Mandalay
Homes for Sale in Naples, FL
All 2,301 homes for sale in Naples, FL · median $439,000 · 456 homes for sale in 34112 · 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, Mandalay in Naples, FL has 1 home for sale. As of November 2026, the MLS records 2 closed sales in Mandalay in Naples, FL since 2026, the most recent in October 2026. Across Naples as a whole, 1,831 homes closed in the last 12 months at a median of $577,000, 76 median days on market. At that median and Collier County's FY2025-26 rate of 11.05 mills, annual property tax runs about $6,380 ($5,940 with the full homestead exemption).
Mandalay is pricing at a median of $376,000, with price per square foot near $251.51, and the pullback in value over the past year (down 6.6%) tells you this is a market working through softer demand rather than one holding firm. With only 8 closings in the current window, treat any single data point here as directional, not definitive; small samples move fast when one or two sales close out of pattern.
A median of just over 63 days on market, paired with a market heat score of 12, points to a buyer-favorable posture right now. Sellers who price realistically and are willing to negotiate on condition items are the ones closing; sellers testing the top of the range are the ones adding to that day count.
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
Mandalay's numbers describe a community in a cooling phase, where price softening and longer market times are giving buyers more room to negotiate than sellers may expect.
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.
Who Mandalay is best for.
Best for
- Buyers with flexible timelines who can wait through a market averaging just over 63 days to close.
- Buyers looking for negotiating leverage in a community currently showing a low market heat score.
- Value-focused buyers comfortable analyzing a small closing sample rather than relying on broad trend data.
Probably not for
- Buyers who need a fast close and cannot absorb a market currently running longer than 60 days on market.
- Sellers expecting to price at or above last year's levels given the recorded 6.6% year-over-year decline.
- Buyers who want amenity-rich community infrastructure, since none is identified from current MLS listings here.
The market around Mandalay
Mandalay is too small for its own price trend, so here is the market around it.
In ZIP 34112, 516 homes are on the market and 17% are under contract — a slower corner of Naples.
Across Collier County, 5,183 homes are active and 932 pending (15% under contract).
In ZIP 34112 (Naples), 193 homes closed in the last 12 months at a median of $441K ($254/sq ft), with a median 77 days on market. Right now 241 active and 55 pending listings put supply at about 15.0 months — a soft market. See the live ZIP 34112 housing market and the Collier County market.
ZIP and county figures describe the wider market, not Mandalay specifically. Momentum Research analysis of MLS records.
Homes For Sale Right Now in Mandalay
Live MLS inventory for Mandalay. 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 Mandalay 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.
The Mandalay buying strategy.
If we were buying in Mandalay 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 Mandalay.
Reading the numbers, not the noise
The math here is straightforward: a $376,000 median against roughly $251.51 per square foot suggests homes trading in the low-to-mid three-bedroom range, though with only 8 closings feeding this snapshot, the outcome for any one listing depends heavily on its own condition and comparables rather than the community average.
The year-over-year decline of 6.6% is the number sellers need to sit with before setting an asking price. Combined with a market heat score of 12, the current data does not support aggressive pricing strategies. Buyers should use that same data to negotiate on timeline and terms, not just price.
The location and the amenities are priced into every listing in Mandalay. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a small, thin-volume market like Mandalay, pricing a listing or evaluating an offer requires pulling the actual closed comparables rather than leaning on a community-wide average built from just 8 sales. We do that work before you set a number, not after a home sits.
Mandalay in 15 seconds.
Tools for a Mandalay 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 Mandalay sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Mandalay, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Mandalay home worth?
Get a no-obligation home value based on real comparable sales in Mandalay, 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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Should you buy in Mandalay?
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: November 12, 2026) |
| Under-contract shares | Florida Gulf Coast MLS records, as of 2026-11-11 |
| Historical depth | Closed-sale records back to 2026 (2 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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