Coastal ZIPs 34102, 34103, 34108, and 34110. Built 2026-08-15 from public records and licensed API data, independently verified against county deeds.
Two years of asking-side market history for the coastal four, August 2024 through August 2026. Toggle property type on any chart; tap or hover for exact figures.
What this means. For all inventory combined, the ladder has held its order every month on record: 34102 sets the ceiling, 34110 the entry point. Rungs move together; the gaps between them are the price of proximity and pedigree, and they do not close.
For sellers: price against your ZIP’s own line, not a county headline. For buyers: the gap between rungs is what a compromise on location buys back.
What this means. Per-foot pricing strips out home size and shows what the dirt and address are worth. When a ZIP’s $/sqft climbs while its median price is flat, smaller product is repricing upward.
For sellers: the honest yardstick for a renovated or oversized home. For buyers: spot which ZIP is quietly repricing before the headline number moves.
What this means. Luxury coastal inventory sits in months, not weeks, and that is normal here. Velocity is seasonal: watch the winter tightening, not the summer drift.
For sellers: long days on market is the market’s norm, not your home’s verdict; pricing discipline shortens it. For buyers: aging inventory is where negotiating room accumulates.
What this means. Total supply tells you the standing competition; new listings tell you the pace of fresh challenge. Supply builds through fall, peaks in season, and clears or withdraws by summer.
For sellers: launch timing matters; the same home meets roughly twice the fresh competition in March as in August, and half again more standing inventory. For buyers: the widest choice and the stiffest competition arrive together.
The market cut by price band: Under $1M, $1-3M, $3-6M, $6-10M, $10M+. This is where the coastal story separates from the county story.
What this means. Depth lives at the top: 103 active $10M+ listings sit in the coastal four, and 34102 carries most of them. The thinnest shelves are where scarcity does the selling.
For sellers: this is your competition count, exactly. For buyers: thin bands mean acting decisively; deep bands mean patience pays.
What this means. Band by band, the homes that left the market asked almost the same as the ones still sitting. Leaving is not about the headline number; it is about condition, positioning, and patience within the band.
For sellers: price inside the band that clears and let the home compete on merits. For buyers: a sitting home at a cleared-band price is mispositioned, not mispriced; that is an opening.
What this means. Straight from county deed records, no listing feed involved. 87 $6M+ Naples coastal deeds recorded in Q2 2026, the strongest quarter in the series, and Palm Beach’s curve rhymes. The ultra-tier is deepening across resort markets, not just here.
For sellers: demand at the top is measured in recorded deeds, not anecdotes. For buyers: this is the pace of competition for trophy property across your candidate markets.
The record above is the market; your home is a specific case. Thirty minutes puts the two together.
Book a private consultFrom the county tax roll: 48,683 coastal residential parcels, classified by owner structure, residence, and tenure. The bands show what is asked; the roll shows who is holding.
What this means. Two in five coastal parcels are held in structures: trusts for estate planning, LLCs for privacy and liability. In 34102 it is 48% of all residential parcels. This is sophisticated, advised ownership.
For sellers: expect your buyer to be a trust or LLC; it is normal, not a red flag. For buyers: structured ownership on the other side means professional, unemotional negotiation.
What this means. Roughly half of coastal owners do not live at the property, and about a third are out of state entirely. This is a second-home market at its core, and it behaves like one: seasonal presence, wealth-driven decisions, low forced selling.
For sellers: your buyer pool is national, so marketing that only works locally leaves money on the table. For buyers: absentee owners respond to timing and convenience, not just price.
What this means. The biggest cohort on the coast has held for over two decades, in every ZIP but 34110, where the 6 to 10 year cohort leads. Tomorrow’s supply comes from these legacy holds, through estates and life changes, not from builders. The pipeline is demographic, not economic.
For sellers: long tenure means a low basis and room to be flexible on terms. For buyers: the best future inventory is not listed yet; relationships reach it first.
The section built from deed cross-checks. When property leaves the sale market, where does it actually go?
What this means. When a home flips from the sale market to the rental market, the landlord is usually the new owner: across the coastal four, deed checks show investor purchases outnumber stuck sellers about eight to one. Entry-level inventory is being bought and converted to rentals; genuine surrender is rare.
For sellers: investor demand is real, active competition for your buyer pool at the entry bands. For buyers: under $1M you are increasingly bidding against landlords, and they move fast.
What this means. About a quarter of active coastal rentals carried a sale listing in the past two years. Part of the rental pool is really a waiting room: owners parking unmet asks, including 12 in the coastal four whose prior ask was $3M or more.
For sellers: your competition includes homes hiding in the rental column, not just the MLS actives. For buyers: some of the best inventory is currently wearing a for-rent sign; it can often be bought.
What this means. Land looks frozen if you only watch days on market, and lots do sit for months. The deed record says otherwise: lots sold steadily through season at a median 93 percent of ask, including a $37M three-lot assemblage in May. The teardown pipeline is alive; it is just patient.
For sellers: a lot that has sat two hundred days is not unsellable; the record says patience clears at strong prices. For buyers: land is the entry ticket to new construction on the coast, and the good corners trade without ever looking busy.
The coast is not one market. Each of these neighborhoods keeps its own deed book, and we built the full county-record analysis for every one: price cycles back to the 1980s, who owns every parcel, and what the land under your home is actually worth.
The most expensive neighborhood record we have measured: 569 parcels, four in ten already held in trust.
Explore the record →Of the neighborhood’s value sits in the land. The teardown-rebuild engine, proven on four decades of deeds.
Explore the record →Parcels on the original walkable grid, with the biggest cottage-to-new-construction engine on the coast.
Explore the record →The per-foot record, and the only one on the coast set in 2025 rather than at the 2022-23 surge.
Explore the record →Recorded sales since 1974, the deepest deed book on the coast, converting cottage by cottage.
Explore the record →Data powered by Modern Signal Advisory
Before you list
What this page is, where the numbers come from, and how to read it against your own property.
A public-record read of the Naples coast, built for owners deciding whether and when to sell. It covers the four coastal ZIP codes, 34102, 34103, 34108 and 34110, in four parts: market pulse, luxury tiers, who owns the coast, and where property goes when it leaves the sale market. We built it on 2026-08-15 from Collier County tax roll and deed records and licensed market data, verified against county deeds.
No MLS data is used. The sources are the Collier County certified tax roll and recorded deeds (public record, sales through July 2026), Palm Beach and Pitkin county records for the $6M+ comparison, and licensed market data providers. Every figure on the page traces to one of those. It is informational, not an appraisal.
A CMA prices one home against recent sales. An online estimate is an algorithm’s guess at a single number. Seller Intelligence works one level up: how the coastal market is structured, who owns it and how long they hold, how deep demand runs at each price band, and where the shadow inventory sits. It answers whether and when to list. A CMA then sets the number.
The coastal four: 34102 (Port Royal, Aqualane Shores, Olde Naples, Coquina Sands), 34103 (The Moorings, Park Shore), 34108 (Pelican Bay, Vanderbilt Beach) and 34110 (Barefoot Beach and the north coast). Price bands run Under $1M, $1 to 3M, $3 to 6M, $6 to 10M and $10M+, single-family and condo. Marco Island and inland Collier are not included.
From the county tax roll: 48,683 coastal residential parcels classified by owner structure, residence and tenure. About 40% are held in trusts or entities, 48% in 34102, and roughly 45% of owners have a mailing address somewhere else. Your buyer pool is national, advised and unhurried. That changes how a home should be marketed and how long a decision takes.
Three checks. Find your price band in the tier scoreboard and count the homes you would compete with; there are 103 active $10M+ listings in the coastal four, most of them in 34102. Compare the median ask of homes that cleared against the homes still sitting. Then read the deed census for how many buyers actually closed at your level: 235 deeds at $6M and above over the trailing four quarters, 87 of them in Q2 2026. Position against the cleared price, not the sitting one.
A conversation with us about your property against this data: where it sits in its band, who the likely buyer is, and whether the moment is now or a season from now. There is no listing agreement and no obligation. Use the Book a private consult button below to pick a time.
Sellers get a pricing read against their ZIP’s own record. Buyers get the openings the record shows.
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