417,131
Collier County residents u2014 up 11% since 2020
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. Itu0027s now a year-round center of wealth u2014 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 u2014 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
1 in 3
residents age 65 or older (34.3% u2014 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 u2014 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 u2014 the largest healthcare buildout in the countyu0027s 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 Countyu0027s history u2014 every dollar of it generates demand for the clinical space around it.
Jun 2026 u00b7 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 u0026 Stroke
Cardiovascular expansion in downtown Naples.
Announced
$350M
Women u0026 Childrenu0027s
With Nicklaus Childrenu0027s u2014 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
5.7%vacancy — 94% occupied3.7M SFacross 303 medical office buildings
8.1%market cap rate
-62K SFabsorbed, past 12 months
What's for sale~5% of the market
25medical buildings for sale right now95K SFon the market
$379/SFmedian recent sale price
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 offer 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 trades CoStar · August 2026
What's actually traded in Collier County.
Every arms-length medical office sale in the past 12 months — 14 trades, roughly $90 million. This is the comp set behind any opinion of value we'd give you.
PropertySizePricePer SFClosed
$379/SFmedian across all 14 trades$90Mtotal volumeShowing the 10 highest $/SF · four smaller trades not shown
Source: CoStar, Collier County medical office, August 2026. Closed arms-length sales only; leased and non-arms-length transfers excluded.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
Find out what your building is worth.
A confidential Broker Opinion of Value - no cost, no obligation.