The Vistas
Homes for Sale in Naples, FL
All 2,052 homes for sale in Naples, FL · median $429,000 · 102 townhomes for sale in Naples · 400 homes for sale in 34112 · Collier County homes for sale
True comps, carrying-cost math, and listings before the portals.
Market Heat
Photo via Florida Gulf Coast MLS
As of October 2026, The Vistas in Naples, FL has 7 homes for sale and 2 pending, asking from $308,500 to $345,000 (median $319,999). Over the 12 months ending 2026-09-20, 7 recorded sales closed at a median of $287,000, $208 per square foot, a median 29 days on market, sellers accepting 96% of original asking (+3% versus the prior year). Homes listed or recently sold were built 2008–2012; 3 of 9 report an HOA (median $390/mo); 6 of the 9 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 $3,170 ($2,740 with the full homestead exemption).
Last 30 days in The Vistas: 5 new listings (median asking $329,000), 2 under contract right now. As of October 20, 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.
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 2026-10-19, 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.
Figures in this note are as of July 29, 2026. The live market numbers elsewhere on this page update nightly and are newer.
The Vistas right now
🟡 Still climbing. The trailing-12-month median ($287K) is up 3.4% from the prior 12 months ($278K). 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 20. Confidence: Medium (7 and 8 sales in the two windows).
Jump to: Price history & scorecard · Homes for sale · Schools · FAQ
· Updated October 20, 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 20, 2026): the median sale price is about $287K ($208 per sq ft over the trailing 12 months of closed sales), and a median 29 days on market for closed sales. The trailing-12-month median is up 3% from the prior 12 months, computed from record-level Florida Gulf Coast MLS closed sales (7 closings in the current window).
In ZIP 34112 (Naples), 935 homes closed in the last 12 months at a median of $380K ($260/sq ft), up 0.3% year over year, with a median 64 days on market. Right now 362 active and 86 pending listings — a buyer's market. See the live ZIP 34112 housing market and the Collier County market.
Florida Gulf Coast MLS sales records identify 11 homes in The Vistas that have changed hands, built between 2008 and 2012 (median 2011), with a median living area of about 1,415 sq ft and a typical 2-bedroom, 2.5-bath layout; 100% are townhomes. 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.
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 20 of each year, from record-level Florida Gulf Coast MLS closed sales. Same methodology as every appreciation figure on this page: the 2026 point ($287K) IS the median in the snapshot above, and the move from 2025 ($278K) IS the +3.4% one-year change.
Windows contain 1 to 21 sales each (7 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.
20% of homes for sale in ZIP 34120 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 (2026-10-18).
The Vistas Market Scorecard
The Vistas is currently a balanced market., a median asking price of $309,900, and homes go under contract in about 7 days.
Go deeper: ZIP market scorecard · county scorecard · true cost calculator · affordability calculator.
Live data: Florida Gulf Coast MLS, refreshed twice daily. Market metrics only; these describe homes for sale and recent sales, not residents.
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 contributors.
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.
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.
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Recently off market in The Vistas
Homes in The Vistas 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. 1 on record.
- 9076 Gervais Cir 403 · off market
| Location | Naples, Collier County, FL · ZIP 34112, 34120 |
|---|---|
| Home types (current listings and sales) | townhouses 100% |
| Sale prices, last 12 months | $287,000 median across 7 closed sales · $208 per sq ft · +3.4% vs the prior 12 months |
| Days on market (closed sales) | 29 median |
| For sale right now | 5 active, 1 pending · median asking $309,900 |
Data as of September 20, 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, “The Vistas key facts,” movewithmomentum.com/neighborhoods/the-vistas--collier, data as of September 20, 2026.
Just listed in The Vistas
The newest homes for sale in The Vistas right now, newest first. Each link opens the full listing with every photo, the price history and a tour request.
- 9076 Gervais Cir 408 $345,000 · 3 bd · 3 ba · 1,415 sq ft · new today Courtesy of Mato Realty, LLC
- 9101 Gervais Cir 1704 $319,999 · 2 bd · 3 ba · 1,415 sq ft · new today Courtesy of Mato Realty, LLC
- 9063 Gervais Cir 1204 $308,500 · 2 bd · 3 ba · 1,415 sq ft · new today Courtesy of Engine Realty Inc
- 9051 Gervais Cir 1508 $329,000 · 3 bd · 3 ba · 1,415 sq ft · 13 days on market Courtesy of A Plus Realty
- 9097 Gervais Cir 1808 $330,000 · 2 bd · 3 ba · 1,415 sq ft · 15 days on market Courtesy of Marzucco Real Estate
- 9073 Gervais Cir 1007 $309,000 · 2 bd · 3 ba · 1,415 sq ft · 92 days on market Courtesy of Downing Frye Realty Inc.
Checked against the MLS Oct 20, 2026. All new listings in this market.
Every Home for Sale in The Vistas Collier Right Now (9)
All 9 active and pending The Vistas Collier listings with a detail page, newest first, refreshed twice a day from the MLS.
- 9063 Gervais Cir 1204 · $308,500 · 2 bd / 3 ba · listed Oct 18, 2026 · listed by Engine Realty Inc
- 9101 Gervais Cir 1704 · $319,999 · 2 bd / 3 ba · listed Oct 16, 2026 · listed by Mato Realty, LLC
- 9076 Gervais Cir 408 · $345,000 · 3 bd / 3 ba · listed Oct 11, 2026 · listed by Mato Realty, LLC
- 9097 Gervais Cir 1808 · $330,000 · 2 bd / 3 ba · listed Oct 4, 2026 · listed by Marzucco Real Estate
- 9064 Gervais Cir 105 · $309,900 · 2 bd / 3 ba · listed Aug 26, 2026 · listed by VIA Realty, LLC
- 9073 Gervais Cir 1007 · $309,000 · 2 bd / 3 ba · listed Aug 13, 2026 · listed by Downing Frye Realty Inc.
- 9051 Gervais Cir 1508 · $329,000 · 3 bd / 3 ba · listed Aug 4, 2026 · listed by A Plus Realty
- 9072 Gervais Cir 306 · $314,500 · 2 bd / 3 ba · pending · listed Jul 22, 2026 · listed by U S Prime Realty, LLC
- 9076 Gervais Cir 405 · $308,000 · 2 bd / 3 ba · pending · listed Jul 22, 2026 · listed by Premiere Plus Realty Company
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Naples guides & data
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Florida buyer guides
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- Florida property tax calculator
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- Florida flood insurance calculator
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Email me new listings in The Vistas
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 The Vistas
Have a question about the homes, fees, rules or commute here? A Momentum agent who works The Vistas will answer, and the answer is published on this page for the next buyer.
What it really costs to own in The Vistas
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 $2,204/yr across 16 listings here (MLS tax records, 2026-10-20). |
|---|---|
| HOA dues | Median $390/month across 3 MLS listings (most billed quarterly; 2026-10-20). 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 2010 across 18 listings. An original roof here would be about 16 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 $753/month (tax $184, HOA $390, insurance $179). An estimate from the sources above, not a quote.
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?
Where is The Vistas, and what county is it in?
Should you buy in The Vistas?
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: October 19, 2026) |
| Community market stats | Florida Gulf Coast MLS closed sales, 12-month windows ending September 20, 2026 |
| Under-contract shares | Florida Gulf Coast MLS records, as of 2026-09-20 |
| 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?
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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:
More on The Vistas
- Home values · What homes in The Vistas actually sell for
Nearby Communities
Explore more neighborhoods near The Vistas with Momentum Realty’s local guides.