DOWNING-FRYE: PENDING SALES UP IN MAY

“The Downing-Frye Realty, Inc. pending sales were slightly better in May 2025 compared to a year ago,” said Mike Hughes, V. P. and Gen. Mgr. of Downing-Frye Realty, Inc. “We had 124 pending sales transactions in May 2025 compared to 115 pending sales transactions in May 2024, representing an 8% increase. The pending sales market below $250,000 was up quite a bit. We had 15 contracts in this low-end price range this May compared to 3 pending sales last May, probably due to more inventory in the low-end price range. The market above $1,000,000 was off slightly for Downing-Frye in May 2025 as we had 25 pending sales contracts in this price range, compared to 31 pending sales contracts last May. All in all, Downing-Frye had a May 2025 pending sales volume of $143 million! May is typically a soft month for pending sales as the majority of the winter visitors are gone and the summer visitors have not arrived yet.”

BONITA / ESTERO: APRIL ACTIVITY

The Bonita Springs/Estero Realtors® reported April 2025 figures as compared to April 2024: For single-family homes: new listings were up 4.7% and pending sales were down by 12.9%. The median sales price of $710,000 was down 16.0% and the average sales price of $1,001,959 was down 6.1%. Inventory was up 37.6% to 896 single-family homes for 8.2-months supply. For Condominiums: new listings were up 1.0% and pending sales were up by 18.6%. The median sales price was down 14% to $438,750 and the average sales price was $546,725, down 12.2%. Inventory was up 41.2% to 1,083 condos for 12.2-months supply. On average, sellers received 95% of list price for single-family homes and 95.1% for condominiums.

NAPLES AREA: PRICES DROPPING BUYERS ARE ACTIVE

The Naples Area Board of Realtors® reported these trends in April: Overall, the median closed price of all properties for sale in April decreased 10% to $585,000 from $650,000 in April 2024. The median closed price for single-family homes in April decreased 6.1% to $745,000 from 793,750 in April 2024. The median closed price for condominiums in April decreased 6.7% to $490,000 from $525,000 in April 2024. The average sales price of single-family homes in the Naples Beach Area, where two big transactions occurred, increased 72%. The overall median closed price for all properties in this area increased 35.7%. The overall median closed price of all properties in North Naples decreased 8.3%. The median closed price of all properties in East Naples decreased 13.5%. The total active inventory in April was 7,254 properties, up 33.5% from April 2024. Steady demand as witnessed in pending sales during April (1,004), helped to temper supply, which decreased to 11.2 months of inventory, the lowest in 2025.

MARCO ISLAND AREA: SALES SLIGHTLY DOWN

The Marco Island Area Assoc. of Realtors® reported April 2025 figures as compared to April 2024: Inventory was down 3%; the number of properties sold was down 2%; the average days on market was up 21%; and the dollar volume sold was $140M, down 20% from the year before. In April, the median sales price for homes was $1.6M and for condos was $625K.

FLORIDA: TRENDS IN APRIL

The median sale price for closed single family home sales was down 4.0% in April compared to a year ago, falling to a little under $413,000. The number of single-family homes that were listed for sale in April was a little under 3.0% higher than a year ago. Closed sales of condos and townhouses fell by nearly 16% year over year, and the number of new listings declined year over year by 2.0%, but inventory continues to rise due to slower sales. The statewide median sale price of condos and townhouses fell 6.0% in April compared to a year ago, down to $315,000.

USA: EXISTING HOME SALES RECEDE

Existing-home sales slid 0.5% in April to a seasonally adjusted annual rate of 4.00 million, retreating 2.0% from one year ago. The median existing-home sales price rose 1.8% from April 2024 to $414,000. The inventory of unsold existing homes bounced 9.0% from the previous month to 1.45 million at the end of April, or the equivalent of 4.4 months’ supply at the current monthly sales pace. “Home sales have been at 75% of normal or pre- pandemic activity for the past three years, even with seven million jobs added to the economy,” said NAR Chief Economist Lawrence Yun. “Pent-up housing demand continues to grow, though not realized. Any meaningful decline in mortgage rates will help release this demand.”

Sources: The Bonita Springs-Estero REALTORS®/SWFLMLS, Naples Area Board of REALTORS®, Marco Island Area Assoc. of REALTORS. If your property is currently listed with another broker, this is not a solicitation of that listing. National Assoc. of REALTORS®, Florida REALTORS® ©2009 Design by Downing-Frye-Marketing, powered by Naples Media Group, Inc.

Florida’s Insurance Market Stabilizing

Sellers who list April 13-19 could potentially make $4,800 more, sell their home nine days faster and have 13.2% less competition on average, Realtor.com said.The Insurance Information Institute said legislative reforms have curbed claims-related litigation and slowed premium growth in the past two years.

Florida’s legislative reforms to address legal system abuse and claim fraud are stabilizing the state’s property/casualty insurance market, according to a new Issues Brief published by the Insurance Information Institute (Triple-I), an affiliate of The Institutes.

Claims-related litigation has significantly declined in the Sunshine State over the past two years, and home insurance average premiums are nearly flat, with 40% of home insurers requesting rate decreases from the state’s insurance regulator in 2024. Eleven new property insurers have entered the market and six of the top 10 national insurers writing residential policies in Florida grew their market share in 2024, Triple-I’s Issues Brief noted.

“While it took some time to get through the massive amounts of litigation fueled by billboard attorneys just before reform was passed, citizens of the Sunshine State are now clearly seeing the benefits of a more stable and affordable insurance marketplace,” said Triple-I CEO Sean Kevelighan. “With such visible progress being made it is important that the reforms remain, so Floridians no longer fall victim to the legal system abuse of the past such as assignment of benefits claim fraud schemes.”

Home premium rate growth slowing

The impact of the 2022 and 2023 reforms can be seen in premium rate changes, particularly with respect to property insurance. Homeowners rates in Florida grew at a much slower rate in 2024, even as rate growth continued to accelerate nationally. S&P Global Market Intelligence recently reported that Florida’s average rate filing of 1% in 2024 was the lowest in the U.S., with more than 30 states experiencing double-digit average rate increases last year.

Citizens successfully depopulating

After Citizens Property Insurance Corp., the state-backed insurer of last resort, reached a peak of 1.4 million policies in force (PIF) in September 2023, depopulation has reduced its PIF by nearly 40% to under 850,000 customers as of Feb. 28, 2025. The financial improvement of the private market has enabled Citizens to track toward a much more manageable level of risk, reducing the probability of a “hurricane tax” due to a shortfall to pay storm claims, according to Triple-I.

Improving auto market

Legislative reform is also having a significant impact on the state’s private passenger auto market. Several national auto writers plan to file for Florida rate decreases in 2025 due to a 500% year-over-year decline in auto glass claim lawsuits in 2024 after assignment of benefits for this generator of fraudulent claims was banned.

Staying the course

As the Florida Legislature begins its 2025 session today, there is concern over bills filed in the state’s Senate and House that would allow one-way attorney fees to be awarded for certain types of claim litigation. This would be a reversal of previous reforms that eliminated these fees.

“Despite continuing market and political pressures, Florida policyholders and taxpayers stand to benefit tremendously from the 2022 and 2023 legislation. Given the pain of recent years and the continuing perils in this catastrophe-prone state, it’s important for all stakeholders to support continued reform,” Triple-I’s Issues Brief concluded.

2025 States News Service

April Housing Market Enjoyed a Shower of Buyers

April enjoyed the highest number of overall closed sales compared to data reported for all prior months in 2025. This activity made a nice dent in the overall inventory of homes for sale in the Naples area housing market, which has been on the rise since 2022.

According to the April 2025 Market Report by the Naples Area Board of REALTORS® (NABOR®), which tracks home listings and sales within Collier County (excluding Marco Island), overall closed sales decreased 12.3 percent to 893 closed sales compared to 1,018 closed sales in April 2024, but increased 8.9 percent compared to 820 closed sales in March 2025.

Steady demand as witnessed in pending sales during April (1,004), also helped to temper supply, which decreased to 11.2 months of inventory, the lowest in 2025. New listings in April decreased 3.1 percent to 1,333 new listings from 1,375 new listings in April 2024 and failed to replenish inventory that went pending or closed during the month. With 2,572 price decreases reported during April, this significant shift in the market indicates that sellers are more willing to lower prices to meet buyer demand, a positive trend where both buyers and sellers benefit from mutually agreed-upon prices.

Paradise is Anything but Average

“A significant metric for sellers to note is that the median closed price in Naples decreased 10 percent in April 2025 compared to April 2024, while the average closed price increased 25.8 percent. This contradiction is the result of two record-breaking, multi-million dollar transactions in Port Royal,” said Ryan Bleggi, 2022 NABOR® President and Managing Broker for John R. Wood Properties.

Bleggi was referencing the sale of an $85 million home and a $225 million three-parcel purchase. Because of anomalies like this – which happen often in Naples – NABOR® prefers to analyze changes to the overall median closed price, which is the point where half of the properties sold during the month for more, and half sold for less. As such, the overall median closed price is not as dramatically influenced by anomalies and is therefore a better way to gauge home price movement in our market.

Here is a breakdown of the trends:

Overall: The median closed price of all properties for sale in April decreased 10 percent to $585,000 from $650,000 in April 2024.
Single-family: The median closed price for single-family homes in April decreased 6.1 percent to $745,000 from 793,750 in April 2024.
Condominium: The median closed price for condominiums in April decreased 6.7 percent to $490,000 from $525,000 in April 2024.
Naples Beach: The average sales price of single-family homes in the Naples Beach Area, where the two big transactions occurred, increased 72 percent. The overall median closed price for all properties in this area increased 35.7 percent.
North Naples: The overall median closed price of all properties in North Naples decreased 8.3 percent.
East Naples: The median closed price of all properties in East Naples decreased 13.5 percent.
By working with a REALTOR® who understands local trends, seasonal fluctuations, and specific neighborhood dynamics that influence pricing in the Naples housing market, buyers and sellers can obtain an accurate and informed assessment of a home’s value and appropriate asking price.
Stale Homes Need Reality Price Check
As sellers begin to heed recommendations from their REALTORS® and price their homes appropriately to adapt to current market conditions, overall sales are improving. Pending sales in April were slightly lower than March, but higher than the previous 10 months. Compared to last year, pending sales decreased 10 percent to 1,004 pending sales from 1,115 pending sales in April 2024. Interestingly, April’s 84 days on market is impressive given it was 98 days in April 2019, with fewer options.
“There are many listings that have been on the market cumulatively for over 200 days,” said Jeff Jones, Broker at Keller Williams Naples. “These sellers are trying to get as much equity as possible as they hold onto the idea that values are still what they were in 2022. But the market has changed. We have over 7,000 properties for sale today, not 2,000 like we had in 2022. If a home has been on the market longer than our average days on market, which was 84 days in April, then it’s unlikely to sell unless the price is reduced enough to attract a buyer in today’s market environment.”
Bleggi responded to Jones by stating, “It’s important for sellers to be mindful of the fact that Naples experienced unprecedented demand during COVID, which resulted in property values nearly doubling by the peak of the cycle, which was reached in the second quarter of 2022.”
According to the Federal Housing Finance Agency, long-term appreciation of homes in the United States is historically 4.25 percent annually. Further data from the National Association of REALTORS® shows appreciation increased 18 percent in 2021, and 11 percent in 2022. But for the first quarter of 2025, homes in the South had year-over-year price appreciation of only 1.3 percent.

The Summer Sweet-Spot

The trend to pull homes off the market during the summer should be avoided as summer buying activity has improved in recent years. “Summer buyers are a different breed,” said Molly Lane, Senior Vice President at William Raveis Real Estate. “They tend to be a more motivated group of buyers.” The cost of keeping your home on the market during the summer may be more cost-effective and attract motivated buyers, rather than waiting for a potentially better offer later.

The NABOR® April 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:

Preserving Home Values

Brokers reviewing the April Market Report including Wes Kunkle, President and Managing Broker at Kunkle International Realty, are concerned appraisals by out-of-area professionals may hurt property values in Naples. “Buyers go under contract, and then the bank hires an appraisal company from another county and the appraisal comes in lower than the negotiated sales price. This is happening because the appraiser’s analysis is based on market conditions in another area where values are falling, like Cape Coral.”

According to veteran Naples property appraiser Cindy Carroll of Carroll & Carroll Appraisers & Consultants, LLC, “Overall values in Naples are declining at a .5 percent monthly rate currently. But that’s not the case with every home. It really depends on the condition and location.”

April 2025 Market Statistics

If you are looking to buy or sell a home in Naples, contact a Naples REALTOR® who has the experience and knowledge to provide an accurate market comparison or negotiate a sale. A REALTOR® can ensure your next purchase or sale in the Naples area is a success. Search for your dream home and find a Naples REALTOR® on Naplesarea.com.

The Naples Area Board of REALTORS® (NABOR®) is an established organization (Chartered in 1949) whose members have a positive and progressive impact on the Naples Community. NABOR® is a local board of REALTORS® and real estate professionals with a legacy of nearly 60 years serving 6,000 plus members. NABOR® is a member of the Florida Realtors and the National Association of REALTORS®, which is the largest association in the United States with more than 1.3 million members and over 1,400 local board of REALTORS® nationwide. NABOR® is structured to provide programs and services to its membership through various committees and the NABOR® Board of Directors, all of whose members are non-paid volunteers.

The term REALTOR® is a registered collective membership mark which identifies a real estate professional who is a member of the National Association of REALTORS® and who subscribe to its strict Code of Ethics.

Why Choose Me As Your REALTOR®?

To learn more about me and my real estate business and Bonita Bay real estate specifically, I encourage you read the About Ed section as well as the Testimonial section of the site. Over the years, my clients have expressed their satisfaction in my services and I’ve showcased their kind words so you can determine if I am the right REALTOR® to represent you.

If you are curious as to my sales success, visit my Sold Homes page. This gives a clear picture of exactly what I’ve accomplished and, more importantly, what I can accomplish for you.

LISTED BY ED GONGOLA

IN OAK STRAND

OAK STRAND

9271 Oak Strand Dr.

3 Bedrooms | 2 Full Baths | 1 Half-Bath

2,283 Sq. Ft. of Living Area

$1,145,000 (furnished)

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Shadow Wood at the Brooks Real Estate News | June 2025

01 Jun Shadow Wood at the Brooks Real Estate News | June 2025

Summary of Shadow Wood Home Sales

June 2025 Market Update