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 September numbers: inventory down 17.3%, months of supply 5.5, median price up 4.5% to $575,000
Oct 25 was a Sunday with no major new Naples real estate stories, so the top item is the latest official market data: NABOR's September 2026 report, recapped Oct 25. Overall closed sales rose 2.5% to 623, the median closed price rose 4.5% to $575,000, and homes for sale fell 17.3% from a year ago to 4,240, leaving 5.5 months of supply compared with 7.8 last September. New listings jumped 35% from August to 1,073 as season approaches, while pending sales fell 6.8% to 702. Single-family homes had a median of $747,500 (up 3.1%), condos had a median of $400,000 (down 2.4%), and sellers received an average of 94.8% of list price.
Why it matters: This is the clearest data the team has heading into season. Supply is much tighter than a year ago, but buyers can still negotiate, so sellers need realistic pricing and buyers should be ready to move on well-priced homes, especially single-family. The rise in new listings means more choice is arriving now, which makes this a good time to reconnect with relocation and second-home buyers planning winter visits. For out-of-state buyers, the softer condo median and roughly 5% discount off list are a real opening, but they should budget for condo reserves and insurance before they compare prices with back home.
Park Shore's Trianon Centre office complex sells for $27 million to Boston investor
Boston-based Farley White Interests bought the Trianon Centre, two connected three-story office buildings at 850 Park Shore Drive and 3777 Tamiami Trail N., for $27 million, or about $581 per square foot, in a sale that closed Sept. 30 and was reported Oct 23. The early-1990s property has 46,470 square feet of leasable space on 2.7 acres, and its tenants include Key Private Bank, Bessemer Trust, J.P. Morgan and Wilmington Trust. About a week earlier, Commerce Bank bought the six-story FineMark building at 800 Laurel Oak Drive in North Naples for $24.1 million, about $570 per square foot.
Why it matters: Two Naples office deals near $575 per square foot within weeks show out-of-state money still competing for well-located commercial space, which matters for the team's commercial and investor clients. The tenant list of private banks and wealth managers also shows how much affluent-client business is concentrated along the U.S. 41 and Park Shore corridor, which helps the luxury residential market nearby. For people relocating businesses or practices here, it is a sign that quality office space in Naples is tight and priced at a premium.
Amendment 3, nine days out: new focus on what local governments would cut if the homestead exemption rises
A Central Florida Public Media report published by WUSF on Oct 25 looks at the other side of Amendment 3: how counties would cover lost property tax revenue. Using Orange County as the example, it reports the county's property tax revenue would fall about $165 million in 2027 and $275 million in 2028, and a study from the Florida Policy Institute, which has helped fund the opposition campaign, estimates children's services councils in 14 counties could lose about $278 million over two years. Supporters say the measure would help homeowners save as costs rise, and one homeowner quoted estimates savings of about $1,500 a year. The amendment, on the Nov. 3 ballot, needs 60% to pass and would raise the non-school homestead exemption to $150,000 in 2027 and $250,000 in 2028.
Why it matters: This adds a new angle to yesterday's lead story: clients will hear both the savings pitch and warnings about cuts to local services, and the team should be able to explain both fairly as early voting continues. Collier has no figures in this report, but any county would face the same trade-off of cutting services or raising other fees, which affects the long-run cost of owning in Naples. Out-of-state buyers and people relocating should know the result changes their future tax bill, so their timing on becoming Florida residents and filing homestead matters either way.