34116
Naples, Florida

Naples ZIP code 34116 shows measured appreciation with a median sale price of $477,500, up just 1.8% year-over-year as of February 2026. Homes are averaging 63.5 days on market, indicating neither distressed selling nor exceptional demand. Only 13% of properties are selling above list price, signaling that seller pricing power has moderated significantly from prior years. This represents a normalization from the post-pandemic frenzy that characterized Southwest Florida markets through 2022-2023.

The current dynamics favor buyers with adequate due diligence time and negotiating leverage. With 87% of sales closing at or below asking price and properties sitting for over two months, purchasers can conduct thorough inspections and request concessions. This environment particularly suits primary residence buyers rather than speculative investors, given the modest 1.8% annual appreciation fails to justify cash-flow negative investment holds. Sellers with equity from pre-2020 purchases can still exit profitably, though recent buyers face minimal price cushion.

The PropIQ score of 65 signals caution, suggesting vulnerability to broader economic headwinds or inventory increases that could pressure prices downward. The combination of tepid appreciation and extended marketing times indicates demand has not kept pace with available supply. Monitoring monthly inventory levels and absorption rates will be critical, as any increase beyond current days-on-market metrics would likely force additional price compression and shift the score into bearish territory.