{"id":61920,"date":"2025-11-26T19:59:09","date_gmt":"2025-11-26T19:59:09","guid":{"rendered":"https:\/\/www.newsbeep.com\/us-fl\/61920\/"},"modified":"2025-11-26T19:59:09","modified_gmt":"2025-11-26T19:59:09","slug":"luxury-markets-buck-national-trends-naples-fort-myers-real-estate","status":"publish","type":"post","link":"https:\/\/www.newsbeep.com\/us-fl\/61920\/","title":{"rendered":"Luxury Markets Buck National Trends, Naples & Fort Myers | Real Estate"},"content":{"rendered":"

Southwest Florida\u2019s luxury housing market is diverging from the national slowdown, even as the rest of the country reveals a split personality between high-velocity growth pockets and price-correction markets, according to Realtor.com<\/a>\u2019s October Luxury Housing Market Report.<\/p>\n

In the Cape Coral\u2013Fort Myers and Naples\u2013Marco Island metropolitan areas, the trendlines are moving in different directions. Cape Coral\u2013Fort Myers posted one of the steepest luxury price drops in the nation, with the entry point for the top 10% of listings falling 7.8% year over year to about $1.06 million. Days on market ticked up slightly, indicating a market still digesting elevated prices and shifting seller expectations.<\/p>\n

Just 45 miles south, however, Naples\u2013Marco Island remains among the country\u2019s most expensive luxury markets despite a mild price dip. Luxury listings there now begin at roughly $3.44 million, a 2.1% decrease from last year. Naples\u2019 ultra-affluent segment continues to outpace national levels, ranking seventh in the nation by price threshold and averaging nearly 2,000 million-dollar listings over the past year, evidence of sustained demand from high-net-worth buyers who see Collier County as a long-term investment rather than a speculative play.<\/p>\n

The contrast between the two metros mirrors what Realtor.com<\/a> Chief Economist Danielle Hale described as a national market defined by \u201ca more dynamic, city-by-city story.\u201d Nationally, the luxury benchmark \u2014 the 90th percentile of listing prices \u2014 slipped 2.2% year over year to $1.22 million. But underlying that cooling trend is a sharp divide between markets where prices are accelerating and homes are selling faster, and others where price corrections are reigniting demand.<\/p>\n

\u201cThe national average for luxury pricing is overshadowing a more dynamic, city-by-city story,\u201d Hale said. \u201cIn markets where prices are accelerating and homes are selling faster, buyers are clearly competing. But the most compelling trend this month is the effective price correction in other high-end metros.\u201d<\/p>\n

\"Port<\/p>\n

\"\"<\/p>\n

A Gulf-front Port Royal estate features a resort-style pool and shaded outdoor living spaces overlooking the turquoise waters of the Gulf.<\/p>\n

Provided<\/p>\n

North Port\u2013Bradenton\u2013Sarasota, just north of Fort Myers, led the country in luxury price growth, surging nearly 20% year over year to $1.67 million. The region continues to attract affluent buyers seeking newer construction, coastal access and comparatively lower prices than Naples.<\/p>\n

Three metros \u2014 Heber, Utah; Boise City, Idaho; and Minneapolis \u2014 stood out as true \u201chigh-velocity\u201d markets, with luxury prices rising while homes sold faster. \u201cThese are the nation’s true high-velocity markets right now,\u201d Realtor.com<\/a> senior economist Anthony Smith said. \u201cWhen prices rise year-over-year while homes are simultaneously selling faster, it means buyers are not just willing to meet the price \u2014 they are competing for limited inventory.\u201d<\/p>\n

Elsewhere, price corrections are resetting expectations and accelerating sales. Bridgeport\u2013Stamford\u2013Danbury, Connecticut, saw luxury prices drop 7.5% while days on market plunged 42.5%. Charleston, South Carolina, and Atlantic City, New Jersey, posted similar declines. At the extreme, Kahului\u2013Wailuku, Hawaii, recorded the sharpest decline in the nation, nearly 20%, pulling its luxury threshold down to $3.79 million.<\/p>\n

Even with price softening at the national level, the ultra-luxury tier, the top 1% of listings, showed slight stabilization, rising 1% month over month to $5.41 million.<\/p>\n

The diverging paths of Cape Coral\u2013Fort Myers, Naples\u2013Marco Island,and North Port underline a broader regional reality. High-end demand remains strong, but the definition of luxury \u2014 and its pace \u2014 varies sharply from one coastal market to the next.<\/p>\n

Luxury Metros with the Largest Price Declines (year over year)<\/p>\n

Rank<\/p>\n

Area<\/p>\n

10% Most
Expensive
Listings Start at:<\/p>\n

Price for top 10%
Listings YoY<\/p>\n

Median Days on Market
top 10% YoY<\/p>\n

USA<\/p>\n

$1,224,164<\/p>\n

-2.2\u00a0%<\/p>\n

4.0\u00a0%<\/p>\n

1<\/p>\n

Kahului-Wailuku, Hawaii<\/p>\n

$3,791,000<\/p>\n

-19.9\u00a0%<\/p>\n

-4.3\u00a0%<\/p>\n

2<\/p>\n

Charleston-North Charleston, S.C.<\/p>\n

$1,994,500<\/p>\n

-13.1\u00a0%<\/p>\n

-13.9\u00a0%<\/p>\n

3<\/p>\n

Atlantic City-Hammonton, N.J.<\/p>\n

$2,324,950<\/p>\n

-13.0\u00a0%<\/p>\n

-20.6\u00a0%<\/p>\n

4<\/p>\n

Austin-Round Rock-San Marcos, Texas<\/p>\n

$1,332,650<\/p>\n

-11.0\u00a0%<\/p>\n

-5.2\u00a0%<\/p>\n

5<\/p>\n

Port St. Lucie, Fla.<\/p>\n

$1,011,473<\/p>\n

-9.0\u00a0%<\/p>\n

21.4\u00a0%<\/p>\n

6<\/p>\n

Cape Coral-Fort Myers, Fla.<\/p>\n

$1,057,360<\/p>\n

-7.8\u00a0%<\/p>\n

3.7\u00a0%<\/p>\n

7<\/p>\n

New York-Newark-Jersey City, N.Y.-N.J.<\/p>\n

$3,017,194<\/p>\n

-7.7\u00a0%<\/p>\n

-8.9\u00a0%<\/p>\n

8<\/p>\n

Bridgeport-Stamford-Danbury, Conn.<\/p>\n

$4,249,600<\/p>\n

-7.5\u00a0%<\/p>\n

-42.5\u00a0%<\/p>\n

9<\/p>\n

Oxnard-Thousand Oaks-Ventura, Calif.<\/p>\n

$2,999,999<\/p>\n

-6.5\u00a0%<\/p>\n

15.9\u00a0%<\/p>\n

10<\/p>\n

Los Angeles-Long Beach-Anaheim, Calif.<\/p>\n

$3,996,297<\/p>\n

-6.3\u00a0%<\/p>\n

4.0\u00a0%<\/p>\n

\"Cape<\/p>\n

\"\"<\/p>\n

A waterfront neighborhood in Cape Coral features canal-front homes with private docks, a hallmark of the city\u2019s luxury real estate market.<\/p>\n

Sotheby’s International Realty<\/p>\n

Top 10 Luxury Markets by 90th Percentile Listing Price<\/p>\n

Rank<\/p>\n

Area<\/p>\n

Metro\/Micro<\/p>\n

10% Most
Expensive
Listings Start
at:<\/p>\n

10% Most
Expensive YoY<\/p>\n

Average
Annual Million-
Dollar Listing
Count<\/p>\n

Multiple to
Median Listing
Price<\/p>\n

1<\/p>\n

Heber, Utah<\/p>\n

Micro<\/p>\n

$6,500,000<\/p>\n

8.4\u00a0%<\/p>\n

928<\/p>\n

4.5<\/p>\n

2<\/p>\n

Key West-Key Largo, Fla.<\/p>\n

Micro<\/p>\n

$4,824,500<\/p>\n

1.7\u00a0%<\/p>\n

718<\/p>\n

3.8<\/p>\n

3<\/p>\n

Bridgeport-Stamford-Danbury, Conn.<\/p>\n

Metro<\/p>\n

$4,249,600<\/p>\n

-7.5\u00a0%<\/p>\n

614<\/p>\n

5.3<\/p>\n

4<\/p>\n

Los Angeles-Long Beach-Anaheim, Calif.<\/p>\n

Metro<\/p>\n

$3,996,297<\/p>\n

-6.3\u00a0%<\/p>\n

9,795<\/p>\n

3.6<\/p>\n

5<\/p>\n

Kahului-Wailuku, Hawaii<\/p>\n

Metro<\/p>\n

$3,791,000<\/p>\n

-19.9\u00a0%<\/p>\n

677<\/p>\n

3.4<\/p>\n

6<\/p>\n

San Jose-Sunnyvale-Santa Clara, Calif.<\/p>\n

Metro<\/p>\n

$3,750,400<\/p>\n

-6.2\u00a0%<\/p>\n

1,095<\/p>\n

2.7<\/p>\n

7<\/p>\n

Naples-Marco Island, Fla.<\/p>\n

Metro<\/p>\n

$3,443,693<\/p>\n

-2.1\u00a0%<\/p>\n

1,946<\/p>\n

4.9<\/p>\n

8<\/p>\n

New York-Newark-Jersey City, N.Y.-N.J.<\/p>\n

Metro<\/p>\n

$3,017,194<\/p>\n

-7.7\u00a0%<\/p>\n

12,310<\/p>\n

4.0<\/p>\n

9<\/p>\n

Oxnard-Thousand Oaks-Ventura, Calif.<\/p>\n

Metro<\/p>\n

$2,999,999<\/p>\n

-6.5\u00a0%<\/p>\n

697<\/p>\n

3.0<\/p>\n

10<\/p>\n

San Diego-Chula Vista-Carlsbad, Calif.<\/p>\n

Metro<\/p>\n

$2,894,369<\/p>\n

-2.8\u00a0%<\/p>\n

2,336<\/p>\n

3.1<\/p>\n","protected":false},"excerpt":{"rendered":"Southwest Florida\u2019s luxury housing market is diverging from the national slowdown, even as the rest of the country…\n","protected":false},"author":2,"featured_media":61921,"comment_status":"","ping_status":"","sticky":false,"template":"","format":"standard","meta":{"footnotes":""},"categories":[14],"tags":[209,211,210,37376,37375,803,3655,1521],"class_list":["post-61920","post","type-post","status-publish","format-standard","has-post-thumbnail","category-cape-coral","tag-cape-coral","tag-cape-coral-headlines","tag-cape-coral-news","tag-cape-coral-fort-myers","tag-luxury-housing-market","tag-luxury-real-estate","tag-price-correction","tag-southwest-florida"],"_links":{"self":[{"href":"https:\/\/www.newsbeep.com\/us-fl\/wp-json\/wp\/v2\/posts\/61920","targetHints":{"allow":["GET"]}}],"collection":[{"href":"https:\/\/www.newsbeep.com\/us-fl\/wp-json\/wp\/v2\/posts"}],"about":[{"href":"https:\/\/www.newsbeep.com\/us-fl\/wp-json\/wp\/v2\/types\/post"}],"author":[{"embeddable":true,"href":"https:\/\/www.newsbeep.com\/us-fl\/wp-json\/wp\/v2\/users\/2"}],"replies":[{"embeddable":true,"href":"https:\/\/www.newsbeep.com\/us-fl\/wp-json\/wp\/v2\/comments?post=61920"}],"version-history":[{"count":0,"href":"https:\/\/www.newsbeep.com\/us-fl\/wp-json\/wp\/v2\/posts\/61920\/revisions"}],"wp:featuredmedia":[{"embeddable":true,"href":"https:\/\/www.newsbeep.com\/us-fl\/wp-json\/wp\/v2\/media\/61921"}],"wp:attachment":[{"href":"https:\/\/www.newsbeep.com\/us-fl\/wp-json\/wp\/v2\/media?parent=61920"}],"wp:term":[{"taxonomy":"category","embeddable":true,"href":"https:\/\/www.newsbeep.com\/us-fl\/wp-json\/wp\/v2\/categories?post=61920"},{"taxonomy":"post_tag","embeddable":true,"href":"https:\/\/www.newsbeep.com\/us-fl\/wp-json\/wp\/v2\/tags?post=61920"}],"curies":[{"name":"wp","href":"https:\/\/api.w.org\/{rel}","templated":true}]}}