Bay, river, canal and condominium: four markets on four small islands, each priced its own way.
On Isles of Capri a bayfront home, a canal home two streets over and a La Peninsula residence on the Marco River can sell within a few hundred thousand dollars of each other, and still be priced by entirely different measures. The first question in any Isles of Capri valuation is which market your property is in, and the second is what the recent sales in that market actually support.
What Drives Value: Isles of Capri Homes
| The Water | Open bay or Marco River frontage sold at a median of about $1.35 million, canal homes at $1.0 million, homes without water frontage at $650,000 |
| Depth | Depth at the dock at low tide, and the route out to the Marco River, which a buyer’s captain will check before anything else |
| Age of House | Homes built since 1990 sold at a median of $2.28 million and about $830 per square foot, older homes at $1.0 million and $604 |
| Elevation | Finished floor elevation, flood zone, insurance and claims history, and any elevation or hardening work, with certificates to support it |
| Seawall | Age, height and condition of the seawall and dock, with the permits and any repair records |
| The Lot | Size, exposure and what Collier County will allow a buyer to build at current flood elevation |
What Drives Value: Condominiums
| Building | La Peninsula, Twin Dolphins, Marco Towers and Tarpon Village are four separate markets, from under $300,000 to over $1.6 million |
| Position | A residence facing the Marco River and Capri Pass prices above one with a canal or interior view in the same building |
| Size | At La Peninsula, 1,440-square-foot residences sold for $525,000 to $1.0 million and 2,200-square-foot residences for $800,000 and $1.05 million |
| Boat Slip | Whether a slip is owned, leased or available to buy, and what it will hold, is the clearest premium on the river |
| Reserves | Milestone inspection and reserve study status where they apply, reserve funding, and recent or pending assessments |
| Rental Rules | Minimum lease terms and the number of leases allowed each year, which decide whether a buyer can rent the residence |
Request a Confidential Valuation
Tell us about your Isles of Capri home or residence 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 selling a condominium, and, where discretion matters, a private, off-market sale.
Isles of Capri - Recent Sales
What Sold, and How
Sixty-three properties closed on Isles of Capri between September 2024 and September 2026: 32 single-family homes and 31 condominiums. Split by property and water, they show how differently each part of the market behaves.
| Property | Sales · Median Price | Vs. Original · Days |
|---|---|---|
| Homes on open water The bays and the Marco River |
16 · $1.35M | 85% · 80 days |
| Homes on a canal | 9 · $1.0M | 89% · 113 days |
| Homes without water | 7 · $650,000 | 82% · 153 days |
| Condominiums All four communities |
31 · $635,000 | 83% · 118 days |
Canal homes sold closest to their asking prices, and homes without water frontage took the longest and gave up the most. Open-water homes carried the highest prices, led by a 2011 bayfront home on Dolphin Circle at $5.7 million, and sold fastest. Condominiums gave up about 17% from their original asking price overall, and more in the last twelve months. The full breakdown, including every condominium community, is on our Isles of Capri guide.
What the Market Looks Like Now
The home market has softened. Thirteen homes closed in the twelve months to September 24, 2026, at a median of $1.0 million, against $1.25 million the year before, and the median time on market rose from 84 days to about 138. On September 24, seventeen homes were for sale and five were under contract. Supply is longest between $1 million and $2 million, where nine homes were offered and three were pending against four sales a year, and eleven homes came off the market unsold between late May and September.
Condominiums show the same pattern. Sixteen closed in the last twelve months at a median of $567,500, against $800,000 the year before, partly because fewer of the largest residences sold, and closed at about 77% of their original asking price. At La Peninsula, the median price per square foot fell from about $477 to $378, and four residences came off the market unsold over the summer. In a market like this, the first price is the one that matters.
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 · The Moorings · Olde Naples · Park Shore · Pelican Bay · Port Royal · Royal Harbor · The Dunes · Vanderbilt Beach
Pricing an Isles of Capri Home
We price from the water first: open bay or river, canal, or no frontage, then depth at the dock and the route out, then the lot, then the house. With about sixteen home sales a year across three water positions, true comparables are few, and a sale on the next street may be on different water entirely. We also test the result against Marco Island waterfront, ten minutes south, because many buyers shop both.
Pricing a Condominium
We start with closed sales in your community and building, adjust for position, floor, size, finish and whether a slip conveys, then test the result against the other communities on the islands. A river-facing La Peninsula residence does not price off a canal-facing one, and a Twin Dolphins residence of 3,000 square feet does not price off either. Since Florida’s condominium safety laws were rewritten after 2021, the association’s inspection status, reserves and assessment history are part of the price. Our La Peninsula guide covers that community in detail.
Selling an Older Home or a Lot
Two of every three homes that sold on Isles of Capri were built before 1990. On the water, those homes sold at a median of about $1.1 million, and vacant lots sold for $755,000 on a canal and $1.75 million on the Marco River. An original home on good water will draw buyers who plan to renovate or rebuild as well as buyers who will live in it as it is, and it should be presented to both, with the elevation certificate, survey and seawall history in hand before it goes to market.
Selling a Vacation Rental
Many Isles of Capri owners rent their homes or residences when they are away, and many buyers intend to do the same. For that buyer, the rental record is part of the property: gross income, occupancy by month, management and cleaning costs, reviews, and the association’s leasing rules. We have managed vacation rentals on Isles of Capri, and a clean, documented record gives a buyer a reason to pay for the property rather than discount it for uncertainty. Our property management team can help assemble it, and our Isles of Capri vacation rentals page sets out the County and association rules a buyer will ask about.
What Buyers Will Ask For
In a home: a current survey, the seawall history, dock and lift permits, the elevation certificate, flood zone and insurance and claims history, plus documentation of any post-storm repair or elevation work.
In a condominium: the milestone inspection report and reserve study where they apply, the budget, recent and pending assessments, the insurance policy, the leasing and pet rules, and written confirmation of any boat slip that conveys with the residence.
When to List on Isles of Capri
The Naples season runs January through April and peaks in February, when most sellers list at once. Preparing in the fall puts a property in front of the season’s first buyers instead of into the February crowd, and leaves time for photography, any cosmetic work and the documents a buyer will ask for. For a vacation rental, it also means deciding which bookings to honor and disclosing them clearly, since future reservations can help or complicate a sale.
Explore Isles of Capri
Nearby Waterfront
Selling on Isles of Capri Questions
What is my Isles of Capri property worth?
It depends first on the water and the type of property. Between September 2024 and September 2026, homes on the open bays and the Marco River sold at a median of about $1.35 million, canal homes at $1.0 million and homes without water frontage at $650,000. La Peninsula residences sold at a median of $665,000 and Twin Dolphins residences for $1.27 million to $1.65 million. Request a confidential valuation and we will prepare one from the sales that genuinely compare.
How long does it take to sell on Isles of Capri?
Homes that sold in the twelve months to September 24, 2026 took a median of about 138 days, up from 84 the year before, and closed at about 83% of their original asking price. Condominiums took a median of 170 days. Pricing from the first day matters, because between $1 million and $2 million there was more than two years of supply.
Are Isles of Capri prices falling?
They have softened. The median home sale fell from $1.25 million to $1.0 million between the two most recent twelve-month periods, and at La Peninsula the median price per square foot fell from about $477 to $378. Part of the change is mix, but buyers have more leverage than they did a year ago, and eleven homes came off the market unsold between late May and September.
Does a vacation rental history help me sell?
It can. A buyer who plans to rent the property when they are away will want the rental record: gross income, occupancy by month, management costs and the association’s leasing rules. We have managed vacation rentals on Isles of Capri, and a clean, documented record gives that buyer a reason to pay for the property rather than discount it for uncertainty.
Should I sell my older Isles of Capri home as a house or as a lot?
Homes on the water built before 1990 sold at a median of about $1.1 million over the past two years, and vacant lots sold for $755,000 on a canal and $1.75 million on the Marco River. An original home on good water will draw buyers who plan to renovate or rebuild as well as buyers who will live in it as it is, and it should be presented to both, with the elevation certificate and seawall history ready on day one.
How does Alpizar & Company market an Isles of Capri property?
We price from the sales that truly compare, open water against open water and building against building, assemble the survey, seawall, dock, elevation and association documents 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 Naples and Marco Island before it launches publicly. Call (239) 438-1102.
Sales figures are compiled from Naples Area Board of Realtors MLS data for residential properties and land in the Isles of Capri development, closed September 1, 2024 through September 24, 2026, and properties offered, pending, withdrawn or taken off the market as of September 24, 2026; deemed reliable but not guaranteed. Valuations are opinions of value based on comparable sales and are not appraisals. Rental rules, association requirements, flood zones and Collier County building rules change; confirm current details with the association or the applicable agency.
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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.
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