Naples today
What this means
Naples prices barely moved in the past year (−0.9%), now 11.3% below the Apr 2024 peak.
Treat these as area figures and confirm rent with comps. Sources and method: how these figures are built.
Go deeper: Dane's detailed guides for this area: Buying a Home in Naples.
Quick facts
| Naples | vs Collier County | vs Florida | |
|---|---|---|---|
| Population | 20,114 (2025 estimate) | ||
| Growth since 2020 | 5.2% | -5.8 pts | -3.7 pts |
| Median home value | $1,525,600 | 182% higher | 325% higher |
| Median gross rent | $2,305 | 24% higher | 38% higher |
| Median household income | $153,182 | 70% higher | 105% higher |
| Owner occupied homes | 82.1% | +5.5 pts | +14.5 pts |
| Residents 65 and older | 55.8% | +22.0 pts | +34.5 pts |
| Average commute (minutes) | 22 | 14% lower | 20% lower |
| Homes built 2010 or later | 11.7% | -6.4 pts | -2.5 pts |
| Median property tax paid | $8,353 | 147% higher | 206% higher |
Census survey figures are 2020 to 2024 averages; methods.
Living in Naples
Collier County Gulf city founded in 1886, known for beaches, golf and an upscale waterfront.
Naples is a city with its own government, located in Collier County.
Known for: Naples Pier; Tin City; Naples Zoo; Artis Naples
How it has grown: Tamiami Trail (US 41) and Interstate 75 pass through.
Next to the rest of Collier County, homes are pricier than the county median ($1,525,600 vs $540,700); household incomes are higher ($153,182 vs $90,045); the population is older (55.8% age 65 or older vs 33.8%) and more homes are seasonal or vacation homes (40.8% vs 24.9%).
Cities with similar prices and rents: Coral Gables ($1,089,900, $2,373), Key West ($852,400, $2,220), Madeira Beach ($722,800, $2,326).
Growth and housing
The Census estimates 20,114 residents in 2025, up from 19,126 in 2020: 5.2% growth.
| 2025 building permits | Naples |
|---|---|
| Single family | 117 |
| 5 or more units | 60 |
| Total units | 179 |
| Per 1,000 residents | 8.9 |
Half the homes are older than 1983. Apartments and condos make up a large share: 59.9% of homes are in buildings of five or more units. Households average 1.96 people.
4.8% of residents moved in from another state in the past year (county 4.1%).
Risks to price in
| Risk item | Detail |
|---|---|
| County average homeowners insurance with wind | $5,534 a year |
| Hurricanes tied to Collier County since 2000 | Wilma (2005), Irma (2017) |
| Coastal county | check flood zone and elevation per address |
With 44.9% of the stock built before 1980, budget for roof, electrical and plumbing updates. Inspections
Before buying in one of the larger buildings (41.6% of housing), check reserves, minutes and insurance. Condo financing
Flood, storms and jobs
Naples has its own flood program rating: CRS class 5, which takes 25% off federal flood premiums in high risk zones. Since 2000, flood insurance has paid $584,330,467 on 4,393 claims inside Naples. Countywide, 0.1% of homes sit in a FEMA high risk zone; the Collier County guide has the full flood, storm and jobs picture.
Buying a home in Naples
| 2026 loan limits (county) | Amount |
|---|---|
| FHA, one unit | $764,750 |
| Conforming, one unit | $832,750 |
| Median home value here | $1,525,600 |
Homes cost 10.0 times median household income here (Collier County 6.0, Florida 4.8).
- Conventional: the most common loan in Collier County.
- VA: veterans are 8.6% of adults.
- Jumbo: many homes here run near or past the $832,750 conforming limit.
Investing in Naples
Long term rentals
| Naples | vs Collier County | |
|---|---|---|
| Renter occupied homes | 17.9% | -5.5 pts |
| Rental vacancy | 7.9% | -2.1 pts |
| Rent as share of renter income | 43.4% | +5.9 pts |
Short term rentals
With 40.8% of homes kept for seasonal use, Naples is a true vacation market.
| Short term rental taxes | Rate |
|---|---|
| County tourist development tax | 5% |
| State sales tax | 6% plus any county surtax |
Rules vary street by street; verify zoning and HOA limits early. State rules
Property types
| Housing stock | Share |
|---|---|
| Single family detached | 31.2% |
| Buildings with 5+ units | 59.9% |
| Manufactured homes | 0.8% |
Nearby
Other Florida markets
Sources
- U.S. Census Bureau, American Community Survey 2020 to 2024 5 year estimates. 2020 to 2024.
- U.S. Census Bureau, Population Estimates, Vintage 2025. July 1, 2025.
- U.S. Census Bureau, Building Permits Survey, 2025 annual. 2025.
- FFIEC HMDA Data Browser, originated loans. 2025 and 2024.
- LendingTree: 2026 FHA loan limits in Florida by county (HUD figures). 2026.
- Florida Realtors: FHFA sets 2026 conforming loan limits. 2026.
- Florida Office of Economic and Demographic Research: 2026 local option tourist tax rates. 2026.
- Florida Office of Insurance Regulation, July 2026 Insurance Stability Unit report (average homeowners premium with wind, as of March 31, 2026). March 31, 2026.
- Freddie Mac Primary Mortgage Market Survey. week of October 22, 2026.
- Wikipedia: List of counties in Florida. checked October 2026.
- U.S. Census Bureau county adjacency file. 2024.
- Wikipedia county article and statewide lists (colleges, teams, airports); Florida Defense Support Task Force installation map. checked October 2026.
- Wikipedia article for this place (history, setting, roads). checked October 2026.
- Zillow Home Value Index (ZHVI), all homes, middle tier, smoothed and seasonally adjusted. September 2026.
- Federal Housing Finance Agency House Price Index (county annual, metro and state quarterly, all transactions). through Q2 2026.
- U.S. Census Bureau, Building Permits Survey, January to September 2026 and 2025. September 2026.
- FEMA OpenFEMA, NFIP Residential Penetration Rates. as of August 2026.
- FEMA OpenFEMA, FIMA NFIP Redacted Claims (2000 to 2026). as of September 2026.
- FEMA OpenFEMA, NFIP Community Status Book (Community Rating System class). August 2026.
- FEMA OpenFEMA, Disaster Declarations Summaries (2000 to 2026). October 2026.
- U.S. Census Bureau, County Business Patterns 2023. 2023.
- U.S. Census Bureau, ACS 2020 to 2024, median gross rent by bedrooms (B25031). 2020 to 2024.
- Hurricane landfalls: Wikipedia, List of Florida hurricanes (2000 to present). checked October 2026.
Estimates from public data; they change over time. General information, not investment, tax or legal advice, and not a loan offer. Methods and assumptions.