July continued the pattern we have been watching develop throughout 2026. Across Naples, more properties are selling than a year ago while the number of homes available for sale has declined substantially. The Naples Beach condominium market shows the same broad trend, with sharply higher sales and much tighter inventory.

At the same time, prices and marketing times tell a more measured story. Condo prices remain below last year in several key measures, and buyers are taking longer to make decisions. In our view, that combination is important: demand has improved, but buyers remain selective and willing to negotiate when a property is not aligned with the market.

View the July 2026 Market Update PDF

The Naples Market

Closed sales increased 14.5% in July, from 640 sales in July 2025 to 733 this July. Through the first seven months of the year, sales were up 17.8%. Pending sales declined 5.6% for the month, but remained 24.1% ahead of last year on a year-to-date basis.

Inventory continued to tighten. The number of properties for sale fell 21.0% from a year ago, from 5,586 to 4,415. Months supply declined from 8.7 months to 5.8 months.

Pricing was relatively stable. The July median closed price increased 2.6% to $590,000, while the year-to-date median was essentially flat, down 0.6% to $603,078. Days on market increased 6.9% to 108 days.

Our takeaway: the Naples market is healthier than it was a year ago, with more transactions and materially less inventory. But this is not a market in which scarcity alone guarantees a strong result. Buyers are active, yet still disciplined about price, condition and value.

A Closer Look at Naples Beach Area Condominiums

Although The Dunes is not technically included in NABOR’s Naples Beach reporting area, we continue to believe these condominium statistics provide useful context because of The Dunes’ location, price points, condominium lifestyle and proximity to Vanderbilt Beach.

Naples Beach condominium sales increased 29.6% in July, from 54 sales last July to 70 this year. Through July, sales were up 32.9%, from 566 to 752.

At the same time, condominium inventory declined 22.1%, from 798 properties to 622, and months supply fell from 11.9 months to 7.1 months.

Prices have not moved in the same direction as sales. The July median closed price was $950,000, down 3.7% from a year ago, while the year-to-date median was $1.111 million, down 3.4%. Days on market increased 16.7% in July to 147 days.

One encouraging measure is the relationship between asking and selling prices. Naples Beach condominiums sold for an average of 92.5% of their most recent list price in July, up from 91.1% a year ago. Year to date, the figure improved from 92.6% to 93.3%.

Taken together, the numbers suggest that buyers have returned in meaningful numbers, but they continue to expect appropriate pricing. The improvement in sales has been substantial; the improvement in pricing has not.

The Dunes Perspective

The Dunes continues to show the same basic characteristics we are seeing in the broader condominium market: relatively limited inventory, ongoing sales activity and meaningful differences in how individual residences are performing.

As of August 28th, there are 15 active listings in The Dunes: three in Island Cove (Buildings 1-3) and 12 in the Grande Preserve. Current asking prices range from $995,000 to $1,595,000 in Island Cove and from $1,449,000 to $2,695,000 in the Grande Preserve.

During the 90-day period covered by our August 28th CMA, there were five sales — two in Cayman, at $948,860 and $1,200,000, and three in the Grande Preserve, ranging from $2.175 million to $2.26 million. Grande Phoenician 1603, which sold for $2.26 million on August 27th, included a cabana, putting the effective residence price closer to $2.11 million. Two additional Grande Preserve residences are under contract with list prices of $1,745,000 and $1,998,750.

We have experienced reduced showing activity on our listings over the past several weeks, which is typical for the off-season. That said, the buyers who are looking now tend to be more serious about finding the right property for the coming season. They are comparing alternatives carefully, which is why pricing and positioning remain critical.

What This Means for Sellers

For sellers, limited inventory is helpful, but it is only part of the equation. Buyers have fewer Dunes residences to choose from than they did during periods of heavier inventory, yet many are taking their time and weighing condition, renovation quality, floor height, view, floor plan and asking price before acting.

A well-positioned residence can stand out in the current market. An overly ambitious price can also result in extended market time, even when the number of competing listings is relatively small. The goal is not simply to be one of the few properties available; it is to be one of the properties that makes sense to the buyers who are actively looking.

An Opportunity for Buyers, Too

For buyers, the current market presents a different kind of opportunity. Inventory is not abundant, but some properties have accumulated meaningful market time, and sellers who remain listed through the quieter summer period may be more open to a serious conversation.

The two pending contracts as of August 28th are also a reminder that activity has not stopped. When the right residence is priced appropriately, buyers are still making decisions.

Looking Ahead

We continue to expect September to remain relatively quiet, with activity beginning to rebuild as seasonal residents return and additional properties come to market. The question will be whether buyer activity increases at the same pace as inventory.

For sellers, pricing and presentation will remain central. For buyers, the quieter market can provide room to compare carefully and negotiate when the right opportunity appears.

And for both, broad market statistics remain only the starting point. Within The Dunes, two residences with similar square footage can perform very differently based on building, floor height, view, layout, renovations, condition and membership considerations.

Our perspective: the market entering the fall of 2026 is more active and better balanced than it was a year ago. Sales are up and inventory is down, but buyers remain deliberate. In The Dunes, that makes accurate property-specific guidance more important than broad market averages.

Jill & Larry

Download the Full July 2026 Market Update

Sources: Naples Area Board of REALTORS® July 2026 Monthly Indicators, current as of August 10, 2026; Your Dunes Team Comparative Market Analysis, August 28, 2026, using a 90-day sales lookback. Market information is believed accurate but is not guaranteed.