Naples-Marco Island, FL
The numbers that matter most
What an investor checks first when sizing up a new metro — affordability ratio, rent vs income, cap rate proxy, and where the market is moving. Each metric shown vs. state and national medians for instant context.
expensive
Price to income
5.65×
The single most-cited 'is this market still cheap' check. Below 3× and you're in an affordability tailwind.
- vs Florida
- 4.23×
- vs U.S.
- 3.43×
Benchmark
ACS median home value ÷ median HHI
moderate
Rent to income
27.7%
What share of a typical household's income goes to rent. Below 30% means tenants can absorb modest rent increases.
- vs Florida
- 28.1%-0.5
- vs U.S.
- 23.3%
Benchmark
(HUD FMR 2BR × 12) ÷ median HHI
tight
Cap rate proxy
3.18%
Rough first-pass yield assuming a 35% expense ratio. Not an underwriting number — a 'is this even worth modeling' filter.
- vs Florida
- 4.40%
- vs U.S.
- 4.35%
Benchmark
(FMR 2BR × 12 × 0.65) ÷ ACS median home value
steady
Net migration
+0.83%
Forward-looking demand signal. Positive net migration drives rent growth and absorbs new supply.
- vs Florida
- 0.83%=
- vs U.S.
- 0.03%+0.80
Benchmark
IRS net migration ÷ population
strong
Permit pipeline
7.13
permits per 1,000 residents
Forward-supply indicator. Above ~5 means the metro is building meaningfully relative to its size; below 2 means supply is tight.
- vs Florida
- 8.03
- vs U.S.
- 3.52+3.61
Benchmark
Census BPS permits TTM ÷ population × 1,000
softening
Unemployment
4.6%
Tighter unemployment means higher wages, more rental demand, lower vacancy.
- vs Florida
- 4.9%-0.3
- vs U.S.
- 3.9%
Benchmark
BLS LAUS, latest month
Where prices are and where they've been
5-year price appreciation
+64.1%
homeValues.yearOverYear
-3.9%
Median home value
$486,800
The rent ladder
| Bedroom | Monthly | Annual | % of median HHI |
|---|---|---|---|
| 1 BR | $1,797 | $21,564 | 25.0% |
| 2 BR | $1,986 | $23,832 | 27.7% |
| 3 BR | $2,581 | $30,972 | 35.9% |
Labor market direction
Unemployment
4.6%
Median household income
$86,173
What's being built
Total TTM
2,711
Single-family
1,997
2–4 unit
95
5+ unit
619
All 1 counties, ranked by population
| County | Population | Home value | Median HHI | Permits TTM | YoY |
|---|---|---|---|---|---|
| Collier County | 380,221 | $486,800 | $86,173 | 2,711 | -8.9% |
Similar metros nationally
| Metro | Pop | Med HHI | P/I | Cap proxy | HPI 5y | Permits/1k | Unemp |
|---|---|---|---|---|---|---|---|
| ★Naples | 380,221 | $86,173 | 5.65× | 3.18% | +64.1% | 7.13 | 4.6% |
| Ann Arbor, MI | 370,231 | $87,156 | — | — | +43.5% | — | 3.7% |
| Fort Collins, CO | 359,363 | $91,364 | — | — | +40.6% | — | 3.4% |
| Trenton-Princeton, NJ | 383,732 | $96,333 | — | — | +69.2% | — | 4.5% |
| Anchorage, AK | 399,335 | $95,918 | — | — | +41.1% | — | 4.3% |
| Reading, PA | 428,483 | $77,684 | — | — | +62.7% | — | 3.7% |
Where people are moving in from
Net migration
+3,167
+0.83% of population
| Origin county | Tax returns |
|---|---|
| Lee County, FL | 1,862 |
| Miami-Dade County, FL | 777 |
| Broward County, FL | 476 |
| Cook County, IL | 439 |
| Palm Beach County, FL | 246 |
| Suffolk County, NY | 182 |
Who lives in Naples
- Median age
- 53
- Bachelor's+
- 39.5%
- Owner-occupancy
- 76.0%
- Vacancy rate
- 31.5%
- Rent burdened (30%+)
- 58.0%
- Median household income
- $86,173
This page shows federally sourced data. A full editorial analysis with charts and investment commentary is in progress.