Naples Luxury Waterfront Real Estate — Advisors, Not Salespeople
Alpizar & Company is a family-owned, independent Naples brokerage that works in one market: luxury waterfront real estate. Beachfront condominiums in Park Shore, Pelican Bay and Bay Colony, Gulf-access homes in Port Royal, Aqualane Shores and Royal Harbor, and the beach-block streets of Olde Naples. Robert Alpizar (CLHMS, GRI, SRS, PSA) and Marlene Alpizar lead every relationship personally, in English or Spanish, and we have closed more than 250 transactions and over $100 million in Naples luxury waterfront sales. We advise; we do not push.
Browse Naples Waterfront Real Estate
Naples Waterfront Neighborhoods at a Glance
In Naples the water decides the price before the house does. Gulf-front sand, a deep-water canal with no bridge between the dock and the Gulf, and a high-floor view across the water are three different markets, and each neighborhood below is known for one of them. The figures come from closed MLS sales and link through to the full guide for each community.
| Area | The Water | Recent Sales |
|---|---|---|
| Port Royal About 640 estates |
Gulf-front estates and deep-water canals, bridge-free through Gordon Pass | 2025: 30 homes median $15.95M |
| Aqualane Shores About 350 homesites |
Canals to Naples Bay with no bridges to the Gulf | 2025: 32 homes median $7.12M |
| Olde Naples Homes and condos |
Gulf-front and beach-block streets beside Fifth Avenue South | 2025: 60 homes, 79 condos averages $6.28M and $1.48M |
| Coquina Sands Homes and condos |
Gulf Shore Boulevard North beachfront, home to Naples Beach Club, Rosewood Residences and Olana | 2025: 9 homes average $7.73M |
| The Moorings Homes and condos |
Gulf-front towers; Moorings Bay and Hurricane Harbor homes through Doctors Pass | 2025: 48 homes, 101 condos averages $5.34M and $1.32M |
| Park Shore Mostly condos |
Beachfront high-rises; Venetian Bay homes through Doctors Pass | 2025: 158 condos average $1.94M |
| Pelican Bay Homes and condos |
Gulf-view towers and private beach facilities | 2025: 239 condos, 75 homes averages $2.18M and $3.62M |
| Bay Colony Gated, in Pelican Bay |
Six beachfront towers, five Gulf-view buildings and four estate neighborhoods | Sep 2024 to Sep 2026: 89 sales median $5.0M |
| Vanderbilt Beach Homes and condos |
Gulf Shore Drive towers; Conners canal homes through Wiggins Pass | 2025: 27 homes, 67 condos averages $3.78M and $1.70M |
| Royal Harbor Homes |
Canal and bayfront homes on the east side of Naples Bay, bridge-free to Gordon Pass | 2025: 18 homes median $2.83M |
| Isles of Capri Homes and condos |
Four islands on the Marco River, near Capri Pass | Sep 2024 to Sep 2026: 32 homes median about $1.12M |
Beyond these, we cover Seagate, Oyster Bay and Port of the Islands, and our Naples neighborhoods guide compares every community side by side.
What Sets the Price of a Naples Waterfront Property
Two homes on the same street can be worth very different sums, and the difference is usually in the water rather than the house. These are the questions we answer for every client before an offer or a list price, and our Naples waterfront buyer’s guide takes them in order.
Gulf-Front, Bayfront or Canal
Gulf-front property, on the sand, is the scarcest and most expensive position in Naples. Bayfront homes on Naples Bay trade wide water views for protected dockage. Canal homes are priced by the canal itself: its width, whether the lot sits on a point or a straight run, and how far the boat has to travel to open water.
Bridges and the Route to the Gulf
A fixed bridge between the dock and the Gulf caps the height of the boat you can keep there. Port Royal, Aqualane Shores and Royal Harbor reach Gordon Pass without one, which is a large part of their premium. In The Moorings, Park Shore and Vanderbilt Beach the answer depends on the street, so we confirm clearance for the specific property. Our guide to Naples homes with Gulf access compares the routes.
Frontage, Seawall and Dock
Water frontage, the age and condition of the seawall, and the size, depth and lift capacity of the dock all carry real value, and all can carry real cost. A seawall at the end of its life is a significant repair on its own, so we look at it before our clients commit.
Elevation and Flood Zone
Newer homes built to current elevation standards insure and resell differently from older homes built lower to the ground, and the gap has widened since recent storms. Elevation certificates, flood zone and past storm history belong in every waterfront comparison.
For Condominiums, the Building
In a beachfront tower, the stack, floor and view come first, and the association comes next: reserves, recent milestone inspections, special assessments and leasing rules. Two residences with the same view can carry very different costs of ownership. Our building-by-building guides to Naples beachfront condos set these out.
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The Naples Waterfront Market, Measured Every Month
Every month we publish what actually closed on the Naples waterfront: beachfront, bayfront, Gulf-access canal homes and Gulf-view condominiums, drawn from closed MLS sales rather than asking prices. The Naples Waterfront Market Report covers the whole market, and the Bay Colony and Vanderbilt Beach market reports follow those communities building by building.
Browse our Exclusive Listings
Exclusive Representation for Naples' Most Discerning Sellers
At Alpizar & Company, your listing isn't one of thousands — it's our focus. As an independent brokerage, we set our own strategy, pricing approach and marketing plan around your property, not around corporate quotas or franchise playbooks. We price to the building's or the street's own recent sales, present the water as carefully as the house, and tell you what the market will pay rather than what you hope to hear. Read how we sell Naples waterfront property, or request a complimentary property valuation below.
Request a Complimentary Property Valuation reflecting today's market.What's your property worth?
Meet the Team
Connect with Real Estate Advisors... not Salespeople.
Alpizar & Company is a family-owned independent brokerage specializing in luxury waterfront real estate across Naples' most sought-after neighborhoods. Led by Robert Alpizar (CLHMS, GRI, SRS, PSA) and Marlene Alpizar, our team operates as advisors — not salespeople — guiding buyers and sellers with firsthand local expertise and no corporate quotas.
We offer complimentary, pressure-free consultations without any commitment.
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Frequently Asked Questions
What does Alpizar & Company specialize in?
We specialize in luxury waterfront real estate across Naples' most sought-after neighborhoods — Port Royal, Aqualane Shores, Olde Naples, Coquina Sands, The Moorings, Park Shore, Pelican Bay, Bay Colony, Vanderbilt Beach and Royal Harbor — along with the landmark new developments reshaping the Naples luxury market, including Naples Beach Club, Rosewood Residences, The Ritz-Carlton Residences, Olana and 3300 Gulf Shore. As a boutique independent brokerage, every client works directly with Robert or Marlene Alpizar from first conversation to closing, in English or Spanish.
What is the Naples luxury waterfront real estate market like?
Naples' luxury waterfront market is defined by constrained supply and persistent demand from high-net-worth buyers, many relocating from the Northeast and Midwest. In 2025, 30 homes sold in Port Royal at a median of $15.95 million, 32 in Aqualane Shores at a median of $7.12 million, and single-family homes in The Moorings averaged $5.34 million. The condominium market is the most active: Pelican Bay recorded 239 condo sales in 2025 at an average of $2.18 million. Our monthly Naples Waterfront Market Report tracks every closed waterfront sale.
What is the difference between Gulf-front, bayfront and canal property in Naples?
Gulf-front property sits directly on the beach and is the scarcest and most expensive position. Bayfront homes face Naples Bay or one of the city's other bays, with wide water views and protected dockage. Canal homes are priced by the canal: its width, the lot's position on it, and the route and any bridges between the dock and the Gulf. For condominiums, the same distinction runs between beachfront towers and Gulf-view or bay-view buildings set back from the sand.
Which Naples neighborhoods have bridge-free Gulf access?
Port Royal, Aqualane Shores, Royal Harbor and Oyster Bay reach Naples Bay and Gordon Pass without passing under a fixed bridge, which is why boat owners pay a premium there. In The Moorings, Park Shore and Vanderbilt Beach, access runs through Doctors Pass or Wiggins Pass and bridge clearance depends on the street, so we confirm it for each property.
Why work with an independent brokerage instead of a large franchise?
Independent brokerages answer to their clients — not to corporate quotas, franchise targets or referral fee arrangements. At Alpizar & Company, our advice is driven entirely by what's best for your goals. That means telling you when a property is overpriced, advising patience when the market doesn't support urgency, and moving decisively when the right opportunity appears. More than 250 closed transactions and over $100 million in Naples luxury waterfront sales have been built on that advisor relationship.
What new luxury developments are available in Naples right now?
Naples Beach Club, with Four Seasons, is delivering beachfront residences in Coquina Sands through 2026. Rosewood Residences Naples welcomed its first residents in 2026, with completion through the fourth quarter. The Ritz-Carlton Residences, Naples offers 128 residences across five buildings in Vanderbilt Beach. 3300 Gulf Shore broke ground in The Moorings in January 2026, with completion expected in late 2027. Olana, twelve residences on the beach in Coquina Sands, plans to break ground in 2026, and The Halcyon on Naples Bay expects to break ground in January 2027. Each has a dedicated page on our site with pricing, floor plans and buyer guidance.
How do I know what my Naples property is worth right now?
The most accurate valuation in a market as specific as Naples luxury waterfront requires an advisor who knows the neighborhood — not an automated algorithm that can't account for canal position, Gulf access, dock dimensions, building reserves or renovation quality. Request a complimentary valuation above and we'll provide a specific, defensible price range based on recent closed sales and current competition in your building or neighborhood. We don't round up to win the listing; we price to sell at the highest price the market will bear today.
Does Alpizar & Company handle property management?
Yes — Alpizar Property Management, LLC is our property management company, managing a curated portfolio of vacation and annual rental properties across Naples. We focus on quality over volume, with a particular emphasis on waterfront properties. If you're considering a Naples property with rental income in mind, we can evaluate the rental economics alongside the purchase decision.
How do I get started with Alpizar & Company?
Call (239) 438-1102, schedule a phone or video consultation through the calendar link above, or use the contact form on this site. We offer complimentary, pressure-free consultations with no obligation — just an honest conversation about your goals, timeline and budget, whether you're six months from a decision or ready to move this week.
Over 250 closed transactions. $100 million in Naples luxury waterfront sales. Read what our buyers and sellers say about working with an advisor-driven independent brokerage — and why they come back.
What's it like working with Alpizar & Company?