Data Analysis

Naples posted Florida's biggest house price gain and one of its worst condo declines, in the same county

Collier County's single-family median rose 11.1% in July to $800,000. Its condo median fell 6.6%. Both figures describe the same market in the same month.

Florida Realtors reported a single-family median of $800,000 for the Naples-Immokalee-Marco Island metro in July, up 11.1% from a year earlier. That is the largest increase of any Florida metro in the release.

In the same document, for the same county and the same month, the condo and townhouse median is $410,000, down 6.6%.

Neither number is wrong. They describe two segments that have stopped moving together.

Volume is up in both

Collier closed 806 residential sales in July by our count, up 13.8% from 708. Florida Realtors put single-family at 434 closings, up 9.9%, and condo at 375, up 22.5%. Our figure and their combined 809 differ by three sales.

So more of both is selling. Condo volume is rising faster than single-family, and the condo median is falling while the single-family median climbs. Year to date the pattern is the same and larger: single-family up 6.9% to $850,000 on 12.7% more closings, condo down 4.2% to $460,000 on 24.2% more.

A segment where volume rises 24% and the midpoint falls 4% is a market clearing. Sellers are meeting buyers at lower numbers and the transactions are happening.

What Collier costs sellers

Two of our own measures put the county at the edge of the state.

Half of what sold in Collier went under contract within 83 days. Across the markets we cover, only the Florida Keys is slower. Sellers received 91.0% of original list price, the widest concession of any market in this release, though it has improved from 88.6% a year ago.

Nine percent off the first asking price, after nearly three months on market, is the cost of selling in a county whose midpoint is the second-highest in Florida.

Price per square foot in Collier was $339 in July, up 3.4%. That runs with the single-family gain and against the condo decline, which is what you would expect when the higher-priced segment is the one holding.

What this does not mean

An 11.1% single-family gain does not mean Collier houses appreciated 11.1%. The median is the midpoint of what sold. A month in which more expensive houses happened to trade produces a higher midpoint with no individual home changing price. At 434 closings, the composition of a single month carries real weight.

The condo decline carries the same caveat in reverse. Florida Realtors publishes 375 condo sales for the month; a shift in which buildings traded moves that midpoint without any owner's value moving.

Neither figure is an appraisal, and the release does not contain one.

There is also no combined Naples median in the release. Single-family and condo are published separately and never blended.

If you are in this market

Buying a condo in Collier means shopping a segment where volume is up nearly a quarter and the midpoint is down, in a county where the typical seller waits 83 days and takes 9% off the original ask. That is as much negotiating room as any Florida market currently offers.

Buying a house there is a different proposition at a different price point, in the segment carrying the state's largest reported gain.

Selling a condo in Collier, the number that matters is not the median. It is the 91.0%. Pricing at what you hope to get, then conceding over three months, is the pattern the data shows. Pricing closer to the outcome shortens it.

If you own in Collier and are not selling, an 11.1% metro figure does not describe your property, and neither does a 6.6% decline.

Limitations

Our Collier figures come from the Florida Gulf Coast MLS feed and are all-residential, so we cannot separate single-family from condo ourselves. The segment split in this article is Florida Realtors' alone, and we know of no second monthly source that publishes a Collier condo median, which leaves that half of the finding resting on one dataset.

At 434 single-family and 375 condo closings, both of their July figures are small enough that month-to-month percentage moves should be read alongside the year-to-date figures rather than on their own.

Both sides are preliminary.

Sources and links

• Florida Realtors, Statewide by Metropolitan Statistical Area, July 2026
• Data hub: /data/naples/
• Tool: /tools/florida-seller-net-proceeds-by-county.html

Disclosure: Jon Brooks is a co-founder of Momentum Realty, a Florida real estate brokerage that owns and funds Florida Housing Intelligence. Momentum has a financial interest in Florida real estate transactions, including in markets named here. See our editorial standards.