Two markets on one peninsula: deep-water estates and beachfront land, and an older house that often sells as a building site.
Port Royal holds about 640 estates, and the gap between a new bay-front home, an original house two streets away and a beachfront parcel on Gordon Drive is measured in tens of millions of dollars. A valuation that treats them as one market gets all of them wrong, and at this price tier the cost of getting it wrong is not a rounding error.
What Drives Value: Deep-Water Estates
| Gulf Access | A bridge-free route to Gordon Pass with no height or width restriction is the baseline expectation here, and any limitation on it is the first thing a buyer’s captain will check |
| Water Width and Depth | About 30% of Port Royal is water, and the wide, deep bays that let a large vessel turn command a premium over a narrow reach or a dead-end finger |
| Frontage and Exposure | Linear feet of seawall, open bay or long-canal views, and southern or western exposure across the pool deck |
| Dock and Lift | Permitted dock dimensions, lift capacity, water and power at the dock, and whether the berth takes the vessel a buyer already owns |
| Lot Size and Shape | Half an acre is the Port Royal norm; point lots, wide-water lots and parcels that can be combined with a neighbor price in a category of their own |
| Age of the House | The single biggest price split: homes built since 2020 have sold at a median of about $3,469 per square foot, homes from 1990 to 2019 at about $2,310 |
| Club Eligibility | Whether the property carries Port Royal Club eligibility, and whether it is intact, is a material value factor set out below |
| Elevation and Insurance | Finished floor elevation, the AE flood zone most of the community carries, claims history, and any hardening or elevation work with documentation |
What Drives Value: Beachfront Estates
| Beach Frontage | Linear feet directly on the Gulf, the width of the private beach and the depth of the parcel behind it; the one recent beachfront lot sale worked out to about $125,000 per front foot |
| Parcel Size | Beachfront holdings run from under an acre to more than five, and the largest have no true comparable sale in any given year |
| Dockage | Most beachfront estates have no canal dock, so a Hamilton Harbor arrangement or a canal-side second parcel becomes part of the conversation; the Bay Road parcels at Gordon Pass are the exception |
| VE Zone and Code | The western edge typically sits in a VE velocity zone, with higher insurance cost and stricter construction requirements that a buyer’s builder will price before an offer |
| Build Potential | What current setbacks, the coastal construction control line and elevation requirements allow a buyer to build, which at this tier is usually the point of the purchase |
| Privacy | Setback from the neighboring estates, screening, and whether the beach frontage is overlooked |
Request a Confidential Valuation
Tell us about your Port Royal estate and we will prepare a private, advisor-reviewed valuation built from the handful of 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, where discretion matters most, a private, off-market sale.
Port Royal - Recent Sales
What Sold, and How
Fifty-eight single-family homes closed in Port Royal between September 2024 and September 2026. Split by the age of the house, they show three different markets.
| Year Built | Sales · Median Price | Vs. Original Price · Days |
|---|---|---|
| 2020 or later | 21 · $26.50M | 89% · 134 days |
| 1990 to 2019 | 22 · $16.40M | 83% · 108 days |
| Before 1990 Excluding the beachfront parcels; mostly sold as building sites |
13 · $10.00M | 85% · 279 days |
New estates sold closest to their asking prices and set the top of the market. Homes from 1990 to 2019 gave up the most in negotiation, about 17% from their original price, because they compete with new construction on one side and with building sites on the other. Older homes took the longest to sell and closed at land value, which is what the buyer was paying for. The lesson for a seller is to know which of the three markets your property is in before choosing a price.
What the Market Looks Like Now
Thirty homes closed in the twelve months to September 24, 2026, at a median of $17.69 million, and sellers have been getting closer to their price: about 90% of the original asking price, against about 83% in 2025. Below $20 million, only four homes were for sale against eighteen sales a year, less than three months of supply, so a well-priced estate in that range meets buyers who are waiting. Above $30 million, nine homes were offered against six sales a year, and those sellers are competing for a small number of buyers. The 2025 averages are distorted by three adjoining beachfront parcels that sold together for about $225 million, so we price from the medians and the specific sales, not from the headline average. The full breakdown is on our Port Royal guide.
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 · The Moorings · Olde Naples · Park Shore · Pelican Bay · Port Royal · Royal Harbor · The Dunes · Vanderbilt Beach
Pricing a Port Royal Estate
With about thirty sales a year across some 640 homes, there is rarely a clean comparable. We price from the water first, position, frontage, width and access, then from the land, then from the house. Where the residence is older, we price the parcel and treat the structure as a credit against a buyer’s build cost, because that is how builders and buyers commissioning new construction will look at it. Where the residence is recent, we price the house and the finish level and use the parcel as support. We test the result against Aqualane Shores and the broader Naples luxury waterfront market, because at this level buyers shop the coast, not a single street.
Selling an Older Home or a Lot
Deep-water homes built before 1990 sold for $8.55 million to $22.25 million over the past two years, at a median of about $10.2 million, and vacant bay lots sold for $11.0 million and $13.6 million. If yours is an original house, your buyer is probably a builder or a family planning to rebuild, and the property should be presented as a building site with the survey, seawall history, dock permits, elevation certificate and written Club eligibility ready before it goes to market. Our Port Royal lots and teardowns page shows what land has sold for, per foot of frontage.
Selling a Beachfront Estate
Beachfront property on the Gulf trades so rarely that a given year may produce no comparable sale at all. In the past two years, one 0.73-acre beachfront lot sold for $19.5 million, and three adjoining Gordon Drive parcels sold together for about $225 million. Pricing here is argued from land value, from what the site permits a buyer to build, and from the few transactions that exist, and the right buyer may be one of a handful in the world. Our guide to Port Royal beachfront estates covers that market.
The Port Royal Club and Your Sale
Club membership is not included with a property, and its status is one of the most consequential details in any Port Royal transaction. Eligibility extends to properties south of Palmer Estates and 21st Avenue South, and not every Port Royal property carries it. A new owner must opt in within 90 days of closing, either by joining outright or by reserving eligibility through paying 25% of the initiation fee plus 25% of annual dues each year. Miss that window and the property permanently loses eligibility; joining later costs 175% of the then-current initiation fee.
For a seller, two things follow. First, if your property carries intact eligibility, that is a marketable asset and it belongs in the presentation, confirmed in writing rather than assumed. Second, the initiation fee rises from $400,000 to $500,000 on January 1, 2027, with annual dues of $23,750 for fiscal 2027, so a buyer who intends to join saves $100,000 by closing and opting in before that date. That is real leverage in a 2026 negotiation, and we use it. Confirm current fees and the standing of your specific property with the Club before relying on either.
What Buyers Will Ask For
A current survey, the seawall history, dock and lift permits with their dimensions, the elevation certificate, flood zone and insurance and claims history, along with documentation of any post-storm repair, hardening or elevation work. Buyers at this tier arrive with a builder, an architect and an attorney, and their questions are about what can be built as much as what stands today. Sellers who assemble this in advance negotiate from a stronger position and keep a contract from stalling in due diligence.
When to List in Port Royal
The Naples season runs January through April and peaks in February, and preparing in the fall puts an estate in front of the season’s first buyers rather than into the February crowd. Above $20 million the calendar matters less than the runway: with more than a year of supply at the top of the market, an estate listed in February may be selling to a buyer who first walks it the following season, which argues for listing early, pricing correctly from the first day and treating the marketing period as a campaign. Fall preparation also leaves time for dock, seawall and landscape work, and for the photography and film we direct in-house.
Explore Port Royal
More About Port Royal
Selling in Port Royal Questions
What is my Port Royal estate worth?
It depends first on the water and the age of the house. Between September 2024 and September 2026, homes built since 2020 sold at a median of $26.5 million, homes from 1990 to 2019 at $16.4 million, and older homes, mostly bought to be rebuilt, at about $10 million away from the beach. Beachfront land trades in a tier of its own. Request a confidential valuation and we will prepare one from the sales that genuinely compare.
Does Port Royal Club eligibility affect what my property is worth?
Yes. Membership does not come with a purchase, eligibility is limited to properties south of Palmer Estates and 21st Avenue South, and a property whose 90-day window was missed permanently loses it, so a later buyer would pay 175% of the then-current initiation fee to join. Intact eligibility is a marketable asset, and we confirm its status in writing before listing.
Should I sell my Port Royal home as a house or as land?
Older homes on good water usually sell for the lot: deep-water homes built before 1990 brought $8.55 million to $22.25 million over the past two years, in line with what bay lots sold for. If your house is an original, it should be priced and documented as a building site. Newer homes are priced on the house, the finish and the builder. We model both and market the stronger one.
How long does it take to sell a home in Port Royal?
The median home sold in 136 days in 2025 and 123 days over the twelve months to September 24, 2026, and closing prices moved from about 83% of the original asking price to about 90%. Below $20 million, supply is under three months and good estates move quickly; above $30 million there is well over a year of supply, and pricing correctly from the first day matters most.
Can I sell my Port Royal estate privately, without a public listing?
Yes. Many Port Royal sales are handled quietly, and we regularly present properties privately to our buyer registry and to the brokers who work this market before anything goes public. A private sale trades broad exposure for discretion and control, so we walk through both paths and what each is likely to cost or gain.
How does Alpizar & Company market a Port Royal estate?
We price from the sales that truly compare, assemble the survey, seawall, dock, elevation and Club documentation before listing, present the property with photography and film directed in-house, and preview it privately to our buyer registry and the brokers who work Port Royal before any public launch. Call (239) 438-1102.
Sales figures are compiled from Naples Area Board of Realtors MLS data for single-family homes and land 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. Valuations are opinions of value based on comparable sales and are not appraisals. Port Royal Club fees, dues and eligibility rules are set by the Club and change; confirm the standing of a specific property with the Club. Flood zone designations and insurance conditions change; confirm current details with 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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