Port Royal
Median luxury sale $18,500,000
$3,149 per sq ft · 25 sales
Naples Luxury Homes For Sale & Real Estate
Luxury Homes in Naples, Florida
Naples, Florida sold 687 homes at $2 million and over between 1 January and 9 October 2026, nearly as many as in all of 2025 and 26% more than in the same months a year earlier. The median luxury sale eased to $3,370,000 from $3,497,500, and buyers paid a median 93.5% of the final asking price. The coast sets the top of the market: Port Royal sold at a median of $18,500,000 and Aqualane Shores at $10,400,000, both between the Gulf and Naples Bay. Gated communities, led by Quail West and Grey Oaks, made up half of luxury sales at a lower price per square foot, and 18 homes sold for $20 million or more.
Quick Facts
- 687Luxury home sales, 2026 YTD
- $3,370,000Median price, 2026 YTD
- $947Median price per sq ft
- 93.5%Sold to final asking price
- 77 daysMedian days on market
- 69Sales of $10 million and over
- $3.64 billionSales volume, 2026 YTD
- 522Luxury homes for sale now
Naples MLS, single-family homes sold at $2 million and over, 1 January to 9 October 2026, and listed at $2 million and over in early October.
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Naples Luxury Homes
What Naples Luxury Homes Cost
Naples homes at $2 million and over sold at a median of $3,370,000 between 1 January and 9 October 2026, against $3,497,500 in the same months of 2025, while sales rose to 687 from 544. The middle half sold between $2,500,000 and $5,970,000, and 600 of the 653 marketed sales closed below the final asking price, at a median of 93.5%.
The busiest band was $2 million to $3 million, with 278 sales, up from 203. Sales of $10 million and over rose to 69 from 64, and 18 homes sold for $20 million or more, against 11 a year earlier. Homes took a median of 77 days to sell in both years.
| Price band | Sales, 2026 YTD | Median sold | Median $/sq ft | Sold to list | Days on market | Sales, same months 2025 |
|---|---|---|---|---|---|---|
| $2 million to $2,999,999 | 278 | $2,375,000 | $737 | 93.9% | 65 | 203 |
| $3 million to $4,999,999 | 195 | $3,608,745 | $962 | 93.8% | 62 | 170 |
| $5 million to $9,999,999 | 145 | $6,500,000 | $1,410 | 93.8% | 104 | 107 |
| $10 million and over | 69 | $15,500,000 | $2,329 | 92.1% | 116 | 64 |
Luxury Homes Inside and Outside the Gates
Naples luxury sales split almost evenly between gated communities and the rest of the market. The 351 gated sales, mostly in golf clubs such as Quail West, Grey Oaks and Mediterra, closed at a median of $2,850,000 and $807 per square foot.
The other 336, led by The Moorings, Old Naples and Park Shore, sold at a median of $4,890,000 and $1,221 per square foot, and took longer to sell, at a median of 100 days against 63. Compare the clubs in Naples gated community homes and Naples golf course homes, or homes on the water in Naples waterfront homes.
Gated Communities
- Median price
- $2,850,000
- Median size
- 3,699 sq ft
- Price per sq ft
- $807
- Days on market
- 63
- Sales, 2026 YTD
- 351
Outside the Gates
- Median price
- $4,890,000
- Median size
- 4,040 sq ft
- Price per sq ft
- $1,221
- Days on market
- 100
- Sales, 2026 YTD
- 336
Naples MLS, single-family sales of $2 million and over, 1 January to 9 October 2026. Gated: sales also in the Naples gated communities export. Days on market exclude sales recorded after closing.
Naples Luxury Homes: Buyer’s or Seller’s Market?
There were 522 Naples homes listed at $2 million and over in early October, at a median asking price of $4,455,000: about 7.0 months of supply at this year’s sales pace. Supply loosens as price rises, from 4.6 months between $2 million and $3 million to 11.6 months at $10 million and over, where 87 listings compare with fewer than eight sales a month. Gated communities were tighter, at 4.4 months, against 9.7 outside the gates.
Homes listed at $2 million and over in early October 2026 divided by average monthly sales, 1 January to 9 October 2026. Naples MLS.
Naples Luxury Neighborhoods
Port Royal has the highest median of any Naples community with seven or more luxury sales in 2026, at $18,500,000, and $3,149 per square foot. Aqualane Shores and Old Naples follow, and the year’s top sale, $62,500,000, was on 14th Avenue South in Old Naples.
The Moorings and Park Shore were among the busiest coastal neighborhoods, while Grey Oaks, Talis Park and Quail West led the gated golf clubs on price, with Pine Ridge Estates, an inland acreage neighborhood, between them. Every community is profiled in our Naples neighborhood guides.
Aqualane Shores
Median luxury sale $10,400,000
$1,811 per sq ft · 22 sales
Old Naples
Median luxury sale $6,696,250
$1,645 per sq ft · 46 sales
Park Shore
Median luxury sale $5,500,000
$1,286 per sq ft · 43 sales
The Moorings
Median luxury sale $5,150,000
$1,278 per sq ft · 50 sales
Grey Oaks
Median luxury sale $4,750,000
$1,105 per sq ft · 29 sales
Talis Park
Median luxury sale $4,625,000
$1,106 per sq ft · 13 sales
Pine Ridge Estates
Median luxury sale $4,425,000
$1,032 per sq ft · 18 sales
Quail West
Median luxury sale $3,922,500
$977 per sq ft · 36 sales
Naples MLS, single-family sales of $2 million and over in communities with seven or more such sales, 1 January to 9 October 2026.
Naples Communities With the Most Luxury Sales
The Moorings led Naples luxury sales in 2026, with 50 homes sold at $2 million and over, followed by Old Naples, Park Shore and Quail West. Of the 29 communities with seven or more luxury sales, 17 are gated.
| Community | Sales, 2026 YTD | Median sold | Median $/sq ft | Top sale | Gated |
|---|---|---|---|---|---|
| The Moorings | 50 | $5,150,000 | $1,278 | $18,300,000 | — |
| Old Naples | 46 | $6,696,250 | $1,645 | $62,500,000 | — |
| Park Shore | 43 | $5,500,000 | $1,286 | $14,500,000 | — |
| Quail West | 36 | $3,922,500 | $977 | $11,300,000 | Yes |
| Grey Oaks | 29 | $4,750,000 | $1,105 | $13,000,000 | Yes |
| Pelican Bay | 28 | $3,700,000 | $994 | $21,000,000 | — |
| Isles of Collier Preserve | 27 | $2,725,000 | $911 | $4,250,000 | Yes |
| Fiddler’s Creek | 26 | $2,472,500 | $739 | $3,900,000 | Yes |
| Port Royal | 25 | $18,500,000 | $3,149 | $55,000,000 | — |
| Mediterra | 24 | $3,600,000 | $884 | $10,950,000 | Yes |
| Aqualane Shores | 22 | $10,400,000 | $1,811 | $20,925,000 | — |
| Pelican Marsh | 21 | $2,750,000 | $731 | $10,000,000 | Yes |
| Pine Ridge Estates | 18 | $4,425,000 | $1,032 | $10,000,000 | — |
| Royal Harbor | 17 | $3,700,000 | $1,158 | $15,150,000 | — |
| Vanderbilt Beach | 17 | $3,250,000 | $1,026 | $22,050,000 | — |
| Esplanade | 16 | $2,302,500 | $759 | $3,700,000 | Yes |
| Talis Park | 13 | $4,625,000 | $1,106 | $10,000,000 | Yes |
| Quail Creek | 12 | $2,812,500 | $612 | $4,200,000 | Yes |
| Golden Gate Estates | 12 | $2,225,000 | $589 | $2,950,000 | — |
| Collier’s Reserve | 11 | $2,900,000 | $606 | $3,700,000 | Yes |
| Lely Resort | 11 | $2,357,000 | $625 | $3,500,000 | Yes |
| Twin Eagles | 10 | $2,612,500 | $649 | $3,300,000 | Yes |
| Treviso Bay | 10 | $2,570,000 | $869 | $3,100,000 | Yes |
| Naples Park | 10 | $2,462,500 | $896 | $3,437,500 | — |
| Caymas | 9 | $2,600,000 | $801 | $3,608,745 | Yes |
| Vineyards | 9 | $2,300,000 | $666 | $2,800,000 | Yes |
| Lake Park | 7 | $3,550,000 | $956 | $4,775,000 | — |
| Tiburón | 7 | $2,825,000 | $828 | $4,000,000 | Yes |
| Naples Reserve | 7 | $2,150,000 | $681 | $2,400,000 | Yes |
Show all 29 communitiesShow fewer communities
What Sets a Luxury Price in Naples
At this level the location and the lot carry as much of the price as the house. Weigh them before you compare two listings.
- Water
- Gulf frontage, bay views and direct boating access each carry a premium. For boating homes, ask about bridge clearances and the run to open water, and see Naples Gulf access homes.
- The beach
- In the coastal neighborhoods, the walk to the beach shapes value block by block. Two similar homes a few streets apart can differ widely in price.
- The lot
- Many coastal homes are bought for the land and rebuilt. Lot size, width and the setbacks that apply decide what can be built.
- Elevation
- Newer homes are often built higher to meet current flood rules. The flood zone and elevation certificate affect insurance and any future rebuild.
- New or resale
- 102 of this year’s luxury sales were new construction. Compare builders and communities in Naples new construction homes.
Buying a Luxury Home in Naples
A luxury purchase moves on different terms from the rest of the market. Plan for these from the start.
- Private sales
- Some luxury homes change hands without public marketing. 34 of this year’s luxury sales were recorded in the MLS only after closing.
- Insurance
- Get windstorm and flood quotes before you make an offer. Premiums vary widely with elevation, construction and the age of the roof.
- Inspections
- Add seawall, dock, roof and pool inspections to the standard inspection, and review permits on older or renovated homes.
- Financing
- Loans at this price are jumbo loans, with their own down payment, reserve and appraisal requirements. Talk to your lender early.
- Representation
- The listing agent works for the seller. See how we represent buyers.
Naples Luxury Homes, Compared
We can compare neighborhoods, lots and recent sales side by side before you make an offer.
Arrange a ConsultationInsider Information
- Before you make an offer, read the rental and pet rules, and ask whether club membership is mandatory and what its non-refundable initiation fee is.
- Check the current FEMA flood map and get insurance quotes early. Premiums can rise sharply with the flood zone and the home’s elevation.
- On older coastal homes, renovations worth more than half the structure’s value trigger FEMA’s 50% rule, which brings the whole house up to current flood code.
- A north-facing backyard can leave the pool in shade, and cold, through the winter.
- Before buying for a larger boat, check the canal depth at low tide and every bridge clearance on the way out.
From Dan Boyle, October 2026
Naples Luxury Home FAQs
What is considered a luxury home in Naples?
Naples has no official luxury threshold; this page counts single-family homes at $2 million and over. 687 sold at that level between 1 January and 9 October 2026, at a median of $3,370,000 and $947 per square foot. At the top, 69 sold for $10 million or more, most in Port Royal, Aqualane Shores and Old Naples.
What is the most expensive neighborhood in Naples?
Port Royal. Among Naples communities with seven or more home sales at $2 million and over in 2026, it had the highest median, at $18,500,000, and $3,149 per square foot. Aqualane Shores followed at $10,400,000 and Old Naples at $6,696,250. The full comparison is in the luxury neighborhoods section above.
Is the Naples luxury market slowing down?
Sales are not. Homes at $2 million and over sold 687 times between 1 January and 9 October 2026, up 26% on the same months of 2025, though the median eased to $3,370,000 from $3,497,500. Supply is looser at the top, at 11.6 months above $10 million, against 4.6 months between $2 million and $3 million.
What was the most expensive home sold in Naples in 2026?
The top sale between 1 January and 9 October 2026 was $62,500,000, on 14th Avenue South in Old Naples, in September. Port Royal followed, with $55,000,000 on Cutlass Lane in January. In all, 18 homes sold for $20 million or more, against 11 in the same months of 2025.
Are Naples luxury homes in gated communities?
About half are. Of the 687 homes sold at $2 million and over in 2026, 351 were in gated communities, at a median of $2,850,000, mostly golf clubs such as Quail West and Grey Oaks. The other 336, led by The Moorings, Old Naples and Park Shore, sold at a median of $4,890,000.
How long do luxury homes take to sell in Naples?
Homes at $2 million and over took a median of 77 days to sell in 2026, the same as a year earlier, and closed at a median 93.5% of the final asking price. Time rises with price, from 65 days between $2 million and $3 million to 116 days at $10 million and over.
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Considering a Luxury Home in Naples?
Neighborhood, lot and water access shape value at this level. We can set the options side by side before you choose.
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