In Aqualane Shores, a home sells either as a finished residence or as a building site, and the price depends on which.
Over the past two years, new homes here sold at a median of $15.7 million while homes built before 1990 sold for about what a vacant lot brings. Knowing which of those markets your home belongs to, and pricing it to the sales that genuinely compare, is most of the work of selling well in this neighborhood.
What Drives Value in Aqualane Shores
| No Bridges | Every canal and bayfront lot reaches Naples Bay and the Gulf with no fixed bridge and no height restriction, which is what draws boating buyers to this neighborhood |
| Water Position | Bay and basin frontage has sold at a median of about $2,437 per square foot against about $1,723 on the canals; position along the canal and the run to the bay matter too |
| Frontage and Depth | Linear feet of seawall, depth at low water and whether the canal is wide enough for a large vessel to turn; frontage varies considerably from one street to the next |
| Dock and Lift | Permitted dock dimensions, lift capacity, water and power at the dock, and whether the berth takes the boat a buyer already owns |
| Age of the House | A major price split: homes built since 2020 have sold at a median of about $2,371 per square foot, homes from 1990 to 2019 at about $1,549 |
| House vs. Land | Homes built before 1990 have sold at about the price of a vacant lot; the buyer is paying for the parcel and planning to rebuild |
| Builder and Architect | On newer homes the name on the build matters; recognized builders and architects shorten a buyer’s diligence |
| Elevation and Insurance | Finished floor elevation, flood zone, claims history and any elevation or hardening work, with the certificates and permits to support it |
Request a Confidential Valuation
Tell us about your Aqualane Shores home and we will prepare a private, advisor-reviewed valuation built from the sales that genuinely compare to it, not an automated estimate. Complimentary and without obligation, whether or not you decide to sell. See how we prepare a valuation, our approach to selling a waterfront home and, where discretion matters, a private, off-market sale.
Aqualane Shores - Recent Sales
What Sold, and How
Fifty-five single-family homes closed in Aqualane Shores between September 2024 and September 2026. Split by the age of the house, they show three different markets inside one neighborhood.
| Year Built | Median | Vs. Ask |
|---|---|---|
| 2020 or later | $15.70M 19 sales |
84% of original ask, 170 days |
| 1990 to 2019 | $7.21M 22 sales |
79% of original ask, 130 days |
| Before 1990 Mostly sold as building sites |
$4.38M 14 sales |
81% of original ask, 110 days |
Every group sold well below its original asking price, typically by 16% to 21%, and the median home spent roughly three and a half to six months on the market. The pattern is consistent: homes that sold quickly were priced close to the sales before them, and homes that started high sat, reduced and sold for less than a correct first price would probably have achieved.
What the Market Looks Like Now
Thirty-two homes closed in 2025 at an average of $9.78 million, with a high of $31.5 million, and 26 closed in the twelve months to September 24, 2026. On that date 26 homes were for sale, from $5.5 million to $20.0 million, which is about a year of supply at the recent pace. Supply is tighter between $5 million and $10 million, where eight homes were offered against eleven sales a year, and much looser above $10 million, where eighteen homes were offered against twelve sales a year. Nothing was for sale under $5 million, so a well-located older home or lot at that level meets waiting buyers. The full breakdown is on our Aqualane Shores guide.
Naples market reports, updated monthly: closed sales, median prices, months of supply and price per square foot for every Naples waterfront neighborhood in the Naples Waterfront Market Report, with the month’s highlights in our September 2026 waterfront roundup.
By neighborhood: Aqualane Shores · Bay Colony · Coquina Sands · Isles of Capri · Kalea Bay · The Moorings · Naples Cay · Olde Naples · Oyster Bay · Park Shore · Pelican Bay · Port of the Islands · Port Royal · Royal Harbor · The Dunes · Vanderbilt Beach
Pricing an Aqualane Shores Home
We price from the water first, access, frontage, depth and the run to Naples Bay, then the parcel, then the house. Where a comparable sale in the neighborhood does not exist, we build the case from adjacent markets rather than pretend otherwise, testing against Port Royal to the south, Olde Naples to the north and the broader Naples luxury waterfront market, then adjusting for what Aqualane Shores has that they do not. Buyers at this level shop all three neighborhoods in a single week, so the price has to hold up against what they saw yesterday.
Selling a Home a Buyer May Replace
Canal homes built before 1990 have sold for $3.25 million to $5.25 million, and vacant canal lots for $4.63 million to $5.53 million. The buyer for an original home is usually a builder or a family planning to build, arriving with an architect, valuing the parcel, subtracting demolition and treating the house as a credit. Listing that property as a family home at a family home’s price is how it sits through a season while builders wait for a reduction. We model both paths, the residence as it stands and the parcel as a build site, and market whichever produces the stronger net, with the survey, seawall and dock documentation a builder needs already assembled. Our Aqualane Shores lots and teardowns page shows what land has sold for.
Selling a Newer Home
New and recent homes are priced on the house: the builder, the architect, the finish level, the elevation and the year of completion, as well as the lot. They have also faced heavy competition. Seven homes built since 2024 were for sale in late September 2026, four of them above $17 million, and several more were withdrawn unsold over the summer. A newer home sells when it is priced against the new homes that actually closed, not against the asking prices around it, and when its documentation, warranty and permits are ready before the first showing. Our Aqualane Shores new construction page tracks what new homes have sold for.
The Port Royal Club Question
Buyers coming from Port Royal will ask, and the answer needs to be right. Aqualane Shores properties on 21st Avenue South are not eligible for full Port Royal Club membership, though some may qualify for Associate membership. Getting this wrong in a listing presentation costs credibility at exactly the wrong moment, so we confirm the standing of your specific property with the Club before the property goes to market rather than repeating what a neighbor believes.
No HOA, and What That Means for Your Sale
Aqualane Shores is not gated and carries no mandatory homeowners association; the Aqualane Shores Association is voluntary, at about $100 a year, and there is no architectural review board. For a sale that is largely good news: no association approval, no estoppel delay, no assessment history to disclose, and a buyer who is free to build under City of Naples rules. It also means there is no association package to hand over, so the weight falls entirely on your own survey, seawall, dock, elevation and permit documentation. Sellers who have that in order move through due diligence faster.
What Buyers Will Ask For
A current survey, the seawall history, dock and lift permits with dimensions, canal depth at the dock, the elevation certificate, flood zone and insurance and claims history, plus documentation of any post-storm repair, elevation or hardening work. On newer homes, buyers also want the builder, the architect, the year of completion and the warranty status. Assembling this before listing keeps a contract from stalling in due diligence, which in a market this thin is the difference between a closing and a re-listing.
Aqualane Shores on Naples Bay
Aqualane Shores is number 1 on the map, between Olde Naples to the north and Port Royal (2) to the south, from Gordon Drive east to Naples Bay. Buyers who look here usually compare Oyster Bay (3) and Royal Harbor (4) across the bay as well. All four reach the Gulf through Gordon Pass with no fixed bridge on the way.
Naples Bay’s four bridge-free waterfront neighborhoods. Map by Alpizar & Company.
Aqualane Shores from Above
When to List in Aqualane Shores
The Naples season runs January through April and peaks in February, and preparing in the fall puts a home in front of the season’s first buyers rather than into the February crowd. At this price tier the marketing period is longer than the Naples average, so an early list date and a correct price on day one matter more than a fast launch. Fall preparation also leaves time to finish dock, seawall and landscape work, and for the photography and film we direct in-house.
Explore Aqualane Shores
More About Aqualane Shores
Selling in Aqualane Shores Questions
What is my Aqualane Shores home worth?
It depends first on whether a buyer will live in the house or replace it. Homes built since 2020 sold at a median of $15.7 million between September 2024 and September 2026, homes built from 1990 to 2019 at $7.2 million, and homes built before 1990 at $4.4 million, which is about what a vacant canal lot sells for. Water position then moves the number: bay and basin frontage has sold at a clear premium to canal lots. Request a confidential valuation and we will prepare one for your property.
Should I sell my Aqualane Shores home as a house or as a lot?
Older homes on canal lots have sold for $3.25 million to $5.25 million, almost exactly the $4.63 million to $5.53 million that vacant canal lots brought, so the buyer is usually paying for the land. If your home is an original, it should be priced and documented as a building site. Newer homes are priced on the house, the finish level and the builder. We model both and market the stronger one.
How long does it take to sell a home in Aqualane Shores?
The median time on market was 110 days for 2025 sales and 204 days over the twelve months to September 24, 2026, and homes closed at about 90% of their final asking price and about 81% of their original one. With about a year of supply overall, and more above $10 million, pricing correctly from the first day matters more than a fast launch.
Does bridge-free Gulf access change what my home sells for?
Yes. Every canal and bayfront lot in Aqualane Shores reaches the Gulf without passing under a fixed bridge, down Naples Bay to Gordon Pass, and that is what draws boating buyers here. Within the neighborhood, what separates one waterfront home from another is frontage, depth at the dock, the seawall and the run to the bay.
Is my Aqualane Shores property eligible for the Port Royal Club?
Properties on 21st Avenue South are not eligible for full Port Royal Club membership, though some may qualify for Associate membership. Because buyers coming from Port Royal will ask, we confirm the standing of your specific property with the Club before listing rather than relying on what is assumed locally.
How does Alpizar & Company market an Aqualane Shores home?
We price from the sales that truly compare and say so where none exist, assemble the survey, seawall, dock and elevation documentation before listing, present the property with photography and film directed in-house, and preview it privately to our buyer registry and the brokers who work the Olde Naples and Port Royal corridor before any public launch. Call (239) 438-1102.
Closed sales reported through the Naples Area Board of REALTORS® MLS, September 2024 to September 2026, covering single-family homes and land 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. Valuations are opinions of value based on comparable sales and are not appraisals. Port Royal Club eligibility rules are set by the Club and change; confirm the standing of a specific property with the Club. Dock permits, flood zone designations and insurance conditions change; confirm current details with the applicable agency.
Meet the Team
Connect with Real Estate Advisors... not Salespeople.
Alpizar & Company is a family-owned independent brokerage specializing in luxury waterfront real estate in Naples, Marco Island and Bonita Springs. 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.
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