September 2026 Community & Market Update

Fall Is Beginning to Stir at The Dunes

September is bringing the first signs of a new season. The Club at The Dunes and its resort pool have reopened after annual maintenance, and the community is beginning its gradual transition from the quieter summer months. Football is back, seasonal residents will soon return, and activity on the tennis and pickleball courts will steadily build.

Naples may not offer traditional fall foliage, but it has its own welcome change of season: slightly cooler days, beautiful evenings and more opportunities for outdoor dining, racquet sports, walking and cycling.

View the September 2026 Dunes Insider PDF

Floridian Beach Club Update

The Floridian Beach Club reopened September 29 following annual renovations and maintenance. Members can again enjoy beachside dining, pool and beach service, and the convenient shuttle from the Grande Preserve.

Effective October 1, the transfer fee for new members increased to $60,000, plus tax.

A Community That Welcomes Pets

Four-legged residents are part of daily life at The Dunes. Morning and evening walks create natural opportunities for neighbors to connect, while the community’s landscaped streets and pathways make getting outside especially enjoyable.

Because individual condominium associations maintain their own pet rules, owners, buyers and renters should confirm the requirements for their building.

Mr. Big Fish — A Naples Gem

Naples Daily News recently highlighted Mr. Big Fish, a local seafood restaurant with a loyal following. Known for fresh fish, generous portions, good value and attentive service from a long-tenured staff, it may be worth a visit when you’re back in Naples.

Naples Continues to Earn National Attention

Naples continues to receive national recognition for its quality of life and appeal to retirees. U.S. News & World Report ranked Naples No. 1 among Best Places to Live for 2024–2025 and No. 1 among Best Places to Retire for 2024.

Rankings change, but the qualities behind the recognition remain familiar: beaches, recreation, dining, culture, healthcare and an active outdoor lifestyle.

The Dunes Market at a Glance

Island Cove

Active Listings: 2 listings — $995,000 and $1,449,000

Recent Sales: 2 sales — $948,860 and $1.2 million

Grande Preserve

Active Listings: 12 listings
Median List Price: $1.947 million

Recent Sales: 5 sales
Median Sale Price: $1.8 million

Inventory remains limited across both Island Cove and the Grande Preserve.

*Market data reflects the Island Cove and Grande Preserve CMAs provided for the September 30 update.

The Dunes Market: What the Numbers Suggest

The late-summer market remains quiet, but the September 30 snapshot shows meaningful movement beneath the surface. There were four sales between August 27 and September 30, all in the Grande Preserve.

Inventory remains low, declining from 15 active listings at the end of July to 14 at the end of September. Buyers remain selective, yet well-positioned properties continue to attract attention.

Current Offerings

On September 30 there were 14 active listings: two in Island Cove and 12 in the Grande Preserve. The median list price was $1.75 million, down from $1.99 million in the July 31 snapshot, largely reflecting the absence of the $6.495 million penthouse and changes in the available mix.

Asking prices range from $995,000 to $2.495 million.

View Current Dunes Listings

Recent Results

Seven sales were recorded from July 1 through September 30: six MLS sales and one sold-data-entry transaction. Prices ranged from $948,860 to $2.26 million, with a combined median of $1.65 million.

Five transactions were in the Grande Preserve; the remaining two sales were in Island Cove. The range illustrates why community-wide medians never substitute for building, floor-plan, condition and view-specific analysis.

Our Takeaway

Limited inventory benefits sellers whose residences are priced and presented in line with buyer expectations. The difference between list prices and recent results shows that buyers are carefully weighing condition, renovation quality, view, floor plan and membership options.

For buyers, the quieter period can create room for comparison and negotiation before seasonal demand strengthens.

Looking Ahead

Activity should increase as seasonal residents return following the Floridian Beach Club’s reopening. Owners considering a sale can use the coming weeks to complete improvements, review pricing and prepare marketing materials.

Buyers may benefit from acting while choices remain manageable and competition is relatively light.

Market information is based on the September 30, 2026 Island Cove and Grande Preserve CMAs and is believed accurate but is not guaranteed. This newsletter is independently prepared by Your Dunes Team and is not an official publication of The Dunes of Naples POA.