The Quiet Window
in The Moorings.
Why waterfront condos here deserve a closer look this season
In 2022, buying a waterfront condo in The Moorings meant moving fast and paying full price. Homes sold in about nine days, and there were barely twenty on the market at any given time. Many buyers simply stepped back and waited.
That patience is now being rewarded. Prices per square foot have come down 23 percent from their 2023 peak, from $891 to $684. Sellers are accepting about 93 percent of their asking price, and buyers have time to visit twice, think it over, and negotiate with care.
Over the past twelve months, 137 waterfront condos sold in The Moorings. The number of homes for sale this September fell from 101 to 67. The excess inventory of the last two winters is being absorbed, and the buyers who were waiting have started to return.
The Moorings has always offered something rare in Naples: bay and Gulf frontage and a private beach club, minutes from Olde Naples and at a gentler price than the neighborhoods around it. Today, more than half of its waterfront condo sales close under one million dollars.
For anyone who has imagined a place on the water in Naples, this is a season worth paying attention to. Prices have softened, and the choice is still good. If you would like to see what is available, I would be glad to walk you through it.
The Numbers · The Moorings Waterfront Condo Market
Sales and pricing, all price points
Five years of closed sales, with the most recent twelve months.
| Period | Closed sales | Median price | $ / sq ft | Median days | % of list |
|---|---|---|---|---|---|
| 2021 | 185 | $725,000 | $524 | 18 | 98.1% |
| 2022 | 100 | $1,010,000 | $756 | 9 | 100.0% |
| 2023 | 77 | $1,600,000 | $891 | 27 | 95.5% |
| 2024 | 90 | $1,175,000 | $797 | 55 | 94.2% |
| 2025 | 93 | $1,030,000 | $746 | 90 | 93.1% |
| 12 months to Sep 2026 | 137 | $950,000 | $684 | 104 | 93.0% |
Supply, all price points
Condos for sale and months of supply, at the seasonal peak and in September.
| Year | For sale, March | For sale, Sept | Supply, March | Supply, Sept |
|---|---|---|---|---|
| 2021 | 32 | 14 | 2.1 mo | 0.8 mo |
| 2022 | 15 | 20 | 1.3 mo | 2.1 mo |
| 2023 | 42 | 33 | 5.9 mo | 5.7 mo |
| 2024 | 116 | 72 | 16.8 mo | 8.6 mo |
| 2025 | 161 | 101 | 22.5 mo | 14.1 mo |
| 2026 | 153 | 67 | 15.3 mo | 5.9 mo |
Under one million dollars
The same market, for buyers with a budget below $1,000,000.
| Period | Closed sales | Median price | $ / sq ft | For sale, Sept | Supply, Sept |
|---|---|---|---|---|---|
| 2021 | 123 | $600,000 | $452 | 3 | 0.2 mo |
| 2022 | 50 | $810,000 | $608 | 8 | 1.5 mo |
| 2023 | 23 | $760,000 | $636 | 12 | 5.0 mo |
| 2024 | 39 | $725,000 | $566 | 26 | 7.5 mo |
| 2025 | 46 | $633,500 | $499 | 33 | 9.4 mo |
| 12 months to Sep 2026 | 73 | $700,000 | $506 | 27 | 4.4 mo |
Source: Naples Area Board of REALTORS (NABOR) market statistics for waterfront condos in The Moorings, through September 2026. Waterfront includes Gulf, bay and canal frontage. Median prices can shift with the mix of homes sold in a given year.
This is market information and not financial advice.
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