The Vistas
Homes for Sale in Naples, FL
True comps, carrying-cost math, and listings before the portals.
Market Heat
Photo via Florida Gulf Coast MLS
As of September 2026, The Vistas in Naples, FL has 4 homes for sale and 2 pending, asking from $299,999 to $339,000 (median $313,500). Over the 12 months ending 2026-09-12, 8 recorded sales closed at a median of $286,000, $216 per square foot, a median 25 days on market, sellers accepting 96% of original asking (+0% versus the prior year). Homes listed or recently sold were built 2008–2011; 4 of the 6 geocoded homes sit in a FEMA special flood hazard zone (median elevation 16 ft). At the median price and Collier County's FY2025-26 rate of 11.05 mills, annual property tax runs about $3,160 ($2,720 with the full homestead exemption).
Homes For Sale Right Now in The Vistas
Live MLS inventory for The Vistas. 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 The Vistas listings as of 2026-09-12, 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.
The Vistas is pricing at a median of $285,000, with a median per-square-foot figure of $208.48 — a combination that points to smaller or more modestly finished homes rather than a scarcity-driven premium. Year over year, pricing has softened slightly, down 1.7%, which is consistent with a market that is not under pressure from buyers right now.
A market heat score of 36 and a median of 22 days on market tell the same story from two angles: homes here are not sitting for months, but they are not moving on multiple-offer urgency either. Closings have been tracked over a 7-listing window recently, a small enough sample that buyers and sellers should treat any single data point with some caution and lean on a current comparable pull before setting a number.
The Vistas right now
🟡 Still climbing. The trailing-12-month median ($286K) is up 0.4% from the prior 12 months ($285K). With about a dozen 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 Florida Gulf Coast MLS closed sales, 12-month windows ending September 12. Confidence: Medium (8 and 8 sales in the two windows).
What's unique here: the median sale price is about 53% below the typical Collier County sale ($286K vs $615K, trailing 12 months, Florida Gulf Coast MLS records).
Jump to: Price history & scorecard · Homes for sale · Schools · FAQ
Updated September 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
The Vistas market snapshot (as of September 12, 2026): the median sale price is about $286K ($216 per sq ft over the trailing 12 months of closed sales), and a median 26 days on market for closed sales. The trailing-12-month median is up 0% from the prior 12 months, computed from record-level Florida Gulf Coast MLS closed sales (8 closings in the current window).
The Vistas sits in Naples within Collier County, priced in the mid-$200s with a per-square-foot figure that suggests value-oriented inventory rather than a luxury tier product.
The setting & the homes.
Aerial and on-site photos of The Vistas. Swipe to explore the community.
Swipe or use the arrows → tap any photo to enlarge
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The VistasPhotos from Florida Gulf Coast MLS listings in The Vistas; content deemed reliable but not guaranteed.
Who The Vistas is best for.
Best for
- Buyers working with a budget near the $285,000 median who want Naples-area proximity without premium per-square-foot pricing
- Buyers prioritizing negotiating room in a currently unhurried market with a median of 22 days on market
- Buyers willing to evaluate each listing individually for features and condition rather than relying on a stated community amenity set
Probably not for
- Buyers who require a confirmed amenity package as part of the purchase and are not willing to verify listing by listing
- Sellers expecting a fast, competitive-offer environment given the current market heat score of 36
- Buyers who need a large recent-closings data set to feel confident in current pricing trends
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 ($286K) IS the median in the snapshot above, and the move from 2025 ($285K) IS the +0.4% one-year change.
Windows contain 1 to 22 sales each (8 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.
The Vistas Market Scorecard
The Vistas is currently a thin data market. Limited supply, a median asking price of $313,500, and homes go under contract in about 37 days.
Typical home value in the 34120 ZIP is $549,380, about 21.4% 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.
Housing distress & ownership in The Vistas, 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.
The Vistas 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, tiles © CARTO.
The The Vistas buying strategy.
If we were buying in The Vistas 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 Vistas.
A Value-Priced Corner of Naples
At a $285,000 median with per-square-foot pricing around $208, The Vistas reads as one of the more accessible entry points in the Naples market. That combination of price and pace — a median of 22 days on market — suggests homes are transacting in a reasonable window without the bidding pressure seen in tighter Collier County pockets.
The slight year-over-year pullback of 1.7% and a market heat score of 36 both point toward a market currently favoring buyers on negotiating room, though not dramatically. No community amenities have been identified from current MLS listings, so buyers evaluating The Vistas should treat it as a housing-focused purchase rather than one built around a shared amenity package, and confirm any recreational features directly with individual listings rather than assuming a community standard.
The location and the amenities are priced into every listing in The Vistas. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
With a small closings sample and no amenity data attached to current MLS listings, pricing and positioning in The Vistas require a closer read than the headline numbers alone provide. We pull current comparables listing by listing, flag what is and is not confirmed in the MLS record, and help buyers and sellers set expectations around a market moving at a measured, not urgent, pace.
The Vistas in 15 seconds.
HOA, CDD & Fees
- HOA status not on record. Verify any dues before you offer
- 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 Vistas 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 Vistas sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in The Vistas, 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 Vistas home worth?
Get a no-obligation home value based on real comparable sales in The Vistas, 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 homes for sale in The Vistas on the map →
Frequently Asked Questions
What is the median home price in The Vistas?
How long do homes in The Vistas take to sell?
Who is the best real estate agent for The Vistas?
How do I find a top Naples real estate agent who knows The Vistas?
Can Momentum Realty connect me with an agent for The Vistas?
Should you buy in The Vistas?
An honest fit check. We will tell you when it is not your community.
Nearby Communities
Explore more neighborhoods near The Vistas with Momentum Realty’s local guides.
Data sources & freshness
| Live listings | Florida Gulf Coast MLS, refreshed twice daily (last: September 12, 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 (171 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.
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See how The Vistas fits the bigger picture — live prices, inventory, and Momentum Scores: