Bayfront Condos for Sale in Naples, FL
Bayfront Naples condos for sale means 155 units in four mid-rise buildings above shops and restaurants on Naples Bay, in Naples, FL, inside the City of Naples, ZIP 34102. The county recorded 10 sales at a $772,500 median in the 12 months to August 31, 2026, and Palazzo at Bayfront is under construction. 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 Bayfront condo buyers in Naples
Bayfront in Naples is one 155-unit condominium built in 2000, so most figures here come from county deeds, one MLS export and the Florida Statutes rather than from a long resale history. Each of the eight points below is traced to the section that carries its source.
- The 2026 county roll counts 155 units in four buildings at 401, 410, 450 and 451 Bayfront Place (36, 36, 39 and 44 units), all with year built 2000, in the City of Naples, ZIP 34102.
- The county recorded 10 qualified sales between September 1, 2025 and August 31, 2026; their median is $772,500, they run from $650,000 to $2,850,000, and about 6.5 percent of the units changed hands.
- The MLS shows 7 sold at a $735,000 MLS median, plus 10 active and 3 pending existing-condominium listings, in the October 29, 2026 export; all 7 sold prices match recorded deeds.
- Palazzo at Bayfront has 35 residences, ground was broken January 23, 2026, and the developer's site reads "starting at $2 Million" as of October 31, 2026; that site shows no delivery date.
- The association's fee amount is not published; listing agents entered $4,152 a quarter ($16,608 a year) in the MLS, per the October 29, 2026 export. No CDD appears on the roll, and the 2026 rate is 8.9752 mills.
- FEMA's map shows Zone AE with a 9-foot base flood elevation at the points queried, and the state's evacuation layer shows evacuation Zone A at those points; a map result at a point is not a determination for a unit.
- A Florida resale contract can be cancelled by written notice within 7 days, excluding Saturdays, Sundays and legal holidays, after the buyer receives the documents. A developer contract for a new residence carries a 15-day window and escrow of payments up to 10 percent of the price.
- Under the state default, a 2000 building's milestone inspection falls due by December 31, 2030, and the structural reserve study deadline is December 31, 2026 at the latest; ask the association where Bayfront stands on both.
What Bayfront condos are for sale in Naples right now?
Bayfront condos for sale in Naples appear in the search below, which lists every Bayfront and Palazzo at Bayfront listing in the Southwest Florida MLS. The search holds results to the district by its two MLS names and a small map box around its addresses, and its price filters follow the recorded sales and Palazzo's list prices.
The listings come from the Southwest Florida MLS and change daily; the search is a convenience, not a guarantee that a home is still available.
Every Bayfront listing and new in the last 30 days
The first link returns every listing carried under the two MLS names. The second narrows the search to listings online for 30 days or fewer, which helps you spot a fresh listing early. Both return condominiums only, because every Bayfront row in the export is a condominium.
Price filters sized to recorded sales
- Bayfront and Palazzo listings under $750,000
- Bayfront and Palazzo listings from $750,000 to $1 million
- Bayfront and Palazzo listings from $1 million to $2 million
- Bayfront and Palazzo listings at $2 million and above
These four links filter by price alone; none narrows a search by building, floor or plan. Their edges follow the county record: of the 10 sales it recorded in the 12 months to August 31, 2026, 5 were under $750,000, 4 were from $750,000 to $999,999, none fell from $1,000,000 to $1,999,999, and 1 was $2,000,000 or more. At the export date, the existing condominium's 10 active listings split 4, 3, 3 and 0 across those same bands in the October 29, 2026 export, and the 5 Palazzo actives sit in the top band, the band that also holds the one recorded sale of $2,000,000 or more.
What the MLS calls Bayfront
In the Southwest Florida MLS, as entered by listing agents, export of October 29, 2026, all 26 Bayfront rows carry the Development name BAYFRONT, ZIP 34102 and the building design Mid Rise (4-7). No other sub-name appears in the export. Two sub-names split the rows, BAYFRONT on 20 rows and PALAZZO AT BAYFRONT on 6, which our search writes as Bayfront and Palazzo At Bayfront. The search pairs those names with a map box of 26.1460 north, 26.1410 south, 81.7920 west and 81.7870 east, about 0.35 by 0.31 miles, drawn around the 465 Bayfront Place address and the Palazzo sites with a small margin.
The names do the filtering, and the box keeps the label from reaching the Marco Island condominium called Bayfront Place. A box is only an approximation, and a listing filed under another name could fall outside it. The name traps are listed under "How do you buy a Bayfront condo in Naples, step by step?"; for a wider look, use all Naples listings.
Resales and pre-construction listings in one search
The export holds 20 existing-condominium rows and 6 Palazzo rows, and one search returns both. The existing rows are listings in the built condominium; the Palazzo rows are pre-construction listings entered by the developer's agents for a building still under construction. The two kinds follow different contract rules, so decide which one a result is before you compare it with another. The existing-condominium figures sit under "What does the MLS show about Bayfront condos in Naples?", and the plans and prices of the new building under "What is Palazzo at Bayfront in Naples, and what has the developer published?".
Recorded sales the MLS window misses
The export's sold window opens October 29, 2025. Three of the county's 10 recorded sales are September 2025 deeds, which fall inside the county's 12-month window and before the MLS window. The county record under "What have Bayfront condos sold for in Naples?" is therefore the complete set, and the MLS is the listed share of it.
What a search cannot filter
These links sort by price, recency and the two MLS names, and nothing else. They cannot separate one building from another, or sort by floor, view, parking assignment or boat slip, since the export carries no usable entry for them and the association's parking assignment and slip terms are not published. One pending row filed under BAYFRONT also carries a 2023 year built, unlike the condominium's 2000, which the MLS section explains. To hear about a particular unit before it reaches the market, contact our team or ask our agents.
What is Bayfront in Naples, and which shops, restaurants and boating businesses share it?
Bayfront in Naples is a mixed-use district on Naples Bay where Goodlette-Frank Road meets US 41, with 155 condominium units above shops, restaurants, offices and boat businesses. The district's own site posts shopping and dining hours of daily 9 a.m. to 9 p.m. This section answers the navigational question briefly, and the rest of the page is about the condos.
The district at 465 Bayfront Place
The district's site, read October 31, 2026, gives its address as 465 Bayfront Place, Naples 34102, and posts shopping and dining hours of daily 9 a.m. to 9 p.m., with residence tours by appointment. The condominium's four buildings stand above ground-floor commercial space in the same district, so a Bayfront address and a Bayfront business are different things. The site also carries a "New Tenants: Coming Soon" placeholder with no names, and Stoneburner Companies lists 465 Bayfront Place as its own address. Gulfshore Business reported on July 17, 2026 that Stoneburner redeveloped an older retail center into Bayfront in 2000. The history has its own section, "Where is Bayfront in Naples, and how did it come about?".
Restaurants on the district's list
Listed on the district's site, October 31, 2026, the dining names are Tavern on the Bay, Ce Soir, K-Rico Mexican Grill, EJ's Bayfront Cafe and Culture Foods, plus Shane's Cabana Bar, a new restaurant marked "Coming Soon". Gulfshore Business reported on July 2, 2026 that Ce Soir opened in the first half of 2026. The district's list also includes at least one restaurant that the same report places among the 2026 closings, so confirm that a business is operating before you go. This page carries no menus or reviews, because a tenant list changes faster than a page about condominium records can.
Shops, design and services
B&B Italia is listed on the district's site, October 31, 2026, as a design studio with a model kitchen. The salons and services on the list are Phenix Salon Suites, Robert of Philadelphia and Sculpted Hot Pilates, and the offices include the developer's own and real estate offices. Gulfshore Business reported on June 18, 2026 a lease of just over 10,000 sq. ft. for Barneys New York beside the B&B Italia showroom, with a target near the end of 2026, and Naples Press repeated the report on June 26, 2026. It is not on the district's tenant list: a reported lease, not confirmed open as of October 31, 2026. A July 17, 2026 column named further planned tenants, and plans are not openings, so none is named here.
Boating businesses at the marina
The district lists Freedom Boat Club, HCB Yachts and Extreme Boat Rentals among its tenants, and Freedom Boat Club's own site lists a Naples Bayfront location. The records disagree about how many boat slips the marina holds, so no slip count is printed on this page. The marina and boardwalk are described under "How are Bayfront's four condominium buildings, marina and Palazzo site laid out in Naples?".
Living above a commercial district
A residence at Bayfront sits over ground-floor commercial space, so the buildings share their address with businesses that post daily hours. Under the City's 2021 planned development ordinance, as carried, the commercial buildings, garages, promenade, streets and docks stay private, and common-area maintenance is shared between the condominium and the project owners. "Who governs the Bayfront condominium in Naples, and what does the association publish?" explains that cost share. Because the tenant list changes, confirm any business before you rely on it.
What have Bayfront condos sold for in Naples?
Collier County recorded 10 qualified Bayfront A Condominium sales in Naples in the 12 months to August 31, 2026, at a $772,500 median (the midpoint of the two middle sales), from $650,000 to $2,850,000; about 6.5 percent of the 155 units changed hands.
Data updated: October 2026. The county record below is the full set of recorded sales, and the MLS section after it covers only the listed share of them.
The 12 months to August 31, 2026
We tracked every qualified deed the county recorded across Bayfront A Condominium's 155 units from September 1, 2025 through August 31, 2026, the last fully qualified month in the county bundle of October 27, 2026, and counted 10. Each deed carries the county's qualified or not-qualified mark, and these figures use qualified improved sales alone. Their median is $772,500, and they run from $650,000 to $2,850,000. Qualified status is the county's own marking, so these figures are the county's count and not a count of every transfer. A sample of 10 is small, so the next subsection prints every price.
All ten recorded prices, lowest to highest
| Order | 1st | 2nd | 3rd | 4th | 5th | 6th | 7th | 8th | 9th | 10th |
|---|---|---|---|---|---|---|---|---|---|---|
| County-recorded price | $650,000 | $655,000 | $655,000 | $675,000 | $735,000 | $810,000 | $815,000 | $850,000 | $995,000 | $2,850,000 |
Five of the ten are under $750,000, four are from $750,000 to $999,999 and one is $2,850,000. The median sits between the fifth and sixth prices. No sale date or building is tied to a price here, because the list shows the spread and not any one unit.
Sales by building: 401, 410, 450 and 451
The county's building field splits the 10 recorded sales across the four buildings as 2, 4, 3 and 1, so each median below is a table cell and not a finding.
| Building (Bayfront Place) | Units | Qualified sales, 12 months to Aug. 31, 2026 | Median of those sales |
|---|---|---|---|
| 401 | 36 | 2 | $735,000 |
| 410 | 36 | 4 | $705,000 |
| 450 | 39 | 3 | $810,000 |
| 451 | 44 | 1 | $2,850,000 |
| All four buildings | 155 | 10 | county median $772,500 |
Collier County recorded sales. A building's median rests on 1 to 4 sales, and where the count is even the median is the midpoint of the middle pair.
Earlier windows and 36 months
| Window | Qualified sales | Median | Range |
|---|---|---|---|
| County-recorded, September 1, 2025 to August 31, 2026 | 10 | $772,500 | $650,000 to $2,850,000 |
| County-recorded, September 1, 2024 to August 31, 2025 | 10 | $1,060,000 | $415,000 to $4,300,000 |
| County-recorded, September 1, 2023 to August 31, 2024 | 9 | $970,000 | $410,000 to $1,860,000 |
| County-recorded, 36 months, September 1, 2023 to August 31, 2026 | 29 | $850,000 | $410,000 to $4,300,000 |
Collier County recorded qualified sales. Each window holds 9 or 10 sales; which units sold (size, building, floor) moves the median more than the market does; the windows are not a price change. The 36-month row is the three windows above it taken together.
Calendar years 2017 to 2026
| Year | Qualified sales | Median | Range |
|---|---|---|---|
| 2017 | 21 | $580,000 | $322,500 to $785,000 |
| 2018 | 11 | $670,000 | $315,000 to $1,045,000 |
| 2019 | 15 | $455,000 | $310,000 to $1,185,000 |
| 2020 | 18 | $600,000 | $330,000 to $1,000,000 |
| 2021 | 32 | $669,500 | $345,000 to $1,520,000 |
| 2022 | 24 | $897,500 | $530,000 to $2,500,000 |
| 2023 | 12 | $993,750 | $755,000 to $1,860,000 |
| 2024 | 8 | $872,500 | $410,000 to $1,450,000 |
| 2025 | 12 | $957,500 | $650,000 to $4,300,000 |
| 2026, through August 31 | 6 | $775,000 | $655,000 to $2,850,000 |
County-recorded qualified sales. A calendar year of 6 to 32 sales; not a price trend. The table starts in 2017 and the 2026 row stops at August 31, so it is a record of what was recorded, not a series to read year against year.
Turnover, first sales and transfers the county did not qualify
Ten qualified sales on 155 units is 6.5 percent of the units in 12 months. The developer's first closings fill the early record: 147 of the 155 units had their first qualified sale in 2000, 1 in 2001, 1 in 2003, 3 in 2004 and 1 in 2017, while 2 have no qualified sale in the county files from 1997 to 2026. The county also recorded 21 transfers in the same 12 months, qualified or not and at any amount. It marks a transfer not qualified for many reasons, and we assign none of them to any of the 21.
Price bands and the IDX filters
| Price band | County-recorded sales, 12 months to Aug. 31, 2026 | Median of those sales |
|---|---|---|
| Under $750,000 | 5 | $655,000 |
| $750,000 to $999,999 | 4 | $832,500 (midpoint of the two middle sales) |
| $1,000,000 to $1,999,999 | 0 | none |
| $2,000,000 and over | 1 | $2,850,000 (listed) |
The county's own seven-band count for the same 12 months is 0 under $500,000, 5 from $500,000 to $749,999, 4 from $750,000 to $999,999, 0 from $1,000,000 to $1,499,999, 0 from $1,500,000 to $1,999,999, 1 from $2,000,000 to $2,999,999 and 0 at $3,000,000 and up. The four price links under "What Bayfront condos are for sale in Naples right now?" use the edges of the first table, and the recorded set covers a year of sales while the listings cover a single day, so a band can hold a recorded sale and no listing, or the reverse.
What does the MLS show about Bayfront condos in Naples?
Bayfront condos in Naples show 7 sold, 10 active and 3 pending existing-condominium listings, plus 6 Palazzo rows, in the Southwest Florida MLS, as entered by listing agents, export of October 29, 2026. The MLS is the listed share of the recorded sales, never an addition to them.
Data updated: October 2026. Every other MLS figure below carries the October 29, 2026 export, and the tables use the same label.
7 sold listings in the October 29, 2026 export
Its sold window covers October 29, 2025 through October 29, 2026, and the 7 sold listings are summarized below. The sold-to-list share uses the List Price field at the time of closing, and every figure is a listing agent's entry rather than a recorded value.
| Measure | Existing-condominium sold listings, the October 29, 2026 export |
|---|---|
| Sold listings | 7 |
| Median sold price | $735,000 (n 7) |
| Sold price range | $655,000 to $2,850,000 |
| Median MLS living area | 1,511 sq. ft. (n 7; 1,126 to 2,504) |
| Median sold price per MLS living square foot | $554 (n 7) |
| Median days on market | 125 (n 7) |
| Median sold price as a share of last list price | 96.0 percent (n 7) |
How the 7 MLS sales sit inside the county record
The county's recorded deeds and the MLS export are one market seen through two record sets. Each of the 7 MLS sold prices equals the price of a deed among the county's 10 recorded sales, so the 7 are among the recorded deeds and not extra sales; the MLS carries 7 of the 10 in the county's set. The 3 deeds with no MLS counterpart are the September 2025 deeds recorded before the export's sold window opened. Closing dates in the two sets sit within 14 days of each other, because the MLS close date and the deed date are entered separately. The two medians come from different groups of sales, so they are never added, averaged or read against each other.
Unit types: one, two and three bedrooms
| Type | Rows | MLS living area (sq. ft.) | Status mix |
|---|---|---|---|
| 1 Bed | 2 | 852 | 2 active |
| 1 Bed plus den | 1 | 1,126 | 1 sold |
| 2 Bed | 10 | 1,126 to 1,518 | 4 sold, 5 active, 1 pending |
| 3 Bed | 7 | 1,633 to 2,504 | 2 sold, 3 active, 2 pending |
Southwest Florida MLS rows for the existing condominium, the October 29, 2026 export; 20 rows in all. Two bedrooms is the largest group at 10 of the 20 rows. No floor plan set for the existing buildings turned up in the sources checked, so the declaration and its exhibits are where a unit's plan is settled.
Sizes and repeating floor plans
Living areas repeat across rows: 1,126 sq. ft. appears on three rows, 1,223 on two, 1,344 on two and 1,511 on three, while 852 sits on both one-bedrooms and 2,504 on both of the largest three-bedrooms. Repeating sizes suggest a small number of repeating floor plans, though the export names no plans. The sizes are listing agents' entries in the MLS, so a unit's own plan and survey govern what it measures.
Price per MLS living square foot and days on market
The median sold price per MLS living square foot is $554 (n 7), and the 10 actives list at a median of $638 per MLS living square foot (n 10), both in the October 29, 2026 export. The two medians describe different groups of units with different sizes, so they are not a comparison. Sold listings spent a median of 125 days on the market (n 7), with the seven values at 0, 6, 10, 125, 258, 437 and 441 days. Active listings show a median of 126 days (n 10), counted to the export date. Sold listings closed at a median of 96.0 percent of their last list price (n 7).
Active and pending at the export date
The export lists 10 active existing-condominium rows, with a median list price of $869,500 ($529,000 to $1,795,000), a median MLS living area of 1,284 sq. ft. (852 to 1,869) and 126 median days on market. These are counts at that date, not a current inventory. By type they are 2 one-bedrooms at 852 sq. ft., 5 two-bedrooms and 3 three-bedrooms.
| List-price band | Active existing-condominium listings (export of October 29, 2026) |
|---|---|
| Under $750,000 | 4 |
| $750,000 to $999,999 | 3 |
| $1,000,000 to $1,999,999 | 3 |
| $2,000,000 and over | 0 |
The export also holds 3 pending existing-condominium rows. Two list at $839,000 and $2,250,000, and one carries a 2023 year built, unlike the condominium's 2000, so it is not treated as a Bayfront resale. The 6 Palazzo rows are covered under "What is Palazzo at Bayfront in Naples, and what has the developer published?".
What the export cannot say
The export has no view or floor field, no parking or storage entry and no resale flag, and its waterfront field is blank on every row. Its fee fields are listing-agent entries, and "What are Bayfront condo fees in Naples, and what is published?" compares them with what the association posts. A fresh Matrix export would fill those gaps, and we will check any unit you are weighing: contact our team.
Where is Bayfront in Naples, and how did it come about?
Bayfront in Naples sits on Naples Bay where Goodlette-Frank Road meets US 41, at 465 Bayfront Place, inside the City of Naples and ZIP 34102. A planned development has governed the site since 1990, the condominium dates to 2000, and Palazzo at Bayfront has been under construction since January 23, 2026.
City and state items are as carried from earlier research, and the news items were read October 31, 2026.
| When | What the record shows | Source |
|---|---|---|
| 1990 to 1997 | Petition 90-R3 rezones "Bayfront Market Place" to a planned development; rezone 96-R1 in 1996; Ordinance 97-7959 in 1997 | City staff report of December 4, 2018, as carried |
| April 11, 2000 | Condominium recorded; the county dates all 155 units to 2000 | State condominium file and county roll, as carried |
| 2002 to 2015 | City approvals for outdoor dining, Building 6 and 7 changes, boat-slip commercial activity, the cabana bar and boat rental kiosks | City staff report, as carried |
| October 26, 2016 | Design Review Board conditional preliminary approval of three new buildings, numbered 6, 7 and 8 | City staff report, as carried |
| January 20, 2021 | Ordinance 2021-14585 amends the planned development | City ordinance, as carried |
| December 15, 2021 | Council agenda item for a two-building site plan at 1301 and 1320 3rd Ave S; 2022 press says Council approved it | City agenda, as carried; Gulfshore Business |
| August 1, 2022 | Gulfshore Business reports the launch of the project now called Palazzo at Bayfront | Gulfshore Business |
| January 23, 2026 | Palazzo at Bayfront groundbreaking | Gulfshore Business; Naples Press |
On Naples Bay where Goodlette-Frank Road meets US 41
The district's street address is 465 Bayfront Place, Naples 34102. Its homes sit east of US 41 and outside Olde Naples proper, as carried. Naples Bay and the Gordon River form the water side, Goodlette-Frank Road and US 41 (Fifth Avenue South here) the land side, and Tin City lies south of US 41.
Inside the City of Naples, ZIP 34102
Bayfront lies within city limits, so a City planned development sets its uses, City utilities serve it and City police cover it. All 155 residence parcels carry ZIP 34102. The tax bill includes a municipal line, and the authorities and totals sit under "What are property taxes on a Bayfront condo in Naples?"
From Bayfront Market Place to a planned development
Petition 90-R3 turned the old Bayfront Market Place into a planned development in 1990. Rezone 96-R1 followed on April 17, 1996, and Ordinance 97-7959 adjusted uses and the site plan on May 7, 1997. Those are planning dates: the City record dates the planning, and the county dates the buildings.
The 2000 condominium and the City approvals that followed
The state file records the condominium on April 11, 2000, and the county gives all 155 units of Bayfront A Condominium a year built of 2000. Gulfshore Business reported on July 17, 2026 that Stoneburner turned an older retail center into Bayfront in 2000. City approvals then came in steps: outdoor dining in 2002, residential changes in Buildings 6 and 7 in 2002 and 2005, the cabana bar in 2006 and 2007, rental kiosks in 2013 and cabana bar standards in 2015.
The 2021 planned development ordinance
Ordinance 2021-14585 (Rezone 19-R7), at second reading on January 20, 2021, amended the planned development. It covers about 11.5 acres at 401 to 499 Bayfront Place and 1301, 1320 and 1333 3rd Ave S. It caps density at 18 units per acre and 192 units in all, sets Buildings 6 and 7 at 50 feet, "4 story over parking", and records about 3 acres (133,350 sq. ft.) of landscaped open space it calls "publicly accessible".
Stoneburner and Bayfront, Inc.
News reports name Stoneburner Development Co. and Stoneburner Companies as the owners and managers of Bayfront, and Palazzo's posts name Stoneburner Development Group. Stoneburner Companies gives 465 Bayfront Place as its address and describes Naples real estate work "since 1990", the company's claim, with no founding year published. Bayfront, Inc., incorporated August 22, 1990, owns the master commercial parcel. The developer is quoted calling Palazzo "the next chapter in the evolution of downtown Naples" (Gulfshore Business, January 30, 2026).
What it backs onto and what is around it
The 2018 City staff report named Mangrove Bay to the north, the Bayfront Inn hotel, a separate business, to the south, the Mariner's Cove condominium to the east and Naples Square to the west. For houses on the water rather than a condominium, see Port Royal and Royal Harbor. The Moorings is another City of Naples area with many condominium buildings.
How are Bayfront's four condominium buildings, marina and Palazzo site laid out in Naples?
Bayfront's 155 condominium units in Naples sit in four buildings at 401, 410, 450 and 451 Bayfront Place, above ground-floor commercial space, beside a marina and boardwalk on Naples Bay. Palazzo at Bayfront's two buildings are going up at 1301 and 1320 3rd Ave S, at the district's northern entrance.
County roll, 2026, Collier County bundle of October 27, 2026. A just value is the county's tax assessment, not a sale price.
| Building | Units | Roll unit numbers | Homestead units | Median 2026 just value | MLS class | Year built |
|---|---|---|---|---|---|---|
| 401 Bayfront Place | 36 | 3201 to 3509 | 5 | $608,112 | Mid Rise (4-7) | 2000 |
| 410 Bayfront Place | 36 | 2201 to 2509 | 7 | $608,112 | Mid Rise (4-7) | 2000 |
| 450 Bayfront Place | 39 | 4201 to 4510 | 15 | $893,670 | Mid Rise (4-7) | 2000 |
| 451 Bayfront Place | 44 | 5201 to 5511 | 9 | $1,058,730 | Mid Rise (4-7) | 2000 |
| All four | 155 | 36 | $712,928 | Mid Rise (4-7) | 2000 |
401 Bayfront Place: 36 condominium units
The county roll counts 36 units at 401, with roll unit numbers running 3201 to 3509 and homestead exemptions on 5 of them for 2026. The median 2026 just value is $608,112, an assessment and not a price anyone paid. The MLS classes the building Mid Rise (4-7), and the county shows year built 2000. Two qualified sales here fall in the 12 months to August 31, 2026, set out with the other buildings under "What have Bayfront condos sold for in Naples?" The public record leaves several things blank for 401: the framing and construction type, the number of assigned parking spaces, balconies and storage. The declaration, the parking assignment sheet on the association's tenant page and the unit's survey settle them.
410 Bayfront Place: 36 condominium units
Homestead exemptions appear on 7 of the 36 units at 410 on the 2026 roll, and the median just value, $608,112, matches 401's. Roll unit numbers run 2201 to 2509. Four qualified sales landed here in the 12 months to August 31, 2026; the prices sit under the sales heading named for 401. The MLS class is Mid Rise (4-7), the year built 2000. The roll says nothing about lifts, balconies, storage lockers or the parking count at 410, and no public page answers those questions either. Read the declaration and its exhibits for layout, the parking assignment for a space and the survey for one unit's footprint, because no listing field and no public page fills those in.
450 Bayfront Place: 39 condominium units
With 39 units, 450 has three more than 401 or 410, and its roll unit numbers run 4201 to 4510. Homestead exemptions cover 15 of the 39, the most of the four buildings, and the median 2026 just value is $893,670, again an assessment and not a sale price. The county dates the building to 2000, and the MLS lists it as Mid Rise (4-7). Three qualified sales were recorded here in the 12 months to August 31, 2026. What the file does not carry for 450 is the construction type, the lift arrangements, any storage and the number of parking spaces. The declaration, the parking assignment and the unit survey answer those, and the association's manager can point to the right document.
451 Bayfront Place: 44 condominium units
At 44 units, 451 is the largest of the four buildings, with roll unit numbers from 5201 to 5511, homestead exemptions on 9 and a median 2026 just value of $1,058,730. That figure is the county's assessment for tax purposes and says nothing about what a unit sells for. The MLS class is Mid Rise (4-7) and the year built is 2000. One qualified sale was recorded here in the 12 months to August 31, 2026, and a single sale tells a reader little about the other 43 units. Balconies, storage, the parking count, framing and lift arrangements are unpublished for 451 as for the rest, and the declaration, its floor plans and the parking assignment hold the answers.
The commercial ground floor and the separate commercial parcel
The master parcel at 465 Bayfront Place is owned by Bayfront, Inc., carries county use code 16 (commercial) and has a 2026 just value of $18,098,136. It is not a home and is never counted among the 155 units. Bayfront Professional Center A Condominium, 30 commercial parcels on 3rd Ave S, is a separate commercial condominium. The 2021 planned development keeps commercial buildings, garages, the promenade, streets and docks private, with common-area maintenance shared between the condominium and the project owners, as carried. The cost split is a document question under "Who governs the Bayfront condominium in Naples, and what does the association publish?" Tenants are named once, under "What is Bayfront in Naples, and which shops, restaurants and boating businesses share it?"
The marina and the waterfront boardwalk
The district calls its marina Bayfront Marina. The association's site and Palazzo's location page describe a waterfront boardwalk with brick-paved pathways and fountains, and the 2021 ordinance records the roughly 3 acres of open space it calls "publicly accessible". The ordinance permits slips "to be sold or rented" and five designated short-term patron moorings. Sources disagree on how many slips exist, so this page prints no slip count. Gulfshore Business reported in July 2026 that a Cabana Bar expansion approved by the Design Review Board would displace some slips. The association's site does not mention slips. Palazzo's developer says slips are "available" to its residents, while January 2026 press called them "an option". Terms, prices and the operator are unpublished.
Palazzo at Bayfront: two buildings at 1301 and 1320 3rd Ave S
Buildings 6 and 7 stand on either side of 3rd Ave S where it meets Goodlette-Frank Road, the district's northern entrance, according to City documents as carried. They are not on the county roll as units; the roll shows the older Bayfront commercial records at that address, also as carried. The developer's sales gallery was at 465 Bayfront Place in 2025, per a developer post. Plans, prices, amenities, timeline and the missing delivery date sit under "What is Palazzo at Bayfront in Naples, and what has the developer published?" Palazzo is a separate purchase path from a resale in the four existing buildings, with its own contract law and its own set of documents to read before signing.
What the county roll does not say: floors, views and parking
The roll's unit numbers begin with a building digit and a second digit from 2 to 5. Reading that second digit as a floor is an inference, and the county itself does not decode it. Views are the same kind of gap: the water side faces Naples Bay and the Gordon River, the land side faces US 41 and Goodlette-Frank Road, and which units face which side is not published. Parking assignments sit in a Parking-Spaces PDF on the association's tenant page, not read for this page, and storage is unpublished. The declaration and its floor plans, the parking assignment and the unit's survey settle all four. Fees, rules and taxes are on the headings for the fee, rules and tax questions.
What is Palazzo at Bayfront in Naples, and what has the developer published?
Palazzo at Bayfront in Naples is a 35-residence condominium under construction in two buildings at 1301 and 1320 3rd Ave S, with ground broken January 23, 2026. The developer lists three-bedroom plans of 2,055 to 2,252 air-conditioned square feet and two penthouses, and its site reads "Residences starting at $2 Million" as of October 31, 2026.
Plans the developer lists, as of October 31, 2026 (palazzoatbayfront.com residences page):
| Residence positions | Beds / baths | Air-conditioned sq. ft. | Lanai sq. ft. | Total sq. ft. |
|---|---|---|---|---|
| Building 7 Residences 01 and 06, Building 6 Residence 01 | 3 / 3 | 2,113 | 280 | 2,393 |
| Building 7 Residences 02 and 05, Building 6 Residence 02 | 3 / 3 | 2,055 | 204 | 2,259 |
| Building 7 Residences 03 and 04, Building 6 Residence 03 | 3 / 3 | 2,252 | 193 | 2,445 |
| Building 7 West Penthouse | 4 / 4 | 3,170 | 475 | 3,645 |
| Building 7 East Penthouse | 4 / 4 | 3,060 | 456 | 3,516 |
Palazzo at Bayfront listings in Southwest Florida MLS, as entered by listing agents, export of October 29, 2026. These are pre-construction listings by the developer's agents; the year-built field is a listing-agent entry.
| Status | List price | Beds | Living area (sq. ft.) | Year-built field |
|---|---|---|---|---|
| Active | $5,300,000 | 4 | 3,170 | 2027 |
| Active | $3,200,000 | 3 | 2,113 | 2027 |
| Active | $2,200,000 | 3 | 2,113 | 2027 |
| Active | $2,200,000 | 3 | 2,252 | 2027 |
| Active | $2,000,000 | 3 | 2,113 | 2027 |
| Pending | $2,615,000 | 3 | 2,113 | 2026 |
| Median of the 5 active rows (n 5) | $2,200,000 | 2,113 | $1,041 per living sq. ft.; 49 days on market |
The earlier name and the 2022 launch
Palazzo at Bayfront was introduced as The Tides at Bayfront, a name Gulfshore Business recorded in its August 1, 2022 launch story and in a November 8, 2024 column that described a later name change. Earlier developer posts used a lower starting figure. Design Review Board item 22-DRB1 of February 23, 2022 covered 35 units and a 1,100 sq. ft. amenity building, and developer posts of April 2024 name BCBE as general contractor.
35 residences in Buildings 6 and 7
Thirty-five residences is the developer's count, repeated by Gulfshore Business and the Design Review Board agenda. The plan table lists 11 positions of the 35, and the count per plan is not published. The developer's introduction describes three-bedroom homes in four floor plans, while the table on the same page lists two four-bedroom penthouses in five rows. The table governs.
Three-bedroom plans and two penthouses
The three-bedroom plans list 2,113, 2,055 and 2,252 air-conditioned square feet, with lanais of 280, 204 and 193 and totals of 2,393, 2,259 and 2,445. The West Penthouse lists 3,170 plus a 475 lanai, 3,645 in all, and the East Penthouse 3,060 plus 456, 3,516 in all. Named features include floor-to-ceiling windows, an open great room with lanai, "covered parking" for Residences 01 and 06, double walk-in closets and a private balcony in the West Penthouse. The Residence 01 plan sheet warns that square footage may vary by calculation method and that plans may change.
What Palazzo costs: the developer's wording and the MLS list prices
The developer's headline wording is in the lead above. The MLS shows 5 active Palazzo listings at $2,000,000 to $5,300,000 in the October 29, 2026 export. Three actives of 2,113 sq. ft. list from $2,000,000 to $3,200,000, and the export does not say why. The 4 Bed active at 3,170 sq. ft. lists at $5,300,000, a size that matches the West Penthouse. One listing is pending at $2,615,000 and no sale is recorded. No sales pace or deposit schedule is published. Fee estimates sit under "What are Bayfront condo fees in Naples, and what is published?"
Construction status and the missing delivery date
Construction began on January 23, 2026, per Gulfshore Business on January 30 and Naples Press on January 29. The developer's residences, lifestyle and home pages, read October 31, 2026, give no delivery date, and the showroom is marked coming soon. The year-built field reads 2027 on the five active listings and 2026 on the pending one; those are listing-agent entries. Naples Press's line about roughly two years of construction describes The Avenue, a different project.
Amenities, parking and boat slips the developer lists
As of October 31, 2026, the developer lists a pool and spa with cabanas, loungers and barbecue areas, a poolside clubhouse with an indoor chef's kitchen, a fitness room, kayak and paddleboard access and Freedom Boat Club reservations. It says slips at the on-site marina are "available" to Palazzo residents; January 2026 press called them "an option". The 2021 ordinance requires two parking spaces per dwelling unit for Buildings 6 and 7. These are planned features of a building under construction.
Who builds it and what is not yet on record
BCBE is the general contractor, Dyehouse Comeriato Architect is the architect and 4141 Design Group leads interior selections, with B&B Italia at Bayfront hosting a design studio with a model kitchen. No condominium is recorded yet. The Department of Business and Professional Regulation lists a developer registration for "Palazzo at Bayfront, a Condo" (extract of October 24, 2026, as carried), and the state corporate record search of October 28, 2026 showed no association. The developer's disclaimer page says "oral representations cannot be relied upon" and points to the documents required by s. 718.503. Deadlines and escrow sit under "What does Florida condominium law mean for a Bayfront buyer in Naples?"
What amenities come with a Bayfront condo in Naples, and what is not published?
A Bayfront condo in Naples comes with what the Bayfront condominium association's public pages list: a clubhouse with wireless internet, tennis and pickleball courts used first come, a car wash area and two designated dog areas. The district adds a waterfront boardwalk, and anything beyond that is a document question for the manager.
Association pages read October 31, 2026, unless the row says otherwise.
| Item | What the source says | Source | What to request |
|---|---|---|---|
| Clubhouse | Exists; wireless internet mentioned | Association FAQ | Hours and booking rules |
| Tennis and pickleball | Courts used on a "1st come basis" | Association FAQ | Court rules |
| Car wash | Area at the north end of the East garage | Association FAQ | Use rules |
| Dog areas | Two designated corners of the parking structures | Association FAQ | Pet rules |
| Boardwalk and paths | Waterfront boardwalk, brick-paved pathways, fountains | Association site | Public-access terms |
Clubhouse, tennis and pickleball courts
The association's FAQ names a clubhouse with wireless internet, and gives no hours or booking rules. It lists tennis and pickleball courts used on a "1st come basis", with no court count published. Ask the manager for the rules that govern both, and for any fee the declaration attaches to them.
What the association's pages do not list
Beyond those items, the association's public pages do not list a pool; ask the manager what the residents' amenities include. A fitness room and storage are unpublished too, so none is assumed. Get any amenity you need confirmed in the documents before making an offer.
Parking structures, the car wash and the dog areas
The car wash area is at the north end of the East garage. The designated dog areas are at the southeast corner of the East Parking structure and the northeast corner of the West Parking structure, with no count, size or breed rule attached. Pet rules sit under "What leasing, pet, parking and boat rules apply at Bayfront in Naples?"
The boardwalk and the district's public spaces
The association's site and Palazzo's location page describe the waterfront boardwalk, and the district's site mentions brick-laden pathways. How the 2021 ordinance's "publicly accessible" open space works day to day is a question for the district's owner. The marina side is covered under the marina heading in "How are Bayfront's four condominium buildings, marina and Palazzo site laid out in Naples?"
Palazzo's amenities are its own
The pool and spa, clubhouse and fitness room the developer lists belong to Palazzo's future association, as planned. Whether owners in the existing four buildings may use them is not published. The offering documents are where a use right would be written down if one exists.
What to request before you offer
Ask for the Resident's Information Sheet the FAQ names, the rules, the parking assignment and any charge for an amenity or a slip. For building condition, the documents are the milestone summary and the structural reserve study; "What does Florida condominium law mean for a Bayfront buyer in Naples?" explains when they apply. Contact us or ask our agents if a request stalls.
What is near Bayfront in Naples, and which schools, healthcare and services serve it?
Bayfront in Naples puts Tin City 0.13 route miles and Fifth Avenue South 0.65 route miles from 1301 3rd Ave S, as carried. NCH Baker Hospital is 1.3 route miles from 465 Bayfront Place and Naples Municipal Airport 3.1. The district's school lookup returns Lake Park Elementary, Gulfview Middle and Naples High.
| Place | route miles from 465 Bayfront Place (open-source road routing on public map data, computed October 31, 2026) |
|---|---|
| NCH Baker Hospital | 1.3 |
| Coastland Center | 2.2 |
| Naples Municipal Airport | 3.1 |
| Waterside Shops | 5.8 |
| I-75 Exit 105 (Golden Gate Parkway) | 6.4 |
| Mercato | 8.0 |
| I-75 Exit 107 (Pine Ridge Road) | 8.6 |
| Southwest Florida International Airport (RSW) | 35.6 |
| Place | Route miles from 1301 3rd Ave S, as carried (about 0.1 mile from 465 Bayfront Place) |
|---|---|
| Tin City | 0.13 |
| Fifth Avenue South | 0.65 |
| Third Street South | 1.37 |
| Naples Pier | 1.57 |
| Naples Botanical Garden | 3.3 |
Tin City, Fifth Avenue South and Third Street South
Tin City is south of US 41, a short walk from the district, and Fifth Avenue South is a short walk too. Third Street South lies farther along, at 1.37 route miles from 1301 3rd Ave S as carried.
The Naples Pier and the beach ends
The City reports that the Naples Pier is closed for rebuilding. Construction began January 6, 2026, the last of 193 pilings was driven October 7, 2026, and the pier is on schedule to reopen in July 2027, a $23.5 million project (City page, as carried). The City names the Broad Avenue South and 13th Avenue South beach ends as nearby access in the meantime.
Shopping, theater and gardens
From 465 Bayfront Place, Coastland Center is 2.2 route miles, Waterside Shops 5.8 and Mercato 8.0. Gulfshore Playhouse's Baker Theatre opened in October 2024 at 1st Ave S and Goodlette-Frank Road, as carried. Baker Park, the Gordon River Greenway and Cambier Park are nearby by name, with no distance given. Naples Botanical Garden is 3.3 route miles from 1301 3rd Ave S.
Interstate and airports
I-75 Exit 105 at Golden Gate Parkway is 6.4 route miles by the first table's method and Exit 107 at Pine Ridge Road is 8.6. Naples Municipal Airport is 3.1, and Southwest Florida International Airport (RSW) is 35.6. Treat these as map distances; real trips vary with traffic.
Hospital and immediate care
NCH Baker Hospital, 350 7th St N, lists an emergency department and sits 1.3 route miles by the same method, or about 0.8 mile in a straight line. NCH Medical Group Immediate Care Southeast, 7717 Collier Blvd, is the nearest immediate-care site in NCH's own directory. It is not downtown and was not routed. Confirm hours on the provider's site.
Schools and grades
For 465 Bayfront Place, the district lookup carried from the earlier research pack (school year 2026-27) returns Lake Park Elementary, Gulfview Middle and Naples High, at 1100 Golden Eagle Cir. State grades come from the district's 2025-2026 grades PDF, and the district earned an A for the ninth consecutive year.
| School | Grades, school years 2021-22 to 2025-26 |
|---|---|
| Lake Park Elementary | A, A, A, A, A |
| Gulfview Middle | A, A, A, A, A |
| Naples High | B, B, B, A, A |
Assignment is by address and can change each year; confirm it with the district's attendance boundary lookup. Palazzo's new addresses returned no record yet.
City police, fire-rescue and utilities
City of Naples Police headquarters is at 355 Riverside Circle, and City of Naples Fire-Rescue serves addresses inside the city limits. City utilities serve those addresses too, as carried from the City's billing page. The trash and recycling provider and the electric provider are not stated in the research, so confirm both on a recent bill. For the wider market, see the Naples guide.
Who governs the Bayfront condominium in Naples, and what does the association publish?
Bayfront in Naples has one residential association, incorporated with the state and run by Southwest Property Management. Its website bills assessments quarterly and posts no dollar amount, budget, reserve study or lease rule in readable text. A cost-sharing arrangement with the district's commercial owner sits in the City's planned development.
| Item | What the public pages carry | Document that holds the answer | Issued by |
|---|---|---|---|
| Assessment amount | Quarterly billing; autopay or a mailed lockbox payment with the unit ID | Budget; estoppel certificate | The manager |
| Reserve study, milestone summary, insurance | Nothing posted | Study; summary; certificate of insurance | The association |
| Application, approval timing, lease minimum | Absent from readable text | Declaration; application packet | The manager |
| Boat slips | The association's site does not mention them | Declaration; the district owner's records | The association; Bayfront, Inc. |
The association, its website and its manager
The association runs bayfrontcondos.net. The site's page title reads "Bayfront Condominium Association" and its footer reads "Bayfront Place Condominium Association", a style of name that an unrelated 18-unit association on Marco Island also carries. The address line is 401 to 499 Bayfront Place, Naples 34102, and the home page names Southwest Property Management as manager. In running text we write "the Bayfront condominium association"; the recorded declaration gives the legal name. To weigh other downtown associations, start from Naples communities.
The recorded condominium and the state's records
The state's condominium file lists BAYFRONT, A CONDO, recorded April 11, 2000, with Bayfront Condo of Naples, Inc. as managing entity (extract of October 24, 2026, as carried). The state corporate record, cited here as text, shows that corporation filed February 28, 2000, active, with an annual report dated April 7, 2026. The two public sets disagree on one count: the state's condominium file lists 156 units and the 2026 county roll carries 155 residential parcels; the recorded declaration settles the count. Elsewhere we use 155.
What the association's website publishes
Assessments are quarterly, by autopay or a mailed lockbox payment. A Tenants page lists public PDFs by title: a Tenant Quick Reference Guide, Tenants Rules, Parking-Spaces, Hurricane Preparedness, a Tornado Information Sheet and a site plan image. The FAQ names a clubhouse, courts, a car wash area and dog areas, which "What amenities come with a Bayfront condo in Naples, and what is not published?" covers. Member-only sections were not opened.
What it does not publish, and the document that holds each
The public pages carry no amount, budget, reserve schedule, reserve study, milestone report, insurance certificate, application form, approval timing, lease minimum or cap, moving or renovation rule, or slip rule. The declaration and rules answer the rule questions, the budget and estoppel certificate the money questions, and the study, summary and certificate of insurance the building questions. Ask the manager first.
The cost share with the commercial owner
The City's Bayfront planned development, Ordinance 2021-14585 (as carried), places the non-commercial remainder under condominium ownership and shares common-area maintenance between the condominium and the project owners. Commercial buildings, garages, the promenade, streets and docks stay private under Bayfront, Inc. No master association entity turned up in any public record, though the master HOA field holds an entry above $0 on 3 of the 20 existing MLS rows. Ask the manager for any shared-cost agreement and its annual amount.
Palazzo at Bayfront's association does not exist yet
Palazzo at Bayfront has no recorded condominium. The state lists only a developer registration for "Palazzo at Bayfront, a Condo" (extract of October 24, 2026, as carried), and a corporate record search on October 28, 2026 found no association entity (as carried). Its estimated budget belongs in the developer's offering documents.
What does Florida condominium law mean for a Bayfront buyer in Naples?
A resale contract on a Bayfront condo in Naples lets the buyer cancel within 7 days, excluding Saturdays, Sundays and legal holidays, after the association's documents arrive. A Palazzo at Bayfront contract is a separate developer sale with its own 15-day window and deposit escrow. Milestone and reserve-study rules reach buildings of three habitable stories or more.
| Statute (read October 31, 2026) | What it provides | A resale buyer asks for | A developer-sale buyer asks for |
|---|---|---|---|
| s. 718.503(2) and (1) | Voidable clause on a resale; 15-day legend on a developer sale | Declaration, bylaws, rules, budget, question-and-answer sheet | Offering documents; the cancellation clause |
| s. 718.202 | Escrow before completion | Does not apply | Escrow agent, release terms, interest |
| s. 718.112(2)(f) and (g) | Reserve study and reserves | Latest study; budget reserve lines | Estimated budget |
| s. 553.899 | Milestone inspection | Summary or status | No certificate of occupancy yet |
| s. 718.116(8) | Estoppel certificate | Certificate with fee and any assessment | A later resale |
The resale cancellation window, s. 718.503(2)
When the contract carries the voidable clause, written notice inside the window ends the deal, and the seller bears the cost of supplying the papers. If the buyer acknowledged receiving everything more than 7 such days before signing, the alternative clause governs and the right does not arise. A purported waiver has no effect, and the right ends at closing. Contact us for a second look at your contract's dates.
The milestone and SIRS statement in a resale contract
A resale contract signed after December 31, 2024 must carry a conspicuous statement saying whether a milestone inspection and a structural integrity reserve study are required and not done, not required, or done. A buyer who has not received the milestone summary, turnover report or study, where one applies, gets a separate 7-day voiding right with the same exclusions. Ask which statement your contract carries.
Milestone inspections, s. 553.899
A condominium building of three habitable stories or more needs an inspection by December 31 of the year it reaches 30 years from its certificate of occupancy, then every 10 years. For a 2000 certificate that default is December 31, 2030 (2000 plus 30; the certificate date was not verified, and the county's year built is 2000). A local agency may choose 25 years near salt water, which would have meant December 31, 2025; the City of Naples interval is not verified, so ask the association whether an inspection has been done and request the summary. Press accounts call the buildings five-story and the MLS class is Mid Rise (4-7), so the stories test is met.
Structural reserve studies and reserves, s. 718.112
The study is due at least every 10 years for each building of three or more habitable stories. Associations in existence on or before July 1, 2022 had to finish theirs by December 31, 2025, and the statute says "in no event" later than December 31, 2026. For budgets adopted on or after December 31, 2024, a unit-owner-controlled association that needs the study cannot vote to waive or reduce reserves for the items it covers, and it may borrow or open a line of credit to pay for required work. Bayfront's study status is not published, so request the study and the budget's reserve lines.
Buying at Palazzo: 15 days and deposit escrow, s. 718.503(1) and s. 718.202
A Palazzo buyer signs a developer contract with its own legend: cancellation within 15 days after signing and receiving every required document, and no closing inside that period without a separate signed agreement. A voided contract returns the deposit with interest. Section 718.202 has the developer escrow all payments up to 10 percent of the sale price while construction is not substantially complete. Amounts above that go to a special escrow and may pay construction costs only once building has begun and only if the contract allows. "Completion" means a certificate of occupancy for the entire building. Reservation deposits are refundable on written request. The agent and deposit schedule are unposted, so read the escrow paragraph before you sign.
The estoppel certificate, s. 718.116(8)
The association must issue the certificate within 10 business days of a written or electronic request. The fee cap is $250 with nothing owed; rush delivery inside 3 business days adds $100, and a unit with delinquent amounts can add up to $150. A late certificate carries no fee. Ask the manager for the current inflation-adjusted fee. The certificate also states any assessment approved or scheduled, so our agents ask for it early.
What are Bayfront condo fees in Naples, and what is published?
The Bayfront condominium association in Naples bills assessments quarterly and posts no amount. Listing agents entered $4,152 a quarter on 15 of 20 existing-unit rows in the October 29, 2026 MLS export, and five of six Palazzo listings carry an estimate of $2,200 a quarter; the budget and the estoppel certificate hold the real figures.
Fee fields in the Southwest Florida MLS, as entered by listing agents, export of October 29, 2026:
| Item | Values as entered | Rows | MLS field, as entered by listing agents, the October 29, 2026 export; not published by the association |
|---|---|---|---|
| Condo Fee | $4,152.00 on 15; $0.00 on 5 | 20 existing | MLS field |
| HOA Fee/Freq | $0 on 18; the same quarterly entry on 1; $2,143 Quarterly on 1 | 20 existing | MLS field |
| Master HOA Fee/Freq | $0 on 17; the same quarterly entry on 2; $4,167 Quarterly on 1 | 20 existing | MLS field |
| Total Annual Recurring Fees | $16,608 on 18; $16,668 on 1; $8,572 on 1 | 20 existing | MLS field |
| Application Fee | $150.00 on 18; $0.00 on 2 | 20 existing | MLS field |
| Transfer, Mandatory Club, Rec Lease | $0.00 on all 20 (missing or not entered) | 20 existing | MLS field |
| Palazzo HOA Fee/Freq | $2,200 Quarterly on 5; $2,132 Quarterly on 1 | 6 Palazzo | MLS field |
| Palazzo condo, master, application, transfer | $0 on all 6 | 6 Palazzo | MLS field |
The quarterly assessment: billed, not posted
We tracked every fee field in the October 29, 2026 MLS export across all 26 Bayfront rows, 20 in the existing condominium and 6 at Palazzo at Bayfront, and set each against what the association publishes. The association confirms quarterly billing and two payment routes, autopay or a mailed lockbox payment with the unit ID. It gives no amount, so every dollar figure here is a listing agent's entry, not a bill.
What the MLS fee fields show for the existing condominium
Total Annual Recurring Fees read $16,608 on 18 rows, with one row at $16,668 and one at $8,572. The Application Fee entry is $150.00 on 18 rows and $0.00 on 2. Transfer, club and recreation-lease fields read $0.00 on all 20, which means missing or not entered rather than waived; ask the estoppel certificate to list any transfer or capital charge.
The quarterly entry in annual and monthly terms
Four quarterly payments of the entered amount make $16,608 a year, and a third of one payment is $1,384 a month; both are arithmetic on an MLS entry. One HOA row and one total row sit far below the rest and are left unexplained: entries are inconsistent; do not average them.
Palazzo at Bayfront's fee estimates
Five Palazzo rows enter $2,200 Quarterly ($8,800 a year) and one enters $2,132 Quarterly ($8,528 a year); the condo, master, application and transfer fields read $0 on all six. These are listing-agent estimates for a building with no recorded declaration; the estimated budget in the offering documents governs.
What dues may cover, and the master cost share
The insurance share, the reserve contribution and the master cost share are each unposted. Deductibles and uninsured damage are common expenses; "How do storms, wind and insurance work for a Bayfront condo in Naples?" explains the split, and "Who governs the Bayfront condominium in Naples, and what does the association publish?" covers the shared maintenance. Ask for the budget lines for each.
How to get the real number, and special assessments
The current budget, the estoppel certificate and the manager's written answer give the number. No special assessment is publicly reported as of October 31, 2026 in the association's pages, state data, City records or news searched; that is a search result, not a guarantee, and the estoppel certificate states any assessment approved or scheduled. Ask for the last two years of minutes too.
What are property taxes on a Bayfront condo in Naples?
Every Bayfront unit in Naples sits in City of Naples millage area 259, taxed at 8.9752 mills for 2026, with no CDD and no non-ad valorem line. The 2026 median bill across the 155 units was $6,075.56, and a full year at the $772,500 county median works out to about $6,933.34.
| Taxing authority (2026) | Mills |
|---|---|
| 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 board | 2.2480 |
| Collier Mosquito Control | 0.1331 |
| Water Pollution Control | 0.0246 |
| Conservation Collier | 0.1772 |
| Total, area 259 | 8.9752 |
One millage area and its authorities
All 155 units fall in area 259. The county's tables group the total as 3.2125 for county purposes, 4.1470 for schools, 1.2900 for the municipality and 0.3257 for other districts. Every unit pays the same rate; assessed value and exemptions differ.
No CDD and no non-ad valorem charge
No community development district appears among the authorities, and the non-ad valorem column reads $0.00 on all 155 units. No service or special-district charge rides on the 2026 tax bill for these units.
What the 2026 roll shows by building
Homestead appears on 36 of the 155 units, 23.2 percent. A seller's bill reflects the seller's exemptions and assessment history, not yours, and a just value is not a price.
| Building (Bayfront Place) | Units | Homestead units | Median 2026 total tax | Median 2026 just value |
|---|---|---|---|---|
| 401 | 36 | 5 | $5,322.36 | $608,112 |
| 410 | 36 | 7 | $5,322.36 | $608,112 |
| 450 | 39 | 15 | $7,697.77 | $893,670 |
| 451 | 44 | 9 | $8,020.86 | $1,058,730 |
A full-year illustration at $772,500 and $2,000,000
Assessed value is set equal to price here, so each result is an illustration, not a bill. At the $772,500 county median, a year runs $6,933.34 ($577.78 a month), and $6,581.44 with homestead. At $2,000,000, where the developer's site starts and the lowest Palazzo list price in the October 29, 2026 export sits, a year runs $17,950.40 ($1,495.87 a month), and $17,598.50 with homestead. The $2,000,000 figures are computed with the county's 2026 rate; the county's homestead saving at this area is $351.90 in each case.
Homestead
The Florida Department of Revenue's homestead page, read October 31, 2026 (as carried), says the exemption "may decrease taxable value by as much as $50,000" and qualifies the home for Save Our Homes. You apply through the county property appraiser.
What does a Bayfront condo in Naples cost to buy and close on?
At the $772,500 county median, with 20 percent down and a 30-year loan at 7.24 percent, principal and interest on a Bayfront condo in Naples run $4,211.66 a month, or $4,789.44 with property tax, before association dues and insurance. A resale buyer in Collier customarily pays the owner's title policy.
| Case | Loan | Principal and interest | Tax a month | With tax | Homesteaded |
|---|---|---|---|---|---|
| $772,500 county median | $618,000 | $4,211.66 | $577.78 | $4,789.44 | $4,760.11 |
| $2,000,000 | $1,600,000 | $10,903.97 | $1,495.87 | $12,399.84 | $12,370.51 |
MLS field entry $4,152 a quarter, about $1,384 a month, as entered by listing agents, the October 29, 2026 export; not published by the association.
Monthly cost at the county median
The $618,000 loan sits under the $832,750 conforming limit. Tax uses the area's 2026 rate on the price as assessed value. Association dues and insurance come on top; neither has a published figure, so get the manager's written answer and an insurance quote.
At $2,000,000, a Palazzo-level price
The $1,600,000 loan is a jumbo loan, so lender terms may differ. The row uses the same rate and tax method and is a calculation input, not a quote for any residence.
What a rate a year earlier did
With a rate of 6.17 percent a year earlier, the $618,000 loan carried principal and interest of $3,773.04 a month and the $1,600,000 loan $9,768.38. The rate is a separate input from price.
Title, note stamps, intangible tax and deed stamps
| One-time item | $772,500 county median | $2,000,000 |
|---|---|---|
| Owner's title policy | $3,937.50 | $7,575.00 |
| Note stamps (35 cents per $100 of the loan) | $2,163.00 | $5,600.00 |
| Intangible tax (0.2 percent of the loan) | $1,236.00 | $3,200.00 |
| Buyer subtotal, financed 80 percent | $7,336.50 (0.95 percent of price) | $16,375.00 (0.82 percent of price) |
| Cash buyer, title policy only | $3,937.50 | $7,575.00 |
| Seller's deed stamps (70 cents per $100) | $5,407.50 | $14,000.00 |
The title rate follows rule 69O-186.003: $5.75 per $1,000 to $100,000, $5.00 from there to $1 million and $2.50 above. The Collier custom puts the owner's title policy on the buyer in a resale. On a developer sale the purchase agreement decides who pays the owner's title policy and the deed stamps, so read the contract. The lender's policy, endorsements, settlement, recording, survey, inspection, estoppel certificate and application fee are not included.
Money at contract and before closing
On a resale, the contract sets the deposit and the dates; the estoppel and application costs sit under "What are Bayfront condo fees in Naples, and what is published?". For a developer contract, the escrow rules sit under "What does Florida condominium law mean for a Bayfront buyer in Naples?".
What leasing, pet, parking and boat rules apply at Bayfront in Naples?
Bayfront in Naples falls under a City of Naples planned development that, as carried, does not permit transient lodging, and City code treats more than three rentals a year of under 30 days as transient. The association posts tenant rules as PDFs but no lease minimum in readable text, so the declaration and rules govern.
| Topic | What is posted | Document | Issued by |
|---|---|---|---|
| Leasing | Tenant PDFs by title; no minimum or cap in readable text | Declaration; Tenants Rules | The association |
| Pets | Two dog areas named | Declaration and rules | The association |
| Parking | Parking-Spaces PDF; car wash area | Parking assignment | The manager |
| Boat slips | Nothing on the association's site | Declaration; district owner's records | The association; Bayfront, Inc. |
Leasing and the City's transient-lodging rule
The planned development text, merged with strike-through edits and carried at moderate confidence, does not allow transient lodging on the property, and Sec. 44-8 of City code treats more than three rentals a year of under 30 days as transient. The Tenants Rules and Tenant Quick Reference Guide were not read for this page; read them and the declaration before you offer. Palazzo has no recorded rental rule, and a 2018 conditional-use history for Buildings 6 and 7 is not a current permission.
Approval and applications
The association posts no application form, fee or approval timing. The MLS shows an Application Fee entry of $150.00 on 18 of the 20 existing rows, described with its label under "What are Bayfront condo fees in Naples, and what is published?". Ask the manager in writing whether an application applies and how long approval takes.
Pets and the designated dog areas
The FAQ names two dog areas: the southeast corner of the East Parking structure and the northeast corner of the West Parking structure. It posts no count, size or breed rule. Read the declaration and rules for limits.
Parking, vehicles and the car wash
Assigned parking sits in a Parking-Spaces PDF on the Tenants page, linked but not read. The FAQ places the car wash area at the north end of the East garage. Spaces per unit are unposted, so request the unit's assignment. Palazzo's parking is under "What is Palazzo at Bayfront in Naples, and what has the developer published?".
Boat slips and the marina
The planned development allows slips "to be sold or rented", and the association's site does not mention them. Who sells or rents a slip, and on what terms, is unposted. Ask the association and the district's owner in writing, and treat any slip as a document separate from the unit. The marina is described under "How are Bayfront's four condominium buildings, marina and Palazzo site laid out in Naples?".
Renovation, moving and storm preparation
No renovation or moving rule is posted as readable text. The Tenants page lists a Hurricane Preparedness sheet and a Tornado Information Sheet by title; their text was not read. Ask the manager for the renovation approval steps and the storm instructions owners receive.
Is Bayfront in Naples in a flood zone?
FEMA's effective map shows Zone AE, a Special Flood Hazard Area, with a 9-foot base flood elevation at the Bayfront and Palazzo points queried in Naples and no wave-action VE zone, so a federally backed loan there requires flood insurance; the flood determination and elevation certificate for the exact building govern.
| Record | Date | What it says |
|---|---|---|
| FEMA effective map | Effective February 8, 2024; points queried October 21 and 28, 2026 | Zone AE at the points sampled; no VE returned |
| Base flood elevation | Same queries | 9 feet at five points; 10 feet at one water-edge point |
| Lender rule and waiting period | City page, as carried | Flood insurance required on a federally backed loan; NFIP coverage begins after 30 days |
| Elevation certificates | Not found | Needs City permit records; ask the association |
| City floodplain rules | City page, as carried | 50 percent rule; base flood elevation plus 1 foot for new construction |
| Evacuation layer | State layer of July 24, 2026 | Zone A at the points sampled |
What the FEMA map shows at Bayfront
The map was queried at 465, 410 and 451 Bayfront Place and at 1301 and 1333 3rd Ave S (as carried). Each returned Zone AE with a base flood elevation of 9 feet, and one water-edge point returned 10 feet. The query did not print the datum of the 9-foot figure, so check the datum on the building's elevation certificate. A result at a point is not a result for a unit: the flood determination and elevation certificate for the exact building govern.
Lenders, cash buyers and the 30-day wait
A federally backed mortgage on a building inside a Special Flood Hazard Area requires flood insurance, and a National Flood Insurance Program policy takes 30 days to begin, per the City's page. A cash buyer faces no such requirement, but the association's flood coverage, if any, still matters. Start the quote early, because the wait can outlast a short closing.
Elevation certificates and the building's lowest floor
No elevation certificate for any Bayfront building turned up in the sources checked; they would sit in City permit records or with the association. The lowest floor, the garage and the mechanical areas matter more to cost than the zone letter. Ask the association for each building's certificate.
City of Naples floodplain rules for repairs and new buildings
Under the City's rules (as carried), repairs or improvements costing 50 percent or more of a building's pre-damage value trigger current flood code. The City's design flood elevation for new construction is the base flood elevation plus 1 foot, which reaches a building like Palazzo and is not a figure for the 2000 buildings. For a renovation, the flood determination and elevation certificate for the exact building govern.
The Community Rating System reduction
The City holds Community Rating System Class 5 (page read October 28, 2026), which it describes as a reduction of up to 25 percent on eligible NFIP policies. A private flood policy may not see the reduction, so ask each insurer how it prices the City's class.
Evacuation Zone A and Know Your Zone
The state's evacuation layer, updated July 24, 2026, places the sampled Bayfront-area points in evacuation Zone A. Evacuation zones and flood zones answer different questions. Enter the exact address in the state's Know Your Zone tool before storm season. Coastal High Hazard Area status was not confirmed either way. Naples buyers comparing waterfront areas should check each address separately.
How do storms, wind and insurance work for a Bayfront condo in Naples?
A Bayfront owner in Naples depends on two layers: the association's master policy for the building and the owner's own HO-6 policy for the unit, with flood a separate question for both. Hurricane Ian in 2022 brought maximum inundation of 6 to 9 feet above ground in Naples by the National Hurricane Center's count; Helene and Milton followed in 2024.
What the storm record shows for downtown Naples and Naples Bay
For Ian on September 28, 2022, a U.S. Geological Survey sensor on Naples Bay at the Bayfront coordinates reached 7.10 feet (NAVD88), the Center's maximum inundation in Naples was 6 to 9 feet above ground, high-water marks near the Gordon River Bridge stood 4 to 5 feet above ground, and the Naples Pier gauge read 6.18 feet above mean higher high water before it failed. For Helene in September 2024 the Center reported 2 to 4 feet above ground south of Bonita Beach, including Naples, with the Naples Bay gauge at 4.02 feet above mean higher high water; for Milton in October 2024, 3 to 5 feet and a gauge reading of 5.08 feet. The datums differ, so do not subtract one reading from another or from the 9-foot elevation. No Bayfront-specific damage report was found in the sources checked.
Who insures what in a Florida condominium
Under s. 718.111(11), as carried, the association insures the building as originally installed, with full insurable value set by an independent appraisal at least every 3 years. The master policy leaves out items serving one unit: personal property, floor, wall and ceiling coverings, electrical fixtures, appliances, water heaters, water filters, built-in cabinets and countertops, and window treatments. Deductibles and damage above coverage are common expenses and can become an assessment. The owner's HO-6 policy covers the unit's interior items, personal property, liability and loss of use, and usually not flood.
Flood coverage for the building and for the unit
An association may carry flood coverage under the National Flood Insurance Program's condominium form, an RCBAP (as carried). Its building limit is the lesser of replacement cost or $250,000 for each unit, with $100,000 for contents. Coinsurance can limit payment if the building is insured below 80 percent of replacement value. When an RCBAP exists, the unit owner's own NFIP policy is capped at $250,000 for the unit. Whether Bayfront's association carries flood is not published, so request the certificate of insurance; the flood determination and elevation certificate for the exact building govern.
Hurricane deductibles and flood verification
An insurer must offer a condominium association a per-policy-year or per-hurricane deductible option (state financial services pages, as carried). Since 2023, insurers that issue wind coverage and require flood coverage verify it at issuance or renewal, and a master flood policy can satisfy the check. The master deductible's size is unposted; the certificate of insurance shows it.
Citizens and HO-6 policies
Citizens' own page says its HO-6 is "available to condominium-unit owners who live in the condominium unit" and does not cover the building exterior. A June 1, 2023 bulletin, posted for historical reference, says condominium unit-owner policies no longer need flood coverage to be eligible. Its 2022 association bulletin sets building coverage at 100 percent of replacement cost (as carried). Eligibility is not a given, so get quotes on the specific unit.
Wind mitigation and what is not published about the buildings
The state's uniform mitigation form, OIR-B1-1802, records roof deck, opening protection and related features; whether a building-level report serves a unit owner depends on the insurer. The 2000 buildings' windows, doors, roof and construction type are not posted, so ask the association for any mitigation report. Quotes depend on the unit's floor, contents, deductible, flood zone and the association's flood coverage. Florida also runs a My Safe Florida Condominium program; whether Bayfront qualifies was not checked. No insurance figure is printed because none could be verified for Bayfront.
Where do Bayfront condo prices sit among downtown Naples condominiums?
Bayfront in Naples had 10 qualified sales recorded by the county at a $772,500 median for the year ending August 31, 2026, and eight downtown Naples condominiums follow, drawn from the same county files. They run from older buildings near the bay to the newer Naples Square and Eleven Eleven Central buildings.
Each cell counts qualified, improved sales deeded from September 1, 2025 through August 31, 2026; "10 at $772,500" means 10 sales at that median (the midpoint of the two middle sales when the count is even). Cells of 1 to 5 sales stay in the table.
| Community | Year built (county) | Units (county) | Year to Aug. 31, 2026 | Range | Year before |
|---|---|---|---|---|---|
| Bayfront | 2000 | 155 | 10 at $772,500 | $650,000 to $2,850,000 | 10 at $1,060,000 |
| Mariner's Cove | 1979 | 84 | 3 at $800,000 | $745,000 to $869,000 | 4 at $925,000 |
| Beaumer | 1985 | 88 | 4 at $551,500 | $415,000 to $637,000 | 0 |
| The Old Cove | 1964 to 1989 | 160 | 6 at $407,500 | $140,000 to $550,000 | 2 at $470,000 |
| Naples Square I | 2015 | 72 | 5 at $1,560,000 | $1,289,000 to $2,800,000 | 4 at $1,640,000 |
| Naples Square II | 2017 | 72 | 8 at $1,612,500 | $1,020,000 to $2,950,000 | 1 sale |
| Naples Square III | 2019 | 77 | 9 at $2,100,000 | $1,325,000 to $2,790,000 | 6 at $1,643,750 |
| Quattro at Naples Square | 2023 | 64 | 7 at $3,125,000 | $2,225,000 to $4,550,000 | 4 at $3,600,000 |
| Eleven Eleven Central | 2020 to 2023 | 206 | 13 at $2,390,000 | $1,150,000 to $3,400,000 | 13 at $1,925,000 |
Mariner's Cove and Beaumer, older condominiums near the bay
Mariner's Cove (year built 1979, 84 units) is an older condominium on Naples Bay along Goodlette-Frank Road. Beaumer (1985, 88 units) sits on River Point Drive near the Gordon River. Their 3 and 4 qualified sales are too few for a prose median.
The Old Cove on Broad Avenue South
The Old Cove is a 1960s condominium of 160 units on Broad Avenue South at the bay. Its 6 qualified sales in the window sit at a $407,500 median, from $140,000 to $550,000.
Naples Square I, II and III
These newer downtown condominiums sit off Third Avenue South, and our Naples Square page covers each of the four finished buildings. Naples Square I had 5 sales, so its cell stays in the table. Naples Square II (2017) logged 8 at a $1,612,500 median, and Naples Square III (2019) logged 9 at $2,100,000.
Quattro at Naples Square
Quattro at Naples Square, the newest Naples Square building (2023, 64 units), logged 7 sales at a $3,125,000 median, from $2,225,000 to $4,550,000.
Eleven Eleven Central
Eleven Eleven Central is a newer downtown condominium on Central Avenue with 206 residences on the 2026 county roll. Its 13 sales sit at a $2,390,000 median, from $1,150,000 to $3,400,000.
Why downtown medians do not line up
Each median describes only the deeds recorded in its window, and year built, unit size and sample size differ by row. Palazzo at Bayfront and The Avenue (50 condominiums above retail, groundbreaking January 22, 2026, per Gulfshore Business) are not yet on the roll, so neither has a county sale. For other comparisons, see Naples communities.
How do you buy a Bayfront condo in Naples, step by step?
Buying a Bayfront condo in Naples starts with knowing which contract you are signing, a resale at Bayfront A Condominium or a pre-construction purchase at Palazzo, because each follows different statutes. The seven steps below each turn on one document or decision and the office that issues it.
Name traps: which Bayfront is this?
This page covers the Bayfront district in Naples, ZIP 34102, listed in the MLS as development BAYFRONT; each name below is a different place or business.
| Name | What it is | Telling it apart |
|---|---|---|
| Bayfront Place on Marco Island | An 18-unit condominium in ZIP 34145 whose association has a similar footer-style name | A different city and ZIP; this page's search box keeps it out |
| Bayfront Gardens | A community at Barefoot Beach, ZIP 34134 | A different ZIP, not the downtown district |
| Bayfront Professional Center | A commercial condominium on 3rd Ave S | Commercial parcels, never counted as homes |
| Bayfront Inn 5th Ave | A separate hotel business at 1221 5th Ave S | Not part of the condominium |
| Bayfront homes elsewhere | Waterfront homes on Naples Bay or other water | Check the address and MLS development name |
| Palazzo at Bayfront | 35 residences under construction at 1301 and 1320 3rd Ave S, introduced under an earlier marketing name | See What is Palazzo at Bayfront in Naples, and what has the developer published? |
Resale or pre-construction: two different contracts
A resale at Bayfront A Condominium is a contract for one existing unit, with the association's documents arriving through the seller. A Palazzo purchase is a contract with the developer for a residence in a building under construction. Ask which one you are reading.
Ask for the documents before you sign
For a resale, request the declaration, rules, current budget, structural integrity reserve study if one exists, milestone inspection summary, certificate of insurance, recent board minutes and the unit's parking assignment. The association's public pages post none of the budget, study, summary or certificate.
Read the milestone and SIRS statement in the contract
Resale contracts signed after December 31, 2024 must carry a conspicuous statement on the milestone inspection and the structural integrity reserve study: required and not completed, not required, or completed. Compare it with the association's summary, which you should ask for by name. For the statutes, see What does Florida condominium law mean for a Bayfront buyer in Naples?
Check flood and insurance before the inspection period ends
Ask the association for each building's elevation certificate and certificate of insurance, then ask your lender for a flood determination on the exact unit. For the map readings, see Is Bayfront in Naples in a flood zone? For coverage layers, read How do storms, wind and insurance work for a Bayfront condo in Naples?
Palazzo: the offering documents, the escrow paragraph and the 15 days
A Palazzo buyer receives the developer's offering documents under s. 718.503, including the estimated budget. Read the escrow paragraph for the escrow agent, the deposit schedule and when funds may be used; the developer has posted none of these. The statute gives 15 days to cancel.
Closing: estoppel, title, application and the City tax bill
On a resale, order the estoppel certificate early; it states amounts owed and any assessment approved or scheduled. Collier custom has the buyer pay the owner's title policy on a resale, while a Palazzo contract decides who pays it. The numbers are in What are property taxes on a Bayfront condo in Naples? and What does a Bayfront condo in Naples cost to buy and close on?
Papers to collect before you close:
| Document | Source | What it answers |
|---|---|---|
| Purchase agreement and, on a resale, the s. 718.503 documents | The seller or the developer | Price, deposit, cancellation terms |
| Recorded declaration, rules and amendments | Collier County official records | Leasing, pet, parking, slip and use rules |
| Budget, reserve study and milestone summary | The association, through its manager | Assessment, reserves, structural condition |
| Certificate of insurance | The association's insurer or manager | What the master policy covers |
| Estoppel certificate | The association | Amounts owed, assessments approved or scheduled |
| Elevation certificate and flood determination | A surveyor and your lender | The flood status of the exact building |
| Offering documents and escrow paragraph (Palazzo) | The developer | Estimated budget and deposit handling |
Frequently Asked Questions about Bayfront Naples condos for sale
Where is Bayfront in Naples, FL?
Bayfront in Naples, FL is a mixed-use district on Naples Bay where Goodlette-Frank Road meets US 41, at 465 Bayfront Place. Its 155 condominium units sit in four buildings at 401, 410, 450 and 451 Bayfront Place, above ground-floor shops and restaurants.
Is Bayfront inside the City of Naples, and what ZIP code is it in?
Yes. Bayfront sits inside the City of Naples, in ZIP 34102, which all 26 Bayfront rows in the October 29, 2026 export carry. A City planned development governs the district, and City utilities serve it. Taxes are covered under What are property taxes on a Bayfront condo in Naples?
How many condos are in Bayfront, and in how many buildings?
The 2026 county roll lists 155 condominium units in Bayfront A Condominium across four buildings in Naples: 401 Bayfront Place has 36, 410 has 36, 450 has 39 and 451 has 44. Palazzo, a separate 35-residence project, is under construction and not on the roll as units.
When were the Bayfront condos built?
The county records year built 2000 on all 155 Bayfront residence rows in Naples, and 147 units had their first qualified sale in 2000. The residential side opened in 2000, on a site that was a retail center before the redevelopment (Gulfshore Business, July 17, 2026). Palazzo began construction January 23, 2026.
What sizes and bedroom counts do Bayfront condos have?
Living area comes only from the MLS. In the October 29, 2026 export, Bayfront's 20 existing rows in Naples list one-bedroom units at 852 square feet, two-bedroom units at 1,126 to 1,518 and three-bedroom units at about 1,600 to 2,500. Repeating sizes suggest repeating floor plans.
What have Bayfront condos sold for recently?
Collier County recorded 10 qualified Bayfront sales in Naples for the year ending August 31, 2026, at a $772,500 median, from $650,000 to $2,850,000. Separately, the MLS lists 7 sold, at a $735,000 MLS median in the October 29, 2026 export; those 7 are recorded deeds, not extra sales.
How many Bayfront condos are for sale right now?
A live MLS search runs on this page for Bayfront in Naples. The October 29, 2026 export held 10 existing-condominium actives and 5 Palazzo actives, counts that change daily. Rows are broken out under What does the MLS show about Bayfront condos in Naples?
How long do Bayfront condos take to sell?
In the October 29, 2026 export, the 7 sold Bayfront listings in Naples show a median of 125 days on market, from 0 to 441, and the 10 active listings a median of 126 so far. Seven sales are a small sample.
What are the condo fees at Bayfront in Naples?
The Bayfront condominium association bills assessments quarterly, and the amount is not published; the budget and the estoppel certificate hold it. Some listing agents entered $4,152 a quarter in the October 29, 2026 export, an MLS entry. See What are Bayfront condo fees in Naples, and what is published?
Does Bayfront have a CDD or a master association?
No CDD: the 2026 county roll shows no community development district among Bayfront's taxing authorities in Naples and $0.00 of non-ad valorem charges on all 155 units. No master association entity was identified in public records, though the City's planned development sets a cost share with the commercial owner.
What are property taxes on a Bayfront condo?
Every Bayfront unit in Naples sits in one City of Naples millage area, 259, at 8.9752 mills for 2026, with no CDD and no non-ad valorem line. The 2026 median tax bill is $6,075.56; as an illustration, not a bill, a year at the $772,500 county median would be about $6,933.34.
Who manages the Bayfront condominium association?
Southwest Property Management is named on the Bayfront condominium association's home page as its manager in Naples. The state corporate record lists the entity as Bayfront Condo of Naples, Inc., active, with an annual report filed April 7, 2026. Ask the manager for the association's documents.
Has the Bayfront condominium had a special assessment?
None publicly reported as of October 31, 2026: the Bayfront condominium association's public pages, state data, City records and news searched through that date show none in Naples. That is not a guarantee, because the estoppel certificate states any assessment approved or scheduled, so request one.
Do the Bayfront buildings need a milestone inspection and a reserve study?
Yes: press and the MLS put Bayfront's buildings in Naples above three habitable stories, where the statutes apply. The state default sets a 2000 building's milestone inspection at December 31, 2030, with a local 25-year option, and a reserve study is due by December 31, 2026 at the latest. Status is not published.
How long do I have to cancel a Bayfront resale contract?
A Florida resale contract with the voidable clause lets a Bayfront buyer in Naples cancel in writing within 7 days, excluding Saturdays, Sundays and legal holidays, after signing and receiving the association's documents. The seller supplies them, and the right ends at closing. A Palazzo purchase follows a separate contract.
What is Palazzo at Bayfront?
Palazzo is a 35-residence condominium under construction in two buildings at 1301 and 1320 3rd Ave S, inside the Bayfront district in Naples, with ground broken January 23, 2026. The developer lists three-bedroom plans of 2,055 to 2,252 air-conditioned square feet and two penthouses, as of October 31, 2026.
How much does a Palazzo at Bayfront residence cost?
As of October 31, 2026, the developer's site reads "Residences starting at $2 Million" for Palazzo in Naples. The MLS lists 5 actives from $2,000,000 to $5,300,000 and 1 pending in the October 29, 2026 export. No sale is recorded, and no sales pace is published.
When will Palazzo at Bayfront be finished?
Construction began January 23, 2026, and the developer has not published a delivery date for Palazzo in Naples. The MLS year-built field reads 2027 on the 5 actives and 2026 on the pending row, but those are listing-agent entries, not a schedule. Check the developer's site and the contract.
How are deposits protected on a Palazzo at Bayfront contract?
Under s. 718.202, a Palazzo developer in Naples must escrow payments up to 10 percent of the sale price before construction is substantially complete; later payments go to a special escrow. The buyer may cancel within 15 days of signing and receiving the required documents.
What will the association fees be at Palazzo at Bayfront?
No Palazzo budget is public yet in Naples, and no association exists because no condominium is recorded. Listing agents entered $2,200 a quarter on 5 of 6 Palazzo rows in the October 29, 2026 export, an estimate. The developer's offering documents carry the estimated budget that governs.
Can you rent out a Bayfront condo?
The City of Naples planned development for Bayfront, as carried, does not permit transient lodging, and City code Sec. 44-8 treats more than three rentals a year of under 30 days as transient lodging. The association posts tenant rules as PDFs but no readable lease terms, so the declaration governs leasing.
Are pets allowed at Bayfront?
The Bayfront condominium association's public pages name two designated dog areas in Naples, at the southeast corner of the East Parking structure and the northeast corner of the West Parking structure. No pet count, size or breed rule is posted, so read the declaration and rules before you offer.
Does Bayfront have a clubhouse, tennis courts or a pool?
The Bayfront condominium association's FAQ in Naples names a clubhouse with wireless internet and tennis and pickleball courts used first come. Pool amenities are not listed on its public pages, so ask the manager what residents' amenities include. Palazzo's pool and spa are the developer's listing for its own building.
Can I keep a boat at Bayfront?
The City's planned development allows slips at the Bayfront marina in Naples to be sold or rented, but no slip count, price, terms or operator is published, and the association's site does not mention slips. Ask the association and the district's owner in writing.
What shops and restaurants are at Bayfront Naples?
At Bayfront Naples, the district's site, read October 31, 2026, lists Tavern on the Bay, Ce Soir, K-Rico Mexican Grill, EJ's Bayfront Cafe, Culture Foods, a B&B Italia design studio and salons, with Shane's Cabana Bar marked Coming Soon. Barneys New York is a reported lease, not confirmed open as of October 31, 2026.
Is Bayfront Naples in a flood zone?
FEMA's effective map shows Zone AE, a Special Flood Hazard Area, with a 9-foot base flood elevation at the Bayfront points queried in Naples, so a federally backed mortgage requires flood insurance. A map result at a point is not a unit determination: the flood determination and elevation certificate for the exact building govern.
What hurricane evacuation zone is Bayfront in?
The state's evacuation layer, updated July 24, 2026, shows evacuation Zone A at every Bayfront point sampled in Naples. Evacuation zones and flood zones answer different questions, and zones can be redrawn, so enter the exact address into Know Your Zone, the state's lookup.
Which schools serve Bayfront in Naples?
For 465 Bayfront Place in Naples, the district lookup carried in our research (school year 2026-27) returns Lake Park Elementary, Gulfview Middle and Naples High. State grades for 2021-22 to 2025-26 are A each year at the first two and B, B, B, A, A at Naples High. Assignment is by address.
Which hospital is closest to Bayfront in Naples?
NCH Baker Hospital, 350 7th St N in Naples, is 1.3 route miles from 465 Bayfront Place (open-source road routing on public map data, computed October 31, 2026), and NCH lists an emergency department there. Immediate Care Southeast, 7717 Collier Blvd, is NCH's nearest immediate-care site and was not routed.
Is Bayfront in Naples the same as Bayfront Place on Marco Island, Bayfront Gardens or the Bayfront Inn?
No. Bayfront in Naples is the downtown district in ZIP 34102. Bayfront Place on Marco Island is an 18-unit condominium in ZIP 34145, Bayfront Gardens is at Barefoot Beach in ZIP 34134, and the Bayfront Inn is a separate hotel on 5th Ave S. Each is a different place or business.
Thinking of buying or selling at Bayfront?
Whether you are buying or selling at Bayfront in Naples, the exact unit's paperwork matters more than any median: its declaration, estoppel certificate, flood documents and, at Palazzo, the offering documents. Our team works from the Southwest Florida MLS and can pull those papers together.
Thinking of buying a Bayfront condo?
Tell us a price band or plan and we will watch for new matches; contact us or see our agents.
Thinking of selling a Bayfront condo?
Collier County recorded 10 qualified Bayfront sales for the year ending August 31, 2026, about 6.5 percent of the 155 units; each unit's size, building and floor move a median more than the market does. For a figure on your own unit, start with a home valuation request or a note to our team. The agents' view of the area is in Jesse and Marc's Bayfront 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 10 qualified Bayfront 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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Sources
Entries without a web address are text citations.
Records and rates
- County 2026 property roll (download of October 27, 2026) and the county's qualified improved sales file for September 2025 through August 2026, held locally
- Collier County official records, cited as text
- State condominium file, BAYFRONT, A CONDO, extract of October 24, 2026, cited as text
- State corporate record for the association, search of October 28, 2026, cited as text
- MLS export of October 29, 2026 (Southwest Florida MLS; members only)
- Department of Revenue exemptions
- Rule 69O-186.003
- Freddie Mac rate survey
The association and its documents
- Association home
- Association FAQ
- Tenants page
- Owners Corner page (no budget, reserve study or milestone posting on public pages as read October 31, 2026)
- Tenants Rules PDF
- Tenant Quick Reference Guide PDF
- Parking-Spaces PDF
The district and the developer
- District site
- Developer home
- Developer residences
- Developer lifestyle
- Developer location
- Developer disclaimers
- Developer design center
- Developer post, April 10, 2024, introducing Palazzo at Bayfront
- Developer post, April 15, 2024, naming BCBE as general contractor
- Developer page on the Bayfront district
- Stoneburner Companies
- Freedom Boat Club location
- Gulfshore Playhouse, Baker Theatre
City of Naples records
- City document
- City document
- City staff report PDF
- City Design Review Board agenda PDF
- Flood insurance
- Development in the floodplain
- Floods, storms and hurricane facts
- Milestone inspections
- Pier rebuild
Florida Statutes
Flood, storms and insurance
- FEMA Community Rating System
- FEMA RCBAP form
- Florida CFO insurance changes
- Citizens residential policies
- Citizens 2023 flood bulletin
- NHC Ian report
- NHC Helene report
- NHC Milton report
Schools and healthcare
- Attendance boundaries
- District 2025-2026 grades PDF
- NCH Baker emergency department
- NCH Immediate Care Southeast
News and history
- Gulfshore Business, 2022 launch
- Gulfshore Business, November 2024
- Gulfshore Business, January 30, 2026
- Gulfshore Business, June 18, 2026
- Gulfshore Business, July 17, 2026
- Gulfshore Business, mid-2026 restaurants
- Naples Press, January 29, 2026
- Naples Press, June 26, 2026
- Naples Press, first-half 2026 restaurants
- Naples history