Naples & Marco Island Market Update — November 2026

October kept the season-building momentum going. New listings jumped to 1,380, up from 1,049 in September and the highest monthly total since March, a sign sellers are getting in front of the snowbird wave.

Total homes for sale rose to 4,659 from 4,181, the second straight monthly increase, and Months Supply followed, climbing to 6.2 from 5.5, its highest point since June. Days on Market improved to 61 days from 70, the quickest pace since April. On the demand side, pending sales ticked up to 624 from 586, while closed sales came in at 535 versus 608 in September. (October closing numbers are preliminary and typically get revised upward as late closings are reported.)

Compared with a year ago, the market is still tighter than the monthly build suggests. Homes for sale are down 17.2% from last October, Months Supply is down 26.2%, and homes are selling 27.4% faster. The median closed price is up 4.2% to $599,000, and sellers received 95.5% of list price, up 0.7 points from last year.

Bottom line: buyers have more to choose from than they have had since early summer, but with fewer homes available than a year ago and prices still edging up, waiting for a big price drop is a gamble. For sellers, homes that are priced right are selling faster and for a bit more than they did last year. New listings typically keep building as we head toward the peak of season in January, so now is a smart time to get ahead of the snowbird rush — whether you're buying, or preparing to list.

Close out hurricane season with your paperwork straight. Hurricane season officially ends November 30, which makes November the right time to get your insurance paperwork in order before renewal and before season buyers start asking.

If you own, dig out your most recent wind mitigation inspection report (they're good for up to five years, and the discounts on your premium can be significant if your roof, tie-downs, or shutters qualify), your roof age and permit records, and any contractor warranties.

If you're selling, having that package ready makes your home easier for an out-of-state buyer to underwrite. If you're buying for the season, ask for the wind mitigation report and roof age on day one so your insurance quote doesn't surprise you at the closing table.

South Seas Club is a gated, Gulf-side condominium community on Seaview Court on Marco Island, built in the early 1980s, with a mix of towers and low- and mid-rise buildings. Residents have a private beach, two pools, tennis and pickleball courts, a putting green, bocce and shuffleboard, and kayak storage, plus boat dockage that owners can lease. Several buildings have had lobby and common-area renovations in recent years.

What we like most is how rare the combination is. South Seas gives you direct beach access, dock space for boaters, and flexible rental options, all in one gated community, in a great Marco Island location. In our experience, the dock lease rates are some of the lowest in Collier County.

Rental rules and dues vary by building, so here's the breakdown:

One thing to know up front: South Seas Club is a strict no-pets community, with no pets allowed at all.

Before you hire someone to clean your roof, read this.

After a summer of heavy rain, now is the time to look up. Black streaks, green film, and mildew on roofs, walls, and driveways show up fast in Southwest Florida's humidity, and by fall they're hard to miss. Beyond how it looks, it's the kind of thing that earns a letter from your HOA, and an HOA letter is a headache nobody needs.

Here's the catch: the cheapest pressure washer in town can cost you far more than a clean roof is worth. Blast a tile or shingle roof with high pressure and you can crack tiles, strip the protective surface off shingles, and push water where it was never meant to go. Use the wrong chemicals, or let the runoff flow, and you can burn the landscaping you spent years growing. And a roof is the most expensive piece of your home to repair.

That's why we send people to Jack Smith and his team at Gulf Shore Pressure Cleaning & Services. Jack is a great family friend and a great guy, and his team uses soft washing, a low-pressure method, which is the right approach for a roof. They do a tremendous job, and we know firsthand, because they just did our own roof. The before-and-after is below.

When you're choosing anyone to clean your roof, look for three things: experience (ask how long they've been doing roofs specifically), insurance (ask for the certificate, not just a promise), and references (a solid resume with referrals from neighbors and property managers). Get those right and you'll have a home that looks beautiful, an HOA that stays happy, and far less risk to your most expensive investment.

Ready for a quote before the snowbird rush? Call or text Jack's team at (239) 249-0426, or email gulfshorepressurecleaning@gmail.com. Serving Marco Island and the surrounding area.

When the first cool snap hits, a lot of homeowners (and returning snowbirds) do the same thing: throw open the windows and sliders to enjoy the fresh air, and leave the AC running. It feels harmless, but it's one of the quickest ways to create a moisture problem in a Florida home.

Here's what happens. Humid outside air flows in while the AC is blowing cold air through the vents. That cold surface meets warm, wet air, and water condenses on the vents and registers. Left alone, it can leave water stains on the ceiling or drywall around the vent, and in a closed-up house it can grow mold.

The fix is simple: if you want to enjoy the cooler weather with the windows open, shut the AC off first. When you close up, turn it back on and let it pull the humidity back down. Experts, including the EPA, recommend keeping indoor humidity between about 30 and 60 percent to keep mold from taking hold.

If you're a Father & Sons client, we check vents, registers, and ceilings for moisture during every visit. Not sure what you're seeing at home? Just ask.