The 239 Weekly: September 4-September 10, 2026
Hi, it's Jeremy. Quieter week on the headline front, which gave us room to check in on a few things that don't make the news cycle as often: where mortgage rates actually sit heading into the weekend, what Collier County commissioners just did (and didn't do) to your tax bill, and two hotels in the heart of Old Naples worth keeping on your radar if you've got guests coming this season. Here's what's worth knowing before the weekend storms roll in. Have a wonderful Labor Day weekend!
⚡ The 239 in 60 Seconds
📈 The 30-year fixed mortgage averaged 6.71% this week, up slightly from 6.66% the week before, per Freddie Mac's PMMS survey.
💰 Collier County commissioners set the maximum millage rate for FY 2026-27 at 3.0107 mills, holding the general fund rate steady with room to trim further during September's budget hearings.
🏨 Two hotels worth knowing in the heart of Old Naples, especially if you have guests visiting this season, more in the spotlight below.
🍔 Shake Shack's second Collier County location, a standalone with drive-thru, opened this week on Collier Boulevard.
⛈️ Expect storms most afternoons this weekend, with highs near 90 and heat index values up to 105.
New Around the 239
Collier County holds the line on the tax rate. Commissioners set the maximum millage rate for fiscal year 2026-27 at 3.0107 mills for the general fund, consistent with the prior year. The rate could still come down during September's budget hearings, but it can't go higher than this ceiling. Collier Clerk
Shake Shack opens its second Collier location. The standalone restaurant on Collier Boulevard has indoor dining and a single-lane drive-thru, the chain's 32nd Florida location. Business Observer
Connors Steak & Seafood is headed to North Naples. The upscale steakhouse chain confirmed a new North Naples location, adding to the wave of higher-end dining announcements this year. Gulfshore Business
The 239 Market: This Week's Market Pulse
Market snapshot:
Naples: Median sale price over the trailing three months was $1.3 million, down 10.4% from a year ago, at $780 per square foot (down 1.0%). Homes are selling faster than last year, averaging 83 days on market versus 90 a year ago.
Marco Island: Median sale price was $1.0 million, up 3.2% year over year, at $623 per square foot (up 5.8%). Homes are taking a bit longer to sell, 101 days on average versus 88 a year ago.
Bonita Springs: Median sale price for the 12 months ending July 29 was $480,450. A more recent MLS-based snapshot (updated Aug. 28) puts the current median closer to $550,000, down 2.2% year over year. Homes are selling in about 55 days on average, at roughly 91% of original asking price.
Jeremy's Take: Naples' median sale price looks like it dropped double digits year over year, but that's heavily influenced by mix (fewer ultra-high-end closings in this particular three-month window can swing a median hard). Bonita Springs is showing a more modest, believable softening. Worth remembering that these are trailing three-month and twelve-month windows, not single-month snapshots like NABOR and CCOR publish, so don't read too much into any one week-to-week move here. We'll get a cleaner read when NABOR's August report lands Sept. 18. Data Source: Redfin, Read More.
30-year mortgage rate: The 30-year fixed mortgage averaged 6.71% this week, up slightly from 6.66% the week before, per Freddie Mac's PMMS survey.
Curious What’s Selling Near You?
See What's Happening in Your Neighborhood:
📍 239 Community Spotlight - Old Naples
Old Naples (sometimes written Olde Naples) is the historic core the rest of the city grew up around. Founded in the late 1880s as a winter retreat, it's still built the way it was laid out then: tree-lined streets on a walkable grid running down to the Gulf, a mix of restored cottages, courtyard homes, and larger beachfront estates, and a genuine absence of high-rise development. The Naples Pier anchors the west end, and from there it's a short walk to two distinct commercial corridors that give the neighborhood its rhythm: Fifth Avenue South, the livelier of the two with a dense run of restaurants, galleries, and boutiques, and Third Street South, quieter and more residential in feel, with its own cluster of dining and shopping tucked among the live oaks.
What sets Old Naples apart in the local market is proximity without compromise: it's one of the few places in the area where you can walk to the beach, to dinner, and to a gallery opening without getting in a car, all inside a neighborhood that has stayed low-rise and architecturally consistent by design. That combination, walkable urban structure paired with direct Gulf access and no barrier-island commute, has made it one of the most consistently in-demand pockets of the Naples market for as long as the city has kept records, and it remains the benchmark a lot of other Southwest Florida neighborhoods get compared against.
Two Hotels Worth Knowing in the Heart of Old Naples
Naples Beach Club, A Four Seasons Resort opened November 17, 2025, on the site of the former Naples Beach Hotel & Golf Club, which dated back to 1946 and closed in 2021 for a full redevelopment. The 125-acre resort spans 1,000 feet of beachfront and includes 216 hotel rooms alongside 185 residences, Four Seasons' sixth Florida property. Gulfshore Life
Olde Naples Hotel opened May 15, 2026, at 200 Broad Avenue between Third Street South and Gordon Drive. The 109-room boutique property includes a rooftop pool, a spa, and Annie's Bistro, Bar & Bakery, built on the former site of The Plaza on Third Street and drawing design inspiration from the original 1889 Naples Hotel that once stood there. Business Observer
Together, the two properties add more than 300 hotel rooms and nearly 200 residences within walking distance of downtown, worth knowing for anyone tracking how Old Naples' character and price points are evolving.
If you're hosting guests in Naples in the coming months, reach out to Jeremy. He has preferred rates with hotels around the area and is happy to help with recommendations.
Good to Know
Florida's Amendment 3 (the proposed homestead exemption increase) remains on track for the Nov. 3 ballot. We covered the full details last week, no change to report this issue.
September is statistically the peak month of Atlantic hurricane season, a good week to double check your storm plan (see Home Tip below).
Collier's final FY 2026-27 budget hearings happen later this month. The millage rate set this week is a ceiling, not necessarily the final number.
🔧 Home Tip of the Week
We're in the thick of peak hurricane season, so this week's tip is less about the house itself and more about the folder you hope you never have to open.
Walk every room and the exterior with your phone and record a dated video, narrating what you're looking at as you go.
Keep a simple list of the age and condition of major systems: roof, A/C, water heater, and any recent renovations, with receipts if you have them.
Store a copy of your insurance policy's declarations page somewhere outside the house, email it to yourself or save it to the cloud.
If you ever do file a claim, get your own repair estimates before agreeing to a settlement number.
Every policy is different, so talk to your insurance agent about what your specific coverage requires and consider asking about flood coverage separately if you don't already carry it.
☀️ Weekend Weather
Storms are the theme all weekend, mostly arriving in the afternoon:
Friday: High near 90, storms likely mid to late afternoon, heat index up to 105
Saturday: High near 90, 70% chance of afternoon storms
Sunday: High near 89, 50% chance of afternoon storms
Labor Day (Monday): High near 88, 70% chance of afternoon storms
📅 5 Things to Do This Week
Yacht Rockin': Broadway Palm Dinner Theatre, Friday, Sept. 4, 7:30 p.m. A live tribute to the Doobie Brothers, Steely Dan, and Christopher Cross. $75 for dinner and show, $45 show only. Florida Weekly
Jimmy Buffett Day: Margaritaville Beach Resort Naples, Sept. 4 through 7. A weekend celebrating Buffett's music and legacy, supporting the Louisville Slugger Warriors National Amputee Baseball Team. Florida Weekly
FC Naples vs. Atlantic Club Boise: Paradise Coast Sports Complex, Saturday, Sept. 5, 7:30 p.m. 2026 FC Naples season
Sizzle Dining in Naples: through Sept. 30. Special prix fixe menus at participating restaurants, with proceeds supporting local restaurants and blessings in a backpack. Florida Weekly
Evening on 5th Avenue South: Thursday, Sept. 10, 6:30 to 9:30 p.m. Florida Weekly
One More Thing: The Fort Myers Beach Art Association kicks off its Wine and Cheese Art Crawl in Bonita Springs on Saturday, Sept. 5, from 4 to 6 p.m., if you want to make a full day of it.
👀 What We're Watching
NABOR's August report is due Sept. 18, worth watching whether the softer Redfin trend line for Naples holds up against the board's closed sales data.
Collier's final FY 2026-27 budget and millage rate get locked in during hearings later this month.
Amendment 3 campaigning will only get louder between now and Nov. 3.
How Old Naples' two newer hotels affect foot traffic and pricing for nearby Third Street South retail heading into season.
Property Spotlight
3901 Kens Way #3306, Bonita Springs | $589,900 | 1 Den / 2 Bath | MLS# 226022281
A rare find in the gated resort community of Bonita Village: a 1-bedroom, 2-full-bath condo minutes from Bonita Beach and Barefoot Beach. The open layout flows to an oversized screened lanai, and the unit shows like new, with granite counters, stainless appliances, a 2023 HVAC and water heater, impact windows and doors, and smart home upgrades throughout.
It's also a flexible income play: Bonita Village allows up to 52 rentals a year with a 7-day minimum, and residents enjoy resort-style amenities (waterfall pool, spa, clubhouse, fitness center, beach shuttle), with a lazy river, swim-up bar, and pickleball courts on the way.
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Have a great Labor Day weekend!
Jeremy
