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"The Sunday Morning Real Estate Recap"

Olde Naples Market Report by Gary Gardiner

Welcome to your weekly 2026 Olde Naples Market Report.

This report tracks the Olde Naples market against **FEMA Substantial Improvement (50% Rule)** thresholds and current **base flood elevation** requirements. These regulatory factors are the primary drivers of land value and structure viability in 2026.

My Florida Home Hub | Real Estate Times

The Olde Naples Edition

The 2026 Olde Naples market is defined by the age of the structure versus the cost of insurance. While proximity to **5th Avenue South** and the beach is the draw, individual property value is tied to the **Elevation Certificate** and the documented mechanical health of the home.

Because many Olde Naples cottages and estates do not meet modern height requirements, my reports focus on **compliance with the "Big 4" systems** and the 50% Rule for renovations. In today's market, a cosmetic remodel on a home below flood grade can be a financial liability. I treat these transactions as a professional risk assessment and asset management handover.

These reports provide a factual baseline for owners and buyers in the historic district. To see the methodology and licensing behind these audits, view my background and property management details here.

Address Beds Baths Living ft2 List Price Cost per ft2 DOM
1100 8th AVE S Unit 204A 2 2 924 $440,000 $476 0 days
844 8th ST S 4 4.5 3,495 $6,290,000 $1,799 0 days
850 Central AVE Unit 207 3 3 1,638 $1,995,000 $1,217 2 days
1100 8th AVE S Unit 105A 2 2 925 $449,000 $485 2 days
780 10th AVE Unit 5 1 1 566 $239,000 $422 6 days
560 9th AVE S 4 4 2,182 $6,250,000 $2,864 9 days
900 8th AVE S Unit 103 2 2 1,092 $655,000 $599 8 days
180 7th AVE S 3 4.5 4,670 $6,995,000 $1,497 9 days
835 11TH AVE S 4 5.5 4,709 $8,995,000 $1,910 10 days
774 S GOLF DR 5 6.5 6,882 $14,500,000 $2,106 10 days
909 10th AVE S 3 4.5 3,550 $5,195,000 $1,463 10 days
1001 10th AVE S Unit D2 3 3 3,387 $2,050,000 $605 10 days
415 10th AVE S Unit 7 2 2 1,372 $1,075,000 $783 10 days
430 10th AVE S Unit 305 3 3 2,280 $3,190,000 $1,399 10 days
570 2nd AVE N 4 3.5 3,772 $6,100,000 $1,617 10 days
645 Broad AVE S 3 3.5 3,619 $4,599,000 $1,270 11 days
960 7th ST S Unit 103 1 1 534 $399,900 $748 13 days
411 6th ST S Unit 301 3 2 1,734 $2,799,000 $1,614 15 days
1140 8th ST S 5 5.5 4,004 $6,795,000 $1,697 21 days
534 4th AVE S Unit 3 1 1 580 $450,000 $775 21 days
780 5th AVE S Unit 203 3 2.5 1,800 $2,695,000 $1,497 22 days
40 5th AVE S 5 6.5 7,635 $13,500,000 $1,768 55 days
382 12th AVE S Unit 202 3 3.5 2,429 $2,975,000 $1,224 25 days
888 10th AVE S 5 5.5 3,190 $4,750,000 $1,489 30 days
900 Broad AVE S Unit 139 N/A 1 350 $415,000 $1,185 31 days
203 8th AVE S Unit 203A 1 1 564 $485,000 $859 35 days
625 6th AVE S Unit B301 2 2 1,788 $1,599,000 $894 35 days
1165 8TH ST S Unit #201 4 4.5 4,371 $5,995,000 $1,371 38 days
1165 8TH ST S Unit #202 4 4.5 4,378 $6,795,000 $1,552 38 days
1165 8TH ST S Unit #302 4 4.5 4,378 $7,695,000 $1,757 38 days
766 Central AVE Unit 113 2 2 855 $399,900 $467 39 days
742 11th AVE S 4 5.5 3,273 $6,300,000 $1,924 72 days
766 Central AVE Unit 119 2 2 855 $350,000 $409 43 days
900 Broad AVE S Unit 320 N/A 1 350 $429,000 $1,225 46 days
365 5th AVE S Unit 307 2 2 1,150 $1,870,000 $1,626 51 days
960 7th ST S Unit 105 1 1 534 $369,000 $691 55 days
1050 6th ST S Unit 1050 2 2.5 1,580 $1,200,000 $759 55 days
760 1st AVE N N/A N/A N/A $2,500,000 Unknown 59 days
780 10th AVE S Unit 1 1 1 566 $280,000 $494 64 days
980 7th AVE S Unit 204 1 1 540 $499,000 $924 60 days
875 6th AVE S Unit 304 3 3.5 2,365 $2,775,000 $1,173 65 days
55 13th AVE S 6 6.5 6,143 $22,995,000 $3,743 73 days
1100 Gulf Shore BLVD S 6 7.5 6,978 $25,000,000 $3,582 115 days
201 8th ST S Unit 208 2 2.5 1,704 $1,999,999 $1,173 67 days
285 8th AVE S Unit 285 1 1 532 $425,000 $798 71 days
61 4th ST S N/A N/A N/A $2,995,000 Unknown 74 days
995 9th AVE S Unit 4 2 2.5 1,861 $1,299,000 $698 98 days
225 5th AVE S Unit 103 3 3 1,728 $2,250,000 $1,302 99 days
900 Broad AVE S Unit 125 N/A 1 350 $375,000 $1,071 102 days
950 8th ST S 5 4.5 3,741 $6,495,000 $1,736 108 days
Average: 2.9 3.2 2,567 $4,886,089 $1,426 223 days
Viewing 1 - 50 of 118
Viewing 1 - 50 of 118
Address Beds Baths Living ft2 List Price Cost per ft2 DOM
223 8th AVE S Unit 223B 1 1 564 $269,900 $478 5 days
155 20th AVE S 5 5 5,083 $6,490,000 $1,276 14 days
1135 7th ST S 3 3 1,640 $2,700,000 $1,646 2 days
1011 6th ST S 4 5.5 3,291 $5,950,000 $1,807 30 days
625 5TH AVE S Unit 302 3 2.5 2,495 $2,295,000 $919 80 days
722 10th AVE S Unit A201 2 2 1,285 $899,000 $699 60 days
32 6th ST S 3 3.5 3,242 $4,995,000 $1,540 98 days
231 3rd AVE S Unit 231 2 2 1,275 $1,295,000 $1,015 134 days
201 8th ST S Unit #104 3 3.5 2,064 $2,399,500 $1,162 161 days
1021 3rd ST S Unit 112 2 2 1,012 $479,000 $473 162 days
1295 Gulf Shore Boulevard S Unit 134 2 2 662 $775,000 $1,170 200 days
544 13th AVE S 5 6.5 5,436 $11,495,000 $2,114 272 days
20 14th AVE S N/A N/A 4,822 $89,000,000 $18,457 686 days
128 1ST AVE S 5 6.5 5,174 $12,900,000 $2,493 948 days
Average: 3.1 3.5 2,717 $10,138,742 $2,518 173 days
Viewing 1 - 14 of 14
Viewing 1 - 14 of 14
Address Beds Baths Living ft2 List Price Sold Price Cost per ft2 DOM Sold Date
493 8th AVE S 4 5.5 4,789 $8,995,000 $8,500,000 $1,774 126 days 9/10/26
82 9th ST S Unit 303 3 3.5 2,875 $3,950,000 $3,450,000 $1,200 529 days 9/9/26
61 12th AVE S 4 4.5 3,132 $6,450,000 $5,750,000 $1,835 96 days 8/31/26
850 6th AVE N Unit 204 3 2 1,846 $1,100,000 $1,020,000 $552 141 days 8/27/26
185 4th ST S 2 2.5 1,302 $1,050,000 $1,025,000 $787 271 days 8/14/26
600 5th AVE S Unit A-211 2 2 2,820 $1,995,000 $1,875,000 $664 62 days 8/12/26
375 5th AVE S Unit 302 2 2 1,410 $2,250,000 $2,250,000 $1,595 60 days 8/12/26
1100 9th ST S Unit A201 3 2.5 2,017 $649,000 $649,000 $321 1 day 8/10/26
356 11th AVE S 4 3 2,297 $5,990,000 $5,850,000 $2,546 20 days 8/10/26
541 3rd ST N N/A N/A N/A $5,000,000 $5,000,000 Unknown 0 days 8/4/26
721 9th ST S Unit 4 1 1 570 $449,000 $430,000 $754 374 days 8/4/26
692 10th AVE S 3 3 2,321 $2,295,000 $2,120,000 $913 64 days 8/3/26
1104 6th ST S Unit 1 3 3 2,590 $2,850,000 $2,475,000 $955 152 days 7/29/26
187 10th AVE S 6 7.5 6,655 $17,500,000 $15,100,000 $2,268 552 days 7/29/26
239 1st AVE S 3 3 3,711 $6,295,000 $6,100,000 $1,643 12 days 7/27/26
638 7th AVE S Unit B638 4 4 1,860 $1,295,000 $1,125,000 $604 97 days 7/23/26
725 Central AVE 3 2 1,326 $1,995,000 $1,885,000 $1,421 266 days 7/23/26
1100 8th AVE S Unit 106C 2 2 1,100 $559,000 $510,000 $463 54 days 7/10/26
477 3rd AVE S Unit 2 3 3.5 2,563 $4,200,000 $3,975,000 $1,550 106 days 7/10/26
600 3rd ST S Unit 2 3 2 1,600 $1,550,000 $1,450,000 $906 127 days 7/8/26
416 3rd AVE N 4 3.5 3,971 $3,995,000 $3,600,000 $906 174 days 7/8/26
575 13th AVE S 5 5.5 5,230 $10,500,000 $9,750,000 $1,864 228 days 7/8/26
863 9th AVE S Unit 202 3 3.5 2,670 $2,295,000 $1,800,000 $674 125 days 7/7/26
25 2nd AVE S 3 3.5 3,819 $14,000,000 $13,000,000 $3,404 145 days 7/1/26
604 7th AVE S Unit A-604 3 4 2,274 $1,149,000 $1,050,000 $461 293 days 7/1/26
552 11th AVE S Unit 4 3 3 2,330 $2,725,000 $2,425,000 $1,040 66 days 6/29/26
26 2nd AVE S 4 6.5 8,770 $34,900,000 $27,000,000 $3,078 141 days 6/23/26
277 8th AVE S Unit 277 1 1 532 $499,000 $485,000 $911 86 days 6/19/26
1230 Gulf Shore BLVD S 5 5.5 4,483 $7,495,000 $7,000,000 $1,561 195 days 6/18/26
367 5th AVE N 4 3.5 4,095 $4,950,000 $4,695,000 $1,146 279 days 6/18/26
225 4th AVE N 6 7.5 7,504 $27,995,000 $24,400,000 $3,251 155 days 6/16/26
985 8th AVE S Unit 102 3 3.5 3,128 $3,495,000 $3,200,000 $1,023 28 days 6/15/26
909 10th ST S Unit 201 4 4.5 3,282 $2,950,000 $2,800,000 $853 38 days 6/15/26
750 11th ST S Unit C 3 3.5 2,955 $2,395,000 $2,250,000 $761 223 days 6/15/26
888 10th ST S Unit 101 3 3.5 3,163 $2,350,000 $2,350,000 $742 78 days 6/11/26
756 8th AVE S 4 3 2,825 $3,100,000 $2,750,000 $973 116 days 6/9/26
280 2nd AVE S Unit 103 2 2 1,162 $700,000 $625,000 $537 115 days 6/8/26
66 11th AVE S N/A N/A N/A $6,550,000 $6,051,000 Unknown 24 days 6/8/26
780 5th AVE S Unit 303 2 2.5 1,781 $2,495,000 $2,200,000 $1,235 49 days 6/5/26
190 7TH AVE N 5 6.5 6,409 $18,900,000 $17,300,000 $2,699 949 days 6/5/26
496 13th AVE S N/A N/A N/A $3,425,000 $3,425,000 Unknown 1 day 6/3/26
572 7th AVE N 3 2.5 1,983 $3,350,000 $3,000,000 $1,512 141 days 6/3/26
1021 3rd ST S Unit 108 2 2 1,012 $493,900 $480,000 $474 78 days 6/2/26
1005 4th ST S Unit 203 3 3 2,717 $2,995,000 $2,775,000 $1,021 67 days 6/2/26
777 Broad CT S 5 5.5 5,010 $7,950,000 $7,400,000 $1,477 177 days 5/29/26
644 W Lake DR 4 5.5 4,357 $10,250,000 $9,800,000 $2,249 229 days 5/29/26
1325 7th ST S Unit 7A 2 2 1,536 $1,525,000 $1,450,000 $944 61 days 5/27/26
900 Broad AVE S Unit 110 1 1 450 $428,000 $390,000 $866 134 days 5/27/26
563 3rd ST N 5 3.5 6,124 $7,950,000 $7,725,000 $1,261 494 days 5/26/26
900 8th AVE S Unit 104 2 2 1,142 $479,000 $465,000 $407 221 days 5/20/26
Average: 3.0 3.2 2,586 $4,609,098 $4,213,905 $1,192 147 days
Viewing 1 - 50 of 98
Viewing 1 - 50 of 98
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