NABOR Market Report | February 2026

NABOR Market Report | February 2026

Naples Area Board of REALTORS®

February Buyers Absorbing Inventory Rapidly

Naples, Fla. (March 20, 2026) – Buyers from the north and east descended on Naples in February resulting in a 55.9 percent increase in pending sales (homes under contract) compared to February 2025; and a 23.4 percent increase in pending sales compared to January 2026. Broker analysts reviewing the February 2026 Market Report by the Naples Area Board of REALTORS® (NABOR®), which tracks home listings and sales within Collier County (excluding Marco Island), remarked that agents were busy in February in both the resale and new construction home markets.

With the deadline for structural integrity reserve studies and milestone inspections on condominiums three stories or higher and over 25 years old if within three miles of the beach now in the rearview mirror (December 31, 2025), pending sales of condominiums in Naples during February rocketed up 82 percent to 714 pending sales from 392 pending sales in February 2025.

“Unlike many areas on the east coast of Florida, milestone inspections of condominiums that fell under the new state requirements in the Naples area revealed fewer issues because they were built well originally and have been maintained to a higher standard,” said a Broker.

Eyes on the Horizon

Overall closed sales in February increased 21.3 percent to 718 closed sales from 592 closed sales in February 2025. Not surprisingly, closed sales in the condominium market increased a remarkable 39.3 percent to 390 closed sales from 280 closed sales in February 2025. In comparison, the single family homes market had a 5.1 percent increase in closed sales during February to 328 closed sales from 312 closed sales in February 2025. The momentum for closed sales in the single family home market is expected to continue as pending sales in the single-family home market increased 33 percent in February to 600 pending sales from 451 pending sales in February 2025.

The overall median closed price in February decreased .4 percent to $647,500 from $650,000 in February 2025. Of the 6,447 properties in inventory during February, there were 2,104 price decreases recorded in the month. Increased pending sales activity in both January and February indicate sellers are following REALTOR® advice to price homes competitively for a faster sale.

The rush of sales is reducing overall inventory, which decreased 15.1 percent in February to 6,447 properties from 7,594 properties in February 2025. Not even a historically consistent level of new listings is helping to replenish what’s being sold. New listings decreased 13.5 percent to 1,527 new listings from 1,765 new listings.

New Builds Fill the Gap

“We are four years out of the top of the market and maintaining stability,” said Cindy Carroll of Carroll & Carroll Appraisers & Consultants, LLC. “Everything we are seeing today in the new construction market will only improve the resale market.”

However, according to Carroll, new construction of speculative homes in several desirable communities like Aqualane Shores, Royal Harbor, Vanderbilt, and Pine Ridge are oversupplied. “There are few homes under $10 million in Aqualane Shores. In fact, there is one and a half years of inventory in this community. And we’re seeing similar oversupply issues in pockets around Old Naples too.”

This isn’t stopping new home development in Naples though. Bone added that “construction by several developers on 14,000 new homes is slated to start in eastern Collier County in the next nine to 12 months. Being near the beach isn’t a driving factor in home sales for Naples anymore. Most of these new communities will be 30 miles from I-75.”

Closed sales of single family homes in eastern Collier County (34114, 34117, 34120, 34137) increased 19.1 percent in February.

The NABOR® February 2025 Market Report provides comparisons of single-family home and condominium sales (via the Southwest Florida MLS), price ranges, and geographic segmentation and includes an overall market summary. NABOR® sales statistics are presented in chart format, including these overall (single-family and condominium) findings for 2025:

NABOR Report February 2026 report chart

Perception vs. Reality

According to Mike Hughes, Vice President and General Manager for Downing-Frye Realty, Inc., “Some buyers are still sitting on the fence because they believe interest rates will go back down soon. But the reality is, if sales activity continues to reduce inventory at the rate we saw in January and February, then it’s likely these buyers will have less room to negotiate price when they do finally reenter the market. Plus, prices could also rise again because of the laws of supply and demand, so waiting and hoping for an incremental rate drop may not improve home affordability.”

Are you seeking a home in the Bonita Springs – Naples, Florida area? Contact David at David@DavidFlorida.com or 239-285-1086.

Collier chugs forward with rail-to-trail plan. Who is paying for it?

Collier chugs forward with rail-to-trail plan. Who is paying for it?

Laura Layden | Fort Myers News-Press & Naples Daily News

Plans for a major walking and bicycling trail in Southwest Florida are one step closer to reality.

On March 10, Collier commissioners voted 4-1 in favor of finalizing the county’s purchase of about 24 acres — or about 1.5 miles of the Seminole Gulf Railway — to be included in the first phase of a new recreational trail.

Extending into Lee County, the trail, known as BERT (Bonita-Estero Rail Trail), has been years in the making.

After debate, Collier commissioners agreed to fund virtually all of the county’s land purchase with money from Conservation Collier, a voter-approved, taxpayer-funded program established in 2003 to acquire and preserve environmentally sensitive lands.

Read more about BERT on naplesnews.com.

Consumer Guide to Written Buyer Agreements

Consumer Guide to Written Buyer Agreements

If you’re a homebuyer working with an agent who is a REALTOR®, it means you are working with a professional ethically obligated to work in your best interest. As of August 17, 2024, you will be asked to sign a written buyer agreement after you’ve chosen the professional you want to work with. Here’s what you should know about these agreements: Read the full article here.

Healthcare building boom in SW FL: What’s coming that you may need?

Healthcare building boom in SW FL: What’s coming that you may need?

Liz Freeman | Fort Myers News-Press & Naples Daily News

You don’t think about needing medical care until you do. But health care industry leaders in Southwest Florida know all about the high demand for care and how much that demand is going to grow.

That’s why they are in the middle of a billion-dollar building boom and investing in the latest medical advancements.

Construction of hospitals and specialty care centers are a frequent site in Fort Myers and Naples and everywhere in between.

The projects with massive price tags validate the population boom is far from over, where the slower-pace lifestyle that was once the draw is no more.

What’s being built isn’t just for retirees with aging ailments but also for families with kids who have vastly different medical needs.

Read more on naplesnews.com.

International Clients Need International Solutions

International Clients Need International Solutions

Christian Ross | Ross Title – Ross Law

What the End of IRS Paper Refunds Could Mean for International Taxpayers
Effective September 30, 2025, the Internal Revenue Service (IRS) officially started the phasing out of paper refund checks, in accordance with Executive Order 14247. While this transition to digital refunds aims to modernize and streamline refund processing, it presents unique challenges for international taxpayers – especially those without access to U.S. banking infrastructure.

Why This Matters for International Taxpayers

  • The IRS will now issue refunds only via direct deposit to a U.S. bank account or U.S.-affiliated financial institution in the taxpayer’s name. Critically:
  • The IRS does not remit refunds via international wire transfer.
  • Due to U.S. Patriot Act regulations, many non-resident individuals and entities cannot open conventional U.S. bank accounts.

This creates a potential bottleneck for accessing legitimate tax refunds, including those related to real estate transactions, estate distributions, and retirement account withdrawals.

One particularly impacted group: foreign sellers of U.S. real property. Under the Foreign Investment in Real Property Tax Act (FIRPTA), buyers are generally required to withhold 15 per cent of the gross sales price when purchasing U.S. real estate from a foreign person or entity. The seller may later claim a refund of any excess withholding – a process that, until now, involved the IRS mailing paper checks internationally. This method will potentially no longer be viable under the new mandate.

A Practical Solution: U.S.-Based Virtual Bank Accounts

To help address these challenges, some fintech providers – in partnership with traditional U.S. banks – are offering compliant virtual bank accounts tailored to the needs of foreign individuals and entities.

One leading provider is Currencies Direct, a global leader in cross-border payments and foreign exchange (FX) solutions, backed by Blackstone. Through its banking relationships with J.P. Morgan and Cross River Bank, Currencies Direct enables eligible international taxpayers to open U.S.-based accounts without requiring U.S. residency or physical presence.

These accounts are proving to be an invaluable solution for clients facing refund accessibility issues.

Key Benefits:

  • Direct Receipt of IRS Refunds: Accounts are opened in the name of the taxpayer (individual, trust, estate, or entity), allowing for compliant direct deposit of IRS refunds.
  • Check Deposit Support: Existing or legacy USD checks (issued before the mandate comes into effect) can also be deposited into these accounts.
  • Global Transfer & Currency Conversion: Funds can be repatriated to over 120 countries and converted into local currency at market-leading FX rates.
  • Concierge Service: Clients benefit from access to a dedicated Account Manager / FX Specialist to assist with timing strategies, hedging instruments (e.g., forward contracts, limit orders), and transaction planning.
  • Expedited Account Setup: In most cases, personal or entity accounts can be opened in under 48 hours, with only basic KYC documentation (e.g., proof of ID and address).

Who Stands to Benefit

These accounts are particularly relevant for:

  • Foreign sellers of U.S. real estate (FIRPTA-related refunds)
  • Non-resident beneficiaries of U.S. estates or trusts
  • Foreign individuals receiving 401(k) or pension distributions
  • Global investors with recurring U.S. income or tax interactions

For high-net-worth individuals, international estates, and multi-jurisdictional tax structures, these accounts offer a streamlined and fully compliant solution for managing U.S.-sourced proceeds.

Next Steps

With the new changes, international taxpayers should:

1. Consult their tax advisor to assess the impact of this regulatory change on current or pending refund claims.
2. Establish a compliant direct deposit account to ensure IRS refunds can be processed without delay or disruption.