New homes on bridge-free canals, lots that rarely come to market, and a price record that tells you which is the better buy.
Royal Harbor has been rebuilding for decades, and the pace has not slowed: on most streets a new home now stands beside an original from the 1960s. For a buyer, that means two routes to a new Royal Harbor house, buying one finished or buying the land and building, and the sales record of the last two years shows clearly what each has cost.
Royal Harbor New Construction at a Glance
| New Homes | 8 homes built since 2020 sold from September 2024 to September 2026, from $4.475 million to $15.15 million |
| Canal | New canal homes sold for $4.475 million to $6.6 million, about $1,325 to $1,620 per square foot |
| Open Bay | New bayfront homes sold for $14.0 million and $15.15 million, about $2,300 per square foot |
| Lots | 6 vacant lots sold for $2.275 million to $4.037 million; 4 offered at $3.1 million to $3.9 million |
| Teardowns | Homes built before 1990 sold at a median of $2.45 million, below the median vacant lot |
| Docks | City of Naples code generally limits a dock’s protrusion to 25% of the waterway’s width |
| Oversight | No mandatory HOA and no architectural review board; City of Naples zoning, building and flood rules apply |
Royal Harbor New Construction - Active Listings
Request a Curated Selection of New Homes and Lots
Finished new homes, houses under construction and the lots worth building on rarely appear in one place. Tell us what you are looking for and we will assemble a private selection, with the canal width, dock permit status and elevation detail that decide which of them fits your boat and your plans.
What New Homes Have Sold For
Eight Royal Harbor homes built since 2020 closed between September 2024 and September 2026. Their prices depend first on the water, and the gap between a canal and the open bay is wider here than almost anywhere else in Naples.
| Position | Sales · Price Range | $/Sq Ft |
|---|---|---|
| Canal Pelican Avenue, Snook Drive, Cobia Court; built 2020 to 2024 |
4 · $4.475M to $6.6M | $1,325 to $1,620 |
| Canal meets the bay Snook Drive and Marlin Drive; built 2021 and 2022 |
2 · $6.21M and $7.0M | $1,380 and $1,705 |
| Open bay Kingfish Road and Dolphin Court; built 2023 and 2025 |
2 · $14.0M and $15.15M | $2,315 and $2,331 |
On the canals, new homes of about 2,900 to 4,500 square feet sold for $4.475 million to $6.6 million, a consistent band of roughly $1,325 to $1,620 per square foot. Where a canal meets the bay, two new homes sold for $6.21 million and $7.0 million. On open bay, the two largest new homes in the neighborhood, of about 6,000 to 6,500 square feet, sold for $14.0 million in June 2025 and $15.15 million in February 2026, at about $2,300 per square foot. Those were the two highest Royal Harbor sales of the past two years, and both were on the bay.
What Is for Sale Now
On September 24, 2026, six homes built in 2022 or later were offered, from $5.4 million to $13.995 million, and a 2020 home at $5.995 million was under contract. The three offered below $8 million, at $5.4 million, $6.2 million and $7.995 million, are priced closer to what new canal homes have sold for. The three offered above that level are not. At $9.5 million, $11.75 million and $13.995 million, all on canals, they ask about $2,100 to $2,400 per square foot, a level only the open-bay homes have reached, and they had been on the market for between 190 and 608 days; the most expensive had been reduced from $18.95 million.
A new bayfront home completed in 2026 was offered at $11.3 million and came off the market after 125 days without selling. Its lot had sold for $4.037 million in March 2025. The lesson for buyers and builders alike is that Royal Harbor pays open-bay prices for open-bay homes, and canal prices for canal homes, however new the house.
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
Royal Harbor Lots
Vacant land is rare in Royal Harbor, because most building sites change hands with an older house on them. Six vacant lots sold between September 2024 and September 2026.
| Lot | Water | Sold |
|---|---|---|
| Mullet Court 0.27 acre · May 2025 |
Bay | $2,275,000 |
| Mullet Court 0.27 acre · June 2026 |
Bay and canal | $2,700,000 |
| Dolphin Court 0.25 acre · June 2026 |
Canal | $2,800,000 |
| Snook Drive 0.25 acre · February 2025 |
Canal | $3,050,000 |
| Tarpon Road 0.40 acre · June 2026 |
Canal | $3,900,000 |
| Marlin Drive 0.24 acre · March 2025 |
Bay | $4,037,000 |
The lots sold for $2.275 million to $4.037 million, at a median of about $2.93 million. Water matters, but so does shape: the two bay lots on Mullet Court, with narrow street frontage, sold for the least, while a regular bay lot on Marlin Drive brought the most and the largest canal lot, at 0.40 acre on Tarpon Road, brought $3.9 million. On September 24, 2026, four canal lots were offered at $3.1 million to $3.9 million, on Sandpiper Street, Tarpon Road, Bonita Court and Mullet Lane, and a bay-and-canal lot on Marlin Drive had come off the market at $6.299 million after nearly a year.
Buying an Older Home to Replace
The larger supply of building sites is the original housing stock. Nineteen homes built before 1990 sold in the same two years, at a median of $2.45 million, below the median vacant lot. On a good canal, an original house costs about what the land costs, and some buyers live in it while they design and permit the new one. Before buying a house to replace, have your builder confirm what the lot supports at current setbacks and flood elevation, price the demolition and site work, and check the seawall, which a new home will depend on.
Build or Buy Finished?
On a canal, the sales record favors buying finished. A canal lot has cost $2.8 million to $3.9 million, and a finished new canal home $4.475 million to $6.6 million, which leaves a thin margin for design, permitting, demolition, construction and two years of carrying costs. Building makes the most sense on a lot whose water, width or orientation rarely comes to market with a new house on it, on the bay above all, and for a buyer who wants a house that does not exist. We model both routes for a specific property before you commit, including what the lot supports and what comparable finished homes have actually sold for.
What to Confirm Before You Sign
On a finished home: the certificate of occupancy and builder, the elevation certificate and finished floor height, the seawall’s age and condition, the dock and lift permits with the waterway width they were approved against, and the builder’s warranties.
On a lot or a house to replace: what the parcel supports at current setbacks and elevation, the width of the canal behind it, which sets the dock you will be allowed, and the demolition and site cost before a foundation is poured. City of Naples code generally limits a dock’s protrusion to 25% of the waterway’s width, with variations by neighborhood, and in December 2025 the City Council directed staff to draft updates to a dock code last revised in 2010, so confirm the current rule for the specific lot. With no mandatory association and no architectural review board, no committee will catch any of this for you; the diligence is yours, and we run it with you.
Royal Harbor or Across the Bay?
A new canal home in Royal Harbor has sold for $4.5 million to $6.6 million, for the same bridge-free run to Gordon Pass that new homes across the bay command far more for. Our Aqualane Shores new construction guide covers the other side of the bay, and Port Royal sits at the top of the market. For new construction across the city, see Naples new construction, and for every boating neighborhood compared, Naples homes with Gulf access. The full Royal Harbor market, including every price band, is on our Royal Harbor guide, and owners weighing a sale can see Selling in Royal Harbor.
Explore Royal Harbor
Nearby Waterfront Neighborhoods
Royal Harbor New Construction Questions
How much does new construction cost in Royal Harbor?
Between September 2024 and September 2026, homes built since 2020 sold for $4.475 million to $6.6 million on the canals, $6.2 million to $7.0 million where a canal meets the bay, and $14.0 million to $15.15 million on open bay. New canal homes have sold at about $1,325 to $1,620 per square foot; new bayfront homes at about $2,300.
Are there lots for sale in Royal Harbor?
Yes, but few. Six vacant lots sold between September 2024 and September 2026, for $2.275 million to $4.037 million, and four were offered on September 24, 2026, at $3.1 million to $3.9 million. Many more building sites change hands as older homes bought to be replaced: homes built before 1990 sold at a median of $2.45 million over the same period.
Is it cheaper to build or to buy new in Royal Harbor?
On a canal, the sales record favors buying finished. Canal lots have sold for $2.8 million to $3.9 million, and new canal homes for $4.475 million to $6.6 million, which leaves a thin margin for design, permitting, demolition and construction at current costs. Building makes the most sense on a lot whose water, width or orientation is rarely offered finished, and for a buyer who wants a house that does not exist.
Why are some new Royal Harbor homes priced so far above recent sales?
Three new canal homes were offered at $9.5 million to $13.995 million on September 24, 2026, or about $2,100 to $2,400 per square foot, a level only the open-bay homes have reached. They had been on the market 190 to 608 days, and one had been reduced from $18.95 million. The highest new canal sale of the past two years was $6.6 million.
What size dock can a new Royal Harbor home have?
City of Naples code generally limits a dock’s protrusion to 25% of the waterway’s width, with variations by neighborhood, and in December 2025 the City Council directed staff to draft updates to a dock code last revised in 2010. The canal behind a lot, not the size of the house, sets the vessel it can keep, so confirm the width and any existing permits before buying a lot.
Is there an HOA or architectural review for new homes in Royal Harbor?
No. There is no mandatory homeowners association and no architectural review board; the Royal Harbor Association is voluntary. What can be built is governed by City of Naples zoning, building and flood rules, so the due diligence a review board might otherwise do falls to the buyer and their builder. Call (239) 438-1102 to talk through a specific lot or home.
Figures are compiled from Naples Area Board of Realtors MLS data for single-family homes and land in the Royal Harbor development, closed September 1, 2024 through September 24, 2026, and properties offered, pending, withdrawn or taken off the market as of September 24, 2026; properties on Oyster Bay streets filed under Royal Harbor are excluded. Deemed reliable but not guaranteed. Dock rules, flood zones and City of Naples building requirements change; confirm current details with the City of Naples or the applicable agency.
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