Palisades
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, Palisades in Naples, FL has 9 homes for sale, asking from $3,317,495 to $5,975,000 (median $4,425,055). Homes listed or recently sold were built 2024–2026 with 8 new construction; 9 of 9 report an HOA (median $654/mo); 7 of the 9 geocoded homes sit in a FEMA special flood hazard zone (median elevation 10 ft).
Homes For Sale Right Now in Palisades
Live MLS inventory for Palisades. 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 · 335 daysTop listing
Active · 657 days
Active · 368 days
Active · 893 days
Active · 372 days
Active · 880 days
Active · 369 days
Active · 372 days
Active · 341 daysActive and pending Palisades 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.
Palisades is trading at a median of $4,000,000 and roughly $1,023.70 per square foot, which puts it firmly in Naples' luxury tier on a price-per-square-foot basis alone. With only six closings feeding the current snapshot, these figures should be read as directional rather than statistically dense — one or two unusual sales can move the median meaningfully in either direction.
A median days-on-market figure just over 74 days suggests these homes are not moving on impulse. Buyers at this price point are taking time to evaluate, and sellers should price with that pace in mind rather than expecting a quick turnaround. This is a market where patience and clean presentation matter more than urgency.
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
Palisades sits at the high end of the Naples market, with pricing and per-square-foot values that reflect larger, more customized homes rather than a high-volume production community.
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.
The setting & the homes.
Aerial and on-site photos of Palisades. Swipe to explore the community.
Swipe or use the arrows → tap any photo to enlarge
PalisadesPalisadesPalisadesPalisadesPalisadesPalisadesPalisadesPalisadesPhotos from Florida Gulf Coast MLS listings in Palisades; content deemed reliable but not guaranteed.
Who Palisades is best for.
Best for
- Buyers targeting a premium Naples price point who are comfortable with a longer evaluation and closing timeline.
- Sellers with a distinctive, well-finished home who can support pricing with condition and lot-specific detail rather than a standard comp set.
- Buyers who prioritize per-square-foot value and finish quality over speed of transaction.
Probably not for
- Buyers who need a quick close or a high-volume, easily comparable inventory pool.
- Sellers expecting a fast sale based on a large recent-sales dataset.
- Buyers relying on standardized community amenities as part of the decision, since none are currently identified from MLS listings here.
The market around Palisades
Palisades is too small for its own price trend, so here is the market around it.
Across Collier County, 5,183 homes are active and 932 pending (15% under contract).
ZIP and county figures describe the wider market, not Palisades specifically. Momentum Research analysis of MLS records.
Palisades 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 Palisades buying strategy.
If we were buying in Palisades 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 Palisades.
What the numbers are actually saying
At just over $1,000 per square foot, Palisades pricing is driven heavily by lot size, finish level, and individual home condition rather than a repeatable floor plan or standardized build. With a small closings sample, it is difficult to draw a tight price-range conclusion — each sale in this community should be evaluated on its own merits rather than benchmarked against a broad comparable set.
The 74.5-day median time on market points to a considered buyer pool. These are not homes that clear inventory quickly regardless of price; marketing quality, staging, and accurate positioning against the handful of true comparables carry more weight here than in higher-volume communities.
The location and the amenities are priced into every listing in Palisades. 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 closings, pulling the right comparables and reading condition-adjusted value correctly is the difference between a realistic list price and a stale listing. We work Naples luxury inventory closely enough to know which of the six recent sales actually apply to your situation and which do not.
Palisades in 15 seconds.
Tools for a Palisades 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 Palisades sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Palisades, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Palisades home worth?
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Should you buy in Palisades?
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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 |
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.
Recent Developments in Palisades Collier
Development, infrastructure, retail, and school activity affecting Palisades Collier, tracked by our team and summarized from public reporting and official sources, with links to the original coverage. Last updated November 2026.
- October 2026Infrastructure
American Airlines to resume Naples flights with twice-daily Charlotte service
The Naples Airport Authority approved an operating agreement on Oct. 15 for nonstop CRJ-700 flights to Charlotte starting Dec. 2. Flights will use the North Road Terminal now being renovated, and the airport expects about $650,000 in annual revenue. The airport's last commercial flight was in 2017.
What it may mean for the marketScheduled commercial service returns to Naples, shortening travel for residents and visitors connecting through Charlotte. The site is about 1 mile northwest of Palisades Collier.
Source: Gulfshore Business - October 2026Infrastructure
Naples begins $8M beach renourishment with 208,000 tons of sand
Sand placement started the week of Oct. 26 along about 3.5 miles of shoreline from Doctors Pass to south of 21st Avenue. Roughly 9,450 truck trips will deliver the sand, with work expected to finish by Christmas. The beach stays open, with sections temporarily closed as crews work.
What it may mean for the marketExpect truck traffic at beach access points and short-term section closures through December, followed by a wider beach and added storm buffering for nearby streets. The site is about 3 miles west of Palisades Collier.
Source: WINK News - October 2026Retail & Dining
Paragon Theaters to open 11-screen cinema at Mercato in North Naples
Mercato's leasing agent announced on Oct. 21 that Paragon Theaters signed a lease for about 33,700 square feet on the second floor, formerly home to Alamo Drafthouse and Silverspot. The cinema is expected to open in early 2027 with premium large-format screens and in-seat dining. Paragon will keep its Pavilion location on U.S. 41 North.
What it may mean for the marketRefills a vacant entertainment space at Mercato and restores a movie option within the North Naples retail district. The project is about 9 miles north of Palisades Collier, elsewhere in Collier County.
Source: Gulfshore Business - September 2026Retail & Dining
Whole Foods confirmed as anchor of 82-acre Vitano mixed-use project in East Naples
Vitano, an 82-acre master planned development at Davis and Santa Barbara boulevards, plans 86,904 sq ft of retail including a 31,995 sq ft Whole Foods, plus 200 townhomes and 422 apartments. The PUD amendment is under county review. The developer hopes to break ground in 2027.
What it may mean for the marketWould add grocery and dining options and several hundred rental and townhome units in East Naples, with retail opening roughly 20 months after construction starts. The site is about 3 miles south of Palisades Collier.
Source: Gulfshore Business - August 2026Schools
Diocese of Venice shows plans for church and K-12 school in Golden Gate Estates
The Diocese of Venice presented plans on 41 acres at Immokalee Road and Wilson Boulevard for a 1,250-seat church and a 200,000 sq ft K-12 school for up to 1,000 students. A land use amendment is required and construction follows a three-year capital campaign, with the school built first.
What it may mean for the marketWould add private school capacity and a community facility in the Immokalee Road growth area, several years out. The project is about 16 miles northeast of Palisades Collier, elsewhere in Collier County.
Source: Gulfshore Business - May 2026Civic
Collier County weighs buying East Naples grove site planned for 423 homes
Collier County commissioners voted on May 13, 2026 to pursue appraisals and negotiations to potentially buy the 166.63-acre former South Naples Citrus Grove at 341 Sabal Palm Road using Conservation Collier funds, rather than advance a proposed 423-home development. The board authorized preliminary assessments estimated at a few thousand dollars for appraisal and environmental review. The grove had become unproductive due to citrus greening disease.
What it may mean for the marketA potential public conservation purchase would remove a large parcel from the housing pipeline and steer its future toward preserved open land. The project is about 7 miles southeast of Palisades Collier, elsewhere in Collier County.
Source: Gulfshore Business
Summaries reflect public reporting and official sources linked above as of the dates shown. Project details, timelines, and approvals can change. Commentary on potential market effects is general observation, not investment advice or a prediction for any specific property. For the freshest items across the whole region, see This Week in Northeast Florida.
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