Thirteen Neighborhoods on the Water, From Gordon Pass to Wiggins Pass
Naples’ waterfront runs about fourteen miles up the Gulf, from Gordon Pass at the tip of Port Royal to Wiggins Pass beyond Vanderbilt Beach, with Naples Bay and its canals behind the southern end. Thirteen neighborhoods share that water, and they differ less in quality than in kind: a Gulf-front tower in Park Shore, a bridge-free canal home in Royal Harbor and a cottage two blocks from the beach in Olde Naples are three different ways of living in the same town. This guide sets them side by side, with two years of our own MLS sales and the beach, boating and walking details that decide most searches.
Thirteen Naples waterfront neighborhoods, south to north, with each one’s median sale over the last twelve months. Tap the map to enlarge. Map by Alpizar & Company.
The Last Twelve Months, Neighborhood by Neighborhood
Every home and condominium sold in each neighborhood over the twelve months to September 30, 2026, against the twelve months before. A neighborhood median mixes houses and condominiums, so read the price per square foot alongside it.
| Area | Sales | Median |
|---|---|---|
| Port Royal Homes only |
30 27 prior year |
$17.69M $2,898 per sq ft |
| Aqualane Shores Homes |
27 30 prior year |
$9.75M $1,791 per sq ft |
| Olde Naples Homes and condos |
153 137 prior year |
$2.35M $1,056 per sq ft |
| Royal Harbor Homes |
22 16 prior year |
$3.0M $1,150 per sq ft |
| Oyster Bay Mostly condos |
18 12 prior year |
$515K $371 per sq ft |
| Coquina Sands Homes and condos |
31 13 prior year |
$1.54M $852 per sq ft |
| The Moorings Homes and condos |
218 163 prior year |
$1.28M $812 per sq ft |
| Park Shore Mostly condos |
261 187 prior year |
$1.8M $823 per sq ft |
| Seagate Homes |
5 in two years |
$3.2M two-year median |
| Pelican Bay Excludes Bay Colony |
304 246 prior year |
$1.34M $665 per sq ft |
| Bay Colony Towers and estates |
44 44 prior year |
$4.5M $1,313 per sq ft |
| Vanderbilt Beach Homes and condos |
116 82 prior year |
$1.13M $749 per sq ft |
| Isles of Capri Homes and condos |
30 32 prior year |
$820K $440 per sq ft |
Twelve months to September 30, 2026, against the twelve months before. Seagate: five homes sold from October 2024 to September 2026. Pelican Bay excludes Bay Colony, shown separately. Source: Naples Area Board of REALTORS® MLS.
Port Royal stands apart, with thirty homes at a median $17.69 million and $2,898 a square foot, well above Aqualane Shores next door at $9.75 million. The busiest markets are the condominium neighborhoods: Pelican Bay with 304 sales, Park Shore with 261 and The Moorings with 218. Nearly every neighborhood sold more than the year before; Aqualane Shores and Isles of Capri sold slightly fewer, and Bay Colony sold the same 44. Each neighborhood has its own monthly market report, linked in the profiles below, and the Naples Waterfront Market Report covers the whole coast.
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 · Kalea Bay · The Moorings · Naples Cay · Olde Naples · Oyster Bay · Park Shore · Pelican Bay · Port of the Islands · Port Royal · Royal Harbor · The Dunes · Vanderbilt Beach
Beach, Boat and Gate
What each neighborhood offers on the sand and on the water. Bridge-free means no fixed bridge between the dock and the Gulf, which is what matters for a tall boat.
| Area | Beach | Boating |
|---|---|---|
| Port Royal Not gated; Little Harbour gated |
Gulf-front estates on Gordon Drive; Port Royal Club beach by separate membership | Bridge-free through Gordon Pass |
| Aqualane Shores Not gated |
City beach accesses along Gordon Drive and Gulf Shore Boulevard South | Bridge-free: canals to Naples Bay, then Gordon Pass |
| Olde Naples Not gated |
City beach accesses at the avenue ends; Gulf-front homes on the Beach Block | Limited: a few bay-side properties; Naples Bay marinas nearby |
| Royal Harbor Not gated |
No beach; the Gulf beaches are across Naples Bay | Bridge-free from every canal through Gordon Pass |
| Oyster Bay Not gated |
No beach; the Gulf beaches are across Naples Bay | Bridge-free to Naples Bay and Gordon Pass |
| Coquina Sands Not gated |
Lowdermilk Park inside the neighborhood; Gulf-front buildings on the sand | Hurricane Harbor and bay-side homes through Doctors Pass |
| The Moorings Not gated |
Gulf-front towers on the sand; Moorings Beach Park by optional membership | Moorings Bay and Hurricane Harbor through Doctors Pass |
| Park Shore Not gated; buildings secured |
1.33-mile beach walk; Lutgert Park by optional membership | Venetian Bay homes through Doctors Pass |
| Seagate Not gated |
Seagate Beach Club, voluntary membership | Canals to Clam Pass, a shallow pass for smaller boats |
| Pelican Bay Mostly open; some gated enclaves |
Three miles of private beach and two beach clubs, by tram | Not a boating community; Clam Bay is a protected preserve |
| Bay Colony Guard-gated |
Bay Colony Beach Club with every residence | Not a boating community |
| Vanderbilt Beach Not gated |
Vanderbilt Beach Park, public; Gulf-front towers on the sand | Vanderbilt Lagoon and canals to Wiggins Pass; check the Bluebill Avenue bridge clearance |
| Isles of Capri Not gated |
No beach on the islands; Marco Island’s beaches are close | Marco River and Capri Pass; depth varies |
Club and association memberships are separate from ownership unless noted. Confirm eligibility, fees and bridge clearances for any specific property.
Start With What Matters Most
The sand at your door. Gulf-front condominium towers line the beach in Park Shore, The Moorings, Coquina Sands, Pelican Bay, Bay Colony and Vanderbilt Beach. Gulf-front homes are far fewer, 12 sales on the mainland in two years against 418 beachfront condominiums, concentrated on Gordon Drive in Port Royal and along Gulf Shore Boulevard South in Olde Naples. See Naples beachfront condos and Naples beachfront homes.
A boat with no bridges. Port Royal, Aqualane Shores, Royal Harbor and Oyster Bay all reach the Gulf through Gordon Pass without a fixed bridge, and Royal Harbor does it at about a sixth of Port Royal’s median price. The Moorings, Coquina Sands and Park Shore run out through Doctors Pass, and Vanderbilt Beach through Wiggins Pass. See Naples homes with Gulf access.
Dinner on foot. Olde Naples puts Fifth Avenue South and Third Street South within a walk of most of its streets, and Aqualane Shores begins just south of it. In Park Shore the Village Shops on Venetian Bay are close at hand, and Pelican Bay sits beside Waterside Shops.
A gate and a club. Bay Colony is guard-gated, with its beach club included with every residence, and Naples Cay and Little Harbour in Port Royal are gated too. Pelican Bay is mostly open, with gated entries at Georgetown and Jamestown. Everywhere else the streets are public, and many buildings have secured entry.
A building you can rely on. Most of the sales in these neighborhoods are condominiums, and the building matters as much as the address. 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, so many have passed the 30-year mark; ask for the milestone inspection report, the reserve study, the budget and any pending assessments before an offer. Resale buyers have seven days after receiving the condominium documents to cancel.
The most water for the money. Oyster Bay’s condominiums sold for a median $483,000 and the median sale on Isles of Capri was $820,000, both on salt water with routes to the Gulf, while bay-front condominiums in The Moorings sold for a median $740,000.
The Neighborhoods, South to North
Port Royal
About 640 single-family estates and no condominiums at the southern tip of the city, between the Gulf, Gordon Pass and Naples Bay, where every waterfront home reaches the Gulf without a fixed bridge. Thirty homes sold over the twelve months to September 30, 2026 at a median $17.69 million; the highest was $55,000,000 for 4296 Cutlass Lane. The Port Royal Club is a separate membership for eligible properties, and Little Harbour is a 34-home guard-gated enclave within the neighborhood. See the Port Royal market report.
Aqualane Shores
A little over 350 homesites between Olde Naples and Port Royal, dredged from 1949, with canals to Naples Bay and Gordon Pass and no fixed bridges. Twenty-seven homes sold over the year at a median $9.75 million, nineteen of them on the canals; the highest was $20,925,000 for 1731 Gordon Drive. Third Street South and the beach are both close at hand. See the Aqualane Shores market report.
Olde Naples
The original town, from South Golf Drive to 14th Avenue South, with city beach accesses at the ends of the avenues and Fifth Avenue South and Third Street South within a walk of most streets. One hundred fifty-three homes and condominiums sold at a median $2.35 million; homes off the Gulf sold for a median $5.85 million and condominiums for $1.3 million, and a Gulf-front home at 20 14th Avenue South brought $62,500,000, the highest price paid for any Naples waterfront property this year. The Naples Pier closed in January 2026 for a City rebuild of about eighteen months; the beach stays open. For the homes between Gulf Shore Boulevard and the sand, see the Beach Block. See the Olde Naples market report.
Royal Harbor
Several hundred canal and bay-front homes on the east side of Naples Bay, on streets named for game fish, with every canal bridge-free to Gordon Pass. Twenty-two homes sold over the year at a median $3.0 million, the canal-front homes at $1,141 a square foot; the highest was $15,150,000 for 1640 Dolphin Court on the bay. There is no mandatory association, and the neighborhood is not gated. See the Royal Harbor market report.
Oyster Bay
Beside Royal Harbor on Naples Bay: low-rise condominiums, two villa communities and a few canal and bay-front homes, with the same bridge-free run to Gordon Pass. Eighteen residences sold over the year, sixteen of them condominiums at a median $483,000, which makes Oyster Bay the most attainable way onto the Gordon Pass waterways. See the Oyster Bay market report.
Coquina Sands
Gulf Shore Boulevard North between Olde Naples and The Moorings, with Lowdermilk Park inside the neighborhood and three new Gulf-front developments: Naples Beach Club, Rosewood Residences and Olana. Thirty-one homes and condominiums sold over the year; single-family homes sold for a median $9.25 million, and the highest price was $17,060,000 for a newly built home at 584 Banyan Boulevard. Hurricane Harbor homes reach the Gulf through Doctors Pass. See the Coquina Sands market report.
The Moorings
About 3,841 residences between Coquina Sands and Park Shore, from Gulf-front towers to bay-front mid-rises and canal homes on Moorings Bay and Hurricane Harbor, with Gulf access through Doctors Pass and the private Moorings Golf & Country Club inside the neighborhood. Two hundred eighteen sales over the year; Gulf-front condominiums sold for a median $1.33 million, with 79 sales against 36 the year before, and the highest price was $18,300,000 for 306 Spring Line Drive. See The Moorings market report.
Park Shore
The busiest beachfront tower market in Naples: 24 high-rise towers along Gulf Shore Boulevard North, homes on Venetian Bay and its bights, and the Village Shops on Venetian Bay. Two hundred sixty-one sales over the year, the beachfront towers at a median $2,037,500 and single-family homes at $4,890,000. Raymond Lutgert Park is reached through optional Park Shore Association membership. See the Park Shore market report.
Seagate
Roughly ninety homes off Seagate Drive, with canals to Outer Clam Bay and Clam Pass, which suits smaller boats, and a voluntary Seagate Beach Club with a private Gulf-front pavilion. Five homes sold in the two years to September 2026, from $2,799,000 to $7,172,500. Naples Cay, a guard-gated enclave of beachfront towers at the west end of Seagate Drive, sits beside it.
Pelican Bay
Some 2,330 acres and more than 6,500 residences, with three miles of private beach and two beach clubs reached by tram through the 570-acre Clam Bay preserve, and optional golf and tennis at Club Pelican Bay. Three hundred four sales over the year, not counting Bay Colony: the Gulf-view towers at a median $1.85 million and garden condominiums at $875,000. The Pelican Bay Foundation fee was $3,295 a year per residence for the fiscal year that ended September 30, 2026; confirm the current year’s figure. See the Pelican Bay market report.
Bay Colony
The guard-gated north end of Pelican Bay: six beachfront towers, five Gulf-view buildings and 158 estate homes and villas, with the Bay Colony Beach Club and Tennis Club included with every residence. Forty-four sales over the year at a median $4.5 million; residences in the beachfront towers sold for a median $4.9 million. See the Bay Colony market report.
Vanderbilt Beach
Gulf-front towers on Gulf Shore Drive, Vanderbilt Beach Park, and the Conners canal homes on Vanderbilt Lagoon with Gulf access through Wiggins Pass. One hundred sixteen sales over the year, against 82; Gulf-front condominiums sold for a median $1,925,000 and Conners homes for $3,125,000. The run north passes beneath the Bluebill Avenue bridge, so confirm clearance for a taller boat. See the Vanderbilt Beach market report.
Isles of Capri
Four islands off Collier Boulevard on the way to Marco Island, in unincorporated Collier County and surrounded by the Rookery Bay reserve, with the Marco River and Capri Pass to the Gulf. Thirty homes and condominiums sold over the year at a median $820,000; waterfront homes sold for a median $1.48 million. See the Isles of Capri market report.
Not Sure Where to Start?
Tell us how you want to live, on the sand, on a boat or on foot, and the range you have in mind, and we will narrow thirteen neighborhoods to two or three, with the sales that support each. For the market at the top end across all of them, see Naples luxury real estate. Call (239) 438-1102.
Naples Waterfront by Category
More for Naples Waterfront Buyers
Naples Neighborhood Questions
Which Naples neighborhood is the most expensive?
Port Royal. Thirty homes sold there in the twelve months to September 30, 2026 at a median $17.69 million and $2,898 per square foot, against $9.75 million in Aqualane Shores, the next highest. Port Royal has no condominiums, and its waterfront homes reach the Gulf through Gordon Pass without a fixed bridge.
Which Naples neighborhoods have bridge-free boating?
Port Royal, Aqualane Shores, Royal Harbor and Oyster Bay, all of which reach the Gulf of Mexico through Gordon Pass with no fixed bridge between the dock and open water. The Moorings, Coquina Sands and Park Shore use Doctors Pass, Seagate uses the shallow Clam Pass, and Vanderbilt Beach uses Wiggins Pass, where the Bluebill Avenue bridge sets the clearance. Confirm depth and clearance for a specific dock before buying.
Which Naples neighborhoods have a private beach?
Pelican Bay has three miles of private beach and two beach clubs for its residents, reached by tram, and Bay Colony owners also have the Bay Colony Beach Club. Elsewhere it comes through optional membership: the Port Royal Club for eligible Port Royal properties, Raymond Lutgert Park through the Park Shore Association, Moorings Beach Park through the Moorings Property Owners Association, and the Seagate Beach Club. Olde Naples, Coquina Sands and Vanderbilt Beach have public beaches, and Gulf-front buildings everywhere open directly onto the sand.
Which Naples neighborhoods are gated?
Bay Colony is guard-gated, as are Naples Cay and Little Harbour within Port Royal; in Pelican Bay, Georgetown and Jamestown have gated entries while the rest of the community is open. Port Royal, Aqualane Shores, Olde Naples, Royal Harbor, Coquina Sands, The Moorings, Park Shore and Seagate are open neighborhoods, though many condominium buildings have secured entry.
Where can I live on the water in Naples for under $1 million?
Oyster Bay condominiums sold for a median $483,000 over the twelve months to September 30, 2026, bay-front condominiums in The Moorings for $740,000, and residences on the Bluebill peninsula in Vanderbilt Beach for $635,000, while the median sale on Isles of Capri was $820,000. Views, dock rights and association finances vary widely at these prices, so compare building by building.
How do I choose between Naples neighborhoods?
Start with the one thing you will not give up: the beach at the door, a dock with no bridges, walking to dinner, a gate, or a price. Each of those narrows the thirteen neighborhoods to a handful, and the kind of property you want, a house or a condominium, usually settles it. Call Alpizar & Company at (239) 438-1102 and we will set out the two or three that fit, with the recent sales behind each.
Closed sales reported through the Naples Area Board of REALTORS® MLS, September 2024 to September 2026, covering every home and condominium sold in the thirteen neighborhoods, the twelve months to September 30, 2026 against the twelve months before, as published in each neighborhood’s market report; Seagate covers October 2024 to September 2026. Deemed reliable but not guaranteed. Club memberships, fees, gates and bridge clearances change; confirm current details for any specific property.
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