Regency Reserve
Condos for Sale in Naples, FL
All 2,295 homes for sale in Naples, FL · median $439,000 · 2,057 condos for sale in Naples · 321 homes for sale in 34119 · 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, Regency Reserve in Naples, FL has 3 homes for sale. Over the 12 months ending 2026-11-11, 5 recorded sales closed at a median of $725,000, $291 per square foot, a median 189 days on market, sellers accepting 88% of original asking. Homes listed or recently sold were built 2000–2002; 4 of 4 report an HOA (median $222/mo); none of the 4 geocoded homes sit in a FEMA special flood hazard zone (median elevation 14 ft). At the median price and Collier County's FY2025-26 rate of 11.05 mills, annual property tax runs about $8,010 ($7,580 with the full homestead exemption).
Homes For Sale Right Now in Regency Reserve
Live MLS inventory for Regency Reserve. 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 · 126 daysTop listing
Active · 297 days
Active · 172 daysActive and pending Regency Reserve 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.
Regency Reserve is pricing at a median of $673,000, or $286.69 per square foot, but the number that matters more right now is the 128-day median time on market. That is a long hold for a Naples-area community, and paired with a market heat score of 16, it tells you this is a slow-moving, buyer-negotiated market rather than one where sellers are setting terms.
Prices here are down 9.1% year over year, and with only 13 closings in the current window, that figure should be read as directional rather than exact — a thin sales count in either direction can swing the median. For sellers, the practical read is that pricing has to be sharp from day one; overpriced listings are the ones sitting past the 128-day mark. For buyers, it means there is room to negotiate on both price and terms.
Figures in this note are as of July 29, 2026. The live market numbers elsewhere on this page update nightly and are newer.
Regency Reserve right now
🟢 Buyer-leaning market. 7.2 months of supply and 25% 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: Medium (4 active and pending listings, 5 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
Regency Reserve market snapshot (as of November 11, 2026): the median sale price is about $725K ($291 per sq ft over the trailing 12 months of closed sales), a median 189 days on market for closed sales, and 7.2 months of supply, a buyer-leaning market.
In ZIP 34119 (Naples), 534 homes closed in the last 12 months at a median of $577K ($323/sq ft), with a median 57 days on market. Right now 589 active and 123 pending listings put supply at about 13.2 months — a buyer's market. See the live ZIP 34119 housing market and the Collier County market.
Florida Gulf Coast MLS sales records identify 15 homes in Regency Reserve that have changed hands, built between 2000 and 2005 (median 2003), with a median living area of about 2,058 sq ft and a typical 2-bedroom, 2-bath layout; 93% are condominiums. Source: Florida Gulf Coast MLS closed-sale history compiled by Momentum Research; counts reflect homes with a recorded MLS sale, not every home in the community.
Regency Reserve is a Naples community in Collier County where current MLS activity shows no distinct amenity package listed — pricing and value here are being driven by the homes themselves rather than a shared clubhouse or recreation package.
The setting & the homes.
Aerial and on-site photos of Regency Reserve. Swipe to explore the community.
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Regency ReserveRegency ReserveRegency Reserve
Regency ReservePhotos from Florida Gulf Coast MLS listings in Regency Reserve; content deemed reliable but not guaranteed.
Who Regency Reserve is best for.
Best for
- Buyers comfortable negotiating price and terms in a slower-moving market
- Buyers focused on the home itself rather than a shared amenity package
- Sellers who can price realistically against per-square-foot comps and hold for the right buyer
Probably not for
- Buyers who want a quick, competitive-offer closing timeline
- Sellers expecting rapid appreciation based on recent trend data
- Buyers whose budget depends on a specific community amenity, since none are currently identified in MLS listings
Regency Reserve 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 Regency Reserve buying strategy.
If we were buying in Regency Reserve 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 Regency Reserve.
A market correcting, not collapsing
The combination of a 128-day median DOM and a market heat score of 16 places Regency Reserve firmly in buyer-favorable territory. Homes are not moving quickly, and that gives buyers real leverage on price, closing timeline, and contingencies. Sellers who price at or near the $286.69 per-square-foot mark and account for condition will still find buyers — but list-and-wait strategies are getting punished in the current cycle.
The 9.1% year-over-year decline, set against just 13 closings, is worth treating as a signal of softening rather than a precise measurement. With a sample that small, one or two higher- or lower-priced closings can move the median meaningfully. The practical takeaway for both sides: rely on individual comps and condition-adjusted pricing rather than the headline percentage alone.
The location and the amenities are priced into every listing in Regency Reserve. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a low-volume, extended-DOM market like this one, pricing strategy and negotiation matter more than usual — a handful of closings sets the tone for the whole community. We track the individual comps behind the median, not just the headline number, so sellers price to sell inside a reasonable window and buyers know exactly how much room they have to negotiate.
Regency Reserve in 15 seconds.
Tools for a Regency Reserve 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 Regency Reserve sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Regency Reserve, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Regency Reserve home worth?
Get a no-obligation home value based on real comparable sales in Regency Reserve, 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 Regency Reserve
Homes in Regency Reserve 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. 4 on record.
- 714 Regency Reserve Cir 3201 · off market
- 718 Regency Reserve Cir 3104 · off market
- 770 Regency Reserve Cir 1803 · off market
- 806 Regency Reserve Cir 904 · off market
| Location | Naples, Collier County, FL · ZIP 34119 |
|---|---|
| Sale prices, last 12 months | $725,000 median across 5 closed sales · $291 per sq ft |
| Days on market (closed sales) | 189 median |
| For sale right now | 3 active, 1 pending · median asking $595,000 · 7.2 months of supply |
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. Market figures describe homes, not residents. Cite as: Momentum Realty, “Regency Reserve key facts,” movewithmomentum.com/neighborhoods/regency-reserve, data as of November 11, 2026.
Housing distress & ownership in Regency Reserve, 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 Regency Reserve Right Now (4)
All 4 active and pending Regency Reserve listings with a detail page, newest first, refreshed twice a day from the MLS.
- 848 Regency Reserve Ct 2 · $795,000 · 2 bd / 2 ba · listed Aug 13, 2026 · listed by Premier Sotheby's Int'l Realty
- 745 Regency Reserve Cir 5202 · $595,000 · 2 bd / 2 ba · listed Aug 13, 2026 · listed by Premier Sotheby's Int'l Realty
- 777 Regency Reserve Cir 4902 · $590,000 · 2 bd / 2 ba · listed Aug 13, 2026 · listed by John R Wood Properties
- 729 Regency Reserve Cir 5501 · $699,777 · 2 bd / 2 ba · pending · listed Aug 13, 2026 · listed by Premier Sotheby's Int'l Realty
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20% of homes for sale in ZIP 34119 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 Regency Reserve
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 $3,229/yr across 8 listings here (MLS tax records, 2026-11-12). |
|---|---|
| HOA dues | Median $222/month across 5 MLS listings (most billed quarterly; 2026-11-12). Dues cover what the documents say they cover; ask for the budget and reserve study. |
| 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. |
| Roof and age | Median build year 2001 across 8 listings. An original roof here would be about 25 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. |
Estimated carrying cost at the median asking price, before the mortgage: about $670/month (tax $269, HOA $222, insurance $179). An estimate from the sources above, not a quote.
Email me new listings in Regency Reserve
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 Regency Reserve Condos for Sale
Have a question about the homes, fees, rules or commute here? A Momentum agent who works Regency Reserve Condos for Sale will answer, and the answer is published on this page for the next buyer.
Frequently Asked Questions
What is the median home price in Regency Reserve?
How long do homes in Regency Reserve take to sell?
Is Regency Reserve a buyer's or seller's market right now?
Who is the best real estate agent for Regency Reserve?
How do I find a top Naples real estate agent who knows Regency Reserve?
Can Momentum Realty connect me with an agent for Regency Reserve?
Where is Regency Reserve, and what county is it in?
Is Regency Reserve a good place to live?
Should you buy in Regency Reserve?
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 11, 2026) |
| Community market stats | Florida Gulf Coast MLS closed sales, 12-month windows ending November 11, 2026 |
| Under-contract shares | Florida Gulf Coast MLS records, as of 2026-11-11 |
| Historical depth | Closed-sale records back to 2026 (5 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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