If you’ve been watching the Naples real estate market — or waiting on the sidelines for the “right moment” — February 2026 just sent a clear signal: the market is moving, and inventory is shrinking fast.
The latest February 2026 Market Report from the **Naples Area Board of REALTORS® (NABOR®)**, paints a picture of a market that is accelerating on nearly every front.
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## Pending Sales Explode: 55.9% Year-Over-Year Jump
The headline number is hard to ignore. Pending sales — homes currently under contract — surged **55.9% compared to February 2025**, and rose **23.4% compared to January 2026**. Buyers from the north arrived in Naples in force last month, and agents reported being busy across both the resale and new construction markets.
This level of contract activity is a leading indicator of where closed sales are heading in the months ahead, and the trajectory is sharply upward.
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## The Condo Market Is Leading the Charge
The biggest story within the February numbers is the condominium market. Pending condo sales rocketed **82% year-over-year**, rising from 392 to 714 pending sales. Closed condo sales followed suit, up **39.3%** to 390 transactions.
A key driver: the December 31, 2025 deadline for structural integrity reserve studies and milestone inspections on condominiums three stories or higher, over 25 years old, and within three miles of the coast has now passed. The uncertainty that had held some buyers back is gone — and Naples came through the inspection process in better shape than much of Florida.
Unlike many areas on Florida’s east coast, Naples-area condominiums were largely found to have fewer structural issues, owing to higher original construction standards and well-maintained buildings. That clean bill of health has given buyers the confidence to move, particularly in the sought-after Naples beach zip codes (34102, 34103, 34108), where February closed sales increased an extraordinary **63%**. Obviously, the opposite is true for those few condominium buildings, which failed their Phase I Milestone Inspection, and are still working on completing required repairs and the Phase II Inspection process.
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## Single-Family Homes Are Gaining Momentum Too
While condos grabbed the spotlight, single-family homes are building their own head of steam. Closed sales in the single-family market rose 5.1% in February to 328 transactions — but the more telling figure is pending sales, which jumped **33% year-over-year** to 600. That pipeline points to strong closed sale numbers in March and April.
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## Inventory Is Shrinking — Faster Than New Listings Can Replenish It
Here’s the number every buyer and seller needs to understand: overall inventory dropped **15.1%** in February to 6,447 properties, down from 7,594 in February 2025. Even a historically steady stream of new listings isn’t keeping pace — new listings fell **13.5%** to 1,527, compared to 1,765 the prior year.
The math is simple: more buyers, fewer homes, less time to decide.
Of the 6,447 properties currently in inventory, 2,104 recorded price reductions in February — a sign that sellers who followed their REALTOR®’s advice to price competitively are getting results. The overall median closed price held relatively steady, dipping just **0.4%** from a year ago.
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## New Construction Is Filling the Gap — With Incentives Still on the Table
The strong resale market has re-energized home builders across Southwest Florida. Some builders sold more homes in January 2026 than in the previous 15 months combined. Builders are still offering meaningful incentives — including interest rates running one to one and a half points below prevailing market rates — making new construction an attractive option for buyers who want modern product with favorable financing.
Appraisers note that today’s new construction activity is setting the foundation for a stronger resale market as well: “We are four years out of the top of the market and maintaining stability. Everything we are seeing today in the new construction market will only improve the resale market.”
One important caveat: certain high-end communities — including Aqualane Shores, Royal Harbor, Vanderbilt, and Pine Ridge — are seeing oversupply in the speculative new construction segment, with Aqualane Shores carrying roughly **18 months of inventory** and few homes priced under $10 million. Buyers and investors should be selective.
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## The Risk of Waiting: A Word for Fence-Sitters
If you’re still waiting to buy, the February data should give you pause. With inventory declining at the current rate and buyer activity accelerating, the negotiating leverage available today may not exist in three or six months — and rising demand could push prices back up. The window of relative balance in the Naples market may be narrower than it appears.
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## What This Means for Buyers and Sellers
**If you’re a buyer:** February’s data confirms that the time to act is now. Inventory is compressing, competition is growing, and the condo market in particular is moving swiftly post Milestone inspection deadline. New construction incentives add another compelling option if resale inventory in your target neighborhood is thin.
**If you’re a seller:** Buyers are active and motivated. Price your home competitively — the 2,104 price reductions recorded in February show that overpriced listings sit while accurately priced homes move. Work with your REALTOR® to position your property at the front of buyer consideration.
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## Ready to Navigate the Naples Market?
Whether you’re buying or selling in Naples, Collier County, or the surrounding communities, our team is here to help you move with confidence in a fast-changing market.
**📞 Contact us today for a free consultation and personalized market analysis @ 239-273-0666.**
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*Data sourced from the Naples Area Board of REALTORS® (NABOR®) February 2026 Market Report, which tracks residential listings and sales within Collier County, excluding Marco Island. This post is for informational purposes only and does not constitute financial or investment advice.*