Sign up to stay up to date on the Olde Naples Real Estate Market!

or Create your own market report

"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
167 4th ST N 3 3.5 3,635 $7,995,000 $2,199 2 days
530 1st Ave N 3 4.5 3,408 $6,795,000 $1,993 3 days
365 5th AVE S Unit 305 2 2 1,225 $2,100,000 $1,714 3 days
360 7th AVE S Unit 4 3 2 1,664 $2,300,000 $1,382 3 days
975 9th AVE S Unit 11 2 1 715 $324,900 $454 4 days
995 9th AVE S Unit 4 2 2.5 1,861 $1,274,900 $685 4 days
666 3rd ST S Unit 101 2 2 1,285 $950,000 $739 6 days
1021 3rd ST S Unit 110 2 2 1,012 $399,000 $394 10 days
636 13th AVE S 4 5.5 4,819 $9,900,000 $2,054 12 days
995 9th AVE S Unit 5 3 2.5 2,024 $1,350,000 $666 11 days
655 8th AVE S Unit 3 1 1 526 $425,000 $807 12 days
900 8th AVE S Unit 102 2 2 1,092 $475,000 $434 13 days
405 7TH AVE N 4 4.5 4,092 $6,750,000 $1,649 13 days
666 3rd ST S Unit 202 2 2 1,384 $1,150,000 $830 19 days
757 Broad CT S 4 3 3,000 $5,757,000 $1,919 18 days
536 2nd ST S Unit 536 2 2 1,000 $815,000 $815 19 days
900 Broad AVE S Unit 133/134 2 2 800 $775,000 $968 19 days
473 1st AVE S 5 5.5 3,240 $6,995,000 $2,158 343 days
501 2nd AVE N 4 5 5,088 $8,995,000 $1,767 34 days
442 Central AVE 2 2 1,000 $3,250,000 $3,250 20 days
275 Gulf Shore BLVD N N/A N/A N/A $39,000,000 Unknown 21 days
611 10th AVE S Unit B2 3 2 1,857 $1,900,000 $1,023 23 days
680 8th AVE S 3 3 3,050 $4,995,000 $1,637 25 days
1963 Gulf Shore BLVD S 6 7.5 9,047 $16,990,000 $1,877 25 days
241 7TH AVE N 5 6.5 5,069 $10,395,000 $2,050 25 days
990 8TH ST S Unit 1C 2 2 1,492 $1,225,000 $821 25 days
250 S Golf DR 3 4 3,016 $5,300,000 $1,757 25 days
501 7TH AVE N 5 5.5 5,449 $12,900,000 $2,367 25 days
616 BOUGAINVILLEA RD 6 11.5 9,447 $25,900,000 $2,741 25 days
165 5TH ST S Unit 3 3 3 1,951 $2,700,000 $1,383 25 days
72 7th ST S Unit 106 1 1 712 $275,000 $386 28 days
82 9th ST S Unit 205 2 2 2,131 $2,595,000 $1,217 31 days
444 3rd ST N 3 3 1,860 $5,950,000 $3,198 31 days
244 11th AVE S 3 2 1,699 $5,299,000 $3,118 32 days
185 North Lake DR 4 5.5 4,082 $7,499,000 $1,837 38 days
135 7th ST N 4 5 4,730 $6,495,000 $1,373 38 days
376 1ST AVE N 4 4.5 3,768 $8,250,000 $2,189 38 days
1100 8th AVE S Unit 204A 2 2 924 $420,000 $454 38 days
280 2nd AVE S Unit 303 2 2 1,162 $1,245,000 $1,071 39 days
788 7TH AVE N 4 5.5 3,939 $6,450,000 $1,637 40 days
1100 8th AVE S Unit 210B 2 2 1,080 $620,000 $574 41 days
1100 8th AVE S Unit 205A 2 2 1,080 $559,000 $517 44 days
201 8th St S #309 2 2.5 1,559 $1,999,000 $1,282 47 days
844 8th ST S 4 4.5 3,495 $6,290,000 $1,799 45 days
850 Central AVE Unit 207 3 3 1,638 $1,995,000 $1,217 47 days
560 9th AVE S 4 4 2,182 $6,250,000 $2,864 54 days
900 8th AVE S Unit 103 2 2 1,092 $655,000 $599 53 days
180 7th AVE S 3 4.5 4,670 $6,995,000 $1,497 54 days
835 11TH AVE S 4 5.5 4,709 $8,995,000 $1,910 55 days
774 S GOLF DR 5 6.5 6,882 $14,500,000 $2,106 55 days
Average: 3.1 3.4 2,733 $5,321,227 $1,479 168 days
Viewing 1 - 50 of 136
Viewing 1 - 50 of 136
Address Beds Baths Living ft2 List Price Cost per ft2 DOM
744 Broad AVE S Unit 744 2 2 1,300 $770,000 $592 7 days
640 2nd ST S Unit 2 3 3 2,218 $2,100,000 $946 21 days
1011 6th ST S 4 5.5 3,291 $5,950,000 $1,807 75 days
203 8th AVE S Unit 203A 1 1 564 $485,000 $859 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 $1,540 143 days
660 8th AVE S 5 4 2,320 $2,995,000 $1,290 185 days
1222 Gordon DR Unit 4 2 2 1,125 $966,000 $858 203 days
No address 2 2 1,012 $350,000 $345 227 days
780 10th Avenue S Unit 4 1 1 566 $220,000 $388 276 days
605 8th AVE S Unit 605 2 2.5 1,704 $1,495,000 $877 335 days
766 Central AVE Unit 313 2 2 850 $425,000 $500 482 days
Average: 2.4 2.5 1,623 $1,804,166 $892 132 days
Viewing 1 - 12 of 12
Viewing 1 - 12 of 12
Address Beds Baths Living ft2 List Price Sold Price Cost per ft2 DOM Sold Date
131 3rd ST N 5 4 3,923 $6,500,000 $6,500,000 $1,656 13 days 10/26/26
625 6th AVE S Unit B301 2 2 1,788 $1,559,000 $1,500,000 $838 73 days 10/19/26
155 20th AVE S 5 5 5,083 $6,490,000 $6,150,000 $1,209 14 days 10/16/26
128 1ST AVE S 5 6.5 5,174 $12,900,000 $12,300,000 $2,377 983 days 10/16/26
231 3rd AVE S Unit 231 2 2 1,275 $1,295,000 $1,227,500 $962 162 days 10/9/26
544 13th AVE S 5 6.5 5,436 $11,495,000 $10,750,000 $1,977 272 days 10/7/26
780 10th AVE Unit 5 1 1 566 $239,000 $225,000 $397 19 days 10/2/26
625 5TH AVE S Unit 302 3 2.5 2,495 $2,295,000 $2,075,000 $831 70 days 10/1/26
1021 3rd ST S Unit 112 2 2 1,012 $479,000 $455,000 $449 181 days 9/30/26
201 8th ST S Unit #104 3 3.5 2,064 $2,399,500 $2,245,000 $1,087 179 days 9/29/26
223 8th AVE S Unit 223B 1 1 564 $269,900 $269,900 $478 5 days 9/24/26
1135 7th ST S 3 3 1,640 $2,700,000 $2,700,000 $1,646 2 days 9/18/26
20 14th AVE S N/A N/A 4,822 $89,000,000 $62,500,000 $12,961 686 days 9/15/26
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
Average: 3.1 3.4 2,852 $6,387,172 $5,597,109 $1,391 166 days
Viewing 1 - 50 of 77
Viewing 1 - 50 of 77

How much is your home worth?

...get instant property value now!

Advanced Search