Naples & Marco Island Market Update — October 2026

September brought an early turn in the market. New listings jumped to 1,049, up from 784 in August and the first time above 1,000 since May — a sign sellers are getting a head start on the season.

Total homes for sale edged up to 4,181 from 4,071, the first monthly increase since inventory began falling in June, and Months Supply followed, rising to 5.5 from 5.3. Days on Market lengthened to 70 days from 62. On the demand side, pending sales eased to 586 from 640, while closed sales held nearly steady at 608 versus 618 in August.

Bottom line: buyers are seeing more choice heading into fall, and sellers need to price carefully as inventory builds. New listings typically climb each month as we approach 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.

October is the quiet window before the storm — in a good way. Snowbird season kicks into gear in November, and the buyers who'll be touring homes then are already starting to plan their search now. If you're thinking about selling, this is the month to get photos, staging, and pricing locked in so you're live right as that wave of season buyers starts looking — not scrambling to catch up in December. If you're buying for the season yourself, get your financing and inspection contacts lined up now; closing timelines get tighter once everyone else has the same idea in a few weeks.

Park Shore sits along Naples' Gulf coast between the Moorings and Venetian Village — one of Florida's first planned-unit developments, built around Venetian Bay since the 1960s. Gulf-front high-rises, bay and canal-front single-family homes, the 1.33-mile Beach Walk, Park Shore Marina, and the Village Shops on Venetian Bay all sit within the same few square miles.

We put together a full guide — history, schools, notable buildings, price ranges, and answers to the questions we get asked most.

When your air conditioning goes down in Southwest Florida, you find out fast how much it matters to have someone local you can trust. That's why we're happy to spotlight Stahlman Heating & Cooling / Naples Comfort Systems and Wil Surlin.

Wil is local, professional, dependable, and always willing to help. Whether it's routine service or an AC that's suddenly given out, Wil and his team work hard to get their customers cool and comfortable again as quickly as possible. We've had the chance to work with Wil through both our real estate and Home Watch businesses, and it means a lot to have someone we can call when our clients need help.

Wil's also a fellow Lely High School graduate, right alongside Skip and Michelle. As Naples natives ourselves, we love recognizing other Lely grads and locally owned businesses still serving the community we all grew up in.

If you're looking for a local HVAC professional, Stahlman Heating & Cooling / Naples Comfort Systems is a name worth knowing.

After a home sits vacant for a while, a slight odor from the hot water is fairly common — the water's just been sitting in the tank without use. Run the hot water through a few faucets for a bit, and it usually clears up as fresh water cycles through. If the smell sticks around, the tank's anode rod may need a look.

Many homeowners don't realize a water heater can — and should — be serviced. Routine maintenance on a traditional tank unit generally means draining and flushing to clear sediment, checking the anode rod, inspecting for leaks or corrosion, and testing the heating elements on electric units.

One more reminder for condo owners: many associations have age limits or replacement requirements for water heaters. Father & Sons Home Watch checks and documents water heater age in every unit we watch — if you're a client and aren't sure how old yours is, just ask and we'll check our records or take a look on your next visit.