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 bayfront co-op 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 Bayfront | Buildings on the sand on the west side of Gulf Shore Boulevard price well above the bayfront buildings across the street, even at similar size and age |
| Building | Sancerre, Gramercy and the newer bayfront addresses lead; the 1970s and 1980s 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 |
| Renovation | 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 that 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 |
| Association Health | Milestone inspection status, 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 Orientation | Lot size and shape, southern and western exposure for the pool deck, and whether the lot supports a new home at current setbacks |
| House vs. Land | Original 1960s homes on good water often sell as land plus improvements; newer construction is priced on the house itself |
| Elevation and Insurance | 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 the Market Did in 2025
The Moorings recorded 101 condominium sales in 2025 at an average of $1,318,426, or $858 per square foot, with the highest at $6,800,000 for a seventh-floor residence at Sancerre. On the single-family side, 48 homes sold at an average of $5,336,474, or $1,261 per square foot, topping out at $16,610,000 for a new 2025 home with bay views. The gap between those two averages is the clearest sign that this is two markets, and each needs its own pricing.
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 bayfront sale across the street, and a renovated home does not price off an original one two floors down. 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 buyers pay accordingly. 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 reserve study, recent and pending assessments, and the leasing and pet rules, plus the approval process in a co-op. Since Florida’s 2021 condominium law changes, every serious buyer and their attorney review these before making an offer, so assembling them 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. 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, fall 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 bayfront, then the building itself, stack, floor, renovation level and the association’s financial health. In 2025, 101 Moorings condominiums sold at an average of $1,318,426, or $858 per square foot. Request a confidential valuation and we will prepare one from 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. In 2025, 48 Moorings single-family homes sold at an average of $5,336,474, or $1,261 per square foot, with the highest at $16,610,000.
Does bridge-free Gulf access really change the price of a Moorings home?
Yes. Homes that reach Doctors Pass without passing under a fixed bridge, known locally as the Nifty Fifty, consistently sell at a premium to other Moorings waterfront homes, 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. Preparing in the fall puts your property in front of the season’s first buyers before inventory swells, 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 photography and film directed in-house, and preview it privately to our buyer registry 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 2025 sales. Association rules, dock permits and financial conditions change; confirm current details with your association or the applicable agency.
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Connect with Real Estate Advisors... not Salespeople.
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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Over 250 closed transactions. $100 million in Naples luxury waterfront sales. Read what our buyers and sellers say about working with an advisor-driven independent brokerage — and why they come back.
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