Market Brief
As Naples pumps 208,000 tons of sand onto 3.5 miles of beach, ZIP codes 34102 and 34103 had 680 homes for sale and 110 pending on November 4, 2026, about 6.2 per contract.
Houses in the two coastal Naples ZIP codes ran at 7.0 listings per contract and those at $8 million and up at 13.1, against 5.4 for the rest of Collier County.
The City of Naples began an $8 million beach renourishment the week of October 26, 2026, placing 208,000 tons of sand along about 3.5 miles of shoreline from Doctors Pass to south of 21st Avenue, with work expected to finish by Christmas, WINK News reported. On November 4 our live Florida Gulf Coast MLS map showed 680 active listings and 110 pending in the two ZIP codes along that shoreline, 34102 and 34103, about 6.2 listings per contract, against 5.4 in the rest of Collier County. Single-family houses there ran at 7.0 to 1, and houses asking $8 million or more at 13.1 to 1. MLS figures are ours, computed from Florida Gulf Coast MLS records; information is deemed reliable but not guaranteed.
This piece looks at the coastal city of Naples. Completed-month figures for Collier County are in our Naples median price, days on market and closed sales articles, and the series sits on the Naples market data hub. Our November 3 article on Naples price cuts by ZIP code covered the two-week flow across the county.
What is the Naples beach renourishment project?
According to WINK News, the project costs about $8 million and will place roughly 208,000 tons of sand on about 3.5 miles of shoreline, from Doctors Pass south to an area below 21st Avenue. About 9,450 truck trips will deliver the sand on two designated routes to north and south beach access points, with work running 7 a.m. to 7 p.m., Monday through Saturday. The beach stays open, though sections close for a time while crews work and reopen as each area is finished. The work is expected to wrap up by Christmas.
For nearby homeowners and buyers touring in November and December, that means truck traffic at beach access points and short closures of beach sections, followed by a wider beach.
How many homes are for sale along the Naples shoreline?
On November 4, the two ZIP codes had 680 active listings and 110 pending, with a median asking price of $1,895,000. The median active listing had been on the market 70 days, against 47 days in the rest of Collier County.
| Area | Active | Pending | Listings per contract | Median asking price | Median days listed |
|---|---|---|---|---|---|
| ZIP 34102 (downtown Naples) | 383 | 65 | 5.9 | $2,999,999 | 72 |
| ZIP 34103 (Park Shore and the Moorings) | 297 | 45 | 6.6 | $1,395,000 | 64 |
| Both coastal ZIPs | 680 | 110 | 6.2 | $1,895,000 | 70 |
| Rest of Collier County | 4,193 | 781 | 5.4 | $625,000 | 47 |
Source: Momentum Research, computed from Florida Gulf Coast MLS records, live map snapshot, November 4, 2026. ZIP assigned from each listing's map location. Deemed reliable but not guaranteed.
Are condos or houses moving faster near the beach?
Condos, taken together. Coastal condos ran at 402 active against 69 pending, about 5.8 to 1, while houses ran at 260 against 37, about 7.0 to 1.
| Home type | Active | Pending | Listings per contract | Median asking price |
|---|---|---|---|---|
| 34102 condos | 198 | 43 | 4.6 | $919,450 |
| 34102 houses | 177 | 20 | 8.8 | $7,599,000 |
| 34103 condos | 204 | 26 | 7.8 | $1,185,000 |
| 34103 houses | 83 | 17 | 4.9 | $2,999,000 |
Source: Momentum Research, computed from Florida Gulf Coast MLS records, live map snapshot, November 4, 2026. Deemed reliable but not guaranteed.
ZIP 34103 reversed the pattern: its houses ran faster than its condos. Across both ZIP codes, condos under $1 million were the slowest condo band, with 194 active and 19 pending, about 10.2 to 1. Condos at $4 million to $8 million ran at 21 active against 15 pending. Our October article on Collier condos pending covers the condo market countywide.
Which price bands are slowest for coastal houses?
The very top. Houses asking $8 million or more in the two ZIP codes had 92 active listings and 7 pending, about 13.1 to 1, with a median ask of $12,500,000 and a median of about 109 days listed.
| Coastal single-family list price | Active | Pending | Listings per contract |
|---|---|---|---|
| $2 million to $3,999,999 | 49 | 10 | 4.9 |
| $4 million to $7,999,999 | 77 | 17 | 4.5 |
| $8 million and above | 92 | 7 | 13.1 |
Source: Momentum Research, computed from Florida Gulf Coast MLS records, live map snapshot, November 4, 2026. Deemed reliable but not guaranteed. Bands under $2 million had fewer than 30 houses.
By neighborhood, Olde Naples had 61 active and 3 pending, Aqualane Shores 26 and 2, and Port Royal 19 and 2, at a median ask near $30 million. The Moorings ran faster at 30 active and 12 pending, Park Shore at 19 and 6, and the Avenue showed 5 active and 12 pending. Our October article on Naples million-dollar contracts tracked the luxury contract pace across the county.
Does flood zone status matter in these ZIP codes?
Not much for the pace. Our map placed 426 of the 680 coastal active listings inside a FEMA special flood hazard area, and those ran at 6.1 listings per contract, against 6.3 for listings outside one. Flood maps by area are on our Naples flood zones page, and insurance budgets on the Naples home insurance cost page. Prices and recent sales are on the Naples market page.
People also ask
When will the Naples beach renourishment be finished?
WINK News reported on October 25, 2026 that the City of Naples project, which places about 208,000 tons of sand from Doctors Pass to south of 21st Avenue, is expected to be finished by Christmas. The beach stays open, with sections closed for a time while crews work.
How many homes are for sale in Naples 34102 and 34103?
Our live map showed 680 active listings in ZIP codes 34102 and 34103 on November 4, 2026, with 110 pending: 383 active in 34102 and 297 in 34103.
Are luxury homes selling in Olde Naples?
Slowly in early November. On November 4, 2026, Olde Naples had 61 active listings and 3 pending, and houses asking $8 million or more in ZIP codes 34102 and 34103 ran at 13.1 listings per contract.
Limitations
ZIP codes 34102 and 34103 approximate the shoreline covered by the project and include homes some distance from the beach. ZIP is assigned from each listing's map location using Census ZIP code boundaries. The snapshot is a single day and shifts as listings change; pending counts follow the MLS pending status. Flood zone placement uses our map overlay of FEMA special flood hazard areas, not an elevation certificate. Project details are as reported by WINK News and may change as work proceeds.
Sources
- Momentum Research, computed from Florida Gulf Coast MLS records, Collier County, live map snapshot, November 4, 2026. Information is deemed reliable but is not guaranteed by the MLS to be accurate.
- WINK News, Naples shoreline restoration begins Monday with 208,000 tons of sand, October 25, 2026.
- Full monthly series and per-feed attribution: Naples market data
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.
Market statistics in this article are computed from MLS data licensed by Momentum Realty, and are current as of the date shown. Data may be preliminary and subject to revision by its source. This article is general information, not advice about any specific property, transaction, or financial decision, and is not a representation about any specific property, community, builder, or association.
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