 geocoded homes sit in a FEMA special flood hazard zone (median elevation 17 ft). At the median price and Collier County's FY2025-26 rate of 11.05 mills, annual property tax runs about $15,890 ($15,450 with the full homestead exemption).
Last 30 days in Viansa: 3 new listings (median asking $1,799,000), 2 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 Viansa
Live MLS inventory for Viansa. 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 Viansa 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.
Viansa is pricing out at a median of $1,195,000, or roughly $508.51 a square foot, but the number that matters more right now is the 114-day median time on market. That is a long hold for a Naples listing, and it tells you sellers are not getting quick validation on their asking price. Combined with a market heat score of 15, this reads as a market where inventory is sitting and buyers have room to negotiate.
The 15.7% year-over-year decline is the headline figure for anyone tracking value here. That kind of pullback, paired with slow absorption, usually means pricing is still resetting rather than stabilizing. Sellers need a sharper, more defensible number at listing. Buyers get the benefit of time and can afford to be selective about condition and terms.
Figures in this note are as of July 29, 2026. The live market numbers elsewhere on this page update nightly and are newer.
Viansa right now
🟡 Still climbing. The trailing-12-month median ($1.44M) is up 1.4% from the prior 12 months ($1.42M). 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: Low (8 and 4 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
Viansa market snapshot (as of September 20, 2026): the median sale price is about $1.44M ($542 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 up 1% from the prior 12 months, computed from record-level Florida Gulf Coast MLS closed sales (8 closings in the current window).
In ZIP 34110 (Naples), 632 homes closed in the last 12 months at a median of $675K ($369/sq ft), down 7.3% year over year, with a median 87 days on market. Right now 271 active and 65 pending listings — a soft market. See the live ZIP 34110 housing market and the Collier County market.
Florida Gulf Coast MLS sales records identify 21 homes in Viansa that have changed hands, built between 2017 and 2023 (median 2020), with a median living area of about 2,350 sq ft and a typical 3-bedroom, 3.5-bath layout; 95% 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.
Flood zones in Viansa: of 10 listing addresses checked against the FEMA National Flood Hazard Layer, 30% sit outside the FEMA Special Flood Hazard Area (Zone X); 70% are in an A-series high-risk zone where flood insurance is required with a federally backed mortgage. Individual parcels vary - verify any specific address at msc.fema.gov. See flood zones by neighborhood in Naples.
Viansa sits in Naples within Collier County, with pricing this cycle built almost entirely on condition and per-square-foot value rather than any documented amenity package, since current MLS listings do not identify specific community amenities.
The setting & the homes.
Aerial and on-site photos of Viansa. Swipe to explore the community.
Swipe or use the arrows → tap any photo to enlarge
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ViansaPhotos from Florida Gulf Coast MLS listings in Viansa; content deemed reliable but not guaranteed.
Who Viansa is best for.
Best for
- Buyers with flexible timelines who can wait out a 114-day median market without pressure to close quickly
- Buyers focused on price-per-square-foot value and willing to negotiate given the current downward trend
- Sellers who can price realistically against the 15.7% year-over-year shift rather than anchoring to prior peaks
Probably not for
- Buyers who need a fast, low-friction closing in a high-heat market
- Sellers expecting quick offers or multiple-bid competition given the current low market heat score
- Buyers prioritizing a defined amenity package, since none is currently identified in active 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 ($1.44M) IS the median in the snapshot above, and the move from 2025 ($1.42M) IS the +1.4% one-year change.
Windows contain 0 to 24 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.
17% of homes for sale in Viansa 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).
Viansa Market Scorecard
Viansa is currently a balanced market., a median asking price of $1,237,000, and homes go under contract in about 97 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.
Viansa 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 Viansa buying strategy.
If we were buying in Viansa 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 Viansa.
A market still finding its floor
With only six closings in the current window, Viansa's data set is thin enough that any single sale can move the median meaningfully. That is worth keeping in mind when comparing this snapshot to a prior quarter — the trend direction (down, and sitting longer) is the more reliable signal than the exact dollar figure.
A median dwell time of 114 days combined with a market heat score of 15 puts this squarely in buyer-leverage territory. Homes that are priced realistically relative to the $508.51 per-square-foot benchmark still move, but overpriced listings are the ones stretching the average days-on-market number upward.
The location and the amenities are priced into every listing in Viansa. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a thin, slow-moving market like this one, pricing strategy and negotiating posture matter more than usual. We track the six-closing window closely so sellers list at a number the current data actually supports, and so buyers know how much room exists before they make an offer.
Viansa in 15 seconds.
Tools for a Viansa 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 Viansa sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Viansa, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Viansa home worth?
Get a no-obligation home value based on real comparable sales in Viansa, 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 Viansa
Homes in Viansa 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. 3 on record.
- 16375 Viansa Way 102 · off market
- 16391 Viansa Way 202 · off market
- 16391 Viansa Way 302 · off market
| Location | Naples, Collier County, FL · ZIP 34110, 34120 |
|---|---|
| Home types (current listings and sales) | condos 92%, attached 8% |
| Sale prices, last 12 months | $1,437,500 median across 8 closed sales · $542 per sq ft · +1.4% vs the prior 12 months |
| Days on market (closed sales) | 62 median |
| For sale right now | 6 active, 3 pending · median asking $1,237,000 |
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, “Viansa key facts,” movewithmomentum.com/neighborhoods/viansa, data as of September 20, 2026.
Housing distress & ownership in Viansa, 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 Viansa
The newest homes for sale in Viansa right now, newest first. Each link opens the full listing with every photo, the price history and a tour request.
- 16347 Viansa Way 102 $1,799,000 · 3 bd · 4 ba · 2,950 sq ft · new today Courtesy of Real Broker, LLC
- 16356 Viansa Way 201 $985,000 · 3 bd · 2 ba · 2,376 sq ft · new today Courtesy of John R Wood Properties
- 16347 Viansa Way 302 $1,975,000 · 3 bd · 4 ba · 2,950 sq ft · 18 days on market Courtesy of The Willis Group, LLC
- 16374 Viansa Way 301 $1,299,000 · 3 bd · 4 ba · 2,350 sq ft · 67 days on market Courtesy of Real Estate Specialty Svcs II
- 16371 Viansa Way 201 $1,750,000 · 3 bd · 4 ba · 2,930 sq ft · 68 days on market Courtesy of Royal Shell Real Estate, Inc.
- 16348 Viansa Way 102 $799,000 · 3 bd · 2 ba · 1,710 sq ft · 97 days on market Courtesy of Coldwell Banker Realty
Checked against the MLS Oct 20, 2026. All new listings in this market.
Every Home for Sale in Viansa Right Now (12)
All 12 active and pending Viansa listings with a detail page, newest first, refreshed twice a day from the MLS.
- 16347 Viansa Way 102 · $1,799,000 · 3 bd / 4 ba · listed Oct 20, 2026 · listed by Real Broker, LLC
- 16347 Viansa Way 302 · $1,975,000 · 3 bd / 4 ba · listed Oct 1, 2026 · listed by The Willis Group, LLC
- 16356 Viansa Way 201 · $985,000 · 3 bd / 2 ba · listed Sep 11, 2026 · listed by John R Wood Properties
- 16382 Viansa Way 201 · $1,240,000 · 3 bd / 4 ba · listed Aug 30, 2026 · listed by Real Broker, LLC
- 16374 Viansa Way 301 · $1,299,000 · 3 bd / 4 ba · listed Aug 16, 2026 · listed by Real Estate Specialty Svcs II
- 16371 Viansa Way 201 · $1,750,000 · 3 bd / 4 ba · listed Aug 8, 2026 · listed by Royal Shell Real Estate, Inc.
- 16351 Viansa Way 202 · $1,750,000 · 3 bd / 4 ba · listed Jul 22, 2026 · listed by John R Wood Properties
- 16360 Viansa Way 8-201 · $1,395,000 · 3 bd / 4 ba · listed Jul 22, 2026 · listed by William Raveis Real Estate
- 16378 Viansa Way 202 · $1,175,000 · 3 bd / 4 ba · listed Jul 22, 2026 · listed by Compass Florida LLC
- 16348 Viansa Way 102 · $799,000 · 3 bd / 2 ba · listed Jul 22, 2026 · listed by Coldwell Banker Realty
- 16391 Viansa Way 101 · $1,895,000 · 3 bd / 4 ba · pending · listed Jul 22, 2026 · listed by Realty One Group MVP
- 16371 Viansa Way 202 · $1,850,000 · 3 bd / 4 ba · pending · listed Jul 22, 2026 · listed by Naples Homes
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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
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Streets in this community
Street-level pages: every home on record, what sold and what is for sale on each street.
- Viansa Way 201 (3 homes on record)
What it really costs to own in Viansa Condos for Sale
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 $13,351/yr across 24 listings here (MLS tax records, 2026-10-20). |
|---|---|
| HOA dues | Median $756/month across 12 MLS listings (most billed quarterly; 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. Flood: of 10 listing addresses checked against the FEMA flood map, 30% sit outside the high-risk zone and 70% inside one, where flood insurance is required with a federally backed mortgage. Statewide, a Zone X flood policy runs about $500-$700/yr and a high-risk zone $1,200-$2,500/yr (FEMA Risk Rating 2.0 averages, not quotes). |
| Roof and age | Median build year 2020 across 24 listings. Newer roofs and current wind-mitigation features usually mean the lower end of insurance quotes. |
Estimated carrying cost at the median asking price, before the mortgage: about $2,048/month (tax $1,113, HOA $756, insurance $179). An estimate from the sources above, not a quote.
Email me new listings in Viansa Condos for Sale
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 Viansa Condos for Sale
Have a question about the homes, fees, rules or commute here? A Momentum agent who works Viansa Condos for Sale will answer, and the answer is published on this page for the next buyer.
Frequently Asked Questions
What is the median home price in Viansa?
How long do homes in Viansa take to sell?
Who is the best real estate agent for Viansa?
How do I find a top Naples real estate agent who knows Viansa?
Can Momentum Realty connect me with an agent for Viansa?
Where is Viansa, and what county is it in?
Is Viansa in a flood zone?
Should you buy in Viansa?
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 |
| Under-contract shares | Florida Gulf Coast MLS records, as of 2026-09-20 |
| Historical depth | Closed-sale records back to 2017 (100 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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Nearby Communities
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More on Viansa Condos for Sale in Naples
- Home values · What homes in Viansa Condos for Sale in Naples actually sell for