Livingston Woods
Homes for Sale in Naples, FL
All 2,295 homes for sale in Naples, FL · median $439,000 · 242 homes for sale in 34109 · Collier County homes for sale
True comps, carrying-cost math, and listings before the portals.
Photo via Florida Gulf Coast MLS
As of November 2026, Livingston Woods in Naples, FL has 10 homes for sale and 1 pending, asking from $1,750,000 to $8,495,000 (median $3,222,500). Over the 12 months ending 2026-11-11, 8 recorded sales closed at a median of $2,087,500, $708 per square foot, a median 162 days on market, sellers accepting 85% of original asking. Homes listed or recently sold were built 1978–2026 with 4 new construction; 3 of the 11 geocoded homes sit in a FEMA special flood hazard zone (median elevation 12 ft). At the median price and Collier County's FY2025-26 rate of 11.05 mills, annual property tax runs about $23,070 ($22,640 with the full homestead exemption).
Last 30 days in Livingston Woods: 4 new listings (median asking $2,372,500), 1 under contract right now. As of November 11, 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 Livingston Woods
Live MLS inventory for Livingston Woods. 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 · 244 daysTop listing
Active · 198 days
Active · 136 days
Active · 16 days
Active · 38 days
Active · 12 days
Active · 186 days
Active · 0 days
Active · 0 days
Active · 156 daysActive and pending Livingston Woods listings as of 2026-11-11, 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.
Livingston Woods right now
🟢 Buyer-leaning market. 15.0 months of supply and 9% of the inventory already under contract give buyers above-average negotiating leverage.Why it matters: months of supply is how long today's inventory would last at today's sales pace; under-contract share is the portion of homes for sale that already have a buyer.Momentum Research analysis of Florida Gulf Coast MLS records, as of November 11, 2026. Confidence: High (11 active and pending listings, 8 closed sales in 12 months).
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· Updated November 12, 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
Livingston Woods market snapshot (as of November 11, 2026): the median sale price is about $2.09M ($708 per sq ft over the trailing 12 months of closed sales), a median 163 days on market for closed sales, and 15.0 months of supply, a buyer-leaning market.
In ZIP 34109 (Naples), 114 homes closed in the last 12 months at a median of $591K ($335/sq ft), with a median 85 days on market. Right now 89 active and 21 pending listings put supply at about 9.4 months — a soft market. See the live ZIP 34109 housing market and the Collier County market.
County records show 3 qualified sales in Livingston Woods across 2024–2025 (1 in 2024, 2 in 2025), median $3.25M — the last recorded sale per parcel on the Florida DOR 2025 assessment roll, independent of the MLS.
Flood zones in Livingston Woods: of 10 listing addresses checked against the FEMA National Flood Hazard Layer, 70% sit outside the FEMA Special Flood Hazard Area (Zone X); 30% 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.
Livingston Woods is a community of 97 homes in Naples, Collier County, built between 1978 and 2024 (median 1999), with a median living area of about 5,162 square feet. 68% of parcels are homesteaded, the owner-occupancy proxy in the Florida DOR assessment roll (2025 roll, public records).
The setting & the homes.
Aerial and on-site photos of Livingston Woods. Swipe to explore the community.
Swipe or use the arrows → tap any photo to enlarge
Livingston WoodsLivingston WoodsLivingston WoodsLivingston WoodsLivingston WoodsLivingston WoodsLivingston WoodsLivingston WoodsPhotos from Florida Gulf Coast MLS listings in Livingston Woods; content deemed reliable but not guaranteed.
Livingston Woods 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 Livingston Woods buying strategy.
If we were buying in Livingston Woods 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.
Use your leverage. With inventory sitting, there is room to negotiate on anything dated or overpriced and to ask for repairs or a rate buydown.
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 Livingston Woods.
A closer look at the Livingston Woods market
At a median of $708 per square foot, Livingston Woods prices sit in a fairly defined band, so condition and updates — more than the list price — tend to separate one home from the next.
Inventory runs at 15.0 months of supply, a buyer-leaning market. Homes that do trade take a median 163 days on market, useful leverage on any listing that has lingered.
The housing stock is 97 homes built between 1978 and 2024, and 68% of parcels are homesteaded — the owner-occupancy proxy in the Florida DOR assessment roll.
The location and the amenities are priced into every listing in Livingston Woods. 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 Livingston Woods 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 (2.3). Basis: Liquidity & Demand 15.0 months of supply; Owner Commitment 68% owner-occupied; Pricing Power 84.6% sale-to-list. Refreshed with each data update.
Tools for a Livingston Woods 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 Livingston Woods sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Livingston Woods, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Livingston Woods home worth?
Get a no-obligation home value based on real comparable sales in Livingston Woods, 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 Livingston Woods
Homes in Livingston Woods 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. 9 on record.
- 6461 Livingston Woods Ln · off market
- 6580 Bottlebrush Ln · off market
- 6610 Sable Ridge Ln · off market
- 6760 Sandalwood Ln · off market
- 6771 Hunters Rd · off market
- 6811 Sandalwood Ln · off market
- 6840 Sable Ridge Ln · off market
- 7040 Sable Ridge Ln · off market
| Location | Naples, Collier County, FL · ZIP 34109 |
|---|---|
| Homes in the community | 97 (FL DOR 2025 assessment roll) |
| Years built | 1978–2024 (median 1999) |
| Typical living area | 5,162 sq ft (median) |
| Home types (current listings and sales) | singlefamilyresidence 100% |
| Sale prices, last 12 months | $2,087,500 median across 8 closed sales · $708 per sq ft |
| Days on market (closed sales) | 162 median |
| For sale right now | 10 active, 1 pending · median asking $3,222,500 · 15.0 months of supply |
| Owner-occupied (homestead) share | 68% |
Data as of November 11, 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, “Livingston Woods key facts,” movewithmomentum.com/neighborhoods/livingston-woods, data as of November 11, 2026.
Housing distress & ownership in Livingston Woods, 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.
Every Home for Sale in Livingston Woods Right Now (11)
All 11 active and pending Livingston Woods listings with a detail page, newest first, refreshed twice a day from the MLS.
- 6659 Livingston Woods Ln · $2,295,000 · 3 bd / 4 ba · listed Nov 6, 2026 · listed by John R Wood Properties
- 6440 Sable Ridge Ln · $1,850,000 · 3 bd / 2 ba · pending · listed Oct 6, 2026 · listed by Downing Frye Realty Inc.
- 6370 Hunters Rd · $3,995,000 · 5 bd / 4 ba · listed Sep 29, 2026 · listed by Dalton Wade, Inc.
- 6591 Sable Ridge Ln · $1,995,000 · 4 bd / 3 ba · listed Sep 11, 2026 · listed by The Agency Naples
- 6521 Livingston Woods Ln · $2,450,000 · 3 bd / 3 ba · listed Aug 29, 2026 · listed by Marzucco Real Estate
- 6991 Bottlebrush Ln · $4,995,000 · 6 bd / 7 ba · listed Aug 25, 2026 · listed by William Raveis Real Estate
- 6824 Sable Ridge Ln · $8,495,000 · 4 bd / 6 ba · listed Aug 23, 2026 · listed by Sun Realty International, Inc
- 6462 Daniels Rd · $6,995,000 · 4 bd / 6 ba · listed Aug 13, 2026 · listed by The Agency Naples
- 6446 Daniels Rd · $6,995,000 · 4 bd / 6 ba · listed Aug 13, 2026 · listed by The Agency Naples
- 6423 Livingston Woods Ln · $2,299,999 · 4 bd / 3 ba · listed Aug 13, 2026 · listed by Downing Frye Realty Inc.
- 6480 Sable Ridge Ln · $1,750,000 · 3 bd / 4 ba · listed Aug 13, 2026 · listed by John R Wood Properties
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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.
- Sable Ridge Lane (7 homes on record)
- Livingston Woods Lane (4 homes on record)
9% of homes for sale in Livingston Woods 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 (2026-11-12).
What it really costs to own in Livingston Woods
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 $9,023/yr across 22 listings here (MLS tax records, 2026-11-12). |
|---|---|
| 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, 70% sit outside the high-risk zone and 30% 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 2005 across 22 listings. An original roof here would be about 21 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. |
Email me new listings in Livingston Woods
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 Livingston Woods
Have a question about the homes, fees, rules or commute here? A Momentum agent who works Livingston Woods will answer, and the answer is published on this page for the next buyer.
Frequently Asked Questions
What is the median home price in Livingston Woods?
How long do homes in Livingston Woods take to sell?
Is Livingston Woods a buyer's or seller's market right now?
How many homes are in Livingston Woods?
What share of Livingston Woods is owner-occupied?
When were the homes in Livingston Woods built?
Who is the best real estate agent for Livingston Woods?
How do I find a top Naples real estate agent who knows Livingston Woods?
Can Momentum Realty connect me with an agent for Livingston Woods?
Where is Livingston Woods, and what county is it in?
Is Livingston Woods in a flood zone?
Is Livingston Woods a good place to live?
Data sources & freshness
| Live listings | Florida Gulf Coast MLS, refreshed twice daily (last: November 11, 2026) |
| Community market stats | Florida Gulf Coast MLS closed sales, 12-month windows ending November 11, 2026 |
| Housing stock & ownership | Florida DOR assessment roll (street-list match (3 streets, ZIP 34109)) |
| Under-contract shares | Florida Gulf Coast MLS records, as of 2026-11-11 |
| Historical depth | Closed-sale records back to 2026 (8 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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