Naples' Most Celebrated Historic Beachfront Neighborhood — 1.75 Miles of Gulf Coastline, 2,850 Residences
Olde Naples — also commonly referenced as Old Naples — is the historic heart of Naples, Florida and the city's most walkable, most beloved, and most recognizable neighborhood. Stretching 1.75 miles along the Gulf of Mexico and 0.75 miles from US-41 to the beach, Olde Naples spans approximately 1.5 square miles and encompasses roughly 2,850 residences — 1,100 single-family homes and 1,750 condominiums — ranging from 1930s-era beach cottages on tree-shaded lots to brand-new estates exceeding 6,700 square feet, and from entry-level condominiums near $1 million to beachfront estates commanding $30 million and above. The neighborhood's boundaries run from 7th Avenue North to 13th Avenue South, west of US-41, with Coquina Sands to the north and Aqualane Shores to the south. Fifth Avenue South and Third Street South — two of Florida's most acclaimed dining and retail destinations — are not just near Olde Naples. They are in Olde Naples. The Naples Pier, extending 1,000 feet into the Gulf at 12th Avenue South, is the neighborhood's defining landmark and one of the most iconic sunset destinations in the state.
Olde Naples Real Estate Statistics
| Average Price | $5M |
|---|---|
| Lowest Price | $250K |
| Highest Price | $44M |
| Total Listings | 103 |
| Avg. Days On Market | 209 |
| Avg. Price/SQFT | $1.4K |
Property Types (active listings)
Browse Olde Naples by Property Type
Olde Naples - Active Listings
2025 Olde Naples Sales Data
Olde Naples performed strongly across all property types in 2025, reflecting both sustained demand from established buyers and the continued evolution of the neighborhood's housing stock toward larger, higher-value properties:
| Property Type | Units Sold | Avg Sale Price | Avg $/Sq Ft | Avg Size | Highest Sale |
|---|---|---|---|---|---|
| Single-Family Homes | 60 | $6,282,083 | $2,026 | 3,487 sq ft | $19,000,000 |
| Condominiums | 79 | $1,482,085 | $876 | 1,572 sq ft | $6,500,000 |
Highest single-family sale of 2025: $19,000,000 ($2,806/sq ft) — a fully furnished home built in 2023 on a 0.36-acre lot with 6,770 square feet, 5 bedrooms plus den, 7 full bathrooms, 2 half bathrooms, and 7 garage spaces.
Highest condo sale of 2025: $6,500,000 ($1,487/sq ft) — a Nautilus Naples unit built in 2022 with 4,371 square feet, 4 bedrooms, 4 full bathrooms, 1 half bathroom, and 3 garage spaces.
The Neighborhood — Character, History & Housing Stock
Olde Naples is unlike any other Naples neighborhood — and it is unlike most Florida neighborhoods generally. It is compact, walkable, historically layered, and genuinely beautiful in the way that only places shaped by decades of careful stewardship can be. The streets are tree-lined with mature landscaping, the homes sit on lots that in many cases have been owned by the same families for generations, and the relationship between the neighborhood and its beach — 1.75 miles of Gulf coastline with 20 public access points — is intimate rather than transactional.
The housing stock reflects 90+ years of development history. Original structures from the 1930s and 1940s — cracker-style cottages and early Florida vernacular homes — still stand alongside Mediterranean-inspired estates from the 1960s and 1970s, and alongside brand-new coastal modern homes that push 7,000 square feet and beyond. The original homes began around 1,400 square feet; the most recent construction now exceeds 6,700 square feet. This diversity of scale is one of Olde Naples' defining characteristics — it produces a housing market genuinely accessible at a wide range of price points, while its beach access and walkability drive prices significantly higher than comparable square footage in other Naples neighborhoods.
Condominiums outnumber single-family homes nearly three to one in Olde Naples — 1,750 condos to 1,100 single-family properties — and the condominium market is itself deeply varied. Low-rise buildings directly on the beach offer resort-style living in a neighborhood setting. Mid-rise buildings one or two blocks from the water offer lower price points with full walkability. And newer full-service buildings with rooftop terraces, private pools, and concierge service represent the evolution of Naples condo living into a genuinely estate-scale experience.
The neighborhood has no master HOA — single-family homeowners in Olde Naples are not subject to mandatory neighborhood-level fees or restrictions. Individual condominium buildings maintain their own association fees and rules, which vary significantly by building.
Most Sought-After Streets in Olde Naples
In my experience advising buyers in Olde Naples, location within the neighborhood drives value as much as the property itself. The most consistently sought-after addresses include:
Gulf Shore Boulevard South — Properties directly on the Gulf of Mexico. Beachfront estates here command the highest prices in Olde Naples and among the highest in all of Naples. Limited supply, exceptional views, no comparable substitute.
3rd Avenue South — One of Olde Naples' most beautiful residential streets. Lush landscaping, generous lot sizes, close proximity to both the beach and 5th Avenue South. Consistently among the neighborhood's most active sales corridors.
Broad Avenue South — Established luxury estate homes on oversized lots. A short distance from the beach, close to 3rd Street South. An address that carries significant neighborhood prestige.
Streets within the "Beach Block" — Properties between Gulf Shore Blvd S and 3rd Street South within a block of the water occupy the Beach Block category. These command a meaningful premium over comparable properties farther east, reflected in the property type filters above.
Streets near 5th Avenue South — Homes and condominiums within walking distance of the 5th Avenue South corridor offer the most accessible price points in the neighborhood alongside the most urban convenience. For buyers who want the Olde Naples lifestyle centered on dining, shopping, and walkability rather than direct beach access, this is the sweet spot.
Olde Naples beach at sunset — the Gulf Coast lifestyle that defines this neighborhood.
Dining, Shopping & The 5th Avenue South Experience
Fifth Avenue South and Third Street South are not amenities adjacent to Olde Naples — they are Olde Naples. Both streets sit within the neighborhood's boundaries, and the density of award-winning restaurants, art galleries, boutique shops, and social venues they contain is the reason Olde Naples commands the price premiums it does over otherwise comparable coastal neighborhoods.
Fifth Avenue South highlights: Campiello (elegant Mediterranean cuisine in one of Naples' most beautiful dining rooms), Barbatella (refined American bistro), Sea Salt (acclaimed seafood), La Pescheria, Del Mar, Bar Tulia, and The English Room. The street also holds 5th Avenue Coffee Company and a rotating collection of galleries, fashion boutiques, and specialty stores.
Third Street South highlights: Ridgway Bar & Grill, Osteria Tulia, Jane's Garden Café, and The Bevy — alongside an exceptional gallery district and the beloved Saturday morning farmers market that draws residents from across Naples. Carter and Finley for menswear, Leggiadro for women's fashion, and Marissa Collections Jewelry are recurring favorites.
Crayton Cove — Just east of downtown along Naples Bay: Blue Provence, The Dock at Crayton Cove, and The Boathouse on Naples Bay offer waterfront dining with a more relaxed atmosphere, accessible by land or by boat.
Recreation, Culture & Activities
The Naples Pier — Extending 1,000 feet into the Gulf at the foot of 12th Avenue South, the Naples Pier is the neighborhood's defining public landmark. Open daily for fishing, wildlife watching, and sunset viewing — it is the gathering point for the community and the first image that comes to mind for anyone who knows Olde Naples.
Cambier Park — Located in the heart of the neighborhood, Cambier Park features lighted tennis courts at the Arthur Allen Tennis Center, a playground, shuffleboard, and an outdoor amphitheater hosting concerts and community events throughout the season.
Baker Park / Gordon River Greenway — Naples' newest major park, immediately east of Olde Naples along the Gordon River. Miles of paved walking and biking trails, kayak launch, fitness areas, sunrise terrace, picnic areas, and playgrounds. A remarkable addition to an already well-amenitized neighborhood.
Artis-Naples — Home to the Naples Philharmonic and The Baker Museum, Artis-Naples is approximately 15 minutes north and brings world-class performances and international museum exhibitions to the region. A genuine cultural anchor for the Naples community.
The Naples Players / Gulfshore Playhouse — Community theater at the highest level, with both indoor and outdoor performances. The new Gulfshore Playhouse building is currently under construction and will add a significant venue to the cultural landscape.
Revs Institute — A remarkable specialized museum housing over 100 significant automobiles alongside an extensive automotive history library. Unique in the country and a particular draw for collector car enthusiasts.
Golf — Olde Naples residents have access to some of Naples' finest golf. The Moorings Golf and Country Club — a private member-owned club with an 18-hole par 63 course — is immediately adjacent to the north. Grey Oaks offers three championship courses to the east. Bear's Paw features the first Jack Nicklaus Signature Golf Course in Southwest Florida. Beyond these, Naples' 80+ championship courses across Collier County are accessible to Olde Naples residents in every direction.
Boating — The Naples City Dock provides central waterfront access for boaters. The Naples Yacht Club, Naples Sailing and Yacht Club, and Naples Bay Club offer private membership options with dining, racing programs, and waterfront facilities for those seeking a club experience on the water.
Schools Serving Olde Naples
Public Schools: Lake Park Elementary, Gulfview Middle School, Naples High School — all within the Collier County Public School District, which has maintained an "A" rating from the Florida Department of Education since 2017, the only district in Southwest Florida to hold that designation.
Charter Schools: Mason Classical Academy (K–12), Naples Classical Academy.
Private Schools: Saint Ann School, Community School of Naples (Pre-K–12), Seacrest Country Day School, The Village School of Naples.
How Far Is Olde Naples from Key Destinations?
| Cambier Park / Arthur Allen Tennis Center | 2 minutes |
| 5th Avenue South / 3rd Street South | Within neighborhood |
| Naples Pier | Within neighborhood |
| Baker Park / Gordon River Greenway | 6 minutes |
| The Naples Preserve | 6 minutes |
| Lowdermilk Park (Coquina Sands) | 7 minutes |
| Conservancy of Southwest Florida | 9 minutes |
| Freedom Park | 10 minutes |
| Naples Zoo at Caribbean Gardens | 10 minutes |
| Naples Botanical Garden | 12 minutes |
| Village Shops on Venetian Bay | 13 minutes |
| Waterside Shops | 14 minutes |
| Artis-Naples / Baker Museum | 15 minutes |
| Clam Pass Park | 15 minutes |
| Mercato | 19 minutes |
| Delnor-Wiggins Pass State Park | 25 minutes |
| Marco Island | 34 minutes |
| Naples Airport (APF) | 8 minutes |
| Southwest Florida International Airport (RSW) | 36 minutes |
| Punta Gorda Airport (PGD) | 61 minutes |
| Fort Lauderdale International Airport (FLL) | 1 hour 37 minutes |
Frequently Asked Questions About Olde Naples Real Estate
What is Olde Naples in Naples, Florida?
Olde Naples — also commonly referenced as Old Naples — is the historic heart of Naples, Florida and the city's most walkable, most recognizable neighborhood. It spans approximately 1.5 square miles with 1.75 miles of Gulf coastline, encompassing roughly 2,850 residences (1,100 single-family homes and 1,750 condominiums) between 7th Avenue North and 13th Avenue South, west of US-41. Fifth Avenue South, Third Street South, and the Naples Pier are all located within the neighborhood's boundaries. Coquina Sands lies to the north and Aqualane Shores to the south. The neighborhood has no master HOA for single-family homeowners. In 2025, single-family homes sold at an average of $6,282,083 and condominiums at an average of $1,482,085.
What is the correct name — "Olde Naples" or "Old Naples"?
The correct and historical name is "Olde Naples" — this is the designation used by the City of Naples, the neighborhood association, and the MLS subdivision data, which lists the official subdivision as "OLDE NAPLES." The name reflects the neighborhood's origins as one of the earliest settled areas of Naples, with roots dating to the 1880s. "Old Naples" is a commonly used informal variant and refers to the same neighborhood — both terms are widely understood. For clarity and historical accuracy, we use "Olde Naples" throughout our materials.
What is the price range for Olde Naples real estate?
Olde Naples real estate spans one of the widest price ranges of any Naples neighborhood. Entry-level condominiums begin near $1 million. Single-family homes start from approximately $2 million for smaller vintage properties and scale to $30 million and above for beachfront estates on Gulf Shore Boulevard South. In 2025, single-family homes averaged $6,282,083 ($2,026/sq ft), with the highest sale reaching $19 million. Condominiums averaged $1,482,085 ($876/sq ft) with the top sale at $6.5 million. The neighborhood's combination of beach access, walkability, and proximity to 5th Avenue South drives pricing significantly above comparable square footage in non-beachfront Naples neighborhoods.
What types of homes are available in Olde Naples?
Olde Naples offers an exceptional range of property types: 1930s and 1940s cracker-style beach cottages on historic lots, Mediterranean-inspired estates from mid-century, coastal modern new construction exceeding 6,700 square feet, and a deep inventory of condominiums ranging from modest one-bedroom units to full-service luxury buildings with rooftop terraces and concierge service. Condominiums outnumber single-family homes nearly three to one. Beach Block properties — homes and condos between Gulf Shore Blvd S and 3rd Street South within a block of the water — command the highest premiums and are among the most sought-after in all of Naples. Browse by property type using the categories above.
Is Olde Naples walkable?
Olde Naples is the most walkable neighborhood in Naples — and one of the most genuinely walkable coastal neighborhoods in Florida. Fifth Avenue South, Third Street South, the Naples Pier, Cambier Park, and the beach are all accessible on foot or by bicycle from virtually any address in the neighborhood. Many residents use golf carts as a primary mode of transportation for daily errands and evening dining. The neighborhood's compact, pedestrian-scale design — tree-lined streets, sidewalks, mixed residential and retail uses — creates a lifestyle that requires a car far less than any other Naples neighborhood of comparable quality.
Does Olde Naples have a master HOA?
No — Olde Naples does not have a master homeowners association. Single-family homeowners are not subject to mandatory neighborhood-level fees or restrictions. Individual condominium buildings within the neighborhood maintain their own association fees that vary by building and typically cover amenities, building maintenance, insurance, and landscaping. Buyers of condominium units should review condo documents carefully — including association financials, reserve studies, pet policies, and rental restrictions — before purchasing. Contact us and we can help evaluate those documents as part of the due diligence process.
Is Olde Naples in a flood zone?
Yes — much of Olde Naples is in a FEMA-designated flood zone given its coastal location. Buyers should review current FEMA flood maps for the specific property they are considering and consult their insurance provider to understand flood insurance requirements and current premium levels. Flood insurance costs vary by property elevation, flood zone designation, and coverage structure. As part of our advisory process, we walk buyers through flood zone implications for any specific property in Olde Naples before they commit — this is an important cost-of-ownership factor in a neighborhood where coastal proximity is the primary value driver.
Are short-term rentals allowed in Olde Naples?
Short-term rental regulations in Olde Naples are governed by a combination of City of Naples ordinances and individual condominium association rules. Rental permissions, minimum lease terms, and frequency restrictions vary by property and building. Many condominium associations have minimum lease terms of 30 to 90 days. Single-family homes generally offer more rental flexibility but are still subject to City regulations. Always confirm current local regulations and, for condominiums, the specific association rules before purchasing a property with rental income in mind. We can walk you through the current rental policy landscape for any specific property you're evaluating.
What schools serve Olde Naples?
Public schools serving Olde Naples include Lake Park Elementary, Gulfview Middle School, and Naples High School — all within the Collier County Public School District, which has maintained an "A" rating from the Florida Department of Education since 2017. Charter options include Mason Classical Academy (K–12) and Naples Classical Academy. Private options within reach include Saint Ann School, Community School of Naples (Pre-K–12), Seacrest Country Day School, and The Village School of Naples.
How do I buy a home in Olde Naples?
Browse active listings above or contact Alpizar & Company at (239) 438-1102. We are independent buyer's advisors specializing in Naples waterfront and beachfront real estate — our guidance costs you nothing, and we provide full transparency on flood zone implications, condo association financials, rental restrictions, and total cost of ownership for any property you're evaluating. Olde Naples has a wide range of property types at very different price points — we can help you identify where within the neighborhood your budget and lifestyle goals align best, from Beach Block estates to walkable condo living near 5th Avenue South. Complimentary, pressure-free consultation — no commitment required.
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.
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