Naples and Grey Oaks Real Estate Update (November 2025)

Over the past 12 months, from December 2024 through November 2025, the Grey Oaks real estate market has clearly softened, though not without important nuance. Average list prices are down about 6% year over year as sellers have become more realistic with pricing. At the same time, median sale prices are up roughly 5%, which is why I prefer using the median—it gives a clearer picture without being distorted by unusually low or high sales. Price per square foot is down approximately 3%, and that variation largely comes down to condition: homes that are updated and move-in ready continue to outperform those that require work. Overall, both new listings and closed sales are down, resulting in lower inventory and reduced transaction volume compared to last year.

When we look specifically at November 2025, activity was very limited. Only one new home came to market and just two properties closed during the month, with a median closing price around $2.5 million. Days on market averaged 166 days, though that figure is skewed by one property that sat for an extended period while another sold almost immediately. Active inventory remains extremely low, with just 11 homes available at the end of the month. Based on recent absorption, that equates to approximately 2.8 months of supply, which is the lowest level we’ve seen this year.

These conditions are very different from what we’re seeing in the broader Naples market. Across Naples as a whole, inventory, new listings, and closed sales are all up year over year, and homes are generally taking longer to sell. Grey Oaks continues to operate as its own micro-market, driven by its central location, lifestyle, and limited supply. With only a small number of homes available, pricing and preparation matter more than ever, even in a lower-volume environment.

I also want to highlight the role that preparation and staging continue to play in today’s market. In multiple recent examples, sellers who allowed us to make targeted improvements—such as painting, updating lighting, refreshing hardware, and thoughtfully staging existing furniture—saw dramatic improvements in how buyers responded. One coach home sold in just eight days after these updates. Even modest changes can significantly improve marketability and help a home sell faster and closer to its true value.