Town Manor
Homes for Sale in Naples, FL
All 2,052 homes for sale in Naples, FL · median $429,000 · 1,840 condos for sale in Naples · 382 homes for sale in 34102 · Collier County homes for sale
True comps, carrying-cost math, and listings before the portals.
Photo via Florida Gulf Coast MLS
As of October 2026, Town Manor in Naples, FL has 1 home for sale. As of October 2026, the MLS records 12 closed sales in Town Manor in Naples, FL since 2016, the most recent in June 2026. Across Naples as a whole, 14 homes closed in the last 12 months at a median of $600,000, 74 median days on market, with 32 homes for sale today. At that median and Collier County's FY2025-26 rate of 11.05 mills, annual property tax runs about $6,630 ($6,200 with the full homestead exemption).
Last 30 days in Town Manor: 1 new listing (median asking $399,000). 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.
Town Manor does not give us much to work with on paper. The current MLS snapshot for this Naples community shows a trailing two-month closings window with no community amenities identified in the listing data itself. That is not unusual for a smaller or lower-turnover pocket of Collier County, but it means anyone quoting hard price stats for Town Manor right now is guessing rather than reading the data.
What that means practically: pricing here has to be built listing by listing, comparing condition, lot, and recent closed activity rather than leaning on a community-wide median or amenity package. For a buyer or seller, the posture should be patient and comparison-driven rather than reactive to whatever headline number shows up in a portal search.
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
Town Manor sits within Naples in Collier County, an area where MLS coverage on this particular community is thin enough that broad statistical claims are not reliable right now.
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 Town Manor is best for.
Best for
- A buyer targeting the Naples/Collier County area who is prepared to evaluate individual listings on their own merits
- Someone who wants a straightforward, condition-driven purchase without weighing a defined amenity package
- A buyer or seller comfortable working with a thinner comparable set and relying on direct listing analysis
Probably not for
- A buyer who wants to compare against a well-established community-wide price history before making an offer
- Someone specifically seeking a community with documented, listed amenities
- A buyer who prefers high transaction volume as reassurance before committing
The market around Town Manor
Town Manor is too small for its own price trend, so here is the market around it.
In ZIP 34102, 399 homes are on the market and 14% are under contract — a slower corner of Naples.
Across Collier County, 4,449 homes are active and 1,017 pending (19% under contract).
In ZIP 34102 (Naples), 1,157 homes closed in the last 12 months at a median of $570K ($327/sq ft), up 3.3% year over year, with a median 69 days on market. Right now 606 active and 131 pending listings — a buyer's market. See the live ZIP 34102 housing market and the Collier County market.
ZIP and county figures describe the wider market, not Town Manor specifically. Momentum Research analysis of MLS records.
Homes For Sale Right Now in Town Manor
Live MLS inventory for Town Manor. 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 Town Manor listings as of 2026-10-20, 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 Town Manor buying strategy.
If we were buying in Town Manor 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 Town Manor.
Reading a Thin Data Market
With only a short window of recent closings on record and no amenities flagged in current listings, Town Manor is one of those communities where the MLS feed tells you less than the individual properties do. That is a signal in itself: it points to lower transaction volume rather than a lack of housing stock, and it means the real story is in the specific homes coming to market, not in a rollup statistic.
For anyone evaluating Town Manor, the practical move is to treat each listing as its own data point: condition, age, lot configuration, and proximity to the surrounding Naples corridor matter more here than a community-wide price trend, because the trend line itself is not well established yet in the current feed.
The location and the amenities are priced into every listing in Town Manor. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
When a community's MLS footprint is this light, the value of local, listing-level analysis goes up, not down. We do not fill the gap with invented numbers or generic amenity copy — we tell you plainly what the data shows and what it does not, then help you evaluate Town Manor listings against comparable inventory in the surrounding Naples market so you are pricing off real comparables, not a guess.
Town Manor in 15 seconds.
Tools for a Town Manor 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 Town Manor sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Town Manor, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Town Manor home worth?
Get a no-obligation home value based on real comparable sales in Town Manor, 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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Should you buy in Town Manor?
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 20, 2026) |
| Under-contract shares | Florida Gulf Coast MLS records, as of 2026-09-20 |
| Historical depth | Closed-sale records back to 2016 (12 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 Town Manor
Development, infrastructure, retail, and school activity affecting Town Manor, tracked by our team and summarized from public reporting and official sources, with links to the original coverage. Last updated October 2026.
- 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 site is about 4 miles southeast of Town Manor.
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 19 miles northeast of Town Manor, 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 project is about 22 miles northeast of Town Manor, elsewhere in Collier County.
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 9 miles southeast of Town Manor, 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 28 miles northeast of Town Manor, 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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Housing distress & ownership in Town Manor, 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 Town Manor Right Now (2)
All 2 active and pending Town Manor listings with a detail page, newest first, refreshed twice a day from the MLS.
- 1021 3rd St S 110 · $399,000 · 2 bd / 2 ba · listed Oct 16, 2026 · listed by Alfred Robbins Realty Group
- 1021 3rd St S 306 · $350,000 · 2 bd / 2 ba · listed Jul 22, 2026 · listed by Downing Frye Realty Inc.
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Nearby Communities
Explore more neighborhoods near Town Manor with Momentum Realty’s local guides.
What it really costs to own in Town Manor
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 $3,658/yr across 4 listings here (MLS tax records, 2026-10-20). |
|---|---|
| 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 1968 across 4 listings. An original roof here would be about 58 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. |
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