5 Things You Need To Know About Naples Real Estate 8/28/25

Good Day Naples Friends! I hope you’re enjoying your final days of summer. With only 26 days left of the season, many of you are already starting to look our direction in preparation for season and us Neapolitans can’t be happier about it. I need to catch you up on a few things before you begin your way back to Naples. Let’s begin!

In This Issue

The Most Challenging Year Since 2010!?!
Year Over Year Monthly Stats
Condo Buying Will Be Less Mysterious This Year
Preliminary Interest Results
Pelican Bay Inventory By Subdivision

The Most Challenging Year Since 2010!?!

I came across a tweet recently claiming that closed sales are at their lowest point since the early 2010s. At first, I thought no way. After digging in, the truth is Naples isn’t performing as poorly as 2010, but sales haven’t dipped this low since then. This is why choosing the right agent matters now more than ever. Just this week, a real estate attorney commented he’s never seen so many contract terminations. We have, it’s just been a long time since the market felt this challenging. Even top producers and long-tenured agents are struggling.

I’ve received calls from Sellers considering switching representation because their so-called “rock star” isn’t delivering. The reality? Some seasoned icons are burning out, and yes, we’re starting to lose a few. But the flip side can be just as risky: newer agents, while enthusiastic, often lack the experience to adapt quickly and secure the right opportunities. Energy is essential, but without deep contract knowledge and negotiation skills, Sellers are left exposed.

If you’re planning to sell in this market, align with an agent who combines proven experience, negotiation intelligence, and the stamina to see your sale through successfully.

Year Over Year Monthly Results

Much like the last time President Trump took office, we saw a near immediate uptick in Naples real estate activity. Closed volume saw a 5% increase in January compared to the year before. Election years tend to create a stall (especially during elections that stir a great deal of anxiety). This year appeared to be heading in the same direction, but once the fear of tariffs set in, we saw quite a bit of turmoil in the stock market. A strong stock market is vital for Naples to perform well.

But, look what happened in June! Did we finally turn a corner? We are gaining steam and may have already bounced. Following Chairman Powell’s statement last Friday, many people flocked to Shannon.com, and new registrations came in steadily all weekend long. I have more scheduled appointments for the season today than I have had at this time for the last two years. These are all ultra-positive signs.

Buying?

Keep an eye on the market! We are going to see several new listings hit the scene within the next 30 days. Colder weather is already on the radar, and many Buyers who didn’t accomplish their objectives are already making selections and going under contract, just like my clients who purchased a Pelican Bay villa last week. If you’re looking for something exceptional, you can expect a smaller inventory this year. We will not have the same number of new construction and newly remodeled opportunities, so if you see something you like, don’t hesitate to get on it.

Selling?

This year’s market will be a mixed bag of inventory, and it’s critical to understand what potential shadow inventory looks like in your neighborhood or subdivision. The smartest Sellers price their property based not only on what’s currently listed, but also on what’s expected to come on the market. If your agent isn’t talking about this, it may be time to hire one who will. Call me. I’ll help you navigate this mysterious pre-season with confidence and clarity.

Condo Buying Will Be Less Mysterious This Year!

Milestone & SIRS Updates: What Naples Condo Buyers Should Know

Most condo associations in North Collier County that were required to complete milestone inspections have now done so. While a few outliers remain, obtaining these reports has become far easier making it much simpler to judge a building’s condition before you commit.

Use my resource to quickly see:

Completed: Associations with a finished milestone study
Phase II Required: Buildings where Phase I identified substantial structural deterioration, triggering a deeper Phase II
Delinquent: Associations that are late or missing required reports

What is Phase II?
Per Collier County Growth Management, a Phase II is ordered only when Phase I finds substantial structural deterioration. It may include destructive or non-destructive testing at the inspector’s discretion and can be as limited or extensive as needed to evaluate distressed areas. The purpose is to confirm the building remains structurally sound and safe for its intended use and to recommend a plan to assess and repair damaged portions. Inspectors choose testing spots that are least disruptive and most easily repairable, while still representative of the structure. A written report is required at completion.

Florida now requires both the Milestone and the SIRS (Structural Integrity Reserve Study) to be included in the condo document package for buyers—along with additional review time so you can proceed confidently or walk away if needed. For specifics on your building or to access my resource, reach out directly.

Note: Park Shore is not in the current map resource. If you’d like to know why, consider contacting Dan Kowal, Collier County Commissioner, District 4.

Preliminary Interest results

Shifting Buyer Interest Across Collier County

One of the most fascinating aspects of working in Naples real estate is watching how buyer interest changes not just season to season, but also neighborhood to neighborhood. The market here doesn’t move as one block; different factors influence how each micro-market performs.

For example, when Hurricane Ian struck, we saw a notable shift away from waterfront properties and toward our luxury golf course communities. During peak market conditions, communities like Grey Oaks often surge—but once memberships close, buyers pivot elsewhere, seeking golf membership availability.

Another pattern we see every year is the “pre-season surge” of interest. While many people monitor the Naples real estate market year-round, traffic begins to increase 30–45 days before our seasonal friends arrive in town. Buyers want to have their shortlists ready before stepping off the plane.

Here’s what’s especially interesting: traffic on my website right now is showing considerable increase compared to this time last year. That means buyers are already making moves, and which communities they’re focusing on today may surprise you.

Compared to 2024

Pine Ridge is up 122%
Pelican Bay is up 34%
Naples Beachfront Homes is up 28%
Tiburon is up 22%
Naples luxury homes are up 17%
Grey Oaks is up 16%
Port Royal is up 11%
Park Shore is up 6%
Mediterra and Olde Naples is up 2%
Bay Colony is up .9%

Keep a close eye on the market as we approach September. The moment the Fed. said they could possibly change their position, registrations on Shannon.com shot through the roof. If they drop those rates, we’re going to see a change in buying attitude and I do not want you left behind like so many buyers were during the stupid covid crisis.

Pelican Bay Inventory By Subdivision

18 subdivisions have zero inventory.
18 subdivisions have undersupplied inventory levels.
14 subdivisions have steady inventory levels.
15 subdivisions have an oversupply of at least 12 months of inventory or more.
5 subdivisions have active inventory but have not seen a sale In 365 days.
Count on levels to change dramatically this pre-season.
Be prepared to adjust your price if competition enters the arena with better values.
If you’re testing the market in an oversaturated location, maybe sit this one out!

In Closing

I hope you enjoyed my latest Naples real estate update! If you’re planning a visit to buy or sell property, please reach out soon my calendar is already filling up, and I’d love the opportunity to serve you. Haven’t subscribed yet? My monthly Naples real estate newsletter goes deeper than what I post here you’ll never miss the market trends that matter.

And if we’re both lucky, maybe your next tour will be in my new Naples Smart Cart.

Best Regards,

Shannon Lefevre, PA
239-595-6223