Olde Naples Homes for Sale in Naples, FL
Olde Naples homes for sale, often searched as Old Naples, run from beach cottages and low-rise condos under $1 million to new Gulf-front estates above $20 million, all on the walkable 1887 grid around Third Street South, Fifth Avenue South and the Naples Pier. In the 12 months to August 31, 2026, the Southwest Florida MLS recorded 187 closings in the Olde Naples area at a median of $1,850,000, about $596.2 million in volume, and two in three were condos. Updated October 2026.
This page is the Olde Naples section of our Naples homes for sale and communities guide. It links every Olde Naples listing, splits the condo and single-family markets, and sets out the rental rule, taxes, flood zones, schools and historic district facts that come with an Olde Naples address.
By Jesse McGreevy and Marc Comisar, Domain Realty Group. Data updated: October 2026. Call Domain Realty Group at 239-441-2816.
Key takeaways for Olde Naples buyers
- Olde Naples is the original 1887 townsite of Naples, the Plan of Naples, inside the City of Naples, ZIP 34102: roughly 7th Avenue North south to Gordon Drive, and the Gulf east to US 41.
- The MLS area that covers it recorded 187 closings in the 12 months to August 31, 2026, at a $1,850,000 median: 126 condos and attached homes and 60 single-family homes.
- Single-family homes are a different market: the county recorded 35 single-family sales on the Plan of Naples grid at a $6,500,000 median in the 12 months to August 17, 2026.
- 124 homes were active and 28 pending at the end of August 2026, about 8.0 months of supply.
- There is no mandatory HOA on the single-family grid and no CDD. Condo buildings each have their own association.
- City of Naples rentals must run 30 days or longer, with three shorter rentals allowed per calendar year.
- Olde Naples is not gated and not age-restricted. Flood zones run from VE to X, so every address needs its own check.
Olde Naples homes for sale right now
Every active Olde Naples listing is linked below, filtered to the neighborhood's map frame and sorted by price, with separate searches for condos and single-family homes. At the end of August 2026 the MLS showed 124 active listings in the Olde Naples area and 28 more pending. Data updated: October 2026.
Listing data refreshes from the MLS throughout the day, and a listing shown may already be under contract. The map frame follows the neighborhood, so a few listings just outside the line can appear.
Ready to tour Olde Naples homes?
Tell us whether you want a condo near Fifth Avenue, a cottage near the beach or a new estate on the Gulf, and a Domain Realty Group agent will line up showings and pull the recorded sales on that block. Contact Domain Realty Group, call 239-441-2816, or search all Southwest Florida listings.
What do homes in Olde Naples sell for?
Olde Naples homes sold at a median of $1,850,000 on the MLS in the 12 months to August 31, 2026, across 187 closings and about $596.2 million in volume, at a median of about $956 per square foot, 74 days on market and 93.11 percent of list price. The average sale was about $3.19 million, pulled up by Gulf-front estates; the highest was $27,000,000 on 2nd Avenue South in June 2026. Data updated: October 2026.
| 12 months to August 31, 2026 | MLS closings |
|---|---|
| All homes in the Olde Naples area | 187 |
| Condos and attached homes | 126 |
| Single-family homes | 60 |
Source: Southwest Florida MLS (Matrix), the MLS's Olde Naples map area from Golf Drive to 14th Avenue South, closings September 1, 2025 to August 31, 2026, pulled September 7, 2026. The MLS area and the neighborhood outline on our map are close but not identical.
Olde Naples sales by price band
| Price band, 12 months to August 31, 2026 | MLS closings |
|---|---|
| Under $1,000,000 | 65 |
| $1,000,000 to $3,000,000 | 63 |
| $3,000,000 to $5,000,000 | 18 |
| $5,000,000 to $10,000,000 | 30 |
| $10,000,000 and up | 11 |
About a third of all sales (65 of 187) closed under $1 million, and 41 closed at $5 million or more. That spread is why one median describes Olde Naples poorly: decide first whether you are shopping the condo market or the single-family market.
Recorded sales on the county file
Collier County recorded 36 qualified sales on the Plan of Naples grid plats in the 12 months to August 17, 2026, at a median of $6,625,000, from $2,325,000 to $24,400,000; 35 of them were single-family homes at a $6,500,000 median. The 17 condo and villa associations recorded under an "Olde Naples" or "Old Naples" name added 9 condo sales at a $2,350,000 median. None of the sales was builder-direct.
We tracked both records because they answer different questions. The county sees the single-family grid well, but most Olde Naples condo buildings are recorded under their own names, so the county file misses most of the condo market that the MLS counts.
Old Naples condos for sale
Condos are two in three Olde Naples sales: 126 condo and attached closings in the 12 months to August 31, 2026. They are mostly low-rise buildings and villas, because City zoning caps most residential districts at 30 feet and the downtown district at three stories and 42 feet, a limit Naples voters wrote into the City charter in February 2000. One of the older condominium groups, Village Green, holds ten condominiums with 313 units built from 1964 to 1974 on 12th Avenue South and Broad Avenue South. Data updated: October 2026.
Named Olde Naples condo and villa associations on the county roll include:
| Association, as recorded | Residences on the roll |
|---|---|
| Olde Naples Seaport | 33 |
| Lantana in Old Naples | 17 |
| Isla Mar in Old Naples | 16 |
| Coconut Grove of Olde Naples | 12 |
| Olde Naples Villas | 12 |
| Arbors at Olde Naples | 8 |
| Bella Vita of Old Naples | 8 |
| Driftwood of Olde Naples | 8 |
| Villas of Olde Naples | 8 |
| Terraces of Olde Naples | 6 |
| Maravilla in Olde Naples | 5 |
Many larger buildings in the MLS area carry their own names instead, among them Jasmine Club, Marina Manor, Everglades Club, Fairfax Club, Eight Fifty Central, Bayside Villas, Naples Boat Club and 960 on Seventh. Each building has its own association, dues, pet and rental rules.
What Florida's condo safety law means here
Florida's milestone inspection law (section 553.899, Florida Statutes) and the structural integrity reserve study rules (section 718.112) apply to Olde Naples condominiums of three stories or more. Before you make an offer on any Olde Naples condo, ask the association for its milestone inspection status, its latest reserve study and any special assessment that has been voted or proposed.
New condos in Olde Naples
The Avenue, by Aprea Development, broke ground on Fifth Avenue South in January 2026 with 50 condominiums over about 75,000 square feet of retail, financed by a reported $202 million loan.
Olde Naples single-family homes for sale
Single-family homes on the Plan of Naples grid are the expensive half of Olde Naples. The 2026 county roll shows 827 single-family homes on the grid plats; on the county's residence records half were built in 2002 or later and 195 since 2016, which tells you how many original cottages have been replaced. On the county file, 35 single-family homes sold at a $6,500,000 median in the 12 months to August 17, 2026, and the MLS recorded 60 single-family closings in its area over the 12 months to August 31.
The lots are mostly zoned R1-7.5 and R1-10 with a 30-foot height limit, so a new home is a two-story house on a small city lot, not a tower. In May 2026, a Gulf-front assemblage at Fifth Avenue South and Gulf Shore Boulevard South sold for $37,000,000 as land.
What does it cost to own in Olde Naples?
Owning on the Olde Naples single-family grid costs City taxes and utilities, not association fees: there is no mandatory homeowners association and no CDD. A condo adds its building's association dues, which each building sets and none publishes centrally. The Old Naples Association is a voluntary civic group, not an HOA. Data updated: October 2026.
| Cost | Amount |
|---|---|
| Mandatory HOA on the single-family grid | None |
| Old Naples Association | Voluntary, $100 a year per resident household |
| Condo or villa association | Varies by building |
| CDD | None |
| Property tax rate | 9.0076 total mills for 2026-27, including the City of Naples at 1.29 mills (up from 1.23) |
Ask for the seller's last tax bill and, for a condo, the building's budget and last two statements before you write an offer. For Jesse and Marc's full Olde Naples guide, from the historic district to the condo rules, see McGreevy and Comisar's Olde Naples guide.
Can you rent out a home in Olde Naples?
The City of Naples allows rentals of 30 days or longer, plus three shorter rentals per calendar year, and a rental may not be advertised for less than 30 days. Collier County's short-term rental registration does not apply inside the City. Condo documents can be stricter than the City rule, so read them before you buy for rental income.
Is Olde Naples gated?
No. Olde Naples is the public street grid of the original town, open to everyone, and some condo buildings are secured on their own. There is no golf course in the neighborhood and no age restriction. What Olde Naples has instead is a public Gulf beach reached through about 40 City beach accesses at the street ends, the Naples Pier, Cambier Park, Third Street South with its Saturday farmers market, and Fifth Avenue South, most of it within a walk of home.
Life in Olde Naples
Most Olde Naples addresses are within roughly ten to fifteen minutes on foot of Third Street South or Fifth Avenue South. The neighborhood holds City Hall at 735 8th Street South and Gulfview Middle School, and NCH Baker Hospital sits just to the north at 350 7th Street North.
- The beach. About 40 City beach accesses run along the Gulf, and the City contracted in April 2025 to restore 30 of them. Residents can buy City beach parking permits.
- The Naples Pier. First built in 1888, the pier is being rebuilt under a $23.5 million contract: demolition finished in April 2026 after a January 2026 groundbreaking, with completion anticipated in 2027.
- Third Street South and Fifth Avenue South. The two shopping and dining districts sit inside the neighborhood, and Third Street South hosts a Saturday farmers market.
- Cambier Park. The City park in the middle of the grid.
- The Olde Naples Hotel. The 109-room hotel opened in May 2026 on Third Street South, on the site of the original 1889 Naples Hotel, one block from the beach, with a rooftop pool and a bistro and bar open to the public.
- Parking and the trolley. City garages on 8th Street South serve Fifth Avenue, and beach parking needs a City permit or pay-by-space all year.
The Naples Historic District
Part of Olde Naples is the Naples Historic District, listed on the National Register of Historic Places in 1987, with an updated inventory approved in 2017 covering roughly 9th Avenue South, 3rd Street, 13th Avenue South and the Gulf. The 2017 count was 97 parcels and 91 structures, 64 of them historic, and the inventory recorded a 61 percent decrease in the original 1987 historic buildings because of total demolition. Palm Cottage, built in 1895 at 137 12th Avenue South and listed on the National Register in 1982, is home to the Naples Historical Society, which runs it as a house museum with the Norris Gardens and bought the lot next door at 163 12th Avenue South for $4.2 million to protect it. Under the City's historic building ordinance, work on a historic building must be reviewed by the Florida State Historic Preservation Office before the City issues a permit. Long before the town, a Calusa-built canal crossed this ground from about 9th Avenue South on the Gulf to 13th Avenue South on Naples Bay; it was filled for development by the 1920s.
Is Olde Naples in a flood zone?
It depends on the address. The City of Naples flood maps, effective February 8, 2024, show Zones VE, AE, shaded X and X inside Olde Naples, generally higher hazard nearer the Gulf and Naples Bay. Hurricane Ian pushed the Naples Pier gauge to 6.18 feet above mean higher high water before the station was destroyed, with 6 to 9 feet of inundation in Naples, and Milton reached 5.08 feet at Naples Bay. Data updated: October 2026.
Check the exact address on the City's flood zone maps before you insure, and ask for the home's elevation certificate. Inside a City flood hazard area, improvement or repair work costing 50 percent or more of a structure’s value before the work means the structure must meet current flood standards. City Ordinance 2024-15508, adopted December 4, 2024, ended the old 12-month look-back, so each permit now stands alone. The City's $86 million beach outfall project and its beach-end seawalls are part of how it is responding. A federal coastal storm risk study for Collier County was terminated on May 1, 2026.
Schools for Olde Naples
Olde Naples addresses are generally zoned for three City of Naples public schools, each graded A by the Florida Department of Education in 2026. A December 2024 elementary boundary change took effect for 2025-26, so confirm each address with the district's zone tool before you rely on it:
- Lake Park Elementary, 1295 14th Avenue North
- Gulfview Middle, 255 6th Street South, inside Olde Naples on the original school site in Naples
- Naples High, 1100 Golden Eagle Circle
Lake Park Elementary has served Naples since 1956 as the first elementary school built in the city, and Gulfview Middle enrolls about 556 students in grades 6 to 8.
Where is Olde Naples?
Olde Naples is the Gulf-front heart of the City of Naples. We use the working boundary of roughly 7th Avenue North south to Gordon Drive, and the Gulf of Mexico east to US 41 (Tamiami Trail); the City's own neighborhood outline on our map also takes in the waterfront near Naples Bay at the south end. Every parcel is ZIP 34102.
| Destination | Distance or drive |
|---|---|
| Third Street South or Fifth Avenue South | Roughly 10 to 15 minutes on foot from most addresses |
| NCH Baker Hospital | Just north of the neighborhood, 350 7th Street North |
| Naples Airport | Northeast of downtown |
| Port Royal | Directly south, past Aqualane Shores |
What Olde Naples backs onto
The Gulf beach runs the full west side. Aqualane Shores and Port Royal lie to the south, Naples Bay to the southeast, and the downtown condo corridor east of US 41, home to Naples Square and other new towers, is a separate market. For Port Royal, see our Port Royal homes for sale page.
What is changing nearby
- The Avenue's 50 condos and retail are under construction on Fifth Avenue South.
- The Naples Pier rebuild is under way, with the new deck at least 3 feet higher than before and completion expected in July 2027.
- The City raised its millage for 2026-27, from 1.23 to 1.29 mills.
- The Olde Naples Hotel opened on Third Street South in May 2026.
How Olde Naples began
Naples was platted in 1887 as the Plan of Naples, recorded in Lee County and re-recorded in Collier County in 1923, and the county roll still names the grid plats "Naples Plan of Tier 1" through "Tier 13". The first Naples Pier was built in 1888, and Palm Cottage followed in 1895. There was never a master developer or a master association: Olde Naples grew lot by lot, which is why a 1920s cottage can sit beside a new estate.
Talk to a Domain Realty Group Olde Naples specialist
Domain Realty Group, the #1 team in Southwest Florida since 2012, shows Olde Naples condos, cottages and estates, and our Naples office is on Galleria Court in North Naples. We tracked every recorded Olde Naples sale on the MLS and the county file to build this page, and we can pull the same record for the exact building or block you are weighing.
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Talk to our team about an Olde Naples home
Contact Domain Realty Group or call 239-441-2816, tell us the kind of home and budget you have in mind, and an agent will send matching listings and the recent sales nearby. You can also search current listings any time.
Thinking of selling an Olde Naples home?
Olde Naples buyers compare by block and by building, and a listing priced against its own street's recorded sales sells faster than one priced against the neighborhood median. Start with a Domain Realty Group home valuation.
Frequently Asked Questions about Olde Naples homes for sale
These answers cover prices, condos, costs, rentals, flood zones, schools and history in Olde Naples. Figures come from the Southwest Florida MLS pull of September 7, 2026, the Collier County Property Appraiser, the City of Naples, FEMA and NOAA, dated in the sections above and listed in the sources below.
Is it Old Naples or Olde Naples?
Both spellings name the same neighborhood, the original Plan of Naples townsite. Buyers search "Old Naples" more often, and recorded condo names use both.
What is the median home price in Olde Naples?
$1,850,000 across 187 MLS closings in the 12 months to August 31, 2026, in the MLS's Olde Naples area.
What do single-family homes in Olde Naples sell for?
The county recorded 35 single-family sales on the Plan of Naples grid at a $6,500,000 median in the 12 months to August 17, 2026.
What do Olde Naples condos sell for?
The 17 associations recorded under an Olde or Old Naples name sold 9 condos at a $2,350,000 median on the county file. Across the MLS area, 126 condos and attached homes closed in the 12 months to August 31, 2026.
How many Olde Naples homes are for sale?
124 active and 28 pending in the MLS area at the end of August 2026, about 8.0 months of supply.
Are most Olde Naples homes condos?
By sales, yes: 126 of 187 MLS closings in the 12 months to August 31, 2026 were condos or attached homes.
What is the most expensive recent sale in Olde Naples?
$27,000,000, on 2nd Avenue South in June 2026. A Gulf-front land assemblage sold for $37,000,000 in May 2026.
How long do Olde Naples homes take to sell?
The median was 74 days on market in the 12 months to August 31, 2026.
How close to list price do Olde Naples homes sell?
At 93.11 percent of list price, the median for the 12 months to August 31, 2026.
What is the price per square foot in Olde Naples?
About $956, the MLS median for the 12 months to August 31, 2026.
Does Olde Naples have an HOA?
Not on the single-family grid. The Old Naples Association is a voluntary civic group with $100 yearly household membership. Condo buildings each have their own association.
Does Olde Naples have a CDD?
No.
What are property taxes in Olde Naples?
The 2026-27 rate is 9.0076 total mills, including the City of Naples at 1.29 mills.
Can I rent my Olde Naples home short term?
Only within the City rule: rentals of 30 days or longer, plus three shorter rentals per calendar year, never advertised under 30 days. Condo rules can be stricter.
Is Olde Naples gated?
No. It is the public street grid of the original town.
Is Olde Naples a 55+ community?
No.
Is there golf in Olde Naples?
No. There is no golf course in the neighborhood.
Is Olde Naples walkable?
Yes. Most addresses are within roughly ten to fifteen minutes on foot of Third Street South or Fifth Avenue South, and the beach accesses sit at the street ends.
How many beach accesses are in Olde Naples?
About 40 City beach accesses run along the Gulf, and the City contracted in April 2025 to restore 30 of them.
When will the Naples Pier reopen?
The rebuild is under way under a $23.5 million contract, with completion expected in July 2027.
Is there a new hotel in Olde Naples?
Yes. The 109-room Olde Naples Hotel opened on Third Street South in May 2026, on the site of the original Naples Hotel.
What was the Naples Indian Canal?
A Calusa-built canal used about A.D. 700 to 1400 that ran from about 9th Avenue South on the Gulf to 13th Avenue South on Naples Bay, filled for development by the 1920s.
Does the Design Review Board review single-family homes in Olde Naples?
No. The City's Design Review Board covers commercial and multifamily districts; single-family districts are excluded.
Where do I park for Fifth Avenue South?
In the City garages on 8th Street South at 6th Avenue and at 4th Avenue, or the public lot on Park Street; the Naples Trolley also serves the avenue.
Is Olde Naples in a flood zone?
Parts of it. City flood maps show Zones VE, AE, shaded X and X, so check each address.
How high was the Hurricane Ian surge in Olde Naples?
The Naples Pier gauge read 6.18 feet above mean higher high water before it was destroyed, with 6 to 9 feet of inundation in Naples.
What schools serve Olde Naples?
Generally Lake Park Elementary, Gulfview Middle and Naples High, all graded A in 2026. Confirm each address.
Is Olde Naples in the City of Naples?
Yes. Zoning, permits, flood rules, historic preservation and rentals are all City of Naples functions, and every parcel is ZIP 34102.
How old are the homes in Olde Naples?
On the county's residence records, half of the 827 single-family homes on the grid were built in 2002 or later, and 195 since 2016.
How tall can buildings be in Olde Naples?
Most residential districts cap height at 30 feet, and the downtown district at three stories and 42 feet under the 2000 charter amendment.
What is the Naples Historic District?
A National Register district listed in 1987, with a 2017 inventory of 97 parcels and 91 structures, 64 of them historic, around 9th Avenue South to 13th Avenue South near the Gulf.
What is Palm Cottage?
An 1895 house at 137 12th Avenue South, listed on the National Register in 1982 and home to the Naples Historical Society.
Are new condos being built in Olde Naples?
Yes. The Avenue, 50 condos over retail on Fifth Avenue South, broke ground in January 2026.
Where is Gulfview Middle School?
At 255 6th Street South, inside Olde Naples, on the original school site in Naples.
Where is the Naples Pier?
At 25 12th Avenue South, at the west end of 12th Avenue South. It is closed while it is rebuilt.
What was the first commercial building on Fifth Avenue South?
Ed Frank's Garage, in 1923. The Bank of Naples followed in 1949, and the street was redesigned in the early 1990s with planner Andres Duany.
Who manages Fifth Avenue South?
The 5th Avenue South Business Improvement District, established in December 2010 and funded by a self-assessment on property owners.
How old is Lake Park Elementary?
It has served Naples since 1956 as the first elementary school built in the city.
Where is City Hall?
At 735 8th Street South, inside Olde Naples.
Is Olde Naples the same as downtown Naples?
They overlap. The condo towers east of US 41, such as Naples Square, are usually called downtown Naples and are a separate market.
About Domain Realty Group in Naples
Domain Realty Group is a Southwest Florida real estate team working Lee, Collier and Charlotte counties, and Naples is one of our home markets. Domain Realty Group has been the #1 team in Southwest Florida since 2012, with $2.5 billion in team production and 4,000+ transactions. The team is led by Jesse McGreevy (SL3101296) and Marc Comisar (BK3060671), who bring over 45 years of combined direct experience between them.
Reach any of our agents through our agents page, read our client reviews or learn more about our team.
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Where to go next: Naples homes for sale and communities, Port Royal homes for sale, Pelican Bay homes for sale and current listings.
Sources
Every figure on this page traces to one of the sources below. No real estate portal or other brokerage is cited, by policy. County sale data comes from the Collier County Property Appraiser's files for the 12 months to August 17, 2026; web sources were read between June 11 and October 22, 2026. The Southwest Florida MLS (Matrix) supplies the listing and closing figures; MLS data is by subscription and has no public address.
Florida Statutes, section 718.112, condominium bylaws and reserves
City of Naples, public beach accesses and beach-end seawall projects
Federal Register, Collier County coastal storm risk study termination, May 1, 2026
National Park Service, Naples Historic District, NRIS 87002179
Naples Historical Society, historic district boundary map, 1987
Naples Historical Society, protect Palm Cottage in perpetuity
Naples Historical Society, Hurricane Ian photos at Palm Cottage
Fifth Avenue South, Old Naples hotel partnership announcement, January 20, 2022
Gulfshore Business, Olde Naples Hotel opens on Third Street South, May 18, 2026
Gulf Coast News, Olde Naples Hotel on Third Street South, September 9, 2026
Gulf Coast News, Naples Pier rebuild set to begin, December 29, 2025
Naples Daily News, new Naples Pier progress, October 1, 2026
NOAA Tides and Currents, historic Naples Pier water-level station 8725110
National Center for Education Statistics, Gulfview Middle School