On Naples Bay, three neighborhoods of single-family homes share one thing: every dock reaches the Gulf without passing under a fixed bridge. Port Royal and Aqualane Shores sit on the west side of the bay, Royal Harbor on the east. A sailboat, a sportfisher with a tower or a motor yacht with a flybridge can live behind the house in any of them.

What separates them is price, and the gap is wide. Over the last twelve months the median home sold for about $17.7 million in Port Royal, $9.75 million in Aqualane Shores and $3.0 million in Royal Harbor. Here is what each of those numbers buys, using the closed sales from the Naples Area Board of REALTORS® MLS.

One Bay, One Pass, No Bridges

All three open onto Naples Bay, and the route to open water runs…

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Park Shore and Pelican Bay are neighbors on the Naples Gulf front, a few minutes apart, and between them they hold 44 high-rise towers with Gulf views. From a distance they look alike. Up close, they are built around a different idea of the beach, and that one difference shapes price, cost and daily life.

In Park Shore, 24 towers stand on the sand along Gulf Shore Boulevard North. In Pelican Bay, 20 towers along Pelican Bay Boulevard look across the Clam Bay mangrove preserve to the Gulf, and residents reach the beach by tram. Here is how the two compare, using the closed sales from October 2025 through September 2026.

The Two High-Rise Markets at a Glance

Community Sales Supply
Park Shore
24 beachfront towers, built 1972 to…

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For decades the Miracle Mile on Gulf Shore Boulevard North was a row of modest 1960s and 1970s condominiums with a world-class beach in front of them. In the four years since Hurricane Ian, it has become the most active stretch of luxury new construction in Naples. Six developments are now selling, building or already open along a single mile and a quarter of the boulevard, and together they are resetting what a Naples beach address costs and what it delivers.

Here is where each one sits, how they differ, and what the change means for buyers and owners in the older buildings around them.

What the Miracle Mile Is

The name covers about 1.3 miles of Gulf Shore Boulevard North, from The Moorings at Doctors Pass in the north to Naples Beach Club in…

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Sixty-four waterfront homes and condominiums closed in Naples in September for $311.5 million, twenty more than in September 2025 and the most in any month since June. Over the twelve months to September 30, 2026, 911 salt-water properties sold for $2.97 billion, 37% more sales than the year before, and more than four in five buyers paid cash.

On the first of every month we publish a full market report for each of the city’s principal waterfront neighborhoods, built from closed MLS sales rather than estimates. This is the one-page view of all of them, with a link to each.

The Naples Waterfront at a Glance

September closings 64 waterfront sales for $311.5 million, against 44 a year earlier
Twelve-month sales 911 salt-water…

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Three of the most significant beachfront developments in Naples history sit on the same short stretch of Gulf Shore Boulevard North, in the Coquina Sands neighborhood. Naples Beach Club, Rosewood Residences and Olana share the same sand, the same sunsets and the same few minutes to Fifth Avenue South. What they do not share is a way of life — and for buyers at this level, that difference decides the purchase long before the floor plan does.

Put simply, Naples Beach Club is a resort, Rosewood Residences is a private branded building, and Olana is a collection of twelve estates stacked above the beach. Here is how they compare.

The Three at a Glance

Building Scale & Price The Experience
Naples Beach Club
851 Gulf Shore Blvd N 		…

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Five Vanderbilt Beach properties closed in August. Fourteen came off the market without selling — expired, terminated or withdrawn. Nearly three failures for every sale, and six of those fourteen were single-family homes in Conners.

That ratio invites an easy conclusion: demand has gone. The data says otherwise, and the distinction matters enormously if you are holding a listing right now.

The market is working in one segment and stalling in another

Gulf-front condominiums on Vanderbilt Beach carry 3.3 months of supply, sell in a median 93 days, and close at 94.7 percent of asking. That is a functioning seller's market by any definition. Nothing about it suggests buyers have left.

Conners single-family homes, a few hundred yards inland, carry…

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By Robert Alpizar, CLHMS | Broker-Owner, Alpizar & Company

Florida Luxury Market at a Glance — July 2026: Luxury condo and townhouse sales above $1M up 31%+ statewide. Luxury single-family sales above $1M up 27%+ statewide. July was the second-lowest monthly gain for luxury condos in 2026 — meaning the first half of the year was even stronger. Cash buyers and equity-driven purchases are fueling the surge.

The Naples luxury market data we shared last week told a compelling story. But new statewide data from Florida Realtors® puts that story in an even broader context — and the numbers are striking.

According to Florida Realtors' August 2026 housing market report, luxury home sales across the entire state of Florida posted strong gains in July.…

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By Robert Alpizar, CLHMS | Broker-Owner, Alpizar & Company

July 2026 Naples Market at a Glance: Inventory down 21% to 4,415 properties. Closed sales up 14.5% to 733. Median price up 2.6% to $590,000. Months of supply compressed from 8.7 to 5.8. Luxury market recording 10 sales above $10M in July alone.

The Naples housing market continued to demonstrate remarkable resilience in July 2026, with stronger-than-usual summer sales activity, tightening inventory, and a luxury segment that is outperforming historical norms. According to the July 2026 Market Report released by the Naples Area Board of REALTORS® (NABOR®), which tracks home listings and sales throughout Collier County (excluding Marco Island), the data paints a picture of a well-balanced…

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Real Estate Market Update – March 2026 vs Last Year

Naples Market at a Glance (March 2026 vs 2025)

  • Pending Sales: +15%

  • Inventory:  -18%

  • Buyer Activity: Increasing

  • Market Type: Moving toward balanced


Naples, Fla. (April 24, 2026) – Brisk pending and closed sales activity in the Naples housing market during March (+15 percent and +26.7 percent, respectively) signal improved market conditions and confidence. Sellers who priced properties competitively for today’s market or were open to negotiation – especially in the condominium market – enjoyed swift sales in March. Broker analysts reviewing the March 2026 Market Report by the Naples Area Board of REALTORS®(NABOR®), which tracks home listings and sales…

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Real Estate Market Update – February 2026 vs Last Year

Naples Market at a Glance (February 2026 vs 2025)

  • Pending Sales: +56%

  • Inventory:  -15%

  • Buyer Activity: Increasing

  • Market Type: Moving toward balanced


Naples, Fla. (March 20, 2026) – Buyers from the north and east descended on Naples in February resulting in a 55.9 percent increase in pending sales (homes under contract) compared to February 2025; and a 23.4 percent increase in pending sales compared to January 2026. Broker analysts reviewing the February 2026 Market Report by the Naples Area Board of REALTORS® (NABOR®), which tracks home listings and sales within Collier County (excluding Marco Island), remarked that agents were busy in February in…

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