Two markets on one boulevard: Gulf-front condominiums and waterfront homes on the bay.
The Moorings holds nearly 3,000 condominiums in more than 60 buildings and about 850 single-family homes, many on Moorings Bay with Gulf access through Doctors Pass. A Gulf-front tower, a bay-front cooperative and a Nifty Fifty home are priced by entirely different measures, and a valuation that treats them the same gets all of them wrong.
What Drives Value: Condominiums
| Gulf-Front or Bay-Front | Buildings on the sand on the west side of Gulf Shore Boulevard North price well above the bay-front buildings across the street at the same age and size; Gulf-front condominiums sold for a median $858 a square foot over the last year, bay-front for $538 |
| Building | The newer bay-front buildings, La Perle and Bella Baia, sold for about $1,400 to $1,950 a square foot over the last two years, while the 1960s and 1970s towers carry the entry pricing to the beach |
| Stack and Floor | West-facing Gulf stacks and upper floors carry the clearest premiums; corner residences with Gulf and bay views sell fastest |
| Finish Level | Impact glass, opened floor plans and updated kitchens and baths set the top sales in every building |
| Boat Slip | On the bay side, a deeded or assigned slip that conveys with the residence adds value buyers will pay for |
| Ownership and Rules | Cooperatives such as Regency Towers, Martinique Club and La Tour Rivage narrow the financing pool; leasing and pet rules widen or narrow the buyer pool |
| HOA Finances | Milestone inspection status, the structural integrity reserve study, reserve funding and recent or pending assessments, which buyers now review before they tour |
What Drives Value: Waterfront Homes
| Gulf Access | A route to Doctors Pass with no fixed bridge, as the Nifty Fifty homes on Moorings Bay, Bowline Bay and Compass Cove enjoy, commands the strongest premium |
| Water Frontage | Open bay frontage prices above a canal or cove position, and the width of the water view matters as much as the length of the seawall |
| Dock and Lift | A permitted dock with a working lift, its capacity, and power and water at the dock |
| Seawall | Age, height and condition, with documentation of any repair or replacement |
| Lot and Exposure | Lot size and shape, southern and western exposure for the pool deck, and whether the lot supports a new home at current setbacks |
| House or Land | Original 1960s homes on good water often sell as land plus improvements; newer construction is priced on the house itself |
| Elevation | Finished floor elevation, flood zone, claims history and whether the home has been elevated or hardened |
Request a Confidential Valuation
Tell us about your Moorings residence or waterfront home, and we will prepare a private, advisor-reviewed valuation built from the sales that actually compare to it, not an automated estimate. Complimentary and without obligation, whether or not you decide to sell. See how we prepare a valuation and our approach to selling a waterfront home.
The Moorings - Recent Sales
What Sold in the Last Twelve Months
| Segment | Median | Per sq ft |
|---|---|---|
| Gulf-front condos | $1.33M 79 sales |
$858 87% of first price |
| Bay-front condos | $740K 53 sales |
$538 86% of first price |
| Other condos | $300K 31 sales |
$342 88% of first price |
| Waterfront homes | $8.24M 10 sales |
$1,933 88% of first price |
| Other homes | $4.84M 45 sales |
$1,220 90% of first price |
| All The Moorings | $1.28M 218 sales |
$812 88% of first price |
Twelve months to September 30, 2026. Price per square foot is the median; the percentage is the median closing price against the original asking price. Source: Naples Area Board of REALTORS® MLS.
Two hundred eighteen Moorings homes and condominiums sold for $505.9 million, against 163 the year before. Gulf-front buyers came back in numbers, 79 sales against 36, but at a median $858 a square foot against $961, and sellers who priced to last year’s figures waited: Gulf-front condominiums took a median 102 days and bay-front condominiums 110. On October 1, 2026, Gulf-front sellers were asking about a fifth more per foot than buyers had paid over the year and bay-front sellers about 28% more, while waterfront homes were offered below the year’s sales. The full monthly picture is in The Moorings Market Report.
Pricing a Moorings Condominium
We start with closed sales in your building, adjust for stack, floor and finish level, then test the result against the buildings on either side of yours. A Gulf-front residence does not price off a bay-front sale across the street, and a renovated residence does not price off an original one two floors down; over the last two years, Gulf-front building medians ran from $825,000 at Naples Continental to $3,175,000 at Gulf View Beach Club. In the cooperatives, we also account for the smaller pool of buyers who can finance a share purchase, and we set expectations on board approval from the start.
Pricing a Moorings Waterfront Home
Homes are priced from the water first. A Nifty Fifty home with bridge-free access to Doctors Pass is a different asset from a canal lot a few streets away, and the sales show it: over the last two years, the homes recorded with no bridge to the Gulf sold for about 29% more a square foot than the other waterfront homes. Where the house is original, we price the land and treat the structure as a credit against a buyer’s build cost, which is how the builders competing for these lots will look at it. Where the house is newer, we price the house and the finish level and use the land as support.
What Buyers Will Ask For
In a condominium or cooperative: the milestone inspection report, the structural integrity reserve study, the budget and reserves, recent and pending assessments, and the leasing and pet rules, plus the approval process in a co-op. Florida requires buildings of three stories or more to complete a milestone inspection at 30 years, or 25 where a local agency requires it, and every ten years after, and almost every Moorings building is past that mark; a buyer of a resale condominium also has seven days after receiving the association documents to cancel. Assembling these before listing keeps the contract from stalling.
In a waterfront home: a current survey, the seawall history, dock and lift permits, the elevation certificate and insurance history, along with any post-storm repair documentation. Sellers who have these ready negotiate from a stronger position, and we gather them with you before the listing goes live.
When to List in The Moorings
The Naples season runs from January through April and peaks in February, when Northern buyers arrive and most sellers list at the same time. The closings follow: 151 of the 218 Moorings sales in the last twelve months fell between November and May, with April and May the busiest. Preparing in the fall puts a property in front of the first buyers of the season rather than into the February crowd, and it leaves time for photography, staging and any cosmetic work; for homeowners, it also gives time to complete dock or seawall work before buyers are walking the seawall with you.
The Moorings Condominium Communities
More About The Moorings
Selling in The Moorings Questions
What is my Moorings condo worth?
Value starts with whether the building is Gulf-front or bay-front, then the building itself, the stack, floor and finish level, and the association’s financial health. Over the twelve months to September 30, 2026, Gulf-front condominiums sold for a median $1,325,000 at $858 per square foot and bay-front condominiums for $740,000 at $538. Request a confidential valuation and we will prepare one from the sales in your building.
What is my Moorings waterfront home worth?
Homes are priced from the water first: bridge-free Gulf access, open bay frontage, the dock and lift and the seawall, then the lot and the house itself. Over the twelve months to September 30, 2026, ten Moorings waterfront homes sold at a median $8,238,750, or $1,933 per square foot, and the highest was $18,300,000 for 306 Spring Line Drive.
Does bridge-free Gulf access really change the price of a Moorings home?
Yes. Over the two years to September 30, 2026, the five Moorings homes recorded in the MLS as having no bridge to the Gulf sold for a median $2,239 per square foot, against $1,737 for the other sixteen waterfront homes, about 29% more, because any boat, whatever its height, can reach the Gulf from the backyard dock.
Is it harder to sell a cooperative residence in The Moorings?
It takes more preparation. Several Moorings buildings, including Regency Towers, Martinique Club and La Tour Rivage, are cooperatives, so buyers purchase shares and fewer lenders will finance them. We line up the board approval process and cash or co-op-friendly buyers before listing.
When is the best time to sell in The Moorings?
The Naples season runs from January through April and peaks in February. In the twelve months to September 30, 2026, 151 of The Moorings’ 218 closings fell between November and May, so preparing in the fall puts your property in front of the season’s first buyers and leaves time for any dock, seawall or cosmetic work.
How does Alpizar & Company market a Moorings property?
We price from the sales that truly compare, assemble the documents buyers now ask for before listing, present the property with professional photography and film, and preview it privately to buyers and the brokers who work The Moorings before it launches publicly. Call (239) 438-1102.
Valuations are opinions of value based on comparable sales and are not appraisals. Market figures reflect the Naples Area Board of REALTORS® MLS for the twelve months to September 30, 2026, and the two years for building and bridge-free comparisons. Association rules, dock permits and financial conditions change; confirm current details with your 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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