Amberly Village
Homes for Sale in Naples, FL
True comps, carrying-cost math, and listings before the portals.
Market Heat
The number that matters most here is the year-over-year move: prices are down 10.5% against the prior period, and with a market heat score of 32, Amberly Village is sitting on the cooler end of the current Collier County landscape. At a $255,000 median and $209.70 per square foot, this reads as an entry-level price point relative to much of Naples, and the recent trend has been softening rather than firming.
Only 5 closings make up this window, so treat every figure here as directional, not statistical certainty. A median 35 days on market suggests homes are not sitting for extended stretches, but the small sample means one or two unusual sales can swing the median meaningfully in either direction. Buyers should price with a cushion for negotiation; sellers should lean on a tight, defensible comp set rather than the neighborhood average alone.
Amberly Village right now
🔴 Off the recent peak. The trailing-12-month median ($255K) is down 10.5% from the prior 12 months ($285K). With about 8 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 fgc closed sales, 12-month windows ending July 29. Confidence: Low (5 and 6 sales in the two windows).
What's unique here: the median sale price is about 59% below the typical Collier County sale ($255K vs $619K, trailing 12 months, fgc records).
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Updated July 29, 2026 · Live data: fgc, refreshed twice daily · MLS facts carry their source; interpretation lines are Momentum Research · Data sources & freshness
The 60-Second Overview
Amberly Village market snapshot (as of July 29, 2026): the median sale price is about $255K ($210 per sq ft over the trailing 12 months of closed sales), and a median 35 days on market for closed sales. The trailing-12-month median is down 10% from the prior 12 months, computed from record-level fgc closed sales (5 closings in the current window).
Amberly Village is trading at a lower price point than much of Naples proper, with recent activity pointing to a softer, buyer-leaning posture rather than a competitive one. No community amenities are identified in current MLS listings, so value here is being driven by the homes and location rather than shared facilities.
Who Amberly Village is best for.
Best for
- Buyers targeting a lower entry price point within Collier County and willing to evaluate homes individually rather than by neighborhood reputation.
- Buyers comfortable negotiating in a market with a below-average heat score and a recent downward price trend.
- Buyers who want a broker to dig into comparables given the thin recent sales volume.
Probably not for
- Buyers who want a community with established, listed amenities as part of the purchase.
- Sellers expecting last year's pricing to hold given the current year-over-year decline.
- Anyone wanting a high-confidence valuation based on a large, stable pool of recent closings.
Price History: What Homes Here Have Actually Sold For
Median sale price over the trailing 12 months ending July 29 of each year, from record-level fgc closed sales. Same methodology as every appreciation figure on this page: the 2026 point ($255K) IS the median in the snapshot above, and the move from 2025 ($285K) IS the -10.5% one-year change.
Windows contain 0 to 13 sales each (5 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.
0% of homes for sale in ZIP 34112 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 (2026-07-18).
The Amberly Village buying strategy.
If we were buying in Amberly Village 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 Amberly Village.
A Thin, Softening Market
The combination of a negative 10.5% year-over-year swing and a market heat score of 32 tells a consistent story: demand has cooled here relative to where it was. That is not unusual in a market correcting off a prior run-up, but it does mean sellers should not assume last year's pricing logic still applies. The per-square-foot figure of $209.70 gives a useful cross-check against the median price when comparing homes of different sizes within the community.
With only 5 closings feeding this snapshot, Amberly Village is a low-volume pocket right now. That is worth naming directly: a small closings count means the market read here is more fragile than in higher-volume communities, and both buyers and sellers should verify current conditions against live listings and recent comparable sales rather than leaning on the median alone.
The location and the amenities are priced into every listing in Amberly Village. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a community with this few recent closings, the median can move a lot on a single sale, and that is exactly where local, listing-level judgment matters more than a headline number. We pull the actual comparable sales behind the snapshot, flag which ones are truly representative of a given home's condition and finish, and price or negotiate from that granular picture rather than the community-wide average.
Amberly Village in 15 seconds.
HOA, CDD & Fees
- Mandatory HOA — confirm current dues
- Any club/amenity membership is billed separately
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 Amberly Village 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 Amberly Village sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Amberly Village, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Amberly Village home worth?
Get a no-obligation home value based on real comparable sales in Amberly Village, 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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Frequently Asked Questions
What is the median home price in Amberly Village?
How long do homes in Amberly Village take to sell?
Do cash buyers compete in Amberly Village?
Who is the best real estate agent for Amberly Village?
How do I find a top Naples real estate agent who knows Amberly Village?
Can Momentum Realty connect me with an agent for Amberly Village?
Should you buy in Amberly Village?
An honest fit check. We will tell you when it is not your community.
Data sources & freshness
| Community market stats | fgc closed sales, 12-month windows ending July 29, 2026 |
| Under-contract shares | fgc records, as of 2026-07-18 |
| Historical depth | Closed-sale records back to 2013 (96 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 fgc 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 fgc member average and 8 days faster, and we’ll price yours against live your area comps.
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