Direct Gulf frontage from Coquina Sands to Vanderbilt Beach, compared building by building.
True beachfront means the building stands on the sand, not near it. In Naples that describes close to 90 condominium buildings: the Gulf side of Gulf Shore Boulevard North through Coquina Sands, The Moorings and Park Shore, the gated towers of Naples Cay and Bay Colony, and the Gulf side of Gulf Shore Drive on Vanderbilt Beach. In the two years to September 30, 2026, 418 of their residences sold; this guide compares them corridor by corridor and points you to a full guide for each building.
Naples Beachfront Condos at a Glance
| Buildings | Close to 90 on the sand, built from 1963 to 2026, with Rosewood Residences and Olana under way |
| Sales, 2 Years | 418, October 2024 to September 2026 |
| Median Price | $2.14 million, about $990 per sq ft |
| Most Active Band | $1.5 million to $5 million, about half of all sales |
| Price Range | $500,000 at Imperial Club to $26 million at Regent |
| Most Sales | Park Shore, with 190 across its 24 beachfront towers |
| Rentals | Set building by building, from 7-day minimums at a few towers to no rentals at all |
| Key Diligence | Milestone inspection, structural integrity reserve study, budget and assessments, flood zone and insurance |
Naples Beachfront Condos - Active Listings
Request a Curated Selection of Naples Beachfront Condos
In early October 2026 only 113 beachfront residences were offered across close to 90 buildings. 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, with each building’s inspections, reserves and leasing rules set out. Complimentary and without obligation. Call (239) 438-1102.
Beachfront Condo Sales by Corridor
| Area | Sales | Median |
|---|---|---|
| Naples Beach Club New Beachside residences, 2026 |
6 | $15M $3,226 per sq ft |
| Bay Colony Six gated towers |
42 | $5.33M $1,606 per sq ft |
| Naples Cay Six gated towers |
13 | $3.95M $1,176 per sq ft |
| Coquina Sands Gulf-side resales |
6 | $3.03M $1,100 per sq ft |
| Park Shore 24 beachfront towers |
190 | $2.25M $934 per sq ft |
| Vanderbilt Beach Gulf Shore Drive, Gulf side |
58 | $1.9M $1,047 per sq ft |
| The Moorings 25 Gulf-front buildings |
103 | $1.3M $815 per sq ft |
Closed sales in condominium buildings directly on the beach, October 1, 2024 to September 30, 2026. Grey figures are the median price per sq ft. Coquina Sands excludes Naples Beach Club, shown separately. Source: Naples Area Board of REALTORS® MLS.
Four hundred eighteen beachfront condominiums sold in Naples in the two years to September 30, 2026, at a median of $2.14 million, or about $990 a square foot. Park Shore carried the market with 190 sales across its 24 towers at a median of $2.25 million, and The Moorings offered the most accessible beachfront, 103 sales at a median of $1.3 million, from $500,000 at Imperial Club. Bay Colony’s six gated towers held the highest resale median, $5.33 million and about $1,600 a square foot. The first closings at Naples Beach Club sit apart from the resale market: six Beachside residences at a median of $15 million, from $7.75 million to $24 million, at more than three times the beachfront median per square foot. In early October 2026, 113 beachfront residences were offered and 10 were under contract, from $850,000 at Breakers in The Moorings to $50 million for Penthouse 5 at Rosewood Residences; our Naples Waterfront Market Report follows the market month by month.
Naples Beachfront Condos Map
The map follows the beach south to north. Naples Beach Club (1) and the Gulf side of Coquina Sands (2) sit just north of the Naples Pier, The Moorings (3) runs up to Doctors Pass, and Park Shore (4) carries 24 towers from Doctors Pass toward Clam Pass, with Naples Cay (5) at the end of Seagate Drive. Past the Pelican Bay beaches, where the Gulf-view towers stand back behind the Clam Bay preserve, Bay Colony (6) puts six gated towers on the sand beside the Ritz-Carlton, and Vanderbilt Beach (7) runs up Gulf Shore Drive toward Wiggins Pass.
The seven Naples beachfront condominium corridors, south to north, with two years of sales and each corridor’s median price. Map by Alpizar & Company.
How the Beachfront Market Moved
More beachfront condominiums changed hands in the second year than in the first, at lower prices. Leaving aside Naples Beach Club’s new residences, 166 resales closed from October 2024 to September 2025 at a median of $2.45 million and about $1,116 a square foot; the following twelve months brought 246 at $1.94 million and about $933. Buyers negotiated: the median sale closed at 89% of its original asking price and 93% of its final one after 89 days on the market, and 83% were paid in cash. Building age divides the market as sharply as location. Residences in buildings completed before 1990 sold at a median of $1.5 million and about $851 a square foot; those in buildings completed from 1990 to 2009 sold at $4.35 million and about $1,353, roughly 59% more per square foot.
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: Naples Beach Club, the Four Seasons-branded redevelopment of the historic hotel site, Rosewood Residences at 1601 Gulf Shore Boulevard North and Olana beside them in Coquina Sands. North of them, 25 Gulf-front buildings line The Moorings from Sancerre at 1801 to Naples Continental at 3443, where established towers such as Regency Towers and Lausanne offer direct beachfront at a fraction of new-construction pricing. Compare them in Coquina Sands condo buildings and The Moorings condo buildings.
Park Shore
The greatest concentration of beachfront condominiums in Naples: 24 towers on the Gulf side of Gulf Shore Boulevard North, from Horizon House at the south end to Le Parc at the north. By price per square foot, the upper tier includes Regent, Le Rivage, Le Jardin, Enclave, Aria (2006, the newest), Provence, Le Parc and Le Ciel Park Tower. Meridian, La Mer, Brittany and Park Shore Tower sit in the middle, while Surfsedge, Gulfside, Solamar, Allegro and Horizon House offer some of the most accessible beachfront in Naples. Every tower is compared in Park Shore condo buildings.
Naples Cay
A guard-gated enclave at the west end of Seagate Drive, between Clam Bay and the Gulf, with 850 feet of beach. Seapoint, with two residences per floor, anchors the north end, and Seasons (2002) is the newest tower; its penthouse sold for $21.5 million in September 2026. Beach House and Baypointe sit between the bay and the beach, while Westshore and Club at Naples Cay are among the few buildings on a Naples beach that permit weekly rentals. Explore Naples Cay.
Bay Colony
The only beachfront condominiums within Pelican Bay sit behind the gates of Bay Colony: Biltmore, Brighton, Carlysle, Contessa, Remington and Windsor. Their 42 sales over the two years ran from $1.93 million to $15.5 million, the highest resale median of any beachfront corridor. 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
North Naples’ beachfront corridor runs along the Gulf side of Gulf Shore Drive, 19 buildings from Beachmoor in the south to Moraya Bay (2009) at the north end, which sold at a median of $6.35 million. The Vanderbilt recorded the corridor’s top sale, $12.6 million in May 2026, and established buildings such as Le Dauphin, Sea Chase and Vanderbilt Gulfside line the beach between them. On the bay side, The Ritz-Carlton Residences, Naples pairs waterfront living with private beach club access. North of Wiggins Pass, Barefoot Beach in Bonita Springs offers gated beachfront condominiums outside the figures in this guide. Compare every building in Vanderbilt Beach condo buildings.
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 show the difference: Gulf views, beach access by tram, and pricing well below true beachfront. Over the past two years, Naples Gulf-view condominiums sold for about 26% to 41% less per square foot than beachfront buildings of the same age, as our Gulf and bay view condos guide shows. We help clients decide which they actually want before they look.
Buying Beachfront in Naples Today
Florida’s condominium safety law requires buildings of three stories or more to complete a milestone structural inspection at 30 years (25 where the local building official requires it) and every 10 years after, and a structural integrity reserve study every 10 years, the first of which was due by December 31, 2025. Naples’ beachfront condominiums were built between 1963 and 2026: every building completed in 1996 or earlier has passed the 30-year mark, 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. Resale buyers have seven days after receiving the condominium documents to cancel. That review, not the view, is what separates a sound beachfront purchase from an expensive one.
Naples Waterfront by Category
More for Naples Waterfront Buyers
Naples Waterfront Neighborhoods
Naples Beachfront Condo Questions
Which Naples neighborhoods have beachfront condos?
From south to north: Coquina Sands and The Moorings, Park Shore, Naples Cay, Bay Colony and Vanderbilt Beach, close to 90 buildings in all. Park Shore has the largest concentration, with 24 beachfront towers. Farther south, Olde Naples, Aqualane Shores and Port Royal are almost entirely single-family homes on the sand.
What do Naples beachfront condos cost?
In the two years to September 30, 2026, 418 beachfront condominiums sold at a median of $2.14 million, or about $990 per square foot, from $500,000 at Imperial Club in The Moorings to $26 million for a Regent penthouse. About half sold between $1.5 million and $5 million, and the first Naples Beach Club residences closed at a median of $15 million.
Which Naples beachfront buildings sell for the most?
Among resale buildings with several sales over the two years, Le Rivage, Windsor at Bay Colony and Enclave at Park Shore had the highest medians, at $10.1 million, $10 million and $8.75 million, followed by Moraya Bay, Le Parc and Le Jardin at about $6.3 million. New residences at Naples Beach Club and Rosewood Residences are priced above most resales.
Can I rent out a Naples beachfront condo short-term?
It depends on the building. Rules on the Naples beach run from 7-day minimums at Westshore and Club at Naples Cay, and 14 days at Bayshores on Vanderbilt Beach, to no rentals at all at Regent, Le Rivage and Enclave in Park Shore. Local rules can also apply, so we confirm both the association documents and the ordinance before you buy.
What should I review before buying a beachfront condo in Naples?
Florida’s condominium safety law requires buildings of three stories or more to complete a milestone structural inspection at 30 years (25 where the local building official requires it) and every 10 years after, and a structural integrity reserve study every 10 years, the first of which was due by December 31, 2025. Review both, with the budget, insurance, flood zone and any special assessments, and note the year the building was completed, since every Naples beachfront tower completed in 1996 or earlier has passed 30 years. Resale buyers have seven days after receiving the condominium documents to cancel.
Which Naples beachfront buildings are newest?
Naples Beach Club, whose first Beachside residences closed in 2026, and Rosewood Residences, expected to be completed late in 2026, both in Coquina Sands, with Olana planned for 2028. Before them, the newest Gulf-front towers were Moraya Bay (2009) and Aria (2006), a gap of seventeen years between Gulf-front towers in Naples.
Closed sales reported through the Naples Area Board of REALTORS® MLS, September 2024 to September 2026, covering residences in the close to 90 condominium buildings directly on the beach from Coquina Sands to Vanderbilt Beach, closed October 1, 2024 through September 30, 2026, with listings in early October 2026. Beachfront buildings are those directly on the sand, as set out in our neighborhood building guides. Deemed reliable but not guaranteed. Rental and pet policies change; verify them with the condominium association and municipality.
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Alpizar & Company is a family-owned independent brokerage specializing in luxury waterfront real estate in Naples, Marco Island and Bonita Springs. 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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