Grande Preserve sales more than doubled, Island Cove has almost nothing for sale, and the Grande towers are trading below last year’s prices.
We pull The Dunes numbers every month and publish them here in full: inventory, months of supply, price per square foot and what actually closed, split the way Dunes buyers shop, between the four Grande Preserve towers, the three Island Cove towers and the Sea Grove coach homes, and tower by tower. For the community itself, see our guide to The Dunes of Naples.
September 2026 — Inventory
| Segment | Listed | Supply |
|---|---|---|
| Grande Preserve Four towers · 342 residences |
12 for sale | 6.3 months |
| Island Cove Three towers · 252 residences |
2 for sale | 2.4 months |
| Sea Grove 40 coach homes |
None for sale | — |
| All The Dunes 634 residences |
14 for sale | 4.9 months |
Months of supply compares the residences offered today with the pace of sales over the last twelve months. Across The Dunes there are about five months of supply, but the two halves of the community sit far apart. The Grande Preserve carries about six months, with twelve residences for sale across its four towers. Island Cove, with two residences for sale across 252, carries about two and a half, and no Sea Grove coach home is on the market.
Twelve-Month Performance
| Segment | Sales | Per Sq Ft |
|---|---|---|
| Grande Preserve | 23 · $1.95M Prior year: 9 · $2.15M |
$632 · 89% Prior year: $690 · 89% |
| Island Cove | 10 · $1.19M Prior year: 14 · $1.11M |
$548 · 85% Prior year: $523 · 90% |
| Sea Grove | 1 · $1.47M Prior year: none |
$711 · 89% One sale |
| All The Dunes | 34 · $1.78M Prior year: 23 · $1.30M |
$626 · 88% Prior year: $616 · 90% |
Sales rose to 34 from 23 the year before, and dollar volume to $57.9 million from $36.1 million. The increase was all in the Grande Preserve, which recorded 23 sales against nine, nine of them at the Grande Phoenician alone; the Island Cove towers sold fewer, ten against fourteen. The percentage above is the closing price against the original asking price. Median days on market were 113 in the Grande Preserve (114 the year before) and 88 in Island Cove (84). The community-wide median price rose from $1.3 million to $1.78 million because of that mix, not because prices rose: the Grande towers, which sell for more, made up two-thirds of this year’s sales against two-fifths the year before, while their price per square foot fell about 8%.
Inventory as of October 1, 2026. Sales, medians, price per square foot, days on market and percentage of asking price reflect the 34 sales closed between October 1, 2025 and September 30, 2026, against the 23 closed in the twelve months before. Source: Naples Area Board of REALTORS® MLS.
Tower by Tower
Every Dunes high-rise, north to south and numbered as on the map below, with Sea Grove last, showing the last twelve months’ sales, the prior year’s and the residences listed today:
| Tower | Sales | Median |
|---|---|---|
| 1 · Grande Geneva Built 2007 |
3 sales 3 prior year · 3 listed |
$1,875,000 $670 per sq ft |
| 2 · Grande Phoenician Built 2006 |
9 sales 1 prior year · 2 listed |
$1,950,000 $697 per sq ft |
| 3 · Grande Excelsior Built 2004 |
7 sales 2 prior year · 4 listed |
$2,100,000 $625 per sq ft |
| 4 · Grande Dominica Built 2003 |
4 sales 3 prior year · 3 listed |
$1,912,500 $694 per sq ft |
| 5 · Cayman Built 2002 |
8 sales 4 prior year · 0 listed |
$1,087,500 $518 per sq ft |
| 6 · Barbados Built 2001 |
No sales 7 prior year · 1 listed |
— |
| 7 · Antigua Built 2001 |
2 sales 3 prior year · 1 listed |
$1,462,500 $669 per sq ft |
| Sea Grove Coach homes · 2002 |
1 sale 0 prior year · 0 listed |
$1,465,000 $711 per sq ft |
Twelve months to September 30, 2026. Medians from one to three sales describe those residences, not the whole building.
The Grande Phoenician was the most active tower, with nine closings, including all three in September. The year’s highest price was $2,265,000, for a sixteenth-floor Grande Geneva residence in March 2026, and the highest price per square foot $823, for a sixteenth-floor Grande Phoenician residence that closed at $2,260,000 in August. Cayman recorded eight sales between $862,500 and $1,200,000, while Barbados, with seven sales the year before, recorded none.
What September Closed
Three sales, all at the Grande Phoenician, against four in September 2025:
| Residence 503 | 275 Indies Way — $1,800,000, 2,747 sq ft, $655 per sq ft, 53 days on market, 90% of its asking price |
| Residence 805 | 275 Indies Way — $1,650,000, 2,798 sq ft, $590 per sq ft, 77 days on market, 95% of its asking price |
| Residence 706 | 275 Indies Way — $1,650,000, 2,893 sq ft, $570 per sq ft, 84 days on market, 83% of its original $1,998,750 asking price |
The three show how wide the range runs inside one building. Two were offered at about $2,000,000: the fifth-floor residence closed at $1,800,000 after 53 days, while the seventh-floor residence, slightly larger, closed at $1,650,000 after 84 days, $150,000 less. The eighth-floor residence, offered at $1,745,000, closed at the same $1,650,000 in 77 days. Floor alone did not set the price.
The Gap Between Asking and Achieved
Median asking price per square foot for the residences offered on October 1, 2026, against the median buyers paid over the last twelve months:
| Segment | Asking | Paid |
|---|---|---|
| Grande Preserve | $648 12 listings · 2% above paid |
$632 23 sales |
| Island Cove | $594 2 listings · 8% above paid |
$548 10 sales |
| All The Dunes | $640 14 listings · 2% above paid |
$626 34 sales |
Across The Dunes, sellers are asking close to what buyers have paid, about 2% more per foot. The medians hide a wide spread inside the Grande Preserve, from about $470 a square foot for a fourth-floor Grande Excelsior residence to $908 for a fifteenth-floor Grande Phoenician residence, because floor and Gulf exposure move price in these towers more than the building does. Judge any asking price against closings on similar floors with a similar view. Island Cove’s two listings, at Antigua and Barbados, are too few to read as a market.
When The Dunes Actually Trades
Closings by month over the last year: none in October or November, 5 in December, 2 in January, 3 in February, 4 in March, 4 in April, 8 in May, 2 in June, 1 in July, 2 in August and 3 in September. Twenty-six of the year’s 34 closings fell between December and May, and because a closing follows its contract by thirty to sixty days, those reflect contracts signed from October through April. A residence on the market by early November is in front of the whole season.
What We Mean by Grande Preserve, Island Cove and Sea Grove
These groupings follow the community’s own, not MLS fields. Grande Preserve: the four taller towers at the north end, Grande Geneva, Grande Phoenician, Grande Excelsior and Grande Dominica, with private-elevator residences and Floridian Club eligibility. Island Cove: the three twelve-story towers to the south, Cayman, Barbados and Antigua; a few Cayman residences recorded in the MLS under the community name are counted with Cayman. Sea Grove: the forty coach homes inside the main gate. Four private sales recorded in the MLS after closing are included in the prices and excluded from days on market.
The seven Dunes high-rises, north to south, with the Plantation Club and Sea Grove.
What This Means If You Are Selling
Price against what closed on your floor and your side of the building, not against the listings around you. In Island Cove, with two residences for sale across three towers, a well-presented listing has almost no competition. In the Grande Preserve, with twelve, the September sales show how much negotiation remains: three Grande Phoenician residences closed at 83% to 95% of their asking prices, and two offered at the same $2,000,000 sold $150,000 apart. Be on the market before the season opens, since The Dunes recorded no closings at all last October or November. We prepare a confidential valuation from the sales that genuinely compare to your residence, and we will tell you if the number you have in mind is not in the data.
The Dunes of Naples - Sold Listings
The Dunes of Naples Communities
The Dunes Market Questions
Is The Dunes a buyer’s or a seller’s market?
It depends which side of the community you are buying in. The Island Cove towers, Antigua, Barbados and Cayman, had two residences for sale on October 1, 2026, about two and a half months of supply, which favors sellers. The Grande Preserve had twelve, about six months of supply, a balanced market, and its sales over the twelve months to September 30, 2026 closed at a median 89% of their original asking price.
What is the median price at The Dunes?
Across the 34 sales closed between October 1, 2025 and September 30, 2026, the median was $1,775,000 at $626 per square foot. In the four Grande Preserve towers the median was $1,950,000 and $632 a square foot, and in the three Island Cove towers $1,187,500 and $548. The one Sea Grove coach home that sold closed at $1,465,000.
Are prices at The Dunes falling?
In the Grande Preserve, modestly: the median price per square foot fell from $690 to $632 over the year, about 8%, even as sales rose to 23 from nine. In the Island Cove towers, price per square foot rose from $523 to $548, about 5%, on ten sales against fourteen.
Which Dunes high-rise sells for the most per square foot?
Over the twelve months to September 30, 2026, the Grande Phoenician, with nine sales at a median $697 per square foot, followed by Grande Dominica at $694 and Grande Geneva at $670. The highest price was $2,265,000, for a sixteenth-floor Grande Geneva residence in March 2026, and the highest price per square foot $823, for a sixteenth-floor Grande Phoenician residence in August.
How often is this Dunes market report updated?
Every month, with the month just closed. This edition covers closed sales from October 1, 2025 through September 30, 2026, compared with the twelve months before, and inventory as of October 1, 2026, from the Naples Area Board of REALTORS® MLS.
Can you prepare a report for my residence?
Yes. We hold the full sales history for every Dunes tower and Sea Grove, floor by floor, and can prepare a private report or valuation for any residence. Call (239) 438-1102.
Data source: Naples Area Board of REALTORS® MLS data for The Dunes of Naples. 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 set out above. Market data is deemed reliable but not guaranteed and is not a valuation of any individual property.
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