A lot market and a new-construction market, side by side on the same canals.
On most Royal Harbor streets an original 1960s house sits beside a new estate. One is priced from the land and the other from the house, and a bayfront home and a canal home are priced in different ranges again. The seller who knows which market their property is in lists at the right number the first time.
What Drives Value in Royal Harbor
| Gulf Access | A bridge-free route to Gordon Pass is what a Royal Harbor buyer is paying for, and it is the first thing a buyer’s captain will check |
| Bay or Canal | The biggest single split in price: bayfront homes sold at a median of $6.21 million over the past two years, canal homes at $2.90 million |
| Canal Width | City of Naples code generally limits a dock’s protrusion to 25% of the waterway’s width, so the canal behind the lot sets the boat a buyer can keep |
| Dock and Lift | Permitted dock dimensions, lift capacity, depth at low tide, and water and power at the dock |
| Seawall | Age, height and condition, with documentation of any repair, cap or replacement |
| Age of House | Homes built since 2020 sold at about $1,585 per square foot, against about $1,139 for homes from 1990 to 2019 and $1,117 for older homes |
| The Lot | Vacant lots sold for $2.28 million to $4.04 million, which sets a floor under any original house on a comparable canal |
| Elevation | Finished floor elevation, flood zone, insurance and claims history, and any elevation or hardening work, with certificates to support it |
Request a Confidential Valuation
Tell us about your Royal Harbor home 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, where discretion matters, a private, off-market sale.
Royal Harbor - Recent Sales
What Sold, and How
Forty single-family homes closed in Royal Harbor between September 2024 and September 2026, for a combined $179 million. Split by the age of the house, they show three different markets.
| Year Built | Sales · Median Price | Vs. Original · Days |
|---|---|---|
| 2020 or later | 8 · $6.41M | 89% · 93 days |
| 1990 to 2019 | 13 · $5.30M | 86% · 62 days |
| Before 1990 Mostly bought for the lot |
19 · $2.45M | 82% · 119 days |
New homes sold closest to their asking prices and set the top of the market, led by a new bayfront home on Dolphin Court at $15.15 million. Homes from 1990 to 2019 sold fastest, at a median of 62 days. Older homes took the longest and gave up the most, because their buyers price the land and subtract the cost of the house they plan to replace. Almost half of all sales were in that last group, which is why the neighborhood’s median sale price sits near $3 million while its average is closer to $4.5 million. The full breakdown, including bay against canal, is on our Royal Harbor guide.
What the Market Looks Like Now
Twenty-one homes closed in the twelve months to September 24, 2026, at a median of $2.98 million, and sellers have come closer to their price: about 85% of the original asking price, against about 81% in 2025, after a median of 86 days rather than 125. On September 24, 22 homes were for sale and two were under contract.
Supply is lopsided. Below $3 million, only four homes were offered against eleven sales a year, about four months of supply, so a well-priced older home meets buyers and builders who are waiting. Between $5 million and $8 million, nine homes were offered and two were pending against five sales a year, close to two years of supply; above $8 million, four were offered against one sale. Eleven listings came off the market unsold between late May and September 24, several of them relisted at a new price, including a new 2026 bayfront home taken off the market at $11.3 million. In the upper bands, the first price has to be the right one.
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 Royal Harbor Home
We price from the water first: bay or canal, frontage, the canal’s width and the dock it permits, and depth at low tide. Then the lot, then the house. A bayfront home does not price off a canal sale three doors down, and a new home does not price off an original one, so with about twenty sales a year there is rarely more than a handful of true comparables, and we say so rather than lean on one that flatters the number. We also test the result across the bay, against Aqualane Shores and Port Royal, and next door against Oyster Bay, because a boating buyer shops the whole bay.
Selling an Original Home or a Lot
Homes built before 1990 sold at a median of $2.45 million over the past two years, while the six vacant lots that sold brought $2.28 million to $4.04 million. On a good canal, an original house is worth about what its lot is worth, and its most likely buyer is a builder or a family planning to rebuild. If that is your property, the costly mistake is listing it as a renovated family home and waiting while builders hold out for a reduction. Present it as a building site as well, with the survey, seawall history, dock permits and elevation certificate ready on day one. Our Royal Harbor new construction guide shows what finished new homes and lots have sold for.
What Buyers Will Ask For
A current survey, the seawall history, dock and lift permits with dimensions and the waterway width they were approved against, the elevation certificate, flood zone and insurance and claims history, plus documentation of any post-storm repair or elevation work. Royal Harbor has no mandatory homeowners association, so there is no association package to produce, which puts more weight on the property documents you hold. Sellers who assemble them before listing keep a contract from stalling in due diligence.
When to List in Royal Harbor
The Naples season runs January through April and peaks in February, when most sellers list at once. Preparing in the fall puts a home in front of the season’s first buyers rather than into the February crowd, and leaves time for photography and any cosmetic work. For a waterfront home it also leaves time to finish dock or seawall work before a buyer is standing on the seawall with you. Above $5 million, with close to two years of supply, the calendar matters less than the price: list when the home is ready, at a number the recent sales support.
Explore Royal Harbor
Nearby Waterfront Neighborhoods
Selling in Royal Harbor Questions
What is my Royal Harbor home worth?
It depends first on the water and the age of the house. Between September 2024 and September 2026, bayfront homes sold at a median of $6.21 million and canal homes at $2.90 million; homes built since 2020 sold at a median of $6.41 million, and homes built before 1990 at $2.45 million, close to land value. Request a confidential valuation and we will prepare one from the sales that genuinely compare.
How long does it take to sell a home in Royal Harbor?
Homes that sold in the twelve months to September 24, 2026 took a median of 86 days and closed at about 85% of their original asking price, up from about 81% in 2025. Timing depends heavily on price: below $3 million there was only about four months of supply, while between $5 million and $8 million there was close to two years.
Should I sell my Royal Harbor home as a house or as a lot?
Homes built before 1990 sold at a median of $2.45 million over the past two years, while vacant lots sold for $2.28 million to $4.04 million. If yours is an original house on a good canal, many of your buyers will be builders or families planning to rebuild, and the property should be presented as a building site as well as a home. We model both and market to both.
Is now a good time to sell in Royal Harbor?
It depends on your price band. Under $3 million, eleven homes sold in twelve months against four for sale, so a well-priced older home meets buyers who are waiting. Between $5 million and $8 million, nine homes were offered and two were pending against five sales a year, and above $8 million four were offered against one sale, so sellers in those bands are competing and pricing from the first day matters most.
Does Royal Harbor's lack of an HOA affect a sale?
There is no mandatory homeowners association, so there is no association package to produce. That puts more weight on the documents you hold: the survey, seawall history, dock and lift permits with the waterway width they were approved against, the elevation certificate and the insurance and claims history. Sellers who assemble them before listing keep a contract from stalling.
How does Alpizar & Company market a Royal Harbor home?
We price from the sales that truly compare, bay against bay and canal against canal, assemble the survey, seawall, dock and elevation documentation before listing, present the property with photography and film directed in-house, and preview it privately to our buyer registry and the brokers and builders who work the Naples Bay market before it launches publicly. Call (239) 438-1102.
Sales 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. Valuations are opinions of value based on comparable sales and are not appraisals. Dock rules, flood zones and City of Naples building requirements change; confirm current details with the City of Naples or the applicable agency.
Meet the Team
Connect with Real Estate Advisors... not Salespeople.
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.
We offer complimentary, pressure-free consultations without any commitment.
How can we Help?
Over 250 closed transactions. $100 million in Naples luxury waterfront sales. Read what our buyers and sellers say about working with an advisor-driven independent brokerage — and why they come back.
What's it like working with Alpizar & Company?