Naples Luxury Homes for Sale

Collier County recorded 1,134 qualified home sales of $2 million or more in Naples ZIP codes in the 12 months to August 31, 2026, at a median of $3,103,500: 776 single-family homes and 358 condos. That is one Naples home sale in eight. 319 of them closed at $5 million or more, at a $7,750,000 median, and 106 cleared $10 million.

On this page “luxury” means a recorded sale price of $2 million and up, the line we use for every county figure below. This guide covers where those sales happen, what each luxury community actually closed at on the county record, which clubs are equity or bundled, which neighborhoods are gated, and what really moves the price of a Naples luxury home: the Gulf, the water, the lot and the flood map. Every named community links to its own page, and the full list is on our Naples communities index. The parent guide to the whole market is Naples homes for sale.

By Jesse McGreevy and Marc Comisar, Domain Realty Group, the #1 team in Southwest Florida since 2012. Data updated: October 2026. Call Domain Realty Group at 239-441-2816.

Naples luxury homes for sale: Collier County recorded sales of $2 million and up by Naples ZIP code, 12 months to August 31, 2026 — Naples luxury real estate runs from Gulf-front estates in Port Royal and Olde Naples to guard-gated golf communities east of I-75.

Key takeaways for Naples luxury buyers

Collier County recorded 1,134 qualified Naples sales at $2 million or more in the 12 months to August 31, 2026, at a $3,103,500 median: 776 single-family homes and 358 condos.
319 sales closed at $5 million or more (median $7,750,000), 106 closed at $10 million or more, and the top recorded home sale was $55,000,000, on a Port Royal plat.
ZIP 34102 (Olde Naples, Port Royal, Aqualane Shores, Coquina Sands) led with 287 sales at $2 million and up; its single-family median was $6,200,000.
Port Royal posted the highest community median we track: 30 qualified sales at $18,050,000 in the 12 months to August 31, 2026, with no gate, no condos and voluntary association dues.
The busiest luxury address on the county record was the NBC Residences condominium on the Naples Beach Club site: 38 builder-direct sales at a $17,250,000 median.
Grey Oaks and Mediterra carry mandatory equity club membership; Quail West requires a House membership with golf optional; Pelican Bay’s golf club is optional.
None of the Gulf-side City of Naples neighborhoods (Port Royal, Olde Naples, Aqualane Shores, The Moorings, Park Shore, Coquina Sands) is gated, and none has a mandatory master HOA.

Naples luxury snapshot, 12 months to August 31, 2026	Recorded sales	Median price
All luxury sales, $2 million and up (single-family plus condo)	1,134	$3,103,500
Single-family, $2 million and up	776
Condo, $2 million and up	358
$5 million and up	319	$7,750,000
$10 million and up	106
All Naples sales over $1 million	2,493	$1,825,000
All Naples improved home sales (for scale)	9,146	$610,000

Source: Collier County Property Appraiser public files (bundle dated October 27, 2026; the county had finished marking sales qualified through August 31, 2026, so the window ends there), DOR-qualified sales over $1,000 on parcels in the 14 Naples ZIP codes. Luxury counts use single-family and condo use codes.

Naples luxury homes for sale right now

Every active Naples luxury listing we can search is linked below, sorted from the highest price down. The first two searches start at $2 million, the line this page uses for luxury; the next two start at $5 million, where the estate market begins. Data updated: October 2026.

To tour any of these homes privately, contact Domain Realty Group or call 239-441-2816 and a Naples luxury specialist will arrange the showings. You can also meet our agents first.

Search Naples luxury by home type

Our other Naples home-type guides go deeper on each slice of the luxury market: Naples waterfront homes for sale, Naples golf homes for sale, Naples condos for sale, new construction homes for sale in Naples, land and lots for sale in Naples and Naples 55+ communities.

What did Naples luxury homes sell for?

Collier County recorded 1,134 qualified sales at $2 million or more in Naples ZIP codes in the 12 months to August 31, 2026, at a $3,103,500 median. They were 12 percent of the 9,146 improved home sales recorded in the same 14 ZIP codes, whose overall median was $610,000. Data updated: October 2026.

Single-family homes carry the luxury market. 776 of the luxury sales were houses, 16 percent of the 4,749 single-family sales in Naples that year; 358 were condos, 9 percent of 4,163 condo sales. At the very top the gap widens: of the 319 sales at $5 million and up, 231 were houses and 88 were condos.

Price band, 12 months to August 31, 2026	All recorded sales	Single-family	Condo
$1,000,000 to $2,000,000	1,356	878	459
$2,000,000 to $5,000,000	817	545	270
$5,000,000 and up	320	231	88

Source: Collier County Property Appraiser, Naples ZIP codes, qualified sales. The “All” column also counts a handful of co-op, mobile and small multifamily sales, so it can run one or two above the sum of the two right-hand columns.

How many Naples homes sell for more than $5 million and $10 million?

319 Naples home sales recorded at $5 million or more in the 12 months to August 31, 2026, at a median of $7,750,000, and 106 of those closed at $10 million or more. The highest qualified single-family or condo sale in the window was $55,000,000, recorded on a Port Royal plat; the Southwest Florida MLS places that closing on Cutlass Lane in January 2026 (MLS report pulled September 24, 2026).

The record price on a Port Royal plat sits just outside that window: a reported $85,000,000 sale in April 2025, covered by the Business Observer. Port Royal has also been ranked among the most expensive neighborhoods in the country, first by the Robb Report in November 2018.

Why the county count differs from the MLS

County figures come from recorded deeds that the Property Appraiser marks as qualified (an arm’s-length sale). They include builder sales and private sales that never touch the MLS, but Collier marks fewer high-rise condo sales as qualified, so in condo-heavy places like Pelican Bay the county count is a floor. Where a community research file carries an MLS figure, we show it with its pull date.

Where are the luxury homes in Naples? Luxury by ZIP code

Luxury in Naples concentrates in four places: the Gulf-side City of Naples in ZIP 34102 and 34103, Pelican Bay and Vanderbilt Beach in 34108, and the guard-gated golf corridor east of the Trail in 34119, 34110 and 34105. Those six ZIP codes held 904 of the 1,134 luxury sales in the 12 months to August 31, 2026. Data updated: October 2026.

ZIP code	Main luxury areas	Sales at $2M+	All recorded sales	Overall median	Single-family median
34102	Olde Naples, Port Royal, Aqualane Shores, Coquina Sands, south Moorings, downtown condos	287	508	$2,500,000	$6,200,000
34108	Pelican Bay, Bay Colony, Vanderbilt Beach	194	662	$1,092,500	$1,512,500
34103	Park Shore, The Moorings	165	506	$1,250,000	$2,437,500
34119	Quail West and the North Naples golf corridor	98	922	$685,000	$899,000
34110	Mediterra, North Naples	96	648	$677,500	$1,000,000
34114	Caymas, East Naples	82	1,092	$580,000	$785,000
34105	Grey Oaks	64	423	$600,000	$1,300,000
34109	North Naples	54	583	$639,900	$939,000
34113	South Naples	48	734	$612,500	$832,450
34120, 34112, 34104, 34117, 34116	Inland and East Naples	46 combined

Source: Collier County Property Appraiser, qualified sales, 12 months to August 31, 2026.

34102: the most expensive ZIP code in Naples

ZIP 34102 is the only Naples ZIP where more than half of all recorded home sales, 287 of 508, cleared $2 million. Its overall median was $2,500,000 and its single-family median was $6,200,000. Everything here is inside the City of Naples: Port Royal, Olde Naples, Aqualane Shores, Coquina Sands and the south end of The Moorings, plus the downtown condo buildings along Central Avenue.

34103 vs 34108: Park Shore and The Moorings vs Pelican Bay

ZIP 34103 (Park Shore and most of The Moorings) recorded 165 luxury sales and a $2,437,500 single-family median. ZIP 34108 recorded more luxury sales, 194, but a lower $1,512,500 single-family median, because Pelican Bay and Vanderbilt Beach are condo-heavy: Pelican Bay is about 92 percent condominium by its services division’s count. In both ZIP codes the Gulf-front towers set the top of the condo market.

34119 and the golf corridor

ZIP 34119 recorded 98 luxury sales, mostly in guard-gated golf communities such as Quail West. The ZIP’s overall median of $685,000 hides how high its gated clubs trade: Quail West alone recorded 43 sales across its Collier and Lee sides at a $4,100,000 median in the 12 months to August 31, 2026. Next door, ZIP 34110 recorded 96 luxury sales with Mediterra at its center, and ZIP 34105 recorded 64, led by Grey Oaks.

Which Naples communities have the most luxury sales?

The community table below uses each community’s own research file: recorded county sales for the 12 months to August 31, 2026 at all prices, the product, the ZIP, the golf membership rule and the gate. Communities whose files we could not open this month are in the second table, with their county $2 million and up figures. Data updated: October 2026.

Community	Product	ZIP	County sales, 12 months (median)	Golf membership	Gated
Port Royal	Waterfront estate homes; no condos	34102	30 ($18,050,000); single-family 25 at $18,000,000	None (the Port Royal Club is an optional beach club)	No
Aqualane Shores	Canal and Gulf-side estate homes	34102	22 ($10,050,000)	None	No (Little Harbour is gated)
Olde Naples	Gulf and in-town estate homes, villas, low-rise condos	34102	Single-family grid 42 ($6,575,000); 17 named condo and villa associations 12 ($2,230,000)	None	No
Coquina Sands	Gulf Shore Blvd estates and corridor condos	34102	Single-family 8 ($6,912,500); condos and co-ops 25 ($600,000)	None in the residential associations	No
The Moorings	Bay-front and canal estate homes; Gulf Shore Blvd condos	34103, 34102	Single-family plats 53 ($5,050,000)	Moorings Country Club, optional and separate	No
Park Shore	Gulf-front high-rises, single-family homes	34103	228 ($1,972,500); single-family 44 ($5,264,700); Gulf-front tower row 109 ($2,050,000)	None	No
Pelican Bay	Gulf-front high-rises, condos, single-family	34108	226 ($1,873,150); single-family 35 ($3,800,000); condo 191 ($1,550,000)	Club Pelican Bay, optional, by application	No (Bay Colony and other enclaves inside are gated)
Bay Colony (inside Pelican Bay)	Gulf-front towers and residences	34108	35 ($4,400,000)	Bay Colony Golf Club, private equity club with its own gate	Yes
Grey Oaks	Golf estate homes, the Estuary, condos	34105	53 ($3,850,000); single-family 40 ($4,197,500); Estuary 6 ($8,125,000)	Mandatory equity	Yes
Quail West	Golf estate homes and villas	34119	43 ($4,100,000), Collier and Lee sides	House membership mandatory; full golf optional, waitlist	Yes, guard-gated
Mediterra	Golf estate homes, coach homes, villas	34110	55 ($2,150,000); single-family 36 ($3,012,500)	Mandatory equity club; golf tier optional, at capacity	Yes, staffed
Audubon	Golf club homes	34110	24 ($1,795,000)	Social membership mandatory, golf extra	See community page
Eleven Eleven Central	Downtown resale condos, 206 residences	34102	13 ($2,390,000)	None	Downtown condo building

Sources: each community’s research file (Collier County Property Appraiser qualified sales, 12 months to August 31, 2026; club and association sources listed on each community page). Grey Oaks, Quail West and Mediterra figures include Lee County parcels where the community straddles the county line.

Recorded subdivision or condominium	Sales at $2M+	Median of those sales	Community page
NBC Residences Condominium (Naples Beach Club site)	38	$17,250,000	Coquina Sands
Port Royal / Gin Lane	11	$15,900,000	Port Royal
Moorings Unit 2	13	$6,825,000	The Moorings
Park Shore Unit 3	11	$5,900,000	Park Shore
Park Shore Unit 1	10	$5,375,000	Park Shore
Moorings Unit 7	10	$5,250,000	The Moorings
Park Shore Unit 4	19	$4,900,000	Park Shore
Pine Ridge Extension	12	$4,900,000	Pine Ridge
Moorings Unit 1	10	$3,947,500	The Moorings
Pelican Bay Unit 4	10	$3,925,000	Pelican Bay
Isles of Collier Preserve Phase 16	10	$3,037,450	Isles of Collier Preserve
The Brittany	13	$2,700,000	Park Shore
Collier’s Reserve	11	$2,675,000	Collier’s Reserve
Caymas Replat	22	$2,528,300	Caymas
Pelican Bay Unit 1	10	$2,325,000	Pelican Bay

Source: Collier County Property Appraiser, qualified sales of $2 million and up by recorded subdivision or condominium name with 10 or more such sales, Naples ZIP codes, 12 months to August 31, 2026. Each line counts only the luxury sales in that plat, not every sale. Other luxury communities with their own pages include Talis Park, Pelican Isle and Bayfront.

Gulf-front estates: Port Royal, Olde Naples, Aqualane Shores and Gordon Drive

The Naples estate market sits on the peninsula between the Gulf and Naples Bay, inside the City of Naples. Port Royal recorded 30 qualified sales at an $18,050,000 median in the 12 months to August 31, 2026, Aqualane Shores 22 at $10,050,000, and the Olde Naples single-family grid 42 at $6,575,000. None of the three is gated. Data updated: October 2026.

Port Royal

Port Royal holds 513 single-family homes on its own plats at the south tip of the peninsula, between the Gulf, Naples Bay and Gordon Pass, with Gordon Drive the only road in. There are no condominiums. The median home was built in 2012, a sign of how much of Port Royal has been torn down and rebuilt, and the median home has 4,433 square feet heated on the county roll. 506 of the 599 houses inside the City’s Port Royal outline front a basin, Naples Bay, the Gulf or Gordon Pass. Most of the Gulf-front lots on Gordon Drive are not on Port Royal plats at all: 51 of the 60 beachfront parcels in the outline sit on other plats.

The Port Royal Property Owners Association is voluntary: $835 a year for a member property in 2026. The Port Royal Club, a private beach club at 2900 Gordon Drive, is open to owners of eligible properties by application, and membership does not convey with the deed.

Olde Naples

Olde Naples is the original 1887 townsite around Third Street South, Fifth Avenue South and the Naples Pier. On the single-family grid (the Plan of Naples tier plats) the county recorded 42 sales at a $6,575,000 median, from $2,325,000 to $24,400,000; the median house was built in 2007. The Old Naples Association is a voluntary civic group, and building height on the residential grid is capped at 30 feet under City zoning.

Aqualane Shores

Aqualane Shores sits between Olde Naples and Port Royal: 329 homes on seven plats from 1950 to 1958, a canal grid onto Naples Bay, and 17 Gulf-front lots. The county recorded 22 sales at a $10,050,000 median, and the median home was built in 2015. On the MLS (pulled September 24, 2026) canal-front homes closed at a $8,600,000 median and the four Gulf-side homes at $13,850,000. The association is voluntary at $100 a year.

The Moorings, Coquina Sands and Park Shore

North of Olde Naples, the Gulf Shore Boulevard neighborhoods mix estate homes on Moorings Bay and Venetian Bay with Gulf-front towers. The Moorings single-family plats recorded 53 sales at a $5,050,000 median, up from 39 at $4,250,000 the year before. Coquina Sands single-family homes recorded 8 sales at $6,912,500, and 74 of its houses were built from 2018 to 2025. Park Shore single-family homes recorded 44 sales at $5,264,700. Moorings Bay and Venetian Bay reach the Gulf through Doctors Pass.

Which Naples luxury communities have equity golf clubs?

Three Naples luxury communities tie a club membership to ownership. Grey Oaks requires equity membership, Mediterra requires an equity club membership with golf as an optional tier now at capacity, and Quail West requires a House membership with full golf optional. Pelican Bay, The Moorings and Bay Colony have private clubs that are separate from owning a home. Data updated: October 2026.

Club community	Courses	Membership rule	County sales, 12 months (median)
Grey Oaks	Three courses: Pine, Palm, Estuary	Mandatory equity (Equity Golf or Equity Sports)	53 ($3,850,000)
Mediterra	Two Tom Fazio courses, South and North	Mandatory equity club; golf tier optional, at capacity	53 ($2,100,000)
Quail West	36 Arthur Hills holes, The Lakes and The Preserve	House membership mandatory; full golf optional, Golf-in-Waiting list	41 ($4,100,000)
Audubon	Private club	Social membership mandatory, golf extra	24 ($1,795,000)
Pelican Bay	27 Arthur Hills holes (Club Pelican Bay)	Optional, separate application	226 ($1,873,150)
The Moorings	Moorings Country Club	Optional, separate	53 single-family ($5,050,000)

Grey Oaks Country Club lists resident Equity Golf and Equity Sports members and does not publish its fees; the Pine course reopened in November 2023 after an Andrew Green renovation. Grey Oaks’ master association charges $1,509 a quarter, and a buyer pays a resale capital contribution capped at 0.33 percent of the price.

Quail West publishes a master assessment of $8,770 a year, cable and internet at $1,663 a year, and a lot transfer fee of 0.5 percent of the sale price. Its record sale is $11,300,000 for 4300 Brynwood Drive, closed April 8, 2026 and reported by the Business Observer.

Mediterra has been member-owned since December 2009, with London Bay Homes as its exclusive builder. Buyers pay a $6,000 capitalization assessment plus a 1.0 percent transfer fee at closing, and the community sits in a CDD. Compare every course and fee on Naples golf homes for sale.

Luxury condos in Naples: Gulf-front towers and downtown

Collier County recorded 358 condo sales of $2 million or more in Naples ZIP codes in the 12 months to August 31, 2026, and 88 of them were $5 million or more. The building lines in the table below are for the 12 months to August 31, 2026 unless marked. The luxury condo market sits in three places: the Gulf-front towers of Park Shore, Pelican Bay, Bay Colony and Vanderbilt Beach; the Naples Beach Club site in Coquina Sands; and downtown along Central Avenue. Data updated: October 2026.

Luxury condo market	County sales (median)	Notes
NBC Residences (Naples Beach Club site)	38 ($17,250,000), 12 months to August 31, 2026	All 38 were first sales within a year of completion, our test for a builder-direct sale
Biltmore at Bay Colony	7 ($5,000,000)	22 stories, 75 residences, Gulf-front, 1997
Beach Tower at Moraya Bay	6 ($6,100,000)	Vanderbilt Beach
Contessa at Bay Colony	7 ($2,900,000)	Gulf-front, 74 residences, 1991
Montenero (Pelican Bay)	7 ($2,995,000)	20 stories, 133 residences, 2001
Marbella (Pelican Bay)	8 ($2,687,500)	21 stories, full-service retirement condominium
St. Raphael (Pelican Bay)	9 ($2,375,000)	22 stories, 178 residences, not Gulf-front
The Brittany (Park Shore)	13 ($2,700,000)	Gulf-front tower
Park Shore Gulf-front tower row	109 ($2,050,000)	24 condominium regimes
Eleven Eleven Central	13 ($2,390,000)	Downtown, 206 resale residences

Sources: Collier County Property Appraiser qualified sales, 12 months to August 31, 2026 (the Brittany and Moraya Bay lines count sales at $2 million and up); building facts from the Pelican Bay and Park Shore research files.

Pelican Bay and Bay Colony

Pelican Bay has about 6,500 residences in 95 associations and roughly three miles of private beach reached by tram through the mangrove preserve, run by the Pelican Bay Foundation. Its Foundation assessment is $3,435 a unit for fiscal 2027, and a buyer pays a $15,000 resale capital assessment on deeds recorded from October 1, 2026. The gated Bay Colony enclave at its north end recorded 35 sales at a $4,400,000 median; its towers include the Biltmore at Bay Colony and Contessa at Bay Colony. Inside Pelican Bay proper, the high-rises with their own pages are St. Raphael, Montenero and Marbella, and single-family Oakmont closed 11 MLS sales at $2,350,000 in the 12 months to September 30, 2026.

Vanderbilt Beach and the Ritz-Carlton Residences

Vanderbilt Beach is led on price by Moraya Bay, whose Beach Tower recorded 6 sales at $6,100,000. The Ritz-Carlton Residences, Naples, 128 homes, received its temporary certificate of occupancy in October 2026 and is not yet on the county roll, so it has no recorded sales here yet.

Downtown luxury condos

East of the Gulf Shore grid, Eleven Eleven Central is a Ronto building on Central Avenue in the City of Naples that sold out in May 2022; its 206 residences now trade as resales, 13 of them in the 12 months to August 31, 2026 at a $2,390,000 median. Naples Square has four finished resale buildings with 285 residences on the 2026 county roll, and its developer is building Encore at Naples Square as the final phase. Bayfront has its own page with its buildings. See Naples condos for sale for every building and price band.

New luxury construction in Naples

Collier County recorded 517 builder-direct home sales in Naples ZIP codes in the 12 months to August 31, 2026, at a $775,000 median. In ZIP 34102, the 45 builder-direct sales had a $14,000,000 median, and 38 of them were at the NBC Residences. “Builder-direct” is our estimate: the first qualified sale on a parcel within a year of the year built on the county’s residence building record. Data updated: October 2026.

New luxury product	What the record shows
NBC Residences, Naples Beach Club site (34102)	38 builder-direct sales at a $17,250,000 median, 12 months to August 31, 2026
Caymas (34114)	22 sales at $2 million and up on the Caymas Replat at a $2,528,300 median; 20 builder-direct sales on the same plat, 12 months to August 31, 2026
Mediterra (34110)	London Bay Homes still delivering new homes; the developer advertises new construction from the $3 millions
Naples Square (downtown)	Final phase under construction since July 2025, from $3.6 million, over half sold per the developer (July 2025)
Epique, Pelican Bay	19 stories, 68 residences, anticipated first quarter of 2028, the last tower Pelican Bay has land for
The Avenue, Fifth Avenue South	50 condos over about 75,000 square feet of retail, ground broken January 2026

Sources: Collier County Property Appraiser (builder-direct counts); Epique Pelican Bay; Gulfshore Business on The Avenue; Mediterra and Naples Square research files.

Most new luxury homes on the Gulf side are not builder sales at all. Port Royal, Aqualane Shores and the Moorings recorded no builder-direct sales, yet their median homes were built in 2012, 2015 and 2013: owners buy an older house or a lot, tear it down and build custom. The new construction guide covers the builders, and Naples land for sale covers lots.

What drives the price of a Naples luxury home?

Five things move a Naples luxury price more than square footage: Gulf frontage, deep-water access, the lot, the flood zone and whether the house is new. The county and MLS records show each one clearly in the Gulf-side neighborhoods. Data updated: October 2026.

Gulf-front vs canal vs dry lot

In Aqualane Shores, the MLS (pulled September 24, 2026) shows canal-front homes closing at a $8,600,000 median and Gulf-side homes at $13,850,000. In Port Royal, interior basin homes closed at a $19,950,000 median, Naples Bay homes at $21,750,000 and lake homes at $6,600,000 (MLS, 12 months to September 24, 2026). Lake frontage on Lantern Lake or Half Moon Lake carries no dock rights, which is part of that gap.

Beach access

Most Gulf-side City neighborhoods use public beach ends rather than a private beach. Park Shore owners can join the Park Shore Association for its members-only beach park (2.7 acres, 200 feet of Gulf frontage; $1,000 initiation and $300 a year for 2027). Pelican Bay owners get the Foundation’s private beach and tram in their assessment. Port Royal owners can apply to the Port Royal Club.

Lot, location and the gate

Inland, the premium is the club and the setting. In Grey Oaks the Estuary, west of Airport-Pulling Road behind its own gate, recorded 6 sales at an $8,125,000 median against $3,400,000 on the east campus. Quail West estate lots run roughly half an acre to more than an acre.

Elevation and the flood map

Flood zone varies by lot in every coastal neighborhood, and it moves insurance cost and rebuilding rules. In Port Royal 76 percent of parcels sit in a special flood hazard area, mostly AE 8, and the February 2024 FEMA maps moved 165 parcels from AE into shaded X. In Aqualane Shores 95 percent of parcels are AE 8 or 9, and only the 17 Gulf-front lots touch VE. Pelican Bay runs from VE on the beachfront band to Zone X across most interior neighborhoods; inland Grey Oaks is about 65 percent Zone X. Check any address on the City of Naples flood map page or FEMA’s Flood Map Service Center.

New vs renovated

The teardown cycle shows in the roll. The median Port Royal home was built in 2012, the median Moorings home in 2013 and the median Aqualane Shores home in 2015, so a 1970s house on a good lot is often priced as a lot. For condos, new Florida rules require milestone inspections and structural reserve studies for older buildings (section 553.899), so ask any building for its inspection and reserve status before you write an offer.

Buying at the top of the Naples market with Domain Realty Group

Domain Realty Group, the #1 team in Southwest Florida since 2012, has closed 4,000+ transactions, and Domain Realty Group’s team volume is $2.5B+. Jesse McGreevy and Marc Comisar have been ranked among the Top 1% Real Estate Agents Nationally Since 2008. We tracked every recorded Naples sale at $2 million and up in the last 12 months to build this page, and we can pull the same record for the exact street, building or plat you are considering. Data updated: October 2026.

At this price level the questions that matter are rarely on a listing sheet: whether a club membership conveys or has a waitlist, whether a Gulf-front lot is on the plat its address suggests, which flood zone and base flood elevation apply, and what the last comparable sales on that canal or in that tower recorded. For Jesse and Marc’s take on living in Naples at the top of the market, see their Naples guide at McGreevy and Comisar.

Talk to a Domain Realty Group Naples luxury specialist

Domain Realty Group, the #1 team in Southwest Florida since 2012, works Naples luxury resale and new construction from Port Royal and Olde Naples to Pelican Bay, Bay Colony and the guard-gated golf clubs east of the Trail. Tell us what matters most, the water, the club or the building, and we will match it to the recorded sales.

Ready to tour Naples luxury homes?

Tell us the neighborhoods, the frontage and the price range you have in mind, and a Domain Realty Group agent will set up private showings of resale homes, Gulf-front condos and builder residences. Contact Domain Realty Group or call 239-441-2816, and browse all current Naples luxury listings any time.

Thinking of selling a Naples luxury home?

With 319 Naples sales at $5 million and up in the 12 months to August 31, 2026, pricing comes down to a small set of true comparables on the same water or in the same building. Start with a valuation of your Naples home built from recorded sales in your own community.

Frequently Asked Questions about Naples luxury homes for sale

These answers cover luxury prices, ZIP codes, clubs, fees, taxes, flood zones and new construction in Naples. Every figure comes from the county record, a community or club document, FEMA, the City of Naples or a dated MLS report, with its source in the list below.

What counts as a luxury home in Naples, FL?

On this page a luxury home is any sale of $2 million or more. Collier County recorded 1,134 Naples sales at that level in the 12 months to August 31, 2026, at a $3,103,500 median, about one sale in eight. At $5 million and up there were 319 sales at a $7,750,000 median, and 106 at $10 million or more.

How many Naples homes sold for more than $1 million?

Collier County recorded 2,493 qualified Naples home sales over $1 million in the 12 months to August 31, 2026, at a $1,825,000 median. 1,356 of them fell between $1 million and $2 million, 817 between $2 million and $5 million, and 320 at $5 million or more, out of 9,146 improved sales in all.

What is the most expensive neighborhood in Naples?

Port Royal. Collier County recorded 30 qualified sales there in the 12 months to August 31, 2026 at an $18,050,000 median, with a $55,000,000 high. The Robb Report ranked it the most expensive neighborhood in America in November 2018. Aqualane Shores, next door, recorded 22 sales at a $10,050,000 median.

Which Naples ZIP code has the most luxury home sales?

ZIP 34102, which covers Olde Naples, Port Royal, Aqualane Shores and Coquina Sands. It recorded 287 sales at $2 million and up in the 12 months to August 31, 2026, out of 508 sales in all, with a $6,200,000 single-family median across 192 house sales. ZIP 34108, home to Pelican Bay and Vanderbilt Beach, followed with 194.

How do luxury prices in 34103 and 34108 compare?

ZIP 34103 (Park Shore and most of The Moorings) recorded 165 sales at $2 million and up and a $2,437,500 single-family median in the 12 months to August 31, 2026. ZIP 34108 (Pelican Bay and Vanderbilt Beach) recorded 194 luxury sales but a $1,512,500 single-family median, because its market is mostly Gulf-front condos.

Are luxury condos in Naples a good alternative to a house?

They are a large share of the luxury market: 358 of the 1,134 Naples sales at $2 million and up in the 12 months to August 31, 2026 were condos, and 88 condos sold for $5 million or more. Gulf-front towers in Pelican Bay, Bay Colony, Park Shore and Vanderbilt Beach set the top, with the NBC Residences at a $17,250,000 median.

What is the NBC Residences condominium?

NBC Residences is the condominium recorded on the Naples Beach Club redevelopment, the Four Seasons resort site inside Coquina Sands. Collier County recorded 38 sales there at a $17,250,000 median in the 12 months to August 31, 2026, all first sales within a year of completion. 104.6 of the site’s 125 acres are under a perpetual conservation easement.

Is Port Royal a gated community with a mandatory HOA?

No. Port Royal sits on public City of Naples streets with no gate, and the Port Royal Property Owners Association is voluntary: $835 a year for a member property in 2026. There is no community development district, and the City’s old canal dredging assessment was paid off in 2018. Port Royal has no condominiums.

Does Port Royal Club membership come with the house?

No. The Port Royal Club is a private, member-owned beach club at 2900 Gordon Drive with a 700-member cap. Owners of eligible Port Royal properties may apply within 90 days of purchase, and membership does not convey with the deed. Naples City Council approved a $100 million rebuild of the clubhouse Hurricane Ian destroyed in 2024.

Are the Gordon Drive Gulf-front homes in Port Royal?

Most are not on Port Royal plats. Of the 60 beachfront parcels inside the City’s Port Royal outline, 51 sit on other plats such as Beach Estates and Gulf View Estates, under different zoning and an Associate class in the property owners association. The three record April 2025 Gordon Drive estate sales are inside Aqualane Shores’ outline.

What are property taxes on a luxury home in the City of Naples?

For fiscal 2026-27 the total millage on a Port Royal home is 9.0076 mills, including the City of Naples rate of 1.2900 mills adopted September 16, 2026. That is about $9,008 for each $1 million of taxable value. The 2026 roll is preliminary, so the November 2026 tax bill is the final figure.

Can I rent out a luxury home in the City of Naples?

Yes, within the City’s rule: rentals of 30 days or longer, plus up to three shorter rentals per calendar year, and a home may not be advertised for stays under 30 days. Collier County’s short-term rental registration does not apply inside the City. Condominium documents and some associations set stricter limits, so read them first.

Which Naples luxury communities include golf?

Grey Oaks requires equity membership; Mediterra requires an equity club membership with golf an optional tier now at capacity; Quail West requires a House membership with full golf optional; Audubon requires a social membership with golf extra. Pelican Bay’s Club Pelican Bay and the Moorings Country Club are optional, separate memberships by application.

Are Naples luxury neighborhoods gated?

The inland golf communities are: Grey Oaks, Quail West and Mediterra are staffed or guard-gated, as is Bay Colony inside Pelican Bay. The Gulf-side City of Naples neighborhoods, Port Royal, Olde Naples, Aqualane Shores, The Moorings, Park Shore and Coquina Sands, are on public streets with no gate and no mandatory master HOA.

What does it cost to own in Pelican Bay?

Every Pelican Bay owner pays the Pelican Bay Foundation assessment, $3,435 a unit for fiscal 2027, and a Pelican Bay Services Division assessment of $1,250 on the tax bill. Buyers pay a one-time $15,000 resale capital assessment on deeds recorded from October 1, 2026. Each of the 95 sub-associations adds its own dues.

Does Pelican Bay have a private beach?

Yes. The Pelican Bay Foundation runs about three miles of private beach reached by a tram through the mangrove preserve, with eight stations, plus the Marker 36 and Sandbar beach restaurants. The assessment also covers 18 Har-Tru tennis courts, a 20-court pickleball complex and a fitness center. Golf at Club Pelican Bay is a separate membership.

What is Bay Colony in Naples?

Bay Colony is the gated enclave at the north end of Pelican Bay, with its own association, the Bay Colony Community Association. Collier County recorded 35 Bay Colony sales at a $4,400,000 median in the 12 months to August 31, 2026. Its Gulf-front towers include the Biltmore at Bay Colony, 7 sales at $5,000,000, and Contessa.

What does it cost to own in Grey Oaks?

The Grey Oaks master association charges $1,509 a quarter, including cable, internet and ADT monitoring; Estuary owners pay $3,345 a quarter to their own association. Buyers pay a resale capital contribution capped at 0.33 percent of the price, and equity club membership is required. There is no CDD, and neighborhood dues are extra.

What are Quail West’s fees?

Quail West’s 2026 schedule lists a master assessment of $8,770 a year, cable and internet at $1,663 a year, a lot transfer fee of 0.5 percent of the sale price and a $1,200 food and beverage minimum. A House membership is mandatory and full golf is optional, with a Golf-in-Waiting list. Quail West has no CDD.

Is Quail West in Collier County or Lee County?

Both. Quail West covers about 1,180 acres on the county line, entered from Bonita Grande Drive with a Naples 34119 clubhouse address. In the 12 months to August 31, 2026 its Collier portion recorded 28 sales at $4,175,000 and its Lee portion, including La Caille and Escala, 15 sales at $3,375,000.

Does Mediterra have a CDD, and what are its transfer costs?

Yes. Mediterra sits in the Mediterra Community Development District, whose fiscal 2027 notice sets operations and maintenance at about $1,600 per residence, plus bond debt service that varies by lot. At each sale the buyer pays a $6,000 capitalization assessment and a transfer fee of 1.0 percent of the price.

Is Mediterra in Naples or Bonita Springs?

Mediterra straddles the Collier and Lee county line on Livingston Road, about two miles north of Immokalee Road, with mostly Naples 34110 addresses. Counting both sides, Collier and Lee recorded 55 sales at a $2,150,000 median in the 12 months to August 31, 2026; the Collier side alone recorded 36 at $2,175,000.

Are Naples luxury homes in a flood zone?

It varies by lot. Under FEMA maps effective February 8, 2024, 76 percent of Port Royal parcels and 95 percent of Aqualane Shores parcels sit in Zone AE, while inland Grey Oaks is about 65 percent Zone X. Collier County’s proposed new flood maps entered their appeal period on August 19, 2026.

How did Hurricane Ian affect Naples’ luxury neighborhoods?

Ian pushed water 6.18 feet above mean higher high water at the Naples Pier gauge, a record, before the station was destroyed, and it destroyed the Port Royal Club’s 1959 clubhouse. In Pelican Bay the damage concentrated on the beachfront, and a $7.5 million county beach renourishment finished in January 2026.

How old are the homes in Port Royal and Aqualane Shores?

Newer than the neighborhoods. Port Royal homes on the county roll were built from 1954 to 2025 with a median year of 2012, and Aqualane Shores homes have a median year of 2015. Owners buy older houses or lots, tear them down and build custom, so a dated house is often priced as a lot.

Which Naples luxury neighborhoods have boat access to the Gulf?

Port Royal and Aqualane Shores canals reach the Gulf through Naples Bay and Gordon Pass, and The Moorings, Park Shore and Coquina Sands bay-front homes go out through Doctors Pass. Access is not the same for every lot: Port Royal’s Lantern Lake and Half Moon Lake homes have no docks, so check each address.

How long do luxury homes take to sell in Naples?

It depends on the community. MLS reports show a median 123 days on market in Port Royal (pulled September 24, 2026), 204 in Aqualane Shores (September 24, 2026), 91 in Mediterra (July 1, 2026), 73 in Quail West (July 8, 2026) and 52 in Grey Oaks (September 13, 2026).

Do Naples luxury homes sell below list price?

Usually by a few percent. On the same MLS reports, Port Royal homes sold at a median 91.65 percent of list, Aqualane Shores at 91.2 percent, Pelican Bay at an average 93.5 percent, Quail West at a median 94.5 percent and Grey Oaks at 94.9 percent. Each figure is dated in the section above.

Which luxury condos are being built in Naples?

Epique, Gulf Bay’s 19-story tower with 68 residences, is the last building Pelican Bay has land for, anticipated in the first quarter of 2028. The Avenue on Fifth Avenue South, 50 condos over about 75,000 square feet of retail, broke ground in January 2026. Naples Square’s final phase has been under construction since July 2025.

Is Olde Naples a historic district?

Part of it is. The Naples Historic District was listed on the National Register in 1987, and its 2017 inventory counted 97 parcels and 91 structures, 64 of them historic, after a 61 percent drop in historic buildings from total demolition. Olde Naples itself is the original 1887 Plan of Naples, inside the City.

What is near the luxury homes in Olde Naples?

Third Street South, with its Saturday farmers market, Fifth Avenue South and the Naples Pier, first built in 1888. The City is rebuilding the pier under a $23.5 million contract, with groundbreaking on January 5, 2026 and completion anticipated in 2027, and is restoring 30 of its roughly 40 beach accesses.

Which schools serve Port Royal homes?

For 2026-27, Port Royal addresses are zoned for Lake Park Elementary, Gulfview Middle and Naples High, all graded A by the state in 2026, per the Collier County Public Schools address lookup. Saint Ann Catholic School is about 2.5 miles away. Confirm the zone for any address before you buy.

How far are Naples’ Gulf-front estates from the airports?

From Port Royal, free-flow drives run about 16 minutes to Naples Airport and about 57 minutes, 38.9 miles, to Southwest Florida International Airport. Fifth Avenue South is about 9 minutes away and NCH Baker Hospital 3.6 miles.

Is Pelican Bay a 55+ community?

No. Pelican Bay has no community-wide age restriction. One building, The Marbella, is a full-service retirement condominium with in-house assisted living, but that is a building service, not a 55+ designation for Pelican Bay. For age-restricted communities, see our Naples 55+ guide and confirm any building’s documents.

Is new luxury construction available in Naples?

Yes. Collier County recorded 38 builder-direct sales at the NBC Residences at a $17,250,000 median in the 12 months to August 31, 2026, and 20 on the Caymas Replat. London Bay Homes is still building in Mediterra, and most Gulf-side new homes are custom rebuilds on existing lots.

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About Domain Realty Group in Naples

Domain Realty Group is a Southwest Florida real estate team with a Naples office at 9180 Galleria Ct #200, Naples, FL 34109, plus offices in Bonita Springs and Fort Myers, working Collier, Lee and Charlotte counties. Domain Realty Group has been the #1 team in Southwest Florida since 2012, with $2.5 billion in team production and more than 4,000 transactions. We tracked every recorded Naples sale at $2 million and up for the last twelve months to build this page.

The team is led by Jesse McGreevy and Marc Comisar, with over 45 years of combined direct experience between them. Meet our agent-partners on our agents page and learn about Domain Realty Group. Domain Realty Group has been the number one team in Southwest Florida since 2012.

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

Sources

Every figure on this page traces to one of the sources below. No real estate portal or competing brokerage is cited, by policy. Web sources were read in October 2026 unless another date is shown. Fees, flood zones and club terms change, so verify any figure that drives a purchase decision against its source.