Mustang Island
Homes for Sale in Naples, FL
True comps, carrying-cost math, and listings before the portals.
Market Heat
Photo via Florida Gulf Coast MLS
As of September 2026, Mustang Island in Naples, FL has 2 homes for sale. Over the 12 months ending 2026-09-12, 11 recorded sales closed at a median of $1,095,000, $455 per square foot, a median 41 days on market, sellers accepting 97% of original asking (-3% versus the prior year). Homes listed or recently sold were built 2004–2006; 1 of the 3 geocoded homes sit in a FEMA special flood hazard zone (median elevation 8 ft). At the median price and Collier County's FY2025-26 rate of 11.05 mills, annual property tax runs about $12,100 ($11,670 with the full homestead exemption).
Mustang Island prices on size and finish more than on amenities — there's no clubhouse or gate package showing up in the MLS data to underwrite the number. With a median price of $1,040,000 against a median 2,907 square feet, this is a per-square-foot story first: $455 per foot is the figure buyers and sellers are actually negotiating around, not a lifestyle fee.
The last 12 months show a 10.5% pull-back in median price and a market heat score of 40, which reads as a cooling, buyer-leaning window rather than a stalled one. A median 46 days on market says homes here aren't sitting for months, but they're also not moving in a bidding-war window — pricing discipline on the seller side matters more now than it did a year ago.
Mustang Island right now
🟡 Off the recent peak. The trailing-12-month median ($1.10M) is down 2.9% from the prior 12 months ($1.13M). With about a dozen 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 Florida Gulf Coast MLS closed sales, 12-month windows ending September 12. Confidence: Medium (11 and 9 sales in the two windows).
Jump to: Price history & scorecard · Homes for sale · Schools · FAQ
Updated September 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
Mustang Island market snapshot (as of September 12, 2026): the median sale price is about $1.10M ($455 per sq ft over the trailing 12 months of closed sales), and a median 41 days on market for closed sales. The trailing-12-month median is down 3% from the prior 12 months, computed from record-level Florida Gulf Coast MLS closed sales (11 closings in the current window).
Built out mainly between 2002 and 2022 with a median construction year of 2005, Mustang Island is a fairly mature enclave of 238 homes rather than a still-developing subdivision, so most of what's on the market is established construction, not new build.
The setting & the homes.
Aerial and on-site photos of Mustang Island. Swipe to explore the community.
Swipe or use the arrows → tap any photo to enlarge
Mustang Island
Mustang Island
Mustang IslandPhotos from Florida Gulf Coast MLS listings in Mustang Island; content deemed reliable but not guaranteed.
Who Mustang Island is best for.
Best for
- Buyers prioritizing larger living space (median 2,907 sq ft) over community amenities
- Buyers comfortable evaluating condition-driven pricing rather than shopping a set price band
- Second-home or investment buyers, given the roughly half non-homestead ownership mix already established here
Probably not for
- Buyers who want a clubhouse, pool, or gated amenity package as part of the purchase
- Buyers expecting new construction — most homes here date to 2002-2022 with a 2005 median build year
- Buyers wanting a fast-appreciating market rather than one currently down 10.5% year over year
Price History: What Homes Here Have Actually Sold For
Median sale price over the trailing 12 months ending September 12 of each year, from record-level Florida Gulf Coast MLS closed sales. Same methodology as every appreciation figure on this page: the 2026 point ($1.10M) IS the median in the snapshot above, and the move from 2025 ($1.13M) IS the -2.9% one-year change.
Windows contain 1 to 28 sales each (11 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.
The real cost & risk here
Before the list price, the Florida math the portals skip. These are Collier County typicals — your exact home, flood zone, and insurance quote will vary, so verify each before you offer.
Check it for your address: look up your flood zone (FEMA) · insurance by county · true-cost calculator · Collier County scorecard.
County typicals from Momentum’s Florida housing data (Zillow & Realtor.com aggregates, Census, FRED), updated monthly; insurance modeled. Flood zone is property-specific — always confirm via FEMA.
Mustang Island Market Scorecard
Mustang Island is currently a thin data market. Limited supply, a median asking price of $1,117,500, and homes go under contract in about 154 days.
Typical home value in the 34113 ZIP is $497,608, about 30.3% above the Florida norm (Zillow Home Value Index).
Go deeper: ZIP market scorecard · county scorecard · true cost calculator · affordability calculator.
Live data: realMLS, refreshed twice daily. Typical value: Zillow Research. Market metrics only; these describe homes for sale and recent sales, not residents.
Housing distress & ownership in Mustang Island, 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.
Homes For Sale Right Now in Mustang Island
Live MLS inventory for Mustang Island. 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 Mustang Island listings as of 2026-09-12, 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.
Mustang Island 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, tiles © CARTO.
The Mustang Island buying strategy.
If we were buying in Mustang Island 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 Mustang Island.
Where the value actually sits
At a median living area of 2,907 square feet, homes here run larger than a typical entry-level product, and the $455 per square foot figure suggests condition and finish level are doing a lot of the pricing work — this isn't a market where you can assume every listing is priced the same way relative to size. Buyers should expect a wide spread between a well-updated home and one that needs work, even at similar square footage.
The 52.5% homestead share tells you roughly half of owners here claim it as a primary residence, with the balance likely held as second homes or investment property. That mix matters for how a given listing shows and how motivated a seller might be — a non-homestead owner selling a second home can behave differently in negotiation than someone selling a primary residence.
The location and the amenities are priced into every listing in Mustang Island. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
With no community amenities showing up in current MLS listings and a price built almost entirely on the home itself, this is a market where line-by-line comparison — square footage, year built, condition, per-square-foot pricing — matters more than a features list. We pull that comparison for every Mustang Island listing before you write an offer, and we read the current 10.5% year-over-year pull-back for what it actually means at the negotiating table, not just as a headline number.
Mustang Island in 15 seconds.
HOA, CDD & Fees
- HOA status not on record. Verify any dues before you offer
- 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 Mustang Island 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 Mustang Island sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Mustang Island, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Mustang Island home worth?
Get a no-obligation home value based on real comparable sales in Mustang Island, not an automated guess. Tell us about your home and we will personally prepare your numbers and a pricing strategy. No obligation, no spam.
See homes for sale in Mustang Island on the map →
Frequently Asked Questions
What is the median home price in Mustang Island?
How long do homes in Mustang Island take to sell?
Who is the best real estate agent for Mustang Island?
How do I find a top Naples real estate agent who knows Mustang Island?
Can Momentum Realty connect me with an agent for Mustang Island?
Should you buy in Mustang Island?
An honest fit check. We will tell you when it is not your community.
Nearby Communities
Explore more neighborhoods near Mustang Island with Momentum Realty’s local guides.
Data sources & freshness
| Live listings | Florida Gulf Coast MLS, refreshed twice daily (last: September 12, 2026) |
| Community market stats | Florida Gulf Coast MLS closed sales, 12-month windows ending September 12, 2026 |
| Under-contract shares | Florida Gulf Coast MLS records, as of 2026-09-08 |
| Historical depth | Closed-sale records back to 2013 (150 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.
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 Florida Gulf Coast MLS member average and 8 days faster, and we’ll price yours against live local comps.
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See how Mustang Island fits the bigger picture — live prices, inventory, and Momentum Scores: