Gulf Breeze at Vanderbilt

Two towers on the Bluebill peninsula, with the Gulf on one side and the marina on the other.

Gulf Breeze at Vanderbilt is the boater's address on Bluebill Avenue: twin eleven-story buildings at 21 and 25 Bluebill on Baker-Carroll Point, where wrap-around lanais take in the Gulf, the park and the channel at once, and Delnor-Wiggins Pass State Park is at the end of the street. A twelve-lease rental policy and quarterly fees that cover nearly everything make it one of the most practical second homes in Vanderbilt Beach.

Gulf Breeze at a Glance

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21 Bluebill Ave 303, NAPLES

3 Beds 2 Baths 1,613 SqFt Residential MLS® # 2026026668

MAKS Realty Inc

Request a Curated Selection of Gulf Breeze Residences

Views at Gulf Breeze vary more by stack and floor than the plans suggest, and a residence that comes with a dock or garage is a different purchase altogether. Tell us whether you boat, which exposure you want and whether rental income is part of the plan, and we will assemble a private selection, including residences being quietly prepared for market. Complimentary and without obligation. Call (239) 438-1102.

Residences at Gulf Breeze

Both buildings hold six residences per floor in two-bedroom and three-bedroom plans of roughly 1,500 to 1,613 square feet under air. The signature is the screened wrap-around lanai: sliders open the full length of the living area so the corner residences look west to the Gulf and east over the marina and the channel in the same sweep, and guest bedrooms carry their own lanais. Higher floors clear the treeline for open Gulf views toward the pass; the 01 stack faces the channel and marina. Most residences have been updated at least once, many with hurricane shutters and in-unit laundry, so condition varies as much as view. Floor plans are available on request.

Built in 1995, Gulf Breeze falls under Florida’s condominium safety law: a milestone structural inspection at 30 years (25 where the local building official requires it) and every 10 years after, and a structural integrity reserve study every 10 years, the first of which was due by December 31, 2025. Gulf Breeze is past the 30-year mark, so ask the association for the latest inspection report, the reserve study and any planned special assessments before you make an offer. Resale buyers also have seven days after receiving the condominium documents to cancel the contract.

The Gulf Breeze tower at 21 Bluebill, with the Gulf beyond.

Gulf Breeze Sales, September 2024 to September 2026

Ten Gulf Breeze residences closed in the two years to September 2026, from $600,000 to $1,250,000, at a median $802,500 and $533 a square foot. Floor and timing both show in the numbers. The top sale was the eleventh-floor three-bedroom Residence 1103, which closed at its full $1,250,000 asking price in January 2026 after one day on the market, while fourth- and fifth-floor three-bedrooms of the same 1,613 square feet sold for $600,000 and $640,000 that April, and a third-floor three-bedroom at 25 Bluebill had brought $930,000 in February 2025. Prices eased through the spring: the six sales between February and May 2026 closed from $600,000 to $850,000, at a median $670,000, against $825,000 to $1,250,000 for the four sales before them. Across the period, residences sold at a median 97% of their final asking price after a median 90 days on the market.

As of September 26, 2026, one residence was for sale: a ninth-floor three-bedroom at 21 Bluebill for $1,089,000. Annual association fees in recent listings run about $12,000 to $13,000. With twelve leases a year allowed, Gulf Breeze has a steady seasonal rental market; five residences were offered for the season in September 2026 at $8,000 to $9,500 a month, with off-season rates of $3,500 to $5,000. A price move like this spring’s is a reason to read the association’s budget, reserve study, recent assessments and building inspection reports before making an offer, and we review all of them with our buyers.

Closed sales reported through the Naples Area Board of REALTORS® MLS, September 2024 to September 2026. Fees are total annual recurring fees shown in recent listings; rental figures are asking rates.

Compare Gulf Breeze with its Bluebill Avenue neighbors Vanderbilt Surf Colony and Vanderbilt Towers, see every building in our Vanderbilt Beach condo buildings guide and the buildings with marinas in Vanderbilt Beach condos with boat docks, or see seasonal rates across the beach in Vanderbilt Beach seasonal rentals.

Where Gulf Breeze Sits at Vanderbilt Beach

Gulf Breeze is No. 21 on the map below, one of the four buildings on the Bluebill peninsula, marked in gold, north of Bluebill Avenue and west of the Vanderbilt Channel. Vanderbilt Surf Colony (22) holds the north tip, Gulf Breeze the east side along the marina, Vanderbilt Towers (23) the west side beside Delnor-Wiggins Pass State Park, and Baypoint (20) the southeast corner on the channel by the Bluebill bridge. The Gulf-front buildings (1 to 19) line Gulf Shore Drive south of Bluebill Avenue, and the bay and lagoon buildings are numbered 24 to 38. The Vanderbilt Beach condo buildings guide uses the same numbers.

The 38 Vanderbilt Beach condominium buildings, numbered north to south. Map by Alpizar & Company.

Gulf Breeze on the Map

Bluebill Avenue from the Air

A drone tour of Bluebill Avenue and its four condominium buildings, from Vanderbilt Towers to Baypoint, with Delnor-Wiggins Pass State Park at the end of the street.

Boating and Life on Bluebill Avenue

Gulf Breeze’s marina puts residents minutes from the Gulf through Wiggins Pass, though docks are few and change hands separately from the residences; buyers who need one should say so before they shop. The marina opens onto the Vanderbilt Channel north of the Bluebill Avenue bridge, so boats reach the pass without passing under it, though Wiggins Pass shoals between dredgings and draft still matters.

The marina basin on Bluebill Avenue, with Gulf Breeze at left.

Kayaks launch from the property into the channel, and the fishing pier, tennis, pickleball and bocce courts sit between the two towers, with the pool and its pavilion on the channel.

The pool and pavilion between the two towers, on the channel.

Tennis and pickleball at Gulf Breeze.

Delnor-Wiggins Pass State Park is a short distance down the avenue, the Turtle Club and LaPlaya are on the far side of the park, and Mercato is a few minutes east on Vanderbilt Beach Road. Quarterly fees cover water, cable, internet and building insurance, which is part of why the building rents so well in season.

Building details, association policies and fees are subject to change and should be verified with the association and current condominium documents before relying on them.

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