Canal-Front Homes With Your Boat in the Backyard
Conners is the single-family heart of Vanderbilt Beach: seventeen cul-de-sac streets, each lined on both sides by Gulf-access canals, set between Gulf Shore Drive and Vanderbilt Drive just south of Wiggins Pass. The neighborhood takes its name from J.B. Conners, the Tampa road builder who dredged its canals in the 1950s, and it often appears as Connors in listings and searches. Here a private dock and a short golf cart ride to the sand come together on the same lot. Buyers who want a dock without the house can compare Vanderbilt Beach condos with boat docks, and the full Naples market is on our Gulf access homes search.
Conners canal homes and their docks, with Vanderbilt Lagoon and the Gulf beyond. Photo by Alpizar & Company.
Conners at a Glance
| Location | North Naples 34108, between Gulf Shore Drive and Vanderbilt Drive, south of Wiggins Pass |
| Established | Canals dredged in the 1950s by Tampa road builder J.B. Conners, the pioneer of Vanderbilt Beach; platting complete by 1959 |
| Homes | Approximately 500 single-family homesites on 17 cul-de-sac streets |
| Streets | Bayside, Bayview, Channel, Conners, Egret, Flamingo, Germain, Heron, Lagoon, Oak, Palm Court, Pine, Seabee, Seabreeze, Seagull, Trade Winds and Willet, plus a few parcels on Gulf Shore Drive |
| Waterfront | Canal frontage on nearly every lot; private docks and lifts are the norm |
| Gulf Access | Through Vanderbilt Lagoon to Wiggins Pass, with one bridge at Bluebill Avenue |
| Housing Mix | Original Florida ranches alongside newly built elevated custom homes; a few vacant lots remain |
| Recent Sales | 43 canal and bay homes from $1.6M to $10M, median $3.2M, September 2024 to September 2026 |
| Association | No mandatory HOA; voluntary Vanderbilt Beach Residents Association |
| Nearby | Vanderbilt Beach, Delnor-Wiggins Pass State Park, Conner Park, The Ritz-Carlton, Mercato |
Conners - Active Listings
Request a Curated Selection of Conners Homes
Canal width, rear exposure, lift capacity and whether a home is original, renovated or newly built change the value of a Conners lot more than square footage does. Tell us how you boat and how you plan to live here, and we will hand-select the residences and homesites worth your time. Call (239) 438-1102.
Conners Home Sales, September 2024 to September 2026
Forty-three Conners canal and bay homes closed in the two years to September 2026, at a median $3,200,000 and $1,024 per square foot, from $1,600,000 to $10,000,000. Size explains most of the spread, but not in a straight line: homes under 2,500 square feet sold for more per foot than mid-size homes, because a smaller, often original house on a canal lot is priced mostly as land. Six of the seven vacant homesites that sold went for $1,449,000 to $2,900,000, and the median small home sold for $1,975,000, not far above that floor. The large homes over 4,000 square feet sold at a median $5,650,000, and the top interior-street sale was $7,900,000 on Heron Avenue in November 2024.
| Home Type | Median Sale | Range |
|---|---|---|
| Under 2,500 sq ft 11 sales · median $1,154 per sq ft |
$1.98M median 64 days on market |
$1.6M – $3.8M |
| 2,500 to 4,000 sq ft 15 sales · median $889 per sq ft |
$3.1M median 83 days on market |
$1.7M – $4.95M |
| Over 4,000 sq ft 17 sales · median $1,110 per sq ft |
$5.65M median 133 days on market |
$3M – $10M |
| Gulf-front, Gulf Shore Drive 2 sales |
$22.03M both closed March 2026 |
$22M – $22.05M |
| Vacant homesites 7 sales |
$2.22M | $1.45M – $5.5M |
The pace has slowed. Twenty-four canal and bay homes sold between September 2024 and September 2025, at a median $3,280,000 and 73 days on market; nineteen sold in the following twelve months, at a median $3,100,000 and 133 days. At the Gulf end of the plat, two Gulf-front properties on Gulf Shore Drive closed in March 2026 at $22,050,000 and $22,000,000, and a bayfront homesite on Seabreeze Avenue sold for $5,500,000 in June 2026.
Closed sales reported through the Naples Area Board of REALTORS® MLS for the Conners subdivision, September 2024 to September 2026. Sizes are living area.
The Conners Market Right Now
As of September 26, 2026, the buyers are there, but at a price. The nine homes under contract were asking a median $2.8 million and none more than $4.55 million, while half the homes for sale ask $4.5 million or more, and the two Channel Drive listings near $12 million ask about 50% more than any interior canal home has sold for in two years. Since late May, 27 Conners listings expired or came off the market; over the same stretch, five homes closed and nine are now under contract.
| Homes for sale | 15 canal and bay homes asking $2.3M to $12M, median $4.5M, plus one Gulf-front home at $20.8M |
| Under contract | 9 homes, all asking $4.55M or less |
| Expired or pulled since late May | 27 listings, several since relisted at new prices |
| Supply | About 9.5 months at the pace of the last 12 months |
| Homesites for sale | 9 lots asking $2M to $7.5M, one more under contract |
| Sale price vs. final asking | Median 91% over the last two years |
For buyers, that means room to negotiate on homes that have sat, especially above $5 million. For owners, the first price matters more than usual: the listings that expired since late May asked a median $5.4 million, nearly twice the median of the homes that found buyers. Our guide to selling in Vanderbilt Beach covers how we set that first price, and the Vanderbilt Beach Market Report tracks the neighborhood each month.
Boating From Conners
Every street in Conners ends at a cul-de-sac with water on both sides, so the boat lives behind the house, not at a marina. From your dock the route runs north through Vanderbilt Lagoon and Water Turkey Bay to Wiggins Pass, roughly twenty minutes to open Gulf. Backwater cruising extends north through the estuaries toward Bonita and Estero Bay for those days when the Gulf is not the point. Two practical notes: the Bluebill Avenue bridge sets the height limit for vessels leaving the lagoon, and Wiggins Pass shoals between dredgings, so draft and tide matter. We help buyers match the boat to the lot before they fall for the house.
Original Ranches, New Estates and the Land Beneath Them
Conners is mid-rebuild. The 1960s and 1970s ranch homes that defined the neighborhood are steadily giving way to elevated custom residences with private elevators, rooftop terraces and outdoor kitchens facing the canal, which is why land value drives pricing here. A well-kept original home, a fully renovated one and a new-construction estate on the same street can span several million dollars: over the last two years, the smallest homes sold from $1.6 million, while the largest homes on the interior canal streets reached $7.9 million.
Original homes and new elevated residences side by side on the Conners canals. Photo by Alpizar & Company.
Hurricane Ian sped the change. In September 2022 a storm surge of nearly 12 feet reached Vanderbilt Beach and flooded many of the ground-level homes along the canals, and Helene and Milton followed in 2024. Under the federal flood rules Collier County enforces, a home damaged or improved beyond 50% of its value must be rebuilt to current flood elevation, so many owners chose to rebuild rather than repair. For a buyer, the elevation certificate and a flood insurance quote come before anything else: two homes on the same canal can carry very different flood costs depending on when, and how high, they were built.
Vanderbilt Beach Communities
More About Vanderbilt Beach
Conners at Vanderbilt Beach: Questions Buyers Ask
What do homes in Conners sell for?
Is Conners a no-bridge Gulf-access community?
How far is the Gulf by boat from Conners?
Does Conners at Vanderbilt Beach have an HOA?
Can I still find a lot to build on in Conners?
How close is Conners to the beach?
Did Conners flood during Hurricane Ian?
Is it Conners or Connors?
Community details are provided for general guidance and are subject to change. Bridge clearance, channel depth, dock and lift permitting, and build requirements should be independently verified. Listing data is provided by the Naples Area Board of REALTORS® and is deemed reliable but not guaranteed.
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