Naples and Grey Oaks Real Estate Update (August 2025)

Grey Oaks Naples for Sale

With its central Naples location and unmatched amenities, Grey Oaks continues to distinguish itself from other private country club communities. As of Friday, Oct.3 at noon, there were fifteen residences available for sale, ranging in price from $2.1 million to $16.5 million. Over the past 120 days, six residences have gone under contract or pending (in July’s Grey Oaks report of last 120 days, there were only three, so residences are being put under contract much faster in August.). In the last 120 days, ten residences have closed, ranging from $1,200,000 to $5,350,000. and I am honored to have been directly involved in five of those closed transactions. I continue to see strong interest from buyers who specifically choose Grey Oaks for its lifestyle and reputation.

The average days on market for these ten closed residences was 109 days. The overall average sold price was $3,071,000, with sellers receiving 85 percent of their original list price (but 89% of last list price.) Interestingly, four of the closed properties were either fully updated or had major renovations, and for those four residences, their days on market average was 66 days, and they sold for 90 percent of their original list price (but 92.3% of last list price), which reinforces a consistent trend: buyers will pay a premium for a home that is refreshed, renovated, and move-in ready. Even partial updates such as a new roof, an updated kitchen, or a remodeled primary bath can make a significant difference in how quickly a residence sells and at what price. Properties that are staged, decluttered, and offered furnished are especially appealing, giving buyers confidence in an easy transition.

For homeowners considering the possibility of upsizing or downsizing in the next few years, it is often a wise investment to complete updates now and enjoy them while still living in the residence. When the time does come to sell, a refreshed home will typically sell more quickly and achieve a stronger price. Too often, sellers make improvements only right before listing and miss the benefit of enjoying the upgrades themselves. I am always happy to connect you with trusted and reputable tradespeople, contractors, designers, and fabricators who have consistently delivered excellent results.

Grey Oaks also reflects its strength through membership activity. Even with the Sports Membership increase to $130,000 and the Golf Membership increase to $375,000, our golf membership waitlist continues to hover around one hundred members, with the club anticipating approximately a three-year wait for resident members on the list. Twenty Master’s Golf Memberships were offered this year, and only a few slots are left. This allows a Golf Member of twenty years or more, to downgrade to a Sports Membership, but the Club allows the Member to golf four times per month, at any time, and unlimited golf, next day after 1:00 p.m. This allows twenty slots for new Golf Members on the list.

The average age of new Sports and Golf Members continue to drop, reducing the overall age of the community and bringing fresh vibrancy to our Club. Grey Oaks has more younger families moving into our wonderful community, with three new baby Grey Oaks Members recently born…and one coming soon! With three championship golf courses, two clubhouses, multiple dining venues, an expansive Wellness Center and spa, tennis, pickleball, and a resort-style pool, Grey Oaks offers a lifestyle that continues to attract discerning buyers year after year. The combination of location, amenities, and community engagement ensures that Grey Oaks remains one of Naples’ most desirable addresses.

Naples Market Update

A Market of Balance and Opportunity

August 2025 brought continued strength to the Naples real estate market, showing that demand for our coastal lifestyle remains robust. Pending and closed sales each climbed about 11% over last year, a clear signal that buyers are still moving with confidence. Yet, at the same time, the overall median closed price dipped slightly—just over 1%—after years of rapid growth. The result is a market that feels more balanced: sellers are achieving strong results, while buyers now enjoy more time and leverage in their decisions.

The Story Behind the Numbers

Not all property types are performing the same. Single-family homes continue to shine, with the median closed price rising nearly 8% year over year to roughly $732,000, along with higher sales volumes. Condominiums, however, saw an 18% decline in median price, even as their sales increased. The good news for sellers is that the median closed price in Collier County is still up approximately 80 percent compared to 2019, underscoring the remarkable long-term appreciation.

One additional factor shaping today’s market is shadow inventory—homes temporarily taken off the market that may return in coming months. This has the effect of making active supply appear tighter than it really is, which helps support pricing while still leaving room for more choices to surface over time. The real impact the shadow inventory will have when these residences return to the market will be on those sellers who work with their agents to return with pricing that is truly competitive in their communities.

More Choices, More Time

Inventory grew by about 9% compared to last year, giving buyers a wider range of options to consider. Interestingly, new listings were down 4%, suggesting some sellers are choosing to wait for the right moment to list. Homes are now spending an average of 109 days on the market, which provides buyers with the breathing room to evaluate, negotiate, and make thoughtful decisions.

Spotlight on the Luxury Segment

The luxury sector remains especially vibrant. In August, 178 properties sold above $1 million—up from 147 the month prior. The highest sale closed at an impressive $22 million for a waterfront estate in Port Royal. Among the region’s top 10 sales, all were west of U.S. 41 and 80% were on the water, reaffirming the enduring prestige of Naples’ most coveted locations. Golf community estates also featured prominently, with prices ranging between $2.7 million and $6.5 million.

Takeaway for Buyers

For discerning buyers, Naples now offers a rare combination: more inventory to choose from, longer market times for thoughtful negotiations, and continued strength in the very segments that matter most—luxury single-family, golf course, and waterfront estates. The fundamentals remain strong, but today’s conditions favor those ready to act with confidence and insight. Aligning with a trusted local real estate professional ensures you are positioned to secure the right home, in the right location, at the right terms.