Aqualane Shores Homes for Sale in Naples, FL
Aqualane Shores homes for sale are single-family houses on finger canals, Naples Bay and the Gulf side of Gordon Drive in Naples, FL, inside the City of Naples, ZIP 34102. The county recorded 25 qualified sales at a $9,750,000 median in the 12 months to August 31, 2026. Compare other Naples communities as you shop.
By Jesse McGreevy and Marc Comisar, Domain Realty Group. Data updated: October 2026. Call Domain Realty Group at 239-441-2816.
Key takeaways for Aqualane Shores home buyers in Naples
Aqualane Shores in Naples is a dredged-canal neighborhood begun in 1949, so most figures here come from county deeds, one MLS export and City and state records rather than from a long resale history. Each of the eight points below is explained in the section that holds its source.
- The 2026 county roll counts 407 homes in the 13 Aqualane Shores plat and condominium numbers, 382 single-family houses and 19 condominium units, in ZIP 34102 between Olde Naples and Port Royal.
- The county recorded 25 qualified sales on residential parcels from September 1, 2025 to August 31, 2026, at a $9,750,000 median from $4,500,000 to $20,925,000; Units 1 to 7 alone recorded 22 at a $10,050,000 median.
- The Southwest Florida MLS export of October 29, 2026 shows 27 Aqualane Shores houses sold in the 12 months to that date, with 27 active and 3 pending at the export date and active list prices from $5,495,000 to $21,995,000.
- Single-family year built runs from 1950 to 2026 with a median of 2002, and 226 of the 382 houses were built in 2000 or later.
- No mandatory homeowners association governs the neighborhood: Aqualane Shores Association, Inc. is voluntary at $100 a year, no community development district appears on the roll, and the 2026 rate is 8.9752 mills.
- FEMA's map effective February 8, 2024 puts 529 of the 557 parcels in the City's outline in Zone AE, with a base flood elevation of 8 or 9 feet NAVD88, and the outline sits in evacuation Zone A at the points checked; a map result for the outline is not a determination for any one house.
- The canals reach the Gulf through Naples Bay and Gordon Pass, about 1.6 to 2.1 nautical miles straight line from the canal entrances, with no charted fixed bridge between the canal entrances and Gordon Pass.
- City code, as carried, limits a pier to the smaller of 15 feet or 10 percent of the waterway width (Sec. 56-93), and the R1-10 district caps a new house at 30 feet; confirm the current code with the City.
What Aqualane Shores homes are for sale in Naples right now?
Aqualane Shores homes for sale in Naples appear in the search below, which lists every Aqualane Shores and Little Harbour house in the Southwest Florida MLS. The search is held to the neighborhood by its two MLS names and a small map box drawn around the canals, and its price filters follow the county's recorded sales.
Listings come from the Southwest Florida MLS and change daily, so treat the search as a convenience, not a guarantee that a house is still available.
Every Aqualane Shores listing and new in the last 30 days
- All Aqualane Shores and Little Harbour houses for sale
- Aqualane Shores houses listed in the last 30 days
The first link returns every house carried under the two MLS names. The second narrows the same search to listings online for 30 days or fewer, which helps you spot a new listing early. Both return single-family houses only.
Price filters sized to recorded sales
- Aqualane Shores houses under $7,000,000
- Aqualane Shores houses from $7,000,000 to $9,999,999
- Aqualane Shores houses from $10,000,000 to $14,999,999
- Aqualane Shores houses at $15,000,000 and above
These four links filter by price alone; none is a frontage, canal, Gulf, lot or newly built filter. Their edges follow the county record. Of the 25 sales it recorded in the 12 months to August 31, 2026, 9 fell under $7,000,000, 4 from $7,000,000 to $9,999,999, 8 from $10,000,000 to $14,999,999 and 4 at $15,000,000 or more. At the export date the houses for sale split 3, 6, 10 and 9 across the same four bands, 28 houses in all, counting the one in Little Harbour.
What the MLS calls Aqualane Shores
The October 29, 2026 export files 57 houses under the Development name AQUALANE SHORES and 2 under LITTLE HARBOUR. Every row carries ZIP 34102 and the building design Single Family. Our search writes the two names in title case and pairs them with a map box of 26.1313 north, 26.1192 south, 81.8065 west and 81.7909 east, drawn around the canals and the Gulf-side lots with a small margin.
The box is not a boundary. It is held tight on the south so the north edge of Port Royal across Jamaica Channel stays out, and on the east at the canal mouths so Royal Harbor across the bay stays out. The two names do the filtering, and a listing filed under another name could still fall outside the box.
Condominiums the search leaves out
Aqualane Manor and Pettit Square are condominium buildings on 14th Avenue South, and the single-family search leaves them out. The export holds 4 condominium rows between them, and the MLS files the Pettit Square row under Olde Naples rather than Aqualane Shores. The two buildings, their unit counts and their documents sit under "How is Aqualane Shores in Naples platted, from Units 1 to 7 to Little Harbour?"; a condominium purchase follows different law from a house purchase.
Recorded sales the MLS window misses and adds
The county carries deeds the export does not list, among them a $12,100,000 deed in the planned development. The MLS adds closes after August 31, 2026, among them a $19,500,000 sale in September 2026. A $15,250,000 deed from September 2025 falls before the MLS sold window, which opens October 29, 2025. The two record sets are set side by side under "What have Aqualane Shores homes sold for in Naples?" and "What does the MLS show about Aqualane Shores homes in Naples?".
What a search cannot filter
The search sorts by price, recency and the two MLS names, and nothing else. It cannot separate a canal lot from a bay lot, read a canal's width, show a dock or lift, report a seawall cap, size a lot, state a flood zone or find a vacant lot, because the export carries no usable entry for those items on these rows; canal width, canal depth and seawall condition are not published for individual houses. The facts that decide them sit in the sections below and in documents the seller holds. To hear about a house before it reaches the market, contact our team or ask our agents.
What is Aqualane Shores in Naples, and where is it?
Aqualane Shores in Naples is a single-family canal neighborhood inside the City of Naples, ZIP 34102, between Olde Naples at 14th Avenue South and Port Royal across Jamaica Channel, with Naples Bay to the east and Gordon Drive and the Gulf-side lots to the west. It began in 1949, and its seven plats were recorded between 1950 and 1958.
The edges: 14th Avenue South, Jamaica Channel, Naples Bay and Gordon Drive
The north edge is 14th Avenue South, where Olde Naples begins and the plat limit runs along the south side of the avenue. The recorded line to the south is the channel, and across it lies Port Royal, a separate neighborhood with its own plats. Naples Bay forms the east edge, where the finger canals open onto the bay and Royal Harbor sits across the water. Gordon Drive runs along the west side, with the Gulf-side lots and the beach beyond it.
Inside the City of Naples since the start
Aqualane Shores began in 1949, the year Naples became a city. The 1949 charter replaced the Town of Naples and the land was already inside the town, so the neighborhood was never annexed. Zoning, water and sewer, solid waste, police and fire-rescue come from the City, as carried from its published pages. The tax bill is a City bill with county, school and district lines, which "What are property taxes on an Aqualane Shores home in Naples?" sets out line by line.
The 1949 purchase and the first canal
On May 15, 1949, Aqualane Shores, Inc. and its predecessor partnership, a construction partnership formed January 1, 1948, bought about 175.5 acres of mostly mangrove land for $69,850. The tract was bordered on the east by Naples Bay and on the south by land later developed as Port Royal. The company was chartered December 16, 1949.
A 1958 U.S. Tax Court opinion, carried here, records what followed. By January 10, 1950, one canal had been dug, 27 lots filled and 10 lots sold for $20,800. The court called the dredged-canal plan "a novel type of development in south and west Florida" and said it made "practically all the land waterfront property".
Seven plats from 1950 to 1958
| Unit | Plat book and page | What the plat covers |
|---|---|---|
| Unit 1 | Plat Book 1, page 86 | The north canals between 14th and 16th Avenue South |
| Unit 2 | Plat Book 1, page 96 | 17th and 18th Avenue South, Aqua Circle and the bay ends |
| Unit 3 | Plat Book 2, page 98 | Dry lots on the west side of 3rd Street South and on Gordon Drive |
| Unit 4 | Plat Book 3, page 2 | 18th to 21st Avenue South, Aqua Court and Gordon Drive East |
| Unit 5 | Plat Book 4, page 11 | A short stretch of 21st Court South |
| Unit 6 | Plat Book 3, page 20 | The south-east coves on 5th to 8th Street South; recorded April 2, 1954 |
| Unit 7 | Plat Book 4, page 59 | Forrest Lane, Marina Drive and 21st Avenue South at the south edge; recorded March 21, 1958 |
Unit 6 resubdivided an undivided block of Unit 4, and Unit 7 resubdivided blocks of the Rust Development. Streets and frontage unit by unit follow in the platting section further down this page.
Canal and cove names
City Resolution 94-7288, adopted October 19, 1994 at the neighborhood association's request, named the water. The six east-west channels are Anhinga, Bittern, Crane, Duck, Egret and Jamaica, and the ten north-south coves are Spoonbill, Sanderling, Aqua, Ibis, Heron, Gull, Flamingo, Jamaica, Limpkin and Kite.
What the name covers on each record
The name Aqualane Shores covers three different sets of parcels, and this page says which one each number uses. The county set is the 13 plat and condominium numbers: 449 parcels, of which 407 carry a house or condominium unit on the 2026 certified roll (382 single-family houses, 19 condominium units and 6 other residential). Frontage and flood counts use the City's wider outline of 557 parcels. The MLS set is the two Development names, 57 house rows under Aqualane Shores and 2 under Little Harbour. A count from one set is never divided by a count from another. Name traps, such as Port Royal, Royal Harbor and similarly spelled places, are listed under "How do you buy an Aqualane Shores home in Naples, step by step?".
What have Aqualane Shores homes sold for in Naples?
Aqualane Shores in Naples recorded 25 qualified sales on residential parcels in the 12 months to August 31, 2026, at a county-recorded median of $9,750,000, from $4,500,000 to $20,925,000; Units 1 to 7 alone recorded 22 at $10,050,000. These are Collier County deeds, not list prices.
Data updated: October 2026. Every price in this section comes from the county's recorded deeds, and a deed price is what was recorded, not what was asked.
The 12 months to August 31, 2026
We tracked every qualified improved deed the county recorded on a residential parcel across the 13 Aqualane Shores plat and condominium numbers from September 1, 2025 through August 31, 2026. The rule uses county use codes 0, 1, 2 and 4 to 8, so it keeps houses finished after the 2026 roll date. August 2026 is the last fully qualified month in the county file. No condominium unit sold in the window.
All 25 recorded prices, lowest to highest
The table lists every recorded deed price in the window with its village, year built and street name. "Original plats" means Units 1 to 7. The 13th of the 25 prices, $9,750,000, is the county median.
| Recorded deed price | Village | Year built | Street |
|---|---|---|---|
| $4,500,000 | Original plats | 1956 | 15th Avenue South |
| $4,500,000 | Original plats | 1997 | 15th Avenue South |
| $5,200,000 | Original plats | 1999 | 21st Avenue South |
| $5,525,000 | Original plats | parcel not yet shown as a house on the 2026 roll | 18th Avenue South |
| $5,950,000 | Original plats | 2003 | Marina Drive |
| $5,970,000 | Little Harbour | 1997 | the village lane |
| $6,475,000 | Original plats | 1974 | 15th Avenue South |
| $6,550,000 | Original plats | 2004 | 18th Avenue South |
| $6,950,000 | Original plats | 2012 | Forrest Lane |
| $7,400,000 | Original plats | 2002 | 21st Avenue South |
| $7,450,000 | Original plats | 2000 | 17th Avenue South |
| $8,400,000 | Rust group | 1955 | Marina Drive |
| $9,750,000 | Original plats | 2007 | 21st Avenue South |
| $10,350,000 | Original plats | 2024 | Forrest Lane |
| $10,450,000 | Original plats | 1997 | Aqua Court |
| $10,500,000 | Original plats | 2005 | 4th Street South |
| $10,775,000 | Original plats | 2024 | 16th Avenue South |
| $11,000,000 | Original plats | 2024 | 17th Avenue South |
| $11,500,000 | Original plats | 2020 | 16th Avenue South |
| $12,000,000 | Original plats | 2023 | 21st Avenue South |
| $12,100,000 | Little Harbour | 1998 | the village lane of the planned development |
| $15,250,000 | Original plats | 2025 | 7th Street South |
| $17,750,000 | Original plats | 2024 | 4th Street South |
| $18,250,000 | Original plats | 2025 | 21st Avenue South |
| $20,925,000 | Original plats | parcel not yet shown as a house on the 2026 roll | Gordon Drive |
"Rust group" is the Rust Development, Marina Shores and Kluck plats. The two deeds on parcels not yet shown as a house are explained under "Two deeds on lots the 2026 roll does not yet show as houses, and two vacant-land deeds".
Units 1 to 7, Little Harbour and the Rust group
Where a count is even, a median is the midpoint of the two middle sales. Units 1 to 7 recorded 22 deeds at a $10,050,000 median, the midpoint of $9,750,000 and $10,350,000, with prices from $4,500,000 to $20,925,000. The other groups are too small for a median, so their deeds are listed.
| Group | 12 months to Aug. 31, 2026 | Prior 12 months to Aug. 31, 2025 |
|---|---|---|
| Units 1 to 7 | 22 deeds, median $10,050,000, range $4,500,000 to $20,925,000 | 14 deeds, median $7,950,000, range $4,050,000 to $18,500,000 |
| Little Harbour | 2 deeds: $5,970,000 and $12,100,000 | 1 deed: $7,500,000 |
| Rust group | 1 deed: $8,400,000 | 2 deeds: $2,300,000 and $3,250,000 |
| Aqualane Manor and Pettit Square | none | 1 deed, in Aqualane Manor: $1,400,000 |
Three years of windows
| Recorded window | Deeds | County median | Range |
|---|---|---|---|
| September 1, 2023 to August 31, 2024 | 11 | $10,900,000 | $1,050,000 to $19,500,000 |
| September 1, 2024 to August 31, 2025 | 18 | $7,075,000 | $1,400,000 to $18,500,000 |
| September 1, 2025 to August 31, 2026 | 25 | $9,750,000 | $4,500,000 to $20,925,000 |
Each window holds 11 to 25 deeds, so which houses sold (new or old, canal or bay, lot size) can move the median as much as the market does; the windows are not a price change.
Calendar years 2017 to 2026
| Year | Single-family sales | County median | Condominium sales |
|---|---|---|---|
| 2017 | 23 | $3,850,000 | none |
| 2018 | 19 | $5,150,000 | $625,000 and $820,700 |
| 2019 | 13 | $5,200,000 | $1,350,000 |
| 2020 | 33 | $5,600,000 | $725,000 |
| 2021 | 30 | $6,365,000 | 3, median $925,000 |
| 2022 | 11 | $9,500,000 | $1,130,000 |
| 2023 | 6 | $11,950,000 | none |
| 2024 | 11 | $8,900,000 | $1,050,000 |
| 2025 | 20 | $7,125,000 | $1,400,000 |
| 2026 to Aug. 31 | 18 | $10,050,000 | none |
Single-family houses on the 2026 roll; deeds on parcels not yet shown as a house are left out, so the 2026 row is not the 12-month window; a calendar year of 6 to 33 sales is not a price trend.
Two deeds on lots the 2026 roll does not yet show as houses, and two vacant-land deeds
The county recorded one $20,925,000 deed on Gordon Drive, coded vacant residential, and one $5,525,000 deed on 18th Avenue South, coded miscellaneous residential. Neither parcel carries a house on the 2026 roll, which is why the year-built cell reads "parcel not yet shown as a house". Both stay in the 25. Two further qualified deeds in the same window, at $4,300,000 and $5,200,000, were coded vacant at sale and sit outside the 25, which counts improved deeds only.
Price bands and the IDX filters
The four bands match the four price links in the search above. The bands holding 4 deeds are listed, not medianed.
| Band | Recorded deeds | County prices |
|---|---|---|
| Under $7,000,000 | 9 | median $5,950,000 |
| $7,000,000 to $9,999,999 | 4 | $7,400,000, $7,450,000, $8,400,000 and $9,750,000 |
| $10,000,000 to $14,999,999 | 8 | median $10,887,500, the midpoint of the two middle deeds |
| $15,000,000 and above | 4 | $15,250,000, $17,750,000, $18,250,000 and $20,925,000 |
What does the MLS show about Aqualane Shores homes in Naples?
Aqualane Shores in Naples carries 27 sold, 27 active and 3 pending houses in the Southwest Florida MLS, as entered by listing agents, export of October 29, 2026, plus 1 sold and 1 active house in Little Harbour. The MLS is the listed share of the market and is never added to the county count.
Data updated: October 2026. Every MLS figure below carries the October 29, 2026 export date and is a listing-agent entry.
Sold houses in the October 29, 2026 export
| Southwest Florida MLS, as entered by listing agents, export of October 29, 2026 | Sold, 12 months to October 29, 2026 | Active at the export date |
|---|---|---|
| Aqualane Shores houses | 27 | 27 |
| Median price | $9,750,000 sold (n 27) | $11,900,000 list (n 27) |
| Price range | $4,300,000 to $20,925,000 | $5,495,000 to $21,995,000 |
| Median living area | 5,362 sq. ft. (n 27) | 5,728 sq. ft. (n 27) |
| Living area range | 2,347 to 8,984 sq. ft. | 2,250 to 7,486 sq. ft. |
| Median dollars per MLS living square foot | $1,791 | $2,398 |
| Median days on market | 174 (n 26) | 174 (n 27) |
| Sold to last list price, median | 91.2 percent (n 27) | not applicable |
How the MLS sits beside the county record
The two record sets cover different windows: the county's deeds run from September 1, 2025 to August 31, 2026, and the MLS sold window runs from October 29, 2025 to October 29, 2026. Even so, the county median and the MLS median are both $9,750,000, a coincidence of two record sets and not a confirmation of either. In price-only terms (INFERRED), 21 of the 27 MLS sold prices equal a recorded deed price.
Four of the 25 deeds have no equal price among the 27 MLS Aqualane Shores sales: two are deeds in the planned development, which the MLS files under a separate Development, one falls before the MLS window opened, and one sits on a parcel the roll does not yet show as a house. The MLS also shows a 1969 house sold at $4,300,000 and a 1955 house at $5,200,000, the same two prices as the vacant-land deeds; the records do not say the two are the same transactions.
Sizes: 2,347 to 8,984 square feet sold
Sizes here come only from the MLS, because the county file's area fields do not measure living space. The table counts houses by living-area band.
| Living area band | Sold | Active at the export date |
|---|---|---|
| Under 3,000 sq. ft. | 3 | 2 |
| 3,000 to 4,999 sq. ft. | 7 | 7 |
| 5,000 to 6,999 sq. ft. | 13 | 14 |
| 7,000 sq. ft. and over | 4 | 4 |
Bedrooms across 57 rows
| MLS bedroom label | Rows |
|---|---|
| 2 Bed | 1 |
| 3 Bed | 4 |
| 3+Den | 1 |
| 4 Bed | 5 |
| 4+Den | 11 |
| 5 Bed | 8 |
| 5+Den | 16 |
| 6 or More | 11 |
The labels are the MLS wording; "4+Den" is a bedroom count with a den, not a fifth bedroom.
Price per MLS living square foot and the sold-to-list ratio
The median sold price per MLS living square foot is $1,791 across 27 houses, and the median active list price per MLS living square foot is $2,398 across 27. A sold price and a list price measure different things, so the two figures are not compared here. Sold houses closed at a median of 91.2 percent of the last list price, across 27 houses.
Days on market: a wide range
The 26 sold houses with a days-on-market entry have a median of 174, with quartiles of 76 and 286.5 and a range from 0 to 747 (counted from the export rows, INFERRED). Seven sold in 90 days or fewer and 3 took more than 365. The 27 active houses show a median of 174 days, with quartiles of 51 and 316.
Active and pending at the export date, and what the export cannot say
At the export date the 27 active Aqualane Shores houses list from $5,495,000 to $21,995,000, and 3 are pending, listed at $17,950,000, $5,500,000 (with contingencies) and $4,750,000. Little Harbour adds 1 sold and 1 active house, described under "Little Harbour: the 1994 planned development of 32 homes". Newly built and older houses are compared under "How do newly built and older Aqualane Shores homes in Naples compare?".
The waterfront field is blank on every row, which means missing, not none, so the export cannot say which houses sit on a canal, the bay or the Gulf.
What do canal, open bay, Gulf-side and interior lots cost in Aqualane Shores, Naples?
Aqualane Shores lots in Naples fall into four frontage types: finger-canal lots, open-water lots where the canals meet Naples Bay, Gulf-front lots west of Gordon Drive, and interior dry lots. Our Southwest Florida MLS pull of September 24, 2026, shown below, prices the tiers over 12 and 60 months.
| Frontage class | Parcels in the City's 557-parcel outline |
|---|---|
| Canal | 367 |
| Open water | 64 |
| Gulf-front | 17 |
| Interior (dry) | 109 |
Counts follow our frontage classification of the City's 557-parcel outline (GIS, September 2026). The plat-core homesites, 360 in all, split 299 canal-front, 33 open water and 28 interior.
| Tier, Southwest Florida MLS, our MLS pull of September 24, 2026 | 12 months to Sept. 24, 2026 | 60 months |
|---|---|---|
| Canal-front single-family | 20 sales, median $8,600,000 | 69 sales, median $7,500,000 |
| Open bay or Gordon Pass frontage | 2 sales: $8,400,000 (Marina Drive) and $6,950,000 (Forrest Lane) | 9 sales, median $10,900,000 |
| No canal or bay frontage (Gordon Drive and Gulf Shore Boulevard South side) | 4 sales (count only) | 20 sales, median $13,800,000 |
| Gulf beachfront | none | 1 sale |
Small samples; tiers come from our water classification, a different method from the county set; a frontage tier is not a lot's value.
Canal lots on the finger canals
Most of the 557 outlined parcels are canal lots, 367 of them, on the finger canals of Units 1, 2, 4, 6 and 7. In the MLS pull, 20 canal-front houses sold in the 12 months at a $8,600,000 median, and 69 sold over 60 months at a $7,500,000 median. Neither figure says anything about one canal's width, depth or orientation.
Open water: Aqua Circle, the bay ends of 17th and 18th Avenue South, 8th Street South, Forrest Lane and Marina Drive
Open-water lots number 64 in the outline and sit on Aqua Circle, the east ends of 17th and 18th Avenue South, 8th Street South, Forrest Lane, S Winds Drive and Marina Drive, where the lots meet Naples Bay or the Gordon Pass approaches. The MLS pull shows 2 sales in 12 months, listed in the table, and 9 over 60 months at a $10,900,000 median.
Gulf-side lots west of Gordon Drive
The 17 Gulf-front parcels lie west of Gordon Drive, mostly on other plats, among them tiers of the Plan of Naples, Sagamore Beach and Gulf Heights, which the MLS files under Aqualane Shores. Most of them sit outside the county's 13 numbers, so the county figures on this page do not describe them; the MLS and these frontage tiers are the only sources here that reach them. The seaward parts of these parcels touch Zone VE and a state construction line crosses them; see "Is Aqualane Shores in Naples in a flood zone?" and "What does Florida law require when you buy in Aqualane Shores, Naples?". The MLS pull shows 4 sales in 12 months on the Gordon Drive and Gulf Shore Boulevard South side and 20 over 60 months at a $13,800,000 median.
Interior lots on 3rd Street South, Gordon Drive and the Plan of Naples tiers
The 109 interior lots have no canal or bay frontage. They run along the west side of 3rd Street South, both sides of Gordon Drive and the Plan of Naples tiers, and Unit 3's dry lots belong to this class.
Lot size: about 0.32 acre at the median
Our GIS measure of the plat-core homesites, September 2026, as carried, puts the median at about 0.32 acre, about 13,900 square feet, with a range of 0.23 to 1.12 acres after one 0.03-acre sliver is set aside. The City's wider outline has a median of 0.34 acre. A lot's exact dimensions are not published in the export, so a survey is the check on the lot a buyer actually receives.
What the tiers can and cannot tell a buyer
The tiers sort sales by the kind of water or street a lot touches, and they rest on small samples. They cannot show a canal's width, its orientation to the sun or the wind, or whether a bridge crosses it, so check each of those for the specific listing. For a wider look at the market, compare Naples communities side by side.
How is Aqualane Shores in Naples platted, from Units 1 to 7 to Little Harbour?
Aqualane Shores in Naples is seven recorded plats, Units 1 to 7, plus Little Harbour, the Rust Development, Marina Shores and Kluck plats and two condominiums on 14th Avenue South. The county's 2026 roll counts 331 homes on Units 1 to 7, 32 in Little Harbour, 25 on the Rust group, 12 at Aqualane Manor and 7 at Pettit Square.
Units 1 and 2: the north canals from 14th to 18th Avenue South
Unit 1 is Plat Book 1, page 86, and Unit 2 is Plat Book 1, page 96. Together they hold the north canals: the Anhinga to Duck Channels lie between 14th and 16th Avenue South, while 17th and 18th Avenue South and Aqua Circle reach Naples Bay at their east ends, which are open water. The first lot deeds in Unit 1 were recorded in March 1950, and a 2010 replat sits inside Unit 2.
The county recorded seven deeds on these avenues in the 12 months to August 31, 2026: three on 15th Avenue South ($4,500,000, $4,500,000 and $6,475,000), two on 16th ($10,775,000 and $11,500,000) and two on 17th ($7,450,000 and $11,000,000). The document to ask for is a title search, because a 1951 recorded declaration covers part of Unit 1 only, the 14th Avenue South plots, and nobody has tested whether it can be enforced today.
Unit 3: the dry lots on 3rd Street South and Gordon Drive
Unit 3 is Plat Book 2, page 98, along the west side of the neighborhood on 3rd Street South and Gordon Drive. Most of its lots are dry, with no canal behind them, which makes them the interior class in the frontage table. City Ordinance 1453 of 1969 vacated part of Third Street South and a park beside Unit 3.
The county set records no house deed on 3rd Street South in the 12-month window. Its one deed on a Gordon Drive parcel, $20,925,000, was on a parcel the 2026 roll did not yet show as a house, so it is listed here without a plat attribution. Ask for the recorded plat and any street-vacation record.
Units 4 and 5: 18th to 21st Avenue South, Aqua Court and 21st Court South
Unit 4 is Plat Book 3, page 2, and Unit 5 is Plat Book 4, page 11. Unit 4 covers 18th to 21st Avenue South with Aqua Court and Gordon Drive East; Unit 5 is a short run of lots on 21st Court South.
Aqua Court has one recorded deed in the window, $10,450,000 on a house built 1997. Two more sit on 18th Avenue South: $6,550,000 on a house built 2004 and $5,525,000 on a parcel not yet shown as a house on the 2026 roll. The five deeds on 21st Avenue South are listed once, under Unit 7, because that avenue runs on to Jamaica Channel. A survey that shows the seawall line is the document to request.
Unit 6: the coves on 5th to 8th Street South
Unit 6 is Plat Book 3, page 20, recorded April 2, 1954, as a resubdivision of the undivided Block A of Unit 4. The City approved it under its 1954 submerged-land ordinance. It holds the south-east coves on 5th to 8th Street South, and 8th Street South is open water. City aerials show the coves dug by 1962. For the cove names, see "What is Aqualane Shores in Naples, and where is it?"
One county deed in the window sits on 7th Street South, $15,250,000 on a house built 2025. Two more are on 4th Street South, $17,750,000 on a house built 2024 and $10,500,000 on a house built 2005; the sources tie that street to no single plat, so those two are listed beside the coves without an attribution. Ask a title company for the recorded resubdivision plat.
Unit 7: Forrest Lane, Marina Drive and Jamaica Channel
Unit 7 is Plat Book 4, page 59, recorded March 21, 1958, a resubdivision of blocks of the Rust Development. Forrest Lane, Marina Drive and 21st Avenue South run along Jamaica Channel, the recorded line with Port Royal to the south, and the frontage there is open water.
Two deeds were recorded on Forrest Lane ($6,950,000 on a house built 2012 and $10,350,000 on a house built 2024) and one on Marina Drive in Units 1 to 7 ($5,950,000, built 2003). The five county deeds on 21st Avenue South were $5,200,000, $7,400,000, $9,750,000, $12,000,000 and $18,250,000, on houses built 1999, 2002, 2007, 2023 and 2025. A dock-approval history is the document to ask for here.
Little Harbour: the 1994 planned development of 32 homes
City Ordinance 94-7222, of July 20, 1994, rezoned about 25 acres from R1-10 to a planned development for "34 single family lots with gatehouse, private drives, open space, and community boat dock facility". Little Harbour is the only gated part of Aqualane Shores. Every other street in the neighborhood is a public City street. Ordinance 98-8391 later amended it; its text was not read.
The county roll shows 47 parcels: 32 homes, all single-family, built 1996 to 2016 (median 2000), and 15 lettered common and submerged tracts. Of the 32 homes, 23 are homesteaded, and the median 2026 tax is $42,801.56. The county recorded two deeds in the window, $5,970,000 and $12,100,000, and one in the prior 12 months, $7,500,000. The October 29, 2026 MLS export lists one sold house at $5,970,000 (3,987 sq. ft., built 1997, 146 days on market, 90.8 percent of last list) and one active at $9,900,000 (5,172 sq. ft., built 2002).
The state record for Little Harbour Homeowners' Association, Inc. was filed August 2, 1995. Its dues, approval process, rental, pet and architectural rules and the assignment of slips at the community boat dock facility are not published. The recorded declaration, the rules and an estoppel certificate from the association settle them. How the entrance operates is not published either. Fee entries in the MLS sit under "Is there an HOA in Aqualane Shores, Naples, and who sets the rules?", the flood split under "Is Aqualane Shores in Naples in a flood zone?". The planned development falls within the Design Review Board's reach, which single-family zoning does not.
The Rust Development, Marina Shores and Kluck plats: 25 homes
The Rust Development plat, Plat Book 1, page 74, is older than Aqualane Shores. Port Royal and Aqualane Shores both sit on land that was once part of the Rust holdings. The three plats together take in S Winds Drive, Marina Drive, Jamaica Lane and 21st Court South.
The county roll counts 25 homes here (24 single-family, one other), built 1955 to 2024 with a median of 2002. Fifteen are homesteaded, and the median 2026 tax is $47,751.66. The window holds one recorded deed, $8,400,000 on a house built 1955 on Marina Drive, and the prior 12 months hold two, $2,300,000 and $3,250,000. The City dock code's Aqualane Shores paragraph also covers these plats, as "What City of Naples rules apply to docks, seawalls, rentals and building in Aqualane Shores?" explains.
Aqualane Manor of Naples: 12 condominium units built in 1966
Aqualane Manor of Naples is a condominium at 310 and 320 14th Avenue South, at the neighborhood's north-west corner, built in 1966. The county roll counts 12 units; the state condominium register lists 11. Which is current is unverified, and the recorded declaration settles the count. Aqualane Manor of Naples, Inc. is the association on the state record. Three units are homesteaded, and the median 2026 tax is $8,186.87.
The county recorded no deed in the window and one in the prior 12 months, $1,400,000. The October 29, 2026 MLS export shows three active units at $899,000, $1,295,000 and $1,795,000, each two bedrooms and two baths at 1,090 to 1,098 sq. ft., with 285 to 609 days on market. "Low Rise (1-3)" is the MLS building-design label, not a story count. A unit here is a condominium, a different product from a house. Fee entries are under "Is there an HOA in Aqualane Shores, Naples, and who sets the rules?", the statute under "What does Florida law require when you buy in Aqualane Shores, Naples?".
Pettit Square: 7 condominium units on 14th Avenue South
Pettit Square is a condominium of 7 units at 292 14th Avenue South, built in 1972. The MLS files it under the Development OLDE NAPLES rather than Aqualane Shores, a filing that follows the neighboring Olde Naples Development rather than the Aqualane Shores name. One unit is homesteaded, and the median 2026 tax is $7,801.68.
The October 29, 2026 MLS export shows one active unit: $2,499,000, three bedrooms and three baths, 2,038 sq. ft., 167 days on market. The county recorded no deed here in either 12-month window. This research did not look into Pettit Square's association, so its record and rules are not described. Ask for the declaration, the budget and an estoppel certificate, and read the resale rights under "What does Florida law require when you buy in Aqualane Shores, Naples?".
The sections side by side on the 2026 county roll
| Section | Homes | Single-family | Condominium units | Other | Year built (range, median) | Homesteaded | Median 2026 tax | Recorded deeds, 12 months to Aug. 31, 2026 |
|---|---|---|---|---|---|---|---|---|
| Units 1 to 7 | 331 | 326 | 0 | 5 | 1950 to 2026, median 2003 | 203 | $46,464.27 | 22, median $10,050,000 |
| Little Harbour | 32 | 32 | 0 | 0 | 1996 to 2016, median 2000 | 23 | $42,801.56 | 2, listed above |
| Rust, Marina Shores and Kluck plats | 25 | 24 | 0 | 1 | 1955 to 2024, median 2002 | 15 | $47,751.66 | 1, listed above |
| Aqualane Manor of Naples | 12 | 0 | 12 | 0 | 1966 | 3 | $8,186.87 | 0 |
| Pettit Square | 7 | 0 | 7 | 0 | 1972 | 1 | $7,801.68 | 0 |
| All five | 407 | 382 | 19 | 6 | single-family 1950 to 2026, median 2002 | 245 | all homes $44,458.09 | 25 |
Sources: Collier County 2026 certified roll and recorded deeds, bundle of October 27, 2026. The Units 1 to 7 median is the midpoint of the two middle deeds. The Gulf-side lots west of Gordon Drive sit mostly outside these 13 plat and condominium numbers, so none of these figures describes them. No per-plat parcel count is printed, because the county's plat-number counts do not reconcile to the Units 1 to 7 total.
How do newly built and older Aqualane Shores homes in Naples compare?
In the October 29, 2026 MLS export, Aqualane Shores houses in Naples with a year built of 2023 to 2026 sold at a $16,725,000 median across 10 sales, against $7,030,000 across 17 older houses. Size, lot and frontage likely explain much of that gap, and the county shows 226 of 382 single-family homes built 2000 or later.
What the county roll says about build years
The county's year-built field gives single-family homes a range of 1950 to 2026 and a median of 2002. Of the 382, 226 (59.2 percent) date from 2000 or later and 57 (14.9 percent) from before 1970. Counting every home, 173 of 407 have a first residence row from 2004 or later.
| Decade built | Single-family homes |
|---|---|
| 1950s | 20 |
| 1960s | 37 |
| 1970s | 28 |
| 1980s | 15 |
| 1990s | 56 |
| 2000s | 97 |
| 2010s | 76 |
| 2020s | 53 |
| All | 382 |
The 19 condominium units split 12 from the 1960s and 7 from the 1970s. Year built here is the county's earliest residence row per parcel.
Newly built houses in the October 29, 2026 export
The split below is our count of the listing agents' year-built entries. Houses built 2023 to 2026 sold in 10 cases and stand active in 8.
| Group | Sold | Median sold | Sold range | Median living area (sq. ft.) | Per living sq. ft. | Active | Median list | Active range |
|---|---|---|---|---|---|---|---|---|
| Built 2023 to 2026 | 10 | $16,725,000 | $10,350,000 to $20,925,000 | 6,294.5 | $2,440 | 8 | $18,245,000 | $9,900,000 to $21,995,000 |
| Built before 2023 | 17 | $7,030,000 | $4,300,000 to $11,500,000 | 4,890 | $1,581 | 19 | $11,490,000 | $5,495,000 to $16,500,000 |
Each median over an even count is the midpoint of the two middle sales. Among the active 2023 to 2026 listings, six carry a 2025 or 2026 year built. The export holds no remarks field, so it cannot say which were built on speculation and which for a client.
Houses built 2000 to 2019
The county counts 76 single-family homes from the 2010s and 97 from the 2000s. In the export, 10 houses built 2000 to 2019 sold at a $7,215,000 median (the midpoint of the two middle sales), from $5,950,000 to $10,500,000, with a median of 5,039 sq. ft. Another 15 are active, at a $11,490,000 median list and from $5,495,000 to $16,500,000.
Ask the seller for the roof, air-conditioning and seawall dates, since the export does not carry them.
Houses built before 1980 and the land-value signal
Four sold houses were built before 1980, in 1955, 1955, 1956 and 1969. They closed at $8,400,000, $5,200,000, $4,500,000 and $4,300,000, with living areas of 2,347 to 4,900 sq. ft. Two are active: $6,000,000 for a 1960 house of 2,250 sq. ft. and $11,495,000 for a 1974 house of 2,930 sq. ft. Two pending houses, built 1975 and 1978, list at $4,750,000 and $5,500,000.
With so few rows, no median is printed. One reading from the numbers is that these houses sell mainly as land: the 1955 house of 2,347 sq. ft. closed at $8,400,000, about $3,579 per living square foot against $1,791 for all sold houses. That is our inference, not a statement in the export.
Living area by era
Living area in the export also differs by era, though less sharply than price, and the two size ranges overlap. The 10 sold houses built 2023 to 2026 have a median of 6,294.5 sq. ft., and the 17 built earlier have a median of 4,890 sq. ft.
Bedroom counts are tabulated under "What does the MLS show about Aqualane Shores homes in Naples?". Every size here is MLS living area entered by listing agents.
Days on market for newly built and older houses
Sold houses built 2023 to 2026 show a median of 229.5 days on market (n 10), against 130 days for the 16 older sold houses that carry the field. Both are our counts from the export's days-on-market entries, which can include time from an earlier listing. Active 2023 to 2026 listings show a median of 267 days, and the active older houses 169 days.
Ranges are wide in both groups, up to 747 days on the sold side.
What to ask a builder or seller
Ask for the builder and the architect of record, the permit history, the certificate of occupancy and any warranty that transfers. Ask for the seawall and dock permits and the survey. For a house built since 2020, ask what permit work came before it, because the lot may have held an earlier house.
No builder or architect is named on this page; the permit record names the right ones. Ask your agent at Domain Realty Group to request the file from the City.
Can you tear down and rebuild an Aqualane Shores home in Naples, and what can you build?
Aqualane Shores homes in Naples are rebuilt lot by lot: the county shows 59.2 percent of single-family homes built 2000 or later and 53 from the 2020s, and City R1-10 rules cap a new house at 30 feet with set yards, while the flood code sets the lowest floor at the base flood elevation plus 1 foot.
The rebuild cycle in the record
Our comparison of the 2015 and 2025 county building layers covers 313 plat-core houses, and 70 no longer overlap their 2015 footprint by 60 percent or more (our GIS comparison, as carried). A demolished house can still be coded as a house on the roll.
Units 1 to 7 hold 18 vacant or no-residence-row homesites, and the Rust group holds one. Those counts include houses not yet shown on the roll.
Buying a house for the lot
Some purchases here are for the lot. The county recorded two vacant-land deeds in the window, at $4,300,000 and $5,200,000, as described under "What have Aqualane Shores homes sold for in Naples?". The MLS shows a 1969 house sold at the first price and a 1955 house at the second. The records do not say the two are the same transactions.
Older, smaller houses are the other route in, so compare the survey, the frontage and the flood elevation before judging a price.
R1-10: lot, yards and the 12:12 side slope
R1-10 is the City's single-family district, covering 457 of the 554 outline parcels in the City's zoning join (as carried), while two planned developments cover 57 more. Confirm the current text of Chapter 58, Division 6 with the City before design work.
| Standard | R1-10 rule, as carried |
|---|---|
| Front yard | 30 feet |
| Side yard | 7.5 feet for the first 15 feet of height, then a 12:12 slope |
| Rear yard | 25 feet; unroofed or screened pools not closer than 15 feet to the rear line |
| Lot area | 10,000 square feet minimum |
| Lot width | 75 feet interior, 87.5 feet corner |
| Floor area | 1,200 square feet one-story, 1,600 square feet two-story |
The maximum building-area table in Sec. 58-180 was not captured, so ask the City for it.
Height: 30 feet and where it is measured from
New houses are limited to 30 feet. The measurement starts from the greatest of four points: the lowest floor elevation, the state Department of Environmental Protection requirement plus 18 inches, the crown of the road plus 18 inches, or natural grade. Ordinances 24-15349 and 24-15381 of 2024 set that wording, as carried.
Flood elevation for a new house
The Design Flood Elevation is the base flood elevation plus 1 foot, so the lowest floor sits at about 9 feet NAVD88 in Zone AE 8 and 10 feet in Zone AE 9 (our inference). In Zone X it is 18 inches above the average crown of the adjacent road. Median ground is 5.2 feet NAVD88, covered under "Is Aqualane Shores in Naples in a flood zone?".
Space below that floor may serve only for parking, storage and access. Flood vents are required, and an enclosure taller than 5 feet needs a recorded non-conversion declaration. Many parcels changed zone or base flood elevation in 2024, and the flood determination and elevation certificate for the exact home govern.
The 50 percent rule for a remodel
Substantial improvement or damage is measured at 50 percent of the structure's market value, land excluded, and it is applied per project. The code text as carried does not state how earlier permits count toward the 50 percent test. Ask the City Building Department in writing, and ask the seller for every permit on the house.
Design review, Little Harbour and the permit trail
The City says single-family zoning districts are not subject to design review. Little Harbour's planned development is within the Design Review Board's reach, as is a second planned development on Gordon Drive. No City historic district applies to the neighborhood.
Ask for the demolition and building permit history, the certificate of occupancy and the survey. Tree-removal and construction-hour rules are not published here, so ask the City's building and planning staff. Dock and seawall limits are in "What City of Naples rules apply to docks, seawalls, rentals and building in Aqualane Shores?", and the contact page reaches the team for help with a permit request.
How do boats get from Aqualane Shores in Naples to the Gulf through Gordon Pass?
Boats from Aqualane Shores canals in Naples run out onto Naples Bay and south through Gordon Pass to the Gulf, about 1.6 to 2.1 nautical miles straight line from the canal entrances, with no charted fixed bridge between the canal entrances and Gordon Pass. Outside the marked channels, the whole route is a year-round Slow Speed zone.
The route from the canal mouths to the pass
The State lists "all canals of Aqualane Shores", with entrances from 26°07'09" to 26°07'46" north (Laws of Florida, chapter 92-258, as carried). The canal mouths open onto Naples Bay between Gordon Pass and the City Dock. The run to the pass is a straight-line reading, not a navigated distance.
Royal Harbor sits across Naples Bay and reaches the same pass; the route comparison sits under "How do Aqualane Shores home prices in Naples compare with Port Royal, Olde Naples, Royal Harbor, The Moorings and Park Shore?".
Bridges: what the chart query found and what it did not test
A NOAA chart query for the latitudes from 26.085 to 26.140 north returned three bridges, and none lies between the canal entrances and the pass. That supports the route statement above.
It does not cover the canals themselves. Residential canals are not charted, so a bridge, cable or low obstruction on one individual canal is not ruled out. Ask the seller, and look at the canal in person.
Slow Speed and the marked channels
Florida Administrative Code 68C-22.023, effective February 19, 2018, makes Naples Bay, Gordon Pass and the associated canals a Slow Speed zone all year. Higher speeds are allowed only in the marked north-south channel south of marker 33 and the marked east-west channel inside Gordon Pass east of marker 10. Slow Speed has no number: the vessel must be "fully off plane and completely settled".
Depth: no current canal survey
No current survey of canal depth is published, so none is printed here. City minutes from 2001 describe canal depths as inconsistent. A depth survey at the seawall is the check, and the seller's boat lift and draft tell little about the next owner's boat.
The federal channel is a separate matter. The Corps authorized it at 12 feet at the Gordon Pass entrance and 10 feet inside, measured at mean lower low water, and those are design depths, not canal depths. Surveys in 2024 showed shoaling.
Gordon Pass maintenance dredging
On September 2, 2025, the Corps awarded Southwind Construction Corp. $3,045,784.37 for maintenance dredging of Gordon Pass cuts 1 to 7 and the settling basin, with the sand going to the beach south of the pass. No completion report was found as of October 31, 2026. Resolution 05-10819 of May 4, 2005 approved a City canal dredging process whose completion is not established.
Fuel, ramps and marinas nearby
The Naples City Dock at 880 12th Ave S sells ethanol-free Rec 90 gasoline, dyed diesel, pump-out, ice and bait, from 7 a.m. to 5 p.m. It keeps an annual-slip wait list (carried from September 2026). Naples Landing has a public ramp with meters and an annual trailer permit.
The Naples Yacht Club at 700 14th Ave S is a private club, with membership by invitation and a wait list. Hamilton Harbor Yacht Club, near Gordon Pass, is also a private membership club. Neither comes with a home here. For the club across Jamaica Channel, see "Is Aqualane Shores part of Port Royal, and can owners join the Port Royal Club?".
Water class, canal fishing and the canal names
City Code Sec. 52-94(i), as carried, classes the residential canals as Class III waters and Naples Bay as Class II. The State's canal list limits fishing in the Aqualane canals to hook and line or a hand-held cast net, and allows no more than five crab traps (chapter 92-258, as carried).
Resolution 94-7288 named the canals and coves in 1994, listed under "What is Aqualane Shores in Naples, and where is it?". Dock and lift dimensions are in "What City of Naples rules apply to docks, seawalls, rentals and building in Aqualane Shores?".
What is near Aqualane Shores in Naples, and which schools, healthcare and services serve it?
Aqualane Shores in Naples puts the Naples Pier site 0.6 route miles from 16th Avenue South and 4th Street South, Fifth Avenue South 1.6 and NCH Baker Hospital 2.2. Lake Park Elementary, Gulfview Middle and Naples High are the assigned schools on the district's lookup, which depends on the address.
| Place | Route miles from 16th Avenue South and 4th Street South (open-source road routing on public map data, computed September 24, 2026, as carried) |
|---|---|
| Naples Pier site | 0.6 |
| Fifth Avenue South | 1.6 |
| NCH Baker Hospital (emergency department) | 2.2 |
| Naples Airport | 4.5 |
| Waterside Shops | 6.8 |
| I-75 Exit 105 | 8.2 |
| NCH North Naples Hospital | 11.2 |
| Southwest Florida International Airport (RSW) | 37.4 |
Third Street South lies between the neighborhood and Fifth Avenue South and was not routed; it is under 1.6 route miles. Routing carries no traffic.
The Gulf beach ends and the permit rule
Resident permits are required at the beach ends at 15th, 16th, 17th and 18th Avenue South. The metered visitor ends are at 13th and 14th Avenue South, at $5.00 an hour (City Beach Parking page, as carried, September 24, 2026). The annual City and County beach parking permit is free to Collier County property taxpayers and full-time residents and is issued at City Hall, 735 8th Street South. Bring a driver's license and registration, and a Collier tax statement if you own.
Collier County scheduled Naples Beach renourishment for November 2026.
The Naples Pier rebuild
The Naples Pier is closed while it is rebuilt. Construction began January 6, 2026, and runs about 18 months on a contract of about $23.5 million. The City has published no reopening date; Naples Daily News reports expected completion by July 2027, which is not a promised date. Beach bypasses at Broad Avenue South and 13th Avenue South serve in the meantime.
Third Street South and Fifth Avenue South
The Third Street South district holds a Saturday farmers market from 7:30 to 11:30 a.m. The district lists its restaurants, among them Barbatella, Campiello, Ridgway Bar & Grill, La Saliere, Sea Salt and Tommy Bahama, and the list changes. Fifth Avenue South keeps its own directory of shops and restaurants.
Parks and gardens
Cambier Park is a City park with a tennis center and a bandshell. Baker Park, the Gordon River Greenway and Naples Botanical Garden are also nearby; the operators state their own hours.
Airports and the interstate
Naples Airport is 4.5 route miles away and Southwest Florida International Airport (RSW) 37.4. Interstate 75 is reached at Exit 105, 8.2 route miles away.
Hospitals and emergency care
NCH Baker Hospital, 350 7th St N, runs an emergency department and is 2.2 route miles away. NCH North Naples Hospital also has an emergency department and is 11.2 route miles away.
Schools and grades
Addresses tested in the district's 2026-27 lookup (39 of them, as carried) were all assigned to the same three schools. Grades are the state's school grades from the Florida Department of Education.
| School | Address | 2026 | 2025 | 2024 |
|---|---|---|---|---|
| Lake Park Elementary | 1295 14th Ave N | A | A | A |
| Gulfview Middle | 255 6th St S | A | A | A |
| Naples High | 1100 Golden Eagle Cir | A | A | B |
Schools are assigned by address, and an assignment can shift from one school year to the next, so check the district's attendance boundary lookup before relying on one.
City police, fire-rescue, utilities, stormwater projects and streets
The City of Naples provides police, fire-rescue, water, sewer and solid waste. Household pickup days follow the City's map by address, so confirm them on the City's lookup. Local streets follow the City's local-street speed limit, and e-bikes are barred from shared-use paths, parks and sidewalks.
The City is piloting a stormwater pump station on 17th Avenue South, with an engineering task order to Ardurra Group for $406,608.63 under Resolution 2026-15960 of September 16, 2026. The City's Basin IV assessment calls the sub-basin between 15th and 21st Avenue South "low-lying". A separate City beach outfall project lies north of the neighborhood, and this page does not tie it to Aqualane Shores. See Naples for the wider city.
Is there an HOA in Aqualane Shores, Naples, and who sets the rules?
Aqualane Shores in Naples has no mandatory homeowners association. Aqualane Shores Association, Inc. is a voluntary civic group whose membership costs $100 a year, and the binding rules come from the City of Naples, except in Little Harbour and the two 14th Avenue South condominiums, which have their own associations.
| Layer | Binds a buyer? | What it does | Evidence |
|---|---|---|---|
| City of Naples code (R1-10 zoning, docks, seawalls, rentals) | Yes | Sets lots, yards, height, piers, lifts, seawall caps and rental terms | City code, as carried; confirm the current text with the City |
| Aqualane Shores Association, Inc. | No, voluntary | Newsletters, social events, City liaison, member-only content | Association website, checked October 31, 2026 |
| Little Harbour Homeowners' Association, Inc. | Yes, inside Little Harbour | Rules and dues for that planned development | State corporate record carried; rules not published |
| Aqualane Manor of Naples, Inc. | Yes, for its condominium units | Condominium association | State corporate record carried; budget not published |
| Pettit Square association | Yes, for its units | Condominium association | Not researched; record not published here |
| Community development district | None exists | Not applicable | County 2026 roll, taxing authorities |
The voluntary association and what it does not do
Aqualane Shores Association, Inc. appears in the state corporate record as filed February 3, 1966, dissolved involuntarily in 1985 and reinstated in 1986, with its 2026 annual report on file. Its own website says "ASA Members $100.00 Every year" and describes "a low annual fee of $100". Membership at $100 a year brings member communication, social events at local venues, liaison with City departments and member-only content.
The association does not own the canals, dredge them, maintain seawalls or approve house plans. Those jobs belong to the City or to each owner. It was formed in 1966, not 1949, so do not treat it as the original developer's successor.
Little Harbour's association and what is not published
Florida's corporate record lists Little Harbour Homeowners' Association, Inc. with a filing of August 2, 1995 and an active status, as carried. The tie to the enclave is inferred from the name, city and date. Dues, buyer approval, rental, pet, architectural and dock-slip rules are not published anywhere we could read.
The recorded declaration and rules answer those questions, and an estoppel certificate from the association states what a particular owner owes today. The planned development's ordinance and map details sit under How is Aqualane Shores in Naples platted, from Units 1 to 7 to Little Harbour?.
The two condominium associations
Aqualane Manor of Naples, Inc. shows as active in the state record, as carried. The association for the second building was not researched, so its name and record are not published here. Both buildings sit on 14th Avenue South, and each unit sale carries the statutory documents described under What does Florida law require when you buy in Aqualane Shores, Naples?.
The MLS lists application fees for both buildings, which suggests an application step; each declaration says what it requires. Budgets, story counts, milestone reports and reserve studies are not published here either.
What the MLS fee fields show
We tracked every fee field in the October 29, 2026 MLS export across all 63 Aqualane Shores, Little Harbour, Aqualane Manor and Pettit Square rows and set each against what the associations publish. Southwest Florida MLS, as entered by listing agents, export of October 29, 2026: every row below is a listing-agent entry, not a figure an association has published.
| Group | MLS fields and entries in the October 29, 2026 export |
|---|---|
| Aqualane Shores houses (57 rows) | HOA Fee/Freq $0 on 56 rows and "$100 Annually" on 1; Master HOA Fee/Freq "$100 Annually" on 2 and $0 on the rest; Total Annual Recurring Fees $0 on 54 and $100 on 3; Condo, Mandatory Club, Application, Transfer and Rec Lease $0.00 on all 57 |
| Little Harbour (2 rows) | HOA Fee/Freq "$16,500 Semi Annually" on 1 row and $0 on the other; Total Annual Recurring Fees $33,000 on both; Application Fee $150.00 on 1 |
| Aqualane Manor (3 rows) | Condo Fee $3,789.00 on 2 rows and $3,989.00 on 1; Total Annual Recurring Fees $15,156 on 2 and $15,956 on 1; Application Fee $200.00 |
| Pettit Square (1 row) | Condo Fee $8,500.00, annualized $34,000; Application Fee $75.00; Transfer Fee $100.00 |
Entries are inconsistent for the same community, so do not average them. A "$0" is what a listing agent typed, and a blank is a blank. The export's own annualization implies the condominium entries are quarterly, which is an inference. The budget and estoppel certificate govern.
No CDD, no club and a 2019 assessment that has been paid out
No community development district appears among the 2026 taxing authorities, and the roll shows $0.00 in non-ad valorem charges on all 407 homes. No club comes with a purchase. The Naples Yacht Club at 700 14th Avenue South is a separate private club, with membership by invitation and a wait list, as carried.
The one City assessment on record is the 2019 gas and fiber line extension under Resolution 2019-14327: $2,712 once, or $747 a year for four years per single-family home, starting with the November 2020 bill. The 2026 roll shows no balance. A 2024 feasibility study looked at overhead lines in Aqualane Shores, Port Royal and Royal Harbor, and no assessment roll was found. Resolution 05-10819 of May 4, 2005 approved a canal dredging assessment process, and completion is not established.
How to get the real numbers
Ask for four documents before the inspection period ends: the recorded declaration and rules (planned development and condominiums), the current budget, the association's estoppel certificate, and any assessment history. For a house on the plats, ask the title company for a search that includes recorded restrictions.
Our agents can help request these documents, and you can contact us if a seller cannot produce them.
What City of Naples rules apply to docks, seawalls, rentals and building in Aqualane Shores?
The City of Naples code names Aqualane Shores in its dock rule: a pier may extend the smaller of 15 feet or 10 percent of the waterway width, and a lift the smaller of 25 feet or 25 percent, with 7.5-foot side setbacks. Seawall caps stop at 4.8 feet NAVD88, and single-family rentals run 30 days or longer.
| Topic | Rule as carried | Document | Who issues it |
|---|---|---|---|
| Piers and lifts | Sec. 56-93(c)(1), Aqualane Shores paragraph | Municode text, survey, dock permit file | City Council and building staff |
| Seawalls | Sec. 52-92, cap not above 4.8 feet NAVD88 | Permit checklist, final survey | City building department |
| Short-term rentals | 30 days or longer; Sec. 44-8 | City rental guidelines handout | City Code Compliance office |
| Zoning and building | R1-10, Chapter 58 Division 6 | Municode, permit history | City planning and building staff |
| Parking and trailers | Chapter 36 street rules | City code copy | City Council ordinance |
Every rule here is as carried from City documents read in September and October 2026. Confirm the current code with the City.
Docks, piers and lifts under Sec. 56-93
Sec. 56-93(c)(1) opens with Aqualane Shores and also names the Rust Development plat and "Elliott Subdivision, Marina Shores Replat, and Kluck Subdivision". It sets a 7.5-foot side setback for piers, lifts and vessels, a pier no longer than the smaller of 15 feet or 10 percent of the waterway width, and a lift, or pier plus lift, no longer than the smaller of 25 feet or 25 percent.
Canal width decides, so measure the canal before planning a dock or lift. General standards in 56-93(b) cap walkways at 5 feet and the pier, pilings, lift and vessel together at 25 percent of the waterway width, and they require reflective address numerals at least 4 inches tall, visible from the water.
Resolution 16-13769 (March 2, 2016) denied a variance for a pier and lift reaching about 32 feet on a 15th Avenue South lot, where the limit was the smaller of 25 feet or 25 percent. Council workshops on December 8, 2025 and April 13, 2026 named Aqualane Shores in a dock-rule rewrite, according to a secondary summary: under review; nothing adopted found as of October 31, 2026.
Seawalls under Sec. 52-92
New and replacement seawall caps may not exceed 4.8 feet NAVD88, and the code sets no minimum. A wall already higher may be kept at its height. A new wall may sit waterward of an old one once, by at most 18 inches. A failed wall is a public nuisance, and upkeep falls on each owner.
A Council workshop on September 22, 2025 reviewed a consultant's proposal to study a 5.6-foot NAVD88 minimum, with a note that most of the City's 44 miles of seawalls are private and were built from 1950 to 1980. No adopted change was found as of October 31, 2026. Fee amounts are not printed here because their currency was not verified.
Short-term rentals and the City's 30-day rule
The City's guidelines say single-family rental terms "must be 30 days or longer". A property may be rented for a shorter stay on up to three occasions a year, and it may not be advertised as available for under 30 days. Sec. 44-8 treats a dwelling rented for under 30 days on more than three occasions in a calendar year as a transient lodging facility, which R1-10 does not permit.
Section 509.032(7)(b) of the Florida Statutes bars new local limits on the duration or frequency of vacation rentals but "does not apply" to local rules adopted on or before June 1, 2011. Whether Naples's rule falls under that carve-out is a legal question, so ask the City's Code Compliance office and an attorney. The planned development and the condominiums may add lease rules in their own documents, which are not published.
Building and zoning in one paragraph
Houses here sit in the R1-10 single-family district, with a 30-foot height limit, set yards and a flood-based lowest floor. The planned development has its own zoning, and the two condominiums sit on 14th Avenue South. Yards, height, flood elevation, the 50 percent rule and the permit trail are laid out under Can you tear down and rebuild an Aqualane Shores home in Naples, and what can you build?.
Parking, trailers, low-speed carts and e-bikes
Trailers, motor homes, campers and boat trailers may not park on public streets west of the east side of Gordon Drive between Bay Road and 20th Avenue South, per the Chapter 36 copy carried here, whose section number was not verified.
Chapter 36, as amended by Ordinance 26-15864 of May 6, 2026, has no designation for low-speed carts on public streets, so a plain cart is not authorized there unless one exists. The same ordinance bars e-bikes from shared-use paths, parks and sidewalks.
Where to confirm a rule
Ask the City's Code Compliance office about rentals and the building department about permits, seawalls and substantial-improvement history. Read the code on Municode. Keep any written answer with the closing file. The same offices handle questions for The Moorings, because the code is citywide. Contact us and we will point you to the right office.
What are property taxes on an Aqualane Shores home in Naples?
Every Aqualane Shores home sits in one City of Naples millage area at 8.9752 mills for 2026, with no CDD and no non-ad valorem charge. The 2026 median single-family bill was $46,551.62, and at the county's recorded $9,750,000 median a buyer's first full year illustrates to about $87,508.20.
One millage area and its authorities
All 407 homes on the county set fall in millage area 4. The City of Naples sets 1.2900 mills of the total, and the City's two bay taxing districts do not reach these parcels.
| Authority | Mills, 2026 certified roll |
|---|---|
| County General Fund | 3.0107 |
| South Florida Water Management | 0.0948 |
| Big Cypress Basin | 0.0978 |
| City of Naples General Fund | 1.2900 |
| School Board, state law | 1.8990 |
| School Board, local | 2.2480 |
| Collier Mosquito Control | 0.1331 |
| Water Pollution Control | 0.0246 |
| Conservation Collier | 0.1772 |
| Total | 8.9752 |
No CDD and no non-ad valorem charge
None of the nine authorities is a community development district, and the roll carries $0.00 in non-ad valorem charges on every home. Water, sewer, solid waste and stormwater are billed by the City on utility accounts. See Is there an HOA in Aqualane Shores, Naples, and who sets the rules? for the 2019 assessment that has been paid out.
What the 2026 roll shows by village
Median 2026 total tax: all homes $44,458.09, single-family $46,551.62, condominium $7,973.13. Median just value is $7,051,818 for single-family homes, and a just value is not a price. Homestead appears on 245 of 407 homes (60.2 percent), 241 of them single-family.
| Section | Homes | Median 2026 tax | Homesteaded |
|---|---|---|---|
| Units 1 to 7 | 331 | $46,464.27 | 203 |
| Little Harbour | 32 | $42,801.56 | 23 |
| Rust Development, Marina Shores and Kluck plats | 25 | $47,751.66 | 15 |
| Aqualane Manor | 12 | $8,186.87 | 3 |
| Pettit Square | 7 | $7,801.68 | 1 |
A full-year illustration at the county median
This is an illustration, not a bill. Assume the assessed value equals the county's recorded $9,750,000 median deed price.
| Case | Annual tax | Monthly |
|---|---|---|
| Not homesteaded | $87,508.20 | $7,292.35 |
| Homesteaded (saving $351.90 a year) | $87,156.30 | $7,263.03 |
These figures follow from the 2026 millage. A real bill depends on the assessed value, any exemption and the closing date.
Homestead, Save Our Homes and portability
Under s. 193.155, a homesteaded owner's assessed value may change each year by no more than the lower of 3 percent or the change in the consumer price index, so neighbors with matching houses can pay very different bills. A buyer's first year starts from just value unless portability applies, which can carry up to $500,000 of the prior homestead's cap difference to a new homestead.
Section 196.031 gives the homestead exemption: "up to the assessed valuation of $25,000" plus an additional exemption on value over $50,000 for non-school levies. Both statutes were read October 31, 2026.
What does an Aqualane Shores home in Naples cost to own and close on?
At the county's recorded $9,750,000 median with 20 percent down at 7.24 percent, principal and interest run about $53,156.85 a month and $60,449.20 with tax, before insurance. No mandatory association fee applies, and City utilities carry about $1,211 a year in fixed charges before water use on the rate sheet effective October 1, 2025.
Monthly cost at the county median
| Line (county's recorded $9,750,000 median, 30-year loan) | Amount |
|---|---|
| Loan at 80 percent | $7,800,000 |
| Principal and interest at 7.24 percent | $53,156.85 a month |
| Property tax illustration, per month | $7,292.35 |
| Principal, interest and tax | $60,449.20 a month |
| Same, homesteaded | $60,419.88 a month |
Insurance and any association dues are extra, and the tax line is an illustration, not a quote.
A rate a year earlier
The same loan at 6.17 percent, the rate a year earlier, carries principal and interest of $47,620.84 a month. A lender's quote on the day you lock is the only figure that counts.
Jumbo financing at this price
The conforming loan limit is $832,750, so a $7,800,000 loan is a jumbo loan. Underwriting and reserve rules vary by lender, so ask for written terms before the contract date.
Title, note stamps, intangible tax and deed stamps
Collier's usual split puts the owner's title policy on the buyer at the promulgated rate and the deed stamps on the seller. The purchase contract decides who pays.
| One-time item at the county's $9,750,000 median | Amount |
|---|---|
| Owner's title policy (rate tiers under Florida Administrative Code rule 69O-186.003) | $25,762.50 |
| Note stamps (35 cents per $100 of loan) | $27,300.00 |
| Intangible tax (0.2 percent of loan) | $15,600.00 |
| Buyer subtotal (0.70 percent of price) | $68,662.50 |
| Cash buyer, title only | $25,762.50 |
| Seller's deed stamps, s. 201.02 | $68,250.00 |
A lender's policy, endorsements, settlement, recording, survey, inspection, estoppel and application fees are not included.
City utility and stormwater charges
The City's rate sheet effective October 1, 2025, carried here, lists stormwater at $49.56 bimonthly per single-family home, solid waste at $77.08, a water base of $21.48 and a sewer base of $53.76, each bimonthly with consumption on top. Across six bills that is about $1,211 a year before any water use.
Stormwater steps are reported at $30.98 a month from October 2026 and $60.50 a month by October 2029 (Gulfshore Business, November 20, 2025; final ordinance text not read). Currency after October 1, 2026 was not verified.
Seawalls, docks and the costs no association pays
A seawall or dock repair is the owner's cost, no association or City program pays it, and no figure is printed here. Before contract, get a marine contractor's written quote, the seawall cap survey and the permit history.
Our agents can help you collect those records from the seller or the City.
Is Aqualane Shores in Naples in a flood zone?
Aqualane Shores in Naples sits mostly in FEMA Zone AE: the map effective February 8, 2024 puts 529 of the 557 parcels in the City's outline there, at base flood elevations of 8 or 9 feet NAVD88, so a federally backed loan requires flood insurance. Still, the flood determination and elevation certificate for the exact home govern.
| Zone (2024 map) | Base flood elevation, NAVD88 | Parcels of 557 | Share | What a buyer does |
|---|---|---|---|---|
| AE | 8 feet | 381 | 68.4 percent | Price flood coverage; get the elevation certificate |
| AE | 9 feet | 148 | 26.6 percent | Same |
| Shaded X | None | 25 | 4.5 percent | Ask the lender; the zone is the 0.2 percent annual chance area |
| AO | 3-foot depth | 3 | 0.5 percent | Read the survey; these sit behind the southern dune |
| VE touching a parcel | 11 or 13 feet | 17 Gulf-front parcels | 3.1 percent | Ask for the setback and control lines |
The zone split across the outline
These counts come from our September 2026 overlay of FEMA's map on the City's 557-parcel outline, as carried, not from the 407 homes on the county set. No parcel's centroid fell in VE. Many parcels changed zone or elevation when the 2024 map took effect, so an older listing sheet may quote a figure that no longer applies. In every case, the flood determination and elevation certificate for the exact home govern.
Little Harbour's mixed zones and the Gulf-side VE edges
On Little Harbour Lane, 20 parcels are shaded X and 13 are AE 8, so no single zone describes the planned development. The 17 Gulf-front parcels west of Gordon Drive touch VE on their seaward parts, and the state's coastal construction control line crosses them. See What does Florida law require when you buy in Aqualane Shores, Naples? for that line.
The 2024 map and the ground under the houses
The 2024 map replaced the earlier range of AE 7 to AE 12 and VE 11 to VE 13 with AE 8 and AE 9 at the parcel centroids, leaving VE only on the seaward parts of the Gulf-front lots. Median ground is 5.2 feet NAVD88 (USGS 2018 lidar, carried), and 94 percent of parcel centroids sit below 8.0 feet. Ground height and base flood elevation are different measures.
Lenders, NFIP limits and the 30-day wait
A lot in a Special Flood Hazard Area with a federally backed loan needs flood insurance. The NFIP building limit is $250,000 for a house or small residential building of up to four units, and a new policy generally waits 30 days. Risk Rating 2.0 prices each property from first-floor elevation, distance to water, replacement cost and modeled peril. Most annual increases are capped at 18 percent, and a policy can be assigned to a buyer.
Private or excess flood coverage is the practical question for most houses here, by our reading.
Elevation certificates and where they are held
The county's elevation certificate layer holds none inside Aqualane Shores. Ask the seller for the certificate, and the City's floodplain coordinator keeps City copies. A certificate shows the lowest floor against the base flood elevation and sets the price of an NFIP policy. So the flood determination and elevation certificate for the exact home govern.
CRS Class 5, evacuation Zone A and Know Your Zone
The City reports Class 5 in the Community Rating System, which it says earns a reduction of up to 25 percent on standard NFIP flood policies (August 2025 newsletter, carried). FEMA's 2024 dataset once showed Class 6, so confirm the class at quote time. The class is citywide, so the same line applies at Royal Harbor.
Every sampled point in the outline falls in Collier County evacuation Zone A, the first zone ordered out. Collier's Know Your Zone look-up confirms the zone for an address. Flood rules for rebuilt houses are covered under Can you tear down and rebuild an Aqualane Shores home in Naples, and what can you build?.
How do storms, wind and insurance work for an Aqualane Shores home in Naples?
Ian in 2022 put 6 to 9 feet of water above ground in Naples by NHC's count and left high-water marks of about 8 feet NAVD88 at the Gulf end of 12th Avenue South, just north of Aqualane Shores. Helene and Milton followed in 2024, and a buyer here prices wind, flood and excess flood separately.
What the storm record shows near Aqualane Shores
For Ian on September 28, 2022, the National Hurricane Center puts maximum inundation in Naples at 6 to 9 feet above ground. The Naples Pier gauge read 6.18 feet above MHHW before the gauge was destroyed. USGS marks at 12th Avenue South and Gulf Shore Boulevard South read 8.03 and 8.14 feet NAVD88, and two marks on the bay side at the Gordon River Bridge read 7.13 and 7.15 feet NAVD88.
The City counted 708 buildings with major damage and 22 destroyed citywide from drive-by inspections (Naples Daily News, October 17, 2022). The same paper posted reader video titled for Aqualane Shores after Ian on October 2, 2022. No count of flooded Aqualane Shores homes was found in the sources checked, so ask each seller for the claim and repair history, and remember the flood determination and elevation certificate for the exact home govern.
Helene and Milton at the bay gauge
Helene on September 26, 2024 read 4.71 feet NAVD88 at the bay gauge, and the NHC reported 2 to 4 feet above ground in the area. Milton in October 2024 read 5.77 feet NAVD88 at the same gauge, and the NHC reported 3 to 5 feet above ground from Bonita Beach to Marco Island.
The bay gauge sits north of the neighborhood, so its readings are not compared here with the Ian marks taken at other locations.
Who writes wind coverage: Citizens' $700,000 line
Under s. 627.351, as carried, Citizens does not write a structure with a dwelling replacement cost of $700,000 or more. Citizens also requires flood coverage on its residential policies on a phased schedule. Many houses here are likely to exceed that cost, so expect private-market wind coverage and get quotes before the inspection period ends. Wind-only eligibility for individual Aqualane Shores addresses was not verified.
Flood coverage above the NFIP limit
With an NFIP building limit of $250,000 (see Is Aqualane Shores in Naples in a flood zone?), many owners add private or excess flood policies above it. Quotes depend on the elevation certificate and the building's replacement cost, and no cost figure is printed here because published averages disagree widely. Quote the specific address.
Wind mitigation reports and the OIR-B1-1802 form
The state's wind mitigation form, OIR-B1-1802, was updated effective April 1, 2026 and stays valid up to five years if nothing material changes. Insurers use it to credit roof covering, roof deck attachment, roof-to-wall connections, opening protection and similar features. Ask the seller for a current report, and ask your insurer which items move your rate.
My Safe Florida Home and older houses
The state's My Safe Florida Home program offers a free inspection and matching grants up to $10,000 for owner-occupied, homesteaded, site-built single-family homes built before 2008 with an insured value of $700,000 or less, subject to funding, as carried. Few houses here are likely to qualify, by our reading.
Insurers commonly ask for four-point inspections and roof condition and replacement dates on older houses. The seller's flood disclosure also asks about prior claims, which is a second reason to request the claim history.
What does Florida law require when you buy in Aqualane Shores, Naples?
Every Aqualane Shores sale in Naples carries the seller's flood disclosure under s. 689.302 at or before the contract. A resale at Aqualane Manor or Pettit Square adds a 7-day cancellation window under s. 718.503, and a Gulf-side lot may sit seaward of the state's coastal construction control line under s. 161.053.
| Statute | What it says | Who it reaches here | What to ask for |
|---|---|---|---|
| s. 689.302 | Seller provides a flood disclosure | Every house and condominium sale | The completed form with the contract |
| s. 718.503 | Condominium resale cancellation right and documents | The two condominiums | Declaration, budget, rules, FAQ document |
| s. 553.899 and s. 718.112(2)(g) | Milestone inspections and reserve studies | Condominium buildings of three habitable stories or more | The association's story count, report, study and budget |
| s. 161.053 | Coastal construction control lines | Gulf-side lots near the line | The line on the survey |
| s. 201.02 | Deed stamp tax, 70 cents per $100 | Every deed | Closing statement |
All entries are Florida Statutes, read October 31, 2026.
The seller's flood disclosure, s. 689.302
A seller of residential real property "must complete and provide a flood disclosure" at or before the contract is executed. The form states that homeowners policies do not cover flood and asks whether the seller knows of flood damage during ownership, filed a flood claim, including an NFIP claim, or received flood assistance, including FEMA assistance. "Flooding" includes tidal overflow.
Condominium resales: 7 days under s. 718.503
For a resale at either condominium, the buyer may cancel by written notice within 7 days, excluding Saturdays, Sundays and legal holidays, after the contract is signed and the documents are received. The documents are the declaration, articles, bylaws, rules, latest annual financial statement and budget, and the FAQ document. A waiver of the right is of no effect, and the right ends at closing.
Contracts signed after December 31, 2024 carry the milestone and reserve-study statement, with its own 7-day clause where the building is covered.
Milestone inspections and reserve studies: who they reach
Section 553.899 requires milestone inspections for condominium buildings "three habitable stories or more" in height, and s. 718.112(2)(g) requires a structural integrity reserve study for buildings of that height or taller. Single-family houses are outside both laws.
The story counts for the two buildings (1966 and 1972) are not verified. If a building here reaches that height, both laws apply, so ask the association for its story count, any milestone report, any study and the budget.
Gulf-side lots and the coastal construction control line, s. 161.053
The Department of Environmental Protection sets coastal construction control lines county by county, and "special siting and design considerations" apply seaward of them. The 17 Gulf-front parcels west of Gordon Drive are crossed by the line, as carried, and the City keeps its own Coastal Construction Setback Line, with variances on Gordon Drive. Ask for the line on the survey.
Deed stamps, s. 201.02, and who pays
Deed stamps are 70 cents per $100 under s. 201.02. By Collier custom the seller pays them, but the purchase contract decides. The cost at the county's $9,750,000 median appears under What does an Aqualane Shores home in Naples cost to own and close on?.
Estoppel, title search and the 1951 Unit 1 declaration
An estoppel certificate from a condominium association, or from the planned development's association, states what an owner owes today. A title search reveals recorded restrictions. A 1951 recorded declaration covers part of Unit 1, along the 14th Avenue South plots, and its enforceability is untested, so get a title search. No statute timing for these documents is printed here. Ask the closing agent which ones to order. Our agents walk through the same checklist for resales across Naples.
How do Aqualane Shores home prices in Naples compare with Port Royal, Olde Naples, Royal Harbor, The Moorings and Park Shore?
Aqualane Shores in Naples recorded a $10,050,000 median on its Units 1 to 7 single-family deeds in the 12 months to August 31, 2026, per the county. Port Royal sat above it at $18,000,000, while Olde Naples grid plats, The Moorings, Park Shore and Royal Harbor sat below. Year built, lot size and frontage likely explain much of the spread.
Each cell counts qualified improved deeds the county recorded from September 1, 2025 through August 31, 2026, on each place's own plat set; "single-family" is county use code 1, and for an even count the median is the midpoint of the two middle sales.
| Place | 12 months, all improved | 12 months, single-family | Prior 12 months, all improved | Range, 12 months |
|---|---|---|---|---|
| Aqualane Shores, Units 1 to 7 (subject) | 22 at $10,050,000 | 20 at $10,050,000 | 14 at $7,950,000 | $4,500,000 to $20,925,000 |
| Port Royal (14 plat sections) | 30 at $18,050,000 | 25 at $18,000,000 | 19 at $19,000,000 | $800,000 to $55,000,000 |
| Olde Naples, grid plats | 42 at $6,575,000 | 42 at $6,575,000 | 34 at $5,775,000 | $1,885,000 to $24,400,000 |
| Royal Harbor | 17 at $3,150,000 | 16 at $3,425,000 | 16 at $3,530,000 | $2,350,000 to $15,150,000 |
| The Moorings, eight plats | 53 at $5,050,000 | 51 at $5,200,000 | 39 at $4,250,000 | $1,850,000 to $23,265,000 |
| Park Shore, single-family plats | 54 at $4,550,000 | 44 at $5,264,700 | 33 at $4,500,000 | $935,000 to $27,000,000 |
The subject row is the Units 1 to 7 spec; the county's recorded headline of 25 deeds at a $9,750,000 median covers the wider 13 plat and condominium numbers, so the two are not interchangeable.
Port Royal to the south
Port Royal's 14 plat sections show 25 single-family deeds at $18,000,000, the only peer median above Aqualane Shores. Its record sits on Port Royal.
Olde Naples to the north
Olde Naples grid plats, north of the 14th Avenue South edge, show 42 deeds at $6,575,000, every one single-family. Olde Naples is the in-town alternative to the canal lots.
Royal Harbor across Naples Bay
Royal Harbor shows 16 single-family deeds at $3,425,000. It has no Gulf-side lots, and its own page is Royal Harbor.
The Moorings and Park Shore on Doctors Pass
The Moorings' eight plats show 51 single-family deeds at $5,200,000, and Park Shore's single-family plats 44 at $5,264,700. Read The Moorings for that record; Park Shore appears here from the county file only.
Gordon Pass or Doctors Pass: the Gulf route by neighborhood
Aqualane Shores, Port Royal and Royal Harbor reach the Gulf through Gordon Pass; The Moorings and Park Shore use Doctors Pass. Royal Harbor sits east of Naples Bay, with one bridge on the bay north of it (Coast Pilot, as carried) and no clearance figure published.
Why neighborhood medians do not line up
Each median covers only its own plat set and window, so mix, sample size and rebuilt share move it. For other places, see Naples communities.
How do you buy an Aqualane Shores home in Naples, step by step?
Buying an Aqualane Shores home in Naples starts with deciding which of three products you are buying: a house on the plats, a Little Harbour house with its own association, or a condominium unit at Aqualane Manor or Pettit Square. Each follows different documents and rights.
Name traps: which Aqualane is this?
This page covers Aqualane Shores in Naples, ZIP 34102, filed in the MLS under the Developments AQUALANE SHORES and LITTLE HARBOUR; each name below is a different place or record.
| Name | What it is | Telling it apart |
|---|---|---|
| Port Royal | A separate neighborhood across Jamaica Channel | The Port Royal Club admits only owners of eligible Port Royal properties |
| Olde Naples | The neighborhood north of 14th Avenue South | The MLS files Pettit Square under the Development OLDE NAPLES |
| Royal Harbor | The canal neighborhood across Naples Bay | A similarly named place elsewhere in Florida is unrelated |
| A Sarasota corporation | A similar name, dissolved in 1990 | Not this neighborhood |
| Aqualane Manor, Inc. | An inactive corporation | Not Aqualane Manor of Naples, Inc., the condominium association |
| A Vero Beach corporation | A similar name | Not Little Harbour Homeowners' Association, Inc. |
| "Aqualane Shore" and "Little Harbor" | Misspellings on listing websites | The MLS and plat spell Aqualane Shores and Little Harbour |
| Gordon Drive south of the neighborhood | Port Royal addresses | Check the address on a map |
House, lot or condominium: three different checklists
A house on the plats needs the survey, seawall and dock records, permit history and flood papers. A Little Harbour house adds its recorded declaration. A condominium unit adds the s. 718.503 resale documents. Never apply one product's rights to another.
Frontage, canal width and the dock you can build
Canal width decides what dock or lift a lot can carry. Read "What do canal, open bay, Gulf-side and interior lots cost in Aqualane Shores, Naples?" and "What City of Naples rules apply to docks, seawalls, rentals and building in Aqualane Shores?" A depth survey at the seawall is the check.
Ask for the documents before you sign
Request each paper in the table below before the inspection period ends; the seller or association supplies most, and the City holds the permit history.
Check flood, insurance and the 50 percent history before the inspection period ends
Ask your lender for a flood determination, get wind, flood and excess flood quotes early, and ask the City Building Department in writing how earlier permits count toward the 50 percent rule. See "Is Aqualane Shores in Naples in a flood zone?" and "Can you tear down and rebuild an Aqualane Shores home in Naples, and what can you build?"
Little Harbour: declaration, rules, estoppel and Design Review Board history
Little Harbour's dues, approvals, rental, pet and slip rules sit in its recorded declaration and rules. Ask for an estoppel certificate and the Design Review Board history, since the planned development is in that board's reach. See "Is there an HOA in Aqualane Shores, Naples, and who sets the rules?"
Aqualane Manor or Pettit Square: the cancellation window and the condominium documents
A resale at either 14th Avenue South building carries a statutory cancellation window and a document package, including the milestone and SIRS statement where a building is covered. Story counts are unverified, so ask each association. See "What does Florida law require when you buy in Aqualane Shores, Naples?"
Closing: title, stamps, the City tax bill and utility transfer
Order the title search early; part of Unit 1 carries a 1951 recorded declaration. The contract decides who pays closing costs. Figures sit in "What are property taxes on an Aqualane Shores home in Naples?" and "What does an Aqualane Shores home in Naples cost to own and close on?"
| Document | Who provides it | Why it matters here |
|---|---|---|
| Seller's flood disclosure | The seller | Due at or before the contract |
| Elevation certificate | The seller or a surveyor | The county layer holds none here |
| Survey with seawall cap | A surveyor | Shows what a rebuild may do |
| Permits and permit history | The City Building Department | Tests the 50 percent rule |
| Wind mitigation form OIR-B1-1802 | A licensed inspector | Insurers use it to price wind cover |
| Little Harbour declaration and estoppel | The association or seller | Settles dues, approvals and slips |
| Condominium resale documents | The association | Budget, assessments, milestone status |
| Title search | A title agent | Finds the 1951 Unit 1 declaration |
Frequently Asked Questions about Aqualane Shores homes for sale in Naples
Where is Aqualane Shores in Naples, FL?
Aqualane Shores sits in Naples, FL 34102, between Olde Naples at 14th Avenue South and Port Royal across Jamaica Channel. Naples Bay lies to the east, and Gordon Drive and the Gulf-side lots run along the west edge. It is a single-family canal neighborhood.
Is Aqualane Shores inside the City of Naples, and what ZIP code is it in?
Yes. Aqualane Shores began in 1949, the year Naples became a city, on land already inside the town, and its ZIP code is 34102. City of Naples zoning, utilities and police serve it, and it sits in one City millage area.
How many homes are in Aqualane Shores?
The 2026 county roll counts 407 homes with a residence row across the 13 Aqualane Shores plat and condominium numbers in Naples: 382 single-family, 19 condominium units and 6 other residential, on 449 parcels. The City's wider outline holds 557 parcels, a different set, so neither count is divided by the other.
When was Aqualane Shores developed, and when were its houses built?
Aqualane Shores, Inc. and its predecessor partnership bought the Naples land in 1949, and seven plats, Units 1 to 7, were recorded from 1950 to 1958. On the county roll, single-family year built runs from 1950 to 2026 with a median of 2002, and 226 of 382 houses were built in 2000 or later.
How big are Aqualane Shores houses and lots?
Living area comes only from the MLS: the 27 houses sold in Naples in the October 29, 2026 export had a median of 5,362 sq. ft., from 2,347 to 8,984. Our GIS median for plat-core homesites is about 0.32 acre, from 0.23 to 1.12 acre, as carried from September 2026.
What have Aqualane Shores homes sold for recently?
Collier County recorded 25 qualified sales on residential parcels across the 13 Aqualane Shores plat and condominium numbers in Naples from September 1, 2025 to August 31, 2026, at a $9,750,000 median, from $4,500,000 to $20,925,000. Separately, the MLS export of October 29, 2026 shows 27 houses sold in its own 12 months, a different window and record set.
How many Aqualane Shores homes are for sale right now?
A live MLS search on this page shows current availability, and counts change daily. The October 29, 2026 export held 27 active Aqualane Shores houses in Naples, listed from $5,495,000 to $21,995,000, plus 1 active in Little Harbour. Use the search for anything newer.
How long do Aqualane Shores homes take to sell?
In the October 29, 2026 MLS export, the 26 sold Aqualane Shores houses in Naples with a days-on-market entry had a median of 174 days. The middle half ran from 76 to 286.5 days, and the full range was 0 to 747. The quartiles are our reading of listing-agent entries.
Is there an HOA in Aqualane Shores?
No. No mandatory homeowners association covers Aqualane Shores in Naples. Aqualane Shores Association, Inc. is a voluntary civic group whose membership costs $100 a year. Little Harbour and the two 14th Avenue South condominiums have their own associations, and their dues are not published, so ask for the declaration and an estoppel certificate.
Is any part of Aqualane Shores behind a gate?
Little Harbour is the only gated part of Aqualane Shores in Naples. This 1994 planned development in Naples was created by Ordinance 94-7222 for 34 single-family lots, and the county roll shows 32 homes. The rest of the neighborhood's streets are public City of Naples streets.
What are property taxes on an Aqualane Shores home?
All Aqualane Shores homes in Naples share one millage area, 8.9752 mills for 2026; no CDD or non-ad valorem charge applies. The 2026 median single-family bill was $46,551.62. As an illustration, not a bill, the county's recorded $9,750,000 median as an assessed value gives $87,508.20 a year.
Does Aqualane Shores have a CDD or special assessments?
No CDD serves Aqualane Shores in Naples, and the 2026 county roll shows a non-ad valorem charge of $0.00 on all 407 homes. A 2019 gas and fiber assessment, Resolution 2019-14327, shows no balance on that roll. A 2024 undergrounding study led to no assessment in the records we found.
How do canal, open bay and Gulf-side lots differ in Aqualane Shores?
The City's 557-parcel outline for Aqualane Shores in Naples splits into 367 canal, 64 open-water, 17 Gulf-front and 109 interior parcels, by our GIS classification of September 2026. Our MLS pull of September 24, 2026 shows 60-month medians of $7,500,000 for 69 canal-front sales and $10,900,000 for 9 open-bay sales; samples are small.
How do boats get from Aqualane Shores to the Gulf of Mexico?
Boats leave the Aqualane Shores canals in Naples onto Naples Bay and run south through Gordon Pass, about 1.6 to 2.1 nautical miles straight line from the canal entrances. A NOAA chart query found no charted fixed bridge between the canal entrances and Gordon Pass, though residential canals are not charted. Slow Speed applies year-round.
How deep are the Aqualane Shores canals?
No current depth survey for the Aqualane Shores canals in Naples is published, so no depth appears here. City minutes from 2001 call canal depths inconsistent. The federal channel at Gordon Pass is authorized at 12 feet MLLW at the entrance and 10 inside, the Corps' design figures, not canal depths. A depth survey at the seawall is the check.
How long can a dock or boat lift be in Aqualane Shores?
Under City code Sec. 56-93(c)(1), as carried, a pier at Aqualane Shores in Naples may extend the smaller of 15 feet or 10 percent of the waterway width, and a lift, or pier plus lift, the smaller of 25 feet or 25 percent. Canal width decides, so measure first and confirm the current code with the City.
Who maintains the seawalls in Aqualane Shores?
Each owner maintains the seawall on an Aqualane Shores lot in Naples; the voluntary association does not. City code Sec. 52-92, as carried, caps new and replacement walls at 4.8 feet NAVD88 with no minimum. A September 22, 2025 workshop studied a 5.6-foot minimum; no adopted change was found as of October 31, 2026.
Can I tear down and rebuild a house in Aqualane Shores?
Yes, within the City's R1-10 rules and the flood code. A new Aqualane Shores house in Naples is limited to 30 feet in height and must meet the design flood elevation, base flood elevation plus 1 foot. A remodel is tested against the 50 percent rule on structure value, so ask the Building Department in writing for the permit history.
How tall can a new house be in Aqualane Shores?
A new house in Aqualane Shores, Naples, may reach 30 feet under R1-10, as carried from the City code, measured from the greatest of the lowest floor elevation, the state DEP requirement plus 18 inches, the road crown plus 18 inches or natural grade. Side yards are 7.5 feet for the first 15 feet of height, then a 12:12 slope.
Can you rent out an Aqualane Shores home short term?
In Naples, the City's handout, as carried, says single-family rental terms must be 30 days or longer; a property may host short stays on up to three occasions a year but may not be advertised for under 30 days. Sec. 44-8 and s. 509.032(7)(b) bear on this. Ask the City's Code Compliance office and an attorney.
Is Aqualane Shores in a flood zone?
FEMA's map effective February 8, 2024 puts 529 of the 557 parcels in the City's Aqualane Shores outline in Naples in Zone AE, at 8 or 9 feet NAVD88, so a federally backed loan requires flood insurance. The outline sits in evacuation Zone A (Know Your Zone); the flood determination and elevation certificate for the exact home govern.
How high must a rebuilt Aqualane Shores house sit?
A rebuilt Aqualane Shores house in Naples must set its lowest floor at the base flood elevation plus 1 foot, the design flood elevation. With base flood elevations of 8 or 9 feet NAVD88, that is about 9 or 10 feet NAVD88, our inference. Median ground is 5.2 feet NAVD88 (USGS 2018 lidar, as carried).
Did Hurricane Ian flood Aqualane Shores?
The National Hurricane Center reports maximum inundation of 6 to 9 feet above ground in Naples during Ian on September 28, 2022, and USGS high-water marks of about 8 feet NAVD88 stand at 12th Avenue South, just north of Aqualane Shores. No count of flooded Aqualane Shores homes was found; ask each seller for the claim and repair history.
Will Citizens insure an Aqualane Shores house?
Citizens is not available for a structure with a dwelling replacement cost of $700,000 or more, per s. 627.351 as carried, so a buyer in Aqualane Shores, Naples, should expect private-market wind coverage. Flood is a separate policy. Get wind, flood and excess flood quotes before the inspection period ends.
What must an Aqualane Shores seller disclose about flooding?
Under s. 689.302, a seller of an Aqualane Shores home in Naples must complete and provide a flood disclosure at or before the contract is executed. The form asks whether the seller knows of flood damage, filed a flood claim, including NFIP, or received flood assistance, including FEMA.
What is Little Harbour in Aqualane Shores?
Little Harbour is a 1994 planned development inside Aqualane Shores in Naples, with 32 homes built 1996 to 2016 on the county roll. It has its own association, Little Harbour Homeowners' Association, Inc., and a community boat dock facility. Its dues, approvals and slip assignment are not published; the declaration and an estoppel certificate settle them.
What is Aqualane Manor, and how is buying a condo there different?
Aqualane Manor is a 1966 condominium at 310 and 320 14th Avenue South in Aqualane Shores, Naples: 12 units on the county roll, 11 on the state register, so the recorded declaration settles the count. A resale gives the buyer 7 days, excluding Saturdays, Sundays and legal holidays, to cancel under s. 718.503. Ask for the documents.
Is Aqualane Shores part of Port Royal, and can owners join the Port Royal Club?
No. Aqualane Shores and Port Royal in Naples are separate neighborhoods on separate plats, divided by Jamaica Channel. The Port Royal Club is open only to owners of eligible Port Royal properties, so Aqualane Shores owners are not members by address. Its membership page returned not found on October 31, 2026.
Which schools serve Aqualane Shores in Naples?
All 39 Aqualane Shores addresses we tested in Naples were assigned to Lake Park Elementary, Gulfview Middle and Naples High on the district's 2026-27 lookup. State grades for 2026, 2025 and 2024 were A, A, A for Lake Park, A, A, A for Gulfview and A, A, B for Naples High. Assignment is by address and can change.
How far is Aqualane Shores from NCH Baker Hospital and the beach?
From Aqualane Shores in Naples, measured in route miles from 16th Avenue South and 4th Street South (open-source road routing on public map data, computed September 24, 2026, as carried), NCH Baker Hospital, with its emergency department, is 2.2 and the Naples Pier site 0.6. Beach ends at 15th to 18th Avenue South need a resident permit.
Thinking of buying or selling in Aqualane Shores?
Whether you are buying or selling in Aqualane Shores in Naples, the exact home's paperwork matters more than any median: survey, seawall and dock records, flood papers and association documents. Our team works from the Southwest Florida MLS and can help gather them.
Thinking of buying in Aqualane Shores?
- Every Aqualane Shores and Little Harbour listing in Naples
- Aqualane Shores listings new in the past 30 days
Tell us a price band and we will watch for new matches; contact us or meet our agents.
Thinking of selling in Aqualane Shores?
Collier County recorded 25 qualified Aqualane Shores sales in the 12 months to August 31, 2026. Separately, the MLS export of October 29, 2026 held 27 active houses. Frontage, canal width, year built and lot size move a price more than a median does, so for your own home send a valuation request or a message to our team. Our agents' read of the area is in Jesse and Marc's Aqualane Shores neighborhood guide on McGreevy and Comisar.
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About Domain Realty Group in Naples
Domain Realty Group works from three offices (Naples, Bonita Springs and Fort Myers) across Lee, Collier 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. This page draws on the county record of 25 qualified Aqualane Shores sales in the 12 months to August 31, 2026, and on the state, federal and municipal records cited below.
Jesse McGreevy and Marc Comisar lead the team, with over 45 years of combined direct experience. Our agent-partners are on our agents page, and about Domain Realty Group tells the rest. Domain Realty Group has been the number one team in Southwest Florida since 2012, and our Naples office on Galleria Court serves buyers and sellers across Naples, from East Naples to the city, North Naples and Vanderbilt Beach.
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Where to go next: Naples homes for sale and communities, all Naples communities, current listings and about the team.
Sources
Entries without a web address are text citations.
Records, associations and history
- County 2026 property roll and qualified improved sales file, October 27, 2026 bundle, held locally
- County official records, cited as text
- Southwest Florida MLS export of October 29, 2026, members only
- State corporate and condominium records, October 2026, cited as text
- Association home
- Member benefits
- About
- Tax Court opinion
- Naples history
- Unit 1 plat notice
City of Naples records and code
- Ordinance 94-7222
- 1949 charter
- Resolution 16-13769
- Rental handout
- Sec. 44-8 handout
- Seawall checklist
- Utility rates
- Resolution 2019-14327
- Rating System document
- Seawall workshop
- Special assessments
- Millage
- Design Review Board
- Basin IV
- Pier rebuild
- Control line
- R1-10
- Sec. 56-93
- Sec. 52-92
- Workshop minutes
Florida Statutes and rules
- Section 689.302
- Section 718.503
- Section 718.112
- Section 553.899
- Section 161.053
- Section 193.155
- Section 196.031
- Section 201.02
- Section 509.032
- Section 627.351
- Rule 69O-186.003
- Rule 68C-22.023
Flood, storms and insurance
- City flood insurance
- City mitigation guidelines
- City storm facts
- NHC, Ian
- NHC, Helene
- NHC, Milton
- FEMA Risk Rating 2.0
- Citizens
- Reader video, October 2, 2022
- WGCU, 50 percent rule
Boating, schools, healthcare and services