Addison Reserve
Homes for Sale in Naples, FL
True comps, carrying-cost math, and listings before the portals.
Photo via Florida Gulf Coast MLS
Homes For Sale Right Now in Addison Reserve
Live MLS inventory for Addison Reserve. 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 · 5 daysTop listing
Active · 2 days
Active · 101 days
Active · 24 daysActive and pending Addison Reserve listings as of 2026-11-12, 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.
Addison Reserve is pricing at a median of $550,000, with a per-square-foot figure near $319.58 that suggests condition and finish level are doing most of the work on value here, not a uniform build or amenity package. Our current MLS pull does not surface a defined amenity set for this community, which tells buyers to verify what, if anything, is included before assuming a lifestyle package is part of the price.
A median of 66 days on market and a year-over-year price move of -6.0% point to a market that has softened and is taking longer to clear. With a market heat score of 42, this reads as a buyer-leaning window: sellers who need to move are more open to negotiation, and buyers who do their homework on comparable closings have room to work with.
Figures in this note are as of July 29, 2026. The live market numbers elsewhere on this page update nightly and are newer.
The 60-Second Overview
Addison Reserve sits in Naples within Collier County, an area where the current data shows a wider-than-typical gap between list expectations and what the market has actually been paying over the past six months of closings.
Pre-construction details are compiled from public records, builder announcements and builder listings, and are subject to change without notice; figures are deemed reliable but not guaranteed. Momentum Research figures are our own analysis. This page describes homes, pricing and community attributes, not residents.
The setting & the homes.
Aerial and on-site photos of Addison Reserve. Swipe to explore the community.
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Addison ReserveAddison ReserveAddison ReserveAddison ReservePhotos from Florida Gulf Coast MLS listings in Addison Reserve; content deemed reliable but not guaranteed.
Who Addison Reserve is best for.
Best for
- Buyers comfortable with a longer closing timeline who want to negotiate on price rather than compete on speed.
- Buyers focused on value near the current median price who are prepared to verify condition and finish level directly.
- Sellers who are pricing to current, corrected market data rather than last year's higher comps.
Probably not for
- Buyers who need a confirmed amenity package as part of the purchase, since none is currently listed for this community.
- Sellers expecting last year's pricing to hold given the recorded year-over-year decline.
- Buyers who need a fast, low-days-on-market close in a market currently averaging 66 days.
The market around Addison Reserve
Addison Reserve is too small for its own price trend, so here is the market around it.
In ZIP 34104, 270 homes are on the market and 13% are under contract — a slower corner of Naples.
Across Collier County, 5,183 homes are active and 932 pending (15% under contract).
ZIP and county figures describe the wider market, not Addison Reserve specifically. Momentum Research analysis of MLS records.
Housing distress & ownership in Addison Reserve, 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.
Addison Reserve 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 Addison Reserve buying strategy.
If we were buying in Addison Reserve 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 Addison Reserve.
A market in correction mode
The six-month closings window behind this snapshot shows a median price of $550,000 alongside a year-over-year decline of 6.0%. That combination is not unusual mid-correction: it means the homes that are trading are doing so at levels below where they priced a year ago, and sellers who list at last year's numbers are the ones most likely to sit.
A median of 66 days on market reinforces that read. This is not a market where well-priced homes move in a week. Buyers have time to inspect, negotiate, and walk away from a deal that does not pencil. Sellers benefit from pricing to the current data rather than to memory of a stronger year.
The location and the amenities are priced into every listing in Addison Reserve. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a market posting a 42 heat score and a negative year-over-year trend, pricing strategy and negotiation matter more than they do in a hot market. We pull the actual closings behind these numbers, not just active listings, so you are pricing or offering against what buyers have actually paid in Addison Reserve, not what sellers hope to get.
Addison Reserve in 15 seconds.
Tools for a Addison Reserve 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 Addison Reserve sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Addison Reserve, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Addison Reserve home worth?
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See homes for sale in Addison Reserve on the map →
Recent Developments in Addison Reserve
Development, infrastructure, retail, and school activity affecting Addison Reserve, tracked by our team and summarized from public reporting and official sources, with links to the original coverage. Last updated November 2026.
- October 2026Parks & Amenities
Sale of 11.4-mile rail corridor for Bonita Estero Rail Trail nears closing
Estero, Bonita Springs and Collier County are set to buy the Seminole Gulf Railway corridor for $60 million, with closing expected by Jan. 14, 2027. Soil testing found elevated arsenic and hydrocarbons that consultants say can be managed with engineering controls. The corridor is planned as the multiuse Bonita Estero Rail Trail.
What it may mean for the marketA continuous trail through Estero and Bonita Springs would add a walking and biking route connecting residential areas to shopping and regional trails. The site is about 10 miles north of Addison Reserve.
Source: Gulfshore Business - October 2026Infrastructure
American Airlines to resume Naples flights with twice-daily Charlotte service
The Naples Airport Authority approved an operating agreement on Oct. 15 for nonstop CRJ-700 flights to Charlotte starting Dec. 2. Flights will use the North Road Terminal now being renovated, and the airport expects about $650,000 in annual revenue. The airport's last commercial flight was in 2017.
What it may mean for the marketScheduled commercial service returns to Naples, shortening travel for residents and visitors connecting through Charlotte. The site is about 10 miles south of Addison Reserve.
Source: Gulfshore Business - October 2026Infrastructure
Naples begins $8M beach renourishment with 208,000 tons of sand
Sand placement started the week of Oct. 26 along about 3.5 miles of shoreline from Doctors Pass to south of 21st Avenue. Roughly 9,450 truck trips will deliver the sand, with work expected to finish by Christmas. The beach stays open, with sections temporarily closed as crews work.
What it may mean for the marketExpect truck traffic at beach access points and short-term section closures through December, followed by a wider beach and added storm buffering for nearby streets. The project is about 10 miles south of Addison Reserve, elsewhere in Collier County.
Source: WINK News - October 2026Retail & Dining
Paragon Theaters to open 11-screen cinema at Mercato in North Naples
Mercato's leasing agent announced on Oct. 21 that Paragon Theaters signed a lease for about 33,700 square feet on the second floor, formerly home to Alamo Drafthouse and Silverspot. The cinema is expected to open in early 2027 with premium large-format screens and in-seat dining. Paragon will keep its Pavilion location on U.S. 41 North.
What it may mean for the marketRefills a vacant entertainment space at Mercato and restores a movie option within the North Naples retail district. The site is about 3 miles southeast of Addison Reserve.
Source: Gulfshore Business - September 2026Development
Ritz-Carlton Residences, Estero Bay tops off second tower
The second of two 22-story towers at 5000 Coconut Road reached full height on Sept. 18, 2026, completing the 224-residence project by London Bay and Coastal Construction. Tower One is more than 90% purchased and Tower Two about 45%. Move-ins and completion are scheduled for August 2027.
What it may mean for the marketAdds high-end waterfront condominium inventory in the Estero and Bonita Springs area, with completion expected in August 2027. The site is about 6 miles north of Addison Reserve.
Source: Gulfshore Business - August 2026Schools
Diocese of Venice shows plans for church and K-12 school in Golden Gate Estates
The Diocese of Venice presented plans on 41 acres at Immokalee Road and Wilson Boulevard for a 1,250-seat church and a 200,000 sq ft K-12 school for up to 1,000 students. A land use amendment is required and construction follows a three-year capital campaign, with the school built first.
What it may mean for the marketWould add private school capacity and a community facility in the Immokalee Road growth area, several years out. The project is about 14 miles east of Addison Reserve, elsewhere in Collier County.
Source: Gulfshore Business
Summaries reflect public reporting and official sources linked above as of the dates shown. Project details, timelines, and approvals can change. Commentary on potential market effects is general observation, not investment advice or a prediction for any specific property. For the freshest items across the whole region, see This Week in Northeast Florida.
Frequently Asked Questions
How many homes are in Addison Reserve?
What share of Addison Reserve is owner-occupied?
When were the homes in Addison Reserve built?
Who is the best real estate agent for Addison Reserve?
How do I find a top Naples real estate agent who knows Addison Reserve?
Can Momentum Realty connect me with an agent for Addison Reserve?
Should you buy in Addison Reserve?
An honest fit check. We will tell you when it is not your community.
Nearby Communities
Explore more neighborhoods near Addison Reserve with Momentum Realty’s local guides.
Data sources & freshness
| Live listings | Florida Gulf Coast MLS, refreshed twice daily (last: November 12, 2026) |
| Housing stock & ownership | Florida DOR assessment roll (street-list match (1 streets, ZIP 34104)) |
| Under-contract shares | Florida Gulf Coast MLS records, as of 2026-11-11 |
| Historical depth | Closed-sale records back to 2026 (1 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.
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