Flipping · Market playbook

How to Flip Houses in Naples, FL

Flipping in Naples lives or dies on two numbers: median sale price ($589k) and YoY appreciation (-5.5%). The arithmetic of your exit is what those numbers say it is.

DATA · Zillow Research (via scrape.do) · AS OF APRIL 2026

Tough 7/100

Naples is rough for flips right now — softening comps or slow exits chew margin. Pivot to BRRRR or wholesale if the math doesn't clear.

TL;DR — data signals

→ Median sale $589,000 · YoY -5.5%
→ Median DOM 67 days — slow exit, extra carry budget needed
→ 3.6% sold above list — price right, not cheap
→ Underwrite to 67-68% of ARV (ARV slippage risk)

Naples's flip math starts at a median sale price of $589,000 and a YoY trajectory of -5.5%. Appreciation has reversed — that's a flip headwind. You can still make money, but you can't underwrite to today's comps and assume they'll hold by the time you list. Run your ARV at -3% to -5% of current median.

Your exit speed depends on buyer urgency. Naples's median DOM is 67 days against a sale-to-list ratio of 0.952 and 3.6% of sales closing above list. That's a slow market — budget 60-90 days from list-to-close, which means your carry cost is meaningfully higher than the underwrite says. Bake an extra 1-2 months of carry into your numbers or you'll eat your margin in interest.

Rehab scope discipline is the other half. At a $589k median sale, Naples buyers expect modern finishes — quartz, real subway tile, durable LVP at minimum. Cheap-flips get destroyed in inspection here. Budget $30-50/sqft for a full cosmetic rehab.

Net: the 70% rule (purchase + rehab + carry + closing ≤ 70% of ARV) is the only thing keeping flippers solvent. Naples's data demands you tighten to 67-68% to protect against further ARV slippage.

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Naples at a glance