South Tamiami Heights
Homes for Sale in Naples, FL
All 2,295 homes for sale in Naples, FL · median $439,000 · 454 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, South Tamiami Heights in Naples, FL has 1 home for sale. As of November 2026, the MLS records 2 closed sales in South Tamiami Heights in Naples, FL since 2026, the most recent in November 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).
South Tamiami Heights is a small, older pocket of Naples housing stock — 73 homes with a median build year of 1973 and a range stretching back to 1935 and as recent as 2018. That spread means condition, not just location, is doing most of the work on price. A 1930s-era home and a 2018 build sitting on the same street are not competing on the same terms, and buyers need to evaluate each listing on its own merits rather than assume a neighborhood-wide price story.
With only 73 homes total and a one-month closings window feeding this snapshot, the data pool is thin enough that any single sale can swing the read. Treat pricing here as directional, not definitive, and lean on a current comparative analysis of the specific home rather than a neighborhood average.
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
A modest-sized, older Naples neighborhood where home size runs compact — a median of 1,430 square feet — and roughly six in ten homes carry a homestead exemption, pointing to a base of owner-occupied housing rather than a market dominated by investment or seasonal turnover.
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 South Tamiami Heights is best for.
Best for
- Buyers seeking a smaller-footprint home and comfortable evaluating an older structure on its individual merits.
- Owner-occupant buyers planning to hold long-term rather than flip quickly.
- Buyers who do not need a packaged amenity set and are prioritizing location and price over shared facilities.
Probably not for
- Buyers who want new or near-new construction as a baseline expectation.
- Buyers who want an HOA-run amenity package such as a pool or clubhouse included in the purchase.
- Buyers uncomfortable underwriting condition risk across a wide range of build years.
The market around South Tamiami Heights
South Tamiami Heights 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 South Tamiami Heights specifically. Momentum Research analysis of MLS records.
Homes For Sale Right Now in South Tamiami Heights
Live MLS inventory for South Tamiami Heights. 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 South Tamiami Heights 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.
The South Tamiami Heights buying strategy.
If we were buying in South Tamiami Heights 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 South Tamiami Heights.
An older housing stock with no packaged amenities
The defining fact about South Tamiami Heights is age and scale: a median year built of 1973, a range running from 1935 up through 2018, and a total inventory of just 73 homes. That combination means the neighborhood was built out gradually rather than delivered as a single subdivision, and it shows in the mix of architectural eras a buyer will encounter here. There is no community amenity package identified from current MLS listings — no clubhouse, pool, or gated infrastructure baked into the deal. Whatever a buyer is paying for, it is the home and the location, not shared recreational infrastructure.
At a median living area of 1,430 square feet, this is a compact-home market, which tends to favor buyers looking for a smaller footprint or a starter/downsizing purchase over those shopping for larger, newer construction. The homestead share of 60% suggests a meaningful base of owner-occupied housing, which can translate to steadier turnover patterns than a market with heavier investor or short-term rental concentration — though with only 73 homes in the entire community, any given month's activity should be read with that small sample in mind.
The location and the amenities are priced into every listing in South Tamiami Heights. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a market this small, with homes spanning eight decades of construction and no standardized amenity package to lean on, generic neighborhood comps do not tell you much. We evaluate each South Tamiami Heights property against its actual peers — similar build era, similar condition, similar square footage — rather than a blended neighborhood average that can mislead in a market this thin.
South Tamiami Heights in 15 seconds.
Tools for a South Tamiami Heights 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 South Tamiami Heights sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in South Tamiami Heights, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
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Data sources & freshness
| Live listings | Florida Gulf Coast MLS, refreshed twice daily (last: November 11, 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.
Recent Developments in South Tamiami Heights
Development, infrastructure, retail, and school activity affecting South Tamiami Heights, 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 project is about 17 miles west of South Tamiami Heights, 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 project is about 18 miles southwest of South Tamiami Heights, elsewhere in Collier County.
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 9 miles northwest of South Tamiami Heights, elsewhere in Collier County.
Source: Gulfshore Business - August 2026Development
Construction underway at 680-acre Brightshore Village in Golden Gate Estates
Barron Collier Companies is building Brightshore Village on Immokalee Road west of Everglades Boulevard North, planning about 2,000 homes and 106,000 to 120,000 sq ft of retail and services. Homebuilder parcels were scheduled to close September 18, with first move-ins targeted for January 2028.
What it may mean for the marketWould add about 2,000 homes and a commercial village center on the Immokalee Road corridor. The site is about 9 miles northwest of South Tamiami Heights.
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 15 miles southwest of South Tamiami Heights, elsewhere in Collier County.
Source: Gulfshore Business - May 2026Development
Collier County planners back major Ave Maria expansion
The Collier County Planning Commission on May 7, 2026 approved Ave Maria Development's plan to add more than 2,000 acres in eastern Collier County under the Rural Lands Stewardship Area program. The expansion would allow 6,738 additional homes, bringing the town's total to 17,738, plus nearly 1 million square feet of commercial, office and medical space and a 1,000-acre senior living community east of Camp Keais Road. Developers must provide 511 affordable units, planned largely off-site.
What it may mean for the marketA large expansion would substantially increase the town's housing capacity and add commercial and medical space in eastern Collier County. The project is about 9 miles northeast of South Tamiami Heights, 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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