Port Royal vs. Aqualane Shores vs. Royal Harbor: Naples Boating

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…

26 Views, 0 Comments

Park Shore vs. Pelican Bay: Naples High-Rise Condos Compared

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

106 Views, 0 Comments

Naples Waterfront Market, September 2026: Every Neighborhood

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

1366 Views, 0 Comments

Naples Beach Club vs. Rosewood Residences vs. Olana: Three Beachfront Addresses, Three Ways to Live

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

291 Views, 0 Comments

Fourteen Vanderbilt Beach Listings Failed in August. Five Sold. Here's the Difference.

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…

115 Views, 0 Comments

Naples Real Estate Market Report – March 2026 vs 2025 | Prices, Inventory & Trends

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…

4012 Views, 0 Comments

Naples Real Estate Market Report – February 2026 vs 2025 | Prices, Inventory & Trends

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…

7087 Views, 0 Comments

Naples Real Estate Market Report - September 2025 vs. 2024

“September Home Sales Surge, Defying Seasonal Trends.”

Naples, Fla. (October 24, 2025) – Pending and closed sales in September – a month that historically trails behind in activity – saw remarkable increases, leaving broker analysts reviewing the September 2025 Market Report by the Naples Area Board of REALTORS®(NABOR®), which tracks home listings and sales within Collier County (excluding Marco Island), very optimistic. Pending sales activity helps brokers forecast market momentum and it increased 21.1 percent in September to 753 pending sales from 622 pending sales in September 2024. In fact, monthly pending sales activity since May has outpaced pending sales activity compared to the same months in 2024; but this year is the first time September…

4009 Views, 0 Comments

Naples Real Estate Market Report - August 2025 vs. 2024

“Summer Sales Surge.”

Naples, Fla. (September 26, 2025) – The Naples housing market held steady during the summer, with inventory decreasing to pre-pandemic levels and an overall median closed price that showed strong value retention. According to the August 2025 Market Report by the Naples Area Board of REALTORS® (NABOR®), which tracks home listings and sales within Collier County (excluding Marco Island), closed sales increased 11 percent to 604 closed sales from 544 closed sales in August 2024. Inventory of homes declined month over month through the summer but increased 9.1 percent in August to 4,892 properties from 4,485 properties in August 2024.

Broker analysts reviewing the report believe one reason inventory fell during the summer…

4237 Views, 0 Comments

Naples Real Estate Market Report - April 2024 vs. 2025

“April Housing Market Enjoyed a Shower of Buyers.”

Naples, Fla. (May 23, 2025) – April enjoyed the highest number of overall closed sales compared to data reported for all prior months in 2025. This activity made a nice dent in the overall inventory of homes for sale in the Naples area housing market, which has been on the rise since 2022. According to the April 2025 Market Report by the Naples Area Board of REALTORS® (NABOR®), which tracks home listings and sales within Collier County (excluding Marco Island), overall closed sales decreased 12.3 percent to 893 closed sales compared to 1,018 closed sales in April 2024, but increased 8.9 percent compared to 820 closed sales in March 2025. Steady demand as witnessed in pending sales during April…

6493 Views, 0 Comments