NaplesBusinessNews.com | Commercial Real Estate | Updated September 12, 2026
Quick Answer
Retail space in the City of Naples submarket (downtown, Fifth Avenue South, Third Street) asks an average of $60.84 per square foot triple-net, roughly double North Naples at $30.91 and East Naples at $26.79. Office space runs $47.06 per square foot full-service in the city, $42.25 in North Naples and $29.15 in East Naples. Collier County industrial averages $19.40 to $21.00 net, the highest in Southwest Florida.
How Are Naples Commercial Submarkets Defined?
Brokerage research divides Collier County into seven submarkets, and the price gap between them is wider than in almost any other Florida metro. The “Naples” submarket is the incorporated city and its immediate coastal fringe; everything else is unincorporated Collier County.
| Submarket | Boundaries (approximate) | Character |
|---|---|---|
| Naples (Downtown/City) | City limits: Fifth Ave S, Third St S, Park Shore, Old Naples | Luxury retail, boutique office, lowest vacancy |
| North Naples | Pine Ridge Rd north to Lee line, US 41 to I-75 | Largest office and retail inventory; Mercato, Vanderbilt |
| East Naples | Davis Blvd, Airport-Pulling, Radio Rd, US 41 East | Value office, service retail, largest industrial base |
| Golden Gate | Golden Gate City and Golden Gate Pkwy corridor | Neighborhood retail; highest retail vacancy |
| Lely | Lely Resort and US 41 East near Collier Blvd | Grocery-anchored, sub-2% vacancy |
| Marco Island | City of Marco Island | Island retail and small office |
| Outlying Collier | Ave Maria, Immokalee, eastern growth corridors | Cheapest retail; new-community rooftops |
What is the average price per square foot for retail space in Downtown Naples vs. North Naples?
Downtown Naples retail asks $60.84 per square foot NNN against $30.91 in North Naples, a 97% premium, with city vacancy at just 1.8%. The gap reflects Fifth Avenue South and Third Street South, where individual storefronts list at $32 to $90-plus base rent depending on block.
| Submarket | Retail Asking Rent (NNN, $/SF/yr) | Vacancy | Inventory (SF) | Under Construction (SF) |
|---|---|---|---|---|
| Naples (Downtown/City) | $60.84 | 1.8% | 2,902,444 | 0 |
| Marco Island | $35.61 | 1.2% | 1,261,128 | 0 |
| North Naples | $30.91 | 3.3% | 10,994,717 | 49,657 |
| Golden Gate | $30.91 | 12.2% | 1,015,652 | 16,375 |
| East Naples | $26.79 | 3.3% | 3,883,879 | 11,166 |
| Lely | $19.85 | 1.2% | 1,103,150 | 0 |
| Outlying Collier | $14.00 | 3.3% | 2,283,217 | 0 |
| Collier County total | $31.27 | 3.8% | 23,444,187 | 77,198 |
Source: Cushman & Wakefield / CoStar, Q4 2025. NNN rents exclude taxes, insurance and CAM, which add roughly $6 to $10 per square foot downtown.
Two points stand out. First, Outlying Collier absorbed 217,903 square feet in 2025, more than every other Collier submarket combined, as new centers followed rooftops toward Ave Maria and the Immokalee Road corridor. Second, Golden Gate’s 12.2% vacancy is an outlier driven by a handful of older centers, not weak demand; its asking rent matches North Naples.
How much does office lease space cost in Collier County?
Collier County office averages $34.83 per square foot full-service, well above the Southwest Florida average of $31.03, with the City of Naples at $47.06 and North Naples at $42.25. East Naples and Marco Island offer the value tier at $28 to $29.
| Submarket | Office Asking Rent (Full-Service, $/SF/yr) | Vacancy | Inventory (SF) |
|---|---|---|---|
| Naples (Downtown/City) | $47.06 | 3.5% | 721,662 |
| North Naples | $42.25 | 3.4% | 4,171,152 |
| Golden Gate | $31.68 | 0.0% | 98,002 |
| Outlying Collier | $30.65 | 8.8% | 389,840 |
| East Naples | $29.15 | 2.1% | 1,389,625 |
| Marco Island | $28.17 | 0.0% | 181,048 |
| Lely | n/a | 22.4% | 27,946 |
| Collier County total | $34.83 | 5.7% | 6,979,275 |
Source: Cushman & Wakefield, Q1 2026. Full-service rents include taxes, insurance and operating expenses.
Nothing is under construction in Collier County’s office market as of Q1 2026. Regional Class A space averages $34.32, and the county’s 5.7% vacancy, while up from a year ago, remains among the tightest in the country. North Naples holds 60% of county office inventory, so most tenants over 5,000 square feet end up there by default.
How much does industrial and warehouse space cost in Naples?
Collier County industrial asks $19.40 per square foot net for warehouse/distribution and $21.00 for office/service space, roughly 30% above Lee County and nearly double the Charlotte County rate. Vacancy is 3.2% countywide with zero new construction underway.
| Submarket | Warehouse/Dist. Rent (Net) | Office/Service Rent (Net) | Vacancy | Inventory (SF) |
|---|---|---|---|---|
| Outlying Collier | $19.62 | $25.14 | 3.2% | 2,738,689 |
| East Naples | $19.67 | $20.39 | 4.0% | 5,895,882 |
| North Naples | $18.91 | $17.46 | 3.7% | 4,801,016 |
| Collier County total | $19.40 | $21.00 | 3.2% | 13,707,342 |
| Lee County (comparison) | $14.64 | $17.10 | 4.6% | 43,915,716 |
Source: Cushman & Wakefield, Q1 2026.
Collier has 13.7 million square feet of industrial space against Lee County’s 43.9 million, and none of the region’s 2.5 million square feet under construction is in Collier. Contractors and service businesses serving Naples increasingly lease in Bonita Springs or south Lee County, where warehouse rent is $4 to $5 per foot cheaper.
What do commercial buildings sell for per square foot in Naples?
Office buildings in Naples sold for an average of $351 per square foot in 2025, up 22.6% year-over-year and 68% above the Florida average of $209. Southwest Florida retail traded at $262 per square foot at a 6.7% average cap rate.
| Property Type | Avg. Sale Price ($/SF) | Cap Rate | Period | Notable Trade |
|---|---|---|---|---|
| Office (Naples) | $351 | n/a | 2025 | 3 transactions, $46.5M total |
| Retail (SWFL) | $262 | 6.7% | Q4 2025 | 3301 Tamiami Trail N, $340/SF |
| Retail (Marco Island) | $376 | n/a | Q4 2025 | Island Plaza, $26.6M |
| Industrial (SWFL) | $83–$129 | n/a | Q1 2026 | Fort Myers trades; no Collier sales reported |
Office sale data rests on only three closed deals, so the $351 figure should be read as a small-sample indicator, not a benchmark. Retail pricing is more robust and has climbed from $225 to $262 in a year as construction costs pushed replacement value higher.
How do Naples rents compare to Fort Myers and Bonita Springs?
Naples commands a 25% to 150% premium over neighboring Lee County submarkets depending on product type, with the gap widest in downtown retail and narrowest in North Naples office versus Estero.
| Market | Retail (NNN) | Office (Full-Service) | Industrial W/D (Net) |
|---|---|---|---|
| Naples (City) | $60.84 | $47.06 | n/a |
| North Naples | $30.91 | $42.25 | $18.91 |
| Bonita Springs | $27.51 | $25.51 | $19.02 |
| Estero | $34.24 | $32.50 | n/a |
| South Fort Myers | $23.27 | $25.31 | $14.07 |
| City of Fort Myers | $16.04 | $29.35 | $13.65 |
Brian’s Take
The most important number in this article is not $60.84. It is zero: the amount of office and industrial space under construction in Collier County. Retail has a modest 77,000-square-foot pipeline, almost all pre-leased. In a county adding roughly 1.5% population a year and approving thousands of homes east of Collier Boulevard, the commercial supply response is essentially nil, and that is why Naples rents sit 30% to 100% above Lee County across every product type.
That imbalance will not correct through new supply in 2026 or 2027; land costs, impact fees and the entitlement timeline we covered in our permitting guide make speculative commercial construction in Collier very hard to pencil. It will correct, if at all, through tenants voting with their feet, which is already visible in industrial. The practical guidance: if you need under 5,000 square feet of retail or office in North Naples, you have options and modest leverage. If you need more than that, or anything downtown, plan a year ahead and expect to pay the ask. And for warehouse users, the Bonita Springs line is about $5 a foot, which on 20,000 square feet is a $100,000-a-year decision.
Frequently Asked Questions
What does NNN mean in a Naples retail lease?
Triple-net rent excludes property taxes, insurance and common-area maintenance, which the tenant pays on top. Downtown Naples CAM and tax pass-throughs typically add $6 to $10 per square foot, so a $60 NNN space costs closer to $68 all-in.
Which Naples submarket has the lowest commercial vacancy?
Marco Island and Lely retail at 1.2%, followed by downtown Naples retail at 1.8%. In office, Marco Island, Golden Gate and Estero reported no vacant space at all in Q1 2026.
Is it cheaper to lease office in East Naples than North Naples?
Yes, by about $13 per square foot: East Naples averages $29.15 full-service against $42.25 in North Naples, and its 2.1% vacancy means space moves quickly when it appears.
When should a retailer sign a Naples lease to open for season?
Tour in spring for the following winter. Between permitting, buildout and landlord approvals, space signed in late summer often cannot open before the November-to-April season begins.
How much retail space is being built in Collier County?
About 77,000 square feet across North Naples, Golden Gate and East Naples as of Q4 2025, against 662,000 square feet region-wide, most of it in Lee County.
Sources and Further Reading
- Cushman & Wakefield, Fort Myers/Naples Retail MarketBeat, Q4 2025 — https://assets.cushmanwakefield.com/-/media/cw/marketbeat-pdfs/2025/q4/us-reports/retail/fortmyersnaples_americas_marketbeat_retail_q42025.pdf
- Cushman & Wakefield, Fort Myers/Naples Office MarketBeat, Q1 2026 — https://assets.cushmanwakefield.com/-/media/cw/marketbeat-pdfs/2026/q1/us-reports/office/fort-myers_naples_americas_alliance_marketbeat_office_q12026.pdf
- Cushman & Wakefield, Fort Myers/Naples Industrial MarketBeat, Q1 2026 — https://assets.cushmanwakefield.com/-/media/cw/marketbeat-pdfs/2026/q1/us-reports/industrial/fortmyers_naples_americas_alliance_marketbeat_industrial_q12026.pdf
- Cushman & Wakefield, Fort Myers/Naples MarketBeat index page — https://www.cushmanwakefield.com/en/united-states/insights/us-marketbeats/fort-myers-naples-marketbeats
- CommercialCafe / Yardi Research, Naples Office Rent Price & Sales Report 2025 — https://www.commercialcafe.com/office-market-trends/us/fl/naples/
- Fifth Avenue South, Commercial Real Estate Listings — https://www.fifthavenuesouth.com/business-resources/commercial-real-estate/
- LQ Commercial Group, Naples Retail Market Overview (July 2026) — https://lqcre.com/lq-naples-retail/
- LoopNet, Naples Retail Space for Lease (average asking $36/SF) — https://www.loopnet.com/search/retail-space/naples-fl/for-lease/
- NaplesBusinessNews.com, Collier County Commercial Permits and Rezoning: 2026 Guide (companion article)
Reporting by Brian French. Rent figures are asking rates from brokerage research as of Q4 2025 and Q1 2026; negotiated rents, especially for larger tenants, typically fall below ask. Cushman & Wakefield’s Q2 2026 Naples reports were not yet published at press time.
About the Author
