Updated October 8, 2026 with fall market data, current mortgage rates, and a condo due-diligence checklist.

If you've been watching Naples real estate headlines and feeling like you're getting mixed signals, you're not imagining it. Depending on which segment of the market you're looking at, Naples can look like a seller's market or a buyer's market -- and the dividing line is often whether the property has an HOA-run building attached to it.

Here's what the latest data shows, why single-family homes and condos have moved in different directions, and what it means whether you're buying or selling in Naples, Bonita Springs, or Estero this season.

Fall 2026 Update: Rates Up, Inventory Tighter

Florida's housing market is settling into a steadier pace heading into season. In its August 2026 statewide report, Florida Realtors found that closed sales dipped slightly from a year earlier while inventory tightened and prices held firm. The statewide single-family median rose just over 1% to $415,000, and the condo and townhouse median rose nearly 3% to just under $298,000. Single-family inventory is down 13% from a year ago, and condo and townhouse inventory is down 11.5%.

Financing, meanwhile, has gotten more expensive. Freddie Mac's weekly survey put the 30-year fixed rate at 7.28% as of October 1, 2026 -- up from 6.34% a year ago and the highest level since late 2023. Florida Realtors' chief economist noted that the recent rise in rates has been enough to slow sales growth. That makes negotiating power more valuable, and it's one reason seller-paid rate buydowns and closing-cost credits are showing up in more of the contracts we write.

There are also early signs of stabilization on the condo side: statewide, new pending condo and townhouse sales have now risen year over year for 13 straight months. But results still vary enormously from one building to the next.

The Numbers: A Market Split in Two

Earlier this summer, the split was easy to see locally. According to the Naples Area Board of REALTORS' June 2026 report, single-family home prices climbed to a median of $750,000, up 7.1% from a year earlier. Condos moved the opposite direction, with a median price of $442,500, down 1.7% year-over-year.

Inventory told the same story. Single-family supply sat at roughly 5.9 months, while condo supply was looser at about 6.7 months. Overall, the June report was one of the strongest Junes Naples has seen in five years, with closed sales up 16.5% over June 2025 and total inventory down 23.4%. But that overall strength was carried almost entirely by the single-family side of the market.

Why Single-Family Homes Are Outperforming

Tighter supply is the simplest explanation. With less than six months of inventory, well-priced single-family homes are seeing more competition and holding their value better than they were a year ago. Buyers who want land, privacy, and a home that isn't tied to a shared building's finances or governance are competing for a shrinking pool of listings, and prices are responding accordingly.

This isn't a Naples-only story, either. The same buyer preference for single-family inventory has been showing up in Bonita Springs and Estero, where months of supply in several communities have compressed well below where they sat two years ago. Naples is simply the market with the longest, most consistent data trail through NABOR, which makes the single-family-versus-condo divergence easiest to see clearly here first.

Why Condos Are Cooling

Condos are dealing with a different set of pressures. Florida's post-Surfside reforms require condo buildings three stories or taller to complete milestone structural inspections once they reach 30 years of age, and to complete structural integrity reserve studies and fund those reserves rather than waiving or underfunding them the way many associations did in the past. For buildings that hadn't kept up with major maintenance, that's translated into higher monthly HOA dues and, in some cases, large special assessments landing on current owners and showing up as red flags for prospective buyers.

At the same time, downtown Naples has a wave of new condo construction adding fresh inventory to the market -- see our recent look at what's rising on Fifth Avenue South. New units compete directly with older resale condos, and buyers now have the option to pay a premium for a building with no deferred maintenance and modern reserves instead of gambling on an older association's finances.

For buyers, that creates two kinds of condos: buildings that have already done the work (inspections complete, reserves funded, repairs done or underway), which are often the best values on the market right now, and buildings that haven't, where a lower list price can hide a large assessment around the corner.

Your Condo Due-Diligence Checklist

Before you make an offer on any condo in Naples or Bonita Springs, ask for:

• The most recent milestone inspection report (if the building requires one)
• The structural integrity reserve study and current reserve balances
• The last 12-24 months of board meeting minutes -- this is where future assessments show up first
• Any pending or approved special assessments
• The association's master insurance policy and recent premium changes
• Rental restrictions, if you plan to rent seasonally

Which One Is Right for You This Season?

A single-family home may be the better fit if you:

• Plan to live here full-time or most of the year
• Want control over your own maintenance, insurance, and improvements
• Want to avoid association-driven costs like special assessments

A condo may be the better fit if you:

• Want a true lock-and-leave seasonal home
• Value amenities and walkability -- think Pelican Bay, Park Shore, or near Coconut Point in Estero
• Are comfortable reviewing association financials and can buy in a well-funded building while condo pricing is still negotiable

There's also a middle ground many buyers overlook: villas and coach homes in gated communities. Many are lower-rise buildings that may avoid some of the high-rise inspection exposure while keeping much of the low-maintenance lifestyle. The rules depend on the specific building, so verify before you buy.

What This Means If You're Buying

If you're shopping for a condo, this is a market where you can afford to be selective and negotiate. But leverage only helps if you know what you're negotiating around: ask for the building's most recent milestone inspection report, its current reserve study, and whether any special assessments have been levied or discussed in the past two years. A condo priced well below its neighbors is sometimes a bargain and sometimes a warning sign -- the paperwork will tell you which.

If you're shopping for a single-family home, the calculus flips. With inventory tight, well-priced listings are moving quickly, and buyers who aren't pre-approved and ready to act are losing out on the homes they actually want. With rates above 7%, it's also worth asking your lender about buydown options before you write an offer.

What This Means If You're Selling

Single-family sellers are in a strong position and can generally price with confidence based on recent comparable sales. Condo sellers need to be more deliberate: get ahead of buyer questions by having your building's inspection and reserve documentation ready before you list, and price based on where the condo market actually is today rather than where it was a year ago.

Why Timing Matters This Fall

Snowbird season typically brings more buyers to Southwest Florida from November through April. Right now -- before that wave -- is when sellers are often most motivated and showing schedules are easiest. Combine that with tighter inventory, and October and November can be a sweet spot for well-prepared buyers.

Bottom Line

Naples isn't one market right now -- it's two, moving on different tracks for very identifiable reasons. Single-family inventory is tight and prices are holding firm; condo buyers have more room to negotiate, and buildings with strong financials are increasingly what separates a condo that sells from one that sits. Buyers weighing storm readiness and insurance costs as part of that condo decision should also see our recent breakdown of flood zones and wind mitigation across the area.

If you're trying to figure out where your specific property, or your search, fits into this split market, call Sky Coastal Realty at (239) 745-8903. We'll walk you through the numbers for your exact price point and neighborhood before you list or make an offer.

Market statistics are drawn from the third-party sources cited above and reflect the reporting periods noted. Conditions vary by neighborhood, building, and price range. This article is general information, not legal, financial, or insurance advice.

Bonita Springs voters have settled the question that's hung over the Bonita Estero Rail Trail (BERT) for more than a year: on August 18, they approved the $35 million bond referendum that clears the way for the city to buy its share of the old Seminole Gulf Railway corridor and begin building the trail. According to Lee County's official election results, voters backed the bonds 67.88% to 32.12%, out of 9,913 votes cast in the special election held alongside the August primary.

What the Vote Authorizes

The approved bond issue authorizes the City of Bonita Springs to issue up to $35 million in general obligation bonds, repaid through property taxes over as long as 30 years, to fund its roughly $28.6 million share of a $60 million regional purchase of 11.4 miles of inactive rail corridor. Estero and Collier County had already approved their own portions of the purchase, leaving Bonita Springs as the deciding vote on whether the full, three-jurisdiction trail gets built. With the "yes" vote now recorded by Lee County, all three pieces of the corridor purchase are in place.

What Happens Next

Passage of the bond moves the project from a ballot question to a construction timeline: city officials have said the next steps are closing on the corridor acquisition and beginning Phase 1 design and construction of the multi-use trail for runners, walkers and cyclists. The pending federal lawsuit filed by landowners along the corridor, who argue the rail-to-trail conversion can trigger compensation claims under railbanking law, is separate from the bond vote and remains unresolved. We'll continue to track it as it moves through the U.S. Court of Federal Claims.

What This Means for Buyers and Sellers

Approval of the bond means homeowners with an average-value Bonita Springs home (city officials estimated around $441,000) should expect property taxes to rise somewhere between $45 and $88 a year, depending on the bond's repayment term. In exchange, both Bonita Springs and Estero gain a rare amenity that touches both cities: a dedicated, roughly 11-mile walking and cycling corridor connecting downtown Bonita Springs to Estero and, eventually, the broader Florida Gulf Coast Trail network. Amenities like this tend to become selling points over time, much as Riverside Park already is for homes near downtown Bonita. If you're weighing how proximity to the future BERT corridor might factor into a purchase or a listing, call us at 239.745.8903 or visit our Bonita Springs Realtor page to get started.

Vote totals are drawn from Lee County's official Election Night Reporting for the August 18, 2026 primary. Background on the referendum and the pending landowner lawsuit is drawn from earlier reporting by WGCU News and Florida Weekly; read that coverage at wgcu.org and floridaweekly.com. We'll continue to update our coverage of BERT as construction moves forward.

A federal lawsuit that had cast uncertainty over one of Southwest Florida's largest master-planned communities has been resolved. National Audubon Society and Cameratta Companies — the developer behind both Verdana Village and the 10,000-home Kingston community — reached a settlement on August 13 that clears the way for Kingston's first model homes to open on Corkscrew Road within the next two months.

What the Settlement Covers

Audubon sued the U.S. Army Corps of Engineers in August 2025 after the agency issued Cameratta a permit for Kingston, a roughly 6,700-acre community planned for about 10,000 homes just north of Corkscrew Swamp Sanctuary. A federal judge denied Audubon's request for an emergency injunction in January, and construction continued. Under the settlement, Cameratta has agreed to purchase about 98 acres off Carter Road to preserve as panther habitat and to give up a 100-foot easement that would have allowed a road connecting Lee and Collier counties through the Sanctuary. Homebuyers at Kingston, not taxpayers, will absorb the cost of the land purchase.

A Corkscrew Road Corridor Already on Our Radar

Kingston sits along the same Corkscrew Road growth corridor as Verdana Village, and Lennar, Neal Communities, Pulte and Taylor Morrison are all building in its early phases. With the legal challenge resolved, Kingston is on track to welcome its first model homes this fall, adding to the wave of major-developer commitment already reshaping the Estero side of the Corkscrew corridor.

Not Everyone Sees It as a Win

The settlement has critics. Matthew Schwartz of the South Florida Wildlands Association, which is separately suing over a similar project near Big Cypress, pointed out that the preserved acreage is a small fraction of Kingston's total footprint and called it "a huge loss" for panther habitat. Cameratta's attorney described the outcome as one that worked well for both sides.

What This Means for Buyers and Sellers

For buyers watching Kingston, Verdana Village or the wider Corkscrew corridor, the settlement removes a source of legal uncertainty that could have delayed construction or sales timelines — generally good news for anyone hoping to buy new construction in the area this fall. For sellers of existing homes nearby, continued large-scale development is a signal that buyer demand for the corridor isn't slowing down. If you're weighing a purchase near Corkscrew Road or wondering how nearby development affects your home's value, call us at 239.745.8903 or visit our Estero Realtor page to get started.

Details on the settlement, its terms and reaction from conservation groups are drawn from reporting by Gulfshore Business. Read the original coverage at gulfshorebusiness.com.

Naples is one of the only real estate markets in the country where the type of golf membership attached to a home can matter as much as the square footage. With roughly 90 golf courses packed into Collier County and dozens of private clubs woven into nearly every upscale community, understanding how membership works isn't optional homework for Naples buyers -- it's part of the purchase decision itself.

If you're shopping for a home in a Naples golf community, you'll run into three very different membership structures: bundled, equity, and non-equity. Here's what separates them, what they cost in 2026, and how to figure out which one fits the way you actually want to live.

Why Membership Structure Matters More in Naples Than Almost Anywhere Else

In most parts of the country, buying a home near a golf course and joining the club are two separate transactions. In Naples, they're often the same transaction. Many communities require membership as a condition of ownership, fold dues directly into your monthly cost of living, or restrict resale to buyers willing to take on the same membership. Getting this wrong is one of the most common surprises for buyers relocating from out of state.

Bundled Golf: Membership Included in the HOA

Bundled golf communities fold golf access directly into your HOA fee. There's no separate initiation fee to join the club -- golf and, usually, social privileges come with the home. You'll still pay ongoing dues, typically ranging from several hundred to over a thousand dollars a month depending on the community's amenities, but there's no five- or six-figure buy-in required just to tee off.

Naples has around 18 bundled golf communities, and they tend to attract buyers who want reliable access to a course without the upfront cost or governance responsibilities of club ownership. As of earlier this year, more than 1,100 properties were active for sale across Naples-area bundled golf communities, with pricing spanning roughly $200,000 to $5 million.

Equity Membership: You Own a Piece of the Club

Equity membership means exactly what it sounds like -- you're buying an ownership stake in the club itself, separate from your home purchase. That ownership typically comes with voting rights on capital decisions and, in many cases, the ability to recoup some or all of your initiation cost (minus a transfer fee) if you resign or sell.

Equity initiation fees at Naples-area clubs generally run from $150,000 to $300,000, with annual dues between roughly $17,000 and $31,000 depending on the club. Costs are moving, too -- Mediterra, one of North Naples' premier equity clubs, is raising its initiation fee from $250,000 to $300,000 effective August 1, 2026.

Non-Equity Membership: Access Without Ownership

Non-equity clubs are privately owned and professionally managed rather than owned by the members themselves. You'll still pay an initiation fee to join, but it's typically non-refundable, and you won't have an ownership stake or a vote in how the club is governed. Many clubs that once operated on an equity basis have converted to non-equity structures in recent years, trading member ownership for professional management.

For buyers, non-equity can be a reasonable middle ground: full access to the golf and social calendar without the long-term commitment of an equity stake, though you also give up the possibility of recovering that initiation fee later.

Which Structure Fits the Way You Want to Live?

There's no universally best option -- it depends on how you plan to use the club and how long you plan to stay.

• Bundled tends to suit buyers who golf casually and want predictable monthly costs.
• Equity tends to suit buyers who see the club as a long-term commitment and value the potential to recover part of their investment later.
• Non-equity tends to suit buyers who want full access without a long-term ownership stake.

Questions to Ask Before You Buy in a Naples Golf Community

Before writing an offer in any Naples golf community, get clear answers on:

• Is club membership mandatory as a condition of purchasing this specific home, or optional?
• What is the current initiation fee, and is an increase already scheduled?
• Are there membership waitlists, and how long are they running right now?
• What are the annual dues, and what's billed separately (cart fees, food and beverage minimums, guest fees)?
• Has the club levied any special capital assessments in the past five years?
• If it's an equity club, what percentage of your initiation fee is refundable, and under what conditions?

These details rarely show up clearly in an MLS listing, and they can shift your true monthly cost of ownership by hundreds or thousands of dollars. Browse Naples homes for sale.

If you're comparing golf membership structures across Naples, Bonita Springs, or Estero, the calculus changes community by community -- we recently broke down what buyers need to know about golf communities and HOAs in Estero specifically: Buying a Home in Estero, FL: Golf Communities, HOAs & Flood Zones Explained.

Bottom Line

Golf membership structure is one of the few things in a Naples real estate purchase that can't be fully understood from a listing sheet -- it takes a conversation with the club and someone who knows the local landscape. Whether you're drawn to a bundled community for simplicity, an equity club for long-term ownership, or a non-equity club for turnkey access, getting the structure right up front avoids expensive surprises later.

If you're weighing golf communities in Naples, Bonita Springs, or Estero and want a clear-eyed read on membership costs and commitments, call Sky Coastal Realty at (239) 745-8903. We'll walk you through exactly what each community requires before you fall in love with a house that comes with strings attached.

We're now in the thick of the 2026 Atlantic hurricane season, and it's the time of year we field the most questions about flood zones, insurance premiums, and what actually protects a home's value here in Southwest Florida.

NOAA's 2026 outlook calls for 8 to 14 named storms, 3 to 6 of which are expected to become hurricanes and 1 to 3 potentially reaching major, Category 3 or higher, strength. Whatever the season brings, the decisions buyers and sellers make right now around flood zones and storm hardening have real, lasting effects on both insurance costs and resale value across Naples, Bonita Springs, and Estero.

Why This Matters Right Now

Insurance underwriting, flood zone designation, and storm-hardening features aren't just paperwork; they directly shape what a home costs to own here and how quickly it sells. If you're closing on a home in the next few months, or listing one, this is exactly the season to get these details right instead of discovering them at underwriting.

Understanding Your Flood Zone: AE, VE, and the Zone X Myth

Most lenders require flood insurance if you're buying in a FEMA-designated high-risk flood zone, which in our area typically means Zone AE or Zone VE. Both carry mandatory flood insurance requirements from most mortgage lenders.

Here's the part that catches a lot of buyers off guard: Zone X is often marketed as "low risk," and it is, relatively speaking, but roughly 25% of all National Flood Insurance Program claims come from Zone X properties. Just because a home isn't in a mandatory-insurance zone doesn't mean flood insurance isn't worth carrying. If you're house-hunting in Naples, Bonita Springs, or Estero, ask for the FEMA flood zone designation on every property you're seriously considering, not just the ones near obvious water.

Wind Mitigation Features That Cut Your Premium

The single biggest lever most buyers and sellers have over ongoing insurance costs is wind mitigation. Homes with impact windows, roof tie-downs, and hurricane shutters can qualify for discounts of up to 40% off windstorm insurance premiums. Layer in a secondary water barrier along with impact glass, and homeowners are commonly seeing an additional 20% to 30% reduction in total annual premiums. On a $5,000 policy, that's $750 to $1,750 in savings every single year.

For sellers, a wind mitigation inspection report is one of the most cost-effective things you can hand a buyer at closing; it's often a $75 to $150 inspection that can save the new owner well over a thousand dollars a year, and that savings gets factored into what buyers are willing to offer.

Flood Panels and Other Storm-Hardening Options

We're also seeing more homeowners across the region weigh flood panel systems as a line of defense against storm surge ahead of this season. One important caveat: floodplain coordinators have warned that structural changes made to a home, including flood panel installations, can affect insurance coverage if they aren't done with the required city and county permits. If you're considering flood panels, storm shutters, or any other structural hardening, pull the permit first. An unpermitted modification can complicate a claim or a future sale far more than the storm itself. [Internal link suggestion: Buying a Home in Naples, FL Guide]

What This Means If You're Buying This Season

Ask for the flood zone, the wind mitigation inspection report (if one exists), and proof of permits on any storm-hardening work before you write an offer. If a wind mitigation report doesn't exist yet, factor the cost of getting one into your due diligence, since the discount it can unlock often pays for itself within the first year or two of ownership. [Internal link suggestion: Search Homes / New Construction Page]

What This Means If You're Selling

If your home already has impact windows, a newer roof, shutters, or a current wind mitigation report, make sure that's front and center in your listing, not just mentioned in passing. Buyers relocating from out of state in particular are comparing insurance costs closely, and a documented discount can be the detail that gets your listing chosen over a comparable one down the street.

Let's Talk About Your Move

Whether you're weighing a purchase against flood zone and insurance considerations, or want to know how storm-hardening features could affect your home's value this season, we're happy to walk through it with you. Call Sky Coastal Realty at (239) 745-8903, no pressure, just straight, local answers.

Voting is now underway on the Bonita Estero Rail Trail (BERT) referendum, and a new legal wrinkle has emerged for property owners along the proposed corridor. Mail ballots and early voting for the August 18 primary are already being cast, and a law firm representing Lee County landowners along the old Seminole Gulf Railway has filed suit in the U.S. Court of Federal Claims. Here is what has changed since our last update on the $35 million referendum.

Early Voting and Mail Ballots Are Live

Bonita Springs voters are currently deciding, via mail-in ballot or early voting ahead of the August 18 primary, whether the city should issue up to $35 million in general obligation bonds to buy its roughly 5.8-mile, $28.6 million share of the former rail corridor and begin Phase 1 trail design and construction. The exact ballot language asks whether the city should issue bonds "not exceeding thirty-five million dollars," payable through property taxes, to acquire BERT and build a multi-use trail for runners, walkers and cyclists. Estero and Collier County have already approved their own shares of the larger $60 million, 11.4-mile purchase, leaving Bonita Springs as the deciding vote on regional connectivity.

Landowners File Federal Claims Lawsuit

Attorneys from the law firm Lewis Rice, who held informational meetings for affected property owners in July, have now filed a case in the U.S. Court of Federal Claims on behalf of a group of Lee County landowners whose property sits along the rail corridor. The firm, which has previously represented landowners along Sarasota's Legacy Trail, argues that converting the inactive railway to a public trail can trigger federal compensation claims for property owners under railbanking law. City officials have noted the corridor would be placed in the federal railbanking system, which preserves the route for potential future rail use while allowing trail construction now.

What Happens If the Bond Fails

If Bonita Springs voters reject the bond on August 18, city officials and trail advocates say an alternative route could still be pursued along existing road rights-of-way, such as Old 41 in Bonita Springs and Via Coconut Point and Three Oaks Parkway in Estero, rather than the rail corridor itself. In that scenario, the inactive railway would likely remain in place through the city rather than being converted to trail use.

What This Means for Buyers and Sellers

Whether you own property near the rail corridor or are considering a purchase in the area, the outcome of the August 18 vote and the pending federal claims case could affect both future amenities and property rights along the route in the months ahead. If you have questions about how a specific property's proximity to the proposed BERT corridor might factor into a purchase or sale, our team can help you weigh the considerations. Call us at 239.745.8903 or visit our Bonita Springs Realtor page to get started.

Details on early voting, the ballot language and the landowner lawsuit are drawn from reporting by Florida Weekly. Read the original coverage at floridaweekly.com. We'll continue to update our coverage of BERT as the August 18 results are certified.

Downtown Naples is in the middle of its biggest building wave in years.

Six new luxury developments are rising within a few blocks of Fifth Avenue South, adding roughly 214 residences, ground-floor retail and dining, office space, and even a 120-slip marina to the heart of Old Naples.

As your local Naples real estate team, we get asked constantly which of these buildings is worth watching, which ones still have availability, and what this wave of construction means for anyone shopping for a downtown condo in Naples, FL. Here's where things stand.

Fifth Avenue South Is Getting a Skyline

For decades, downtown Naples has been defined by low-rise charm, boutique storefronts, sidewalk cafes, and a handful of established condo buildings. That's shifting. The current building cycle includes structures ranging from three to fifteen stories, a real departure from the neighborhood's historic scale, concentrated almost entirely within walking distance of Fifth Avenue South's restaurants and galleries.

For buyers, that means an unusual moment: a chance to buy brand-new construction in a walkable, established downtown rather than a newer suburban master-planned community further from the coast.

The Avenue Naples: Fast-Moving and Nearly Gone

The Avenue Naples is the most talked-about project in the current cycle, a limited collection of just 50 residences on Fifth Avenue South. Sales have moved quickly; one sales representative reported roughly $30 million in sales in a single recent month, a pace that reflects just how thin the supply of new downtown inventory really is. If you've been waiting to see the building before deciding, that window is closing fast.

Encore Naples Square Nears the Finish Line

A few blocks over on Third Street South, Encore Naples Square is heading toward completion in the fourth quarter of 2026. Of its 15 units, only four three- and four-bedroom residences remain, ranging from about 3,582 to 4,657 square feet and priced between $3.6 million and $5.9 million. The building's commercial space is already fully leased to a single tenant, which tells you something about how confident retailers are in downtown Naples' foot traffic even before the residences close.

The Huxley and Residences at 5th and 5th Push Into Ultra-Luxury

Two other projects are aiming even higher on price. The Huxley, a three-story building on Eighth Street South just steps from Fifth Avenue, will offer only eight private residences, with pricing starting at $8.5 million. Meanwhile, Residences at 5th and 5th fronts both Fifth Avenue and Fifth Street at ground level and is leaning into lifestyle amenities: a rooftop terrace with an outdoor kitchen, a jacuzzi, a fire pit, and an elevated pool with downtown and Gulf views.

Together, these buildings signal that downtown Naples' newest supply is skewing toward a smaller number of very high-end units rather than a large volume of moderately priced condos, worth knowing before you set expectations on price per square foot.

How This Fits Into Naples' Broader 2026 Market

This downtown building wave is happening against the backdrop of a Naples market that's normalizing after several frantic years. Citywide, homes are taking longer to sell than they did a year ago, and price movement has been mixed: single-family homes have actually posted solid gains near 6-7%, even as the overall market, which includes condos, has cooled and become less competitive than the pandemic-era peak.

That combination, a cooling broader market alongside a sold-out-fast luxury condo cycle downtown, is a good reminder that the Naples market isn't one market at all. Old Naples and Fifth Avenue South are trading on scarcity and location, not on the same supply-and-demand dynamics playing out in outlying single-family neighborhoods. [Internal link suggestion: Naples Home Search / Downtown Naples Listings]

What This Means If You're Buying

If a walkable downtown lifestyle matters more to you than square footage per dollar, these six buildings are worth touring now, not after they've sold out. Ask specifically about remaining unit counts; as Encore Naples Square shows, "under construction" doesn't mean "available." If your budget doesn't stretch to $3 million-plus, it's worth having a candid conversation about resale condos in established Fifth Avenue-area buildings, which can offer a similar location at a very different price point. [Internal link suggestion: New Construction Page]

What This Means If You're Selling

If you own an existing condo within a few blocks of Fifth Avenue South, this new construction wave is actually good news for your listing: it validates continued demand for the neighborhood and gives buyers a price ceiling to compare against. Just be realistic that new-construction amenities, like rooftop pools, marina access, and brand-new mechanicals, are now part of what buyers are comparing your unit to.

Let's Talk About Downtown Naples

Whether you're curious about touring one of these new buildings, weighing new construction against a resale condo, or thinking about listing near Fifth Avenue South while interest is this strong, we're happy to walk through it with you. Call Sky Coastal Realty at (239) 745-8903, no pressure, just straight answers from a local team that knows this stretch of downtown well.

If you've been waiting for the market to hand you some breathing room in Bonita Springs and Estero, the numbers coming out of this spring and early summer suggest that window is open right now. Closed sales in Bonita Springs-Estero rose 16% year-over-year in May, and pending sales — the best signal of what's coming next — jumped 37% over the same month last year. At the same time, the median sale price actually dipped slightly (down about 1% from May 2025, to $524,725), and homes are sitting a bit longer on the market, with a median of 65 days. That combination — more activity, more listings to choose from, and prices holding steady rather than spiking — doesn't come around often in Southwest Florida.

For buyers who've felt priced out or outbid over the last few years, this is worth paying attention to. Here's what's driving it, and why the next several weeks — before snowbird season brings the usual fall and winter surge of buyers back to Southwest Florida — may be the most strategic time to move.

The Market Has Shifted From a Sprint to a Balance

Coming out of February, Bonita Springs posted a median sale price of $565,000, up 5.6% year-over-year, but months of supply had fallen sharply (down nearly 33% from a year earlier) even as the number of homes for sale dropped from over 1,500 to roughly 1,265. Read together with the May numbers, the picture is a market that's normalizing: fewer of the frantic bidding wars that defined 2021-2023, but still steady, real demand. Several local market analysts are calling 2026 a "balanced market" for Naples and Bonita Springs, with moderate price appreciation in the 3-5% range expected for the year rather than the double-digit swings of the pandemic years.

That balance matters most for buyers who need room to negotiate — inspection contingencies, closing cost credits, a reasonable timeline — without feeling like they have to waive everything just to get an offer accepted.

Why Estero and Bonita Springs Are Absorbing Naples Overflow

One trend we're watching closely: move-in ready luxury inventory in prime Naples zip codes remains scarce, and that scarcity is pushing a meaningful share of buyers north into Bonita Springs and Estero, where new construction is more plentiful and, in many cases, more insurance-friendly given newer building codes. For buyers comparing Naples proper against the Estero/Bonita corridor, that's often the deciding factor — not just price, but the practical reality of insuring a newer home.

Estero in particular continues to see major project activity. Verdana Village, Cameratta Companies' master-planned community along Corkscrew Road, keeps expanding its resort-style amenities, including one of the largest indoor sports complexes attached to any residential community in the region. Along the coast, London Bay Development Group delivered the South Tower at The Ritz-Carlton Residences, Estero Bay this spring, part of the 500-acre Saltleaf master plan in Bonita Springs, with a North Tower slated for 2027. These aren't small infill projects — they're multi-year commitments from major developers, and they're a signal of long-term confidence in this corridor.

What This Means If You're Buying (or Selling) Before Season

For buyers: inventory is more plentiful than it's been in a couple of years, and sellers who've had a listing sit for a month or two are often more open to negotiating on price, closing costs, or repairs. If you're planning to be settled before the traditional snowbird arrival in late fall, late summer and early fall is historically the calmer stretch to write an offer, tour without competing against a dozen other buyers, and close without the seasonal rush.

For sellers: don't mistake a 65-day median days-on-market for a soft market. Well-priced homes in good condition are still moving, and pending sales growth suggests buyer demand is very much alive heading into the second half of the year. The homes sitting longest tend to be overpriced relative to recent comparable sales, not fundamentally undesirable.

A Practical Note on Hurricane Season Timing

August through October is peak Atlantic hurricane season, and it's a fair question buyers ask us every year: does that affect timing? In practice, it affects insurance shopping and closing logistics more than it affects whether you should buy. Homeowners insurance quotes can take longer to bind during active storm watches, and some carriers pause new binding when a named storm is within a certain radius of the coast. Our advice is consistent: get your insurance quote locked in early in the process, build a little flexibility into your closing date, and don't let the calendar talk you out of a good deal on a well-built, newer-construction home — which, as noted above, is exactly what a lot of Estero and Bonita Springs inventory offers.

The Bottom Line

Southwest Florida's market isn't cooling — it's leveling out. Sales volume and buyer demand are both up meaningfully year-over-year, prices are holding rather than spiking, and inventory is giving buyers actual choices for the first time in a while. Estero and Bonita Springs, in particular, are absorbing a wave of buyers priced out of prime Naples while offering newer construction that's often easier and cheaper to insure. If you've been sitting on the sidelines, the next few weeks — before the fall snowbird rush resets the competitive landscape — are worth a serious look.

Ready to Talk Through Your Options?

Whether you're weighing a move to Verdana Village, curious about resale opportunities near the Saltleaf/Ritz-Carlton corridor, or trying to time a sale before the fall market shifts, Sky Coastal Realty knows this corridor block by block. Give us a call at (239) 745-8903 — we're happy to pull comparable sales for your specific neighborhood and help you figure out whether now is the right time to buy or sell.

Estero's Planning, Zoning & Design Board reviewed plans on July 21 for Mission Grove of Estero, a proposed 163-unit senior living community that would offer independent living, assisted living, and memory care on a single 7-acre campus near Three Oaks Parkway and Corkscrew Road. As your local Estero Realtor team, here's what we know so far.

What's Being Proposed

Carmel, Indiana-based developer Leo Brown Group presented plans for a Mission Revival-style campus featuring a three-story independent living wing along with dedicated assisted living and memory care buildings, a shared kitchen and dining area, pool, and courtyard space. The "age-in-place" design would let residents move between care levels without leaving the campus. The company is also requesting a parking deviation, about 100 fewer spaces than Estero's standard requirement, citing a planned shuttle service and lower expected demand from memory care and independent living residents.

What the Planning Board Said

Board members recommended the developer soften the building's appearance and add more trees and courtyard landscaping before the project advances further. The plan remains in the design review stage and is likely to change before any construction application is filed.

Where It Fits Among Other Senior Communities

If it moves forward, Mission Grove would join a growing list of age-in-place communities in the area, including Keystone Place at Bonita Springs and Siena Lakes in North Naples. Leo Brown's only other Florida project, Mission Grove at Stoneybrook, opened this year in Winter Garden.

What this means for buyers and sellers

Senior housing demand keeps climbing in Estero, and a project like this signals continued confidence in the area even while it's still years from breaking ground. For sellers near Three Oaks Parkway and Corkscrew Road, added amenities and services nearby can support long-term property values. For buyers, it's worth tracking projects like this through the approval process, since scope and design can shift significantly before a shovel goes in the ground. As your local Estero Realtor, we track projects like this through every stage of approval. Call us at 239.745.8903 or visit our Estero Realtor page to get started.

Details in this post are sourced from Gulfshore Business's coverage of the July 21 Estero Planning, Zoning & Design Board meeting. We'll update this post as the project moves through the approval process.

A $140 million sports and wellness destination is taking shape in Bonita Springs on the site of the former Naples-Fort Myers Greyhound Track, with the project's first phase already open to the public. As your local Bonita Springs Realtor team, we track projects like this because new recreational amenities can reshape which neighborhoods draw buyers looking for an active, connected lifestyle.

What's being built

Elevate Southwest Florida is about seven weeks into construction on a three-phase project spanning nearly 20 acres at the former dog track site. The finished vision includes indoor and outdoor sports facilities, a wellness center with recovery amenities, and a food park.

Phase one is already open

The first phase focuses on outdoor sports: beach volleyball and pickleball leagues and drop-in play are already running, with basketball courts active and grass sports like soccer and kickball expected to follow soon.

What's next

Phase two calls for an indoor sports complex and a wellness building with fitness studios, recovery spaces and athletic training. The final phase would add walking trails, a food park, a dog park and other social spaces, with the full campus targeted for completion by 2030.

What this means for buyers and sellers

A project of this size brings a new kind of amenity to south Lee County: a dedicated sports and wellness campus rather than another retail center or residential community. It's worth watching how nearby neighborhoods respond as each phase opens. As your local Bonita Springs Realtor, we can help you weigh how proximity to a project like this might factor into a purchase or listing. Call us at (239) 745-8903 or visit our Bonita Springs Realtor page to get started.

Details on this project are drawn from reporting by WINK News and Gulfshore Business. We'll update this post as the project progresses.