In Port Royal, land is rarely sold as land. It changes hands as an older house on the water, bought to be replaced.
Vacant lots are scarce, so most buyers who want to build a new Port Royal estate start by buying an older one. These are the prices land and teardown homes have actually brought over the past two years, what separates one site from another, and what to settle before you buy a house you intend to take down.
Port Royal Land at a Glance
| Vacant Lot Sales | 5 closings, September 2024 to September 2026, from $6.25 million to $19.5 million |
| Bay Lots | $11.0 million and $13.6 million, with 100 and 150 feet of frontage; about $90,000 to $110,000 per front foot |
| Beachfront Lot | 0.73 acre on Gordon Drive with about 156 feet on the Gulf, $19.5 million |
| Older Homes Sold for Land | Deep-water homes built before 1990: $8.55 million to $22.25 million, median about $10.2 million |
| New Homes Sold | Deep-water homes built since 2020: $16.75 million to $43.1 million, median about $27.4 million |
| Land Offered Sep 24, 2026 | A bay lot at $21 million, two acres on Bay Road at $35 million and 1.48 beachfront acres at $49.95 million |
| Club Eligibility | Attaches to the property; must be exercised within 90 days of closing, including on land |
| Design Rules | City of Naples zoning, building and flood requirements plus Port Royal deed restrictions |
Port Royal Lots - Active Listings
Request a Curated Selection of Port Royal Lots and Teardowns
The best building sites in Port Royal are often sold before they are advertised, and older homes priced at land value appear among the general listings rather than as land. Tell us the water, frontage and budget you have in mind and we will send them as they surface. Call (239) 438-1102.
What Land Has Sold For
The figures below cover every vacant lot and every older deep-water home sold between September 2024 and September 2026, drawn from the Naples MLS, with new construction on the same water for comparison.
| What Sold | Price Range | What It Tells You |
|---|---|---|
| Interior lot 2 sales, Lantern Lane |
$6.25M – $6.8M | The entry price for a Port Royal building site |
| Pre-1990 home on deep water 10 sales |
$8.55M – $22.25M | Mostly sold for the lot; median about $10.2M |
| Vacant bay lot 2 sales |
$11.0M – $13.6M | About $90K–$110K per front foot |
| Beachfront lot 1 sale, 0.73 acre |
$19.5M | About $125K per foot on the Gulf |
| New home on deep water, built 2020+ 20 sales |
$16.75M – $43.1M | What the finished product is worth; median about $27.4M |
Read from top to bottom, the table is the whole Port Royal building market. An interior lot, without a dock, is the least expensive way to build here. Deep-water land starts around $9 million to $11 million, whether it comes as a vacant lot or with a 1970s or 1980s house on it, and the median older deep-water home sold for about $10.2 million, almost exactly where the bay lots traded. The best water positions push well past that, to $15.5 million and $22.25 million for older homes on prime bay frontage. At the top, new estates on the same kind of water sold for a median of about $27.4 million.
The distance between a roughly $10 million to $14 million bay lot and a $27 million finished estate is the cost of design, City permitting, demolition, construction and several years of carrying the property, and it is the trade every Port Royal builder and custom buyer is making. Per foot of frontage, Port Royal bay land sold for roughly twice what canal lots brought in Aqualane Shores next door, which is the price of wider water, larger lots and the Club.
The Beachfront Land Market
Beachfront land on the Gulf behaves differently. A single 0.73-acre lot on Gordon Drive, with about 156 feet on the beach, sold for $19.5 million in February 2026. In April 2025, three adjoining beachfront parcels farther north on Gordon Drive closed on the same day for about $225 million combined, bought together for the land; the houses on them dated from 1938, 1986 and 1996. At the southern tip, multi-acre parcels on Bay Road that front both the Gulf and the bay are offered in the tens of millions and beyond. Our guide to Port Royal beachfront estates covers that tier.
What Is Offered Now
On September 24, 2026, three parcels were listed as land: a bay lot on Admiralty Parade East at $21 million, two acres on Bay Road at $35 million, and 1.48 beachfront acres on Gordon Drive at $49.95 million. The Admiralty Parade lot sold for $13.6 million in September 2025 and returned to the market a year later at a considerably higher price, a useful reminder that asking prices for Port Royal land are opening positions, not settled values. Older homes priced close to land value appear in the full Port Royal listings.
What Makes One Site Worth More Than the Next
| Water Width | Port Royal’s wide bays are its signature. A lot on open bay water, where a large yacht can turn, is worth far more than one on a narrow canal reach. |
| Frontage | Linear feet of seawall decide what can be docked and how the house can be laid out; the widest lots and point lots trade in a category of their own. |
| Club Eligibility | Whether the parcel carries Port Royal Club eligibility, and whether it is still intact, is part of the value of the land, not just the house. |
| Depth and Seawall | Depth at the dock at low tide, and the age and condition of the seawall, which a new owner will often rebuild along with the house. |
| Exposure | Which way the pool deck and main rooms will face; southern and western water views are the most sought after. |
| Elevation and Fill | The original houses sit low. The finished floor elevation the City requires, and the fill needed to reach it, shape the design and the cost. |
| Neighbors | How many adjoining houses have been rebuilt, and which are likely to be, affects the construction years and the view. |
The Port Royal Club and a Land Purchase
Club eligibility attaches to the property, and the 90-day rule applies from the day you close, whether you are buying a finished estate or a lot you will not build on for years. A new owner must join, or reserve eligibility by paying 25% of the initiation fee plus 25% of annual dues each year, within that window; otherwise the parcel loses eligibility permanently and joining later costs 175% of the then-current fee. The initiation fee rises from $400,000 to $500,000 on January 1, 2027. For a builder buying to resell, preserving eligibility protects the value of the finished home; for a family building for itself, it is usually the reason to be in Port Royal at all. Confirm a parcel’s standing with the Club before the contract, not after.
Before You Buy a House to Take It Down
Start with a current survey and what City of Naples zoning and the Port Royal deed restrictions allow on that parcel: setbacks, height, lot coverage and the finished floor elevation a new home will need under current flood rules. The original houses sit low, so the new floor may be several feet higher, which shapes the design, the entry and the pool deck. At the water, inspect the seawall and ask for its history, measure depth at the dock at low tide, and review the dock and lift permits, because you will likely rebuild them too. Price demolition, fill and utilities before you negotiate, and bring your architect or builder in before you close. The house that can actually be built on the lot, and what it will cost, is what decides whether the land is priced correctly.
Building in Port Royal
From closing on a lot to moving into a finished estate, expect the process to take years once design, permitting, demolition and construction are added together, and the builders who work at this level are booked well ahead. Buyers who would rather skip the build can compare what finished new estates have sold for on the Port Royal guide, or look across Naples Bay at new construction in Royal Harbor, where bridge-free lots cost considerably less.
Selling an Older Home or a Lot
If you own one of Port Royal’s original houses on good water, your buyer is probably a builder or a family planning to rebuild, and the property should be priced and presented as a building site, with the survey, seawall history, dock permits, elevation certificate and written confirmation of Club eligibility ready before it goes to market. We model the property as a residence and as land and market whichever nets more. See Selling in Port Royal to request a confidential valuation.
Explore Port Royal
More About Port Royal
Port Royal Lots and Teardowns Questions
How much is a lot in Port Royal?
Five vacant lots closed between September 2024 and September 2026. Two interior lots on Lantern Lane sold for $6.25 million and $6.8 million, two bay lots with 100 and 150 feet of frontage sold for $11.0 million and $13.6 million, and a 0.73-acre beachfront lot on Gordon Drive sold for $19.5 million. On the water that works out to roughly $90,000 to $125,000 per foot of frontage.
Do older Port Royal homes sell for land value?
Most do. Deep-water homes built before 1990 sold for $8.55 million to $22.25 million over the same two years, at a median of about $10.2 million, in line with what bay lots bring. The buyer is usually a builder or a family planning to replace the house, so the water, the lot and Club eligibility set the price rather than the house.
Does Port Royal Club eligibility transfer with a lot?
Eligibility belongs to the property, not the owner, and not every Port Royal parcel carries it. A new owner must join, or reserve eligibility, within 90 days of closing or the property loses it permanently. Because that rule applies to land purchases too, confirm a lot's standing with the Club before you buy and act on it within the window, even if the house will not be finished for years.
How much more does Port Royal land cost than Aqualane Shores?
Roughly twice as much per foot of frontage. Recent Port Royal bay lots sold for about $90,000 to $110,000 per front foot, against about $41,000 to $52,000 for canal lots in Aqualane Shores next door, reflecting Port Royal's wider water, larger lots and the Club.
What should I check before buying a teardown in Port Royal?
A current survey, what City of Naples zoning and flood rules allow on that parcel, the required finished floor elevation, the seawall's age and condition, the width and depth of the water at the dock, dock and lift permits, the Port Royal deed restrictions, the cost of demolition and fill, and the property's Club eligibility. Bring your architect or builder in before you close. Call (239) 438-1102.
Sales figures are compiled from Naples Area Board of Realtors MLS data for land and single-family homes in the Port Royal development, closed September 1, 2024 through September 24, 2026, and listings active on September 24, 2026; deemed reliable but not guaranteed. Port Royal Club eligibility rules and fees are set by the Club and change. Zoning, deed restrictions, flood elevation requirements, permitting timelines and construction costs are specific to each parcel; confirm current requirements with the Club, the City of Naples and your builder before purchasing.
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