Data Analysis
Collier County sellers cut asking prices 472 times while 307 homes went under contract from October 20 to November 2, 2026, with ZIP 34120 logging 68 cuts against 30 contracts.
Our Florida Gulf Coast MLS feed logged 472 price cuts and 307 new pending contracts in Collier County in the two weeks to November 2, 2026, about 1.5 cuts per contract.
From October 20 through November 2, 2026, our live Florida Gulf Coast MLS feed logged 472 price cuts on active Collier County listings and 307 listings moving into a pending contract, about 1.5 cuts for every new contract. In the two weeks before, October 6 to 19, it logged 453 cuts against 313 contracts, about 1.4 per contract. The median cut in the latest window was 3.45 percent, or $21,000, and 38 cuts reached 10 percent or more. ZIP code 34120, the Golden Gate Estates and Orangetree area, logged 68 cuts against 30 contracts, while coastal ZIP 34108 logged 18 cuts against 27 contracts. All figures are ours, computed from Florida Gulf Coast MLS records; information is deemed reliable but not guaranteed.
This is a two-week read on price cuts by place and price band. Our October articles covered Naples million-dollar contracts, east Collier new construction and Collier condos in pending status. Completed-month figures are in our Naples median price and Naples days on market articles, and the full series is on the Naples market data hub.
Where in Collier County are sellers cutting prices?
Inland ZIP codes posted the most cuts relative to contracts. By ZIP code, the feed logged:
| ZIP code | New listings | Price cuts | New contracts | Cuts per contract |
|---|---|---|---|---|
| 34120 | 58 | 68 | 30 | 2.3 |
| 34119 | 43 | 47 | 27 | 1.7 |
| 34113 | 41 | 39 | 20 | 2.0 |
| 34110 | 36 | 36 | 27 | 1.3 |
| 34114 | 46 | 34 | 29 | 1.2 |
| 34145 | 47 | 30 | 25 | 1.2 |
| 34112 | 46 | 30 | 20 | 1.5 |
| 34142 | 23 | 27 | 15 | 1.8 |
| 34102 | 33 | 22 | 17 | 1.3 |
| 34108 | 52 | 18 | 27 | 0.7 |
Source: Momentum Research, computed from Florida Gulf Coast MLS records, October 20 to November 2, 2026. Deemed reliable but not guaranteed. ZIP codes with fewer listing changes not shown.
In 34120, price cuts outnumbered new listings, 68 to 58. ZIP 34108, which takes in Vanderbilt Beach and Pelican Bay, was the only major ZIP where new contracts outnumbered cuts. On Marco Island, ZIP 34145, the feed logged 30 cuts against 25 contracts. In 34142, which includes Ave Maria and Immokalee, it logged 27 cuts against 15 contracts. Recent prices for each place are on the Naples, Marco Island and Ave Maria market pages.
Which price ranges have the most cuts?
The middle of the market. Listings priced from $300,000 to $499,999 drew 125 cuts against 63 new contracts, about 2.0 per contract. At $2 million and above, cuts and contracts were nearly even.
| List price band | New listings | Price cuts | New contracts | Cuts per contract |
|---|---|---|---|---|
| Under $300,000 | 76 | 63 | 47 | 1.3 |
| $300,000 to $499,999 | 122 | 125 | 63 | 2.0 |
| $500,000 to $749,999 | 130 | 101 | 63 | 1.6 |
| $750,000 to $999,999 | 60 | 55 | 33 | 1.7 |
| $1 million to $1,999,999 | 82 | 81 | 55 | 1.5 |
| $2 million and above | 90 | 47 | 46 | 1.0 |
Source: Momentum Research, computed from Florida Gulf Coast MLS records, October 20 to November 2, 2026. Band uses the price before the cut. Deemed reliable but not guaranteed.
The median new listing in the window asked $632,500, and the median home that went under contract had a list price of $650,000.
How deep are the Naples price cuts?
Modest in size. The median single-family cut was 3.35 percent, or $30,000, across 240 single-family cuts against 156 single-family contracts. Condos logged 178 cuts against 113 contracts, with a median cut of 3.6 percent, or $19,500. Townhomes and villas logged 47 cuts against 29 contracts. Only 18 listings raised their asking price.
Single-family cuts nearly matched new single-family listings, 240 to 252. Thirty-one listings came back on the market after a pending contract ended, down from 43 in the prior two weeks.
How much supply is on the market in Collier County?
Our live map on November 3 showed 4,878 active Collier listings against 889 pending, about 5.5 listings per pending sale. Single-family homes ran at 4.8 to 1 and condos at 6.4 to 1. Of the active listings, 871 had been on the market 180 days or more and 179 a year or more.
What does this mean for Naples buyers and sellers?
For buyers in the inland ZIP codes and the $300,000 to $499,999 band, frequent cuts mean asking prices there are still being tested. Cost checks matter as much as price: our Naples home insurance cost page covers insurance budgets, the Collier County property tax page covers tax estimates, and the Collier County condo communities page lists the condo buildings we track.
For sellers, the contract pace held steady from early October while cuts edged up. Listings in 34108 and at $2 million and above drew contracts at about the rate sellers cut prices, while inland listings needed more cuts per sale.
People also ask
Are Naples home prices dropping?
Asking prices are being cut. Our feed logged 472 price cuts in Collier County from October 20 to November 2, 2026, with a median cut of 3.45 percent, or $21,000. Closed-sale medians are in our monthly Naples median price articles.
Which Naples ZIP code has the most price cuts?
ZIP 34120 logged the most, with 68 price cuts against 30 new contracts from October 20 to November 2, 2026, followed by 34119 with 47 cuts and 34113 with 39.
How many homes go under contract in Collier County each week?
About 154 a week in late October 2026. Our feed recorded 307 listings moving into a pending contract from October 20 to November 2, against 313 from October 6 to 19.
Limitations
Counts come from the change log of our live Florida Gulf Coast MLS feed, which records a change when our refresh sees it. The feed updated less often on some days, including October 21, so window totals may understate activity. A listing that changed more than once in a category within a window is counted once. This feed reports contracts as pending. ZIP and city follow the listing address. Live map counts follow the listing's mailing city and can differ from monthly inventory counts. Builder sales recorded outside the MLS are not counted.
Sources
- Momentum Research, computed from Florida Gulf Coast MLS records, Collier County (listing change log, October 6 to November 2, 2026; live map snapshot, November 3, 2026). Listing information provided by the Florida Gulf Coast Multiple Listing Service, Inc. Information is deemed reliable but is not guaranteed by the MLS to be accurate.
- Momentum Research, Southwest Florida Market Pulse.
- 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.
Equal Housing Opportunity. Editorial standards · Corrections · About