Where we operate
Naples Medical Office Market
The wealthiest, fastest-aging patient base in Florida — and nearly $800 million in new healthcare infrastructure racing to serve it.
The market
From seasonal enclave to year-round wealth market
Naples was a winter address. It's now a year-round center of wealth — retirees and remote executives who arrived seasonally and stayed, bringing full-time demand for care with them.
That shift changed the real estate underneath it. Medical office in Collier County is occupied, tightly held, and rarely available — and the buildings that do trade rarely reach a public listing.
“Demand for clinical space is rising faster than supply.”
Collier County, at a glance
417,131
Collier County residents — up 11% since 2020
1 in 3
residents age 65 or older (34.3% — about 143K people)
+18,071
net migration into the county over three years
$785M+
in healthcare construction underway or announced
Why owners should care
Three forces, one direction
An aging, affluent patient base
A third of Collier County is 65 or older — the age band that uses the most care, in a market that can pay for it.
A historic healthcare buildout
Nearly $785M in new hospitals and clinical space is under way — the largest healthcare buildout in the county's history.
Almost no new supply
Medical office runs effectively full, and virtually nothing new is being built to relieve the pressure.
The healthcare buildout
$785M+ and counting.
The largest healthcare buildout in Collier County's history — every dollar of it generates demand for the clinical space around it.
Jun 2026 · Opened
$140M
HSS at NCH Orthopedic
With Hospital for Special Surgery, the top-ranked orthopedic program in the U.S.
Late 2027
$295M
Schulze Heart & Stroke
Cardiovascular expansion in downtown Naples.
Announced
$350M
Women & Children's
With Nicklaus Children's — pediatric and maternity care.
Planned
150 beds
Ave Maria Hospital
Serving fast-growing eastern Collier County.
The two markets CoStar · August 2026
Naples has two medical office markets.
The market as a whole is nearly full and rarely trades. What's actually for sale is a small handful — and that handful is the only way in.
The full marketEverything that exists
5.3%vacancy — 94.7% occupied3.7M SFacross 303 medical office buildings
8.0%market cap rate
-96.1K SFabsorbed, past 15.4 months
What's for sale~3% of the market
25medical buildings for sale right now95K SFon the market
15.5 motypical time to sell
The opportunity
How you get into a market this tight.
The market is 94% full.
Tenants are competing for space, and almost nothing new is being built.
A few of the buildings for sale sit empty.
Value-add buildings offers brokers overlook because they're not stabilized.
Buy one and lease it up.
You end up owning income-producing medical office in a market where owners cannot get in.
Recent tradesCoStar · August 2026
What's actually traded in Collier County.
The five most recent single-building medical office sales in Collier County. Below them, where a building like yours has been landing.
| Property | Size | Price | Per SF | Closed |
|---|---|---|---|---|
| 720 Goodlette Rd NNaples · built 1982 | 35,220 SF | $11.4M | $324 | Jul 2026 |
| 625 Tamiami Trl NNaples · built 2009 | 29,009 SF | $9.2M | $315 | Jun 2026 |
| 1945 Crosspointe DrNaples · built 2000 | 5,183 SF | $1.4M | $270 | Apr 2026 |
| 914 Park AveMarco Island · built 2002 | 5,490 SF | $2.1M | $383 | Mar 2026 |
| 2171 Pine Ridge RdNaples · built 1988 | 11,005 SF | $2.6M | $236 | Mar 2026 |
By building size
Smaller buildings trade higher per square foot.
| Building size | Trades | Median | Middle half of trades |
|---|---|---|---|
| Under 5,000 SF | 2 | $509/SF | too few trades to range |
| 5,000 – 15,000 SF | 4 | $319/SF | $270 – $364/SF |
| Over 15,000 SF | 3 | $324/SF | $319 – $434/SF |
Only two buildings under 5,000 SF traded in Collier County all year. That scarcity is the market.
9· $44.6M
Single-building sales. What individual owners sold.3· $33.4M
Portfolio deals covering 4 buildings. Institutional buyers.Roughly 43% of Collier medical office volume moved inside institutional portfolios this year rather than single-building sales.
condominium units and multi-property portfolio allocations excluded from medians.
Where We Work
Coverage across Collier County
We work medical office throughout Collier — from the coast to the inland communities growing around it.
Naples
Old Naples
North Naples
Vanderbilt
US-41 Corridor
Tamiami Trail
Marco Island
Coastal south
Ave Maria
East Collier
NCH Campuses
Hospital corridors
FAQs
The questions we get most
What is a medical office building worth in Naples right now?
It depends on whether it's leased or owner-occupied, what the build-out supports, and where in the county it sits. A Broker Opinion of Value is free and confidential, and it's the fastest way to get a real number for your specific building rather than a market average.
I still practice in my building — can I sell without relocating?
Yes. A sale-leaseback lets you sell the building and sign a lease to stay in the space you've built your practice around — you take the equity out without moving. It's a natural fit for owners who want liquidity, not a move.
How do you find buildings that never get listed?
Anyone can see the listings. The off-market positions behind them are what we bring. We work exclusively in medical office and we've built our own tools for sourcing off-market — sellers get a quiet exit, buyers get first look.
Does White Coat Capital cover all of Collier County?
Yes — from Naples and North Naples through the US-41 corridor, Marco Island, Ave Maria, and the NCH campuses. Wherever your building sits, a Broker Opinion of Value is the quickest way to see what it's worth today.
Own medical office in Naples
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