Waterfront prices are up about 18% a foot, and Port Royal sellers are giving up far less than a year ago.
We pull the Port Royal numbers every month and publish them here in full: inventory, months of supply, price per square foot and what actually closed, split the way Port Royal buyers shop, between the Gulf-front estates, the homes on Naples Bay, Gordon Pass and the canals, and the few homes off the water. For the neighborhood itself, see our guide to Port Royal.
September 2026 — Inventory
| Segment | Listings | Supply |
|---|---|---|
| Gulf-front estates | 2 active 0 pending |
— No sales in 12 months |
| Bay & canal-front | 13 active 2 pending |
6.2 months |
| Off the water | 3 active 0 pending |
7.2 months |
| All Port Royal | 18 active 2 pending |
7.2 months |
Months of supply compares the homes offered today with the pace of sales over the last twelve months. Port Royal holds about seven months, a balanced market at this price. The two Gulf-front offerings are not measured against sales, because no Gulf-front estate has closed in the last twelve months.
Twelve-Month Performance
| Segment | Sales | Per Sq Ft |
|---|---|---|
| Gulf-front estates | None Prior year: 3 · $46.9M |
— Prior year: one $225M assemblage |
| Bay & canal-front | 25 · $19.95M Prior year: 22 · $16.4M |
$3,160 · 92% Prior year: $2,687 · 81% |
| Off the water | 5 · $7.2M Prior year: 2 · $10.38M |
$2,034 · 88% Prior year: $1,799 · 84% |
| All Port Royal | 30 · $17.69M Prior year: 27 · $16.4M |
$2,898 · 91% Prior year: $2,713 · 78% |
Thirty homes closed over the twelve months to September 30, 2026 for $628.9 million, against 27 for $652.2 million the year before, when the April 2025 sale of three adjoining Gulf-front estates at 2170, 2200 and 2340 Gordon Drive, for a combined $225 million, carried a third of the volume. On the water, prices rose: bay and canal-front homes sold for a median $3,160 a square foot against $2,687, about 18% more, and at 92% of their original asking price against 81%. Median days on market were 133 on the water (108 the year before) and 74 off it (144). The percentage above is the closing price against the original asking price. The year’s highest price was $55,000,000, for 4296 Cutlass Lane in January 2026, after 56 days.
Inventory as of October 1, 2026. Sales, medians, price per square foot, days on market and percentage of asking price reflect the 30 sales closed between October 1, 2025 and September 30, 2026, against the 27 closed in the twelve months before. Source: Naples Area Board of REALTORS® MLS.
What September Closed
Two sales, against one in September 2025:
| 1207 Spyglass Lane | Bay-front — $36,000,000, 9,059 sq ft, $3,974 per sq ft, 140 days on market, at its full asking price |
| 3525 Fort Charles Drive | Bay-front — $26,000,000, 7,751 sq ft, $3,354 per sq ft, 62 days on market, 93% of its $28,000,000 asking price |
Two more homes are under contract: 3131 Gin Lane, offered at $29,950,000, and 3100 Rum Row, offered at $16,900,000.
The Gap Between Asking and Achieved
Median asking price per square foot for the homes offered on October 1, 2026, against the median buyers paid over the last twelve months:
| Segment | Asking | Paid |
|---|---|---|
| Bay & canal-front | $4,020 27% above paid |
$3,160 last 12 months |
| Off the water | $1,885 7% below paid |
$2,034 last 12 months |
| All Port Royal | $3,926 35% above paid |
$2,898 last 12 months |
On the water, the median ask sits about a quarter above what buyers have paid. At this level every home differs in frontage, exposure and how directly it reaches the Gulf, and buyers this year paid 92% of the original asking price on the water, so the gap closes in negotiation more than the figure suggests. The Port Royal figure includes the two Gulf-front offerings on Bay Road, at $195,000,000 and $31,000,000, where the land sets the price.
When Port Royal Actually Trades
Closings by month over the last year: 4 in October, 1 in November, 1 in December, 1 in January, 3 in February, 3 in March, 4 in April, 2 in May, 4 in June, 4 in July, 1 in August and 2 in September. Port Royal does not follow the condominium season: half the year’s closings fell outside November to May, and June and July recorded as many as April. Buyers at this level move when the right house appears, so a well-prepared home can launch in any month.
What We Mean by Gulf-Front, Bay & Canal-Front and Off the Water
These groupings are ours, drawn from the MLS waterfront descriptions. Gulf-front estates: the homes with frontage on the Gulf beach, along Gordon Drive and Bay Road, compared on our Port Royal beachfront estates page. Bay & canal-front: the homes on Naples Bay, Gordon Pass, the bay basins and the canals, nearly all with their own docks. Off the water: the interior and lakefront homes. Land sold for redevelopment is covered on our lots and teardowns page. Two private sales recorded in the MLS after closing are included in the prices and excluded from days on market.
What This Means If You Are Selling
Price against what closed on the water near you, not against the listings: the median ask runs about a quarter above what buyers have paid per foot. Buyers are paying closer to the ask than a year ago, 92% of the original price on the water, which rewards a home priced correctly at launch. Expect buyers to ask about the club: Port Royal Club eligibility is tied to the parcel and must be claimed within 90 days of closing, as our Naples beach clubs guide explains. We prepare a confidential valuation from the sales that genuinely compare to your home, and we will tell you if the number you have in mind is not in the data.
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Port Royal Market Questions
Is Port Royal a buyer’s or a seller’s market?
Balanced. Port Royal carries about seven months of supply, with 18 homes for sale against 30 sales over the last twelve months. Sellers on the water are giving up less than a year ago, closing at a median 92% of their original asking price against 81%, but the median ask still sits about a quarter above what buyers have paid per square foot.
What is the median price in Port Royal?
Across the 30 sales closed between October 1, 2025 and September 30, 2026, the median was $17,687,500 at $2,898 per square foot. Bay and canal-front homes sold for a median $19,950,000 and homes off the water for $7,200,000. The highest price was $55,000,000, for 4296 Cutlass Lane in January 2026.
Are Port Royal prices rising?
On the water, yes. Bay and canal-front homes sold for a median $3,160 per square foot, about 18% more than the $2,687 of the year before. Total volume was lower, $628.9 million against $652.2 million, only because the prior year included the $225 million sale of three Gulf-front estates on Gordon Drive.
How much below asking do Port Royal homes sell for?
The median sale over the twelve months to September 30, 2026 closed at 91% of its original asking price and 92% of its final one, against 78% of the original price 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 street or for prior months?
Yes. We hold the full sales history for Port Royal and can prepare a report for any street, waterway or home, 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 Royal. 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. 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.
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