Direct Gulf frontage from The Moorings to Vanderbilt Beach — the most limited inventory in Southwest Florida.
True beachfront means the building stands on the sand, not near it. In Naples that describes roughly forty condominiums along Gulf Shore Boulevard through Coquina Sands, The Moorings and Park Shore, the six towers of Bay Colony, and the Vanderbilt Beach corridor north to Barefoot Beach. No new Gulf-front land exists, which is why these residences hold value through every cycle.
| Corridors | Coquina Sands and The Moorings, Park Shore, Naples Cay, Bay Colony, Vanderbilt Beach, Barefoot Beach |
| Buildings | Approximately 40 true beachfront condominiums; built 1972 (Horizon House) to 2027 (Rosewood Residences, Naples Beach Club) |
| Typical Size | 1,200 to 4,500 sq ft; penthouses to 10,000 sq ft |
| Price Range | From the high $500,000s in original 1970s buildings to $50 million in new construction |
| Most Active Band | $1.5 million to $5 million — renovated two- and three-bedroom Gulf-front residences |
| Rentals | City of Naples buildings: 30-day minimum by ordinance; Collier County buildings vary; association rules govern |
| Key Diligence | Flood zone and insurance, milestone inspection status, reserve funding, post-2021 structural requirements |
Naples Beachfront Condos - Active Listings
Request a Curated Selection of Naples Beachfront Condos
Beachfront inventory in Naples is thin and the best residences trade quietly. Share your priorities — corridor, floor height, sunset exposure, new construction or established building, pet and leasing policies, timing — and we will assemble a private, tailored selection of Gulf-front residences, including opportunities that never reach the open market. Complimentary, discreet and without obligation.
Coquina Sands and The Moorings
The southern stretch of Gulf Shore Boulevard, minutes from Fifth Avenue South, is where Naples' new beachfront generation is rising: Rosewood Residences at 1121 Gulf Shore Boulevard in Coquina Sands, and Naples Beach Club, the Four Seasons-branded redevelopment of the historic hotel site. Established towers such as Regency Towers and Lausanne offer direct beachfront at a fraction of new-construction pricing. Explore Coquina Sands and The Moorings.
Park Shore
The greatest concentration of beachfront condominiums in Naples — roughly 25 towers between Seagate Drive and Harbour Drive, separated by five private parks and joined by a 1.3-mile beach promenade. The most exclusive addresses are Regent, Le Rivage, Le Jardin, Provence, Enclave and Aria (2006, the newest). Mid-tier buildings include Brittany, Meridian, Le Ciel Park Tower, La Mer, Le Parc and Park Shore Tower, while Surfsedge, Gulfside, Solamar, Allegro and Horizon House offer the most accessible beachfront entry in Naples. Explore Park Shore.
Naples Cay
A gated enclave at the west end of Seagate Drive on a barrier peninsula between Clam Bay and the Gulf. Seapoint, with two residences per floor, anchors the north end; The Club at Naples Cay, Baypointe and Westshore complete the community.
Bay Colony
The only beachfront condominiums within Pelican Bay sit behind the gates of Bay Colony: Biltmore, Brighton, Carlysle, Contessa, Remington and Windsor. Residents hold membership in both the Bay Colony Beach Club and the Pelican Bay Foundation's two beach clubs, and the Ritz-Carlton Naples is next door. Explore Bay Colony beachfront condos.
Vanderbilt Beach and Barefoot Beach
North Naples' beachfront corridor runs along Gulf Shore Drive from the Ritz-Carlton to Delnor-Wiggins Pass. Moraya Bay (2009), with 72 residences of 4,000 sq ft and up, set the modern standard for the corridor. Established buildings such as Le Dauphin, Vanderbilt Beach & Harbour Club and Phoenician Sands line the beach, and on the bay side of Vanderbilt Beach Road, The Ritz-Carlton Residences, Naples pairs waterfront living with private beach club access. North of the pass, Barefoot Beach in Bonita Springs offers gated beachfront condominiums on one of the last undeveloped stretches of Collier coastline. Explore Vanderbilt Beach.
Beachfront vs. Gulf View: The Distinction That Matters
A beachfront building has sand at its base and residents walk out to the water. A Gulf view building sees the water from upper floors but is set back — behind a preserve, a road or another building. The twenty towers of Pelican Bay are the best-known example: superb Gulf views, beach access by tram, and pricing well below true beachfront. Buyers who want the beach at their door should specify beachfront; buyers who want the view at a lower cost should look at Gulf view. We help clients decide which they actually want before they look.
Buying Beachfront in Naples Today
Florida's post-2021 condominium law changed the diligence required on every beachfront purchase. Buildings over 30 years old must complete milestone structural inspections and fully fund reserves, and the results now vary sharply from one tower to the next. We review the milestone report, reserve study, insurance program and pending assessments for every building our clients consider, and we know which associations have completed the work and which are still facing it. That review, not the view, is what separates a sound beachfront purchase from an expensive one.
Naples Beachfront Condos — Frequently Asked Questions
Which Naples neighborhoods have beachfront condos?
From south to north: Coquina Sands and The Moorings, Park Shore, Naples Cay, Bay Colony, Vanderbilt Beach and Barefoot Beach. Park Shore has the largest concentration with roughly 25 buildings. Olde Naples, Aqualane Shores and Port Royal are single family beachfront and bayfront neighborhoods without condominiums on the sand.
What is the difference between beachfront and Gulf view?
Beachfront means the building sits directly on the sand with unobstructed water frontage. Gulf view means the water is visible from upper floors but the building is set back behind a preserve, road or other structure. Pelican Bay's towers are Gulf view; Bay Colony's are beachfront. Gulf view residences typically trade at a significant discount to true beachfront.
What do Naples beachfront condos cost?
Original 1970s buildings in Park Shore and Vanderbilt Beach begin in the high $500,000s for smaller units. The most active band is $1.5 million to $5 million for renovated two- and three-bedroom residences. Regent, Le Rivage, Moraya Bay and the Bay Colony towers trade from $5 million to $15 million, and new construction at Rosewood Residences and Naples Beach Club ranges from $5 million to $50 million. Current listings appear above.
Can I rent out a Naples beachfront condo short-term?
Buildings inside the City of Naples limits are subject to a 30-day minimum rental ordinance. Buildings in unincorporated Collier County, including Vanderbilt Beach and Bay Colony, follow their own association rules, which range from 30-day minimums to no rentals at all. We verify both the ordinance and the association documents before you purchase.
What should I review before buying a beachfront condo in Naples?
The milestone structural inspection report and any resulting repair plan, the reserve study and current funding level, the building's flood zone and insurance program, pending or recent special assessments, and the association's rental and pet policies. Salt air and coastal weather accelerate wear on beachfront buildings, so financial health matters more here than anywhere else in Naples.
Which Naples beachfront buildings are newest?
Rosewood Residences in Coquina Sands and Naples Beach Club in The Moorings are both completing in 2026 and 2027 — the first new beachfront condominiums in Naples since Moraya Bay (2009) and Aria (2006), which illustrates how rarely new Gulf-front construction occurs.
Why work with Alpizar & Company for a beachfront purchase?
Alpizar & Company is a family-owned independent brokerage founded in Naples in 2019, specializing in luxury waterfront and coastal real estate. Led by Robert Alpizar (CLHMS, GRI, SRS, PSA) and Marlene Alpizar, our team has firsthand experience across the Park Shore, Bay Colony and Vanderbilt Beach corridors, including our current listing at The Contessa in Bay Colony. We offer complimentary, pressure-free consultations by phone, video or in person. Call or text (239) 438-1102.
Pricing, inventory, rental and pet policies are subject to change and should be verified with the applicable condominium association and municipality.
Meet the Team
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.
We offer complimentary, pressure-free consultations without any commitment.
How can we Help?
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.
What's it like working with Alpizar & Company?