Park Shore Homes for Sale in Naples, FL
Park Shore homes for sale in Naples, FL, draw on 4,006 homes in ZIP 34103. The county recorded 224 sales at a $1,950,000 median in Park Shore in the 12 months to August 31, 2026: 109 Gulf-front tower condominiums at $2,050,000, 63 interior condominiums at $600,000 and 43 single-family houses at $5,229,400.
By Jesse McGreevy and Marc Comisar, Domain Realty Group. Data updated: October 2026. Call Domain Realty Group at 239-441-2816.
Key takeaways for Park Shore home buyers in Naples
Park Shore in Naples is easiest to read as five groups of homes, and every figure on this page names its group and its source. The eight points below rest on county records, a dated MLS export and state or federal documents, each explained in the sections that follow.
- The 2026 county roll lists 4,006 homes in five groups: Gulf-front towers, bay-side low-rises on Venetian Bay, interior condominiums, villa enclaves and single-family houses. What is Park Shore in Naples, and where is it? counts each group.
- In the 12 months to August 31, 2026 the county recorded 224 qualified deeds with a median of $1,950,000, and the groups sit far apart: county medians of $2,050,000 for Gulf-front towers, $600,000 for interior condominiums and $5,229,400 for single-family houses.
- The October 29, 2026 export held 117 active MLS listings and 20 pending, beside 245 sold listings at a $1,975,000 median; its window and the county's differ, so each figure keeps its own date.
- The 2026 roll carries two millage rates, 8.9752 and 8.9877 mills, inside the City of Naples, with no CDD on the 2026 roll. What are property taxes on a home in Park Shore, Naples? sets them out.
- No mandatory master HOA covers Park Shore. The Park Shore Association is voluntary, formed in 1971, and publishes $300 a year in dues for 2027 plus a $1,000 initiation fee for new members, per its board letter dated 2026-05-30.
- The Raymond L. Lutgert Beach Park belongs to that Association and is members only, by active membership card, from dawn to dusk. Does Park Shore in Naples have beach access, boating and deeded boat slips? names the other two kinds of access.
- Of 4,139 tax-roll parcels on the flood map effective 2024-02-08, as carried from our McGreevy and Comisar flood reading, 3,478 map as AE, 658 as X and 3 as VE by centroid. These are parcels, not homes, and the lender's flood determination on the exact building governs.
- Park Shore Resort, a separate regime of 157 homes, is reported separately in What are the bay-side and interior condominiums in Park Shore, Naples? and sits inside none of the figures on this page.
What homes are for sale in Park Shore, Naples right now?
Park Shore homes for sale in Naples can be searched six ways below, each one reading the MLS Development label Park Shore. The October 29, 2026 export held 117 active listings and 20 pending; What does the MLS show about Park Shore homes in Naples? gives the detail.
Listing figures on this page come from the Southwest Florida MLS, as entered by listing agents, export of October 29, 2026. The searches read the MLS live and shift as agents update listings, so ask an agent to confirm that a home is open before you plan a showing.
All listings, and the newest 30 days
The first search returns every listing the MLS files under the development name, across all five groups, with the highest price first. The second keeps only listings posted within the last 30 days. Neither search separates a Gulf-front tower from a house, so read the building name on each result.
Single-family houses or condominiums
The first search targets the roll's 588 single-family houses and the second its 3,415 condominium homes. In the 12 months to August 31, 2026 the county recorded 43 house deeds and 181 condominium deeds. The two type searches follow the MLS property type, which does not map one to one onto our five groups, so check the group on each listing. The October 29, 2026 export held 21 active houses.
Price filters at $1,000,000
These two searches filter on price alone, highest first, so neither isolates a product. Of the county's 224 deeds, 46 were below $1,000,000 (interior condominiums 36, Gulf-front towers 10) and 178 were at $1,000,000 or more. The lower search stops at $999,999, so no listing shows in both.
| Filter | County deeds, 12 months to Aug. 31, 2026 |
|---|---|
| all | every qualified improved deed: 224 |
| days30 | not applicable |
| sf | 43 |
| condo | 181 |
| under1m | 46 |
| 1mup | 178 |
What the MLS calls Park Shore
The export files 382 rows that join the county's Park Shore set, every one under the Development name PARK SHORE in ZIP 34103. The same label also carries 34 rows that do not join: the separate regime named in the takeaways above, and condominium regimes on West Blvd (Lakeview Pines, Park West, Seagate Villas, Village West and Villas Pienza, with a few smaller entries). A label search shows those 34 rows too. We count none of them, because the county roll files the West Blvd regimes outside the Park Shore plats.
What a search cannot filter
The export has no field for which side of Gulf Shore Boulevard North a tower stands on, whether a tower sits behind another parcel, whether a house fronts a Bights canal, or whether a boat slip comes with a home. The groups on this page are the county's, so a search cannot filter by them either. For word of a home before it reaches the market, contact us, ask our agents or scan current listings.
Matching a listing to one of the five groups
Start from the building or street on the listing. Names on the Gulf Shore Boulevard North tower row belong to the Gulf-front towers, and the five regimes on Venetian Bay belong to the bay-side group. Streets such as Crayton Road and Neapolitan Way hold houses and interior condominiums. The tables in What have homes in Park Shore, Naples sold for? and Which Gulf-front condominium towers are in Park Shore, Naples, and what have they sold for? let you check a building against its group before you quote a price.
What is Park Shore in Naples, and where is it?
Park Shore in Naples is a Gulf-side neighborhood inside the City of Naples, ZIP 34103, between the Gulf of Mexico and Tamiami Trail North, laid out on five numbered plats, the first certified in 1968. The 2026 roll lists 4,006 homes in five groups, described in turn below.
Between the Gulf and Tamiami Trail North
Park Shore lies on the Gulf side of Naples, with the tower row on the west side of Gulf Shore Boulevard North, Venetian Bay inside it and Tamiami Trail North along its eastern edge. The county roll shows ZIP 34103 on all 4,082 roll parcels, and every parcel is inside the City of Naples. Raymond L. Lutgert's companies laid it out; How is Park Shore in Naples laid out, and how many homes does it hold? tells that history and counts the homes by street.
The five groups in one paragraph
The roll lists 2,258 homes in the 25 Gulf-front towers on the west side of Gulf Shore Boulevard North, 161 in five bay-side low-rises on Venetian Bay, 957 in interior condominiums, 39 in two villa enclaves and 588 single-family houses, 107 of them on the Bights canal streets, plus 3 other residences. Towers are condominiums in tall buildings, bay-side regimes are low-rises on the water, and interior condominiums sit inland of the tower row. The houses stand on the numbered plats.
One voluntary association and no master HOA
No master HOA covers Park Shore. The Park Shore Association calls itself, in its own words, "a voluntary neighborhood association, not an HOA," and it owns the beach park for its members. Each condominium association sets its own fees, leases and pets, and the single-family plats have no mandatory association. Does Park Shore in Naples have an HOA, and who sets the rules for each building? sorts out who sets which rule.
Where Park Shore stops and its neighbors begin
Several places share part of the name: a retail plaza, a street, an unrelated association in the Orlando area and look-alike building names. The county's subdivision records and the MLS Development label keep them apart, and Which names get confused with Park Shore in Naples? sorts each one. See also Naples communities for the neighborhoods around it.
Where the figures come from
Two sources feed this page. County figures come from the Collier County Property Appraiser public data bundle of October 27, 2026, which holds the 2026 certified roll and recorded sales, and MLS figures come from the Matrix export of October 29, 2026. Each section says which source and which window it uses.
What have homes in Park Shore, Naples sold for?
Park Shore homes in Naples sold at a county-recorded median of $1,950,000 across 224 qualified deeds from September 1, 2025 to August 31, 2026, but one median blends towers, condominiums and houses. Each group gets its own reading below, with the number of deeds beside every median.
Data updated: October 2026. Everything here comes from Collier County recorded deeds, and the window closes on August 31, 2026, the latest month the county has fully qualified.
The 12 months to August 31, 2026
The county recorded 224 sales at a $1,950,000 median in Park Shore in the 12 months to August 31, 2026: 109 Gulf-front tower condominiums at $2,050,000, 63 interior condominiums at $600,000 and 43 single-family houses at $5,229,400.
We tracked every qualified county deed on a Park Shore home from September 1, 2025 to August 31, 2026: 224 sales across five groups.
| County deeds, by group | Sales | Median | Range | Rule |
|---|---|---|---|---|
| All homes | 224 | $1,950,000 | $250,000 to $14,500,000 | every qualified improved deed on a home with a residence row; the midpoint of the two middle sales |
| Gulf-front towers | 109 | $2,050,000 | $800,000 to $12,500,000 | prose median, 6 or more deeds |
| Bay-side low-rises on Venetian Bay | 7 | $2,250,000 | $1,150,000 to $2,900,000 | prose median, 6 or more deeds |
| Interior condominiums | 63 | $600,000 | $250,000 to $2,300,000 | prose median, 6 or more deeds |
| Villa enclaves | 2 | listed: $3,650,000 and $8,100,000 | $3,650,000 to $8,100,000 | 1 or 2 deeds are listed, never averaged |
| Single-family houses | 43 | $5,229,400 | $1,600,000 to $14,500,000 | prose median, 6 or more deeds |
| Condominium homes, all groups | 181 | $1,600,000 | not tabled | towers, bay-side, interior and villa enclaves together |
Why one median misleads
The all-homes median moves with the product mix, so compare a tower with a tower and a house with a house. The county's deeds include 109 towers, 63 interior condominiums and 43 houses, whose medians run from $600,000 to $5,229,400. A buyer who quotes the blended $1,950,000 describes no single home.
Sales by group, with the Bights cut
Villa enclaves had two deeds, Villa Mare at $3,650,000 in December 2025 and Casa Mar at $8,100,000 in May 2026, listed because two is too few for a median. The Bights canal streets, a cut of the houses, had 4 county deeds, from $6,700,000 to $9,850,000, too few for a median in prose; the single-family section tables them. The 39 house deeds off the Bights had a county median of $4,200,000. Inside the groups, the band table below shows where the deeds cluster: 39 tower deeds between $1,000,000 and $2,000,000 and 34 between $2,000,000 and $3,000,000, 20 of the 63 interior deeds below $500,000, and 21 of the 43 house deeds between $5,000,000 and $10,000,000.
Price bands and the $1,000,000 split
| County deeds, price band | Gulf-front towers | Bay-side low-rises | Interior condominiums | Villa enclaves | Single-family houses |
|---|---|---|---|---|---|
| Under $500,000 | 0 | 0 | 20 | 0 | 0 |
| $500,000 to under $1,000,000 | 10 | 0 | 16 | 0 | 0 |
| $1,000,000 to under $2,000,000 | 39 | 3 | 24 | 0 | 3 |
| $2,000,000 to under $3,000,000 | 34 | 4 | 3 | 0 | 13 |
| $3,000,000 to under $5,000,000 | 12 | 0 | 0 | 1 | 5 |
| $5,000,000 to under $10,000,000 | 9 | 0 | 0 | 1 | 21 |
| $10,000,000 or more | 5 | 0 | 0 | 0 | 1 |
The price searches above split at $1,000,000. Below that line the county recorded 46 deeds, 36 interior condominiums and 10 towers, and at $1,000,000 or more it recorded 178.
Reading a budget against the bands
A band table shows what recorded deeds cover, not what a budget buys. With $1,000,000 to $2,000,000 in mind, the county recorded 39 tower deeds, 3 bay-side deeds, 24 interior deeds and 3 house deeds in that band. Between $500,000 and $1,000,000 it recorded 10 tower deeds and 16 interior deeds, and below $500,000 all 20 deeds were interior condominiums. The county recorded no bay-side or villa-enclave deed below $1,000,000, and its lowest house deed was $1,600,000. Ask an agent which buildings sit in your range.
How the building tables treat small counts
Building figures are in Which Gulf-front condominium towers are in Park Shore, Naples, and what have they sold for? and What are the bay-side and interior condominiums in Park Shore, Naples? A building gets a median in prose only with 6 or more county deeds. Buildings with 3 to 5 deeds appear in a table with their count, and buildings with 1 or 2 deeds are listed one by one.
Sales by year and group
Calendar years run January to December, and 2026 runs to August 31. Each cell shows the number of county deeds, then the median; a cell with one or two deeds lists them. The 2022 row is far thinner than 2021 and 2023 in the county file, so read it as a gap in qualified deeds and not as a count of that year's closings.
| Year | Gulf-front towers | Bay-side low-rises | Interior condominiums | Villa enclaves | Single-family houses |
|---|---|---|---|---|---|
| 2017 | 96 at $1,256,250 | 5 at $1,225,000 | 49 at $365,000 | 1: $2,400,000 | 41 at $1,125,000 |
| 2018 | 97 at $1,175,000 | 10 at $1,587,500 | 81 at $342,000 | none | 44 at $2,180,100 |
| 2019 | 123 at $1,300,000 | 7 at $1,270,000 | 60 at $340,000 | none | 33 at $2,165,000 |
| 2020 | 123 at $1,311,000 | 12 at $1,436,750 | 73 at $425,000 | 6 at $1,837,500 | 41 at $2,850,000 |
| 2021 | 205 at $1,800,000 | 16 at $1,520,000 | 87 at $495,000 | 2: $3,110,000, $4,500,000 | 50 at $3,248,750 |
| 2022 | 5 at $9,200,000 | none | none | none | 26 at $5,322,500 |
| 2023 | 56 at $2,657,500 | 10 at $1,580,500 | 47 at $1,049,000 | none | 23 at $5,000,000 |
| 2024 | 64 at $2,800,000 | 12 at $2,625,000 | 49 at $670,000 | 2: $4,250,000, $4,900,000 | 25 at $5,000,000 |
| 2025 | 82 at $2,400,000 | 5 at $1,700,000 | 56 at $545,000 | 2: $2,725,000, $3,650,000 | 32 at $5,350,000 |
| 2026 to Aug. 31 | 88 at $2,012,500 | 6 at $2,072,500 | 51 at $950,000 | 1: $8,100,000 | 34 at $4,550,000 |
Three 12-month windows
| County deeds, qualified and improved | All homes |
|---|---|
| September 1, 2023 to August 31, 2024 | 155 at $2,295,000 |
| September 1, 2024 to August 31, 2025 | 163 at $1,950,000 |
| September 1, 2025 to August 31, 2026 | 224 at $1,950,000 |
| County deeds, by group | Sept. 2025 to Aug. 2026 | Sept. 2024 to Aug. 2025 |
|---|---|---|
| Gulf-front towers | 109 at $2,050,000 | 74 at $2,475,000 |
| Bay-side low-rises | 7 at $2,250,000 | 7 at $1,700,000 |
| Interior condominiums | 63 at $600,000 | 52 at $550,000 |
| Villa enclaves | 2: $3,650,000, $8,100,000 | 1: $2,725,000 |
| Single-family houses | 43 at $5,229,400 | 29 at $4,985,000 |
The windows cover different homes, so set a group against the same group and keep the deed count beside every median.
What the county set counts and leaves out
The county qualifies deeds month by month, and August 2026 is the last fully qualified month in the bundle of October 27, 2026. Deeds from September and October 2026 therefore appear in the MLS but not here. The set counts a deed once when any row for that parcel, month and price is qualified, and it uses homes with a residence row only, so deeds on parcels with no residence row stay out.
What does the MLS show about Park Shore homes in Naples?
Park Shore homes in Naples show 245 sold, 117 active and 20 pending in the Southwest Florida MLS, as entered by listing agents, export of October 29, 2026. The 245 sold listings had a median of $1,975,000 and 2,262 sq. ft. of living area.
Data updated: October 2026. These figures are what listing agents entered for the October 29, 2026 export, and a list price is not a price paid.
How the export maps to the county set
We joined each export row to the 2026 roll by street number and the first word of the street name. That joined 382 rows, 245 sold between October 29, 2025 and October 29, 2026, 117 active and 20 pending. Product groups come from the roll, because the MLS does not carry our five groups.
How we count sold, active and pending
The sold count covers closings dated October 29, 2025 to October 29, 2026. Active and pending are the status on October 29, 2026, and our pending count includes listings the MLS marks pending with contingencies. A listing that closed after that date is in none of these counts, and a listing that withdrew is in none either.
Sold homes by group
| MLS group (sold, the October 29, 2026 export) | Sold | Median sold price | Median living area (sq. ft.) |
|---|---|---|---|
| All homes | 245 | $1,975,000 | 2,262 |
| Gulf-front towers | 118 | $2,000,000 | 2,262 |
| Bay-side low-rises on Venetian Bay | 9 | $2,100,000 | 2,141 |
| Interior condominiums | 60 | $792,000 | 1,490 |
| Villa enclaves | 2 | listed: $3,650,000 and $8,100,000 | listed: 3,551 and 4,146 |
| Single-family houses | 56 | $4,890,000 | 3,805 |
| Bights canal streets (table only) | 7 | $6,700,000 | 5,138 |
One penthouse sale in the towers sits far above the rest. It is in the MLS medians and in no county figure, because the county left that deed unqualified; the tower heading sets it out.
Active and pending listings by group
| MLS group (the October 29, 2026 export) | Active | Median list price | Median living area, active (sq. ft.) | Pending |
|---|---|---|---|---|
| All homes | 117 | $1,750,000 | 2,128 | 20 |
| Gulf-front towers | 62 | $1,695,000 | 2,108 | 10 |
| Bay-side low-rises on Venetian Bay | 6 | $2,200,000 | 2,044 | 1 |
| Interior condominiums | 26 | $594,000 | 1,320 | 4 |
| Villa enclaves | 2 | a pair, not averaged | a pair, not averaged | 1 |
| Single-family houses | 21 | $6,375,000 | 4,383 | 4 |
| Bights canal streets (table only) | 3 | $8,995,000 | 5,379 | 1 |
A pending listing has a contract, which is not a closing.
Living area, and why every size here comes from the MLS
Sizes in this section are the Approx Living Area that listing agents entered. The county's base area is a different measure, so every size on this page is the MLS entry. By the October 29, 2026 export, the interior condominiums' median sold size was 1,490 sq. ft. against 2,262 for the towers and 3,805 for houses.
Two record sets, one market
Park Shore has two record sets that never merge: the county's 224 qualified deeds to August 31, 2026 and the MLS's 245 sold listings to October 29, 2026, which differ in window, qualification and the six MLS sales on rebuilt lots the roll still carries as land. Use the county for prices actually recorded and the export for asking prices, sizes and open listings.
The nine rows on rebuilt lots
Nine export rows join a lot the 2026 roll carries with no residence row, a new build or a rebuild, and we count them as single-family houses: 6 sold and 3 active. The export lists them as follows.
| Status | Price | Street |
|---|---|---|
| Sold | $8,000,000 | Fountainhead Ln |
| Sold | $7,800,000 | Neapolitan Ln |
| Sold | $7,550,000 | Fountainhead Ln |
| Sold | $6,575,000 | Whispering Pine Way |
| Sold | $6,500,000 | Willowhead Dr |
| Sold | $3,500,000 | Devils Ln |
| Active | $14,450,000 | Pirates Bight |
| Active | $7,350,000 | Crayton Rd |
| Active | $6,950,000 | Crayton Rd |
What the export leaves out
The export also carries listing agents' entries for fees. Those entries differ from row to row and are not an association's published rates, so they are set out with the published fees in What does a buyer pay each year in Park Shore, Naples: condominium fees, assessments and association dues? Reserve balances, master-policy terms and milestone results are not published in the export; the associations hold them.
How is Park Shore in Naples laid out, and how many homes does it hold?
Park Shore, a Gulf-side neighborhood inside the City of Naples, ZIP 34103, lies between the Gulf of Mexico and Tamiami Trail North on five numbered plats, the first certified in 1968. The 2026 county roll counts 4,006 homes in five groups, from the Gulf Shore Boulevard North tower row to the canal-street houses.
Who laid out Park Shore, and when
Raymond L. Lutgert bought about 760 acres in 1964, according to his company's history page. Units 1 to 3 carry the plat title "Being Raymond L. Lutgert's Subdivision." A 2013 City counsel memo names The Lutgert Companies as successor to the original developers of record, The Scottsdale Co. and the Park Shore partnership. Unit 1 was annexed into the City of Naples in December 1968. The Park Shore Association, a voluntary neighborhood association, formed in 1971.
The county roll count: 4,006 homes
The 2026 county roll lists 4,006 homes in Park Shore: 2,258 in the 25 Gulf-front towers, 161 in five bay-side low-rises on Venetian Bay, 957 in interior condominiums, 39 in two villa enclaves, 588 single-family houses and 3 other residences.
The 3 other residences were built 1972 to 1977 and had no recorded sale in the 12 months to August 31, 2026.
Parcels, homes and condominium homes
The roll holds 4,082 parcels in the Park Shore set, and 4,006 carry a residence row, so those are the homes. Of them, 3,415 are condominium homes and 588 are houses, 107 on the Bights canal streets. ZIP 34103 appears on every parcel. The Association's page says more than 600 single-family homes and 3,590 condominium units; this page uses the county counts.
Five numbered plats and the later villa plats
The Association defines the neighborhood as five numbered plats, Units 1 to 5.
- Unit 2: the Gulf-side towers from Horizon House to the Regent area, Venetian Cove Club, Venetian Villas, the Village Shops blocks and Casa Mar.
- Unit 5: the towers from Le Jardin to Le Parc, Ardissone, The Tropics and Villa Mare.
Later replats and villa plats include Point West, The Villas of Park Shore and Belair at Park Shore. Plat recording dates are not published in the sources we read; the Clerk of Courts holds them.
The streets: tower row, bay and interior
Gulf Shore Boulevard North carries the tower row on its west side. Interior condominiums line Park Shore Drive, Crayton Road, Belair Lane, Neapolitan Way and Colonade Circle. The roll's busiest house streets are Crayton (78 houses), Neapolitan (60) and Whispering Pine (49); Pirates, Mermaids, Devils and Neptunes Bight form the Bights.
Which Gulf-front condominium towers are in Park Shore, Naples, and what have they sold for?
Park Shore in Naples has 25 Gulf-front condominium towers on the west side of Gulf Shore Boulevard North, and they hold 2,258 of the neighborhood's homes. This section gives every tower's roll count, year built, recorded sales and MLS listings, then describes ten towers in full.
The Gulf-front towers on the 2026 county roll, building by building
County columns show qualified deeds in the 12 months to August 31, 2026. MLS columns come from Southwest Florida MLS, as entered by listing agents, export of October 29, 2026: sold in the 12 months to that date, active on it. Group medians belong to the section What have homes in Park Shore, Naples, sold for?
| Tower | Homes | Built | County sales | MLS sold | MLS active | Median 2026 tax |
|---|---|---|---|---|---|---|
| Allegro | 76 | 1981 | 4 at $1,712,500 | 4 at $1,497,500 | 3 | $12,693.74 |
| Aria | 65 | 2006 | 2: $4,200,000, $4,300,000 | 1: $4,300,000 | 3 | $31,333.13 |
| Bay Shore Place | 103 | 1994 | 4 at $1,750,000 | 4 at $1,750,000 | 2 | $11,267.26 |
| The Brittany | 136 | 1995 to 1996 | 13 at $2,700,000 | 13 at $2,700,000 | 4 | $19,405.72 |
| Enclave | 28 | 1991 | 3 at $8,750,000 | 3 at $8,750,000 | 1 | $49,029.99 |
| Esplanade Club | 121 | 1981 | 4 at $1,300,000 | 4 at $1,300,000 | 5 | $10,558.56 |
| Gulfside | 112 | 1974 | 2: $824,000, $850,000 | 2: $824,000, $850,000 | 5 | $7,445.12 |
| Horizon House | 72 | 1972 | 6 at $1,140,000 | 6 at $1,140,000 | 1 | $9,795.83 |
| La Mer | 104 | 1978 to 1979 | 8 at $2,202,500 | 10 at $2,025,000 | 4 | $15,543.42 |
| Le Ciel Park Tower | 71 | 1994 | 5 at $3,901,000 | 3 at $3,901,000 | 2 | $24,958.17 |
| Le Ciel Venetian Tower | 86 | 1995 | 5 at $2,310,000 | 6 at $2,517,500 | 0 | $16,660.82 |
| Le Jardin | 52 | 1998 | 4 at $6,225,000 | 4 at $6,225,000 | 1 | $42,561.69 |
| Le Parc | 78 | 1990 | 6 at $4,950,000 | 6 at $4,950,000 | 1 | $22,254.01 |
| Le Rivage | 37 | 1996 | 2: $10,000,000, $10,425,000 | 3 at $10,200,000 | 0 | $66,282.03 |
| Meridian Club | 85 | 1981 | 4 at $2,381,250 | 4 at $2,403,750 | 0 | $16,145.38 |
| Monaco Beach Club | 138 | 1983 | 6 at $1,637,500 | 7 at $1,675,000 | 8 | $13,104.19 |
| Park Plaza | 90 | 1983 to 1984 | 2: $3,675,000, $4,200,000 | 3 at $3,675,000 | 1 | $22,212.72 |
| Park Shore Towers No. One | 75 | 1985 | county 4 at $2,050,000 | MLS 5 at $1,950,000 | 2 | $14,043.86 |
| Provence | 85 | 2000 | 1: $4,075,000 | 1: $4,075,000 | 1 | $28,592.56 |
| The Regent | 37 | 2002 | none | MLS 1 (see the note below) | 4 | $72,327.17 |
| The Savoy | 141 | 1983 | 5 at $1,325,000 | 4 at $1,322,500 | 1 | $9,897.85 |
| Solamar | 107 | 1986 | 6 at $1,625,000 | 6 at $1,625,000 | 2 | $10,271.86 |
| Surfsedge | 112 | 1974 to 1981 | 5 at $1,250,000 | 7 at $1,250,000 | 5 | $7,496.06 |
| The Terraces | 116 | 1986 | 3 at $1,050,000 | 5 at $1,050,000 | 4 | $10,553.64 |
| Vistas | 131 | 1990 | 5 at $1,600,000 | 5 at $1,785,000 | 2 | $12,723.99 |
The Regent: the MLS shows one $26,000,000 penthouse sale (12,135 square feet, the October 29, 2026 export); the county left that deed unqualified, so it is in no county figure. The annual-charges section lists the fees towers publish.
Monaco Beach Club: 138 condominium homes, built 1983
The 2026 county roll lists 138 homes in The Monaco Beach Club, all built in 1983. The county recorded 6 sales at a $1,637,500 median ($1,000,000 to $2,400,000). The October 29, 2026 export shows 7 sold at a $1,675,000 median with 2,753 square feet median living area, 8 active listings at a $1,472,500 median list and 2,291 square feet, and 2 pending. The median 2026 tax bill on the roll is $13,104.19. The association's own site says the building has 18 floors, a heated pool and spa, tennis courts, a fitness center, a community room with a kitchen and covered garage parking. Fees, lease limits and pet rules are not published there; the association's resale documents and estoppel certificate hold them.
The Savoy: 141 condominium homes, built 1983
The 2026 county roll lists 141 homes in The Savoy, all built in 1983 and the most of any tower, ahead of Monaco Beach Club (138) and Vistas (131). The county recorded 5 qualifying deeds and the October 29, 2026 export shows 4 sold; both are too few for a prose median, so they sit in the tower table. The Savoy is a member of the Gulf Shore Association of Condominiums. The export held 1 active listing at $1,950,000 and 2,430 square feet. The median 2026 tax bill is $9,897.85. The Savoy's owner site showed only a manager sign-in page and no building facts when we checked on October 31, 2026, so amenities, floor plans and fees are not published. Ask the association for its resale documents.
Le Ciel Venetian Tower: 86 condominium homes, built 1995
The 2026 county roll lists 86 homes in Le Ciel Venetian Tower, built in 1995. The county recorded 5 deeds, shown in the tower table. The October 29, 2026 export shows 6 sold at a $2,517,500 median with 2,558 square feet median living area, and no active or pending listing. The median 2026 tax bill is $16,660.82. By our reading of the parcel map, the tower is set back from the beach behind another parcel; ask the association. Le Ciel Park Tower is a separate condominium with its own association. Le Ciel Venetian Tower's own site lists 5 residences per floor, sizes from 2,087 to 2,726 square feet and two guest-suite types, and its FAQ names Commons R and an Access and Tennis Commons without a dollar charge.
Surfsedge: 112 condominium homes, built 1974 to 1981
The 2026 county roll lists 112 homes in Surfsedge: 111 built in 1974 and one in 1981. The county's 5 deeds are in the tower table, with no prose median. The October 29, 2026 export shows 7 sold at a $1,250,000 median with 1,274 square feet median living area, plus 5 active listings and 2 pending. The median 2026 tax bill is $7,496.06. The association's site gives sizes from 1,267 to 1,677 square feet, 8 homes per floor, a pool and spa, a fitness room and a library. Surfsedge belongs to Commons A and Commons R, has a picnic area with grills, and publishes an FAQ and a final SIRS dated September 9, 2025; read the current budget before relying on either.
Horizon House: 72 condominium homes on the county roll, built 1972
The 2026 county roll lists 72 homes in Horizon House, built in 1972, the oldest tower. The county recorded 6 sales at a $1,140,000 median ($843,600 to $1,300,000). The October 29, 2026 export shows 6 sold at a $1,140,000 median with 1,770 square feet median living area, and 1 active listing at $900,000. The median 2026 tax bill is $9,795.83. The home count differs by source: 72 on the county roll, 76 in the State condominium file and 77 on the association's site. The declaration governs; ask the association. The site describes a central courtyard with a fountain, a pool, a fitness room, a social room and a curved lanai of about 30 feet per home, and it does not publish fees.
Le Parc: 78 condominium homes, built 1990
The 2026 county roll lists 78 homes in Le Parc, built in 1990 with The Scottsdale Co. as developer of record; it is the first tower in the north-to-south run along the boulevard. The county recorded 6 sales at a $4,950,000 median ($2,000,000 to $12,500,000). The October 29, 2026 export shows 6 sold at a $4,950,000 median with 4,334 square feet median living area, and 1 active listing at $8,995,000. The median 2026 tax bill is $22,254.01. The association's site gives floor sizes from 2,300 to 3,700 square feet, 5,600 square feet on the top five levels, a heated pool, a fitness center and one tennis court. Fees and lease limits are not published there; ask for the resale documents.
The Terraces: 116 condominium homes, built 1986
The 2026 county roll lists 116 homes in The Terraces, built in 1986 with The Scottsdale Co. as developer of record; the City lists 19 stories. The county recorded 3 deeds and the export shows 5 sold, both in the tower table; at those counts there is no prose median. The October 29, 2026 export held 4 active listings and 2 pending. The median 2026 tax bill is $10,553.64. Our reading of the parcel map also puts it behind another parcel, set back from the beach; the association can confirm. The association's site offers a documents library, a page for real estate agents and a page for vendors, but its home page states no building facts; fees are in the resale documents.
Aria: 65 condominium homes, built 2006
The 2026 county roll lists 65 homes in Aria, built in 2006, the newest tower on the roll. The county recorded 2 sales: $4,200,000 on September 11, 2025 and $4,300,000 on May 8, 2026. The October 29, 2026 export shows 1 sold at $4,300,000 and 3,393 square feet, and 3 active listings. The median 2026 tax bill is $31,333.13. The parcel map, as we read it, shows Aria behind another parcel as well; ask the association about its Gulf frontage. Lutgert's company history calls Aria the final addition to its Park Shore towers, and the City's milestone list carries it on a later year than the older towers. We found no association website on October 31, 2026, so amenities, fees and rules are not published; ask for the resale documents.
The Brittany: 136 condominium homes on the county roll, built 1995 to 1996
The 2026 county roll lists 136 homes in The Brittany, built in 1995 and 1996; our Brittany page covers the building on its own. The county recorded 13 sales at a $2,700,000 median ($2,000,000 to $5,150,000). The October 29, 2026 export shows 13 sold at a $2,700,000 median with 3,050 square feet median living area, plus 4 active listings and 1 pending. The median 2026 tax bill is $19,405.72. The home count differs by source: 136 on the county roll and 127 in the State condominium file, and the reason is not published. The declaration governs. The association, Club Brittany at Park Shore, Inc., posts a Q&A, updated June 17, 2026, that names Commons S and Access Commons A; its dollar figures are in the annual-charges section.
La Mer: 104 condominium homes, built 1978 to 1979
The 2026 county roll lists 104 homes in La Mer, built in 1978 and 1979 (the Lutgert company history dates it to 1976; the City lists 17 stories); our La Mer page covers the building on its own. The county recorded 8 sales at a $2,202,500 median ($850,000 to $2,900,000). The October 29, 2026 export shows 10 sold at a $2,025,000 median with 2,074 square feet median living area, plus 4 active listings. The median 2026 tax bill is $15,543.42. We could not verify an association website for La Mer on October 31, 2026, so fees, leases and pets are in the resale documents and estoppel certificate; ask for both, and ask for the budget of the Commons association it pays into.
Eight towers set back from the beach
By our reading of the parcel map, eight towers sit behind another parcel: Le Ciel Venetian Tower, Allegro, Provence, Le Jardin, Bay Shore Place, Solamar, Aria and The Terraces. This is our reading, not an association statement; ask each for the document describing its Gulf frontage.
Unit counts that differ by source
Esplanade Club shows 121 on the roll and in the State file but 122 on its association's site. Provence shows 85 on the roll and in the State file and 84 on the City list. The Regent shows 37 on the roll and in the State file; the developer's page describes 32 estate homes plus penthouse residences. The declaration governs.
What tower associations publish about their own buildings
Vistas lists four guest suites, Solamar two and Le Ciel Venetian Tower two types, each on its own site. Esplanade Club gives sizes of about 1,900 to over 2,900 square feet. Guest-suite rules and fees are not published. For other towers we found no association website on October 31, 2026.
What are the bay-side and interior condominiums in Park Shore, Naples?
Park Shore in Naples also has five bay-side low-rises on Venetian Bay and 957 interior condominiums on Park Shore Drive, Crayton Road, Belair Lane and Neapolitan Way. This section reports their roll counts, recorded sales and MLS listings building by building, with the separate regime set apart.
Bay-side low-rises on Venetian Bay: 161 condominium homes in five regimes
The county recorded 7 bay-side sales at a $2,250,000 median ($1,150,000 to $2,900,000), and the October 29, 2026 export shows 9 sold, 6 active and 1 pending. Building counts follow.
| Regime | Homes | Built | County sales | MLS sold; active | Median 2026 tax |
|---|---|---|---|---|---|
| Venetian Cove Club | 60 | 1977 | 1: $1,175,000 | 2; 1 | $8,528.80 |
| Venetian Villas | 32 | 1978 | 3 at $1,895,000 | 5; 3 | $16,192.10 |
| Ardissone | 33 | 1985 to 1990 | 3 at $2,600,000 | 2; 0 | $15,303.54 |
| The Tropics on Venetian Bay | 33 | 1988 | none | 0; 2 | $9,201.38 |
| Venetian Estates | 3 | rebuilt 1988 to 2018 | none | none | $116,583.52 |
Fees for all five regimes sit in each association's documents.
Hidden Lake Villas: 240 condominium homes, built 1973
The 2026 county roll lists 240 homes in Hidden Lake Villas, all built in 1973; our Hidden Lake Villas page covers the building on its own. The county recorded 13 sales at a $350,000 median ($250,000 to $460,000). The October 29, 2026 export shows 8 sold at a $372,500 median with 1,015 square feet median living area, and 6 active listings at a $399,500 median list. The median 2026 tax bill is $2,459.64.
Colonade at Park Shore: 128 condominium homes, built 1991 to 1996
The 2026 county roll lists 128 homes in Colonade at Park Shore on Colonade Circle, built 1991 to 1996; our Colonade page covers the building on its own. The county recorded 11 sales at a $1,250,000 median ($1,100,000 to $2,300,000). The October 29, 2026 export shows 11 sold at a $1,250,000 median with 2,439 square feet median living area, 5 active listings and 1 pending. The median 2026 tax bill is $9,077.49.
Park Shore Landings: 72 condominium homes, built 1984 to 1986
The 2026 county roll lists 72 homes in Park Shore Landings, built 1984 to 1986. The county recorded 4 deeds and the October 29, 2026 export shows 4 sold; both appear in the interior table, not as a prose median. The export held 1 active listing at $1,395,000 and 1,753 square feet. The median 2026 tax bill is $9,198.51. The association's own declaration, dated December 17, 2025, publishes a special assessment at $20,000 a unit; confirm it with the association before you sign.
Park Shore Resort: 157 homes in a separate regime
Park Shore Resort has 157 homes on the 2026 roll, and the county recorded 14 sales at a $315,000 median in the 12 months to August 31, 2026. These figures are reported separately and never enter a Park Shore count, median or band; see our Park Shore Resort page.
The other interior condominiums, building by building
County columns are deeds in the 12 months to August 31, 2026; MLS columns count sold and active listings in the October 29, 2026 export.
| Regime | Homes | Built | County sales | MLS sold; active | Median 2026 tax |
|---|---|---|---|---|---|
| Belair at Park Shore | 24 | 1990 to 1995 | 2: $1,260,000, $1,170,000 | 2; 0 | $6,942.29 |
| Belair Club | 20 | 1971 | 2: $400,000, $400,000 | 1; 0 | $3,228.39 |
| Colony Gardens | 29 | 1969 | 3 at $2,000,000 | 4; 2 | $11,494.56 |
| Gulf Heights | 12 | 1978 | none | 0; 0 | $2,937.14 |
| Harborside Terrace, two phases | 54 | 1975 | county 4: $600,000, $535,000, $613,000, $569,000 | 4; 2 | $3,712.61 |
| Jacaranda of Naples | 22 | 1980 | none | 0; 1 | $4,080.36 |
| The Lexington | 12 | 1978 | 1: $375,000 | 1; 0 | $2,625.32 |
| Park Place of Naples | 22 | 1979 | 1: $400,000 | 1; 1 | $3,298.15 |
| Park Shore Landings | 72 | 1984 to 1986 | 4 at $1,267,500 | 4; 1 | $9,198.51 |
| Pelican Point Unit 1 | 36 | 1974 | 5 at $649,000 | 5; 1 | $4,606.20 |
| Pelican Point West | 24 | 1978 | 3 at $1,700,000 | 3; 0 | $10,392.04 |
| Piedmont Club | 19 | 1973 | 1: $950,000 | 1; 0 | $7,394.17 |
| Pineland Park | 20 | 1978 | none | 0; 0 | $3,815.35 |
| Posada of Naples | 12 | 1980 | none | 0; 1 | $3,373.18 |
| Shore Club | 18 | 1986 to 1987 | 1: $540,000 | 1; 0 | $3,758.37 |
| The Sundowner | 12 | 1978 | 1: $425,000 | 1; 1 | $3,715.58 |
| Swan Lake Club | 40 | 1975 | 6 at $500,000 | 7; 1 | $3,825.22 |
| Venetian Bayview | 64 | 1977 | 1: $339,000 | 2; 1 | $3,454.63 |
| Villas of Park Shore | 31 | 1986 to 1987 | 2: $935,000, $1,000,000 | 2; 2 | $7,473.46 |
| Villas of Park Shore Phase 2 | 12 | 1988 | 1: $1,475,000 | 1; 1 | $6,807.77 |
| The Willows | 22 | 1972 to 1979 | none | 0; 0 | $3,115.29 |
| Winterport | 12 | 1978 | 1: $590,000 | 1; 0 | $3,318.64 |
Regimes the roll splits or counts differently
The Villas of Park Shore are 46 parcels with 43 homes, and Belair at Park Shore 25 parcels with 24 homes. Harborside Terrace is one State project that the county splits into phases of 28 and 26 homes.
What are the single-family homes, villa enclaves and Bights canal streets in Park Shore, Naples?
Park Shore in Naples has two villa enclaves, Casa Mar and Villa Mare, and 588 single-family houses on the Park Shore plats, 107 of them on the Bights canal streets. This section reports roll counts, year built, tax bills, county deeds and MLS listings for each.
Villa enclaves: Casa Mar and Villa Mare, 39 homes
The 2026 county roll lists 12 homes at Casa Mar, built in 1990, and 27 at Villa Mare, built 1986 to 1988. Median 2026 tax bills are $32,537.35 at Casa Mar and $17,962.45 at Villa Mare ($22,590.88 across both). The county recorded one deed in each in the 12 months to August 31, 2026: $3,650,000 at Villa Mare on December 5, 2025 and $8,100,000 at Casa Mar on May 22, 2026. The October 29, 2026 export shows the same two as sold, at 3,551 and 4,146 square feet.
Single-family houses: 588 homes on the Park Shore plats
The county roll lists 588 single-family houses, built 1969 to 2026 with a median year built of 2000, and a median 2026 tax bill of $21,381.24. The county recorded 43 sales at a $5,229,400 median ($1,600,000 to $14,500,000) in the 12 months to August 31, 2026. No mandatory homeowners' association covers the single-family plats; read the deed restrictions recorded on each plat.
Houses by plat unit
| Plat | Homes | Built (median) | County sales | MLS sold; active | Median 2026 tax |
|---|---|---|---|---|---|
| Unit 1 | 157 | 1969 to 2025 (2004) | 13 at $3,037,500 | 18; 8 | $27,581.61 |
| Unit 3 | 173 | 1971 to 2025 (2004) | 11 at $5,900,000 | 13; 4 | $24,404.53 |
| Unit 4 | 237 | 1974 to 2026 (1987) | 19 at $4,900,000 | 25; 8 | $18,669.04 |
| Unit 5 | 6 | 1984 to 1989 (1988) | none | 0; 1 | $41,542.93 |
| Point West | 15 | 1969 to 2025 (2015) | none | none | $22,538.69 |
The export's plat counts include sales on rebuilt lots the roll still carries as land.
The Bights canal streets: 107 single-family houses
The 107 houses sit on the four Bight streets and Devils Lane. By our reading of the map they run to canals off Venetian Bay; the roll carries no waterfront flag. They were built 1969 to 2025 (median 2003), with a median 2026 tax bill of $37,742.27.
| Record | Sales or listings | Median | Range |
|---|---|---|---|
| County deeds, 12 months to August 31, 2026 | 4 | $8,400,000 | $6,700,000 to $9,850,000 |
| MLS sold, October 29, 2026 export | 7 | $6,700,000 | $2,425,000 to $9,850,000 |
| MLS active, October 29, 2026 export | 3 | $8,995,000 list | not shown |
Houses on the boulevard and in Point West
Six houses sit on Gulf Shore Boulevard North itself, on the bay side in Unit 5. Point West, a replat, holds 15 homes and no recorded county sale in the 12 months to August 31, 2026.
What the year-built medians show
A median year built of 2004 in Units 1 and 3 and 2015 in Point West, against 1987 in Unit 4, says many houses on the roll are newer than the plats.
How old are homes in Park Shore, Naples, and what should a buyer check on a 1969 to 2006 building?
Park Shore homes in Naples were built from 1969 to 2026, and the 25 Gulf-front towers date from 1972 to 2006. A buyer should ask each association for the documents that show roof, windows, balconies, reserves and the milestone summary, because the county roll records year built and little about condition.
Year built by group
| Group | Year built | Median year built |
|---|---|---|
| All Park Shore homes | 1969 to 2026 | 1984 |
| Gulf-front towers | 1972 to 2006 | 1986 |
| Bay-side low-rises | 1977 to 2018 | 1978 |
| Interior condominiums | 1969 to 1996 | 1977 |
| Villa enclaves | 1986 to 1990 | 1988 |
| Single-family houses | 1969 to 2026 | 2000 |
Residence rows only, 2026 county roll.
Seawall, dock and pool rows that predate the house
On 100 homes the roll carries a seawall, dock or pool row dated earlier than the residence row: 99 houses and 1 bay-side home. Using every row would misstate year built, so this page uses the residence row alone. Seawall rows are the most common, at 97.
Oldest and newest on the roll
Horizon House, built in 1972, is the oldest tower and Aria, built in 2006, the newest. Surfsedge and Gulfside, both 1974 with 112 homes, follow. Colony Gardens, built in 1969, is the oldest interior regime.
Building checks before you make an offer
Ask the association for these:
- the milestone inspection summary and structural integrity reserve study, where the law applies;
- the budget, reserve balances and any special assessment;
- the master policy's declarations page;
- the declaration, rules, and lease and pet limits;
- the budget of any Commons association it pays into.
Pair them with our current listings, and ask our agents to request the packet early.
Roofs, windows and balconies: not published
No roof, window or balcony condition is published for any Park Shore building in the sources we read. The reserve study and milestone summary hold it where the law applies; for a house, the seller's wind-mitigation and four-point reports do. Ask, and have your inspector read them.
Milestone inspections, in one pointer
The state milestone rule and the City of Naples 25-year option are explained in What does Florida law require when you buy in Park Shore, Naples? The City publishes year lists by building, not inspection results; ask the association for the milestone summary.
Does Park Shore in Naples have beach access, boating and deeded boat slips?
Park Shore in Naples has three kinds of beach access: the Raymond L. Lutgert Beach Park, which is members only; the Commons beach walk, owned by five Commons associations; and metered public street ends at Horizon Way and Via Miramar. Venetian Bay boats reach the Gulf through Doctors Pass.
Three kinds of beach access
| Kind | Owner | Who may use it |
|---|---|---|
| Raymond L. Lutgert Beach Park | Park Shore Association (voluntary) | Association members, by active card |
| Commons beach walk | five Commons associations | set by those associations |
| Public street ends | City of Naples | the public, metered |
The Raymond L. Lutgert Beach Park
The park has 2.7 acres and 200 feet of Gulf frontage, and the Association reserves it for members only. Entry by vehicle, bike or on foot needs an active membership card, dawn to dusk; only service animals are allowed. Owners of single-family parcels or residential condominium units inside the Map of Park Shore may join. No guest rule is published; ask the Association. Dues and initiation are in the annual-charges section.
The Commons beach walk
The concrete beach walk along the tower row belongs to five Commons associations, which Lutgert established in 1972. The Gulf Shore Association of Condominiums (GSAC) says it holds no ownership or governing authority over them. Hurricane Ian in 2022 and Hurricanes Helene and Milton in 2024 damaged it. GSAC's post of April 22, 2026 says recovery was funded by assessments on surrounding condominium owners and a resiliency study has no completion date.
Public street-end access
The City of Naples lists metered public street-end access at Horizon Way, inside Park Shore, and at Via Miramar (read September 1, 2026, carried). Rates change; check the City's beach parking page.
Beach renourishment
Park Shore's own beach was renourished starting in January 2025 (press report, carried). A separate Collier County project on Naples Beach starts at Doctors Pass and runs south in autumn 2026; it begins south of Park Shore.
Boating from Venetian Bay through Doctors Pass
Boats on Venetian Bay reach the Gulf through Doctors Pass, a dredged, maintained inlet that Collier County dredges on a cycle of roughly four years (carried). We found no published bridge clearance or current depth for the route, so confirm draft, air draft and route against the current NOAA chart. City dock rules vary by plat unit; check the lot.
Deeded slips at two yacht clubs
Two yacht-club regimes sell boat slips as condominium parcels, declared February 10, 1987. They are slip parcels, not homes, and sit in no Park Shore home figure.
| Regime | Slip parcels | County sales, 12 months to August 31, 2026 |
|---|---|---|
| Venetian Bay Yacht Club | 70 | 2: $202,000, $190,000 |
| Venetian Bay North Yacht Club | 75 | 4, median $242,500 ($205,000 to $275,000) |
Slip sizes, vessel limits and fees are not published. Per the bylaws as carried, North club slip owners are not eligible for Association membership; confirm with the Association.
What is near Park Shore in Naples, and which schools, healthcare and services serve it?
Park Shore in Naples has its own shopping and groceries: The Village Shops on Venetian Bay, a rebuilt Publix on 9th St. N and Park Shore Plaza on US 41. The district's lookup assigns Sea Gate Elementary, Gulfview Middle and Naples High, and Naples Fire-Rescue and Collier County EMS respond.
The Village Shops on Venetian Bay
The Village Shops on Venetian Bay, developed by The Lutgert Companies and opened in 1988 (carried), describes itself as having more than 45 shops and waterside restaurants.
Publix and Park Shore Plaza
The Publix at 4601 9th St. N reopened on July 2, 2026 after a rebuild on the same site. Park Shore Plaza on US 41 has TJ Maxx and Sierra coming, as reported in Gulfshore Business on August 7, 2026.
Schools by address
For 2026-27, the district's lookup assigned every Park Shore address we tested to these schools (carried); confirm with the district.
| Level | School | 2025-26 state grade |
|---|---|---|
| Elementary | Sea Gate Elementary | A |
| Middle | Gulfview Middle | A |
| High | Naples High | A |
Fire-rescue and EMS
Naples Fire-Rescue, a City department, responds to fires, and Collier County EMS provides ambulance transport. County address data assigned nearly all Park Shore points to that split (carried). Which station responds first to a given building is not published.
Hospitals
NCH Baker Hospital and NCH North Hospital serve Naples. We print no distances, because routes change with season and traffic. For other neighborhoods, see Naples communities, or contact us about a specific building.
No golf course inside Park Shore
Park Shore has no golf course (carried). Nearby private clubs are separate memberships outside the neighborhood.
Does Park Shore in Naples have an HOA, and who sets the rules for each building?
Park Shore in Naples has no mandatory master HOA, so no single board sets rules for the whole neighborhood. The City of Naples, the voluntary Park Shore Association, the Commons associations, each condominium association and recorded plat restrictions each govern a different layer, and the table below shows which body answers which question.
| Body | What it sets | Document that answers |
|---|---|---|
| City of Naples | Zoning, permits, the short-term rental rule, floodplain and milestone rules, beach-end parking | City code and permit record |
| Park Shore Association (voluntary) | Membership terms and the beach park with its rules | Membership terms, park rules, board letters |
| Gulf Shore Association of Condominiums (GSAC) | Communication, education and civic advocacy among member associations; no authority over the Commons | GSAC FAQ |
| The Commons associations | The beach walk and the access lots, with their own budgets and assessments | Each Commons budget, through the building |
| Each condominium association | Fees, assessments, reserves, leases, pets, approvals, building insurance | Declaration, rules, budget, estoppel certificate |
| Recorded plat restrictions | What a house lot may do | Deed restrictions recorded on each plat |
No master HOA over Park Shore
No master association owns the streets, the shoreline or a clubhouse across Park Shore. A buyer meets rules one building or one plat at a time, which is why the same question can have a different answer on Gulf Shore Boulevard North than on a canal street. Ask for the documents that govern the exact home, not a neighborhood summary.
What the City of Naples sets
Park Shore sits inside the City of Naples, so the City's code governs zoning, permits and the milestone inspection program that Naples buyers meet in coastal buildings. The City also runs beach-end parking: Horizon Way and the Seagate Drive access are on its metered visitor list, and a City permit for residents and City property owners is carried as free (as carried, read 2026-09-01; confirm rates before a visit).
The Park Shore Association is voluntary
The Park Shore Association calls itself a voluntary neighborhood association, not an HOA. It formed in 1971, owns the members-only beach park and advocates for the neighborhood. Eligibility, in its words, is ownership of a single-family parcel or a residential condominium unit within the Map of Park Shore. Park Shore Resort is a separate regime, and its eligibility is not confirmed; ask the Association.
GSAC and the Commons associations
GSAC is a nonprofit of condominium associations along Gulf Shore Boulevard North, and it states that it has no ownership interest or authority over the nine Commons areas, five Beach Commons and four Access Commons. Each Commons is run by the condominiums inside it. Three buildings name their Commons in their own documents: The Brittany (S and Access A), Surfsedge (A and R) and Le Ciel Venetian Tower (R, plus Access and Tennis). Every other building is not published, so ask which Commons it pays into.
Each condominium association sets its own rules
Each condominium association writes its own fees, lease limits, pet rules and approval steps in its recorded declaration and rules. Only a few publish them openly; most keep documents in resident systems or send them with the s. 718.503 resale package. Where this page says not published, the answer sits in the declaration, the rules and the association's questions-and-answers sheet, and the seller must supply them.
Houses: recorded plat restrictions
The 588 single-family houses have no mandatory association over them. What a lot may build or keep is set by the restrictions recorded on its plat, together with the City's zoning, so a house buyer should have the title company supply the recorded plat restrictions and read them before an offer. Our agents can pull the plat references for a specific address.
No CDD on the 2026 roll
The 2026 county roll lists no community development district among the taxing bodies in any of Park Shore's four millage areas, so there is no CDD on the 2026 roll, and non-ad valorem charges read $0.00 on all 4,006 homes. That describes the tax bill only. Association assessments are billed separately by each association and never appear on the county bill.
Leases: three buildings publish, the rest do not
Three buildings publish lease terms. Every other building is not published; the declaration holds the answer.
| Building | Minimum term | Frequency | Other published terms |
|---|---|---|---|
| The Brittany | 90 days | At most 2 leases a year | Board approves proposed leases; no pets for lessees or guests |
| Surfsedge | 90 days | 1 lease per September to August year | Maximum 1 year; association approval of leases |
| Le Ciel Venetian Tower | No lease under 90 days | 1 lease per calendar year | No pets in leased units |
The City's own short-term rule, as carried from its handout read 2026-09-02, is 30 days or longer with three shorter rentals allowed a year, and a building's rule can be stricter. The three published terms are stricter than the City's.
Pets
Pet rules sit in each declaration or rules document and are mostly not published. Where they are, The Brittany bars pets for lessees and guests, and Le Ciel Venetian Tower bars them in leased units. The beach park is stricter than most: service animals only, with emotional support animals not permitted, and the City lists no animals on its beaches.
Beach park rules
The beach park's posted rules, checked October 31, 2026, apply to cardholders of the Park Shore Association:
- Entry by vehicle, bike or on foot needs an active membership card, which is why the park is members only.
- Hours run dawn to dusk.
- Buses, campers and trailers are not allowed; cars use marked spaces, not the drop-off zone.
- Smoking, vaping, fires, cooking, camping, skateboards, roller skates, roller blades, soliciting and commercial activity are prohibited (notice dated 2025-05-28).
Guest rules and any limit on cards are not published. Ask the Association before telling a guest they can enter, and ask whether a tenant may hold membership.
What does a buyer pay each year in Park Shore, Naples: condominium fees, assessments and association dues?
A buyer in Park Shore, Naples pays two kinds of recurring charges: a voluntary Park Shore Association membership, published at $300 a year for 2027, and the condominium association's own assessments, which most buildings do not publish. The sections below print each published figure with its date and mark every other building not published.
Park Shore Association dues and the 2027 rate
The Association's board letter dated 2026-05-30 holds 2027 dues at $300 a year, set by a unanimous vote, with a $1,000 initiation fee for new members that goes to reserve funds. Its fiscal year starts September 1, 2026. Renewal runs September 1 to December 31, and a $100 late fee applies after December 31. Membership is not a condominium assessment, a deed benefit or an HOA lien.
Published building fees
Only a few buildings publish dollars. The Brittany's association posted annual unit schedules, billed quarterly, running from $43,636.71 to $117,890.56 as of 2026-06-17 (carried; confirm the current schedule). Surfsedge publishes an FAQ and a final SIRS dated 2025-09-09; read its current budget, not an older FAQ. Le Ciel Venetian Tower says its Commons cost is part of a quarterly common expense but prints no amount. Every other building is not published.
Special assessments the associations themselves record
Park Shore Landings recorded a special assessment at $20,000 a unit in its Declaration of Special Assessment dated 2025-12-17, the association's own document; confirm before you sign. No other special assessment can be named from a first-party or news source. That is an absence in what is public, not a statement that none exists, so ask for the minutes, budget and estoppel certificate.
Beach-walk recovery shows how building assessments work
The Commons beach walk belongs to five Commons associations, established in 1972, not to GSAC or the Park Shore Association. GSAC's post of 2026-04-22 says recovery after Hurricane Ian and the 2024 storms cost the Commons associations more than $15 million, funded by assessments on the surrounding condominium unit owners, and that a resiliency study has no published end date. Treat it as an example of how a shared lot reaches a unit owner's bill, and ask the building what it has planned.
What the MLS fee fields show
We tracked every fee field the October 29, 2026 export carries for the 382 Park Shore rows: the condominium fee field annualized, the HOA fee field, the master HOA fee field and Total Annual Recurring Fees. They are entries by listing agents, not the association's published budget, and a blank or $0 entry is missing, not zero.
| Group | Rows | Condo fee field filled | Median annualized | Range |
|---|---|---|---|---|
| All Park Shore rows | 382 | 246 | $30,588 | $7,769 to $172,552 |
| Gulf-front towers | 190 | 171 | $33,674 | $20,866 to $172,552 |
| Bay-side low-rises on Venetian Bay | 16 | 14 | $35,494 | $14,160 to $44,376 |
| Interior condominiums | 90 | 61 | $15,232 | $7,769 to $24,000 |
| Villa enclaves | 5 | 0 | none | none |
| Single-family houses | 81 | 0 | none | none |
Southwest Florida MLS, as entered by listing agents, export of October 29, 2026. Median annualized condo fee field, not a rate.
Do not average these entries across groups, add them to a tax or insurance figure, or read one as a building's rate. The HOA fee field is filled on 30 rows and the master HOA fee field on 26, mostly interior and villa rows. The budget and the estoppel certificate govern.
What the fee is not published for
Most buildings publish no budget, reserve schedule or Commons share on a public page. The lawful route is the s. 718.503 resale package, which includes the annual budget, and the association's questions-and-answers sheet. Ask for the Commons budget too: an estoppel for one building covers more than one entity, so the Commons share may be billed separately.
What does a buyer pay once at purchase in Park Shore, Naples: estoppel, transfer and closing charges?
Buying in Park Shore, Naples brings one-time costs that sit outside the price: an estoppel certificate for a condominium, the Park Shore Association initiation fee if you join, the resale package, and closing charges the contract assigns. This section states the Florida estoppel rule and describes the closing items in words, without dollar estimates.
The estoppel certificate and its cap
Under s. 718.116 a condominium estoppel certificate costs no more than $250 when nothing is owed, plus $100 for delivery within 3 business days, plus as much as $150 more when the unit is delinquent. The association must issue it within 10 business days of a written or electronic request, and no fee may be charged if it is late. This page does not claim that any association charges more.
What the certificate tells you
The certificate states the regular assessment and the date it is paid through, itemized amounts owed, whether a capital contribution, resale or transfer fee is due, open rule violations, whether board approval of the sale is needed, any right of first refusal and the other associations the unit belongs to. It stays effective 30 days if handed over or emailed and 35 days if mailed. An association cannot collect more than it states from a buyer who relied on it in good faith.
The resale package
For a condominium resale, the seller supplies at the seller's expense the declaration, articles, bylaws and rules, the annual financial statement and budget, the milestone inspection summary where one applies, the most recent structural integrity reserve study or a statement that none is complete, and the association's questions-and-answers sheet (s. 718.503(2)(a)). Read the budget against the reserve study before you rely on any building's fee.
Association initiation and transfer charges
The Park Shore Association's $1,000 initiation fee for 2027 is paid once by a new member, and the first year totals $1,300 with dues (carried from the join flow, 2026-10-21). A condominium may also charge a capital contribution or transfer fee. None was found on a public page for any Park Shore building, which is a gap, not a finding of none; the estoppel certificate must state it.
Closing charges in words
Closing in Florida brings a short list of items, and the contract says who pays each one: title search and title insurance, recording of the deed and any mortgage, the documentary stamp tax on the deed, lender charges, prorated taxes and association assessments, the estoppel fee and any Association initiation. No sourced mortgage rate, title rate or stamp figure was used for this page. Ask the title company for a written estimate for the exact home.
Unpaid assessments pass to the new owner
A new unit owner is jointly liable with the previous owner for assessments unpaid up to the transfer of title, which is why the certificate matters. Ask the title company to confirm the payoff in writing at closing. Contact us to line up the order of documents before a contract is signed.
What are property taxes on a home in Park Shore, Naples?
Property taxes in Park Shore, Naples run at 8.9752 mills in most of the neighborhood and 8.9877 mills in the two areas that add the Moorings Bay System line, per the 2026 county roll. The median 2026 bill differs sharply by product group, so compare a tower with a tower and a house with a house.
The millage areas and the two rates
Park Shore homes sit in four 2026 millage areas inside the City of Naples: areas 33 and 4 at 8.9752 mills (3,516 homes) and areas 177 and 239 at 8.9877 mills (490 homes), the 0.0125 difference being the Moorings Bay System special taxing district. On $100,000 of taxable value that is $897.52 and $898.77.
The nine lines on the county bill
Areas 33 and 4 carry nine lines. Areas 177 and 239 carry the same lines with the City at 1.2900 and the Moorings Bay System at 0.0125 added to the total.
| Taxing line, 2026 | Mills |
|---|---|
| General Fund (county) | 3.0107 |
| Water Management Fund, South Florida | 0.0948 |
| Big Cypress Basin | 0.0978 |
| General Fund, City of Naples | 1.2900 |
| School Board, state law | 1.8990 |
| School Board, local | 2.2480 |
| Collier Mosquito Control | 0.1331 |
| Water Pollution Control Program | 0.0246 |
| Conservation Collier | 0.1772 |
| Total, areas 33 and 4 | 8.9752 |
Median 2026 bills by group
These are actual 2026 bills on the county roll, by group, not estimates.
| Group | Homes | Median 2026 total tax |
|---|---|---|
| All Park Shore homes | 4,006 | $11,599.67 |
| Gulf-front towers | 2,258 | $13,729.93 |
| Bay-side low-rises on Venetian Bay | 161 | $10,500.96 |
| Interior condominiums | 957 | $3,685.68 |
| Villa enclaves | 39 | $22,590.88 |
| Single-family houses | 588 | $21,381.24 |
| Bights canal streets (houses) | 107 | $37,742.27 |
Condominium bills sit far apart because a tower unit and an interior unit are valued differently. The all-homes figure blends both, so read the group line.
An illustration, not a bill
The table multiplies a county median deed price by the area rate before any exemption: 8.9752 mills for the first three rows and 8.9877 mills for the bay-side row. It is an illustration, not a bill, and a real bill uses the assessed value and the buyer's own exemptions.
| Group | County median deed price | Illustration, before exemptions |
|---|---|---|
| Gulf-front towers | $2,050,000 | $18,399.16 |
| Interior condominiums | $600,000 | $5,385.12 |
| Single-family houses | $5,229,400 | $46,934.91 |
| Bay-side low-rises (7 recorded deeds) | $2,250,000 | $20,222.33 |
The county recorded those medians in the 12 months to August 31, 2026. The gap between an illustration and the median bill above is the point: roll values and exemptions sit below recent deed prices.
Homestead in words
On the 2026 roll, 1,659 of the 4,006 homes carry a homestead exemption: 909 in the towers, 60 bay-side, 307 interior, 18 in the villa enclaves and 365 houses. That is a tax count only. A buyer's own bill depends on the exemptions the buyer files for and the value assessed after the sale; the Collier County Property Appraiser answers that by address.
The Moorings Bay System line
The 0.0125 mill Moorings Bay System line is a dependent City taxing district created in 1987 and administered by City Natural Resources. It appears on the county bill for parcels in the district, which is why two of the four Park Shore millage areas carry the higher rate. Check the bill for the exact parcel; the district line does not follow the product group.
Is Park Shore in Naples in a flood zone, and how do storms, roofs and insurance work?
Park Shore in Naples sits across several FEMA flood zones, so the answer depends on the address and the building footprint, not the neighborhood. The counts below are parcels from the map effective February 8, 2024, as carried, and the lender's flood determination on the exact building governs.
Flood counts, parcels not homes
Of 4,139 tax-roll parcels on the map, as carried from the 2026-09-02 reading of the FEMA map service, 3,478 are in AE, 658 are in X and 3 are in VE by parcel center. These are parcels, not homes. A parcel can hold a tower of many homes, so the counts describe land, not the number of owners affected.
| Measure, as carried | Parcels |
|---|---|
| Tax-roll parcels on the map | 4,139 |
| AE by parcel center | 3,478 |
| X by parcel center | 658 |
| VE by parcel center | 3 |
| On a building footprint that touches VE | 814 |
| In the Coastal A Zone (LiMWA) | 1,436 |
Panels and the effective date
The map panels are 12021C0383J and 12021C0379J, both effective 2024-02-08. Zone and base flood elevation change by address, with a north-south break inland of the tower row where most parcels shift from AE to shaded X, and the lender's flood determination on the exact building governs.
VE footprints and the Coastal A Zone
The 814-parcel figure counts parcels whose building footprint touches a VE area, including parcels in multi-home buildings; a footprint touching VE at its edge is not the same as a home in VE, so it is a reason to ask, not a verdict. The Limit of Moderate Wave Action (LiMWA) crosses 1,436 parcels, where the Coastal A Zone rules about wave action apply, and the lender's flood determination on the exact building governs.
Storms by name and month
Park Shore felt Hurricane Ian in September 2022 and Hurricanes Helene and Milton in September and October 2024; the 2024 storms and natural erosion are cited as the reasons for Park Shore's beach renourishment, reported in January 2025. No established outlet reported building-level damage for a named Park Shore tower in our review, so ask each association what it repaired and how it paid.
The roof statute covers houses
Under s. 627.7011(5), read 2026-10-31, an insurer may not refuse to issue or renew a homeowner's policy solely over a roof under 15 years old, and for an older roof it must allow an inspection and may not refuse if 5 years or more of useful life remain. It applies to policies issued or renewed on or after July 1, 2022 and shapes a house owner's policy, not a condominium unit owner's, because the association owns the roof.
Citizens as the fallback insurer
Citizens is meant as a fallback: for a primary residence, a private offer that is not well above the comparable Citizens premium makes the risk ineligible. Under s. 627.351(6)(a), read 2026-10-31, a single condominium unit whose combined dwelling and contents replacement cost reaches $700,000 is not eligible, and the ceiling is $1 million in a county found to lack competition; we could not confirm Collier's status. Ask an agent to quote by address.
Master policy and HO-6
The association's master policy insures the building and sits inside the budget, so a buyer reads its declarations page, deductibles and flood coverage summary in the resale package. A unit owner's HO-6 policy covers the owner's side of the line; ask the agent exactly what it adds for flood and loss assessment before closing. The City takes part in the Community Rating System, and your quote shows the credit; the lender's flood determination on the exact building governs.
Evacuation zones by address
Evacuation zones differ from flood zones and are set by address. Collier County's Know Your Zone tool returns the evacuation zone for a street address, and it should be checked for any home you are considering. This page does not print a zone letter for any building. Current listings show the address; the county tool answers the zone.
What does Florida law require when you buy in Park Shore, Naples?
Florida law gives a Park Shore buyer in Naples several protections, and most of them attach to condominium purchases. This section lists the statutes a buyer meets, the cancel window in a resale contract, the milestone and reserve-study rules, the roof and insurance statutes, and a note for house buyers.
| Statute | What it does for a Park Shore buyer | Read |
|---|---|---|
| s. 718.503 | Resale package and the cancel clause | 2026-10-31 |
| s. 718.116 | Estoppel certificate cap and unpaid assessments | 2026-10-31 |
| s. 718.112 | Structural integrity reserve study (SIRS) and reserves | 2026-10-31 |
| s. 553.899 | Milestone inspections | 2026-10-31 |
| s. 627.7011(5) | Roof rule for homeowner policies | 2026-10-31 |
| s. 627.351(6)(a) | Citizens eligibility | 2026-10-31 |
| s. 720.401 | Not a condominium rule | See below |
The resale cancel window
A resale condominium contract in Park Shore must carry the s. 718.503 clause: the buyer may cancel within 7 days, excluding Saturdays, Sundays and legal holidays, after signing and receiving the association documents, and the right ends at closing. Waivers have no effect. Ask your attorney how your dates count.
Developer sales
A purchase from a developer carries its own legend with a longer window. Park Shore has no new condominium tower in our inventory, so that rule matters only for a future project or a developer-owned unit.
Milestone inspections
Section 553.899 requires a structural inspection of condominium buildings of three habitable stories or more, at 30 years from the certificate of occupancy, then every 10 years, and lets a local agency use 25 years near salt water. The City of Naples uses the 25-year option. As carried from the City's year lists (read 2026-09-02), 26 Park Shore associations or buildings carried a 2024-12-31 City deadline; Provence is listed for 2025, The Regent for 2027 and Aria for 2031.
What the milestone list does not show
The City publishes who owes an inspection, not the result, and no per-building outcome is published for Park Shore. A phase two test is not by itself a finding about the building's overall condition. Ask the association for its filed milestone summary; the seller must supply it, or state that none applies, in the resale package.
Structural integrity reserve studies
Section 718.112 requires a SIRS at least every 10 years for buildings of three habitable stories or more, covering the roof, structure, fire protection, plumbing, electrical, waterproofing, exterior painting, windows and doors. An association required to have a SIRS may not waive or reduce reserves for those items. Results are not published for Park Shore buildings; ask for the study and read it with the budget.
Houses and s. 720.401
Section 720.401 is not a condominium rule. No mandatory HOA covers the single-family plats, so a house buyer checks the deed restrictions recorded on each plat, the survey and the City's rules for the lot. For any Park Shore purchase, Naples law is the same state law; what changes is the document set.
How do Park Shore home prices in Naples compare with nearby Gulf-front neighborhoods?
Park Shore in Naples recorded 224 qualified county deeds at a $1,950,000 median in the 12 months to August 31, 2026, but a blended median mixes towers and houses. The table sets Park Shore beside four nearby places, condominium against condominium and house against house, with no ranking.
| Place | City millage | All homes, county deeds | Condominium, county deeds | Single-family, county deeds |
|---|---|---|---|---|
| Park Shore (this page) | Inside the City of Naples | 224 at $1,950,000 | 181 at $1,600,000 | 43 at $5,229,400 |
| The Moorings | Inside the City | 121 at $1,800,000 | 71 at $950,000 | 49 at $5,050,000 |
| Pelican Bay | Outside the City | 226 at $1,873,150 | 191 at $1,550,000 | 35 at $3,800,000 |
| Vanderbilt Beach | Outside the City | 109 at $1,030,000 | 86 at $930,000 | 20 at $3,050,000 |
| Coquina Sands | Inside the City | 33 at $1,535,000 | 25 at $600,000 | 8 at $6,912,500 |
Condominiums against condominiums
Park Shore's 181 condominium deeds blend 109 Gulf-front tower sales with 63 interior sales and a few bay-side ones; every other row blends its own mix.
Houses against houses
Park Shore's 43 house deeds sit at $5,229,400, against rows of 49, 35, 20 and 8 deeds; the 8-deed row can swing on a few sales.
Why the all-homes column misleads
Most Park Shore homes are condominiums, so its all-homes median sits between its condominium and house medians.
Inside the City of Naples or outside it
The first two rows sit inside the City of Naples and carry a City millage line; the next two sit outside it and show none, per the county roll.
What the table leaves out
The table draws no verdict. For more places, see Naples communities.
Which names get confused with Park Shore in Naples?
Park Shore in Naples shares its name with a retail center, a street, an unrelated Orlando-area entity, a separate regime and several look-alike condominium names, so searching the wrong name returns the wrong homes. The table sorts each look-alike from the 4,006 homes counted here.
| Name | What it is | Telling it apart |
|---|---|---|
| Park Shore Resort | A separate regime of 157 homes | Reported separately; 14 county sales at $315,000, in no Park Shore figure |
| Park Shore Plaza; Park Shore Drive | A retail center on US 41; a street | Shops and a street, not regimes |
| Park Shore Homeowners' Association | An unrelated Orlando-area entity | Not the Park Shore Association |
| Park Shore Association, GSAC, the Commons | A voluntary association, an association of condominium associations, five beach-walk owners | Three bodies, three roles |
| Venetian Bay; The Village Shops on Venetian Bay | The waterway; a retail center | Water and shops, not a regime |
| Le Ciel Park Tower; Le Ciel Venetian Tower | Two Gulf-front towers | Separate associations |
| Pelican Point; Pelican Point West | Two interior regimes on Park Shore Drive | Built 1974 and 1978 |
| Villas of Park Shore; Villa Mare | Interior villa condominiums; a villa enclave | Different groups on the roll |
| Lakeview Pines, Park West, Seagate Villas, Village West, Villas Pienza | West Blvd condominiums the MLS files under PARK SHORE | Not counted here |
The separate regime with the Park Shore name
The 157-home regime is its own county set; ask the Park Shore Association whether its owners may join.
Retail centers, a street and an unrelated entity
Park Shore Plaza is shopping, Park Shore Drive is a street, and the Orlando-area association has no tie here.
Associations that sound alike
The Park Shore Association is voluntary, the Gulf Shore Association of Condominiums is separate, and five Commons associations own the beach walk.
Look-alike condominium names
Confirm a building by street address and legal name, because several pairs share near-identical names.
Listings the MLS files under Park Shore
The MLS label search can show these rows, plus a wider MLS area that is never Park Shore here; none enters a count.
How do you buy a home in Park Shore, Naples, step by step?
Buying in Park Shore in Naples follows one path for a condominium and another for a house, because each product group carries different papers and a different association. Each step below names its group and points to the section that holds the figures.
| Document | Who provides it | Why it matters here |
|---|---|---|
| Resale package under s. 718.503 | Seller, from the association | Budget, rules, reserve papers |
| Estoppel certificate | The association | Amounts owed; capped |
| Budget and reserve or SIRS statement | The association | Fee basis |
| Milestone summary | The association | Taller buildings |
| Master policy declarations page | The association | Building cover |
| Rules and lease limits | The association | Leases and pets |
| Park Shore Association membership terms | The Association | Voluntary |
| Elevation certificate or lender's flood determination | Seller or surveyor; the lender | Lowest floor |
| Wind mitigation and four-point reports | Inspector | Houses |
| Recorded plat restrictions | County official records | Houses |
| Slip declaration | Seller | Slip buyers |
Name the group before you compare prices
Pick tower, bay-side, interior, villa or house first; "Which Gulf-front condominium towers are in Park Shore, Naples, and what have they sold for?" holds the building ladder.
Ask for the association papers before you offer
Request the resale package and estoppel early; "What does Florida law require when you buy in Park Shore, Naples?" covers both.
Check fees, leases and the Association
Fees and lease limits are building by building, so ask for the budget; the voluntary Association's terms are separate.
Check flood, wind and the building's year built
Ask the lender to determine flood status for the exact building, date the roof and read the milestone summary; "What are property taxes on a home in Park Shore, Naples?" covers the bill.
Houses: plat restrictions and the lender's papers
For a house, read the restrictions recorded on its plat, the wind mitigation report and the survey.
Boat slips, closing and the first tax bill
A slip buyer reads the yacht club declaration, recorded 1987-02-10, and confirms Association eligibility; see current listings for what is on the market.
Frequently Asked Questions about homes for sale in Park Shore, Naples
These thirty answers cover Park Shore in Naples in short form, from location and home counts to fees, flood and closing papers. Each points back to a fuller section of this page, and every price names its product group and its record set.
Where is Park Shore in Naples, FL?
Park Shore is a Gulf-side neighborhood inside the City of Naples, between the Gulf of Mexico and Tamiami Trail North. Twenty-five condominium towers line the west side of Gulf Shore Boulevard North, and five condominium low-rises sit on Venetian Bay, a waterway inside the neighborhood.
What ZIP code is Park Shore in?
Park Shore in Naples uses ZIP 34103, shown on every parcel of the set we counted from the 2026 county roll. The MLS area holding Park Shore is wider than the neighborhood, so check the street and building name, not only the ZIP.
Is Park Shore inside the City of Naples?
Yes, Park Shore in Naples sits inside the City of Naples, so its tax bills carry the City line of 1.2900 mills. Areas 33 and 4 total 8.9752 mills; areas 177 and 239 total 8.9877, adding the Moorings Bay System district.
How many homes are in Park Shore?
The 2026 county roll lists 4,006 homes in Park Shore, Naples: 3,415 condominium homes, 588 single-family houses and 3 other residences. The roll's 4,082 parcels include tracts that are not homes, so quote homes, not parcels. The layout section has the split.
What kinds of homes are in Park Shore?
Park Shore in Naples has five groups: 25 Gulf-front towers with 2,258 homes, five bay-side low-rises with 161, interior condominiums with 957, two villa enclaves with 39, and 588 single-family houses, including the Bights canal streets. Three other residences complete the roll.
When were the Park Shore towers built?
The 25 Gulf-front towers in Park Shore, Naples were built from 1972 to 2006 on the 2026 county roll, median 1986; Horizon House is the oldest and Aria the newest. Interior condominiums run from 1969 to 1996, so ask each association about roofs and structure.
What have homes in Park Shore sold for recently?
The county recorded 224 sales at a $1,950,000 median in Park Shore, Naples in the 12 months to August 31, 2026: 109 tower condominiums at $2,050,000, 63 interior condominiums at $600,000 and 43 single-family houses at $5,229,400. The MLS's 245 sold listings to October 29, 2026 show $1,975,000.
How many homes are for sale in Park Shore right now?
The October 29, 2026 export held 117 active and 20 pending listings in Park Shore, Naples, with a $1,750,000 median list price, which are asking prices, not sales. Listings change daily, so open the live search on this page for the latest list.
What does a Gulf-front condo in Park Shore cost?
The county recorded 109 Gulf-front tower condominium sales in Park Shore, Naples at a $2,050,000 median in the 12 months to August 31, 2026, from $800,000 to $12,500,000. The MLS's 118 tower sales to October 29, 2026 show $2,000,000. Building, floor and size drive the price.
What is the lowest-priced condo building in Park Shore?
Among Park Shore buildings in Naples with six or more county deeds, Hidden Lake Villas has the lowest median: 13 sales at $350,000 in the 12 months to August 31, 2026. The MLS shows 8 sold at $372,500 to October 29, 2026.
What have single-family homes in Park Shore sold for?
Park Shore's single-family houses in Naples sold at a $5,229,400 median on 43 county deeds in the 12 months to August 31, 2026. The MLS's 56 sold houses to October 29, 2026 show $4,890,000; the Bights canal streets are a separate table.
How big are condos in Park Shore?
In the October 29, 2026 export, the median sold tower condominium in Park Shore, Naples had 2,262 square feet of living area (118 sold) and the median sold interior condominium 1,490 (60 sold), as entered by listing agents. The county roll shows no sizes.
Does Park Shore have an HOA?
No mandatory master HOA covers Park Shore in Naples. Each condominium association sets its own fees, leases and pets, and the single-family plats rest on recorded plat restrictions. The Park Shore Association is voluntary; ask what applies to your building or house.
What is the Park Shore Association, and what does it cost?
The Park Shore Association is a voluntary neighborhood association, not an HOA, formed in 1971 for Park Shore in Naples. Its 2027 annual dues are listed at $300, plus a $1,000 initiation fee for new members, per a board letter dated 2026-05-30.
Can anyone use the Park Shore beach park?
No. The Raymond L. Lutgert Beach Park in Park Shore, Naples is members only, by active membership card, dawn to dusk. Public metered City street-end access is at Horizon Way and Via Miramar. Guest rules are not published; ask the Association.
How do I reach the beach from a Park Shore condo?
A Park Shore condominium in Naples reaches the Gulf three ways: the Association's beach park with a card, the Commons beach walk owned by five Commons associations, or public metered City street-end access at Horizon Way and Via Miramar. Which applies depends on the building.
What are condo fees in Park Shore?
Condominium fees in Park Shore, Naples are set building by building, and few buildings publish them; ask for the budget and the s. 718.503 resale package. MLS fee fields are listing entries, not rates, so never average them. Each building's own budget governs.
Are there special assessments in Park Shore buildings?
Some Park Shore buildings in Naples do. Park Shore Landings published a $20,000 a unit special assessment in a declaration dated 2025-12-17, and the Gulf Shore Association of Condominiums said on 2026-04-22 that beach-walk recovery cost the Commons associations more than $15 million, funded by assessments.
Does Park Shore have a CDD?
No. No community development district appears on the 2026 roll for Park Shore, Naples, and non-ad valorem charges are $0.00 for every home in the set. That is no CDD on the 2026 roll, not a statement about association charges.
What are property taxes in Park Shore?
Park Shore homes in Naples sit in two 2026 rates: areas 33 and 4 carry 8.9752 mills and areas 177 and 239 carry 8.9877 mills. Median 2026 total tax on the roll is $13,729.93 for tower condominiums and $3,685.68 for interior condominiums.
Can you rent out a condo in Park Shore?
Leasing in Park Shore, Naples is set building by building. Brittany requires 90 days and allows at most 2 leases a year; Surfsedge requires 90 days with 1 lease per September to August year; Le Ciel Venetian Tower bars leases under 90 days, 1 per calendar year. Other limits are not published.
Is Park Shore in a flood zone?
As carried from our flood reading of the FIRM effective 2024-02-08, Park Shore in Naples has 4,139 tax-roll parcels: 3,478 in AE, 658 in X, 3 in VE, 814 on a footprint touching VE and 1,436 within the LiMWA line. These are parcels, not homes; the lender's flood determination on the exact building governs.
Do Park Shore towers need milestone inspections?
Yes, for buildings of three or more habitable stories: s. 553.899 sets a 30-year milestone inspection, and the City of Naples uses the 25-year option, as carried. 26 Park Shore associations or buildings carried a 2024-12-31 City deadline; results are not published, so ask each association.
Can I keep a boat in Park Shore?
Venetian Bay in Park Shore, Naples reaches the Gulf through Doctors Pass, a dredged, maintained inlet. Deeded slips sit in Venetian Bay Yacht Club (70 slip parcels) and Venetian Bay North Yacht Club (75), recorded 1987-02-10. Confirm draft, air draft and route against the NOAA chart.
Which schools serve Park Shore?
Per the district's address tool for 2026-27, as carried, Park Shore addresses in Naples are assigned to Sea Gate Elementary, Gulfview Middle and Naples High; 2025-26 state grades were A, A and A. Confirm your address with Collier County Public Schools.
What shopping is in Park Shore?
Park Shore in Naples has The Village Shops on Venetian Bay, with more than 45 shops and waterside restaurants per the Village; Publix on 9th St. N, reopened July 2, 2026; and Park Shore Plaza on US 41, where TJ Maxx and Sierra are coming per Gulfshore Business.
Is Park Shore Resort part of Park Shore?
No. Park Shore in Naples leaves out a separate 157-home regime of that name, which the county treats as its own set: 14 sales at a $315,000 median in the 12 months to August 31, 2026, reported separately. Membership eligibility is not confirmed.
How long do I have to cancel a condo contract in Park Shore?
In Park Shore, Naples, a resale condominium buyer may cancel within 7 days, excluding Saturdays, Sundays and legal holidays, after signing and receiving the association documents, under s. 718.503; the right ends at closing. Your attorney confirms how the clause applies to your contract.
What does a condo estoppel certificate cost in Park Shore?
Under s. 718.116, a Park Shore condominium estoppel certificate in Naples is capped at $250 when nothing is owed, plus $100 for delivery within 3 business days and as much as $150 more if the unit is delinquent. The association issues it within 10 business days.
How do Park Shore prices compare with The Moorings and Pelican Bay?
On county deeds for the 12 months to August 31, 2026, Park Shore in Naples shows 181 condominium sales at $1,600,000 and 43 single-family at $5,229,400. The Moorings shows 71 at $950,000 and 49 at $5,050,000; Pelican Bay 191 at $1,550,000 and 35 at $3,800,000. No verdict is drawn.
Ready to buy or sell in Park Shore, Naples?
Buying or selling in Park Shore in Naples comes down to the papers on the exact building or house: the association documents, the estoppel, the reserve statement, the milestone summary and the flood determination. Our team follows the Southwest Florida MLS daily and will gather each one.
Thinking of buying in Park Shore?
Send us a price range and the product group you want, whether a Gulf-front tower condominium, an interior condominium, a villa or a house, and we will watch for new listings; reach us through our contact page or meet our agents.
Thinking of selling in Park Shore?
The county recorded 224 sales at a $1,950,000 median in Park Shore in the 12 months to August 31, 2026. That blended median moves with the product mix, so a seller reads the median for the same product group. Separately, the October 29, 2026 export held 117 active and 20 pending. To price a home you own, request a valuation or write to us through our contact page. Our agents' read of the neighborhood is in Jesse and Marc's guide to Park Shore on McGreevy and Comisar.
What our clients say about Domain Realty Group
★★★★★ "Marc has been a great help in securing a great price for our home during its build phase. Negotiated a much better deal from the builder."
Verified Google review. Michael Gatz, on working with Marc Comisar of Domain Realty Group.
★★★★★ "Marc was terrific to work with. His knowledge of the area, community and builder were excellent. He and his staff were well organized and made the process easy. I highly recommend Marc and his team."
Verified Zillow review. mhhade, on working with Marc Comisar of Domain Realty Group.
★★★★★ "Marc's knowledge of the Southwest Florida real estate market is unmatched. He took the time to understand exactly what I was looking for in a home and quickly identified properties that checked all my boxes."
Verified Google review. Christopher Dietz, on working with Marc Comisar of Domain Realty Group.
Read every review on our Google Business Profile.
About Domain Realty Group
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. Our Naples team works with buyers and sellers across Park Shore's towers, villas and houses, from the Gulf Shore Boulevard North condominium row to the Bights canal streets.
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.
Domain Realty Group
Naples office: 9180 Galleria Ct #200, Naples, FL 34109
Bonita Springs and Estero office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134
Fort Myers office: 8290 College Parkway, Unit 201, Fort Myers, FL 33919
Brokered by Domain Realty, a licensed Florida real estate brokerage. Florida Real Estate Commission (FREC) licensed. All agents are licensed Florida real estate professionals.
Where to go next: Naples homes for sale and communities, all Naples communities, current listings and about the team.
Sources
Entries without a web address are text citations.
County, MLS and record sets
- Collier County 2026 certified roll and qualified improved deed file, October 27, 2026 bundle, held locally
- Southwest Florida MLS export of October 29, 2026, members only
- Florida DBPR condominium file, cited as text
- Collier County Public Schools address lookup for 2026-27, cited as text
- Collier County evacuation zone lookup, Know Your Zone, cited as text
Associations and buildings
- Association home
- Association about
- Beach park page
- Park rules
- Rules notice
- 2027 dues notice
- Membership FAQ
- Proposed bylaws
- GSAC home
- GSAC questions
- GSAC about page
- GSAC community
- Commons beach walk post
- Brittany questions
- Brittany rules
- Park Shore Landings declaration
- Surfsedge
- Solamar
- Monaco Beach Club
- Horizon House
- Le Parc
- Esplanade Club
- The Terraces
- Le Ciel Venetian Tower
- Lutgert history
City, county and state: statutes, milestone and taxes
- City counsel memo, 2013
- Section 718.503
- Section 718.116
- Section 718.112
- Section 553.899
- Section 627.7011
- Section 627.351
- DBPR condominium timeline
Flood, storms and insurance
- FEMA CRS eligible communities
- FEMA Risk Rating 2.0
- Irma report
- Ian report
- Helene report
- Milton report
- Post-Milton assessments
- Coastal committee agenda, 2024
- Coastal committee agenda, 2026
- Beach renourishment easements
- Citizens wind eligibility
- Citizens residential policies
- NFIP condominium summary
Places, schools and services
- Sea Gate Elementary
- Gulfview Middle
- Naples High
- Attendance boundaries
- School grades
- NCH emergency services
- Physicians Regional Pine Ridge
- Physicians Regional Collier
- Village Shops on Venetian Bay
- Village shops
- Village dining
- Village directions
- Doctors Pass, Florida DEP
News
- Publix reopening, July 2, 2026
- Rebuilt Publix opening
- Sierra at Park Shore Plaza, Gulfshore Business
Peers (county figures are text)
- Collier County 2026 certified roll and qualified improved deed file, October 27, 2026 bundle, same window for every peer row, cited as text