Small low-rise buildings, a few minutes from the sand, in the only neighborhood where the beach and Fifth Avenue South are both on foot.
Olde Naples has no beachfront towers, and it never will. What it has instead are small buildings — three stories, often fewer than thirty residences — set among the cottages and estates of the historic grid, which is a different proposition entirely from a high-rise address further north.
Olde Naples Condominiums at a Glance
| Where | Olde Naples — 7th Avenue North to 13th Avenue South, west of US-41 |
| Property Types | Condominiums, townhouses and attached villas, almost all in small low-rise buildings |
| Building Height | City height limits have kept the neighborhood low, generally three stories; the Gulf-front towers begin north of Doctors Pass |
| 2025 Sales | 79 condominium sales at an average of $1,482,085, or $876 per square foot, on an average of 1,572 square feet |
| Highest 2025 Sale | $6,500,000, or $1,487 per square foot — a 2022-built residence of 4,371 square feet |
| Housing Stock | Buildings from the 1960s through the 1980s, many renovated to the studs, alongside a small number of new boutique addresses |
| Rentals | Policies differ building by building; some permit monthly seasonal leases, others cap the number of leases per year |
| On Foot | Fifth Avenue South, Third Street South, Crayton Cove, the Naples Pier and 1.75 miles of beach |
Olde Naples Condos - Active Listings
Request a Curated Selection of Olde Naples Condominiums
The difference between two residences at the same price is usually the building, not the unit. Tell us what you are looking for and we will assemble a private selection with the association detail that actually decides between them.
Four Different Markets in One Neighborhood
The buildings along and just off Gulf Shore Boulevard South come first — South Beach Club, Town Beach Club, Coral Club, Charter Club of Olde Naples, Gulf Breeze of Olde Naples and Las Dunas among them — where a residence sits on or within sight of the sand and prices reflect it. A block or two east, buildings such as Terraces of Olde Naples, Arbors at Olde Naples, Buttonwood at Olde Naples and Villas Escalante trade the frontage for a materially lower price and the same short walk. Downtown is its own market: 555 on Fifth, The Colonnade on 5th, 780 Fifth Avenue South, Bellasera and Parkside off 5th put the restaurants and galleries below the front door. And on the Crayton Cove side, on Naples Bay, Cove Inn, Old Cove, Marina Manor and Naples Marina Villas appeal to owners who want a boat more than a beach towel.
What Drives Value in an Olde Naples Building
Distance to the water first, then which floor and what the residence looks out on, then the condition and finances of the association behind it. After that, the practical things that separate otherwise identical units: whether parking is a garage, a carport or an assigned surface space; whether the building permits the kind of rental you have in mind; how the plan lives once the furniture is in. Square footage matters less here than in almost any market in Naples, which is why an average price per foot across the whole neighborhood tells you very little about the residence in front of you.
Older Buildings, and What to Check Before You Buy
Much of the inventory here was built between the 1960s and the 1980s, which is not a problem in itself — several of these buildings are beautifully run — but it makes the association documents the most important pages in the transaction. Read the reserve position and the assessment history, then the milestone inspection and structural integrity reserve study that Florida requires of buildings three stories and above, then the insurance placement, the roof and the elevator. A well-funded 1970s building is frequently the better purchase over a thinly funded newer one, and the gap shows up in the monthly figure rather than the asking price.
Condominium, Beach Block Home, or Beachfront?
A condominium here is the least demanding way to own in Olde Naples, and for many buyers it is the right one. If you want land and a front door, the Beach Block puts a house within a block of the water, and beachfront homes sit directly on the Gulf at the top of the market. If what you actually want is a high floor with a wide Gulf horizon, that means a tower, and the towers are north — see Naples beachfront condominiums and Park Shore. We would rather show you all four than assume.
Explore Olde Naples
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Olde Naples Condominium Questions
Are there high-rise condos in Olde Naples?
No. City height limits have kept the neighborhood low, and the buildings here are almost all small low-rise — generally three stories, many with fewer than thirty residences. The Gulf-front towers people picture begin north of Doctors Pass, in Park Shore and beyond.
What does a condominium cost in Olde Naples?
Seventy-nine condominium sales closed in Olde Naples in 2025 at an average of $1,482,085, or $876 per square foot, on an average of 1,572 square feet. The year’s highest was $6,500,000 for a new residence of 4,371 square feet. Older two-bedroom units a few blocks back from the Gulf set the entry point; frontage, floor and new construction account for most of the spread.
Which Olde Naples condominiums are closest to the beach?
The small buildings along and just off Gulf Shore Boulevard South — South Beach Club, Town Beach Club, Coral Club, Charter Club of Olde Naples, Gulf Breeze of Olde Naples and Las Dunas among them. Most of the neighborhood’s other buildings sit within a few blocks of the sand, close enough that the walk is measured in minutes.
Can I rent out an Olde Naples condominium?
In most buildings yes, but the terms differ building by building: some permit monthly seasonal leases, others cap the number of leases per year, and a minimum stay applies. Olde Naples also sits inside the City of Naples, which regulates short-term rentals more tightly than the county does. We read the association documents for the specific building before you commit.
What should I check on an older Olde Naples building?
Reserves and recent assessment history first, then the milestone inspection and structural integrity reserve study that Florida requires of buildings three stories and above, then the insurance placement and the roof and elevator history. A well-funded association in a 1970s building is often the better purchase over a thinly funded newer one.
How do I see Olde Naples condominiums for sale?
Browse the active listings above, then call (239) 438-1102 and we will put together a private selection with the building detail that decides between them — reserves, rental rights, parking and what the association has spent. Complimentary and without obligation.
Market figures reflect 2025 closed sales; pricing reflects properties offered for sale and changes with the market. Association rules, rental policies, fees, reserves and inspection requirements differ by building and change over time; confirm current details in the association documents for the specific property.
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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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