Naples Real Estate Market Update: Q3
As we finish Q3 2025, the Naples real estate market is navigating a transition—inventory is expanding, buyer bargaining power is rising, and price trends are showing increasing nuance. The Naples Area Board of REALTORS® (NABOR®) publishes monthly and quarterly statistics for Collier County (excluding Marco Island), which provide the clearest lens into how these dynamics are unfolding.
Below are key trends to watch—along with NABOR data that speaks to where we’re heading.
NABOR’s Recent Market Metrics
To frame where we are heading, here’s a snapshot of a few relevant numbers from NABOR’s recent reports:
Active inventory & months of supply
The market has seen a noticeable increase in listings, pushing the “months of supply” well into levels that favor buyers more than in prior years.Closed sales, price trends, and price adjustments
Sales volume has shown signs of softening; many sellers are reporting price reductions as they adapt to shifting buyer sentiment.Segment differences
Condominiums and lower‑priced segments are seeing more downward pressure in median pricing, while higher-end single-family and waterfront properties are often more resilient.Days on market / seller behavior
Listings are staying live longer, and the number of price reductions is reaching record levels in some months. However, this also depends on who you choose to represent you!
Because NABOR’s data is updated monthly (for example, the August 2025 report was released September 26, 2025) nabor.com, you can refresh key charts and metrics as Q3 progresses.
1. Inventory & Supply — Buyer Leverage Deepens
One of the clearest stories emerging from the NABOR data is rising supply. Comparisons between prior months and years show that what used to be tight is no longer so:
The growing inventory of active listings is pushing the months of supply upward, indicating that buyers have more breathing room.
In such an environment, when supply grows faster than demand, sellers may find themselves in a more competitive posture.
Q3 to Monitor:
Will inventory growth accelerate, plateau, or slow?
Can sellers withdraw stale or underperforming listings to reduce competition?
Are certain micro‑markets (e.g. golf communities, inland subdivisions) resisting the expansion of supply?
2. Price Trends & Adjustment Activity
NABOR’s reports show that, while median prices are not collapsing en masse, sellers are increasingly adjusting expectations:
Price reductions are becoming more common.
Some segments (especially condos or lower‑tier homes) are showing more pronounced median declines or stagnation.
The spread between list price and sale price is widening modestly in many cases.
Q3 to Monitor:
Will median prices modestly decline overall, or only in specific segments?
How aggressive will price cuts become?
Will we see more listings that linger and go through multiple reductions?
3. Divergence by Segment & Geography
The NABOR data underscores that not all properties are reacting equivalently:
Luxury / waterfront / distinctive homes often show more resistance to downward pressure, owing to scarcity, buyer motivations, and premium positioning.
Condo / mid‑market inventory tends to soften more visibly.
Neighborhood premium / location is critical: certain zones may outperform as buyers gravitate toward stability, amenities, or lower risk of insurance/hazard exposure.
Q3 to Monitor:
Will waterfront and upscale properties outperform inland ones?
Are buyers paying more attention to durability, insurance, elevation, and storm resilience?
Which Naples neighborhoods hold up best (or deteriorate least)?
4. Buyer Power & Negotiation Dynamics
As supply lengthens and seller urgency increases, buyer power is creeping back:
Sellers are more likely to accept concessions—covering closing costs, doing repairs, or being flexible on timelines.
Inspection contingencies, financing contingencies, and other value‑preserving buyer protections may reemerge.
However, because many sellers maintain strong equity, the market is not seeing a flood of distressed sales.
Q3 to Monitor:
Will seller concessions become common (e.g. credits, repair allowances)?
Will counteroffers become more aggressive?
Will we see creative deal structures (interest rate buydowns, seller‑financed tweaks, etc.)?
5. External Factors & Wildcards
Even strong local data can be influenced by macro or external pressures:
Interest rates & credit conditions still matter. Higher rates can erode buyer affordability and urgency.
Insurance, climate risk, and regulatory pressures: In a coastal market, rising insurance premiums and climate resilience concerns may influence buyer preferences.
Migration & demographic flows: Florida remains an attractive destination, but if migration slows or costs rise, demand could soften.
New construction & developer activity: Fresh supply entering the market can intensify price pressure on resale homes.
Strategic Takeaways for Q3 2025
For Buyers
Use expanded inventory to your advantage and negotiate with realistic comps.
Prioritize homes in good condition, with lower risk (insurance, storm, structure).
Watch for listings with multiple reductions.
Maintain flexibility and patience in your timeline.
For Sellers
Price thoughtfully and competitively from the start.
Be prepared to negotiate or offer concessions to stay in the hunt.
Invest in a team you trust! Team Excellence and Sunshine offers complimentary staging, and strong marketing strategies.
Monitor monthly NABOR data—if supply tightens later in the year, you may regain negotiating leverage.
For Investors
Look selectively for underpriced or mispriced assets, especially where future upside is likely.
Premium properties may hold more resilience, but consider cash flow and exit potential.
Track neighborhood-level dynamics closely—don’t rely on broad averages.
Final Thoughts & Recommendations
The NABOR statistics provide an essential compass: we can see inventory rising, price pressures mounting, and buyer-seller dynamics shifting. Q3 2025 is shaping up to be a defining period, when we may see whether the market finds balance, slopes further toward buyers, or stabilizes.
