Naples Airbnb Market
Trends & Insights

Not on current data. Naples has 4,723 active entire-home listings, and revenue per listing over the last twelve months is down 0.2% year over year. A saturating market shows falling revenue per listing as supply outruns demand. Naples suits investors targeting high nightly rates and a wealthy, repeat winter guest base, and who can hold through a soft summer. The main things to underwrite are the parcel's jurisdiction (City of Naples versus unincorporated Collier County decides whether nightly rentals are allowed at all), condo and club association minimum-stay rules, which often run 30 days or longer, windstorm and flood insurance after Hurricane Ian, and the highest entry prices on Florida's Gulf coast. The saturation signal on this page tracks the ratio of listing growth to demand growth each month.

Over the trailing twelve months Naples averaged $316 per night and 56% occupancy, with March the strongest month ($8,121 per listing) and September the weakest ($2,338). Winter is the high season: the snowbird arrival, spring training, and Southwest Florida's dry, warm weather push January through March to the peak, while the humid summer and early-fall hurricane months are the slowest. Listings with a indoor fireplace earned about 37% more than the market baseline. The five-year charts on this page show how rate and occupancy have moved month by month.

Naples short-term rental demand comes from four segments. (1) Winter season: Affluent seasonal residents and their visiting families from the Northeast and Midwest drive January through April, the highest-rate months in the market. (2) Golf and country club travel: Dozens of championship courses and club communities bring golf groups and members' guests who book large homes and condos. (3) Beach and boating: Naples Pier, Vanderbilt Beach, Marco Island, and the Ten Thousand Islands support couples, boaters, and fishing trips across the shoulder months. (4) Nature and Everglades: Everglades National Park, Corkscrew Swamp, and Big Cypress add eco-tourism demand that holds up outside the winter peak.

When new listings grow faster than booked nights, occupancy and nightly rates compress and per-listing revenue falls. Naples's advantage is demand diversification: winter season, golf and country club travel, beach and boating, nature and everglades do not all move together, which puts a floor under occupancy. The supply and demand chart on this page tracks active listings, available nights, and booked nights over time; treat supply growth above 20% with demand growth under 10% as a signal to be more selective on neighborhood and property type.

Three things: (1) supply growth in your target neighborhood, since above 15% a year competition intensifies; (2) nightly-rate direction, because falling rates signal oversupply while stable or rising rates (currently $316 in Naples) indicate pricing power; and (3) regulatory changes. The City of Naples enforces a grandfathered 30-day minimum rental period in residential zoning (with three shorter rentals allowed per year), so nightly vacation rentals inside city limits are limited to specific districts. Unincorporated Collier County allows short-term rentals but requires registration under Ordinance 2021-45, a Florida DBPR license, a designated 24/7 responsible party, and a 5% Tourist Development Tax account, with 6% state sales tax and no county surtax for an 11% combined rate.

In Naples, listings with a indoor fireplace earned roughly 37% more per year than the market baseline of $56,499. The amenity performance section on this page ranks every tracked amenity by revenue, rate, and occupancy lift so you can prioritize the upgrades that pay back fastest.