Canal homes, villas, condominiums and slips: four markets in one small boating community, each priced its own way.
At Port of the Islands, a canal home, a Stella Maris villa and a Sunset Cay condominium can sit on the same stretch of water and still be valued by entirely different measures, and a deeded boat slip can change the answer for any of them. The first question in any valuation here is which market your property is in, and the second is what the recent sales in that market actually support.
What Drives Value: Homes
| The Water | Bay homes sold at a median of about $1.06 million, canal homes at $860,000; the one home without water frontage sold for $466,000 |
| The Street | Homes in The Cays sold at a median of $1.2 million and about $536 per square foot, Eveningstar Cay at $690,000 |
| Age | Homes built since 2017 sold at a median of about $1.19 million, older homes at $775,000 |
| Dock | Depth at the dock at low tide, lift capacity and the run to Faka Union Bay, which a buyer’s captain will check first |
| Elevation | Finished floor elevation, flood zone, insurance and claims history, with certificates to support them |
| Seawall | Age, condition and permits for the seawall and dock, and any repair records |
What Drives Value: Condos and Villas
| Building | Villages of Stella Maris and Sunset Cay Villas lead the condominium market; Orchid Cove trades at about $178 per square foot |
| The View | Canal or bay views sold at a median of $350,000, lake or no water at $230,000 |
| Villas | Stella Maris villas sold at a median of $490,000 and about 95% of their original asking price |
| Boat Slip | Whether a deeded marina slip comes with the residence, and how long it is |
| Reserves | Budget, reserve funding, insurance, and recent or pending assessments |
| Fees | Association fees and the Community Improvement District assessment, which buyers add together |
Request a Confidential Valuation
Tell us about your Port of the Islands home, villa, condominium or slip and we will prepare a private, advisor-reviewed valuation built from the sales that genuinely compare to it, not an automated estimate. Complimentary and without obligation, whether or not you decide to sell. See how we prepare a valuation, our approach to selling a waterfront home and selling a condominium, and, where discretion matters, a private, off-market sale.
Port of the Islands - Recent Sales
What Sold, and How
Seventy-four homes, villas and condominiums closed at Port of the Islands between September 2024 and September 2026, along with four lots and five boat slips. Split by property and water, they show how differently each part of the market behaves.
| Property | Sales · Median Price | Vs. Original · Days |
|---|---|---|
| Homes on the bay | 4 · $1.06M | 91% · 126 days |
| Homes on a canal | 12 · $860,000 | 92% · 33 days |
| Stella Maris villas | 9 · $490,000 | 95% · 28 days |
| Condos facing water Canal or bay views |
32 · $350,000 | 90% · 82 days |
| Other condos Lake or no water view |
16 · $230,000 | 90% · 70 days |
Canal homes and villas sold quickly and close to their asking prices. Bay homes brought the highest prices but took the longest, because there are few buyers at that level and each one is particular about the water. Condominiums gave up about 10% from their original asking price overall, and more in the last twelve months. The full breakdown, including every condominium community, is on our Port of the Islands guide.
What the Market Looks Like Now
The home market is tight but slower. Eleven homes sold in the twelve months to September 24, 2026, and six were for sale on that date, so a well-priced canal home still has a buyer waiting. But the median time on market rose from 36 days to 89, and buyers have drawn clear lines: a 2019 bay home first offered at $1.25 million sold for $885,000 in September 2026.
Condominiums are where sellers face competition. Twenty-two were offered on September 24, with one pending, against 29 sales in the previous twelve months, and seven more came off the market unsold between late May and September. The median sale fell from $350,000 to $297,500 between the two most recent twelve-month periods, and condominiums closed at about 87% of their original asking price. In a market like this, the first price is the one that matters.
Naples market reports, updated monthly: closed sales, median prices, months of supply and price per square foot for every Naples waterfront neighborhood in the Naples Waterfront Market Report, with the month’s highlights in our September 2026 waterfront roundup.
By neighborhood: Aqualane Shores · Bay Colony · Coquina Sands · Isles of Capri · Kalea Bay · The Moorings · Naples Cay · Olde Naples · Oyster Bay · Park Shore · Pelican Bay · Port of the Islands · Port Royal · Royal Harbor · The Dunes · Vanderbilt Beach
Pricing a Home
We price from the water first, bay or canal, then the depth at the dock and the run to the bay, then the street and the lot, then the house. With about eight home sales a year, true comparables are few, and a home in The Cays does not price off one on Eveningstar Cay. We also test the result against Isles of Capri and Marco Island, because many buyers shop all three.
Pricing a Condominium or Villa
We start with closed sales in your community and building, adjust for the view, floor, size, finish and whether a slip conveys, then test the result against the other communities. A canal-view unit at Sunset Cay Villas does not price off a lake-view unit at Sunset Cay Lakes, even on the same street, and a Stella Maris villa is priced as much like a small canal home as a condominium. Buyers will also compare your association fees and the district assessment against the alternatives, so we set out the full carrying cost in the listing.
Selling a Boat Slip
Wet slips at the Port of the Islands Marina sold for $58,000 to $62,000 for 27 to 35 feet and $110,000 for 40 feet over the last two years, but they sell slowly, and two of the five that sold took more than 400 days. A slip sells best alongside a residence, to a buyer who needs both, or marketed directly to boaters who already own nearby. We present the slip with its length, beam, power and water, the marina association terms, and photographs from the water.
Selling a Lot or an Older Home
Land prices here follow the water. Interior lots on Cays Drive sold for $140,000 and $150,000, a 40-foot canal lot on Eveningstar Cay for $210,000, and a 120-foot canal lot on Wilderness Cay for $735,000, next to new homes offered and sold for $1.6 million and more. An older home on a wide canal lot will draw buyers who plan to rebuild as well as buyers who will live in it as it is, and it should be presented to both, with the survey, elevation certificate and seawall history in hand.
What Buyers Will Ask For
In a home: a current survey, the seawall history, dock and lift permits, the elevation certificate, flood zone and insurance and claims history, and the Community Improvement District assessment.
In a condominium or villa: the budget and reserves, recent and pending assessments, the insurance policy, the milestone inspection report and reserve study where they apply, the leasing and pet rules, the district assessment, and written confirmation of any boat slip that conveys with the residence.
When to List at Port of the Islands
The Naples season runs January through April, and the buyers who come to Port of the Islands are often seasonal boaters and fishermen who arrive in the winter and buy while they are here. Preparing in the fall puts a property in front of them as they arrive, and leaves time for photography, any cosmetic work and the documents they will ask for. Winter is also when the canal is at its most striking, with the manatees in, and the listing should show it.
Explore Port of the Islands
Nearby Waterfront Neighborhoods
Selling in Port of the Islands Questions
What is my Port of the Islands property worth?
It depends first on the type of property and the water. Between September 2024 and September 2026, homes on the bay sold at a median of about $1.06 million and canal homes at $860,000, with homes in The Cays at a median of $1.2 million. Stella Maris villas sold at a median of $490,000, condominiums facing a canal or the bay at $350,000, and condominiums facing a lake or no water at $230,000. Request a confidential valuation and we will prepare one from the sales that genuinely compare.
How long does it take to sell at Port of the Islands?
Homes that sold in the twelve months to September 24, 2026 took a median of 89 days, up from 36 the year before, and condominiums took a median of 102 days, up from 52. Villas moved fastest, at a median of 28 days. Pricing from the first day matters most in the condominium market, where 22 units were offered against 29 sales a year.
Are Port of the Islands prices falling?
Condominium prices have softened. The median condominium sale fell from $350,000 to $297,500 between the two most recent twelve-month periods, and condominiums closed at about 87% of their original asking price. The median home sale also fell, from $1.22 million to $775,000, but that is largely mix, because more of the recent sales were older canal homes.
Should I sell my boat slip with my condominium?
Often, yes. A deeded slip at the Port of the Islands Marina is one of the first things a buyer here asks about, and slips on their own sell slowly: two of the five that sold between September 2024 and September 2026 took more than 400 days. Offering the residence and slip together, or at least at the same time, usually reaches the right buyer faster than selling them separately.
What is a boat slip at Port of the Islands worth?
Wet slips of 27 to 35 feet sold for $58,000 to $62,000 between September 2024 and September 2026, and two 40-foot slips sold for $110,000 each. A 50-foot slip was offered at $185,000 in September 2026. Length, the slip’s position in the marina and the terms of the marina association set the value.
How does Alpizar & Company market a Port of the Islands property?
We price from the sales that truly compare, canal against canal and building against building, assemble the survey, seawall, dock, elevation, association and district documents before listing, present the property with photography and film directed in-house, including from the water, and preview it privately to our buyer registry and the brokers who work Naples and Marco Island before it launches publicly. Call (239) 438-1102.
Sales figures are compiled from Naples Area Board of Realtors MLS data for residential properties, land and boat slips in the Port of the Islands development and marina, closed September 1, 2024 through September 24, 2026, and properties offered, pending, withdrawn or taken off the market as of September 24, 2026; hotel condominium units are excluded. Deemed reliable but not guaranteed. Valuations are opinions of value based on comparable sales and are not appraisals. Association rules, district assessments, flood zones and County requirements change; confirm current details with the association or the applicable agency.
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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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