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Give Me A Call Today! (239) 770-0561
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Shadow Wood at the Brooks
Real Estate Newsletter
March | 2026
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Greetings from Shadow Wood!
As of March 1, 2026, there are 39 active listings in our area multiple listing service (MLS) in Shadow Wood. That is 5 more than last month.
For comparison, last year on March 1, there were 41 listings in Shadow Wood.
There are 17 single-family homes on the market, listed from $695,000 to $2,700,000. The average list price is $1,423,865. The average days on the market is 84 days; the average total days on the market is 85 days.
In the condo market, there are 22 active listings ranging from $450,000 to $925,000. The average list price is $616,091. The average days on the market is 120 days; the average total days on the market is 123 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 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
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Summary of Shadow Wood Home Sales
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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 32 sales; the average sales price was $615,006; and, these condos were on the market an average of 74 days; combined days on the market is 141.
- During the 12 months previous, there were 27 sales; the average sales price was $663,459; and, these homes were on the market an average of 47 days; combined days on the market is 112.
SINGLE-FAMILY SHADOW WOOD HOMES
- During the last 12 months, there were 55 sales; the average sales price was $1,667,136; and, these homes were on the market an average of 39 days; combined days on the market is 104.
- During the 12 months previous, there were 46 sales; the average sales price was $1,555,278 and, these homes were on the market an average of 55 days; combined days on the market is 116.
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. |
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March 2026 Real Estate Market Update
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DOWNING-FRYE: PENDING SALES INCREASE
“February was a continuation of the surge in sales we experienced in January,” said Mike Hughes, General Manager for Downing-Frye Realty, Inc. “With respect to pending sales contracts, February 2026 had 184 pending sales turned in by Downing-Frye agents. This was a 12% increase in pending sales contracts over the previous February. Downing-Frye’s average pending sales price in February 2026 was $1,013,000.00.
The Downing-Frye February closings showed an 18% increase over the January 2026 closings despite having three fewer days in the month of February.
How will March turn out? We are only one business day into the month, but I can share with you that we had 19 sales contracts turned in on the first business day of March!”
BONITA / ESTERO: BUYERS HAVE LEVERAGE
The Bonita Springs-Estero Realtors reported that January 2026 opened with buyer activity building even though closings were essentially flat. Single- family showed a healthier closing count (+4.3%, 1,246 vs. 1,195) alongside a strong jump in pending sales (+31.9%), while pricing was essentially steady to slightly softer (median $470,000, -1.1%) and marketing time edged up (52 days, +6.1%). Condo/ townhouse demand accelerated even more as pending sales were up 54.2% and closed sales were up 11.0%, and sales were faster (58 days, -9.4 %), but the segment saw the biggest price adjustment with the median down 11.4% to $361,250. Overall, the data reflects a market where buyers still have leverage and options, but the rapid rise in pendings suggests improving conversion as the season progresses, especially for listings that are priced sharply and show well.
NAPLES AREA: BUYERS ACTIVE
The Naples Area Board of REALTORS® (NABOR®) reported January 2026 figures as compared to January 2025: Total closed sales were up by 0.5% and pending sales were up by 40.3%. New listings were down by 17.4%, and total active listings were down by 10.6%. Single-family listings totaled 2,924 and condominium listings totaled 3,404. Single-family closed sales were up by 5.9% and had a median closed sales price o f $812,000, down 1.6%. Condominium closed sales were up 8.2% and had a median closed sales price of $450,000, down 3.4% from January 2025. The overall median closed price of condominiums in January decreased 3.4% to $450,000 from$466,000 in January 2025. Interestingly, condominiums over $5 million sold faster than any other home type and price point in January.
MARCO ISLAND AREA: INVENTORY DOWN
The Marco Island Area Assoc. of Realtors® reported January 2026 figures as compared to January 2025: Inventory was down 10%; the number of properties sold was down by 14%; the average days on market was 115 days, up by 28%; and the dollar volume sold was $64M, down 26% from the year before. In January, the median sales price for homes was $1.6M, for condos was $615K and for lots was $633K.
FLORIDA: POSITIVE TRENDS
As 2025 came to a close, Florida’s housing market showed positive momentum, with closed sales of existing single-family homes up year-over- year, inventory (active listings) levels suggesting a return to normal seasonal patterns, and stabilizing statewide median prices. The statewide median sales price for single-family existing homes at year’s end was $413,990, down 1.4% from the previous year. The statewide median price for condo-townhouse properties at the end of 2025 was $310,000, down 4.7% at year’s end 2024.
USA: PENDING SALES DECREASE
Pending home sales in January decreased by 0.8% from the prior month and 0.4% year-over- year. “Improving affordability conditions have yet to induce more buying activity,” said NAR Chief Economist Dr. Lawrence Yun. “With mortgage rates nearing 6%, an additional 5.5 million households that could not qualify for a mortgage one year ago would qualify at today’s lower rates. Most newly qualifying households do not act immediately, but based on past experience, about 10% could enter the market—potentially adding roughly 550,000 new homebuyers this year compared with last year.”
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.
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ED GONGOLA IS MAKING NEWS …
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| Nearly four decades of expertise and relationship-driven service distinguish this market veteran.
Ed Gongola has been recognized as Downing-Frye Realty’s Top Agent in Bonita Springs for 2025, marking his second consecutive year earning this distinction. With nearly 40 years of real estate experience in Southwest Florida, Gongola’s achievement reflects a career built on deep community expertise, exceptional negotiation skills, and unwavering client loyalty.
Read the Entire Article on my Website |
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3483 Gulf Shore Blvd. N #401
Naples, FL 34103
ST. CROIX CLUB | MOORINGS
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RARELY AVAILABLE
Nestled on the 4th floor, this exceptional condominium offers unparalleled, direct panoramic views of the Gulf of Mexico and expansive vistas of the pristine, renourished sands of Park Shore. Wake each morning feeling as if you’re on the deck of a luxury yacht and unwind every evening with breathtaking sunsets visible from the comfort of your living room. The highly sought-after 01 stack, rarely available and untouched by sales for years, presents a rare opportunity to own a truly distinguished residence.
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Bedrooms: 2 | Full Baths: 2 | Living Space: 1,783 sq. ft.
$1,350,000
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Florida Auto Insurance Rates Trending Lower
Amy Connolly
Florida’s five largest auto insurers are indicating an average 8% rate drop for 2026. Regulators say improving market conditions could bring relief to some drivers.
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Florida’s largest auto insurers are signaling lower rates for 2026, a development that state regulators say reflects improving conditions in the insurance market.
The Florida Office of Insurance Regulation (OIR) said the state’s five largest auto insurance groups, which together represent about 78% of the market, are currently indicating an average rate change of about -8% for 2026. State leaders cited Progressive, Berkshire Hathaway (GEICO), State Farm, Allstate and USAA as the largest auto insurers in Florida.
Regulators said the trend follows earlier decreases. In 2025, Florida’s top five auto insurance groups sought an average rate reduction of -7.4%. Regulators say multiple companies have continued to lower premiums or return money to policyholders.
Florida Insurance Commissioner Mike Yaworsky said the declining rates show the market is stabilizing following legislative reforms in recent years.
“The historic legislative reforms continue to drive auto insurance rates down – with nearly 80% of Florida’s auto policyholders seeing lower rates for 2026,” Yaworsky said.
Several insurers have already announced specific reductions or refunds:
- Progressive reported nearly $1 billion in credits to policyholders last fall.
- State Farm recently announced a dividend of about $533 million for Florida drivers, averaging roughly $173 per vehicle.
- GEICO also announced rate reductions that will provide relief to more than 700,000 Florida customers beginning in April 2026.
Other companies have approved or requested rate cuts as well, including USAA lowering rates by 7% and Allstate decreasing rates by 7% for 171,000 drivers. Regulators also approved three rate decreases for AAA in the past year, reducing premiums by a combined 15%.
State officials say improving loss ratios also reflect a stronger insurance market. Florida ranked No. 1 in the nation for the lowest personal auto liability loss ratio in 2025, at 52.5%, the lowest level recorded in the state in 15 years.
Insurers’ losses from vehicle damage claims have also dropped sharply, falling from 112% in 2022 to 49.5% in 2025, according to OIR.
Officials say the trend could continue as insurers report improved financial performance and fewer losses.
While auto coverage is separate from property insurance, regulators say broader improvements across Florida’s insurance market could help ease some household costs for residents.
Source: Florida Office of Insurance Regulation
© 2026 Florida Realtors®
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PENDING SALE BY ED GONGOLA
IN CYPRESS HAMMOCK
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9550 Cypress Hammock Circle #201
3 Bedrooms + Den | 3 Full Baths
2,981 Sq. Ft. of Living Area
$900,000
ML# 225072010
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PENDING SALE BY ED GONGOLA
IN INDIGO ISLE
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9221 Indigo Isle Court #102
3 Bedrooms | 2 Full Baths | 1 Half-Bath
2,060 Sq. Ft. of Living Area
$775,000
ML# 226005155
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PENDING SALE BY ED GONGOLA
IN CYPRESS HAMMOCK
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Full Golf Membership Available
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9540 Cypress Hammock Circle #201
3 Bedrooms + Den| 3 Full Baths
2,604 Sq. Ft. of Living Area
$795,000 Furnished with Golf Membership Available!!!
ML# 226001180
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PENDING SALE BY ED GONGOLA
IN INDIGO ISLE
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9261 Indigo Isle Court. #202
3 Bedrooms + Den | 3 Full Baths
2,748 Sq. Ft. of Living Area
$1,095,000
ML# 226000095
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PENDING BY ED GONGOLA
IN CYPRESS HAMMOCK
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9533 Cypress Hammock Circle #102
3 Bedrooms | 2 Full Baths | 1 Half-Bath
2,060 Sq. Ft. of Living Area
Price Adjustment: $499,900
ML# 225062417
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SOLD BY ED GONGOLA
IN IDLEWILDE
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10005 Idle Pine Lane
3 Bedrooms | 3 Full Baths | 1 Half-Bath
2,859 Sq. Ft. of Living Area
$1,262,500
ML# 225073748
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JUST LISTED & PENDING BY ED GONGOLA
IN HAWTHORNE
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9035 Windswept Drive
3 Bedrooms + Den | 3 Full Baths
2,467 Sq. Ft. of Living Area
$1,425,000
ML# 226003309
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PENDING BY ED GONGOLA
IN IDLEWILDE
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10232 Idle Pine Way
3 Bedrooms + Den | 3 Full Baths | 1 Half-Bath
4032 Sq. Ft. of Living Area
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SOLD BY ED GONGOLA
IN CYPRESS HAMMOCK
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9533 Cypress Hammock Circle #101
2 Bedrooms + Den | 3 Full Baths
2,060 Sq. Ft. of Living Area
$702,500
ML# 225081725
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January Activity Shows Competitive Pricing Sparks Sales
Sellers in the Naples area housing market enjoyed increased buyer activity in January as pending sales increased 40.3 percent to 1,065 pending sales from 759 pending sales in January 2025. According to the January 2026 Market Report by the Naples Area Board of REALTORS® (NABOR®), which tracks home listings and sales within Collier County (excluding Marco Island), there were 2,053 price decreases during January and 1,906 new listings, which opened the door to buyers seeking more choices in all price points and home types.
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| Broker analysts reviewing the report anticipated January would enjoy continued sales momentum, as seen during the second half of 2025, and point to the 9.2 months of inventory as a signal that Naples has returned to a balanced market.
“Sellers have gotten the message,” said Carrie Lademan, Senior Vice President, West Coast of Florida, William Raveis Real Estate. “Competitive pricing sparks sales!”
The overall median closed price in January decreased 4.1 percent to $627,500 from $654,000 in January 2025. However, this was driven by the condominium market, which had a 3.4 percent decrease in median closed price, to $450,000 from $466,000 in January 2025. The single-family home market, which had about 500 fewer properties for sale than the condominium market, reported a 1.6 percent increase in median closed price, to $812,500 from $800,000 in January 2025.
Despite a surge of 907 more new listings in January compared to December, overall inventory during January decreased 10.6 percent to 6,328 properties from 7,082 properties in January 2025, which highlights a rapid pace of sales outpacing new supply.
The Time to Buy is Now
“Buyers are making purchase decisions earlier because they can’t wait and look around—the property they want might be gone,” said Mike Hughes, Vice President and General Manager for Downing-Frye Realty, Inc. “Historically, sellers drop prices at the end of season, but we are seeing a shift as more sellers understand being competitive from the start of season is an advantage.”
Ryan Bleggi, Regional VP, West Coast of Florida for William Raveis Real Estate, remarked that “cash sales in January were up.”
The report showed 67 percent of sales during January were cash sales. In January 2025, 61 percent were cash sales.
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| New Conversations
According to Christine Citrano, NABOR® President and agent for John R. Wood Properties, “The December report showed an 11.1 percent increase in closed sales of homes with four bedrooms or more. I’m also seeing more people buy larger-sized properties with growing interest in multi-generational housing.”
In response, Cindy Carroll of Carroll & Carroll Appraisers & Consultants, LLC., replied “The December report shows great stability in the market. But it’s not the same market we had 20 years ago. Now the focus is on properties east of Airport Road; particularly in Golden Gate Estates area [east of 951], where we are seeing a whole new world emerge. This is a great target for those looking to build or buy multi- generational homes.”
“There were almost 200 more closed sales in December 2019 than in December 2025,” said Ryan Bleggi, 2022 NABOR® President. “But the median closed price has almost doubled since then. As Cindy points out, it is a new world now where more and more of Naples is becoming a luxury home market destination.”
According to several broker analysts reviewing the December report, conversations in 2026 will look much different than in previous years because last year proved hurricanes are not an annual threat, insurance rates are now more competitive – Citizens Property Insurance Corporation, a not-for-profit insurer of last resort that was created by the Florida Legislature in 2002, just lowered its rates – and mortgage rates hovering around 6 percent are increasingly considered the new normal and will likely remain for the immediate future.
Young concluded that “sellers who have achieved healthy equity or might be able to transfer a low mortgage rate to a new buyer should consider reducing their asking price because competition typically increases during winter season and homes priced to sell rise to the top.”
“We also experienced some multiple offer situations in January as more sellers priced their homes competitively so it increased buyer demand,” said Lademan.
Overall closed sales increased 0.5 percent to 564 closed sales from 561 closed sales in January 2025. Closed sales of condominiums increased 8.2 percent to 276 closed sales from 255 closed sales in January 2025. However, closed sales of single-family homes decreased 5.9 percent to 288 closed sales from 306 closed sales.
Depending on several factors including negotiations, inspections, and financing, it can take a sale under contract (pending sale) up to 90 days to close. “My advice to agents working with buyers today is to be vigilant and schedule inspections as early as possible,” said Hughes.
The NABOR® January 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: |
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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.
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Why Choose Me As Your REALTOR®?
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| To learn more about me and my real estate business and Shadow Wood 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. |
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