June 2026 Southwest Florida Market Update: Naples Sales Accelerate While the Supply Window Keeps Closing
Timothy Steeves August 4, 2026
Timothy Steeves August 4, 2026
Naples · Collier County · Cape Coral · Fort Myers · Data sourced from NABOR® and Florida Realtors®
June's numbers confirm what I've been telling clients on both sides of the table all summer — this is not a market that's cooling off. Closed sales in Naples are up 19% year-over-year, pending sales are up 15%, and inventory has dropped 23%. Homes are taking a bit longer to sell than a year ago, but that's a market finding its footing, not a market losing steam. Remember, real estate data runs about a month behind, so June is the most current full picture we have. Here's what it's telling us — and there's a real deadline coming up fast for condo buyers that every buyer and seller needs to hear.
The headline number is closed sales up 19% year-over-year — 881 homes changed hands in the Naples area in June, backed by pending sales up 15% heading into the back half of summer. That's real, sustained buyer activity, not a one-month blip.
Price growth stayed measured — the median closed price rose 4% to $595,000 — but the more telling number is inventory, which fell 23% year-over-year to 4,741 active listings, while new listings coming to market dropped 13%. Months of supply came in at 6.3, down 7% from a year ago. Supply is contracting even as sales activity climbs — that combination tends to firm up pricing over time, even when it isn't showing up dramatically in this month's median just yet.
Worth watching: Days on market rose 13% to 103 days. That's not a red flag on its own — it simply means buyers are taking a bit more time to commit even as more of them are ultimately closing. Well-priced homes are still moving; overpriced ones are the ones sitting.
This is the most time-sensitive item in this update. On August 3rd, 2026, Fannie Mae retires its Limited Review process for condo loans, and Freddie Mac eliminates its equivalent Streamlined Review, per coordinated FHFA policy updates issued in March 2026.
What changes: After August 3rd, every condo association with more than 10 units will require a Full Review before a loan can be approved — regardless of a buyer's down payment, equity, or credit profile. Some buildings that are easily financeable today may become difficult or impossible to finance once Full Review becomes mandatory, depending on their reserve funding and structural condition.
If you're under contract on a condo, or seriously considering one anywhere in Southwest Florida, this week is the week to have that conversation — not next month.
June confirms the pattern I've been watching build all year: buyers who waited for the market to soften are now competing with each other for a shrinking pool of listings. Sales are up, pending activity is up, and the homes still coming to market are being absorbed faster than new ones are appearing.
For sellers, this is a favorable window — priced-right homes in Naples are still transacting at a strong pace even with days on market ticking up slightly. For buyers, particularly on the condo side, the calendar just became the most important factor in your decision. And for everyone, Naples continues to offer something the broader Florida market can't replicate — lifestyle, culture, and quality of life that keep bringing buyers back regardless of rate cycles.
The Cape Coral – Fort Myers MSA is telling a steadier, more moderate version of the same story. Single-family closed sales rose 3.3% year-over-year to 1,394 homes, with the median sale price up a modest 1.3% to $385,000 — price stability rather than a sharp run-up. Dollar volume climbed a healthier 7.8% to $761 million, and new pending sales jumped 10%, suggesting July's closed-sale numbers should build on June's momentum.
Tim's take on Cape Coral – Fort Myers: Active inventory down 19% year-over-year, alongside rising pending sales, tells me buyers across Cape Coral, Fort Myers, and the surrounding communities are moving with more conviction than the modest 1.3% price growth alone would suggest. This remains one of the more accessible entry points into Southwest Florida living for buyers coming from higher-cost markets.
"He who works his land will have abundant food, but he who chases fantasies lacks judgment." — Proverbs 12:11
Whether you're buying, selling, or racing the August 3rd condo financing deadline — let's talk it through. No pressure, just clarity.
Tim Steeves
Broker Associate · Coldwell Banker Realty
Serving Naples · Estero · Bonita Springs · Fort Myers · Cape Coral · Marco Island
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With eight years of full-time residential real estate experience in the Naples, Bonita Springs, and Estero markets, Tim has developed an intimate understanding of what drives housing decisions in one of America's fastest-growing regions.
