Olde Naples Market Report

Beachfront Estates • Naples Bay • Luxury Homes • Condos • Downtown Naples

Olde Naples Real Estate Market Report

Homes For Sale Beach • Downtown • Waterfront

Map Search Gulf • Fifth Avenue • Naples Bay

Market Report Listings • Pending • Recent Sales

Olde Naples is not one uniform real-estate market. Within a compact Downtown Naples setting, buyers can encounter direct Gulf-front estates, Naples Bay and protected-water homes, substantial interior luxury residences, redevelopment properties, boutique condominiums and newer low-density luxury developments.

The live RealGeeks report below is therefore most useful as a source of current inventory and recent transactions. Before using its statistics for valuation, separate the property into the correct real-estate category and identify the permanent characteristics that a realistic buyer would compare.

Olde Naples valuation sequence: property type → exact location → Gulf, Naples Bay, protected water or interior setting → homesite or condominium building → Fifth Avenue, Third Street and beach relationship → construction generation → living area → view and exposure → outdoor living → garage and parking → renovation and major systems → genuinely comparable sales.

How to Read the Olde Naples Market Report

Active Listings Current inventory shows the alternatives available to buyers today. Asking prices are useful competitive information but are not closed-sale evidence.

Recent Sales Closed transactions show what buyers actually paid. Begin with the same ownership category and closest comparable location.

Days on Market Marketing time should be interpreted with pricing history, construction status, property condition and the specialized buyer pool for the asset.

Price Per Square Foot Use only after narrowing the comparison. Land, waterfront, beach position, building, view and redevelopment potential can make broad averages misleading.

Separate the Major Olde Naples Markets

Direct Gulf-Front Estates

True beachfront homes occupy the most specialized Olde Naples segment. Value can depend heavily on Gulf frontage, lot width and depth, shoreline relationship, western exposure, elevation, privacy, construction quality and redevelopment potential.

A near-beach residence should not automatically be used as a comparable for direct Gulf frontage merely because the homes contain similar living area.

Naples Bay & Protected-Water Homes

Waterfront and boating-oriented properties require a different analysis. Compare water frontage, view width, dock configuration, seawall condition, water depth, vessel suitability, practical route toward Naples Bay and Gordon Pass, rear exposure and the relationship between the residence and water.

Buyers concentrating on waterfront property should also review the dedicated Olde Naples Waterfront Homes guide .

Interior & Near-Beach Luxury Homes

Many exceptional Olde Naples homes are not waterfront. Their value can come from homesite quality, beach proximity, Fifth Avenue or Third Street walkability, architecture, new construction, private outdoor living and redevelopment potential.

These properties should normally be compared with similarly located interior or near-beach residences rather than with waterfront estates.

Olde Naples Condominiums

The condominium market should remain separate from detached-home statistics. Olde Naples includes garden condominiums, boutique luxury residences, townhome-style properties, newer developments and Naples Bay waterfront condominiums.

Begin condominium valuation with the exact building or community and then compare residence size, floor or position, view, terrace, parking, storage, renovation and association condition.

Use the Olde Naples Condos guide and the separate Olde Naples Condos Market Report for condominium-specific research.

Land & Redevelopment Value

In Olde Naples, the homesite can represent a substantial portion of total value. An older house on an exceptional parcel may trade primarily for land, making the existing residence's price per square foot a poor valuation tool.

Redevelopment buyers should review lot dimensions, setbacks, buildable envelope, elevation, flood considerations, trees, demolition requirements, utilities, waterfront conditions where applicable and current City of Naples permitting requirements before assuming a future design is feasible.

Location Within Olde Naples

Olde Naples contains several distinct lifestyle locations. Some buyers prioritize Gulf beach access, while others value immediate Fifth Avenue South, Third Street South, Cambier Park, Crayton Cove or Naples Bay access.

Street position, traffic, privacy, parking and the actual walking route can create meaningful differences between properties that appear geographically close on a map.

New Construction vs. Established Homes

New and recently completed custom residences form an important segment of the Olde Naples luxury market. Buyers should compare architect, builder, structural system, finished-floor elevation, impact protection, roofing, generator, glazing, mechanical systems, pool environment, garage capacity and warranties rather than completion year alone.

Established homes may still occupy superior lots or irreplaceable locations. Renovation quality and permit history should therefore be considered alongside the permanent land characteristics.

Flood, Elevation & Insurance

Olde Naples contains multiple construction generations and coastal elevations. Flood information, finished-floor height, roof condition, windows and doors, storm protection, generator systems and placement of mechanical equipment should be reviewed for the individual property.

Property-specific homeowners, wind and flood insurance information should be obtained before contractual deadlines rather than estimated from another Olde Naples residence.

What Olde Naples Buyers Should Compare

Exact property type and ownership structure
Gulf, Naples Bay, protected-water or interior position
Lot or condominium building
Beach, Fifth Avenue and Third Street relationship
Living area and floor-plan functionality
Construction generation and architectural quality
Permanent view and rear exposure
Pool, terrace, courtyard or other outdoor living
Garage, parking and storage
Roof, impact protection and major systems
Renovation and permit history
Association condition for condominiums
Closest relevant recent sales

How Sellers Should Use This Report

Sellers should first identify the properties a realistic buyer is likely to consider as alternatives. A beachfront estate, interior new-construction home, redevelopment property and boutique condominium should not be priced from the same broad Olde Naples average.

Establish the permanent location and property category first. Then document construction quality, living area, outdoor living, garage, storm protection, major systems and renovation to explain meaningful differences from the closest comparable properties.

Compare Nearby Naples Luxury Markets

Olde Naples buyers may also compare nearby coastal and waterfront communities according to price range, boating needs, beach access, homesite scale and preferred Downtown Naples location.

Olde Naples Property-Specific Market Guidance

Schulz Realty can help buyers and sellers interpret Olde Naples inventory and recent sales according to the property's actual market segment, exact location, homesite or building, waterfront or beach relationship, construction generation, living area, outdoor living, garage, renovation and genuinely comparable transactions.

For current Olde Naples listings, comparable sales and private property tours:

Contact Schulz Realty for Listings & Private Tours

Olde Naples inventory, asking prices, recent sales, waterfront classifications, boating conditions, water depth, dock and lift characteristics, seawall condition, beach access, zoning, setbacks, redevelopment potential, construction schedules, flood information, elevation, insurance availability, condominium fees, reserves, assessments, rental rules and individual property features can change or vary. Buyers and sellers should verify material information through current MLS records, surveys, title work, City of Naples records and permits, condominium documents, financial statements, inspections, insurance information and appropriate qualified professionals. The live market data below should be interpreted according to property type and exact location rather than as one uniform Olde Naples market.

Active Properties
Address	Beds	Baths	Living ft²	List Price	Cost per ft²	DOM
71 18th AVE S	6	4	5,052	$44,000,000	$8,709	907 days
23 6TH AVE N	6	5.5	5,945	$27,900,000	$4,693	172 days
616 BOUGAINVILLEA RD	6	11.5	9,447	$25,900,000	$2,741	26 days
1100 Gulf Shore BLVD S	6	7.5	6,978	$25,000,000	$3,582	161 days
55 13th AVE S	6	6.5	6,143	$21,995,000	$3,580	119 days
285 Central AVE	5	7.5	6,822	$17,950,000	$2,631	369 days
1963 Gulf Shore BLVD S	6	7.5	9,047	$16,990,000	$1,877	26 days
774 S GOLF DR	5	6.5	6,882	$14,500,000	$2,106	56 days
264 8th AVE S	5	6.5	5,057	$13,995,000	$2,767	203 days
40 5th AVE S	5	6.5	7,635	$13,500,000	$1,768	101 days
626 S Golf DR	6	6.5	6,255	$12,995,000	$2,077	1093 days
501 7TH AVE N	5	5.5	5,449	$12,900,000	$2,367	26 days
140 3rd AVE S	5	7.5	7,537	$12,500,000	$1,658	287 days
273 10th AVE S	5	6.5	4,787	$11,995,000	$2,505	424 days
690 7th AVE N	5	7.5	4,998	$10,895,000	$2,179	936 days
241 7TH AVE N	5	6.5	5,069	$10,395,000	$2,050	26 days
581 14th AVE S	4	6.5	4,534	$9,995,000	$2,204	500 days
636 13th AVE S	4	5.5	4,819	$9,900,000	$2,054	13 days
160 Broad AVE S	4	5.5	5,283	$9,750,000	$1,845	157 days
355 7th AVE S	4	4.5	4,417	$8,995,000	$2,036	0 days
501 2nd AVE N	4	5	5,088	$8,995,000	$1,767	35 days
835 11TH AVE S	4	5.5	4,709	$8,995,000	$1,910	56 days
376 1ST AVE N	4	4.5	3,768	$8,250,000	$2,189	39 days
167 4th ST N	3	3.5	3,635	$7,995,000	$2,199	3 days
739 5th AVE N	5	8.5	4,825	$7,500,000	$1,554	265 days
185 North Lake DR	4	5.5	4,082	$7,499,000	$1,837	39 days
473 1st AVE S	5	5.5	3,240	$6,995,000	$2,158	344 days
180 7th AVE S	3	4.5	4,670	$6,995,000	$1,497	55 days
200 S Golf DR	4	4.5	6,874	$6,950,000	$1,011	228 days
2080 Gordon DR	3	3.5	3,033	$6,900,000	$2,274	257 days
530 1st Ave N	3	4.5	3,408	$6,795,000	$1,993	4 days
1140 8th ST S	5	5.5	4,004	$6,795,000	$1,697	67 days
405 7TH AVE N	4	4.5	4,092	$6,750,000	$1,649	14 days
135 7th ST N	4	5	4,730	$6,495,000	$1,373	39 days
950 8th ST S	5	4.5	3,741	$6,495,000	$1,736	154 days
1355 4th ST S	4	5.5	2,957	$6,495,000	$2,196	225 days
788 7TH AVE N	4	5.5	3,939	$6,450,000	$1,637	41 days
844 8th ST S	4	4.5	3,495	$6,290,000	$1,799	46 days
560 9th AVE S	4	4	2,182	$6,250,000	$2,864	55 days
742 11th AVE S	4	5.5	3,273	$6,150,000	$1,879	118 days
570 2nd AVE N	4	3.5	3,772	$6,100,000	$1,617	56 days
444 3rd ST N	3	3	1,860	$5,950,000	$3,198	32 days
545 13th AVE S	4	5.5	3,829	$5,950,000	$1,553	186 days
757 Broad CT S	4	3	3,000	$5,757,000	$1,919	19 days
250 S Golf DR	3	4	3,016	$5,300,000	$1,757	26 days
244 11th AVE S	3	2	1,699	$5,299,000	$3,118	33 days
680 8th AVE S	3	3	3,050	$4,995,000	$1,637	26 days
912 9th AVE S	4	4.5	3,385	$4,950,000	$1,462	166 days
1160 8th ST S	6	4.5	5,822	$4,950,000	$850	452 days
901 10th AVE S	4	4.5	3,538	$4,900,000	$1,384	253 days
Average:	4.3	5.2	4,503	$9,946,963	$2,177	174 days
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Sold Properties
Address	Beds	Baths	Living ft²	List Price	Sold Price	Cost per ft²	DOM	Sold Date
20 14th AVE S	N/A	N/A	4,822	$89,000,000	$62,500,000	$12,961	686 days	9/15/26
26 2nd AVE S	4	6.5	8,770	$34,900,000	$27,000,000	$3,078	141 days	6/23/26
225 4th AVE N	6	7.5	7,504	$27,995,000	$24,400,000	$3,251	155 days	6/16/26
190 7TH AVE N	5	6.5	6,409	$18,900,000	$17,300,000	$2,699	949 days	6/5/26
477 3rd ST N	4	4.5	5,483	$16,950,000	$15,900,000	$2,899	466 days	5/1/26
187 10th AVE S	6	7.5	6,655	$17,500,000	$15,100,000	$2,268	552 days	7/29/26
25 2nd AVE S	3	3.5	3,819	$14,000,000	$13,000,000	$3,404	145 days	7/1/26
128 1ST AVE S	5	6.5	5,174	$12,900,000	$12,300,000	$2,377	983 days	10/16/26
544 13th AVE S	5	6.5	5,436	$11,495,000	$10,750,000	$1,977	272 days	10/7/26
644 W Lake DR	4	5.5	4,357	$10,250,000	$9,800,000	$2,249	229 days	5/29/26
575 13th AVE S	5	5.5	5,230	$10,500,000	$9,750,000	$1,864	228 days	7/8/26
493 8th AVE S	4	5.5	4,789	$8,995,000	$8,500,000	$1,774	126 days	9/10/26
563 3rd ST N	5	3.5	6,124	$7,950,000	$7,725,000	$1,261	494 days	5/26/26
777 Broad CT S	5	5.5	5,010	$7,950,000	$7,400,000	$1,477	177 days	5/29/26
1230 Gulf Shore BLVD S	5	5.5	4,483	$7,495,000	$7,000,000	$1,561	195 days	6/18/26
131 3rd ST N	5	4	3,923	$6,500,000	$6,500,000	$1,656	13 days	10/26/26
150 6th ST N	4	5	4,001	$6,495,000	$6,250,000	$1,562	299 days	4/27/26
155 20th AVE S	5	5	5,083	$6,490,000	$6,150,000	$1,209	14 days	10/16/26
239 1st AVE S	3	3	3,711	$6,295,000	$6,100,000	$1,643	12 days	7/27/26
356 11th AVE S	4	3	2,297	$5,990,000	$5,850,000	$2,546	20 days	8/10/26
61 12th AVE S	4	4.5	3,132	$6,450,000	$5,750,000	$1,835	96 days	8/31/26
367 5th AVE N	4	3.5	4,095	$4,950,000	$4,695,000	$1,146	279 days	6/18/26
416 3rd AVE N	4	3.5	3,971	$3,995,000	$3,600,000	$906	174 days	7/8/26
572 7th AVE N	3	2.5	1,983	$3,350,000	$3,000,000	$1,512	141 days	6/3/26
775 Broad CT N	4	5.5	3,376	$3,195,000	$2,900,000	$859	62 days	5/15/26
756 8th AVE S	4	3	2,825	$3,100,000	$2,750,000	$973	116 days	6/9/26
1135 7th ST S	3	3	1,640	$2,700,000	$2,700,000	$1,646	2 days	9/18/26
725 Central AVE	3	2	1,326	$1,995,000	$1,885,000	$1,421	266 days	7/23/26
185 4th ST S	2	2.5	1,302	$1,050,000	$1,025,000	$787	271 days	8/14/26
780 10th AVE Unit 5	1	1	566	$239,000	$225,000	$397	19 days	10/2/26
Average:	4.1	4.5	4,243	$11,985,800	$10,260,166	$2,173	208 days
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