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Olde Naples Condos Market Report

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Olde Naples • Fifth Avenue South • Third Street South • Boutique Condos • Luxury New Construction • Recent Sales

Olde Naples Condos Market Report

The Olde Naples Condos Market Report tracks current condominium inventory and recent sales throughout one of Southwest Florida's most diverse and expensive downtown condominium markets. Olde Naples includes everything from smaller established low-rise condos to newer boutique luxury residences exceeding several thousand square feet and commanding multimillion-dollar prices.

Those properties do not compete directly with one another. A large newer residence near Fifth Avenue South should not be valued from the same neighborhood-wide average as a substantially smaller older condominium several blocks away. For meaningful analysis, Olde Naples should therefore be researched building first, then residence type, location and condition.

Boutique Buildings Low-Density Downtown Living
New Construction Current Luxury Projects
Established Condos Multiple Construction Eras
Large Residences Estate-Scale Downtown Condos
Fifth Avenue Walkable Dining & Shopping
Third Street South Historic Downtown Lifestyle
Beach Proximity Location Varies by Building
Live MLS Report Current Listings & Sales

How to Read the Olde Naples Condo Market Report

The live RealGeeks report below shows current Olde Naples condominiums for sale together with recent closed transactions. That information is useful for identifying active competition, asking prices, closed prices, price per square foot and days on market.

However, the neighborhood contains such a wide range of residence sizes, construction eras and locations that the report's overall average should be treated only as a broad market reference.

Do not value an Olde Naples condo from the neighborhood average alone. Begin with the same building or the most comparable building type, then adjust for size, location, parking, outdoor space, construction generation and condition.

Building-Level Analysis Comes First

The strongest comparable-sales analysis typically begins inside the same condominium building. If enough recent same-building transactions are unavailable, the comparison can expand to similar buildings based on location, construction generation, floor plans and ownership experience.

Building

Start with sales and listings within the exact condominium association whenever possible.

Construction Generation

Separate newer luxury construction from significantly older condominium buildings.

Residence Size

Large estate-scale condos should not be compared directly with smaller conventional units.

Downtown Position

Compare proximity to Fifth Avenue, Third Street, the beach and Naples Bay separately.

Newer Luxury Condos vs. Established Olde Naples Buildings

One of the most important divisions in the Olde Naples market is between newer boutique luxury construction and established condominiums built during earlier development periods.

Newer buildings can offer contemporary hurricane standards, impact glass, private garages, larger terraces, elevators, premium mechanical systems and modern luxury finishes. Established buildings may offer a highly desirable location at a different entry price but require closer analysis of association reserves, structural work, insurance and future capital projects.

Very Different Olde Naples Condo Products

Recent and current Olde Naples inventory demonstrates how wide the market has become. Buildings and residence collections such as Residences at 5th & 5th, Vela Bay, The Cayden, The Huxley, Two Ten West and other boutique projects occupy very different market positions from smaller traditional low-rise condominiums.

These names should be treated as individual condominium buildings or projects within Olde Naples—not as separate geographic communities.

Fifth Avenue South Condo Values

Residences directly on or very near Fifth Avenue South can command a premium because restaurants, galleries, boutiques and entertainment are immediately accessible on foot.

That convenience can be especially valuable to seasonal owners who want to minimize driving. However, exact location also affects traffic, evening activity, privacy and noise, so proximity should be evaluated rather than treated automatically as a universal premium.

Third Street South & Southern Olde Naples

The southern portion of Olde Naples offers another distinct ownership experience. Third Street South, nearby beach access and the quieter residential street grid can appeal to buyers whose priorities differ from those seeking immediate Fifth Avenue access.

Comparable sales should therefore account for the residence's actual downtown position instead of relying only on the broader Olde Naples development name.

Beach Proximity

Distance from the Gulf is a permanent location characteristic that can influence Olde Naples condo value.

Some residences are only a short walk from beach access, while others are positioned closer to Fifth Avenue, Naples Bay or the eastern edge of Downtown Naples.

The tradeoff between beach proximity and commercial walkability is personal, but it should be recognized when comparing market value.

Residence Size & Floor Plan

Current Olde Naples condominium inventory ranges from compact one-bedroom and two-bedroom units to luxury residences exceeding 4,000 square feet.

Those homes attract different buyers and should not be grouped into one valuation category.

Smaller Condos

Location, efficiency, parking, rental rules and association expenses can be especially important.

Large Boutique Residences

Compare private garages, terraces, elevators, bedrooms, ceiling height and luxury finishes.

Penthouse & Top-Floor Homes

Elevation, rooftop space, privacy and outdoor living can create a separate comparable-sales category.

Ground-Floor Residences

Private courtyards, pools, expanded terraces and street relationship can materially affect value.

Parking & Private Garages

Parking is one of the most important differentiators in Downtown Naples condominium ownership.

Older buildings may provide carports or assigned spaces, while newer luxury residences can include one-, two-, three- or even multi-car private garage arrangements.

Parking rights should be verified through the condominium documents and title rather than assumed from listing photographs.

Private Rooftop Terraces & Outdoor Living

Selected newer Olde Naples condominiums offer extensive private outdoor areas, including rooftop terraces, outdoor kitchens, pools, spas or oversized balconies.

These features can significantly affect value but should be measured and compared separately from air-conditioned interior square footage.

Do not combine rooftop or terrace square footage with interior living area when comparing price per square foot. Use verified A/C area first, then value outdoor living independently.

Renovated vs. Original Condos

Olde Naples contains condominium buildings from many construction periods, and two units in the same association can be in dramatically different condition.

A proper comparison separates decorative improvements from major capital improvements.

Kitchen & Baths

Cabinetry, counters, appliances, plumbing fixtures and layout.

Flooring & Millwork

Wood, stone, porcelain, doors, trim and custom built-ins.

Impact Protection

Windows, sliding doors, shutters and other storm-protection systems.

Mechanical Improvements

HVAC, electrical, water heating and other major systems.

Condominium Building Condition

The quality of the residence is only one part of an Olde Naples condo purchase. The buyer also acquires an ownership interest within the building and its association.

Association finances, completed improvements and future capital projects can materially affect both ownership cost and resale value.

  • Roof condition and replacement history
  • Exterior painting and waterproofing
  • Balcony restoration
  • Elevator modernization
  • Plumbing and electrical projects
  • Pool and amenity renovations
  • Parking and garage improvements
  • Storm-related repair history

Reserves, Assessments & Insurance

Condominium association financial condition deserves particular attention when comparing older and newer Olde Naples buildings.

Buyers should review current budgets, reserve funding, master insurance coverage, deductibles, approved assessments, pending assessments and known capital projects.

Purchase price alone does not establish relative value. A lower asking price can be offset by significant assessments, insurance obligations or deferred building work.

Olde Naples Price per Square Foot

Price per square foot is commonly used in Downtown Naples, but it is most reliable when comparing genuinely similar properties.

A newer luxury residence with multiple garage spaces, large outdoor living areas and contemporary construction should not be compared directly with a much older smaller unit based solely on price per square foot.

The sequence should be: building → construction generation → residence size → location → parking → outdoor living → condition → association .

Days on Market

Days on market can help show whether buyers are responding quickly to current inventory, but it needs context.

New-construction listings can remain active for long periods while a project is being built. An unusual penthouse may also require more marketing time because its buyer pool is smaller.

For this reason, high days-on-market figures should be interpreted together with construction status, listing history and property type.

New Construction & Pre-Construction Listings

Olde Naples continues to add boutique luxury projects, creating a market where completed resales and pre-construction offerings can appear beside one another in the same report.

A pre-construction asking price is not equivalent to a completed closed sale. Buyers should understand contract structure, deposits, selection deadlines, completion timing, warranties and inspection rights before using one as a direct comparable.

Current Listings vs. Closed Sales

Active listings show what buyers can purchase today. Closed sales show what buyers have actually agreed to pay. Both are important, but they answer different questions.

A seller can price above recent sales when a residence offers a meaningful advantage, but the premium should be supported by factors such as superior location, larger floor plan, private garage, outdoor living, construction generation or exceptional condition.

What Olde Naples Condo Buyers Should Compare

  • Exact condominium building
  • Construction year and building generation
  • Completed resale or pre-construction status
  • Verified interior living area
  • Bedroom and den configuration
  • Floor level
  • Private balcony, courtyard or rooftop terrace
  • Distance to Fifth Avenue South
  • Distance to Third Street South
  • Distance to Gulf beach access
  • Parking and private garage rights
  • Storage
  • Interior renovation
  • Impact windows and storm protection
  • Association reserves
  • Assessments and planned building work
  • Master insurance
  • Rental restrictions
  • Pet restrictions
  • Recent same-building sales

Selling an Olde Naples Condo

Olde Naples sellers benefit from positioning the residence within its actual competitive category instead of relying on the neighborhood average.

The strongest marketing identifies permanent advantages first: building, downtown position, residence size, parking, private outdoor space, floor level and proximity to the beach or major commercial districts.

Interior renovation, furnishings and decorative improvements can then be documented separately.

Current Olde Naples Condo Market Activity

The live market report below updates with current Olde Naples condo listings and recent closed sales.

Because inventory changes continuously, this evergreen guide does not hard-code a permanent active-listing count, average asking price or median sale price.

Use the live report together with the Olde Naples Condos guide to identify the building, construction generation and residence type most relevant to the property being evaluated.

Compare Olde Naples with other important Downtown Naples condominium markets according to location, construction generation, residence size, parking, waterfront setting and association structure.

Explore More Olde Naples Real Estate

For individual condominium buildings and current listings, visit the Olde Naples Condos guide. Buyers comparing detached residences should use the separate Olde Naples Homes market so condominium and single-family comparable sales remain properly separated.

Olde Naples Condo Market Guidance

Schulz Realty can help buyers and sellers compare Olde Naples condominiums according to the exact building, construction generation, residence size, Fifth Avenue or Third Street location, beach proximity, parking, rooftop or terrace space, condition, association finances and the most relevant recent comparable sales.

Contact Schulz Realty for Listings & Private Tours

Listing status, asking prices, sale prices, price per square foot, days on market, building information, residence size, parking, garages, rooftop terraces, balconies, amenities, association fees, reserves, assessments, insurance, rental provisions, pet rules and property condition may change or vary by building and residence. New-construction plans and completion schedules may also change. Buyers and sellers should verify material property, condominium, association, construction, insurance, inspection, title and financing information using current official documents and appropriate qualified professionals.

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Active Properties
Address Beds Baths Living ft2 List Price Cost per ft2 DOM
1165 8TH ST S Unit #302 4 4.5 4,378 $7,695,000 $1,757 39 days
1165 8TH ST S Unit #202 4 4.5 4,378 $6,795,000 $1,552 39 days
745 12th AVE S Unit 103 3 4.5 4,856 $6,450,000 $1,328 291 days
1165 8TH ST S Unit #201 4 4.5 4,371 $5,995,000 $1,371 39 days
180 9TH ST S Unit 201 3 2.5 2,250 $3,950,000 $1,755 928 days
180 9TH ST S Unit 301 3 2.5 2,159 $3,890,000 $1,801 928 days
180 9th ST S Unit 302 2 2 1,995 $3,590,000 $1,799 928 days
180 9th ST S Unit 202 2 2 1,656 $3,200,000 $1,932 928 days
430 10th AVE S Unit 305 3 3 2,280 $3,190,000 $1,399 11 days
180 9th ST S Unit 303 2 2 1,676 $2,980,000 $1,778 928 days
382 12th AVE S Unit 202 3 3.5 2,429 $2,975,000 $1,224 26 days
180 9th ST S Unit 203 2 2 1,789 $2,950,000 $1,648 928 days
411 6th ST S Unit 301 3 2 1,734 $2,799,000 $1,614 16 days
875 6th AVE S Unit 304 3 3.5 2,365 $2,775,000 $1,173 66 days
705 10th ST S Unit 202 3 3.5 2,930 $2,700,000 $921 38 days
780 5th AVE S Unit 305 2 2.5 1,932 $2,700,000 $1,397 306 days
780 5th AVE S Unit 203 3 2.5 1,800 $2,695,000 $1,497 23 days
1001 10th AVE S Unit 211 3 3 3,379 $2,390,000 $707 561 days
225 5th AVE S Unit 103 3 3 1,728 $2,250,000 $1,302 100 days
1001 10th AVE S Unit D2 3 3 3,387 $2,050,000 $605 11 days
201 8th ST S Unit 208 2 2.5 1,704 $1,999,999 $1,173 68 days
850 Central AVE Unit 207 3 3 1,638 $1,995,000 $1,217 3 days
365 5th AVE S Unit 307 2 2 1,150 $1,870,000 $1,626 52 days
545 11th AVE S Unit 104 3 2 1,447 $1,699,000 $1,174 351 days
625 6th AVE S Unit B301 2 2 1,788 $1,599,000 $894 36 days
850 Central AVE Unit 204 2 2 1,397 $1,595,000 $1,141 170 days
850 Central Unit 303 2 2 1,397 $1,590,000 $1,138 301 days
850 Central AVE Unit 311 2 2 1,209 $1,525,000 $1,261 120 days
850 Central AVE Unit 209 2 2 1,401 $1,495,000 $1,067 201 days
605 8th AVE S Unit 605 2 2.5 1,704 $1,495,000 $877 291 days
995 9th AVE S Unit 4 2 2.5 1,861 $1,299,000 $698 99 days
1050 6th ST S Unit 1050 2 2.5 1,580 $1,200,000 $759 56 days
101 8th ST S Unit 202 2 1 865 $1,125,000 $1,300 316 days
101 8th ST S Unit 201 2 2 902 $1,099,000 $1,218 231 days
415 10th AVE S Unit 7 2 2 1,372 $1,075,000 $783 11 days
1222 Gordon DR Unit 4 2 2 1,125 $966,000 $858 159 days
1222 Gordon DR Unit 2 2 2 1,125 $899,000 $799 206 days
211 3rd AVE S Unit 211 2 2 1,250 $815,000 $652 142 days
721 9th ST S Unit 1 2 2 1,132 $699,000 $617 340 days
505 Broad AVE S Unit 505 2 2 911 $659,000 $723 212 days
900 8th AVE S Unit 103 2 2 1,092 $655,000 $599 9 days
1100 8th AVE S Unit 309C 2 2 1,080 $650,000 $601 135 days
480 5th ST S Unit 202 1 1 536 $625,000 $1,166 119 days
211 8th AVE S Unit 211A 1 1 617 $510,000 $826 387 days
980 7th AVE S Unit 204 1 1 540 $499,000 $924 61 days
275 8th AVE S Unit 275 1 1 532 $494,000 $928 123 days
203 8th AVE S Unit 203A 1 1 564 $485,000 $859 36 days
980 7th AVE S Unit 109 1 1 540 $464,000 $859 131 days
534 4th AVE S Unit 3 1 1 580 $450,000 $775 22 days
1100 8th AVE S Unit 105A 2 2 925 $449,000 $485 3 days
Average: 2.1 2.0 1,418 $1,604,529 $993 207 days
Viewing 1 - 50 of 71
Viewing 1 - 50 of 71
Sold Properties
Address Beds Baths Living ft2 List Price Sold Price Cost per ft2 DOM Sold Date
477 3rd AVE S Unit 2 3 3.5 2,563 $4,200,000 $3,975,000 $1,550 106 days 7/10/26
201 8TH ST S Unit 103 4 5.5 3,449 $3,995,000 $3,800,000 $1,101 381 days 5/15/26
82 9th ST S Unit 303 3 3.5 2,875 $3,950,000 $3,450,000 $1,200 529 days 9/9/26
985 8th AVE S Unit 102 3 3.5 3,128 $3,495,000 $3,200,000 $1,023 28 days 6/15/26
909 10th ST S Unit 201 4 4.5 3,282 $2,950,000 $2,800,000 $853 38 days 6/15/26
1005 4th ST S Unit 203 3 3 2,717 $2,995,000 $2,775,000 $1,021 67 days 6/2/26
230 6th AVE S Unit 12 3 3.5 1,950 $2,750,000 $2,650,000 $1,358 66 days 4/30/26
441 4th AVE S Unit 304 3 3.5 2,600 $2,599,000 $2,505,000 $963 41 days 4/20/26
201 8TH ST S Unit 206 3 3.5 1,942 $2,695,000 $2,500,000 $1,287 29 days 3/20/26
351 9th AVE S Unit A101 3 3.5 2,334 $2,495,000 $2,495,000 $1,068 71 days 4/28/26
1104 6th ST S Unit 1 3 3 2,590 $2,850,000 $2,475,000 $955 152 days 7/29/26
411 6th ST S Unit 202 3 3 2,293 $2,695,000 $2,475,000 $1,079 70 days 3/13/26
552 11th AVE S Unit 4 3 3 2,330 $2,725,000 $2,425,000 $1,040 66 days 6/29/26
888 10th ST S Unit 101 3 3.5 3,163 $2,350,000 $2,350,000 $742 78 days 6/11/26
375 5th AVE S Unit 302 2 2 1,410 $2,250,000 $2,250,000 $1,595 60 days 8/12/26
750 11th ST S Unit C 3 3.5 2,955 $2,395,000 $2,250,000 $761 223 days 6/15/26
780 5th AVE S Unit 303 2 2.5 1,781 $2,495,000 $2,200,000 $1,235 49 days 6/5/26
692 10th AVE S 3 3 2,321 $2,295,000 $2,120,000 $913 64 days 8/3/26
361 2nd ST S 3 2 1,574 $1,995,000 $1,950,000 $1,238 64 days 4/17/26
600 5th AVE S Unit A-211 2 2 2,820 $1,995,000 $1,875,000 $664 62 days 8/12/26
850 Central AVE Unit 205 2 2 1,577 $1,900,000 $1,850,000 $1,173 163 days 4/10/26
863 9th AVE S Unit 202 3 3.5 2,670 $2,295,000 $1,800,000 $674 125 days 7/7/26
201 8th ST S Unit 308 2 2.5 1,704 $1,975,000 $1,800,000 $1,056 126 days 5/8/26
780 5th AVE S Unit 306 2 2.5 1,781 $1,895,000 $1,730,000 $971 150 days 5/1/26
281 4th ST S Unit 101 3 2 1,650 $1,650,000 $1,600,000 $969 39 days 4/28/26
850 Central AVE Unit 301 2 2 1,482 $1,700,000 $1,500,000 $1,012 52 days 5/14/26
1325 7th ST S Unit 7A 2 2 1,536 $1,525,000 $1,450,000 $944 61 days 5/27/26
600 3rd ST S Unit 2 3 2 1,600 $1,550,000 $1,450,000 $906 127 days 7/8/26
1100 3rd ST S Unit 202 2 2 1,663 $1,495,000 $1,350,000 $811 147 days 5/7/26
1070 6th ST S Unit 1070 2 2.5 1,455 $1,399,900 $1,300,000 $893 8 days 3/27/26
868 5th AVE S Unit 3A 2 2.5 1,860 $1,600,000 $1,300,000 $698 446 days 4/23/26
1063 8th ST S Unit 202 3 2 1,610 $1,225,000 $1,225,000 $760 19 days 4/7/26
638 7th AVE S Unit B638 4 4 1,860 $1,295,000 $1,125,000 $604 97 days 7/23/26
604 7th AVE S Unit A-604 3 4 2,274 $1,149,000 $1,050,000 $461 293 days 7/1/26
850 6th AVE N Unit 204 3 2 1,846 $1,100,000 $1,020,000 $552 141 days 8/27/26
333 4th AVE S Unit 303 2 2 1,058 $1,050,000 $972,500 $919 24 days 4/17/26
722 10th AVE S Unit A102 2 2 1,285 $928,000 $920,000 $715 44 days 4/2/26
1222 Gordon DR Unit 15 2 2.5 1,200 $950,000 $875,000 $729 161 days 4/15/26
465 Broad AVE S Unit 1A 2 2 1,434 $895,000 $850,000 $592 23 days 3/31/26
1100 9th ST S Unit D201 2 2 1,610 $729,000 $680,000 $422 92 days 4/23/26
1100 9th ST S Unit A201 3 2.5 2,017 $649,000 $649,000 $321 1 day 8/10/26
545 Broad AVE S Unit 545 2 2 836 $699,000 $640,000 $765 69 days 3/16/26
280 2nd AVE S Unit 103 2 2 1,162 $700,000 $625,000 $537 115 days 6/8/26
1100 8th AVE S Unit 213B 2 2 940 $600,000 $570,000 $606 9 days 3/24/26
291 8th AVE S Unit 291B 1 1 532 $575,000 $532,700 $1,001 70 days 3/30/26
1100 8th AVE S Unit A205 2 2 1,080 $575,000 $525,000 $486 667 days 5/7/26
299 8th AVE S Unit 299B 1 1 520 $529,000 $515,000 $990 20 days 4/21/26
1100 8th AVE S Unit 106C 2 2 1,100 $559,000 $510,000 $463 54 days 7/10/26
277 8th AVE S Unit 277 1 1 532 $499,000 $485,000 $911 86 days 6/19/26
900 8th AVE S Unit 104 2 2 1,142 $479,000 $465,000 $407 221 days 5/20/26
Average: 2.4 2.5 1,729 $1,655,960 $1,537,485 $854 119 days
Viewing 1 - 50 of 56
Viewing 1 - 50 of 56
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The data relating to real estate for sale on this web site comes in part from the Broker Reciprocity Program (BR Program) of M.L.S. of Naples, Inc. Properties listed with brokerage firms other than this company are marked with the BR Program Icon or the BR House Icon and detailed information about them includes the name of the listing brokers. The properties displayed may not be all the properties available through the BR Program. The information provided is for consumers’ personal, non-commercial use and may not be used for any other purpose.