Mustang Villas
Homes for Sale in Naples, FL
All 1,847 homes for sale in Naples, FL · median $430,000 · 292 homes for sale in 34113 · Collier County homes for sale
True comps, carrying-cost math, and listings before the portals.
Photo via Florida Gulf Coast MLS
As of September 2026, Mustang Villas in Naples, FL has 1 home for sale. Over the 12 months ending 2026-09-12, 4 recorded sales closed at a median of $525,000, $358 per square foot, a median 38 days on market, sellers accepting 93% of original asking. At the median price and Collier County's FY2025-26 rate of 11.05 mills, annual property tax runs about $5,800 ($5,370 with the full homestead exemption).
With only 5 closings in the current window, Mustang Villas is a thin-data market — the $500,000 median price and $341.06 per-square-foot figure are directional, not statistical law. A single high- or low-condition sale can swing both numbers meaningfully from one quarter to the next.
A median 56 days on market is a moderate hold, suggesting these homes aren't moving instantly but aren't sitting stale either. In a small-sample community like this, pricing to the actual condition and comparable recent sale — rather than to a community-wide average — matters more than usual.
The 60-Second Overview
Mustang Villas market snapshot (as of September 12, 2026): the median sale price is about $525K ($358 per sq ft over the trailing 12 months of closed sales), and a median 39 days on market for closed sales.
In ZIP 34113 (Naples), 889 homes closed in the last 12 months at a median of $525K ($314/sq ft), up 7.3% year over year, with a median 66 days on market. Right now 316 active and 101 pending listings — a buyer's market. See the live ZIP 34113 housing market and the Collier County market.
Mustang Villas is a small Naples villa community in Collier County where recent MLS activity has been limited enough that each closing carries outsized weight in the numbers.
Who Mustang Villas is best for.
Best for
- Buyers targeting a villa-style home near the $500,000 median price point
- Buyers who prioritize unit condition and layout over community-wide features
- Buyers willing to move on a well-priced listing given the moderate typical time on market
Probably not for
- Buyers specifically seeking a community with established shared amenities
- Buyers who want a large pool of comparable sales to benchmark pricing against
- Buyers uncomfortable with pricing uncertainty in a low-volume sales environment
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 ($525K) IS the median in the snapshot above.
Windows contain 0 to 6 sales each (4 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.
20% of homes for sale in ZIP 34113 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 (2026-09-17).
Mustang Villas Market Scorecard
Mustang Villas is currently a thin data market. Limited supply, a median asking price of $539,900, and homes go under contract in about 10 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.
Homes For Sale Right Now in Mustang Villas
Live MLS inventory for Mustang Villas. 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 Villas listings as of 2026-09-16, 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 Mustang Villas buying strategy.
If we were buying in Mustang Villas 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 Villas.
Reading a thin market correctly
The per-square-foot figure of $341.06 is a useful benchmark, but with only 5 closings behind it, it should be treated as a starting point for negotiation rather than a fixed ceiling or floor. Buyers and sellers here are better served by pulling the most recent comparable sale directly than by anchoring to a rolling median that can shift quickly.
No community amenities are identified from current MLS listings, which means value here is being driven by the unit itself — layout, condition, updates — rather than by shared recreational features. That's worth factoring into how a listing is priced and how a buyer evaluates it against other Naples villa product.
The location and the amenities are priced into every listing in Mustang Villas. 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 recorded closings, pricing strategy can't lean on broad averages — it requires pulling the right comparables and understanding what's actually driving each sale. We work these numbers at the individual-listing level rather than treating a thin dataset as if it were a deep one.
Mustang Villas in 15 seconds.
HOA, CDD & Fees
- HOA dues reported around $10/month · median of 5 MLS listings, most billed annually
- Any club/amenity membership is billed separately
Listings in this community report association dues of about $10 per month — the median AssociationFee across 5 MLS records, normalised to a monthly figure; most are billed annually. Dues change with budgets and can differ by section or product type; confirm the current figure with the association before you offer. Source: MLS listing records, 2026-09.
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 Villas 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 Villas sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Mustang Villas, 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 Villas home worth?
Get a no-obligation home value based on real comparable sales in Mustang Villas, 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 all homes for sale in Naples →
Frequently Asked Questions
What is the median home price in Mustang Villas?
How long do homes in Mustang Villas take to sell?
Who is the best real estate agent for Mustang Villas?
How do I find a top Naples real estate agent who knows Mustang Villas?
Can Momentum Realty connect me with an agent for Mustang Villas?
Should you buy in Mustang Villas?
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: September 16, 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 (35 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.
Looking to buy here? Search homes for sale →
What’s your home worth in your area?
A real valuation with real comps from a local listing agent, not an instant algorithm. Response within one business day.
See how Mustang Villas fits the bigger picture — live prices, inventory, and Momentum Scores:
More Naples & Naples & Collier County guides
Compare before you commit - every guide covers pricing, HOA/CDD, insurance posture, and fit. Browse all of Naples & Collier County or the full Neighborhood Finder.
Nearby Communities
Explore more neighborhoods near Mustang Villas with Momentum Realty’s local guides.