How The Naples Real Estate Market Is Moving 3-6-2025
Hello Naples Friends!
It’s been a while since I’ve posted here, but if you’ve been missing me, you can always sign up for my Naples real estate newsletter, where you’ll hear from me once a month. You’ll find the signup link at the bottom of every page on Shannon.com.
I have a ton of updates to share, and I probably won’t get to everything here today—so be sure to sign up!
In This Post:
- Naples Real Estate Inventory Levels
- Buyer & Seller Behavior
- Attorney Trends
- The Most Important Thing to Remember
- Price Reductions, Auctions, and Other Scams
- Look at These Great Listings!
Naples Real Estate Inventory Levels
There’s been so much talk about real estate inventory levels lately. Headlines scream things like “Record-Breaking Inventory in the History of the Whole History!”—only for the fine print to say since 2012, conveniently ignoring the fact that we were still recovering from the financial crisis at that time.
These misleading headlines are causing unnecessary panic, even among seasoned professionals who should know better. Just last weekend, I spoke with an agent in Pelican Bay who was opening a secret listing for me. She looked exasperated as she unlocked the door and said, “Have you seen the inventory in Pelican Bay?”—as if the sky was falling.
Here’s how that conversation went:
Me: We’re at about 303 active listings, right?
Her: Yes! Isn’t that terrible?
Me: Well, hold on… we’re usually around 300, and more importantly, we’re only at 13 months of inventory—that’s barely oversupplied. It’s not that bad.
Her: Okay, but look at Park Shore!
Me: What about it?
Her: There are over 100 new homes for sale right now.
Me: No, there aren’t—not even close.
For the record, Park Shore currently has just 14 new homes for sale (counting properties built from 2023 to now).
Not all Naples neighborhoods are trending toward disaster! In fact, eight neighborhoods are outperforming last year, and five are doing exponentially better than this time last year. Shoutout to Aqualane Shores, Bay Colony, Pine Ridge, Port Royal, and The Dunes of Naples for bucking the trend!
Right now, we also have a ton of “hoverers”—buyers who are extremely interested in properties but are waiting, hoping for end-of-season discounts. While there will definitely be some deals, I don’t think they’ll be as widespread as many are expecting.
Buyer Behavior
Some buyers are looking at homes that need remodeling and assuming sellers will cover those costs. Not by doing the renovations themselves, but by heavily discounting the price.
Here’s the reality: In areas with older homes, past sales have also been older and outdated. Just because a property needs work does not mean it’s overpriced or that you’ll get a 30% discount.
Seller Behavior
Sellers have been more agreeable this year, especially when it comes to concessions and repairs. I’m also sensing a little nervousness, which can lead to unintended consequences.
Honestly, I can’t blame them. If their agents are panicking, they will too! Stay calm. There’s no reason to panic right now. If you’re feeling unsure, get a second opinion—the market isn’t as bad as some people think!
While both buyers and sellers have their own concerns, I’m seeing a lot of skepticism. And while I can’t vouch for every agent in town, I believe the majority of deals are being handled by highly ethical, honest agents. Sure, there are always a few shady characters, but let’s keep our heads on straight!
Attorney Trends
Lately, I’ve had two cases where attorneys wrote purchase offers on behalf of buyers. Keep in mind:
- Attorneys rarely negotiate directly with listing agents.
- They typically step in after a contract is agreed upon or provide general guidance—not draft entire offers without input from the buyer or agent.
In both cases, the offers completely killed the deal. One buyer recognized the issue and adjusted course, but the other lost the property.
If you’re working with a rockstar agent, trust their advice. Of course, you’re welcome to consult an attorney to oversee your deal—but let your agent do what they do best when it comes to negotiating!
The Most Important Thing to Remember
Many buyers assume Naples sellers “have to” sell. While some want to sell and a few need to, there’s also a large percentage—especially in the luxury market—who will simply use their property until it sells or the market shifts in their favor.
In these cases, you’re competing with the owner. 😂
Price Reductions, Auctions & Other Scams
With the Naples market a little more volatile, I’m seeing more people trying to game the system.
Price Reductions
Price cuts are finally happening (THANK GOD!). Last year, everyone just stared at each other and did nothing. However, not all reductions are meaningful.
🔴 Thumbs down to the seller who dropped his price by $1 on a $10M+ listing—what a waste of time.
🟢 Thumbs up to sellers making real reductions that actually help move the market!
Be aware: Some “massive” price drops aren’t what they seem. A property might appear to have dropped dramatically, but in reality, it’s just now priced correctly.
Shady Sales Tactics
A client sent me a “crazy deal” on a property in Moorings that had been listed for less than an hour. Yet, the listing agent already claimed to have several offers, with a deadline days away. 🤔
This kind of gimmicky sales strategy is a turnoff in Naples—even in the hottest markets.
Auction Listings
I’ve also seen a slight uptick in auctions. Funny how they disappear at the peak but suddenly pop up again when the market softens.
Most of these are from owners who refuse to accept market value. Even after sitting on the market forever, they convince themselves that their agent just doesn’t have the “right connections.” Some people still believe in “no reserve” auctions, but in reality, they’re often just another way to chase unrealistic prices.
Final Thoughts
As you know, I could talk about this all day, but I have real business to take care of!
I hope you found this Naples real estate update helpful. I’m truly honored by how many of you have reached out this season, and I’m excited to help you with your real estate needs.
If you’re planning to buy or sell, please reach out sooner rather than later—last-minute requests may not be able to be accommodated.
Best Regards,
Shannon Lefevre, PA
Your Naples Smart Girl!
239-595-6223