As of November 1, 2025, there are 29 active listings in our area multiple listing service (MLS) in Shadow Wood. That is 3 more than last month.

For comparison, last year on Nov. 1, there were 18 listings in Shadow Wood.

There are 13 single-family homes on the market, listed from $730,000 to $3,700,000. The average list price is $1,447,838. The average days on the market is 66 days; the average total days on the market is 66 days.

In the condo market, there are 16 active listings ranging from $475,000 to $935,000. The average list price is $618,369. The average days on the market is 106 days; the average total days on the market is 108 days.

A reminder, you have access to the most comprehensive website devoted to Shadow Wood, www.ShadowWoodRealty.com. I’ve included maps, floor plans, photos, and descriptions of each neighborhood within this desirable community.

Please contact me for all your real estate needs in Shadow Wood. As a long time resident in Shadow Wood with close to 40 years of helping buyers and sellers in SWFL, my experience will be invaluable in this ever changing market.

Your Shadow Wood REALTOR®,

Ed Gongola

If you are considering selling your Shadow Wood home, here are some statistics that may help you decide to place your home on the market.

SHADOW WOOD CONDOs

• Within the last 12 months, there were 26 sales; the average sales price was $589,754; and, these condos were on the market an average of 79 days; combined days on the market is 147.

• During the 12 months previous, there were 25 sales; the average sales price was $701,540; and, these homes were on the market an average of 39 days; combined days on the market is 106.

SINGLE-FAMILY SHADOW WOOD HOMES

• During the last 12 months, there were 57 sales; the average sales price was $1,617,329; and, these homes were on the market an average of 40 days; combined days on the market is 106.

• During the 12 months previous, there were 48 sales; the average sales price was $1,654,750 and, these homes were on the market an average of 59 days; combined days on the market is 114.

For a list of SHADOW WOOD homes sold in the last 12 months, click here.

For a list SHADOW WOOD homes that are pending at the moment, click here.

Meet Ed Gongola and discover how he can help you with his concierge-style of service when buying or selling your home.

DOWNING-FRYE: A STRONG MONTH FOR SALES AND LISTINGS

“What a difference a year makes!” said Mike Hughes, General Manager for Downing-Frye Realty, Inc. “October 2025 was a very strong month for Downing-Frye agents. Let’s start with pending sales. Last year the month of October was weighed down by hurricane activity in the Gulf. With a calm October 2025 for weather, Downing Frye’s pending sales transactions shot up 73% over last October. Our pending sales volume for October 2025 reached $98 million which is a 45% increase over the pending sales volume for October 2024. In October 2025, Downing-Frye agents turned in 127 closings, which was a 40% increase over last October. Our closed sales volume for October 2025 was just over $88 million dollars. Downing-Frye also saw a nice increase in residential listings for the month. Residential listings increased 15% over the previous month. All in all, October was a very good month for real estate activity. This is nice momentum as we head towards our typically busy winter season!”

BONITA / ESTERO: SEPTEMBER ACTIVITY

The Bonita Springs-Estero REALTORS® reported a stabilizing trend across Southwest Florida’s housing market. Comparing September 2025 to September 2024: new listings dipped slightly from 4,944 to 4,838 (−2.1%), while pending sales improved from 2,962 to 3,393 (+14.6%), and closed sales inched up from 2,536 to 2,588 (+2.1%). Inventory finished at 24,557 homes (+9.1%), with 9.5 months supply (+6.7%). The overall median price reached $365,000. Single-family homes posted a median price of $420,000 (DOM 64) versus $415,000 last September, while condos recorded a median price of $350,000 (DOM 99) versus $365,000. The combination of steady listing activity, longer selling times, and restrained price growth is indicating a more balanced and negotiable market.

NAPLES AREA: SEPTEMBER HOME SALES SURGE

The Naples Area Board of REALTORS® reported September 2025 activity compared to September 2024: total closed sales were up by 10.7% with 602 closings compared to 544 a year ago, total pending sales were up 21.1% (753 pending sales vs. 622) and the overall median closed price was $550,000 for a decrease of 6.3% from a year ago. The single-family median closed price was $715,000, down 1.4%, and the condominium median closed price was $410,000, down 8.9%. Total inventory was up 3% to 4,804 listings from 4,666 a year ago, with single-family home inventory at 2,345 listings (down 0.5%) and condominium inventory at 2,459 listings (up 6.5%). Overall new listings were down by 11.5% to 972 new listings compared to 1,098 new listings in September 2024. The ultra-luxury market (over $5 million) saw its median closed price increase 7.5% over the last 12 months, from $7 million to $7,525,000.

MARCO ISLAND AREA: CLOSED SALES UP 139%

The Marco Island Area Assoc. of Realtors® reported September 2025 figures as compared to September 2024: Inventory was down 4%; the number of properties sold was up by 139%; the average days on market was down by 49%; and the dollar volume sold was $129.6M, up 207% from the year before. In September, the median sales price for homes was $1.55M, for condos was $686K and for lots was $700K.

FLORIDA: CLOSED SALES INCREASE

In September, closed sales of Florida single-family homes were up year-over-year for only the third time in 2025, rising by over 13.5% compared to a year ago. Closed sales of condos and townhomes were up year- over-year in September for the first time in 17 months, rising by 8% compared to a year ago. “The downward trend in mortgage rates, combined with expectations among buyers of more rate cuts in the future, had a positive effect on demand for Florida homes,” stated Brad O’Connor, Chief Economist at the Florida Association of REALTORS®. New pending sales of Florida single- family homes were up by 7% in September, and condo/ townhomes were up by over 6.5% compared to a year ago. The median price for single-family homes was $410,000 (unchanged from a year ago) and for condo/townhomes was $299,000, a 5% decrease from September 2024.

USA: SALES INCREASE IN SEPTEMBER

Existing-home sales increased by 1.5% month-over- month in September. “As anticipated, falling mortgage rates are lifting home sales,” said NAR Chief Economist Dr. Lawrence Yun. “Improving housing affordability is also contributing to the increase in sales. Inventory is matching a five-year high, though it remains below pre-COVID levels. Many homeowners are financially comfortable, resulting in very few distressed properties and forced sales. Home prices continue to rise in most parts of the country, further contributing to overall household wealth.” The median single-family home price in September was $420,700, up 2.3% from September 2024, and for condos was $360,300, down 0.6%.

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.

3483 Gulf Shore Blvd. N #401

Naples, FL 34103

ST. CROIX CLUB | MOORINGS

Bedrooms: 2 | Full Baths: 2 | Living Space: 1,783 sq. ft.

$1,595,000

Call me for information: (239) 770-0561.

Florida Holds Firm as Best State to Retire

The Sunshine State once again ranks as the best state to retire, thanks to its warm climate, coastal lifestyle and lack of state income, inheritance or estate taxes.

Florida remains the top choice for retirees based on affordability and quality of life, according to WalletHub’s 2025 Best States for Retirement report.

The Sunshine State’s combination of warm weather, miles of coastline and a tax-friendly environment keeps it at No. 1. Florida stands out not just for its beaches and recreation options but also for what it lacks: state income, inheritance and estate taxes, Wallethub said.

WalletHub analyst Chip Lupo said, “There’s a lot of talk in Florida now about doing away with property taxes, which would make it even more appealing to retirees.”

These financial advantages, paired with a strong infrastructure for older residents, make it particularly attractive to retirees seeking both comfort and value. The state also has the nation’s third-highest percentage of residents aged 65 and older, underscoring its long-standing appeal to seniors.

WalletHub’s study ranked states using data from federal sources, measuring affordability, quality of life and health care across 46 indicators.

Other top-ranking states included Minnesota, Colorado, Wyoming and South Dakota – each excelling in different ways such as health care access or affordability. But for those who prize year-round sunshine, coastal recreation and financial advantages, Florida continues to offer the ideal blend of lifestyle and practicality for retirees looking to make the most of their golden years.

New York Times (10/30/25) Howell, Arnesa A.

© Copyright 2025 Smithbucklin

Navigating the Government Shutdown

By Michael Rauber

The longest full government shutdown in U.S. history is delaying sales and could lead to catastrophic risk for homeowners and businesses in flood zones, NAR said.

WASHINGTON — With the full government shutdown now stretching beyond 30 days, the nation finds itself in unprecedented territory. The effects extend far beyond Washington. Local economies are beginning to feel the strain, and home buyers across the country are seeing slower activity and shaken market confidence. This is now the longest full government shutdown in U.S. history.

Critical housing and mortgage programs are operating at limited capacity, if at all, leaving buyers stranded, sellers waiting and real estate professionals caught in the middle. Many federal agencies that play essential roles in housing are now working with reduced staff or have suspended vital functions entirely.

The National Flood Insurance Program (NFIP) authority to issue new policies has lapsed. While existing policies remain active and transferable, with a 30-day grace period for renewal, uncertainty grows the longer the lapse continues. As the shutdown drags on, many homeowners and businesses that rely on the NFIP could see their coverage expire, leaving families and properties in the highest-risk areas exposed in the middle of hurricane season.

“We’ve never seen a full government shutdown go past 30 days, so it is difficult to know the long-term effects. But we do know there’s a ripple effect that gets worse by the day. The effects on federal housing programs are being felt throughout the country. Our members are reporting it in real time,” says National Association of Realtors® Executive Vice President and Chief Advocacy Officer Shannon McGahn.

“The NFIP cannot issue new flood insurance policies. Delays in FHA and VA loan closings, a complete stoppage of new USDA rural home loans, and increasing uncertainty for affordable housing providers are destabilizing the market and hurting families, home buyers and sellers nationwide,” McGahn says. “We continue to encourage Congress to pass a clean, bipartisan continuing resolution or long-term funding package to reopen the government. Each additional day of uncertainty threatens programs that help buyers, sellers and property owners navigate an already-challenging market.”

Broader business coalition response

NAR’s call to reopen the government is part of a unified push across the business community. This week, a broad cross-section of national business associations – including Airlines for America, the American Bankers Association, the American Hotel & Lodging Association, the Business Roundtable and NAR – issued a joint statement urging Congress to swiftly pass a clean continuing resolution to restore government operations.

“Government shutdowns impose real, escalating costs,” the coalition wrote. “Public estimates of the current funding lapse suggest $10 billion – $15 billion per week in lost output and economic activity. The longer the shutdown persists, the larger and more durable the economic damage becomes – and some of it could never be recovered.”

The statement reflects the recognition across industries that economic stability depends on government stability.

Real-world impact

As federal workers miss multiple paychecks, short-term cash flow issues grow. Even though back pay is guaranteed, uncertainty can make potential buyers hesitate. NAR Chief Economist Dr. Lawrence Yun indicated that “mortgage rates are trending toward three-year lows, which should further improve affordability, though the government shutdown could temporarily slow home sales activity.” In communities with large numbers of government employees or contractors, listings may stay on the market longer and sellers may begin to adjust expectations.

NAR last week encouraged all 50 state Realtor associations to send letters to their senators and representatives urging them to reopen the government and outlining the harmful effects the shutdown is having on the real estate industry in their area. More than 40 state Realtor associations have already responded, demanding that Congress do what’s necessary to reopen government reopen and restore stability in the real estate sector.

On Oct. 22, NAR issued a call for information to the full NAR membership. Different from a call for action, in which members click to send a message to their members of Congress, the call for information asks members to write and submit their own stories on the impact they’re experiencing from the government shutdown.

Engagement metrics will be significantly different from a typical one-click CFA.

“Our rapid call for information drew over 600 responses from members sharing firsthand how the shutdown is stalling deals, draining savings and halting closings,” McGahn says.

Each day, there are roughly 2,000 FHA loan closings in the U.S., according to data from 2024. While the shutdown has not affected most of these closings, many FHA borrowers are experiencing disruptions in their homebuying process due to delays in receiving required assistance to address specific circumstances or information needed to close, like federal payoff statements and IRS income verifications. FHA borrowers now looking to buy a condominium can particularly face shutdown-related delays, as only a small percentage of condo buildings are pre-approved for FHA financing and FHA’s process for approving condo buildings and individual units has been suspended during the shutdown. FHA borrowers can check if a condo building is already FHA-approved.

At the same time, roughly 1,000 VA loans close each day. While VA loans should continue to proceed during the shutdown, similar to FHA loans, some borrowers are experiencing delays in closing, particularly active-duty service members who are not receiving pay during the shutdown, which may complicate their ability to close. Additionally, the shutdown may delay the processing of military relocations that are already underway, affecting service members’ ability to complete their home purchases at their new duty stations.

USDA loans, which serve as a vital source of financing in rural communities where conventional lending options may be limited, have been completely paused during the shutdown. While USDA loans represent a smaller portion of the overall mortgage market, their suspension leaves many rural borrowers without viable financing alternatives.

The shutdown may be centered in Washington, but its costs are being paid in communities across America.

© 2025 National Association of Realtors® (NAR)

L I S T I N G        U P D A T E S

LISTED BY ED GONGOLA

IN CYPRESS HAMMOCK

CYPRESS HAMMOCK

9533 Cypress Hammock Circle #102

3 Bedrooms | 2 Full Baths | 1 Half-Bath

2,060 Sq. Ft. of Living Area

$575,000

PENDING SALE BY ED GONGOLA

IN MAGNOLIA BEND

MAGNOLIA BEND

1032 Magnolia Bend

4 Bedrooms | 5 Full Baths | 1 Half-Bath

5,300 Sq. Ft. of Living Area

$3,350,000

Pending and closed sales in September – a month that historically trails behind in activity – saw remarkable increases, leaving broker analysts reviewing the September 2025 Market Report by the Naples Area Board of REALTORS® (NABOR®), which tracks home listings and sales within Collier County (excluding Marco Island), very optimistic. Pending sales activity helps brokers forecast market momentum and it increased 21.1 percent in September to 753 pending sales from 622 pending sales in September 2024. In fact, monthly pending sales activity since May has outpaced pending sales activity compared to the same months in 2024; but this year is the first time September pending sales outpaced September pending sales in 2019 (pre-pandemic). Brokers point to the lack of storm activity this year as one reason for increased sales. The sales momentum, and increase in showings, is closing the gap in the overall months of inventory, which decreased from 13.1 months of inventory in January to 7.1 months of inventory in September for the greater Naples real estate market.

Financial Incentives

Despite improved market activity, many sellers in the luxury market confess, ‘they don’t need to sell’. “It’s a tough position to navigate as a REALTOR®,” said Ryan Bleggi, NABOR® Past President, and Managing Broker for John R. Wood Properties. “It’s important for sellers to consider that they’re currently carrying a depreciating asset, foregoing interest income from an alternate investment, or delaying a life goal.”

Adam Vellano, Managing Director of South and Southwest Florida at Compass Florida, agreed and added, “The cost to hold onto an overpriced property instead of reducing the price to meet the market is adding up to tens of thousands of dollars per month for some high-end luxury property owners.”

“We try to explain to these sellers that their ROE [return on equity] is continuously declining,” said Jeff Jones, Broker at Keller Williams Naples. “And ask, ‘wouldn’t you rather do something else with the money you’re losing because any use of your money will be better than sitting on an overpriced home with no activity’.”

According to Bleggi, the adage of “waiting for the market to come back,” is a response heard too often. “It depends how long they are willing to wait because we don’t have any indicators pointing to an increase in values in the near future. We will likely see the months of supply increase dramatically in the next 90 days which will continue to fuel downward pressure on pricing.”

The median closed price during September decreased 6.3 percent to $550,000 from $586,780 in September 2024. Though this is still far above the median closed price during September 2019, $325,000. However, the ultra-luxury market (over $5 million) has seen its median closed price increase 7.5 percent over the last 12 months ending September 2025 from $7 million to $7,525,000.

Bustle of Buyers

“There’s been some local variation in the market over the past year,” said Sherry Stein, CRB, Managing Broker, Berkshire Hathaway HomeServices Florida Realty. “With interest rates trending slightly lower, buyer activity has increased as more people qualify for financing. While the luxury market has held strong, lower and mid-priced homes are experiencing an uptick in buyer purchasing power.”

Closed sales in September increased 10.7 percent to 602 closed sales from 544 closed sales in September 2024. Monthly closed sales activity since June outperformed the same months in 2024. Yet, even as improved sales activity is beginning to chip away at the overall inventory, which increased 3 percent in September to 4,804 properties from 4,666 properties in September 2024, new listings have lagged in recent months – decreasing 11.5 percent in September to 972 new listings from 1,098 new listings in September 2024.

Brokers anticipate an increase in inventory in the coming months, mostly from sellers who pulled homes off the market and created a shadow inventory.

“More folks are finally getting relief on the insurance side of homeownership today,” said Dr. H. Shelton Weeks, Lucas Professor of Real Estate and Director of the Lucas Institute for Real Estate Development & Finance at Florida Gulf Coast University. “So getting better insurance prices should be helpful to all buyers in the middle to low-end of market.”

Responding to broker questions about the government shutdown, Dr. Weeks responded, “The shutdown muddies the water for the Federal Reserve as it offsets key data they use to make decisions. But the bigger issue is what it does to the world’s view of our economy. Currently, we are benefitting from global confidence of the dollar and our economy, but we should be worried this shutdown could undermine this confidence eventually.”

The NABOR® September 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:

Confidence & Optimism 

“Looking at the data, I feel confident we are positioned to do very well this upcoming winter season,” said Molly Lane, Senior Vice President at William Raveis Real Estate. “Sellers are starting to adjust their expectations and the increased sales over the summer are proof if it.” 

Geographically, Naples Beach (34102, 34103, 34108) dominated with the highest increase in sales activity for September, a 54.2 percent increase in single-family closed sales, and 23.4 percent increase in condominium closed sales. Though East Naples (34114, 34117, 34120, 34137) reported the most single-family units sold, 115 properties, which was a 10.9 percent decrease compared to 129 single-family home units sold in September 2024. New listings of single-family homes in Central Naples (34104, 34105, 34116) was the only region to report an increase in September, 8.5 percent. 

As of November 1, 2025, there are 29 active listings in our area multiple listing service (MLS) in Shadow Wood. That is 3 more than last month.

For comparison, last year on Nov. 1, there were 18 listings in Shadow Wood.

There are 13 single-family homes on the market, listed from $730,000 to $3,700,000. The average list price is $1,447,838. The average days on the market is 66 days; the average total days on the market is 66 days.

In the condo market, there are 16 active listings ranging from $475,000 to $935,000. The average list price is $618,369. The average days on the market is 106 days; the average total days on the market is 108 days.

A reminder, you have access to the most comprehensive website devoted to Shadow Wood, www.ShadowWoodRealty.com. I’ve included maps, floor plans, photos, and descriptions of each neighborhood within this desirable community.

Please contact me for all your real estate needs in Shadow Wood. As a long time resident in Shadow Wood with close to 40 years of helping buyers and sellers in SWFL, my experience will be invaluable in this ever changing market.

Your Shadow Wood REALTOR®,

Ed Gongola

If you are considering selling your Shadow Wood home, here are some statistics that may help you decide to place your home on the market.

SHADOW WOOD CONDOs

• Within the last 12 months, there were 26 sales; the average sales price was $589,754; and, these condos were on the market an average of 79 days; combined days on the market is 147.

• During the 12 months previous, there were 25 sales; the average sales price was $701,540; and, these homes were on the market an average of 39 days; combined days on the market is 106.

SINGLE-FAMILY SHADOW WOOD HOMES

• During the last 12 months, there were 57 sales; the average sales price was $1,617,329; and, these homes were on the market an average of 40 days; combined days on the market is 106.

• During the 12 months previous, there were 48 sales; the average sales price was $1,654,750 and, these homes were on the market an average of 59 days; combined days on the market is 114.

For a list of SHADOW WOOD homes sold in the last 12 months, click here.

For a list SHADOW WOOD homes that are pending at the moment, click here.

Meet Ed Gongola and discover how he can help you with his concierge-style of service when buying or selling your home.

DOWNING-FRYE: A STRONG MONTH FOR SALES AND LISTINGS

“What a difference a year makes!” said Mike Hughes, General Manager for Downing-Frye Realty, Inc. “October 2025 was a very strong month for Downing-Frye agents. Let’s start with pending sales. Last year the month of October was weighed down by hurricane activity in the Gulf. With a calm October 2025 for weather, Downing Frye’s pending sales transactions shot up 73% over last October. Our pending sales volume for October 2025 reached $98 million which is a 45% increase over the pending sales volume for October 2024. In October 2025, Downing-Frye agents turned in 127 closings, which was a 40% increase over last October. Our closed sales volume for October 2025 was just over $88 million dollars. Downing-Frye also saw a nice increase in residential listings for the month. Residential listings increased 15% over the previous month. All in all, October was a very good month for real estate activity. This is nice momentum as we head towards our typically busy winter season!”

BONITA / ESTERO: SEPTEMBER ACTIVITY

The Bonita Springs-Estero REALTORS® reported a stabilizing trend across Southwest Florida’s housing market. Comparing September 2025 to September 2024: new listings dipped slightly from 4,944 to 4,838 (−2.1%), while pending sales improved from 2,962 to 3,393 (+14.6%), and closed sales inched up from 2,536 to 2,588 (+2.1%). Inventory finished at 24,557 homes (+9.1%), with 9.5 months supply (+6.7%). The overall median price reached $365,000. Single-family homes posted a median price of $420,000 (DOM 64) versus $415,000 last September, while condos recorded a median price of $350,000 (DOM 99) versus $365,000. The combination of steady listing activity, longer selling times, and restrained price growth is indicating a more balanced and negotiable market.

NAPLES AREA: SEPTEMBER HOME SALES SURGE

The Naples Area Board of REALTORS® reported September 2025 activity compared to September 2024: total closed sales were up by 10.7% with 602 closings compared to 544 a year ago, total pending sales were up 21.1% (753 pending sales vs. 622) and the overall median closed price was $550,000 for a decrease of 6.3% from a year ago. The single-family median closed price was $715,000, down 1.4%, and the condominium median closed price was $410,000, down 8.9%. Total inventory was up 3% to 4,804 listings from 4,666 a year ago, with single-family home inventory at 2,345 listings (down 0.5%) and condominium inventory at 2,459 listings (up 6.5%). Overall new listings were down by 11.5% to 972 new listings compared to 1,098 new listings in September 2024. The ultra-luxury market (over $5 million) saw its median closed price increase 7.5% over the last 12 months, from $7 million to $7,525,000.

MARCO ISLAND AREA: CLOSED SALES UP 139%

The Marco Island Area Assoc. of Realtors® reported September 2025 figures as compared to September 2024: Inventory was down 4%; the number of properties sold was up by 139%; the average days on market was down by 49%; and the dollar volume sold was $129.6M, up 207% from the year before. In September, the median sales price for homes was $1.55M, for condos was $686K and for lots was $700K.

FLORIDA: CLOSED SALES INCREASE

In September, closed sales of Florida single-family homes were up year-over-year for only the third time in 2025, rising by over 13.5% compared to a year ago. Closed sales of condos and townhomes were up year- over-year in September for the first time in 17 months, rising by 8% compared to a year ago. “The downward trend in mortgage rates, combined with expectations among buyers of more rate cuts in the future, had a positive effect on demand for Florida homes,” stated Brad O’Connor, Chief Economist at the Florida Association of REALTORS®. New pending sales of Florida single- family homes were up by 7% in September, and condo/ townhomes were up by over 6.5% compared to a year ago. The median price for single-family homes was $410,000 (unchanged from a year ago) and for condo/townhomes was $299,000, a 5% decrease from September 2024.

USA: SALES INCREASE IN SEPTEMBER

Existing-home sales increased by 1.5% month-over- month in September. “As anticipated, falling mortgage rates are lifting home sales,” said NAR Chief Economist Dr. Lawrence Yun. “Improving housing affordability is also contributing to the increase in sales. Inventory is matching a five-year high, though it remains below pre-COVID levels. Many homeowners are financially comfortable, resulting in very few distressed properties and forced sales. Home prices continue to rise in most parts of the country, further contributing to overall household wealth.” The median single-family home price in September was $420,700, up 2.3% from September 2024, and for condos was $360,300, down 0.6%.

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.

3483 Gulf Shore Blvd. N #401

Naples, FL 34103

ST. CROIX CLUB | MOORINGS

Bedrooms: 2 | Full Baths: 2 | Living Space: 1,783 sq. ft.

$1,595,000

Call me for information: (239) 770-0561.

Florida Holds Firm as Best State to Retire

The Sunshine State once again ranks as the best state to retire, thanks to its warm climate, coastal lifestyle and lack of state income, inheritance or estate taxes.

Florida remains the top choice for retirees based on affordability and quality of life, according to WalletHub’s 2025 Best States for Retirement report.

The Sunshine State’s combination of warm weather, miles of coastline and a tax-friendly environment keeps it at No. 1. Florida stands out not just for its beaches and recreation options but also for what it lacks: state income, inheritance and estate taxes, Wallethub said.

WalletHub analyst Chip Lupo said, “There’s a lot of talk in Florida now about doing away with property taxes, which would make it even more appealing to retirees.”

These financial advantages, paired with a strong infrastructure for older residents, make it particularly attractive to retirees seeking both comfort and value. The state also has the nation’s third-highest percentage of residents aged 65 and older, underscoring its long-standing appeal to seniors.

WalletHub’s study ranked states using data from federal sources, measuring affordability, quality of life and health care across 46 indicators.

Other top-ranking states included Minnesota, Colorado, Wyoming and South Dakota – each excelling in different ways such as health care access or affordability. But for those who prize year-round sunshine, coastal recreation and financial advantages, Florida continues to offer the ideal blend of lifestyle and practicality for retirees looking to make the most of their golden years.

New York Times (10/30/25) Howell, Arnesa A.

© Copyright 2025 Smithbucklin

Navigating the Government Shutdown

By Michael Rauber

The longest full government shutdown in U.S. history is delaying sales and could lead to catastrophic risk for homeowners and businesses in flood zones, NAR said.

WASHINGTON — With the full government shutdown now stretching beyond 30 days, the nation finds itself in unprecedented territory. The effects extend far beyond Washington. Local economies are beginning to feel the strain, and home buyers across the country are seeing slower activity and shaken market confidence. This is now the longest full government shutdown in U.S. history.

Critical housing and mortgage programs are operating at limited capacity, if at all, leaving buyers stranded, sellers waiting and real estate professionals caught in the middle. Many federal agencies that play essential roles in housing are now working with reduced staff or have suspended vital functions entirely.

The National Flood Insurance Program (NFIP) authority to issue new policies has lapsed. While existing policies remain active and transferable, with a 30-day grace period for renewal, uncertainty grows the longer the lapse continues. As the shutdown drags on, many homeowners and businesses that rely on the NFIP could see their coverage expire, leaving families and properties in the highest-risk areas exposed in the middle of hurricane season.

“We’ve never seen a full government shutdown go past 30 days, so it is difficult to know the long-term effects. But we do know there’s a ripple effect that gets worse by the day. The effects on federal housing programs are being felt throughout the country. Our members are reporting it in real time,” says National Association of Realtors® Executive Vice President and Chief Advocacy Officer Shannon McGahn.

“The NFIP cannot issue new flood insurance policies. Delays in FHA and VA loan closings, a complete stoppage of new USDA rural home loans, and increasing uncertainty for affordable housing providers are destabilizing the market and hurting families, home buyers and sellers nationwide,” McGahn says. “We continue to encourage Congress to pass a clean, bipartisan continuing resolution or long-term funding package to reopen the government. Each additional day of uncertainty threatens programs that help buyers, sellers and property owners navigate an already-challenging market.”

Broader business coalition response

NAR’s call to reopen the government is part of a unified push across the business community. This week, a broad cross-section of national business associations – including Airlines for America, the American Bankers Association, the American Hotel & Lodging Association, the Business Roundtable and NAR – issued a joint statement urging Congress to swiftly pass a clean continuing resolution to restore government operations.

“Government shutdowns impose real, escalating costs,” the coalition wrote. “Public estimates of the current funding lapse suggest $10 billion – $15 billion per week in lost output and economic activity. The longer the shutdown persists, the larger and more durable the economic damage becomes – and some of it could never be recovered.”

The statement reflects the recognition across industries that economic stability depends on government stability.

Real-world impact

As federal workers miss multiple paychecks, short-term cash flow issues grow. Even though back pay is guaranteed, uncertainty can make potential buyers hesitate. NAR Chief Economist Dr. Lawrence Yun indicated that “mortgage rates are trending toward three-year lows, which should further improve affordability, though the government shutdown could temporarily slow home sales activity.” In communities with large numbers of government employees or contractors, listings may stay on the market longer and sellers may begin to adjust expectations.

NAR last week encouraged all 50 state Realtor associations to send letters to their senators and representatives urging them to reopen the government and outlining the harmful effects the shutdown is having on the real estate industry in their area. More than 40 state Realtor associations have already responded, demanding that Congress do what’s necessary to reopen government reopen and restore stability in the real estate sector.

On Oct. 22, NAR issued a call for information to the full NAR membership. Different from a call for action, in which members click to send a message to their members of Congress, the call for information asks members to write and submit their own stories on the impact they’re experiencing from the government shutdown.

Engagement metrics will be significantly different from a typical one-click CFA.

“Our rapid call for information drew over 600 responses from members sharing firsthand how the shutdown is stalling deals, draining savings and halting closings,” McGahn says.

Each day, there are roughly 2,000 FHA loan closings in the U.S., according to data from 2024. While the shutdown has not affected most of these closings, many FHA borrowers are experiencing disruptions in their homebuying process due to delays in receiving required assistance to address specific circumstances or information needed to close, like federal payoff statements and IRS income verifications. FHA borrowers now looking to buy a condominium can particularly face shutdown-related delays, as only a small percentage of condo buildings are pre-approved for FHA financing and FHA’s process for approving condo buildings and individual units has been suspended during the shutdown. FHA borrowers can check if a condo building is already FHA-approved.

At the same time, roughly 1,000 VA loans close each day. While VA loans should continue to proceed during the shutdown, similar to FHA loans, some borrowers are experiencing delays in closing, particularly active-duty service members who are not receiving pay during the shutdown, which may complicate their ability to close. Additionally, the shutdown may delay the processing of military relocations that are already underway, affecting service members’ ability to complete their home purchases at their new duty stations.

USDA loans, which serve as a vital source of financing in rural communities where conventional lending options may be limited, have been completely paused during the shutdown. While USDA loans represent a smaller portion of the overall mortgage market, their suspension leaves many rural borrowers without viable financing alternatives.

The shutdown may be centered in Washington, but its costs are being paid in communities across America.

© 2025 National Association of Realtors® (NAR)

L I S T I N G        U P D A T E S

LISTED BY ED GONGOLA

IN CYPRESS HAMMOCK

CYPRESS HAMMOCK

9533 Cypress Hammock Circle #102

3 Bedrooms | 2 Full Baths | 1 Half-Bath

2,060 Sq. Ft. of Living Area

$575,000

PENDING SALE BY ED GONGOLA

IN MAGNOLIA BEND

MAGNOLIA BEND

1032 Magnolia Bend

4 Bedrooms | 5 Full Baths | 1 Half-Bath

5,300 Sq. Ft. of Living Area

$3,350,000

Pending and closed sales in September – a month that historically trails behind in activity – saw remarkable increases, leaving broker analysts reviewing the September 2025 Market Report by the Naples Area Board of REALTORS® (NABOR®), which tracks home listings and sales within Collier County (excluding Marco Island), very optimistic. Pending sales activity helps brokers forecast market momentum and it increased 21.1 percent in September to 753 pending sales from 622 pending sales in September 2024. In fact, monthly pending sales activity since May has outpaced pending sales activity compared to the same months in 2024; but this year is the first time September pending sales outpaced September pending sales in 2019 (pre-pandemic). Brokers point to the lack of storm activity this year as one reason for increased sales. The sales momentum, and increase in showings, is closing the gap in the overall months of inventory, which decreased from 13.1 months of inventory in January to 7.1 months of inventory in September for the greater Naples real estate market.

Financial Incentives

Despite improved market activity, many sellers in the luxury market confess, ‘they don’t need to sell’. “It’s a tough position to navigate as a REALTOR®,” said Ryan Bleggi, NABOR® Past President, and Managing Broker for John R. Wood Properties. “It’s important for sellers to consider that they’re currently carrying a depreciating asset, foregoing interest income from an alternate investment, or delaying a life goal.”

Adam Vellano, Managing Director of South and Southwest Florida at Compass Florida, agreed and added, “The cost to hold onto an overpriced property instead of reducing the price to meet the market is adding up to tens of thousands of dollars per month for some high-end luxury property owners.”

“We try to explain to these sellers that their ROE [return on equity] is continuously declining,” said Jeff Jones, Broker at Keller Williams Naples. “And ask, ‘wouldn’t you rather do something else with the money you’re losing because any use of your money will be better than sitting on an overpriced home with no activity’.”

According to Bleggi, the adage of “waiting for the market to come back,” is a response heard too often. “It depends how long they are willing to wait because we don’t have any indicators pointing to an increase in values in the near future. We will likely see the months of supply increase dramatically in the next 90 days which will continue to fuel downward pressure on pricing.”

The median closed price during September decreased 6.3 percent to $550,000 from $586,780 in September 2024. Though this is still far above the median closed price during September 2019, $325,000. However, the ultra-luxury market (over $5 million) has seen its median closed price increase 7.5 percent over the last 12 months ending September 2025 from $7 million to $7,525,000.

Bustle of Buyers

“There’s been some local variation in the market over the past year,” said Sherry Stein, CRB, Managing Broker, Berkshire Hathaway HomeServices Florida Realty. “With interest rates trending slightly lower, buyer activity has increased as more people qualify for financing. While the luxury market has held strong, lower and mid-priced homes are experiencing an uptick in buyer purchasing power.”

Closed sales in September increased 10.7 percent to 602 closed sales from 544 closed sales in September 2024. Monthly closed sales activity since June outperformed the same months in 2024. Yet, even as improved sales activity is beginning to chip away at the overall inventory, which increased 3 percent in September to 4,804 properties from 4,666 properties in September 2024, new listings have lagged in recent months – decreasing 11.5 percent in September to 972 new listings from 1,098 new listings in September 2024.

Brokers anticipate an increase in inventory in the coming months, mostly from sellers who pulled homes off the market and created a shadow inventory.

“More folks are finally getting relief on the insurance side of homeownership today,” said Dr. H. Shelton Weeks, Lucas Professor of Real Estate and Director of the Lucas Institute for Real Estate Development & Finance at Florida Gulf Coast University. “So getting better insurance prices should be helpful to all buyers in the middle to low-end of market.”

Responding to broker questions about the government shutdown, Dr. Weeks responded, “The shutdown muddies the water for the Federal Reserve as it offsets key data they use to make decisions. But the bigger issue is what it does to the world’s view of our economy. Currently, we are benefitting from global confidence of the dollar and our economy, but we should be worried this shutdown could undermine this confidence eventually.”

The NABOR® September 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:

Confidence & Optimism 

“Looking at the data, I feel confident we are positioned to do very well this upcoming winter season,” said Molly Lane, Senior Vice President at William Raveis Real Estate. “Sellers are starting to adjust their expectations and the increased sales over the summer are proof if it.” 

Geographically, Naples Beach (34102, 34103, 34108) dominated with the highest increase in sales activity for September, a 54.2 percent increase in single-family closed sales, and 23.4 percent increase in condominium closed sales. Though East Naples (34114, 34117, 34120, 34137) reported the most single-family units sold, 115 properties, which was a 10.9 percent decrease compared to 129 single-family home units sold in September 2024. New listings of single-family homes in Central Naples (34104, 34105, 34116) was the only region to report an increase in September, 8.5 percent.