Naples Beachfront Condos for Sale

Collier County recorded 109 qualified condo sales in the Gulf-front tower row of Park Shore in the 12 months to August 31, 2026, at a median of $2,050,000, and 7 sales at The Biltmore at Bay Colony at a median of $5,000,000 (Collier County Property Appraiser public files, bundle dated October 27, 2026). For context, the median for all 4,163 Naples condo sales in the 12 months to August 31, 2026 was $439,900. On the Gulf, the building, the side of the street and the flood zone set the price.

By Jesse McGreevy and Marc Comisar, Domain Realty Group, the #1 team in Southwest Florida since 2012. Updated October 2026.

This guide covers only the condos that sit on the Gulf of Mexico in Naples, building by building and corridor by corridor: Pelican Bay and Bay Colony, Vanderbilt Beach, Park Shore, The Moorings, Coquina Sands and Olde Naples. It explains what each tower recorded at sale, how you reach the beach, which flood zone the beachfront band sits in, what the Coastal Construction Control Line means for a Gulf-front building, and what the fee stack looks like. For every kind of Naples condo, inland and golf communities included, see Naples condos for sale; for the city as a whole, start at Naples homes for sale.

Naples beachfront condos for sale: Collier County median recorded sale price by Gulf-front building or tower row, 12 months to August 31, 2026 — Gulf-front condo towers line the beach in North Naples. Collier County recorded 109 sales in Park Shore’s Gulf-front tower row alone in the 12 months to August 31, 2026.

Key takeaways

Park Shore has the deepest Gulf-front condo market. Its Gulf-front tower row, 24 condominium regimes including The Brittany and La Mer, recorded 109 sales at a $2,050,000 median in the 12 months to August 31, 2026, against 74 sales at $2,475,000 the year before.
Bay Colony sets the top of Pelican Bay. The Gulf-front Biltmore at Bay Colony recorded 7 sales at a $5,000,000 median and Contessa at Bay Colony 7 at $2,900,000; Bay Colony as a whole recorded 35 sales at $4,400,000.
Vanderbilt Beach’s newest towers lead its prices. The Beach Tower at Moraya Bay recorded 6 sales of $2 million or more at a $6,100,000 median, while Vanderbilt Beach condos as a whole recorded 86 sales at $930,000.
The largest single recorded condo market on the Naples beach is a new one. NBC Residences Condominium ABC, on the Naples Beach Club site in Coquina Sands, recorded 38 qualified sales at a $17,250,000 median.
“On the beach” does not always mean Gulf-front. St. Raphael, Pelican Bay’s largest tower at 22 stories, sits in Zone AE and is not Gulf-front; it recorded a $2,375,000 median against $5,000,000 at the Gulf-front Biltmore.
Beach access differs by community. Pelican Bay owners use about three miles of private beach reached by tram; Park Shore’s beach park needs a voluntary association card; Vanderbilt Beach, The Moorings, Coquina Sands and Olde Naples rely on public beach parks and City beach ends.
Flood zone is set by the address, not the community. The beachfront band in Pelican Bay is Zone VE with base flood elevations of 14 to 15 feet; Vanderbilt Beach’s seaward strip is VE 11 to 15 feet; Coquina Sands’ Gulf front is VE 11 to 13 feet (FEMA maps effective February 8, 2024).
Florida’s condo safety laws hit beachfront towers first. The City of Naples applies a 25-year milestone inspection trigger, and 26 of the 29 Park Shore buildings on its list fell in the cohort due by December 31, 2024.
Fees are a stack. At The Brittany, published annual assessments run from $43,636.71 to $117,890.56, and a typical tower unit’s $67,585.47 includes $15,350.17 for insurance.

Naples beachfront condos for sale right now

Collier County recorded 817 Naples condo sales at $1 million or more and 358 at $2 million or more in the 12 months to August 31, 2026, and most of the Gulf-front towers sit in that top tier. Each link below opens current Southwest Florida MLS listings on our search, already filtered.

Naples condos for sale at $1 million and up, where nearly every Gulf-front tower listing sits.
Pelican Bay condos for sale, including the Bay Colony towers on the private beach.
Park Shore condos for sale, the Gulf Shore Boulevard North tower row.
Vanderbilt Beach condos for sale, from Bluebill Avenue to Moraya Bay.
Coquina Sands condos for sale, the Gulf Shore Boulevard North corridor south of The Moorings.
Naples condos at $2 million and up listed in the last 7 days, the freshest top-tier inventory.

A listing that says “beach” is not always on the beach. Before you tour, talk to a Domain Realty Group agent, the #1 team in Southwest Florida since 2012, or call 239-441-2816, and we will confirm the side of the street, the flood zone and the beach access for any building you are serious about.

Naples Gulf-front condo buildings at a glance

We tracked every building below through the Collier County sales file: these are its recorded sales in the 12 months to August 31, 2026 (qualified sales over $1,000). “Gulf-front” is marked only where our community research files call the building Gulf-front or beachfront; flood zones are the community gradient from FEMA maps effective February 8, 2024, and the zone for any one unit must be checked by address.

Data updated: October 2026.

Building or corridor	Community	Units	Built	County sales, median	Beach access	FEMA zone (community file)	Condo fee	Gulf-front	Page
The Biltmore at Bay Colony (22 stories)	Pelican Bay, Bay Colony gate	75	1997	7, $5,000,000	Pelican Bay private beach	VE 14 to 15 ft on the beachfront band; AE 10 to 11 ft in Bay Colony	Foundation $3,435 plus $1,250 county PBSD plus building dues (not published)	Yes	Pelican Bay
Contessa at Bay Colony (high-rise)	Pelican Bay, Bay Colony gate	74	1991	7, $2,900,000	Pelican Bay private beach	as above	as above	Yes	Pelican Bay
Gulf-front tower row, 24 regimes	Park Shore	2,258 parcels	1972 to 2006	109, $2,050,000	Gulf; Park Shore Association beach park by card	AE 10 to 11 ft; 814 parcels in buildings touching VE	per building	Yes	Park Shore
The Brittany (22 stories)	Park Shore	127	1995	13, $2,700,000	Gulf	AE	$43,636.71 to $117,890.56 a year	Yes	Park Shore
La Mer (17 stories)	Park Shore	104	1978	8, $2,202,500	Gulf, next to the beach park	AE (Gulf side)	not published	Yes	Park Shore
The Beach Tower at Moraya Bay	Vanderbilt Beach	72 (Moraya Bay)	2009	6 at $2M or more, $6,100,000	public beach; Vanderbilt Beach Park	VE 11 to 15 ft seaward strip; AE 9 to 10 ft	not published	Yes (Gulf-front millage area)	Vanderbilt Beach
Vanderbilt Gulfside	Vanderbilt Beach	142	not in our files	not isolated	public beach	as above	not published	Yes (Gulf-front millage area)	Vanderbilt Beach
Admiralty Point I and II	The Moorings, at Doctors Pass	144	1976 and 1981	9, $2,000,000 (I: 7 at $2,275,000)	City beach accesses	VE begins just west of Gulf-side buildings	not published	Building I beachfront; II bayfront	The Moorings
Gulf-side condos: Surfside Club, Via Delfino, The Whitehall, Colonial Club, The Laurentians, Embassy Club	Coquina Sands	about 190	1963 to 1990	corridor condos 20, $1,065,000	Lowdermilk Park and City beach ends	VE 11 to 13 ft on the Gulf front	per building	Gulf side	Coquina Sands
NBC Residences Condominium ABC	Coquina Sands, Naples Beach Club site	not in our files	new	38, $17,250,000	not in our files	not in our files	not published	not stated	Coquina Sands
17 named “Olde Naples” condo and villa associations	Olde Naples	158 condo parcels	1967 to 2024	12, $2,230,000	about 40 City beach accesses	VE, AE and X all present	per building	not stated per building	Olde Naples

What did Gulf-front condos sell for in Naples?

Collier County recorded 4,163 qualified condo sales in Naples ZIP codes in the 12 months to August 31, 2026, at a median of $439,900; 459 of them closed between $1 million and $2 million, 270 between $2 million and $5 million and 88 at $5 million or more. The three coastal ZIP codes carry the Gulf-front towers: all home sales in ZIP 34102 recorded a $2,500,000 median, 34103 $1,250,000 and 34108 $1,092,500. The building and community figures below are for the 12 months to August 31, 2026.

Data updated: October 2026.

Which Naples beachfront condos sold for the most?

Ranked by recorded median in the 12 months to August 31, 2026: NBC Residences Condominium ABC (38 sales, $17,250,000), The Beach Tower at Moraya Bay (6 sales of $2 million or more, $6,100,000), The Biltmore at Bay Colony (7, $5,000,000), Contessa at Bay Colony (7, $2,900,000), The Brittany (13, $2,700,000), Admiralty Point I (7, $2,275,000), Olde Naples named associations (12, $2,230,000), La Mer (8, $2,202,500) and Park Shore’s tower row as a whole (109, $2,050,000).

How does Gulf-front compare with the rest of the building’s community?

The Gulf premium shows inside a single community. In Pelican Bay, all 191 condo sales recorded a $1,550,000 median; the Gulf-front Biltmore recorded $5,000,000. In Park Shore, all 181 condo sales recorded $1,600,000, while the tower row recorded $2,050,000. At Vanderbilt Beach, 86 condo sales recorded $930,000, while Moraya Bay’s Beach Tower recorded $6,100,000 on its $2 million and up sales.

Are Gulf-front prices rising or falling?

Mixed. Park Shore’s tower row recorded more sales (109, up from 74) at a lower median ($2,050,000, down from $2,475,000). Vanderbilt Beach condos recorded 86 sales at $930,000, up from 52 at $1,350,000, which the county file attributes to a mix shift toward lower-priced tower sales. Pelican Bay as a whole moved from 194 sales at $1,920,750 to 226 at $1,873,150.

Pelican Bay and Bay Colony: Gulf-front towers on a private beach

Pelican Bay covers 2,104 acres between Vanderbilt Beach Road and Seagate Drive, with about 6,500 residences in 95 associations, roughly 92 percent of them condominiums (Pelican Bay Foundation). The beach is the reason most buyers come: about three miles of private beach reached by tram through the mangrove preserve, with eight tram stations and two beach restaurants (Pelican Bay beaches).

Data updated: October 2026.

Which Pelican Bay towers are Gulf-front?

Our Pelican Bay research file marks two of the twelve DRG-tracked buildings as Gulf-front, both inside the Bay Colony gate: The Biltmore at Bay Colony (22 stories, 75 residences, built 1997, 8473 Bay Colony Dr) and Contessa at Bay Colony (high-rise, 74 residences, built 1991, 8111 Bay Colony Dr). The Biltmore recorded 8 sales from $3.85 million to $6.375 million; Contessa 7 sales from $1.93 million to $9.0 million.

Is St. Raphael on the beach?

No. St. Raphael is Pelican Bay’s largest tower (22 stories, 178 residences, built 2000, 7041 to 7117 Pelican Bay Blvd), but it is not Gulf-front and sits in Zone AE with a base flood elevation of 10 feet. It recorded 9 sales at a $2,375,000 median. Owners reach the Gulf by the Foundation tram like every other Pelican Bay owner.

What does Pelican Bay cost to own on the beach?

Every owner pays the Pelican Bay Foundation assessment of $3,435 a unit for fiscal 2027 (Foundation estoppel certificate), a county Pelican Bay Services Division assessment of $1,250 on the tax bill, and the building’s own dues. Buyers pay a one-time $15,000 resale capital assessment on deeds recorded on or after October 1, 2026. Leasing is capped at two leases a calendar year per unit, with Bay Colony carved out.

What is still being built in Pelican Bay?

The last Pelican Bay tower, Epique by Gulf Bay (19 stories, 68 residences), is anticipated in the first quarter of 2028; after it, the Pelican Bay research file records no developable land. Collier County finished a $7.5 million beach renourishment here in January 2026.

Vanderbilt Beach: public beach, Gulf-front towers

Vanderbilt Beach runs from the Cocohatchee River south to Vanderbilt Beach Road, between Vanderbilt Drive and the Gulf, in unincorporated Collier County ZIP 34108. It has no master association, no gate and no CDD; each of about 50 condos is its own association. Collier County recorded 86 condo sales there in the 12 months to August 31, 2026, at a median of $930,000, and the Southwest Florida MLS recorded 88 condo closings at $950,000 in the 12 months to October 7, 2026 (pulled October 7, 2026).

Data updated: October 2026.

Which Vanderbilt Beach condos are on the Gulf?

The county assigns Gulf-front buildings including Moraya Bay, Vanderbilt Gulfside and Vanderbilt Shores to their own millage area, which is not charged the Vanderbilt Waterways levy. Moraya Bay (72 residences, built 2009, gated) leads the prices: The Beach Tower recorded 6 sales of $2 million or more at a $6,100,000 median. Vanderbilt Gulfside holds 142 residences.

What about the Bluebill Avenue towers?

Three older condos on Bluebill Avenue set the entry price for the area: Vanderbilt Towers (264 residences, 1971 to 1973, 9 sales at $320,000), Vanderbilt Surf Colony (196 residences, 1980 to 1984, 14 sales at $761,500) and Gulf Breeze at Vanderbilt (132 residences, 1994 to 1995, 9 sales at $700,000). Our research files do not mark these three as Gulf-front, so confirm the exact location of a unit before you pay a beachfront price.

How do Vanderbilt Beach owners reach the beach?

The beach is public under Collier County Ordinance 2018-31. Vanderbilt Beach Park at 100 Vanderbilt Beach Road has a county parking garage, and Delnor-Wiggins Pass State Park lies to the north. The county’s 2025 to 2026 renourishment included $5.5 million in tourist development tax funds for the Vanderbilt portion.

What will the Ritz-Carlton Residences add?

The Ritz-Carlton Residences, Naples (128 residences, STOCK Development) topped out in April 2025 and is not yet on the county roll, so it has no recorded sales. The Southwest Florida MLS showed 8 offerings from $5.2 million to $9.7 million on October 7, 2026. First closings are not confirmed in our files.

Park Shore: the Gulf Shore Boulevard tower row

Park Shore is a City of Naples neighborhood in ZIP 34103 between Seagate Drive and The Moorings. Venetian Bay splits it: 25 Gulf-front high-rises line the west side of Gulf Shore Boulevard North (13 to 29 stories, built 1972 to 2006), with low-rises and single-family homes on the bay side.

Data updated: October 2026.

What did Park Shore’s Gulf-front towers sell for?

The tower row, 24 condominium regimes with 2,258 parcels, recorded 109 qualified sales in the 12 months to August 31, 2026, at a median of $2,050,000, ranging from $800,000 to $12,500,000. The year before it recorded 74 sales at $2,475,000. Named towers on the row include Horizon House, Le Ciel, The Savoy (141 residences), Monaco Beach Club (138), Aria, Provence and The Regent.

The Brittany

The Brittany (4021 Gulf Shore Blvd N) is three connecting towers on 6.14 acres, the largest Gulf-side parcel on the row, with 127 residences built in 1995. It recorded 13 sales at a $2,700,000 median, from $2.0 million to $5.15 million. Its association publishes assessments: $43,636.71 to $117,890.56 a year (Club Brittany Q and A update). Minimum lease is 90 days.

La Mer

La Mer (4051 Gulf Shore Blvd N) is a 17-story Gulf-front tower with 104 residences built in 1978, next door to the Park Shore Association beach park. It recorded 8 sales at a $2,202,500 median, from $850,000 to $2.9 million, and it is in the City’s milestone inspection cohort that was due by December 31, 2024.

How do Park Shore owners use the beach?

Gulf-front tower owners step onto the beach from their buildings. The neighborhood’s own beach, Raymond L. Lutgert Beach Park at 4061 Gulf Shore Blvd N (2.7 acres, 200 feet of Gulf frontage), is open only to members of the voluntary Park Shore Association: $1,000 initiation plus $300 a year for 2027 (Park Shore Association). The beach does not come with the deed.

The Moorings and Coquina Sands: Gulf Shore Boulevard North

South of Doctors Pass, Gulf Shore Boulevard North runs through The Moorings and then Coquina Sands, both in the City of Naples. Many of these buildings went up from the late 1950s to the 1970s, and the corridor is unusually co-op heavy, so check whether a unit is a condo or a cooperative share before you compare prices.

Data updated: October 2026.

Admiralty Point and the Moorings towers

Admiralty Point sits on 10 acres at Doctors Pass: Admiralty Point I is the beachfront building (99 residences, 1976) and Admiralty Point II the bayfront one (45 residences, 1981). Together they recorded 9 sales at $2,000,000, with building I at 7 sales and a $2,275,000 median (Admiralty Point Condominium Association). Other Moorings Gulf-side buildings include the Diplomat Club, Gulf Towers and the Carriage Club.

Naples Continental Club

Naples Continental Club (3443 Gulf Shore Blvd N, 128 residences, 1973) recorded 17 sales at a median of $780,000, from $700,000 to $1,589,000, with a median of about 1,215 square feet: an entry price for The Moorings corridor. Our files do not record which side of the boulevard it sits on.

Coquina Sands Gulf-side buildings

Coquina Sands, ZIP 34102, has six Gulf-side condos: Surfside Club (1065 Gulf Shore Blvd N, 64 residences, 1963), Via Delfino (1221, 24, 1990), The Whitehall (1255, 16, 1974), Colonial Club (1275, about 18, 1967), The Laurentians (1285, 32, 1975) and Embassy Club (1717, 36, 1970). In the 12 months to September 26, 2026 the MLS recorded 1 Surfside Club sale at $2,925,000, 2 Whitehall sales at $3,212,500 and 2 Colonial Club sales at $1,550,000.

What is NBC Residences?

NBC Residences Condominium ABC is the recorded name of the residences on the Naples Beach Club site in Coquina Sands, where The Naples Beach Club (A Four Seasons Resort) development covers about 29.5 percent of the neighborhood. Collier County recorded 38 qualified sales there in the 12 months to August 31, 2026, at a median of $17,250,000. Its golf course opens in 2027.

Olde Naples: Gulf Shore Boulevard South and the beach ends

Olde Naples, the 1887 townsite in ZIP 34102, is mostly a condo market: the Southwest Florida MLS recorded 187 closings in its Olde Naples map area from September 1, 2025 to August 31, 2026 (pulled September 7, 2026), 126 of them condos and attached homes. The 17 condo and villa associations recorded under “Olde Naples” names posted 12 county sales at a median of $2,230,000.

Data updated: October 2026.

Are there Gulf-front condos in Olde Naples?

Yes, but most buildings are recorded under their own names, so the county cannot total them. The Gulf front here trades as land as well: a Gulf-front assemblage at Fifth Avenue South and Gulf Shore Boulevard South sold for $37,000,000 in May 2026 (Gulfshore Business). Inside the City, rentals must be 30 days or longer.

What is happening at the Naples Pier?

The City is rebuilding the Naples Pier at 12th Avenue South under a $23.5 million contract; demolition was complete on April 13, 2026, and completion is anticipated in 2027 (City of Naples). The City is also restoring 30 of its about 40 beach accesses.

Gulf-front, Gulf-view and bayfront: what the words mean in Naples

Naples listings use three phrases loosely, and the difference can be worth millions: in Pelican Bay the Gulf-front Biltmore recorded a $5,000,000 median against $2,375,000 at St. Raphael one row back. Our community research files use the words the way the buildings sit on the map, and so does this page.

What is a Gulf-front condo?

A Gulf-front condo is in a building on the Gulf side of the coast road with the beach directly in front of it: in Park Shore, the 25 towers on the west side of Gulf Shore Boulevard North; in Pelican Bay, the Bay Colony towers; in Coquina Sands, the buildings the community file lists on the “Gulf” side.

What is a Gulf-view condo?

“Gulf view” has no recorded definition in our files. Many towers one row back, such as St. Raphael in Pelican Bay, offer Gulf views from upper floors without being Gulf-front. Treat the phrase as a description of the view from a unit, and confirm the building’s position and flood zone separately.

What is a bayfront condo?

A bayfront condo faces a bay rather than the Gulf: Admiralty Point II faces the bay while Admiralty Point I faces the beach, and Park Shore’s bay-side low-rises sit on Venetian Bay. Bayfront buildings often have boat access through Doctors Pass instead of a beach at the door.

Beaches and beach access in Naples

How you reach the sand is the biggest everyday difference between Naples beachfront buildings. Pelican Bay owners ride a private tram, Park Shore owners need a voluntary association card for the neighborhood beach park, and Vanderbilt Beach, The Moorings, Coquina Sands and Olde Naples rely on public county and City beach parks and street-end accesses.

Public beaches in the City of Naples

The City of Naples maintains about 40 public beach accesses at the street ends, 30 of them being restored under a contract approved April 16, 2025 (City of Naples beach accesses). Lowdermilk Park at 1301 Gulf Shore Blvd N sits inside Coquina Sands. City residents can buy beach parking permits.

County beach parks

In unincorporated Collier County, Vanderbilt Beach Park has a parking garage at 100 Vanderbilt Beach Road, and Delnor-Wiggins Pass State Park sits to the north. Collier County finished its most recent renourishment in January 2026 (Collier County beach renourishment update).

Private and association beaches

Pelican Bay Foundation members use about three miles of private beach by tram (tram service). In Park Shore, the Raymond L. Lutgert Beach Park is members only, card required even on foot.

The Coastal Construction Control Line and Gulf-front condos

Florida’s Department of Environmental Protection sets a Coastal Construction Control Line (CCCL) county by county along sandy Gulf and Atlantic beaches, under section 161.053, Florida Statutes. The line marks the part of the beach and dune system subject to severe change in a 100-year storm.

What does the CCCL mean for a Gulf-front building?

Seaward of the line, no structure may be built and no ground elevation altered without a state permit, and the DEP’s CCCL program applies special siting and design rules there. The statute bars most new structures that would sit seaward of the seasonal high-water line within 30 years.

Why should a condo buyer care?

Beach-side additions such as seawalls, pools, walkovers and rebuilt decks on the Gulf side of a tower can need a CCCL permit as well as local approval. When you review a building’s reserve study or a pending special assessment for beach-side work, ask whether the CCCL permit has been issued.

Milestone inspections and SIRS for beachfront towers

Florida’s condo safety laws apply to condo and co-op buildings three habitable stories or higher, which covers every Naples Gulf-front tower, and salt air makes them bite harder on the beach. Here is the short version for beachfront buyers; the full law section is on our Naples condos for sale page.

Milestone inspections

Under section 553.899, a building needs a milestone structural inspection by the end of the year it turns 30, then every 10 years, and a local building official may require it at 25 years for buildings near salt water. The City of Naples applies the 25-year trigger (City milestone list); Collier County publishes its own milestone buildings list.

Structural integrity reserve studies

Section 718.112 requires a structural integrity reserve study (SIRS) at least every 10 years for those buildings, covering roof, structure, waterproofing, windows and the other major items, and it limits how associations may waive the related reserves.

What to ask for on a beachfront tower

Ask for the phase one milestone report (and phase two if there is one), the latest SIRS, the current budget, and the minutes of the last year. In Park Shore, 26 of 29 buildings on the City’s list fell in the cohort due by December 31, 2024; Vanderbilt Beach’s Regatta lists its milestone cycle as completed, with the next in 2035.

Storm and flood: VE zones and base flood elevation

FEMA’s current Collier and City of Naples flood maps took effect February 8, 2024 (FEMA Flood Map Service Center). On the Naples beachfront, the zone that matters is VE, where base flood elevations run as high as 14 to 15 feet in Pelican Bay, and the zone changes from one address to the next.

What is Zone VE?

FEMA defines Zone VE as a coastal area with a 1 percent or greater annual chance of flooding plus the added hazard of storm waves, a 26 percent chance over a 30-year mortgage. Base flood elevations are set by detailed study. Seaward Gulf-front bands in Naples carry these BFEs: Pelican Bay 14 to 15 feet, Vanderbilt Beach 11 to 15 feet, Coquina Sands 11 to 13 feet, and The Moorings 11 to 14 feet.

Why is my Gulf-front tower in Zone AE?

Because the line follows the ground, not the building’s name. In Park Shore, 84.0 percent of parcels are AE and only 3 parcels are VE, yet 814 parcels sit in buildings whose footprint touches VE. The Brittany and St. Raphael are AE. Check the exact address on the map.

How hard have storms hit the Naples beach?

During Hurricane Ian in 2022 the Naples Pier gauge recorded 6.18 feet above mean higher high water before it failed, and the National Hurricane Center reported 8 to 12 feet above ground in North Naples including Delnor-Wiggins (NHC Ian report). Milton in 2024 reached 5.08 feet at Naples Bay.

Are the flood maps changing?

Yes. A preliminary FIRM was issued March 20, 2025, its appeal window opened August 19, 2026, and the target effective date is summer 2027, according to our Coquina Sands research file. Collier County is a Community Rating System Class 5 community (FEMA CRS).

Insurance and condo fees on the Gulf

Beachfront ownership cost in Naples has four layers: the building’s dues (which carry its master insurance and reserves), any community or master fee, county special levies on the tax bill, and your own unit policy. At The Brittany alone, published annual assessments run from $43,636.71 to $117,890.56.

What does a Gulf-front building budget look like?

The Brittany publishes the clearest example: a typical tower unit’s $67,585.47 annual assessment is $29,920 operating, $22,315.30 reserve and $15,350.17 insurance. Every other Gulf-front building in this guide sets its own dues, which are not published centrally; request the budget and estoppel.

Community and county layers

Pelican Bay adds the $3,435 Foundation assessment and $1,250 county PBSD assessment. Vanderbilt Beach adds the Beautification MSTU of 0.4650 mill for fiscal 2026 to 2027 (Collier millage resolution). Park Shore, The Moorings and Coquina Sands have no master HOA; their associations are voluntary.

Insurance

Building master policies cover the structure; owners insure the interior and contents. Flood premiums follow the zone and elevation, so a VE address and an AE address in the same community can price differently. Ask your agent for a quote on the exact unit before you write the offer.

Talk to a Domain Realty Group Naples beachfront condo specialist

Domain Realty Group, the #1 team in Southwest Florida since 2012, helps buyers compare Gulf-front buildings on what matters after closing: recorded sale prices, the side of the street, the flood zone, the association budget, the reserve study and the milestone report.

Buying a Naples beachfront condo? Get the building file first

Send us the towers you like and we will pull each one’s recorded sales, budget, SIRS and milestone status, and confirm its beach access. Contact Domain Realty Group or call 239-441-2816. Domain Realty Group has closed more than 4,000 team transactions and more than $2.5 billion in team volume. For Jesse and Marc’s take on living in Naples, see their Naples guide.

Thinking of selling a Naples home or Gulf-front condo?

Beachfront buyers now ask for the SIRS, the milestone report and the flood zone on day one, and a listing that answers those up front sells with fewer surprises. Start with a free home valuation based on recorded sales in your building, then talk to the #1 team in Southwest Florida since 2012 about timing.

Frequently Asked Questions about Naples beachfront condos for sale

How much does a beachfront condo cost in Naples?

It depends on the building. In the 12 months to August 31, 2026, Collier County recorded a $2,050,000 median across 109 sales in Park Shore’s Gulf-front tower row, $5,000,000 at The Biltmore at Bay Colony and $2,700,000 at The Brittany. Older corridor buildings sell for far less: Coquina Sands’ corridor condos recorded a $1,065,000 median.

What is the cheapest way to buy near the beach in Naples?

The Bluebill Avenue towers at Vanderbilt Beach are the lowest recorded prices near the Gulf: Vanderbilt Towers recorded 9 sales at a $320,000 median, Gulf Breeze 9 at $700,000 and Surf Colony 14 at $761,500 in the 12 months to August 31, 2026. Our files do not mark them Gulf-front, so check each unit’s location.

Which Naples community has the most Gulf-front condo sales?

Park Shore. Its Gulf-front tower row of 24 condominium regimes recorded 109 qualified sales in the 12 months to August 31, 2026, at a median of $2,050,000. That is more than Pelican Bay’s Bay Colony (35 sales) and far more than any single Vanderbilt Beach or Moorings building recorded in the same Collier County window.

What is the most expensive beachfront condo building in Naples?

By recorded median, NBC Residences Condominium ABC on the Naples Beach Club site in Coquina Sands: 38 qualified sales at $17,250,000 in the 12 months to August 31, 2026. Among established towers, The Beach Tower at Moraya Bay recorded a $6,100,000 median on 6 sales of $2 million or more, and The Biltmore at Bay Colony $5,000,000.

Are Naples beaches public?

Mostly. Vanderbilt Beach is public under Collier County Ordinance 2018-31, and the City of Naples keeps about 40 public beach accesses plus Lowdermilk Park. Pelican Bay’s three miles of beach are private to Foundation members, and Park Shore’s Lutgert Beach Park is open only to members of the voluntary Park Shore Association.

Do Pelican Bay condo owners get beach access?

Yes. The Pelican Bay Foundation assessment, $3,435 a unit for fiscal 2027, includes about three miles of private beach reached by tram through the mangrove preserve, with eight stations and two beach restaurants. Owners also pay a $1,250 county Pelican Bay Services Division assessment on the tax bill, plus their building’s dues.

Which Pelican Bay buildings are Gulf-front?

Our Pelican Bay research file marks The Biltmore at Bay Colony (75 residences, 1997) and Contessa at Bay Colony (74 residences, 1991) as Gulf-front, both inside the Bay Colony gate. St. Raphael, the largest tower at 22 stories, is not Gulf-front and sits in flood Zone AE with a base flood elevation of 10 feet.

What does it cost to join the Park Shore beach park?

Membership in the voluntary Park Shore Association costs a $1,000 initiation plus $300 a year for 2027, with a $100 late fee after December 31. It gives access to Raymond L. Lutgert Beach Park, 2.7 acres with 200 feet of Gulf frontage at 4061 Gulf Shore Blvd N. The beach does not come with the deed.

What are the condo fees at The Brittany in Park Shore?

The Brittany’s association publishes annual assessments, billed quarterly, of $43,636.71 to $117,890.56 as of June 17, 2026. A typical tower unit pays $67,585.47 a year: $29,920 operating, $22,315.30 reserve and $15,350.17 insurance. Minimum lease is 90 days, with no more than two leases a year.

How many residences are in La Mer?

La Mer, a 17-story Gulf-front tower at 4051 Gulf Shore Blvd N in Park Shore, has 104 residences, built in 1978. Collier County recorded 8 sales there in the 12 months to August 31, 2026, at a median of $2,202,500, ranging from $850,000 to $2.9 million. It sits next to the Park Shore beach park.

What is Moraya Bay?

Moraya Bay is a gated Gulf-front condominium at Vanderbilt Beach with 72 residences, built in 2009. The Beach Tower at Moraya Bay recorded 6 qualified sales of $2 million or more at a median of $6,100,000 in the 12 months to August 31, 2026. The county taxes it in Vanderbilt Beach’s Gulf-front millage area.

Is the Ritz-Carlton Residences in Naples finished?

The Ritz-Carlton Residences, Naples, 128 residences by STOCK Development at Vanderbilt Beach, topped out in April 2025 and is not yet on the Collier County roll, so it has no recorded sales. On October 7, 2026 the Southwest Florida MLS showed 8 offerings from $5.2 million to $9.7 million. First closings are unconfirmed.

What is Admiralty Point?

Admiralty Point is two condo buildings on 10 acres at Doctors Pass in The Moorings: building I is beachfront (99 residences, 1976) and building II is bayfront (45 residences, 1981). Together they recorded 9 sales at a $2,000,000 median in the 12 months to August 31, 2026; building I recorded 7 at $2,275,000.

Which Coquina Sands condos are on the Gulf?

The Coquina Sands research file lists six Gulf-side condos on Gulf Shore Boulevard North: Surfside Club, Via Delfino, The Whitehall, Colonial Club, The Laurentians and Embassy Club, built 1963 to 1990. The neighborhood also has five cooperatives, which are not condos. Lowdermilk Park, a City beach park, sits inside Coquina Sands.

What are the NBC Residences in Naples?

NBC Residences Condominium ABC is the recorded condominium on the Naples Beach Club site in Coquina Sands, the Four Seasons resort development. Collier County recorded 38 qualified sales there in the 12 months to August 31, 2026, at a median of $17,250,000. The site’s golf course opens in 2027 under a conservation easement.

Are there beachfront condos in Olde Naples?

Yes, along Gulf Shore Boulevard South and the beach-end streets, but most buildings are recorded under their own names. The 17 associations with “Olde Naples” names recorded 12 sales at $2,230,000, and the MLS counted 126 condo and attached closings in the Olde Naples map area in the 12 months to August 31, 2026.

Can I rent out a beachfront condo in Naples?

Inside the City of Naples (Park Shore, The Moorings, Coquina Sands, Olde Naples), rentals must be 30 days or longer, with a small annual allowance of shorter stays. Building documents can be stricter: The Brittany sets a 90-day minimum, and Pelican Bay allows no more than two leases a calendar year per unit.

What flood zone are Naples beachfront condos in?

The seaward beachfront band is Zone VE in most communities, with base flood elevations of 14 to 15 feet in Pelican Bay, 11 to 15 feet at Vanderbilt Beach and 11 to 13 feet in Coquina Sands, on FEMA maps effective February 8, 2024. Many Gulf-front towers, including The Brittany, sit in Zone AE.

What is a VE flood zone?

FEMA defines Zone VE as a coastal area with at least a 1 percent annual chance of flooding plus the added hazard of storm waves, which works out to a 26 percent chance over a 30-year mortgage. Base flood elevations come from detailed study. Building and insurance rules are strictest in VE zones.

What is the Coastal Construction Control Line?

It is a line Florida’s Department of Environmental Protection sets county by county along sandy beaches under section 161.053, Florida Statutes, marking the zone subject to severe change in a 100-year storm. Seaward of it, building or changing ground elevation needs a state permit, and stricter siting and design rules apply.

Does the CCCL affect condo repairs?

It can. Work on the Gulf side of a tower, such as seawalls, pools, dune walkovers or rebuilt decks, can need a state CCCL permit in addition to local approval. When a beachfront association plans a special assessment for beach-side work, ask whether the CCCL permit has been issued and what it allows.

Do Naples beachfront towers need milestone inspections?

Yes. Section 553.899, Florida Statutes, requires a milestone inspection for condo buildings three habitable stories or higher at 30 years, or 25 where the local official requires it, then every 10 years. The City of Naples uses the 25-year trigger, and 26 of 29 Park Shore buildings were in the cohort due December 31, 2024.

What is a SIRS and why does it matter on the beach?

A structural integrity reserve study, required by section 718.112, Florida Statutes, every 10 years for buildings three stories or higher, sets reserves for roof, structure, waterproofing, windows and other major items. On salt-air beachfront towers those items wear faster, so the SIRS and the reserve funding level drive future dues.

How did Hurricane Ian affect the Naples beach?

During Ian on September 28, 2022, the Naples Pier gauge recorded 6.18 feet above mean higher high water before it failed, and the National Hurricane Center reported 8 to 12 feet above ground in North Naples including Delnor-Wiggins. Collier County finished its latest beach renourishment in January 2026.

Are the Naples flood maps changing?

Yes. A preliminary FIRM was issued March 20, 2025, its appeal window opened August 19, 2026, and the target effective date is summer 2027, according to our Coquina Sands research file. Until then the maps effective February 8, 2024 govern insurance and building. Check both maps for any address you are considering.

What does insurance cost on a Naples Gulf-front condo?

It varies by building. The Brittany’s published budget shows $15,350.17 of a typical $67,585.47 annual assessment going to the master insurance policy. On top of that, owners insure their interiors and contents, and flood premiums follow the unit’s zone and elevation. Get a quote on the exact unit before you offer.

Is a Gulf-front condo worth more than a Gulf-view condo?

The recorded sales say yes. In Pelican Bay, the Gulf-front Biltmore recorded a $5,000,000 median against $2,375,000 at St. Raphael, a 22-story tower one row back, in the 12 months to August 31, 2026. In Park Shore, the tower row recorded $2,050,000 against $1,600,000 for all condos.

What is the difference between Gulf-front and bayfront in Naples?

Gulf-front buildings face the beach; bayfront buildings face a bay such as Venetian Bay or Moorings Bay. Admiralty Point shows both: building I is beachfront and building II is bayfront. Bayfront owners often have boat access through Doctors Pass, while Gulf-front owners have the beach at the door.

Are there Naples beachfront condos under construction?

Yes. Epique by Gulf Bay, 19 stories and 68 residences, is anticipated in Pelican Bay in the first quarter of 2028, and the Ritz-Carlton Residences, Naples (128 residences) at Vanderbilt Beach topped out in April 2025. In Coquina Sands, Rosewood Residences at 1601 Gulf Shore Blvd N is under construction.

Are Vanderbilt Beach condos in the City of Naples?

No. Vanderbilt Beach is in unincorporated Collier County, ZIP 34108, with no municipal millage. Owners pay county levies instead, including the Vanderbilt Beach Beautification MSTU of 0.4650 mill for fiscal 2026 to 2027. Park Shore, The Moorings, Coquina Sands and Olde Naples are inside the City of Naples.

Is there a Naples beachfront condo community for 55+ buyers?

None of the beachfront communities in this guide is a verified 55+ community. The Marbella in Pelican Bay is a full-service retirement condominium with in-house assisted living, but our files have not verified an age restriction, so we do not call it 55+. See our Naples 55+ guide.

How do I start a Naples beachfront condo search with Domain Realty Group?

Use the filtered searches near the top of this page, then send us the buildings you like. Domain Realty Group, the #1 team in Southwest Florida since 2012, will pull each tower’s recorded sales, budget, reserve study, milestone status and flood zone. Call 239-441-2816; our Naples office is at 9180 Galleria Ct #200.

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About Domain Realty Group in Naples

Domain Realty Group is a Southwest Florida real estate team with a Naples office at 9180 Galleria Ct #200, Naples, FL 34109, and offices in Bonita Springs and Fort Myers, working Collier, Lee and Charlotte counties. Domain Realty Group has been the #1 team in Southwest Florida since 2012, with $2.5 billion in team production and more than 4,000 transactions. We tracked every recorded Gulf-front condo sale in Naples for the last twelve months, and read the FEMA maps and the association documents behind every building on this page, to build it.

The team is led by Jesse McGreevy and Marc Comisar, with over 45 years of combined direct experience between them. Meet our agent-partners on our agents page and learn about Domain Realty Group. Domain Realty Group has been the #1 team in Southwest Florida since 2012, and our Naples office on Galleria Court is a short drive from every beach on this page.

Domain Realty Group
Naples office: 9180 Galleria Ct #200, Naples, FL 34109
Bonita Springs office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134
Fort Myers office: 8290 College Parkway Unit 201, Fort Myers, FL
239-441-2816

Brokered by Domain Realty, a licensed Florida real estate brokerage. Florida Real Estate Commission (FREC) licensed. All agents are licensed Florida real estate professionals.

Where to go next: Naples homes for sale and communities, all Naples communities, Naples condos for sale, Naples waterfront homes for sale, Naples luxury homes for sale, new construction in Naples, Naples land for sale, Naples 55+ communities, Naples golf homes for sale and current listings.

Sources

Collier County sales, maps and government records

Collier County Property Appraiser, public sales and parcel files (Naples-wide and ZIP figures: bundle dated 2026-10-27, 12 months 2025-09-01 to 2026-08-31; building and community figures: bundle dated 2026-08-29, 12 months 2025-08-18 to 2026-08-17), DOR-qualified sales over $1,000 in the 14 Naples ZIP codes
Collier County, PUD Master List (June 11, 2026)
Collier County Building Plan Review, milestone buildings by year
Collier County 2026 Flood Protection Newsletter
Collier County, beach renourishment project update (December 2025)
Collier County, Pelican Bay Services Division board packet, June 10, 2026
Collier County, Pelican Bay Services Division
Collier County, Clam Bay NRPA management plan
Collier County, resolution adopting FY2026-27 millage rates
Collier County PTNE, Vanderbilt Beach Beautification MSTU advisory committee
Collier County PTNE, Vanderbilt Waterway MSTU agenda backup (April 9, 2026)
Collier County PTNE, Vanderbilt Beach MSTU agenda backup (August 6, 2026)
Collier County Parks, Vanderbilt Beach Park
Collier County GIS, hurricane evacuation zones
Collier County GIS, Commissioner districts
Collier County Clerk, official records (COR Access)
North Collier Fire Control and Rescue District, annual budgets