Naples vs Sarasota: The Numbers, Side by Side
Deciding between Naples and Sarasota? Skip the anecdotes — here is every measurable difference between the two markets (anchored on their core counties): home values and list prices, property taxes at each side’s verified millage, insurance, rents, growth, investor yield and migration — each figure from the named source that produced it.
The head-to-head table
| Metric | Naples | Sarasota |
|---|---|---|
| Typical home value (Zillow) | $555,973 | $399,487 |
| Median list price | $699,000 | $482,450 |
| 1-yr value change | -4.6% | -5.5% |
| 5-yr value change | 5.5% | 2.9% |
| Median days on market | 102 days | 86 days |
| Active listings | 5,494 | 4,677 |
| Listings with a price cut | 13.5% | 18.2% |
| Typical millage (property tax) | 11.05 mills | 13.48 mills |
| Avg Citizens insurance | $2,147/yr | $2,126/yr |
| Typical rent (ZORI) | $2,675/mo | $2,185/mo |
| Modeled monthly cost to own | $3,264/mo | $2,437/mo |
| Gross cap rate | 5.8% | 6.6% |
| Net migration (people/yr) | +2411 | +4764 |
| Residential permits (2025) | 2,736 | 6,627 |
Bold marks the side a cost-or-yield metric favors. Values from Zillow research series, Realtor.com Economic Research, verified county millage, Citizens Property Insurance filings, Zillow Observed Rent Index, IRS SOI migration and Census permits; all change over time.
What the table actually says
On price, Sarasota is the cheaper market — typical values run about $156,486 lower than Naples.
On carrying costs, Naples has the lower typical millage and Sarasota the lower average Citizens premium; the own-versus-rent gap is narrower in Sarasota.
On momentum, Naples shows the stronger 1-year value change (-4.6% vs -5.5%); five-year growth favors Naples.
For rental investors, Sarasota carries the higher gross cap rate (6.6% vs 5.8%).
On demand, IRS migration data shows Sarasota gaining more net residents per year (4,764 vs 2,411).
The costs people forget to compare
Two Florida specifics matter more than the sticker gap. First, property tax RESETS to your purchase price when you buy — compare the two markets at YOUR price with the property tax calculator, not at the sellers’ current bills. Second, insurance varies more by home age, construction and distance-to-coast than by county average — quote the specific home. The buyer closing costs calculator builds both into a real cash-to-close for either market.
Dig deeper on Naples
Run the numbers in Collier County
- Find the best agent in Collier County
- Get a cash offer in Collier County
- Collier County housing scorecard
- What would selling net you
- Buyer closing costs calculator
Dig deeper on Sarasota
Run the numbers in Sarasota County
- Find the best agent in Sarasota County
- Get a cash offer in Sarasota County
- Sarasota County housing scorecard
- What would selling net you
- Buyer closing costs calculator
Common questions
Is Naples or Sarasota cheaper to buy a home?
Which has lower property taxes, Naples or Sarasota?
Which is better for rental investors?
A factual comparison of market data only, from the sources named above as of 2026-06-16; figures change over time and are deemed reliable but not guaranteed. It describes markets, not people, and is not advice about where anyone should live. Equal Housing Opportunity.