The Cays
Homes for Sale in Naples, FL
True comps, carrying-cost math, and listings before the portals.
The Cays is a small pocket of 113 homes with a median price just over $1,060,000 and a median price per square foot near $478, and the spread between those two numbers tells the real story: this is a market where condition and lot do the pricing, not the address alone. With homes built between 1993 and 2024 and a median year built of 2003, buyers are choosing between original construction and more recently updated or rebuilt properties, and that gap shows up directly in what a home commands per square foot.
A median of 96 days on market and a year-over-year price move of -13.1% over this six-month window point to a market that has cooled and is taking longer to clear. That is not a market to chase with an aggressive list price, and it is not a market where a buyer should expect to win with a lowball either — it is one where accurate, condition-adjusted pricing on day one settles negotiations faster than posturing does.
The Cays right now
🔴 Off the recent peak. The trailing-12-month median ($1.06M) is down 13.1% from the prior 12 months ($1.22M). With about 3 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 fgc closed sales, 12-month windows ending July 29. Confidence: Low (6 and 4 sales in the two windows).
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Updated July 29, 2026 · Live data: fgc, refreshed twice daily · MLS facts carry their source; interpretation lines are Momentum Research · Data sources & freshness
The 60-Second Overview
The Cays market snapshot (as of July 29, 2026): the median sale price is about $1.06M ($478 per sq ft over the trailing 12 months of closed sales), and a median 96 days on market for closed sales. The trailing-12-month median is down 13% from the prior 12 months, computed from record-level fgc closed sales (6 closings in the current window).
The Cays is a community of 113 homes in Naples, Collier County, built between 1993 and 2024 (median 2003), with a median living area of about 2,574 square feet. 42% of parcels are homesteaded, the owner-occupancy proxy in the Florida DOR assessment roll (2025 roll, public records).
The Cays is a compact, low-volume enclave in Naples, Collier County, where median living space runs around 2,574 square feet and roughly 42.5% of homes carry a homestead exemption — a mix of primary residences and non-homesteaded ownership that shapes how the inventory turns over.
Who The Cays is best for.
Best for
- Buyers focused on the home itself — size, lot, condition — over community amenities
- Buyers comfortable evaluating a mix of original 1990s-era construction against newer builds up to 2024
- Buyers or sellers prepared to price against current trend data in a market that has softened year over year
Probably not for
- Buyers who want a resort-style amenity package as part of the purchase decision
- Sellers expecting a fast sale — the median 96-day time on market argues against that timeline
- Buyers who need a large active resale pool to comparison-shop within the same community
Price History: What Homes Here Have Actually Sold For
Median sale price over the trailing 12 months ending July 29 of each year, from record-level fgc closed sales. Same methodology as every appreciation figure on this page: the 2026 point ($1.06M) IS the median in the snapshot above, and the move from 2025 ($1.22M) IS the -13.1% one-year change.
Windows contain 0 to 6 sales each (6 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.
0% of homes for sale in ZIP 34114 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 (2026-07-18).
The The Cays buying strategy.
If we were buying in The Cays 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 The Cays.
Small inventory, wide range in what's built
With only 113 homes total, The Cays does not generate the volume of a larger master-planned community, and that scarcity matters for both pricing and pace. A three-decade construction span — 1993 through 2024 — means a buyer touring the community will see genuinely different vintages of home side by side, and the median year built of 2003 sits closer to the older end of that range than the newer.
Current MLS listings do not identify a formal amenity package tied to the community, so whatever draws a buyer here is the home itself, its lot, and its position within Naples rather than an amenity roster. That puts more weight on individual due diligence — inspection, updates, square footage against the median of 2,574 — than on comparing clubhouse or pool packages across competing communities.
The location and the amenities are priced into every listing in The Cays. The deal is won or lost on condition, the comps, and the renovation math.
Momentum Buy Score.
Our proprietary 0 to 10 read across the factors that decide how a home in The Cays buys, holds, and resells. Momentum Research; not an appraisal.
Momentum Intelligence Scores are our proprietary, qualitative assessment on a 0 to 10 scale, built from the record-level market data on this page. They are a framework for comparing communities, not a guarantee of future value and not advice on a specific home; unlike an automated value estimate they do not price your home, they grade the community on evidence you can inspect. Composite is the plain average of the 3 factors (3.4). Basis: Recent Direction -13.1% year-over-year; Owner Commitment 42% owner-occupied; Pricing Power 89.9% sale-to-list. Refreshed with each data update.
Why work with Momentum here
In a market this small, with only 113 homes and a 96-day median time on market, pricing errors are expensive and slow to correct. We track what is actually closing here — not just what is listed — so sellers price to the current trend line rather than last year's number, and buyers know when a longer market sit signals room to negotiate versus when it simply reflects a thin, low-volume inventory.
The Cays in 15 seconds.
HOA, CDD & Fees
- Mandatory HOA — confirm current dues
- 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 The Cays 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 The Cays sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in The Cays, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your The Cays home worth?
Get a no-obligation home value based on real comparable sales in The Cays, 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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Frequently Asked Questions
What is the median home price in The Cays?
How long do homes in The Cays take to sell?
How many homes are in The Cays?
What share of The Cays is owner-occupied?
When were the homes in The Cays built?
Do cash buyers compete in The Cays?
Who is the best real estate agent for The Cays?
How do I find a top Naples real estate agent who knows The Cays?
Can Momentum Realty connect me with an agent for The Cays?
Should you buy in The Cays?
An honest fit check. We will tell you when it is not your community.
Data sources & freshness
| Community market stats | fgc closed sales, 12-month windows ending July 29, 2026 |
| Housing stock & ownership | Florida DOR 2025 assessment roll (street-list match (5 streets, ZIP 34114)) |
| Under-contract shares | fgc records, as of 2026-07-18 |
| Historical depth | Closed-sale records back to 2013 (34 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 fgc 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 fgc member average and 8 days faster, and we’ll price yours against live your area comps.
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