Data Analysis
Homes listed at $1 million or more made up 92 of the 287 Collier County listings that went under contract from October 12 to 25, 2026, as the daily luxury contract pace rose 18 percent.
Collier County $1 million-plus contracts rose to 6.6 a day in the two weeks to October 25, 2026, while contracts under $1 million slowed to 13.9 a day.
From October 12 through October 25, 2026, our live Florida Gulf Coast MLS feed logged 287 Collier County listings that went under contract, and 92 of them, or 32 percent, were listed at $1 million or more. The daily pace of $1 million-plus contracts rose to 6.6 a day from 5.6 a day in the 12 days from September 30 to October 11, an increase of 18 percent. Contracts under $1 million slowed to 13.9 a day from 15.0 a day. Total contracts held at about 20.5 a day. 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 the top of the Collier County market. Our September articles on the Naples median price, days on market, closed sales and seller concessions cover the completed-month figures for all price ranges, and the full series sits on the Naples market data hub.
How fast are $1 million homes going under contract in Naples?
The luxury share of Collier County contracts rose in mid-October. Homes listed at $1 million or more were 32 percent of new contracts from October 12 to 25, up from 27 percent from September 30 to October 11, when 67 of 247 contracts were at that level.
The gain came from both luxury tiers below $3 million.
| List price band | Contracts, Oct 12 to 25 | Per day | Per day, Sep 30 to Oct 11 | New listings, Oct 12 to 25 | Price cuts, Oct 12 to 25 |
|---|---|---|---|---|---|
| Under $1 million | 195 | 13.9 | 15.0 | 543 | 329 |
| $1 million to $1,999,999 | 51 | 3.6 | 3.2 | 137 | 52 |
| $2 million to $2,999,999 | 17 | 1.2 | 0.8 | 39 | 16 |
| $3 million and above | 24 | 1.7 | 1.7 | 77 | 27 |
Source: Momentum Research, computed from Florida Gulf Coast MLS records, September 30 to October 25, 2026. Deemed reliable but not guaranteed.
The $1 million-plus listings that went under contract had a median list price of $1,797,450. Single-family homes made up 60 of the 92, and condos made up 30. The highest-priced contracts were two downtown Naples listings asking $32 million and $30 million.
Are Naples luxury sellers cutting prices?
Luxury sellers cut prices about as often as luxury buyers signed contracts. The feed logged 95 price cuts on $1 million-plus listings from October 12 to 25, about one cut for each luxury contract. Under $1 million, the feed logged 329 cuts against 195 contracts, about 1.7 cuts per contract.
Luxury cuts were deeper in percentage terms. The median cut on a $1 million-plus listing was 4.0 percent, or $100,000, and nine luxury cuts reached 10 percent or more. The median cut under $1 million was 3.3 percent.
New luxury supply slowed slightly. The feed logged 253 new $1 million-plus listings, about 18.1 a day, against 19.7 a day in the earlier window. The median new luxury listing asked $1,895,000, and 14 of the 253 were new construction. New listings under $1 million rose to 38.8 a day from 34.6 a day.
Where in Collier County are the luxury contracts?
Naples addresses accounted for 72 of the 92 luxury contracts and Marco Island for 19. By ZIP code, the feed logged:
| ZIP code | New $1M+ listings | $1M+ contracts | $1M+ price cuts |
|---|---|---|---|
| 34145 (Marco Island) | 34 | 19 | 13 |
| 34103 (Park Shore and the Moorings) | 22 | 16 | 7 |
| 34108 (Vanderbilt Beach and Pelican Bay) | 40 | 12 | 9 |
| 34102 (downtown Naples) | 31 | 9 | 9 |
| 34119 | 23 | 7 | 9 |
| 34120 | 21 | 6 | 9 |
| 34110 | 21 | 4 | 8 |
Source: Momentum Research, computed from Florida Gulf Coast MLS records, October 12 to 25, 2026. Deemed reliable but not guaranteed. ZIP codes with fewer luxury contracts not shown.
Marco Island had the highest contract count at the top of the market, with 19 contracts against 34 new listings. ZIP 34103 had 16 contracts against 22 new listings. In 34108, new luxury listings outnumbered luxury contracts more than three to one.
Recent prices are on the Naples and Marco Island market pages, and the communities we track at the top of the market are on the Collier County luxury communities page. Current listings are on the Naples luxury homes for sale and Marco Island luxury homes for sale pages.
How many luxury homes closed in Collier County?
Luxury closings logged by the feed slowed in the latest window. Closings trail contracts by several weeks, so they describe deals signed earlier. The feed recorded 56 closings at $1 million or more from October 12 to 25, about 4.0 a day, against 5.7 a day from September 30 to October 11. The highest closing in the latest window was $12.9 million.
What does this mean for Naples buyers and sellers?
For luxury buyers, contract activity picked up while cuts held at about one per contract, so the top of the market showed more signed deals without a matching rise in price reductions. Association dues by community are on the Collier County HOA fees by community page, and insurance budgets are on the Naples home insurance cost and Marco Island home insurance cost pages. Flood zone context is on the Naples flood zones by neighborhood page.
For sellers under $1 million, the picture is different. New listings rose 12 percent on a daily basis while contracts slowed 7 percent, so competition grew in that range. Our July analysis of Collier County house and condo prices and our Florida luxury housing market report give longer context.
People also ask
Is the Naples luxury market slowing down?
Contracts on Collier County homes listed at $1 million or more rose to about 6.6 a day from October 12 to 25, 2026, from 5.6 a day from September 30 to October 11, in our Florida Gulf Coast MLS feed. Luxury listings were 32 percent of all new contracts.
Are Naples luxury home prices being cut?
The feed logged 95 price cuts on $1 million-plus Collier County listings from October 12 to 25, 2026, about one for each luxury contract. The median luxury cut was 4.0 percent, or $100,000.
Where are luxury homes selling in Naples?
Marco Island, ZIP 34145, logged 19 contracts at $1 million or more from October 12 to 25, 2026, the most of any Collier County ZIP code. ZIP 34103 logged 16 and ZIP 34108 logged 12.
Limitations
Counts come from the change log of our live Florida Gulf Coast MLS feed, which records a change when our refresh sees it. A listing that changed more than once in a category within a window is counted once, and a change that happened and reversed between refreshes may be missed. Contracts are listings moving from active to pending. Price bands use the list price at the time of the change. The earlier window is 12 days, so comparisons use daily rates, and the luxury tiers involve small counts that can move with a handful of listings. Closings logged by the feed can differ from monthly closed-sale counts. Figures may be revised as the MLS updates records. This article is general information, not advice about any specific property or transaction.
Sources and links
- Momentum Research, computed from Florida Gulf Coast MLS records (listing change log, September 30 to October 25, 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.
- 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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