How The Naples Market Is Moving 7.1.25

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How the Naples Market Is Moving – July 1, 2025
By Shannon Lefevre, PA

Hello Naples Friends,

It’s been a wild first half of the year! I’ll touch on a few of my favorite updates below, but not everything I cover in my full newsletter. If you haven’t signed up yet, you can do so at the bottom of this page. I only send one per month—unless something huge is happening. My most valuable insights are reserved for my subscribers, so sign up today!

In This Issue:

  • Off-Season Kick-Off
  • Significant Change For Condo Sales
  • Shannon.com Marketing Results
  • Shadow Inventory Update

Off-Season Kick-Off

July 1 marks the official start of our slow season, and this year, I expect things to be just a little quieter than last. That makes this a fantastic time to capture off-season deals—and trust me, there are some good ones out there.

https://shannon.com/park-shore/condos/savoy/Just yesterday, a new buyer called about a property we both agreed was overpriced. He felt it warranted a bigger discount, and since he’s the one writing the check, his opinion carries more weight. I called the listing agent and learned there might be room to get it done. We’ll see how it plays out, but the point is—don’t be afraid to ask. In the last 30 days, a property in Savoy at Park Shore sold for 30% off asking. Listed at $1,498,000, it closed at $1,050,000. We are officially in the “If I had known they would’ve taken that, I would’ve bought it myself” season. Don’t be a chicken—ask the question!

Quick Buyer Tip: Don’t assume Naples behaves like your home market. If you’re unsure what’s happening here, just call. I’ll give it to you straight—even if it’s not what you expected. You’ll always get honesty from me.

Big Changes For Condo Sales

Effective today, Florida’s three-day right of rescission for condo buyers has been extended to seven days. That’s four more days for buyers to back out of a deal—so sellers, take note. If there’s anything in your condo docs that could make a buyer nervous, get ahead of it and disclose.

When confidence is high, buyers almost never cancel. But when they get even slightly wobbly, this new rule gives them a wide-open exit. If you want to make sure your deal sticks, give me a call. I’ll help you prep for success. And if you’re buying, let’s talk about the right questions to ask before those seven days begin.

Listing Spotlight:
Take a look at my listing—Contessa at Bay Colony #701. This one is move-in ready with a stunning remodel, including large-format porcelain tile, electric shutters, and all new appliances. Common areas and hallways are being upgraded too. If you want a hands-free, done-for-you property in one of Naples’ premier beachfront buildings, this is it.

Shannon.com Marketing Results

I stumbled on a virtual tour recently that shocked me—not because of the content, but the stats. That listing (not mine, not even my company’s) had its highest traffic from Shannon.com. I outranked the listing agent, their firm, my firm, the MLS, REALTOR.com—and even Zillow.

Here’s why that matters:

Eyeballs = Calls → Calls = Showings → Showings = Offers → Offers = Closings.

And if someone calls me on a listing that isn’t mine, I’ll happily show it—if the listing agent is reachable. You’d be surprised how often they’re not. Ski trips during peak season, missed calls, pickleball… it’s real. If I have a similar listing? You can bet I’ll promote mine first.

So if Shannon.com is getting 66% of the views, wouldn’t you want that traffic focused on your listing? Maybe it’s time we talk.

Bonus…here’s a few nerdy graphs I put together when I was checking out what was going on in Naples on a monthly basis.

What It All Means

  • Fewer transactions, but buyers are spending more per transaction in most cases.
  • Luxury sales are propping up the market, especially in January, February, and June.
  • May is the biggest red flag, with a sharp drop in both volume and average price — possibly a temporary dip or a market shift.
  • June suggests renewed confidence, with a higher average price and strong volume despite flat unit count.

Shadow Inventory Update

We have a mixed bag of shadow inventory levels this year. I made this graphic to help you understand not only the amounts of shadow inventory but also the current active inventory compared to last year. The three bubbles at the top of the graphic represent the best-performing neighborhoods this year, while the darker grey bubbles indicate areas that are in more trouble this year than they were last year. You can review the graphic and see if your favorite location is performing as you hoped.

I am absolutely in awe of our most luxurious markets this year. These are the same markets (except Grey Oaks) that were in pretty big trouble last year. Look at these examples:

Aqualane Shores

Their inventory reached as high as 60 months in February 2024. A five-year inventory is not favorable. By July 1st of the previous year, they had 14 properties in their shadow, 13 sales for the rolling 12-month period, and 2 years of active inventory. They were in a mess for real. Today, they have only 15 months of active inventory remaining, and they currently have six potential shadow listings (less than half of what they had last year). What an enormous recovery!

Bay Colony

Bay Colony didn’t have as bleak a story last year, but they’ve still made extraordinary improvements, which showcase their resilience. Their inventory reached as high as 43 months in both the previous year and for a brief moment during this peak season, but they realized extraordinary success this season. Last year, they had 14 closed sales for the 12-month period. This year, they’re sitting on 43 sales. They currently have 9 months of inventory compared to 28 months last year.

Port Royal

Port Royal was another area that hit a rough patch last year. By July, they were at 19 months of inventory and only 19 closed sales for the rolling 12 months. Today, they’re at 13 months with 27 closed sales for the past 12 months. That’s quite impressive, especially considering it’s now home to the most expensive residential sale in Florida, the second most expensive residential sale in the U.S., and the sixth most expensive sale in the world.

Did you know I run my own inventory report for all of my favorite neighborhoods around Naples? I’ve been doing this since October 2023, and as a result of this daunting exercise, I’ve gained knowledge about the market that most agents don’t possess. It helps me identify trends that people often overlook, and it gives my clients an edge that other Buyers and Sellers don’t have.

In Closing

If you found any of that information interesting, I look forward to sharing what I’ve uncovered today regarding some fascinating changes that are about to affect our market. I’m probably not sharing it here, so if you want to find out, sign up for my newsletter at the bottom of this page!

P.S. If you’re visiting town and need assistance with real estate, please hop on my calendar so we can both avoid the disappointment of not working together. You can call or text me directly!

Best Regards,

Shannon Lefevre, PA
239-595-6223

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