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Naples is among the wealthiest residential markets in the United States. With one of the highest concentrations of millionaire households in the country, Naples real estate operates differently from most Florida markets — discretion, relationships, and white-glove service drive transactions more than MLS algorithms.
The Naples market is heavily seasonal. October through April brings the bulk of luxury volume as snowbirds arrive; summer slows but never stops. Agents who establish trusted-advisor relationships with affluent buyers and sellers see referral-driven business that traditional marketing can't touch.
Naples is where a percentage split gets truly expensive. At the mid-2026 overall median of $595,000 (NABOR, June 2026), a 3% side is about $17,850 gross — and a 25% house split skims roughly $4,460 off every closing. But the median understates the story: this is a luxury market where single-family closings run to $800,000 and Port Royal estates trade in the eight figures. One 3% side on a $5M waterfront home is $150,000 gross; a 25% split hands the brokerage $37,500 of it. At Gromadzki, that same closing — or ten of them — costs a flat $499 apiece.
Naples's real estate market spans distinct neighborhoods, each with its own buyer profile and price tier. Our agents work all of them.
The city's ultra-luxury enclave — direct Gulf access, $10M+ estates.
Historic walkable district within blocks of the beach — premium SFH.
Canal-front luxury with direct Gulf access and high turnover.
High-rise condo and country-club community — established-wealth seasonal buyers.
Estates community with larger lots and equestrian properties.
Beachfront condos and mid-luxury single-family — mixed seasonal/primary buyers.
Luxury listing agents, ultra-high-net-worth client specialists, country-club and gated-community agents, and second-home and seasonal-buyer specialists.
Naples generates the highest commission-per-transaction in the state for many top agents. Even part-time Naples luxury agents closing 4–6 deals per year save $25K–$50K+ annually versus a percentage-split brokerage.
Sources: Naples Area Board of REALTORS® (NABOR), June 2026; days on market per Redfin (July 2026); cash share per Gulfshore Business / national cash-buyer rankings (2026). NABOR data covers Collier County excluding Marco Island.
Naples has moved off the pandemic peak without collapsing. The overall median closed price sits at $595,000, up 3.8% year over year from $573,450, and closed sales actually rose — 881 closings in June 2026, up 16.5% from 756 a year earlier (NABOR, June 2026). Homes take a median 83 days to sell (Redfin, July 2026), and sellers are getting 94.5% of list price on average (NABOR, June 2026). This is a market that slowed down, not one that shut off.
The widely reported "inventory glut" needs one correction agents should know cold: the build-up already peaked and is unwinding. Months of supply stood at a lofty 9.7 in June 2025 — a genuine buyer's market — but by June 2026 it had fallen to 6.3 (down 35.1% YoY), with active inventory at 4,741 homes, down 23.4% from 6,189 a year earlier (NABOR, June 2026). Distress remains negligible: 22 foreclosures and 38 short sales year-to-date, well under 1% of sales. Naples is normalizing toward balance from a buyer-favored 2025, not sliding into one.
The overall median hides Naples's defining split. Single-family homes are still appreciating — the single-family median has run near $800,000, up roughly 6.7% year over year, and April 2026 single-family closings printed a median of $850,000 (NABOR, 2026). Luxury is doing the heavy lifting: single-family sales over $1.5M rose about 25% in the first five months of 2026 versus 2025 (NABOR/Southwest Florida MLS, 2026).
The condo segment is the opposite story. The condo median slipped to $442,500, down 1.7% year over year (NABOR, June 2026), and older buildings are carrying real weight. Florida's post-Surfside condo laws — SB 4-D milestone structural inspections for buildings 3+ stories over 30 years old, plus the January 2025 ban on waiving structural reserves — have pushed a wave of special assessments through Collier County, some ranging from $10,000 to well over $100,000 per unit (Florida SB 4-D / SIRS reporting, 2026). Layer on a hard insurance market and climbing HOA dues, and the agent who can read a reserve study, explain a milestone report, and price around a pending assessment is the one closing condos here. The agent who can't is watching them sit.
Naples runs on cash to a degree almost no other Florida metro matches. The city ranks sixth in the nation at roughly 56% all-cash purchases (Gulfshore Business, 2026), and in the luxury tier it's higher still — around 64% of $1M+ sales and about 67% of January 2026 luxury transactions closed all-cash (Southwest Florida MLS data, 2026). In the ultra-prime enclaves — Port Royal and Aqualane Shores, where homes trade from $5M to $25M+ — deals are almost entirely cash.
The buyer profile explains it: affluent retirees, seasonal "snowbird" and second-home owners, and equity-rich relocators who sold elsewhere and pay outright. That shapes how you work. Old Naples anchors the walkable, historic core near Fifth Avenue and the beach; Port Royal is the deep-water yachting pinnacle with average closings reported in the eight figures (NABOR single-family report, January 2026); Aqualane Shores offers similar canal-front boating access just north; Park Shore pairs beachfront towers with estate homes around a median near $2.4M; Pelican Bay is the master-planned North Naples community with private beach access spanning roughly $700K condos to $5M+ estates; and North Naples broadly serves the year-round, family, and move-up buyer at more attainable price points. Cash closings move fast once under contract — the value you add is sourcing, pricing, and negotiation, not chasing a lender.
Naples agents belong to the Naples Area Board of REALTORS® (NABOR) — about 7,000 members serving Collier County since 1949 — and list through the Southwest Florida MLS, the regional MLS NABOR operates on the CoreLogic Matrix platform. One membership reaches across Collier and into Lee County (Bonita Springs, Estero, Fort Myers, Cape Coral), so a Naples agent can work Bonita relocations and Fort Myers buyers on the same license and the same MLS — a natural fit for a statewide brokerage.
Now the math, and Naples makes it dramatic. An agent closing 10 single-family sides a year at the ~$800K median grosses about $240,000 at 3% per side. A 25% split brokerage keeps $60,000 of that; a 20% split, $48,000 — before any monthly fees. At Gromadzki, those ten closings cost $4,990 flat, so roughly $43,000–$55,000 more stays with the agent. And a single luxury deal makes the case by itself: on a $5M Port Royal or Park Shore closing, a 3% side is $150,000 gross — a 25% split takes $37,500, while Gromadzki takes $499. In a market this top-heavy, one high-end closing a year can pay for a decade of flat fees.
"Naples luxury is relationship-driven, not split-driven. My clients don't care about my brokerage's brand. They care about my service. Gromadzki costs me $499 per close instead of $9,000. That's the entire argument."
One simple structure, statewide. $499 per closed deal, $0 monthly, $0 annual — and you keep 100% of your commission on every Naples transaction.
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