New residences on the beach, on the bay and behind a private dock.
Branded towers and boutique buildings are rising on the Gulf, new marina residences are opening onto the bays, and custom homes are replacing older ones on the best beachfront and Gulf-access lots. This page brings the waterfront side of that market together, with what each new development has listed in the MLS and what new homes on the water have actually sold for. Each development has its own page with floor plans, amenities and the latest progress.
Naples New Construction at a Glance
| New Buildings | 12 on or near the water with residences listed in the MLS in early October 2026 |
| Listed Residences | 76, of which 24 were under contract |
| Asking Prices | $1.88 million at Avra to $50 million at Rosewood Residences |
| New Condo Closings | Naples Beach Club, 6 at a median of $15 million; Kalea Bay Tower 400, 12 at $4.4 million; La Perle, 3 at $5.9 million |
| New Homes Sold | 52 Gulf-access homes built since 2023, at a median of $13.5 million, plus two new beachfront homes at $22.05 million and $27 million |
| Before You Buy | Deposit escrow, what the developer may change, delivery remedies, stack and floor, and value at delivery against resale nearby |
Naples New Construction - Active Listings
Request a Curated Selection of New Waterfront Residences
Some of the best new residences are reserved before they reach the public, and developers release inventory in phases. Tell us whether you want the beach, a dock or a view, your timing and the size you need, and we will assemble a private selection across the new developments and custom homes, including residences not yet listed. Complimentary and without obligation. Call (239) 438-1102.
New Waterfront Developments in Naples
| Building | Listed | Asking |
|---|---|---|
| Rosewood Residences Beachfront, Coquina Sands |
7 1 under contract |
$16.5M–$50M |
| Olana Beachfront, Coquina Sands |
3 | $29.95M–$37M |
| Epique Gulf views, Pelican Bay |
3 | $6.9M–$38M |
| Naples Beach Club Beachside residences |
2 | $13M–$19.95M |
| Harbour House Hurricane Harbor, Coquina Sands |
4 1 under contract |
$6.75M–$15M |
| 2020 Gulf Shore Moorings Bay, The Moorings |
4 2 under contract |
$4.63M–$10.8M |
| 3300 Gulf Shore Outer Doctors Bay, The Moorings |
9 3 under contract |
$3.9M–$10.43M |
| The Ritz-Carlton Residences Vanderbilt Lagoon |
10 4 under contract |
$5.2M–$9.7M |
| Kalea Bay Tower 500 Wiggins Pass |
9 5 under contract |
$3.87M–$7.13M |
| Avra Metropolitan Naples, bay views |
12 3 under contract |
$1.88M–$7.2M |
| The Halcyon Private marina, near Fifth Avenue South |
7 4 under contract |
$3M–$6.9M |
| Palazzo at Bayfront Bayfront boardwalk, Gordon River |
6 1 under contract |
$2M–$5.3M |
Residences listed in the MLS on October 1, 2026, including those under contract. Developers often hold more inventory off the MLS and release it in phases. Source: Naples Area Board of REALTORS® MLS.
The top of the new market sits on the beach in Coquina Sands, where Rosewood Residences and Olana ask from $16.5 million to $50 million, and Naples Beach Club has begun closing: six Beachside residences sold from June to September 2026 at a median of $15 million, more than three times the median price per square foot of Naples beachfront resales. Below them, the bay-side and marina buildings are where buyers are signing: Kalea Bay Tower 500, The Ritz-Carlton Residences and The Halcyon had 13 of their 26 listed residences under contract in early October. Downtown boutique buildings such as Nautilus Naples sell largely off the MLS, and The Avenue Naples and Encore at Naples Square add new residences just east of US-41.
What New Homes on the Water Sell For
| Area | New | Pre-2000 |
|---|---|---|
| Port Royal 19 new, 14 older sales |
$26.5M $3,469 per sq ft |
$10.38M $2,681 per sq ft |
| Aqualane Shores 13 new, 15 older sales |
$13M $2,371 per sq ft |
$4.5M $1,468 per sq ft |
| Park Shore 6 new, 3 older sales |
$13.38M $2,035 per sq ft |
$4.5M $1,632 per sq ft |
| The Moorings 7 new, 4 older sales |
$12.75M $2,138 per sq ft |
$5.8M $1,666 per sq ft |
| Vanderbilt Beach 8 new, 27 older sales |
$6.75M $1,448 per sq ft |
$2.35M $1,005 per sq ft |
| Royal Harbor 7 new, 21 older sales |
$6.6M $1,618 per sq ft |
$2.5M $1,117 per sq ft |
Median closed price of single-family homes with Gulf access, excluding homes on the beach, October 1, 2024 to September 30, 2026. New means built in 2020 or later. Source: Naples Area Board of REALTORS® MLS.
New construction carries a clear premium on the water. Across Port Royal, Aqualane Shores, Royal Harbor, The Moorings and Park Shore, homes built since 2020 sold at a median of about $2,410 a square foot over the two years, against about $1,460 for homes built before 2000, roughly 65% more. The largest new-home sales were in Port Royal, where homes completed from 2024 to 2026 closed at $36 million to $43.1 million, and on the beach, where a 2025 home on 2nd Avenue South in Olde Naples sold for $27 million. That spread is why so many buyers purchase an older home for the lot and build: the cost of the land and the new home together has to be weighed against the price of a finished one next door.
New Custom Homes on the Water
Much of Naples’ new waterfront construction is not in towers but on individual lots, where older homes are replaced with new estates. On the Gulf, that means Gordon Drive in Port Royal, Gulf Shore Boulevard South in Olde Naples and Gulf Shore Boulevard North in Coquina Sands and The Moorings; on Gulf-access canals and bays, Port Royal, Aqualane Shores, Royal Harbor and The Moorings. Some are sold complete, others under construction or as design-build packages with a builder. Our beachfront homes and Gulf access homes pages cover what to look for on each type of lot. For what new homes have sold for, see our guides to new construction in Aqualane Shores and new construction in Royal Harbor, and for building sites, Aqualane Shores lots and teardowns.
New Residences in and Around Olde Naples
Downtown is where waterfront-adjacent new construction is concentrated. Inside the Olde Naples grid, boutique buildings of four to twelve residences sit a short walk from the beach and Fifth Avenue South, and just east of US-41 larger developments are reshaping the gateway to downtown, including The Avenue Naples on Fifth Avenue South, Encore at Naples Square, Palazzo at Bayfront on the Gordon River, Metropolitan Naples with its Avra condominium tower, and The Halcyon with its private marina. Our Olde Naples new developments guide compares every one of them side by side, with size, status and setting, and numbers them on one map.
Buying New Construction With Independent Representation
The developer’s sales gallery represents the developer. When you consider a new waterfront residence, independent representation matters most in the places a sales team will not volunteer: which stack and floor will hold its view and value, how the deposit schedule and escrow are structured, what the contract allows the developer to change, and what the residence is likely to be worth at delivery compared with resale next door. Naples luxury developers typically compensate buyer representation, and we confirm the arrangement in writing before you register. For custom builds, we bring the same scrutiny to the lot, the builder’s contract and the permitting timeline.
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New Luxury Developments in Naples
Naples Waterfront by Category
More for Naples Waterfront Buyers
Naples Waterfront Neighborhoods
Naples New Construction Questions
Where is new waterfront construction in Naples?
New branded and boutique residences are concentrated along Gulf Shore Boulevard North in Coquina Sands and The Moorings, on Vanderbilt Lagoon, in Pelican Bay and at Wiggins Pass, with new marina residences near Naples Bay. New custom homes are being built on beachfront and Gulf-access lots in Port Royal, Olde Naples, Aqualane Shores, Royal Harbor, Park Shore and The Moorings.
What do new waterfront condos cost in Naples?
In early October 2026, the new waterfront developments had 76 residences listed in the MLS, asking from $1.88 million at Avra to $50 million for a Rosewood Residences penthouse. The first Naples Beach Club residences closed at a median of $15 million, and Kalea Bay Tower 400 at $4.4 million.
How much more do new homes on the water sell for?
In Port Royal, Aqualane Shores, Royal Harbor, The Moorings and Park Shore, homes built since 2020 sold at a median of about $2,410 per square foot over the two years to September 30, 2026, against about $1,460 for homes built before 2000, roughly 65% more. In Aqualane Shores alone, new homes sold at a median of $13 million against $4.5 million for older ones.
Does it cost more to use a buyer’s agent for new construction?
Usually not. Naples luxury developers typically compensate buyer representation, and we confirm the arrangement in writing before you register or visit a sales gallery. The sales gallery represents the developer; we represent you on the contract, deposits, stack selection and delivery terms.
What should I know before buying pre-construction?
Delivery dates can move, finished residences can differ from renderings, and developer contracts favor the developer. Review how deposits are held, what changes the developer may make, and the remedies if delivery is late. Choose the stack and floor with the long-term view in mind, not just the price.
Are new waterfront buildings better in hurricanes?
New buildings are designed to current Florida Building Code wind standards and flood elevation requirements, which generally makes them more resilient and can improve insurance terms compared with older buildings. Each property still deserves its own review of elevation, construction and coverage.
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. Listed residences and asking prices are as of October 1, 2026. Development details, delivery timelines and regulations change; verify specifics with the developer, builder and appropriate professionals before relying on them.
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.
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