Homes on the sand: the rarest waterfront in Naples, and every sale of the past two years.
Only a small number of single-family homes in Naples sit directly on the Gulf, most of them along Gordon Drive and Gulf Shore Boulevard South in Port Royal and Olde Naples, with a handful on Gulf Shore Drive in Vanderbilt Beach, a gated enclave at Strand at Bay Colony and a few villas in Park Shore. In the two years to September 30, 2026, just 12 of them changed hands on the mainland. Each one is listed below, because on the beach every sale sets the market for the street.
Naples Beachfront Homes at a Glance
| Sales, 2 Years | 12 on the mainland, October 2024 to September 2026, plus two island homes on Keewaydin |
| Median Price | $19.25 million |
| Price Range | $8.1 million in Park Shore to about $225 million for three adjoining Port Royal parcels |
| Most Sales | Olde Naples, with 6 |
| Paid in Cash | 11 of the 12 |
| Asking vs. Sold | Median sale at about 81% of the original asking price |
| Before You Buy | Coastal Construction Control Line limits, VE flood zone and elevation, beach condition and nourishment history, sea turtle lighting rules and insurance |
Naples Beachfront Homes - Active Listings
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Many Gulf-front homes in Naples change hands privately, and some owners will only consider a sale when approached directly. Tell us the neighborhood, frontage and whether you plan to renovate or build new, and we will assemble a private selection, including homes that never reach the open market. Complimentary, discreet and without obligation. Call (239) 438-1102.
Every Naples Beachfront Home Sale, 2024 to 2026
| Home | Sold | Price |
|---|---|---|
| 2170, 2200 & 2340 Gordon Dr Port Royal · three adjoining parcels |
Apr 2025 | $225M 76% of first ask |
| 20 14th Ave S Olde Naples · 1962 · 4,822 sq ft |
Sep 2026 | $62.5M 63% of first ask |
| 26 2nd Ave S Olde Naples · 2025 · 8,770 sq ft |
Jun 2026 | $27M 69% of first ask |
| 10047 Gulf Shore Dr Vanderbilt Beach · 2025 · 9,000 sq ft |
Mar 2026 | $22.05M 105% of first ask |
| 10021 Gulf Shore Dr Vanderbilt Beach · 1957 · 3,000 sq ft |
Mar 2026 | $22M 100% of first ask |
| 7613 Bay Colony Dr Strand at Bay Colony · 2000 · 12,505 sq ft |
Aug 2026 | $21M 100% of first ask |
| 1900 Gulf Shore Blvd S Olde Naples · 2017 |
Jan 2025 | $17.5M 97% of first ask |
| 30 7th Ave S Olde Naples · 1953 · 4,109 sq ft |
Jun 2025 | $16M 80% of first ask |
| 670 Gulf Shore Blvd S Olde Naples · 1926 · 4,345 sq ft |
Nov 2024 | $13.53M 35% of first ask |
| 25 2nd Ave S Olde Naples · 2003 · 3,819 sq ft |
Jul 2026 | $13M 93% of first ask |
| 7425 Bay Colony Dr Strand at Bay Colony · 1994 · 9,049 sq ft |
May 2025 | $12.5M 52% of first ask |
| 15 Casa Mar Ln Park Shore · 1990 · 4,146 sq ft |
May 2026 | $8.1M 82% of first ask |
Closed sales of single-family homes with Gulf frontage on the Naples mainland, October 1, 2024 to September 30, 2026. The three Port Royal parcels closed together and are shown as one sale. Grey figures show year built and living area, and the sale price as a share of the original asking price. Source: Naples Area Board of REALTORS® MLS.
Twelve beachfront homes sold on the Naples mainland in the two years to September 30, 2026, at a median of $19.25 million, and 11 of the 12 were paid in cash. The largest was the assemblage of three adjoining Gordon Drive parcels in Port Royal, which closed together in April 2025 for about $225 million; the houses on them dated from 1938, 1986 and 1996. Olde Naples supplied half the sales, led by 20 14th Avenue South at $62.5 million in September 2026, the largest Naples waterfront sale of the past twelve months. Two homes on Keewaydin Island, reachable only by boat, also sold, for $3.2 million and $1.9 million. In early October 2026, eight Gulf-front homes were offered, from $3.45 million on Keewaydin to $195 million for a two-parcel Port Royal estate on Bay Road; our Naples Waterfront Market Report follows them month by month.
What Beachfront Buyers Are Paying For
On the Naples beachfront, the land usually carries more of the value than the house. On the same day in March 2026, two Gulf-front homes on the same stretch of Gulf Shore Drive in Vanderbilt Beach sold for $22 million and $22.05 million: one built in 1957 with about 3,000 square feet, the other completed in 2025 with about 9,000. In Olde Naples, a 1962 home of 4,822 square feet brought $62.5 million. Frontage along the Gulf, lot depth and width, and the elevation of the buildable pad drive price more than square footage. Asking prices on the beach also start high: across the 12 sales, the median closed at about 81% of the original asking price, while three, at Strand at Bay Colony and on Gulf Shore Drive, sold at or above it. The beach in front matters too: its width, dune health and history of county nourishment affect both enjoyment and long-term value. We review the survey, elevation certificate, flood zone and recent storm history for every beachfront home our clients consider, and we tell them plainly when what we find should change the price.
Where to Find a Beachfront Home in Naples
Port Royal’s Gulf-front estates line the west side of Gordon Drive and the Bay Road point at Gordon Pass, the most valuable beachfront in Naples. Olde Naples beachfront homes sit on Gordon Drive, Gulf Shore Boulevard South and the beach ends of the avenues, a short walk or cart ride to Fifth Avenue South and Third Street South. Coquina Sands and The Moorings hold a limited number of Gulf-front homes on Gulf Shore Boulevard North among the beachfront condominiums, Park Shore adds a few gated villas on the sand, and Vanderbilt Beach a handful on Gulf Shore Drive. To the north, Strand at Bay Colony is twelve double-gated beachfront estates at the south end of the Bay Colony beach, with 24-hour security and Bay Colony Beach Club access.
Building or Rebuilding on the Beach
Many beachfront buyers plan to renovate or build new, and the rules on the Gulf are stricter than anywhere else in Naples. Construction seaward of Florida’s Coastal Construction Control Line requires a state permit, most Gulf-front lots sit in VE velocity flood zones that set elevation and foundation requirements, and sea turtle lighting rules govern exterior lighting during nesting season. These rules shape what can be built, how high it must sit and how long approval takes, so we evaluate them before an offer, alongside the architects and builders who work on the beach. Buyers who want to boat as well as swim should also compare our waterfront homes with Gulf access, and condominium buyers can start with Naples beachfront condos.
Naples Waterfront by Category
More for Naples Waterfront Buyers
Naples Waterfront Neighborhoods
Naples Beachfront Home Questions
Where are the beachfront homes in Naples?
Most Gulf-front single-family homes in Naples are in Port Royal and Olde Naples along Gordon Drive and Gulf Shore Boulevard South, with others in Coquina Sands and The Moorings along Gulf Shore Boulevard North, a few villas in Park Shore, a handful on Gulf Shore Drive in Vanderbilt Beach, and the gated Strand at Bay Colony to the north. Most of the rest of the Naples beachfront is lined with condominiums.
How much does a beachfront home cost in Naples?
In the two years to September 30, 2026, the 12 beachfront homes sold on the Naples mainland ranged from $8.1 million in Park Shore to about $225 million for three adjoining Port Royal parcels, at a median of $19.25 million. Frontage, lot depth, elevation and the street drive price more than the size or age of the house.
How often do Naples beachfront homes come up for sale?
Rarely. Only 12 changed hands on the mainland in two years, half of them in Olde Naples, and none in Coquina Sands or The Moorings. Many sell privately, so buyers who wait for public listings see only part of the market.
What is the Coastal Construction Control Line?
It is a line set by the State of Florida along the coast. Construction, additions and many improvements seaward of the line require a permit from the Florida Department of Environmental Protection, which affects what can be built on a beachfront lot and how long approval takes.
Do Naples beachfront homes have a private beach?
In Florida, the wet sand below the mean high-water line is generally public, while the dry sand above it is typically part of the private lot. Beachfront owners enjoy direct access and privacy that inland homes cannot match, but the shoreline itself is not fully private. The survey for each property shows exactly where the boundary lies.
What should I know about insurance and storms for a beachfront home?
Most Gulf-front lots sit in high-risk coastal flood zones, typically VE velocity zones, so elevation, construction date and storm history strongly affect flood and wind insurance costs. Newer homes built to current elevation standards generally insure more favorably. Get insurance quotes early in due diligence, before committing to a price.
Sale counts, medians and prices per square foot are drawn from Naples Area Board of REALTORS® MLS closed sales from October 1, 2024 through September 30, 2026 and are not guaranteed. Regulations and neighborhood details change over time; verify specifics for any property with the appropriate professionals before relying on them.
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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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