Naples
Mortgages

Naples by the numbers

Median prices: Florida Realtors, August 2026 metro report. Loan limits: HUD and FHFA.

Collier has the highest FHA limit in Florida outside the Keys, but the metro's median single-family price sits right at that limit, and close to the $832,750 conforming limit too. In practice, many Naples purchases west of I-75 need a jumbo loan, while condos and inland homes in Golden Gate Estates and Ave Maria still fit conventional or FHA.

What buyers in Naples should know

• Post-Ian rebuilds change the math. Hurricane Ian's 2022 surge flooded parts of Old Naples, Park Shore and Vanderbilt Beach. Many homes have since been rebuilt or elevated, which can mean much lower flood premiums than the house next door. Always ask for the elevation certificate.
• The 50% rule. In a high-risk flood zone, if repairs or improvements equal or exceed 50% of the structure's market value (land not counted), the home has to be brought up to current elevation standards. That matters on older homes that need major work.
• Mandatory club fees count. In bundled-golf communities, required club or amenity fees are part of your monthly obligations, and lenders count them like HOA dues.
• Seasonal and second-home buyers are a large share of the market. See the second-home guide and the Naples jumbo page.
• Gulf-front condo towers are working through milestone inspections and reserve funding. Read the condo milestone guide first.

Where buyers look

• Old Naples: walkable streets near Fifth Avenue and Third Street, mostly jumbo.
• Park Shore, Pelican Bay and Vanderbilt Beach: Gulf-front condos and homes north of downtown.
• North Naples: gated golf and country club communities.
• Golden Gate Estates: larger lots and lower prices inland.
• Ave Maria: a newer town east of Naples with new construction.
• Marco Island: covered on the Marco Island page.

Homestead and property taxes

File for the homestead exemption with the Collier County Property Appraiser by March 1 of the year after you close. Part-year residents can't claim homestead on a second home; it applies only to your permanent residence.