Here is what actually moved in Naples and Southwest Florida, and what each story means if you own, want to buy, or are thinking about selling.
Naples Realtors back Amendment 3 property tax cut ahead of Nov. 3 vote, while opposing Collier's tourist tax hike
The Naples Press reported on Oct 16, 2026 that the Naples Area Board of Realtors (NABOR) board has voted to endorse Amendment 3, joining Florida Realtors, which has spent more than $10 million on its Vote Yes on 3 campaign. The amendment would raise the homestead exemption on non-school taxes from $50,000 to $150,000 in 2027 and $250,000 in 2028, give new residents a smaller exemption until they have lived in Florida five years, and cap yearly taxable value growth on non-homestead property (rentals, second homes, businesses) at 5% instead of 10%. It needs at least 60% voter approval on Nov. 3. Sheriffs, firefighters and many local governments oppose it, the Greater Naples Chamber has taken no position, and NABOR also opposes a separate Collier referendum raising the tourist development tax from 5% to 6%.
Why it matters: This is the biggest property tax change on the ballot in years and buyers and sellers will be asking the team about it for the next two and a half weeks. If it passes, homesteaded owners in Collier, where roughly 110,000 of 230,662 residential properties are homesteaded, could see real savings, and second-home and rental owners get a tighter 5% cap on assessment growth. For out-of-state and relocating buyers, the key detail is that new residents would get a smaller exemption for their first five years in Florida, so the team should walk relocators through how this could change their carrying costs, and short-term rental investors should watch the tourist tax vote too.
Fifth Avenue South landlords push out longtime local shops for national brands as rents double
The Naples Press reported on Oct 16, 2026 that new ownership on Fifth Avenue South is reshuffling longtime tenants. M Development, which bought about 27 Naples addresses from Hoffmann Commercial Real Estate in 2023, has declined to renew several leases and is adding brands like Faherty, Johnnie-O and Spartina 449, while Regatta, downtown since 1985, moved to The Marketplace at Pelican Bay. Gallery owner Aldo Castillo said his $16,000 monthly rent for about 1,750 square feet at 634 Fifth Ave. S. would have risen to $32,000 to $35,000, so he is moving to 472 Fifth Ave. S. by Nov. 1. M Development's property manager said the firm is moving away from office space, putting more retail on first floors and targeting larger spaces it can subdivide.
Why it matters: Fifth Avenue is the heart of downtown Naples, and a shift toward national and higher-end retail at roughly double the rent tells the team where commercial values and lease rates are heading downtown. It also matters to residential clients, since the mix of shops and restaurants along Fifth drives the walkable lifestyle that supports prices in nearby condos and Olde Naples homes. For out-of-state buyers and business owners relocating here, it is a clear signal that prime downtown storefronts now command big-city rents, so anyone planning to open a shop or office should budget accordingly or look at side streets and nearby corridors.
M/I Homes closes on Brightshore homesites, plans 500+ homes from the high $300,000s in eastern Collier
The Naples Press reported on Oct 16, 2026 that M/I Homes has closed on homesites in Brightshore, the Barron Collier Companies community northwest of Immokalee Road and Everglades Boulevard, and plans more than 500 homes in two neighborhoods. Radiance will have 213 homes (78 paired villas and 135 single-family) starting in the low $400,000s, and Sunward will have more than 300 homes, including 140 paired villas, starting in the high $300,000s. M/I joins Pulte, Toll Brothers, Christopher Alan Homes and Taylor Morrison as the fifth Brightshore builder. The builder's plans were first reported by the Business Observer on Sept 23, 2026, so this is a follow-up confirming the land closing rather than a brand-new announcement.
Why it matters: New construction under $450,000 is rare in Collier, so Brightshore is quickly becoming a main option for first-time and value-focused buyers the team works with, and five national builders competing in one community gives buyers leverage on incentives. It also adds supply in eastern Collier that resale sellers in Golden Gate Estates and nearby areas will be priced against. For out-of-state and relocating buyers, it is one of the few ways to get a new, current-code home in the Naples area at this price point, though the team should explain the longer drive to the coast and confirm HOA fees and flood and insurance details before contract.