By Sal DiBenedetto, Licensed Real Estate Broker · The DiBe Group, brokered by eXp Realty · Updated September 2026

Naples is one of the most expensive housing markets in Florida, and that is exactly why a percentage-based listing commission hits Naples sellers so hard. On a $700,000 single-family home, a 3% listing commission alone is $21,000. On a $2 million home near the beach, it is $60,000. For the same MLS listing that every other home gets, many Naples owners are asking whether that math still makes sense.

A flat fee listing with The DiBe Group lists your Naples home on the MLS, in front of every buyer’s agent in Collier and Lee counties, with a licensed Florida broker handling the listing for one set fee instead of a percentage of your price. Nothing is due upfront; the fee is paid at closing. Here is where the Naples market stands and what sellers need to know.

Naples Real Estate Market Report, 2026

The Naples Area Board of Realtors’ August 2026 report, which covers Collier County outside Marco Island, showed a median sale price of $575,000, down 1.7% from a year earlier, on 622 closed sales. The important change is inventory: there were 4,093 homes for sale, equal to about 5.4 months of supply, down from 8.1 months a year earlier. Homes sold after a median of 99 days, and sellers received about 94.8% of list price, up from 93.8%. NABOR described the market as turning more competitive in spring 2026 after price corrections that began the summer before.

Source: Naples Area Board of Realtors, August 2026, covering Collier County excluding Marco Island.

Prices by Area

Naples is many markets in one. NABOR’s May 2026 report showed huge differences by area:

That spread is why a Naples listing needs to be priced from sales in its own area and community, not a countywide median.

What a Flat Fee Can Save a Naples Seller

A flat fee listing keeps your listing cost the same no matter which line your home is on. Compensation for a buyer’s agent is a separate decision you make; we will explain what is customary for your price range and community so you can choose with confidence.

Selling a Naples Condo in 2026

Roughly half of the homes for sale in Naples are condos, and condo sellers face the biggest changes. Naples-area condo values fell nearly 17% from their August 2022 peak, according to Zillow data reported by Gulfshore Business, though the August 2026 NABOR report showed the condo median up 2.7% year over year and condo sales up about 22% for the year. The market is recovering, but buyers and lenders are scrutinizing buildings more than ever.

• Milestone inspections and SIRS. About 245 Naples condo buildings were identified as needing milestone inspections and structural integrity reserve studies; most had completed them by mid-2025, according to the Gulf Shore Association of Condominiums. Under Florida’s 2025 condo law (HB 913), these requirements apply to buildings with three or more habitable stories, and buildings 30 years and older need milestone inspections every 10 years.
• Reserve funding and assessments. Buyers want to know whether reserves are funded and whether any special assessments are planned. Associations can now pause reserve funding for up to two years after a milestone inspection, or fund reserves through a line of credit with owner approval.
• Lending changes. Since August 3, 2026, Fannie Mae and Freddie Mac have ended limited condo reviews for most buyers, and the reserve expectation rises from 10% to 15% of the budget in January 2027. Buildings that cannot meet lender standards may be limited to cash buyers.
• Document deadlines. Buyers can cancel until seven days after receiving the association’s documents, and associations with 25 or more units must post records online.

The bright spot: Naples condos between $1 million and $3 million have been a strong segment, with sales up about 22% and inventory down about 31%. Buyers are paying for well-maintained buildings with completed inspections and funded reserves. If your building has done the work, lead with it.

Flood Rules, the 50% Rule and Insurance in Naples

Hurricane Ian pushed a storm surge of nearly 12 feet into parts of Collier County in 2022, the highest in Southwest Florida in more than 150 years. Newer, elevated homes performed best, and buyers now pay close attention to elevation and construction age.

• The 50% rule. In the City of Naples, if repairs or improvements reach 50% or more of a structure’s market value, the building must be brought up to current flood standards. The city uses the Collier County Property Appraiser’s structure value, which excludes land and pool, and owners can challenge it with a recent appraisal. A 2025 state law (SB 180) bars local governments from adding up improvements across several years. Buyers planning renovations will ask about this, especially for older homes in low-lying areas.
• Flood disclosure. Since October 1, 2025, Florida sellers must disclose prior flood damage, flood insurance claims and flood repair assistance at or before signing a contract. See our flood disclosure guide.
• Insurance. Florida homeowners insurance rates have started to come down, and Citizens Property Insurance had shrunk to about 255,000 policies by September 2026. Citizens now requires flood insurance on wind policies for homes valued at $400,000 or more as of January 2026, expanding to all policies in 2027 (condo unit policies are exempt).

Selling a Luxury Home in Naples

Naples has one of the deepest luxury markets in the country. In August 2026, the median single-family sale in the Naples Beach area was about $2.7 million, up roughly 20% from a year earlier, and eight of the ten most expensive sales that month were west of US-41. At these prices, a percentage commission can run well into six figures, which is why luxury sellers are some of the most interested in a flat fee approach.

Luxury buyers expect exceptional presentation: professional photography and video, drone footage of the water or golf course, detailed floor plans and a listing that tells the story of the home and its location. They also expect discretion. We can tailor showings to qualified buyers only, coordinate with your club or HOA on access, and handle negotiations through a licensed broker. What does not change at a higher price is your listing fee.

Selling a Home in a Naples Golf Community

Communities like Grey Oaks, Quail West, Talis Park, Pelican Bay and dozens of North Naples golf clubs each have their own membership structure. Some bundle golf, some offer optional memberships, and many require new owners to pay an equity contribution or initiation fee. Buyers compare the full cost of ownership across clubs, so a clear breakdown of dues, initiation, capital contributions and what the membership includes helps your home compete. If your membership can transfer to a buyer, especially in a club with a waitlist, make that a headline feature.

Getting a Naples Home Ready to Sell

• Roof, AC and wind protection. Have your roof age and permit, AC service records and any impact window or shutter details ready. These drive insurance quotes, and insurance drives buyer budgets.
• Elevation and flood documents. An elevation certificate and flood zone information answer the first question many buyers ask.
• Outdoor living. Naples buyers buy the lanai, the pool and the view. Clean, stage and light them well.
• Condo documents. For condos, have the milestone inspection, reserve study, budget, minutes and insurance summary ready before the first showing.
• Turnkey or not. Decide what furnishings convey. Many second-home buyers prefer turnkey condos and villas.

Selling Your Naples Home From Out of State

Many Naples owners spend part of the year elsewhere. You can sell without being here. We coordinate lockbox and gate access, cleaning, photography and showings, send feedback after every showing, and work with title companies that handle mail-away and remote online notary closings. If you are listing in season while you are in town, we schedule showings around your calendar.

Naples Neighborhoods We Serve

• Old Naples, Port Royal and Aqualane Shores: the city’s most valuable waterfront and in-town homes, west of US-41.
• Park Shore and The Moorings: beach-area condos and canal homes.
• Pelican Bay: high-rise and mid-rise condos, villas and homes with private beach access.
• Grey Oaks, Quail West and Talis Park: luxury golf communities.
• North Naples: gated golf and lifestyle communities along Vanderbilt, Immokalee and Livingston roads.
• East Naples and Lely: a mix of golf communities, condos and newer construction.
• Golden Gate and the Estates: see our Golden Gate Estates page.

For Naples lifestyle, see our downtown Naples and Fifth Avenue guide and Naples, Florida overview.

How Our Naples Flat Fee Listing Works

1. Consultation: tell us about your home, building or community, and timeline.
2. Area-specific pricing: we compare sales in your community and area, not countywide averages.
3. Documents: for condos, we gather the association documents, inspection reports, reserve study and insurance details before listing. For homes, flood and roof documentation.
4. Presentation: professional photography and a listing that sells your location and lifestyle.
5. MLS launch: your home goes on the Southwest Florida MLS, used by Naples-area agents, and syndicates to the major search sites.
6. Negotiation and closing: licensed broker support through offers, inspections, appraisal and closing, with the listing fee paid at closing.

Flat Fee vs. Full Commission vs. FSBO in Naples

Naples buyers overwhelmingly work with agents, and many communities restrict signs and require gate access. That makes FSBO especially difficult here. Compare the options in flat fee MLS vs. FSBO.

Naples Closing Costs for Sellers

• Doc stamps: $0.70 per $100 of price, about $4,025 on a $575,000 sale, customarily paid by the seller.
• Title insurance: who pays in Collier County depends on the contract form. Some sources describe the buyer as customarily paying in Collier, while the Naples-area contract form has historically assigned the premium to the seller with the buyer choosing the title agent. We will confirm what your contract says.
• Association costs: estoppels, transfer fees and any capital contributions.
• Prorated taxes and your mortgage payoff.
• Listing fee and any buyer’s agent compensation you choose to offer.

Use our seller net sheet to estimate proceeds.

Pricing Strategy in a Changing Naples Market

Naples inventory peaked in April 2025 and has fallen year over year since, while sellers are receiving a slightly higher share of their asking price than a year ago. That is a more balanced market than 2024 and 2025, but it is not a return to the frenzy of 2021 and 2022. Buyers still compare carefully, and homes priced above the market tend to sit for months before taking a cut.

We price Naples homes from three angles: recent closed sales in your community or building, the active and pending listings you will compete with, and how your home’s condition, view, elevation and fees compare. In condo buildings, we also factor in reserves and any assessments, since buyers deduct those from what they are willing to pay. The goal is a price that brings strong showings in the first two to three weeks, when your listing gets the most attention.

Best Time to Sell in Naples

Naples is strongly seasonal. Closed sales were 900 in May 2026 versus 622 in August, and winter brings the most buyer traffic as seasonal residents return. Hurricane season runs through November 30. For most sellers, the best plan is to prepare in early fall and list in November or December, ahead of the January-through-April peak.

Naples Flat Fee Listing FAQ

Flat Fee Listings Near Naples

About the Author: Sal DiBenedetto

Sal is a licensed Florida real estate broker with The DiBe Group, brokered by eXp Realty. He lists homes on the Southwest Florida MLS and Stellar MLS and helps homeowners from Sarasota to Naples sell without paying a percentage-based listing commission. He helps Naples homeowners and condo owners sell on the MLS for a set fee. More about Sal · Contact