Viansa
Condos for Sale in Naples, FL
True comps, carrying-cost math, and listings before the portals.
Photo via Florida Gulf Coast MLS
As of November 2026, Viansa in Naples, FL has 10 homes for sale, asking from $769,000 to $1,895,000 (median $1,297,000). Over the 12 months ending 2026-11-11, 4 recorded sales closed at a median of $1,831,250, $623 per square foot, a median 67 days on market, sellers accepting 96% of original asking. Homes listed or recently sold were built 2017–2023; 10 of 10 report an HOA (median $756/mo); 7 of the 10 geocoded homes sit in a FEMA special flood hazard zone (median elevation 17 ft). At the median price and Collier County's FY2025-26 rate of 11.05 mills, annual property tax runs about $20,240 ($19,800 with the full homestead exemption).
| Location | Naples, Collier County, FL · ZIP 34110 |
|---|---|
| Home types (current listings and sales) | condos 90%, attached 10% |
| Sale prices, last 12 months | $1,831,250 median across 4 closed sales · $623 per sq ft |
| Days on market (closed sales) | 67 median |
| For sale right now | 10 active, 0 pending · median asking $1,347,000 · 30.0 months of supply |
Data as of November 11, 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, “Viansa key facts,” movewithmomentum.com/neighborhoods/viansa, data as of November 11, 2026.
Last 30 days in Viansa: 3 new listings (median asking $1,795,000). As of November 13, 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 Viansa
Live MLS inventory for Viansa. 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 · 43 daysTop listingActive · 3 days
Active · 3 days
Active · 116 days
Active · 67 days
Active · 451 days
Active · 185 days
Active · 187 days
Active · 0 days
Active · 126 daysActive and pending Viansa listings as of 2026-11-13, 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.
Every Home for Sale in Viansa Right Now (10)
All 10 active and pending Viansa listings with a detail page, newest first, refreshed twice a day from the MLS.
- 16351 Viansa Way 202 · $1,795,000 · 3 bd / 4 ba · listed Nov 8, 2026 · listed by John R Wood Properties
- 16347 Viansa Way 102 · $1,799,000 · 3 bd / 4 ba · listed Oct 20, 2026 · listed by Real Broker, LLC
- 16347 Viansa Way 302 · $1,895,000 · 3 bd / 4 ba · listed Oct 1, 2026 · listed by The Willis Group, LLC
- 16356 Viansa Way 201 · $985,000 · 3 bd / 2 ba · listed Sep 11, 2026 · listed by John R Wood Properties
- 16382 Viansa Way 201 · $1,240,000 · 3 bd / 4 ba · listed Aug 30, 2026 · listed by Real Broker, LLC
- 16374 Viansa Way 301 · $1,299,000 · 3 bd / 4 ba · listed Aug 16, 2026 · listed by Real Estate Specialty Svcs II
- 16371 Viansa Way 201 · $1,750,000 · 3 bd / 4 ba · listed Aug 15, 2026 · listed by Royal Shell Real Estate, Inc.
- 16348 Viansa Way 102 · $769,000 · 3 bd / 2 ba · listed Aug 15, 2026 · listed by Coldwell Banker Realty
- 16378 Viansa Way 202 · $1,100,000 · 3 bd / 4 ba · listed Aug 15, 2026 · listed by Compass Florida LLC
- 16360 Viansa Way 8-201 · $1,295,000 · 3 bd / 4 ba · listed Aug 15, 2026 · listed by William Raveis Real Estate
Viansa is pricing out at a median of $1,195,000, or roughly $508.51 a square foot, but the number that matters more right now is the 114-day median time on market. That is a long hold for a Naples listing, and it tells you sellers are not getting quick validation on their asking price. Combined with a market heat score of 15, this reads as a market where inventory is sitting and buyers have room to negotiate.
The 15.7% year-over-year decline is the headline figure for anyone tracking value here. That kind of pullback, paired with slow absorption, usually means pricing is still resetting rather than stabilizing. Sellers need a sharper, more defensible number at listing. Buyers get the benefit of time and can afford to be selective about condition and terms.
Figures in this note are as of July 29, 2026. The live market numbers elsewhere on this page update nightly and are newer.
Viansa right now
🟢 Buyer-leaning market. 30.0 months of supply and 0% of the inventory already under contract give buyers above-average negotiating leverage.Why it matters: months of supply is how long today's inventory would last at today's sales pace; under-contract share is the portion of homes for sale that already have a buyer.Momentum Research analysis of Florida Gulf Coast MLS records, as of November 11, 2026. Confidence: Medium (10 active and pending listings, 4 closed sales in 12 months).
Jump to: Price history & scorecard · Homes for sale · Schools · FAQ
· Updated November 11, 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
Viansa market snapshot (as of November 11, 2026): the median sale price is about $1.83M ($623 per sq ft over the trailing 12 months of closed sales), a median 67 days on market for closed sales, and 30.0 months of supply, a buyer-leaning market.
Viansa sits in Naples within Collier County, with pricing this cycle built almost entirely on condition and per-square-foot value rather than any documented amenity package, since current MLS listings do not identify specific community amenities.
The setting & the homes.
Aerial and on-site photos of Viansa. Swipe to explore the community.
Swipe or use the arrows → tap any photo to enlarge
ViansaViansaViansaViansaViansaViansaViansaViansaPhotos from Florida Gulf Coast MLS listings in Viansa; content deemed reliable but not guaranteed.
Who Viansa is best for.
Best for
- Buyers with flexible timelines who can wait out a 114-day median market without pressure to close quickly
- Buyers focused on price-per-square-foot value and willing to negotiate given the current downward trend
- Sellers who can price realistically against the 15.7% year-over-year shift rather than anchoring to prior peaks
Probably not for
- Buyers who need a fast, low-friction closing in a high-heat market
- Sellers expecting quick offers or multiple-bid competition given the current low market heat score
- Buyers prioritizing a defined amenity package, since none is currently identified in active listings
Housing distress & ownership in Viansa, 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.
Viansa 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 Viansa buying strategy.
If we were buying in Viansa 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.
Use your leverage. With inventory sitting, there is room to negotiate on anything dated or overpriced and to ask for repairs or a rate buydown.
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 Viansa.
A market still finding its floor
With only six closings in the current window, Viansa's data set is thin enough that any single sale can move the median meaningfully. That is worth keeping in mind when comparing this snapshot to a prior quarter — the trend direction (down, and sitting longer) is the more reliable signal than the exact dollar figure.
A median dwell time of 114 days combined with a market heat score of 15 puts this squarely in buyer-leverage territory. Homes that are priced realistically relative to the $508.51 per-square-foot benchmark still move, but overpriced listings are the ones stretching the average days-on-market number upward.
The location and the amenities are priced into every listing in Viansa. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a thin, slow-moving market like this one, pricing strategy and negotiating posture matter more than usual. We track the six-closing window closely so sellers list at a number the current data actually supports, and so buyers know how much room exists before they make an offer.
Viansa in 15 seconds.
Tools for a Viansa 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 Viansa sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Viansa, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Viansa home worth?
Get a no-obligation home value based on real comparable sales in Viansa, 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 all homes for sale in Naples →
Recently off market in Viansa
Homes in Viansa 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. 5 on record.
- 16371 Viansa Way 202 · off market
- 16375 Viansa Way 102 · off market
- 16391 Viansa Way 101 · off market
- 16391 Viansa Way 202 · off market
- 16391 Viansa Way 302 · off market
Frequently Asked Questions
What is the median home price in Viansa?
How long do homes in Viansa take to sell?
Is Viansa a buyer's or seller's market right now?
Who is the best real estate agent for Viansa?
How do I find a top Naples real estate agent who knows Viansa?
Can Momentum Realty connect me with an agent for Viansa?
Should you buy in Viansa?
An honest fit check. We will tell you when it is not your community.
Nearby Communities
Explore more neighborhoods near Viansa with Momentum Realty’s local guides.
Data sources & freshness
| Live listings | Florida Gulf Coast MLS, refreshed twice daily (last: November 13, 2026) |
| Community market stats | Florida Gulf Coast MLS closed sales, 12-month windows ending November 11, 2026 |
| Under-contract shares | Florida Gulf Coast MLS records, as of 2026-11-11 |
| Historical depth | Closed-sale records back to 2026 (4 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.
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See how Viansa fits the bigger picture — live prices, inventory, and Momentum Scores: