Port of the Islands sales nearly doubled this year, and a condominium on the water sold for half again as much a foot.
We pull the Port of the Islands numbers every month and publish them here in full: inventory, months of supply, price per square foot, what closed and what came off the market unsold, split between the homes, the Stella Maris villas and the condominiums. For the community, its marina and its boating, see our guide to Port of the Islands.
September 2026 — Inventory
| Segment | Listings | Supply |
|---|---|---|
| Homes | 7 active None under contract |
7.6 months |
| Stella Maris villas | 1 active None under contract |
1.7 months |
| Condominiums | 21 active 1 under contract |
8.7 months |
| All Port of the Islands | 29 active 1 under contract |
7.4 months |
Months of supply compares the residences offered today with the pace of sales over the last twelve months. Port of the Islands carries about seven and a half months, a balanced market. The Stella Maris villas are the tightest part of it: seven sold in the past year and one is for sale. One 300-square-foot hotel unit offered at $130,000 is not counted.
Twelve-Month Performance
| Segment | Sales | Per Sq Ft |
|---|---|---|
| Homes | 11 · $775K Prior year: 5 · $1.24M |
$415 · 91% Prior year: $598 · 94% |
| Stella Maris villas | 7 · $450K Prior year: 2 · $640K |
$330 · 96% Prior year: $394 · 93% |
| Condominiums | 29 · $298K Prior year: 17 · $337K |
$236 · 87% Prior year: $259 · 93% |
| All Port of the Islands | 47 · $370K Prior year: 24 · $392K |
$270 · 89% Prior year: $278 · 93% |
Forty-seven residences closed in the twelve months to September 30, 2026 for $22.2 million, against 24 for $12.8 million the year before: nearly twice the sales. Prices did not follow. The median sale was $370,000 at $270 a square foot, closing at 89% of its original asking price after 89 days on the market, against 93% and 51 days a year earlier. The home figures rest on few sales and move with the mix: three of last year’s five homes sold for more than $1.2 million, against two of this year’s eleven. The highest price of the year was $1,600,000, for 144 Wilderness Cay, built in 2022, in February 2026. Twenty-seven of the 47 buyers paid cash, against 10 of 24 a year earlier. The percentage beside each price per square foot is the closing price against the original asking price.
Inventory as of October 1, 2026. Sales, medians, price per square foot, days on market and percentage of asking price reflect the 47 sales closed between October 1, 2025 and September 30, 2026, against the 24 closed in the twelve months before. One hotel unit is excluded. Source: Naples Area Board of REALTORS® MLS.
What September Closed
Two sales, the same as in September 2025:
| 121 Newport Drive | Home — $885,000, 2,129 sq ft, $416 per sq ft, 253 days on market, 71% of its original $1,250,000 asking price and almost exactly its final $889,000; built in 2019, with a private dock and lift |
| 25058 Peacock Lane #202 | Orchid Cove condominium — $212,500, 1,349 sq ft, $158 per sq ft, 25 days on market, 89% of its original $239,000 asking price |
One more Orchid Cove condominium went under contract on September 25, offered at $250,000 after 516 days on the market. Five residences came to market: homes at 123 Newport Drive for $1,495,000 and 111 Newport Cay for $949,900, and three condominiums from $325,000 to $459,000. One Orchid Cove condominium expired unsold at $265,000 after 197 days.
The Gap Between Asking and Achieved
Median asking price per square foot for the residences offered on October 1, 2026, against the median buyers paid over the last twelve months:
| Segment | Asking | Paid |
|---|---|---|
| Homes | $507 22% above paid |
$415 last 12 months |
| Stella Maris villas | $352 7% above paid |
$330 last 12 months |
| Condominiums | $277 17% above paid |
$236 last 12 months |
| All Port of the Islands | $303 12% above paid |
$270 last 12 months |
The homes are listed furthest above what buyers have paid, and that gap has been closing from the buyer’s side: the September home sale closed at 71% of its first price. The one villa for sale is listed close to the recent villa sales.
What Water Access Is Worth
Condominium sales over the last twelve months, split by whether the building sits on the Gulf-access canals:
| Condos | Sales | Per Sq Ft |
|---|---|---|
| On the Gulf-access canals | 17 · $340K median price |
$270 median per sq ft |
| Without Gulf access | 12 · $228K median price |
$177 median per sq ft |
Seventeen of the 29 condominiums sold were on the Gulf-access canals, most of them at Sunset Cay Villas, Sunrise Cay and the Villages of Stella Maris. The twelve without Gulf access, mostly at Orchid Cove and Sunset Cay Lakes, sold for about a third less per square foot; put the other way, a condominium on the water commanded about half again as much a foot. Ten of the eleven homes sold also had Gulf access.
The Listings That Did Not Sell
Thirty listings came off the market unsold over the last twelve months. Seven of those residences were later relisted and sold, and eight are back on the market today. The other fifteen, thirteen of them condominiums, have not returned, after a median 183 days on the market.
When Port of the Islands Actually Trades
Closings by month over the last year: 2 in October, 5 in November, 4 in December, 4 in January, 3 in February, 6 in March, 8 in April, 3 in May, 3 in June, 4 in July, 3 in August and 2 in September. March and April carried fourteen of the 47, while seasonal buyers are in town to see the water in person.
How We Group Port of the Islands
These groupings are ours, drawn from the MLS property types. Homes: the single-family homes on The Cays, Eveningstar Cay, Newport Drive and the surrounding canals. Stella Maris villas: the attached villas of Stella Maris. Condominiums: the low-rise buildings at Sunset Cay Villas, Sunset Cay Lakes, Sunrise Cay, Orchid Cove and the Villages of Stella Maris. Hotel units, lots and boat slips sold on their own are not included. The community, its marina and its route to the Ten Thousand Islands are covered in our Port of the Islands guide.
What This Means If You Are Selling
Price against what closed, not against the listings beside you. Nearly twice as many residences sold this year as last, but at a lower share of their first asking price, and fifteen listings that sat too long left the market unsold. A residence priced at the recent sales in its own group, with its dock and Gulf access described accurately, is the one that sells in season. We prepare a confidential valuation from the sales that genuinely compare to your residence; see selling in Port of the Islands.
Port of the Islands - Recent Sales
Explore Port of the Islands
Nearby Waterfront Neighborhoods
Port of the Islands Market Questions
Is Port of the Islands a buyer’s or a seller’s market?
Balanced. With 29 residences for sale against 47 sales over the last twelve months, Port of the Islands carries about seven and a half months of supply. Sales nearly doubled from 24 the year before, but the median sale closed at 89% of its original asking price, against 93%.
What is the median price at Port of the Islands?
Across the 47 sales closed between October 1, 2025 and September 30, 2026, the median was $370,000 at $270 per square foot. Homes sold for a median $775,000, the Stella Maris villas for $450,000 and condominiums for $297,500. The highest price was $1,600,000, for 144 Wilderness Cay in February 2026.
How much more is a Port of the Islands condominium on the water?
About half again as much per square foot. Over the last twelve months, condominiums in buildings on the Gulf-access canals sold for a median $340,000, or $270 a square foot, against $227,500, or $177 a square foot, for those without Gulf access.
Do Port of the Islands buyers pay cash?
Most do. Twenty-seven of the 47 sales closed between October 1, 2025 and September 30, 2026 were recorded in the MLS as cash purchases, against 10 of 24 the year before.
How often is this report updated?
On the first of every month, with the month just closed. This edition covers closed sales through September 30, 2026 and inventory as of October 1, 2026, from the Naples Area Board of REALTORS® MLS.
Can I get figures for a specific building or for prior months?
Yes. We hold the full sales history for every Port of the Islands building and street and can prepare a report for any of them, including months earlier than this edition. Call (239) 438-1102 and tell us what you need.
Data source: Naples Area Board of REALTORS® MLS data for Port of the Islands. Inventory as of October 1, 2026; closed-sale figures cover October 1, 2025 through September 30, 2026, compared with October 1, 2024 through September 30, 2025. One hotel unit is excluded. Segment definitions are our own and are set out above. Market data is deemed reliable but not guaranteed and is not a valuation of any individual property.
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.
What's it like working with Alpizar & Company?