Is this an appraisal?

No. Market analysis on this site summarizes closed sales and listings to describe a market. An appraisal is a licensed opinion of value for a specific property on a specific date, prepared under USPAP. Figures here should be independently verified before any transaction decision.

Where does the data come from?

Permitted MLS data where allowed, public records, public filings, active listings and developer releases. Each figure states its own data date; building facts cite their sources.

How often is it updated?

Building-level metrics are refreshed when new closings are validated; Naples market context is refreshed quarterly. Nothing is displayed until it has been validated, which is why some figures read “pending validation.”

Why the median rather than the average?

A single penthouse sale can move an average a long way in a building with a few sales a year. The median is the middle sale and resists that distortion; the average is shown alongside it so the gap is visible.

Methodology

How the market reports are assembled

Reports on GalenGonzalez.com and its research network are built from closed-sale records and current listings, organized building by building, with every figure dated. The analyst is Galen Gonzalez, REALTOR®, 239 Florida at Premiere Plus Realty. This page defines the terms, names the sources, and states the limitations. Last reviewed October 2, 2026.

Definitions

Median: The middle value when all sales are ordered from lowest to highest. Used as the headline figure because it resists distortion from one outsized penthouse sale.
Average (mean): The sum of all sale prices divided by the number of sales. Shown alongside the median; a large gap between them signals a skewed set.
Trailing 24 months: Closed sales in the 24 months ending on the stated data date. Chosen over 12 months because individual Bay Colony buildings often record too few sales in a single year for a stable median.
Small samples (†): Where a building records fewer than five closed sales in the 24-month window, its median is marked † and shown with the sale count. Where available, a 36-month view is given alongside for context.
Price per square foot ($/SF): Closed sale price divided by the living area reported in the MLS record. Living-area conventions vary; figures are more comparable within a building than across buildings.
Months of supply: Active listings divided by the average monthly sales pace over the prior 12 months. Lower means a tighter market. (The Biltmore: 2 active listings ÷ 6 sales per 12 months = 4.0 months.)
Days on market: The median cumulative days on market (CDOM) of closed sales in the window. Cumulative days carry across withdrawals and relistings, so they show how long a residence was really for sale.
Original list-to-sale ratio: Closed price as a percentage of the first asking price. Read alongside the list-to-sale ratio, it shows how much sellers adjusted before finding a buyer.
Listings that ended unsold: Listings that expired, were terminated or were withdrawn in the past 36 months. Compared with closings over the same period, it shows how often sellers priced above the market.
Typical residences: For condominiums, residences up to 1.5 times the building’s median living area; combined units and oversized penthouses are excluded from $/SF medians. For homes, all residences; their $/SF includes the land and varies with lot, size and age.
List-to-sale ratio: Closed price as a percentage of the final list price, averaged across the period. It measures negotiation, not appreciation.
Absorption: Sales in the prior 12 months as a share of that period’s sales plus current active listings — how quickly inventory turns.
Floor premium: The change in $/SF associated with each additional floor, estimated by regression of $/SF on sale date, floor and living area within one building. Published only for condominium buildings with at least 30 usable sales, and only when the effect is positive and statistically distinguishable from zero.
Long-run trend: A log-linear regression of annual median $/SF on year, expressed as an annual rate. It describes the building’s path over decades and says nothing about next year.

Data sources

Permitted MLS data where display is allowed; Collier County public records; public filings and permits; active listings; developer and association releases; and reputable brokerage community pages for building facts (cited on each building page). Confidential MLS fields are never displayed, and only building-level aggregates are published — never individual owners or unit-level records. Each building’s export is checked for completeness before use; an export that appears cut off (for example at a fixed row limit) is rejected and re-pulled rather than published. Licensed commercial datasets used in private underwriting are not republished.

Update dates and limitations

Every metric carries an “as of” date. Small buildings produce small samples, so one unusual sale can move a median. Year-built and unit counts are reported by brokerage and association sources and are not appraiser-verified. Where sources disagree, the discrepancy is noted rather than averaged away. New-construction figures are asking prices, computed from published price and size, not closings.

Market analysis is not an appraisal

These reports describe a market. They are not an appraisal, a broker price opinion for a specific residence, or a guarantee of value. Verify figures independently before a purchase, sale or financing decision.

Common questions

Is this an appraisal?: No. Market analysis on this site summarizes closed sales and listings to describe a market. An appraisal is a licensed opinion of value for a specific property on a specific date, prepared under USPAP. Figures here should be independently verified before any transaction decision.
Where does the data come from?: Permitted MLS data where allowed, public records, public filings, active listings and developer releases. Each figure states its own data date; building facts cite their sources.
How often is it updated?: Building-level metrics are refreshed when new closings are validated; Naples market context is refreshed quarterly. Nothing is displayed until it has been validated, which is why some figures read “pending validation.”
Why the median rather than the average?: A single penthouse sale can move an average a long way in a building with a few sales a year. The median is the middle sale and resists that distortion; the average is shown alongside it so the gap is visible.

Analyst: Galen Gonzalez · GalenGonzalez.com/methodology · BayColonyPelicanBay.com/methodology