Tuscany
Homes for Sale in Naples, FL
True comps, carrying-cost math, and listings before the portals.
Market Heat
Photo via Florida Gulf Coast MLS
Over the 12 months ending 2026-07-29, 8 recorded sales closed at a median of $303,000, $191 per square foot, a median 39 days on market, sellers accepting 90% of original asking (-4% versus the prior year). At the median price and Collier County's FY2025-26 rate of 11.05 mills, annual property tax runs about $3,350 ($2,910 with the full homestead exemption).
Tuscany's numbers point to a market that has cooled from where it was a year ago. The median price sits just over $300,000, but it's down 4.2% year-over-year, and with only 8 closings in the current window, that figure can swing with each new sale rather than reflecting a broad, stable trend line.
A median of 39 days on market and a heat score of 34 both say the same thing: buyers here aren't racing each other. That's an advantage for anyone shopping with a pre-approval in hand and no rush — there's room to negotiate on price and terms. Sellers need to price to the current per-square-foot data, not to what a neighbor's unit fetched two years ago.
Tuscany right now
🟡 Off the recent peak. The trailing-12-month median ($303K) is down 4.2% from the prior 12 months ($316K). 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 July 29. Confidence: Low (8 and 4 sales in the two windows).
Jump to: Price history & scorecard · Homes for sale · Schools · FAQ
Updated July 29, 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
Tuscany market snapshot (as of July 29, 2026): the median sale price is about $303K ($191 per sq ft over the trailing 12 months of closed sales), and a median 39 days on market for closed sales. The trailing-12-month median is down 4% from the prior 12 months, computed from record-level Florida Gulf Coast MLS closed sales (8 closings in the current window).
Tuscany is a Naples community priced in the low $300s on a median basis, with per-square-foot values running near $191 — a market currently defined more by patience than urgency.
Who Tuscany is best for.
Best for
- A buyer working with a mid-$300s budget who wants room to negotiate rather than compete.
- Someone comfortable evaluating a home on its own merits without relying on a deep sales history for comparison.
- A buyer who has confirmed HOA and amenity details directly and is fine with a no-frills setup if that's what's there.
Probably not for
- A buyer who wants a fast-moving market with multiple recent comps to anchor an offer.
- Someone shopping specifically for confirmed clubhouse, pool, or recreational amenities as part of the purchase.
- A seller expecting last year's pricing given the current year-over-year decline.
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 Florida Gulf Coast MLS closed sales. Same methodology as every appreciation figure on this page: the 2026 point ($303K) IS the median in the snapshot above, and the move from 2025 ($316K) IS the -4.2% one-year change.
Windows contain 0 to 13 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.
Tuscany Market Scorecard
Tuscany is currently a thin data market. Limited supply, a median asking price of $320,000, and homes go under contract in about 117 days.
Typical home value in the 34119 ZIP is $649,849, about 19.2% 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.
Homes For Sale Right Now in Tuscany
Live MLS inventory for Tuscany. 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 Tuscany listings as of 2026-08-24, 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 Tuscany buying strategy.
If we were buying in Tuscany 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 Tuscany.
A market resetting, not surging
The year-over-year decline of 4.2% combined with a below-midpoint heat score of 34 suggests Tuscany has moved past whatever peak pricing it saw previously and is now settling into a more measured pace. With just 8 closings in the tracked window, the sample is thin enough that a single well-priced or high-end sale can move the median meaningfully in either direction — worth remembering when comparing any one listing to the community figure.
At 39 days median time on market, homes here aren't sitting for months, but they're also not going in a week. That middle ground typically rewards realistic pricing at or near the $191 per-square-foot mark over aggressive listing strategies. No amenities are currently identified from active MLS data for Tuscany, so buyers should treat this as a straightforward housing market rather than an amenity-driven one, and confirm any HOA offerings directly rather than assuming clubhouse or recreational features.
The location and the amenities are priced into every listing in Tuscany. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
With only 8 recent closings and no amenity data populating from MLS feeds, Tuscany is a community where pricing a home — or evaluating one — takes more than a quick comp pull. We track the per-square-foot trend and days-on-market pattern directly so you're negotiating from current data, not a stale median.
Tuscany 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 Tuscany 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 Tuscany sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Tuscany, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Tuscany home worth?
Get a no-obligation home value based on real comparable sales in Tuscany, 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 Tuscany?
How long do homes in Tuscany take to sell?
Do cash buyers compete in Tuscany?
Who is the best real estate agent for Tuscany?
How do I find a top Naples real estate agent who knows Tuscany?
Can Momentum Realty connect me with an agent for Tuscany?
Should you buy in Tuscany?
An honest fit check. We will tell you when it is not your community.
Nearby Communities
Explore more neighborhoods near Tuscany with Momentum Realty’s local guides.
Data sources & freshness
| Community market stats | Florida Gulf Coast MLS closed sales, 12-month windows ending July 29, 2026 |
| Under-contract shares | Florida Gulf Coast MLS records, as of 2026-07-18 |
| Historical depth | Closed-sale records back to 2013 (107 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 your area comps.
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More Naples & Naples & Collier County guides
Compare before you commit - every guide covers pricing, HOA/CDD, insurance posture, and fit. Browse all of Naples & Collier County or the full Neighborhood Finder.
See how Tuscany fits the bigger picture — live prices, inventory, and Momentum Scores: