Aqualane Shores has almost no vacant land left, so most of its lots are sold with an old house standing on them.
Buying land here usually means buying a 1950s or 1960s home for the canal or bay position beneath it and replacing it. These are the prices vacant lots and older homes have actually sold for over the past two years, what separates one lot from the next, and what to check before you buy a house you intend to take down.
Aqualane Shores Land at a Glance
| Vacant Lot Sales | 4 closings, September 2024 to September 2026, from $4.63 million to $5.53 million |
| Typical Canal Lot | About 100 feet of frontage by 130 to 150 feet deep, roughly a third of an acre |
| Price per Front Foot | About $41,000 to $52,000 on recent canal-lot sales |
| Older Homes Sold for Land | Canal homes built before 1990: $3.25 million to $5.25 million; bay and basin: $7.5 million to $9.75 million |
| New Homes Sold | Canal homes built since 2020: $10.35 million to $18.25 million |
| Lots Offered Sep 24, 2026 | Five lots asking $4.95 million to $10.4 million, plus one four-acre parcel near $80 million |
| Boating | Bridge-free from every waterfront lot, down Naples Bay to Gordon Pass |
| Design Rules | No HOA or architectural review; City of Naples zoning, building and flood requirements apply |
Aqualane Shores Lots - Active Listings
Request a Curated Selection of Aqualane Shores Lots and Teardowns
The best building sites here are often sold before they are advertised, and older homes priced at land value appear in the general listings rather than as land. Tell us the frontage, water position and budget you have in mind and we will send them as they surface. Call (239) 438-1102.
What Land Has Sold For
The figures below cover every relevant sale between September 2024 and September 2026, drawn from the Naples MLS. Read together, they show how the neighborhood actually prices land.
| What Sold | Price Range | What It Tells You |
|---|---|---|
| Vacant canal lot 4 sales |
$4.63M – $5.53M | The going price of a standard canal homesite |
| Pre-1990 home on a canal 7 sales |
$3.25M – $5.25M | The house adds little or nothing to the land |
| Pre-1990 home on the bay or a basin 3 sales |
$7.5M – $9.75M | Bay frontage roughly doubles the value of the dirt |
| New home on a canal, built 2020+ 10 sales |
$10.35M – $18.25M | What the finished product is worth on the same kind of lot |
The first two rows are the heart of it. A vacant canal lot and an older canal home sell for nearly the same money, because the buyer of the older home is going to replace it. The four vacant lots averaged about $5.1 million, and the seven older canal homes about $4.3 million, the difference being roughly what it costs to demolish a house and the extra time it takes. On the bay the same logic holds at double the price: three homes built in the 1950s and 1960s sold for $7.5 million to $9.75 million, almost entirely for their frontage on Naples Bay or a basin off it.
The last row is the other side of the trade. New homes on canal lots have sold for $10.35 million to $18.25 million, a median of about $13 million. The distance between a $5 million lot and a $13 million finished house is design, permitting, construction, carrying costs and the builder’s margin, and that gap is what a buyer is choosing whether to take on.
What Is Offered Now
On September 24, 2026, five Aqualane Shores lots were listed, asking $4.95 million to $10.4 million, along with a single four-acre parcel offered near $80 million that sits outside the normal lot market entirely. The three typical 80- to 100-foot homesites among them were asking about $55,000 to $62,000 per front foot, noticeably above the $41,000 to $52,000 recent sales achieved, and several had been on the market for most of a year or longer. In a market with no vacant-lot sales under $4.6 million in two years, pricing still matters: the lot that sold fastest, in fourteen days, was priced in line with the sales before it.
Older homes are the larger part of the land market and do not appear in the land feed above. On the same date, two single-family homes built before 1980 were for sale at $5.5 million and $6.0 million, and several homes from the 1990s and 2000s were priced close enough to land value that a builder would look at them. They appear in the full Aqualane Shores listings.
What Makes One Lot Worth More Than the Next
| Frontage and Width | The biggest single variable. Frontage decides what can be docked, and lot width decides what can be built without fighting the setbacks for every foot. |
| Bay, Basin or Canal | Bay and basin frontage sells at roughly twice the price of a canal lot, for the open view, the shorter run to Gordon Pass and the room for a larger boat. |
| Depth at the Dock | Verify it at low tide, at that address. Aqualane Shores is deep water, but individual canal ends vary. |
| Seawall | A seawall near the end of its life is a significant cost that belongs in the purchase price, not a surprise the year after closing. |
| Exposure | Which way the pool deck and main living spaces will face on the new house; a western and an eastern rear exposure produce very different homes on identical lots. |
| Elevation and Fill | The original houses sit low. Demolition, fill and the finished floor elevation the City requires for a new home are questions for your builder before you commit. |
| The Street | How many of the neighboring houses have already been rebuilt, and how many are likely to be, affects both the construction years and the resale. |
Before You Buy a House to Take It Down
The questions that decide whether a teardown is priced correctly are the ones about what you will build next. Start with a current survey and the lot’s exact dimensions, then find out what City of Naples zoning allows on that specific parcel: setbacks, height, lot coverage and the finished floor elevation a new home will need under current flood rules. The original houses were built low, so the difference between the old floor and the new one can mean significant fill, and that affects the design, the driveway and the cost.
At the water, have the seawall inspected and ask for its history, confirm the depth at the dock at low tide, and look at the dock and lift permits, because you will be rebuilding or replacing them too. Price demolition and the utility work before you negotiate, not after. And bring the architect or builder you intend to use into the decision before you close; the house that can actually be built on the lot, and what it will cost, is the number that decides whether the lot is worth what you are paying.
Building in Aqualane Shores
From closing on a lot to moving into a finished home, expect the process to be measured in years rather than months once design, City permitting, demolition and construction are added together, and the builders who work at this level are booked well ahead. There is no architectural review board, so design decisions are between you, your architect and the City. If you would rather buy a home that has already been through all of that, our Aqualane Shores new construction guide covers finished new estates and the builders working in the neighborhood.
Selling an Older Home or a Lot
If you own one of the original houses on a good canal or bay lot, your buyer is probably a builder or a family planning to build, and the property should be priced and presented as a building site: survey, seawall history, dock permits and elevation certificate assembled before it goes to market. We model the home as a residence and as a lot and market whichever nets more. See Selling in Aqualane Shores to request a confidential valuation, or compare the lot with neighboring land in Port Royal, where larger parcels trade at considerably higher prices.
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Aqualane Shores Lots and Teardowns Questions
How much is a lot in Aqualane Shores?
Four vacant lots closed between September 2024 and September 2026, at $4.63 million to $5.53 million. They were typical canal homesites, about 100 to 136 feet wide and roughly a third of an acre, which works out to about $41,000 to $52,000 per foot of frontage. Bayfront land, and the rare oversized parcel, sells well above that range.
Why do older Aqualane Shores homes sell for the same price as a vacant lot?
Because the buyer is paying for the water position and planning to replace the house. Canal homes built before 1990 sold for $3.25 million to $5.25 million over the same two years, essentially the vacant-lot range. The house is worth little to a builder, and some buyers deduct the cost of demolition from what they will pay.
What should I check before buying a teardown in Aqualane Shores?
Survey and lot dimensions, what City of Naples zoning and flood rules allow on that parcel, the required finished floor elevation, the seawall's age and condition, depth at the dock at low tide, dock and lift permits, and the cost of demolition and fill. Bring your architect or builder in before you close. Call (239) 438-1102 and we will walk the property with you.
Is there an HOA or architectural review for new homes in Aqualane Shores?
No. There is no mandatory homeowners association and no architectural review board. New homes are governed by City of Naples zoning, building and flood requirements. The same freedom applies to the lots around yours, so it is worth knowing which neighboring houses are likely to be replaced.
Does every Aqualane Shores waterfront lot have bridge-free Gulf access?
Yes. No fixed bridge stands between any Aqualane Shores canal or bayfront lot and the Gulf of Mexico; the route runs down Naples Bay to Gordon Pass. Canal width and depth still vary by address, so confirm them for the boat you plan to keep.
Sales figures are compiled from Naples Area Board of Realtors MLS data for land and single-family homes in the Aqualane Shores development, closed September 1, 2024 through September 24, 2026, and listings active on September 24, 2026; deemed reliable but not guaranteed. Zoning, setbacks, flood elevation requirements, permitting timelines and construction costs are specific to each parcel and change; confirm current requirements with the City of Naples and your builder before purchasing.
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