Royal Bay Villas Condos for Sale in Naples, FL
Royal Bay Villas is a 1976 condominium of two-bedroom units on Sandpiper Street in East Naples, Naples, FL, and this page sets out what the public record and the MLS say about it. Start with the county deeds, move to the MLS export, and use Naples homes and communities for the wider area. Data updated: November 2026.
By Jesse McGreevy and Marc Comisar, Domain Realty Group. Data updated: November 2026. Call Domain Realty Group at 239-441-2816.
What are the key facts on Royal Bay Villas condos for sale?
Royal Bay Villas is one resale condominium of 92 units at 1549 Sandpiper Street in East Naples, Naples, FL. The county roll and the county deeds supply the sale history on this page, and the October 29, 2026 MLS export supplies the current rows. The table below sets six record sets side by side.
Royal Bay Villas county and MLS figures
Each row names its record set and its window, so a county figure is never mistaken for an MLS figure.
| County or MLS record set and window | Sales or rows | Price figures |
|---|---|---|
| County qualified deeds, September 2025 through August 2026 | 9 | median $259,000, $200,000 to $320,000 |
| County qualified deeds, September 2024 through August 2025 | 7 | median $308,000, $210,000 to $370,000 |
| County qualified deeds, 60 months, September 2021 through August 2026 | 18 | median $301,500, $200,000 to $390,000 |
| MLS closings, October 29, 2026 export | 7 | median $287,500, $235,000 to $320,000 |
| MLS Active rows, October 29, 2026 export | 4 | median list $289,950, $245,000 to $314,900 |
| MLS Pending rows, October 29, 2026 export | 1 | list $330,000 |
The county rows count qualified deeds, and the MLS rows count entries in the export, which are two different kinds of record. The sections that follow take each row in turn and print the count beside every price.
One condominium on Sandpiper Street
Royal Bay Villas is one condominium at 1549 Sandpiper Street in East Naples, in roll ZIP 34112 and unincorporated Collier County (millage area 86), south of US 41 East (Tamiami Trail East) and east of Naples Bay. The 2026 county roll lists 92 condominium units at Royal Bay Villas, and every county sale in the 60 months from September 2021 through August 2026 was a resale. The county's building footprints show seven buildings on the Royal Bay Villas land.
That gives a reader one address to search, one condominium to ask about and one set of county records to read. The county roll dates the units to 1976, and bedroom labels come only from the MLS export, covered further down. The roll records no building letters, so this page does not label units by building.
Where these numbers come from
We tracked the county's qualified deeds on the Royal Bay Villas condominium from September 2021 through August 2026, 60 months in all. We tracked the MLS rows filed under the Development name ROYAL BAY VILLAS in the October 29, 2026 export, 12 rows in all.
Two short examples show how the counting works. A qualified deed is a recorded sale that the county has marked as qualified, and one such deed on a Royal Bay Villas unit adds one sale to the county window that holds its sale date. A deed is counted once and never appears in two windows. An MLS closing is a row in the October 29, 2026 export that carries a closed sale under the Development name, and it adds one closing to the MLS set.
Seven of the nine county deeds in the latest twelve months are the same sales as the seven MLS closings, so the two sets overlap and are not added together. Every window on this page is built from whole calendar months, which means September 2025 through August 2026 is twelve complete months. The MLS export is a single dated file, so its counts describe the day it was pulled and nothing earlier.
What this page leaves out
This page counts only the 92 units of the one county condominium; Naples Sandpiper Bay Club, Harbor Lakes of Naples, the Royal Arms condominiums and the Naples Bay Resort cottages are left out.
Each of those names belongs to a separate set of records, and mixing them in would change every count above. Where a source does not publish a figure, this page says so and gives no estimate. Nothing here is a price opinion on one unit, and a listing's own remarks are not treated as a county record. For a value on a specific unit, ask an agent through the Domain Realty Group agents page.
Can you buy a Royal Bay Villas condo in East Naples today?
The October 29, 2026 MLS export shows 4 Active rows and 1 Pending row at Royal Bay Villas in East Naples, so condos have been listed for sale. Availability changes from day to day, so use the live search below for current rows and treat the export as a dated snapshot of one afternoon.
Rows in the October 29, 2026 export
The export is the snapshot this page uses for every MLS price, and it holds closed sales, Active rows and a Pending row. In the October 29, 2026 MLS export, Royal Bay Villas shows 7 closings with a median of $287,500, from $235,000 to $320,000, along with 4 Active rows at a median list price of $289,950 and 1 Pending row.
Search the live listings
The four searches below read the live MLS feed for Royal Bay Villas, so they show today's rows and not the dated export. Open the one that fits your question and note the date you looked. For searches beyond this condominium, use the Domain Realty Group property search.
- Every condo listed at Royal Bay Villas in East Naples
- Royal Bay Villas condos new to the market this month
- Royal Bay Villas condos priced under $285,000
- Royal Bay Villas condos priced at $285,000 or more
Rows move between Active and Pending as contracts are signed, so a search opened tomorrow can differ from one opened today.
One Development name in the MLS
Royal Bay Villas sits in the MLS under a single Development name, ROYAL BAY VILLAS, which is the label the live search on this page uses.
Searching on one label keeps the results to this condominium. A search by street name or by ZIP code can return rows from nearby communities, and those rows are not counted here. All 12 MLS rows in the export sit under the one label. A condo marketed under some other label would not appear in the export, and this page says so rather than guess at it.
Before you tour a unit
A tour answers questions that records cannot, but a few checks are worth making first. Write down the unit's plan on the county roll and compare it with the size shown in the MLS row, since the two can differ. Ask the listing agent which documents the association will provide and when, and ask for them in writing. Check the date on the row you are relying on, since a row dated October 29, 2026 may have changed.
The later sections of this page cover the association, Florida resale law, taxes and flood records, so bring those questions along. An agent at Domain Realty Group can set up a tour or answer a question through the contact page.
Where is Royal Bay Villas in Naples, FL?
Royal Bay Villas is at 1549 Sandpiper Street in East Naples, which the postal system calls Naples, FL. The county roll places it in unincorporated Collier County, so county government, not a city, is the local authority. Later sections give the road distances, the parcel lines and the public services for the address.
Sandpiper Street in East Naples
Sandpiper Street is the street in the address, and Royal Bay Villas is the one condominium numbered 1549 on it. The condominium lies south of US 41 East, the road also called Tamiami Trail East, and east of Naples Bay. That placement is why this page describes it as East Naples, even though the postal name for the address is Naples.
Every trip in the Domain Realty Group route table starts from the centre of the condominium, so one starting point is used throughout. The road distances sit in a later section, next to the places they reach.
Unincorporated Collier County
Unincorporated Collier County means the address lies outside any city, so Collier County is the local government and its roll is the tax roll. Special districts add their own lines to the county tax bill, and the fire district is one of them. The roll puts all 92 units in millage area 86, and the tax section later on this page lists the lines for that area.
The word Naples in the postal address is a place name for mail, and it does not place the condominium inside a city. The FAQ near the end of the page explains why the records show two different ZIP codes for the address.
The streets around the condominium
Royal Bay Villas fronts Sandpiper Street, and the county parcel lines around it are described later, with each neighbor named as a neighbor. Each neighboring community has its own records, and none of their figures appears in the sets above.
Several communities in this part of Naples carry similar names. Searching by street name alone can mix them, which is why the MLS search on this page uses a single Development label. The name section near the end of the page sorts the look-alikes out, and the Naples communities guide lists the wider set of areas.
What have Royal Bay Villas condos sold for in county deeds?
County deeds record 18 Royal Bay Villas sales across the 60 months from September 2021 through August 2026, and every one was a resale. The latest twelve months show 9 sales and the twelve months before show 7. The sections below give each window first and the calendar years after.
The latest twelve months
From September 2025 through August 2026, county deeds record 9 Royal Bay Villas sales with a median of $259,000, from $200,000 to $320,000.
A median is the middle sale price once the sales are put in order, so with 9 sales it is the fifth price. The low and high prices mark the two ends of the range and say more about spread than the median does. The plan-size section further down splits the same twelve months by plan.
The twelve months before
The twelve months before, September 2024 through August 2025, show 7 county-deed sales at Royal Bay Villas with a median of $308,000, from $210,000 to $370,000.
Both windows are drawn from county deeds, so they can be read side by side. Twelve-month windows cover each calendar month once, which keeps the two sets comparable. Sets of 7 sales and 9 sales are small, and each median describes only the sales in its own window.
Sales over 60 months
Across the 60 months from September 2021 through August 2026, county deeds record 18 Royal Bay Villas sales, every one a resale, with a median of $301,500, from $200,000 to $390,000. The counts are small, so this page draws no market direction from them.
The 60 months is the longest window used on this page, and it reaches back far enough to contain both twelve-month windows above. Treat each median as a description of its own window.
County deeds by calendar year
The table gives each calendar year of county deeds on file, and the 2026 row covers January to August only.
| County calendar sale year | County qualified deeds | County median | Low to high |
|---|---|---|---|
| 2016 | 1 | too few for a median | $171,000 |
| 2017 | 6 | $179,500 | $165,000 to $207,000 |
| 2018 | 4 | too few for a median | $170,000 to $205,000 |
| 2019 | 3 | too few for a median | $171,000 to $192,500 |
| 2020 | 6 | $172,500 | $152,000 to $237,000 |
| 2021 | 11 | $239,900 | $195,000 to $290,000 |
| 2022 | 0 | no sale | no sale |
| 2023 | 2 | too few for a median | $370,000 to $390,000 |
| 2024 | 0 | no sale | no sale |
| 2025 | 11 | $308,000 | $200,000 to $370,000 |
| 2026, January to August | 5 | $259,000 | $235,000 to $320,000 |
Counts are small in every year, and a year with fewer than 5 sales shows a count and a range with no median. The county deeds show no sale in 2022 and none in 2024. Calendar years cut the record differently from the twelve-month windows above, so a year and a window can hold different sales.
Every recent sale a resale
Each of the 18 sales in the county deeds for those 60 months moved a unit from one owner to another. The page therefore has no first sale of a new unit to report, and no price of that kind is shown.
A resale carries its own paperwork, its own condition and its own price, all of which come from the current owner. Florida law gives a resale buyer certain protections, and the law section later on this page sets them out. Condition, repairs and the association's documents are matters to check unit by unit.
How do county deeds split by plan size?
The county roll records two plan sizes at Royal Bay Villas, and the county deeds can be sorted by plan. The 1,073 plan has enough sales in each window to show a median, while the 1,257 plan has only a few and shows its prices one by one. The table gives all three windows.
County deeds by plan size
The table sorts the county deeds by the plan size on the roll, across the three windows used on this page.
| County roll plan | Units on the roll | September 2025 through August 2026 | September 2024 through August 2025 | 60 months, September 2021 through August 2026 |
|---|---|---|---|---|
| 1,073 square feet | 74 | 8, median $273,250, $200,000 to $320,000 | 5, median $308,000, $275,000 to $370,000 | 14, median $301,500, $200,000 to $370,000 |
| 1,257 square feet | 18 | 1, $225,000 | 2, $210,000 and $309,000 | 4, $210,000, $225,000, $309,000, $390,000 |
By plan size on the county roll, the 1,073-square-foot plan shows 8 sales at a median of $273,250 in those twelve months of county deeds, and the 1,257-square-foot plan shows 1 sale, at $225,000, too few for a median.
The larger plan across three windows
The 1,257 plan is the larger of the two on the roll, and the roll lists 18 units of it. In the county deeds for September 2025 through August 2026 it shows 1 sale, a county sale of $225,000. In the county deeds for September 2024 through August 2025 it shows 2 sales, at $210,000 and $309,000.
Across the 60 months from September 2021 through August 2026, the county deeds show 4 sales of this plan, at $210,000, $225,000, $309,000 and $390,000. In the county deeds, the top of the 60-month range for all sales, $390,000, belongs to this plan. With counts of 1, 2 and 4, the prices are printed one by one.
The smaller plan and small counts
The 1,073 plan is the smaller of the two on the roll and holds 74 units. Its county deeds for September 2025 through August 2026 show 8 sales with a median of $273,250, from $200,000 to $320,000. In the county deeds for September 2024 through August 2025 they show 5 sales with a median of $308,000, from $275,000 to $370,000. Across the 60 months from September 2021 through August 2026 the county deeds show 14 sales with a median of $301,500, from $200,000 to $370,000.
A plan with fewer than five county sales in a twelve month window shows only its count and prices, with no median.
Five sales is the lowest count that shows a median here, so the prior-window figure for this plan comes from a small set. The 1,257 plan sits below that line in every window and prints prices only.
Why some rows show counts
A median of one sale is only that sale, and a median of two is the midpoint of two prices. One sale at either end can also pull the middle of a small group a long way. For that reason a count of 1, 2 or 4 prints the prices themselves, and the reader sees exactly what the record holds.
The same practice runs through the yearly table above. Read a row by its count first and its prices second. A row that shows a count and a range is a complete record of the sales found, and nothing more should be drawn from it.
What does the MLS show for Royal Bay Villas condos?
The October 29, 2026 MLS export holds 12 rows under one Development name for Royal Bay Villas in East Naples: 7 closings, 4 Active rows and 1 Pending row. The sections below show the fields as the export carries them and explain why MLS and county records can differ.
MLS fields, October 29, 2026 export
The table lists the fields that every row in the export fills in the same way.
| MLS field, October 29, 2026 export | MLS value | MLS rows |
|---|---|---|
| MLS Development name | ROYAL BAY VILLAS | 12 |
| MLS bedrooms field | 2 Bed | 12 |
| MLS baths | 2 full baths | 12 |
| MLS Building Design band, entered by listing agents | Low Rise (1-3) | 12 |
The Building Design band is entered by listing agents and is not measured by the county, so it is a label from the listing and not a record of the buildings. Bedroom labels are the export's own field, and the county roll does not carry them.
Bedroom and bath fields
The bedrooms field reads 2 Bed on all 12 rows, and the baths field reads 2 full baths on all 12 rows. Those are the labels an agent chose when entering each row, and a buyer can check them against the unit on a tour.
Two bedrooms and two baths are the only layout the export shows for this condominium. The plan-size sections above rely on the county roll for sizes, and the export is used here only for its own fields and dates.
Why county and MLS records differ
County deeds and MLS rows come from different sources. A county deed is a recorded sale that the county has marked as qualified. An MLS row is an entry made by a listing agent, and it can be Active, Pending or closed. The windows differ too, since the deeds run through August 2026 and the export is dated October 29, 2026.
With those differences in mind, this page keeps the two sets apart and names the source beside every figure. It does not merge them or draw one from the other. For a read on one unit that uses both sources, send a note through the Domain Realty Group contact page.
What are the buildings at Royal Bay Villas?
Royal Bay Villas is a single condominium at 1549 Sandpiper Street in East Naples, Naples, FL, with 92 units. The county parcel map draws seven building footprints: three of 0.54 acres, two of 0.21 acres and two of 0.19 acres. The roll carries no building letter, count or floor field, so this section leans on the footprints.
The seven building footprints
| County parcel map footprint | Acres on the county parcel map |
|---|---|
| Footprint 1 | 0.54 |
| Footprint 2 | 0.54 |
| Footprint 3 | 0.19 |
| Footprint 4 | 0.21 |
| Footprint 5 | 0.19 |
| Footprint 6 | 0.21 |
| Footprint 7 | 0.54 |
The table lists the footprints in the order the county parcel map gives them. Three of the seven cover 0.54 acres each, and the other four are smaller, at 0.19 acres and 0.21 acres. A footprint is the outline a building covers on the ground, so its acreage says how much land the building occupies and nothing about how many units it holds. The county does not tie any footprint to a unit number, and the seven rows should not be read as seven matching buildings.
Units, plans and numbering
The county roll lists the units as 1 to 92 at one address, with no building letter and no floor field beside any of them. In plain terms, the public record tells a buyer that a unit exists and what size it is, but not which building holds it. That gap matters on a tour. When a listing names a unit number, ask the listing agent which building it is in, which level it is on, and which of the two roll plans it follows. A site plan from the association, or a recorded plat, answers these questions better than any map on this page can, and a buyer can ask for one while the resale documents are being gathered.
What listings say about the buildings
Listings and the Naples Daily News describe two-story buildings at Royal Bay Villas, and the county roll carries no story count.
Neither source gives a unit-by-unit layout, so a buyer who cares about which level a unit occupies should ask. The answer belongs in the file with the other documents for the unit, along with its location in the property. The roll gives no figure that settles it, and this page does not guess.
How the buildings sit on the land
The county parcel map puts the whole Royal Bay Villas property at about 9.2 acres, of which the county roll lists about 6.8 acres as the common parcel.
Seven building footprints sit on that ground, and the aerial photograph described later shows a looped drive among them. The roll does not split the acreage building by building, and it does not say how much of the ground is paved, planted or open. A buyer who wants those details can ask the association for the survey or plat on file, then compare it with the county parcel map on the county's own site.
How large are Royal Bay Villas condos, and when were they built?
The county roll records two unit sizes at Royal Bay Villas and one year built, 1976, for all 92 units. In the October 29, 2026 MLS export, every row lists two bedrooms and two baths. Some of those rows give an MLS living area larger than the roll area. Each size here names its source.
Sizes on the county roll
On the 2026 county roll, Royal Bay Villas has two unit sizes, 74 units of 1,073 square feet and 18 units of 1,257 square feet, where base area equals adjusted area, and the median is 1,073 square feet.
Every one of the 92 units falls into one of the two groups, so there is no third plan on the roll. The roll gives a single area figure for each unit, so there is no separate living-space and total-space pair to compare. Most units follow the smaller plan, as the roll records it, and a smaller group follows the larger plan of 1,257 square feet, as the roll records it. Anyone who owns or is buying here should find out which plan a unit follows before comparing it with sales. The sales sections near the top of this page split the deeds by plan for that reason.
MLS living area beside the roll
On 4 of those 12 rows the MLS living area runs larger than the roll area, so every size figure on this page carries its source.
An MLS living area field is typed in by a listing agent, who may draw it from a tax record, a plan, an old appraisal or a measurement, while the roll area is the property appraiser's own. Two different records can disagree without either being careless. For a buyer, the practical step is to ask which source a listing used and, if the size matters to the price, to get a measured floor plan or an appraisal that states its method. An appraiser hired for a loan will form an opinion of size on its own, and that opinion is the one a loan relies on. A buyer can browse current listings on the properties search and compare each one with the plan sizes above.
Bedroom labels in MLS rows
All 12 Royal Bay Villas rows in the October 29, 2026 MLS export list two bedrooms and two baths.
This page reports bedrooms only as the MLS bedrooms field, dated October 29, 2026, and the label is the same on every row. That means the label cannot tell the two roll plans apart. A buyer who needs to know how a particular unit is laid out, or whether a room counts as a bedroom for a given purpose, should look at a floor plan and visit the unit.
Year built and the 1976 building code
The county roll records all 92 units as built in 1976.
The statewide building code arrived after these buildings were built, and the storm section later on this page gives the dated detail. A building from that period was designed and approved under the codes of its own time, and the year on the roll says nothing about work done since. Roofs, windows, plumbing, electrical systems and shared walls may all have been replaced or left as they were. A buyer can ask the association for the history of major work on the buildings, and ask the seller for receipts and permits on anything inside the unit. An owner who wants to know what a unit is worth after improvements can start with a home valuation request.
What shared spaces does the county roll list?
The 2026 county roll lists a pool, a tennis court and a small building on the common parcel at Royal Bay Villas in East Naples, all built in 1976. A 2023 aerial photograph and listing remarks add detail. None of the three records says who may use the spaces or how they are run.
The common parcel on the roll
The county roll lists one pool, one tennis court and a 312 square foot building on the Royal Bay Villas common parcel, all built in 1976.
The common parcel is the part of the property outside the individual units, and the roll attaches these three items to it. The roll gives a year and a size for the small building but no name or use for it. For the pool and the court the county roll gives only that they exist. Condition, hours, upkeep and any limits on use are all outside what the county records.
What the 2023 aerial shows
A USDA aerial photograph dated February 14, 2023 shows seven buildings, one pool and two court surfaces on a looped drive at Royal Bay Villas.
The frame agrees with the seven footprints on the county parcel map. It differs from the roll on one point: the county roll lists one tennis court while the aerial shows two court surfaces, and neither record says how the second surface is used. An aerial picture is also a single moment. It cannot show condition, repair work, hours or anything under a roof, so it supports a question for the association and not a conclusion.
What listing remarks describe
Listing remarks for Royal Bay Villas units describe a renovated pool, a cabana, a barbecue area, bike storage and storage units.
Remarks are written by listing agents to present one unit, and one listing may mention a cabana that another leaves out. They name items the county roll does not list one by one. Treat remarks as leads to confirm, not as the association's own inventory of what is on the property, and ask the seller to point out each item named in the listing during a tour.
Shared spaces to ask the association about
The roll and the aerial say what exists; they do not say how it is run.
A buyer can ask the association what is open to owners, who maintains the pool and the court, and which written rules apply to their use. Ask whether hours are posted, whether any repair or replacement of a shared item is planned, and whether any related cost to owners has been discussed. Ask the association also what the storage areas and the bike storage are, who assigns them and whether they come with a particular unit. Put each answer in writing before an offer and keep it with the resale documents. A buyer working with Domain Realty Group can have these questions sent through the contact form or put to the association by an agent.
What does the county map show about water near Royal Bay Villas?
The county parcel map shows Royal Bay Villas as a condominium on Sandpiper Street with no waterway touching the property, and open water lies to the west across other land. Naples Bay and Haldeman Creek are place names nearby, not features of the property. Read this section as map records, not a promise about any unit.
Royal Bay Villas on the county parcel map
The county parcel map shows no Royal Bay Villas unit or common parcel on a canal or with a dock or seawall, so no unit is on the water.
That finding covers every unit and the whole common parcel. A listing that suggests otherwise deserves a question to the agent about the record behind the statement. Nothing on this page, in any section, claims a water outlook or boat access for a unit, and a buyer who wants either should look for it in a written record and not in marketing words.
Royal Harbor across Sandpiper Street
The county parcel map shows dock and seawall rows on the Royal Harbor canal lots across Sandpiper Street.
Royal Harbor is a separate neighborhood, and what the map shows there belongs to those lots and not to this condominium. Crossing the street does not carry any of those features back to Royal Bay Villas. A search for Royal Harbor listings is a different search with different records, and its figures are not figures for the condominium on this page.
Naples Bay and Haldeman Creek as place names
Naples Bay and Haldeman Creek are names on the map near this part of East Naples. This page uses them to explain why roads loop and how far the condominium sits from some places, not to describe the setting of any unit. The bay and the creek stand between the condominium and several destinations in the route table, which is why the next section gives road distances.
Boat ramps in the area
The Bayview Park boat ramp, a public ramp, is about 4.3 free-flow route miles from the centre of Royal Bay Villas, and the road loops by US 41 to reach it.
The route row describes a public ramp and nothing more. It implies no boat access, boat storage or launch right for any unit. An owner who keeps a boat should ask the association where a boat may be kept and how it is launched, and should treat any answer that is not in writing as unconfirmed.
What is near Royal Bay Villas, and how far by road?
US 41 East lies about 0.6 free-flow route miles from the centre of Royal Bay Villas and Fifth Avenue South about 1.6 free-flow route miles, with the Naples Pier, hospitals and the interstate farther out. The route table lists each distance by road, and straight-line figures sit in the parcel-line subsection.
The route table
| Destination | Free-flow route miles | Walking miles | What it is |
|---|---|---|---|
| Royal Bay Villas drive out onto Sandpiper Street | 0.1 | 0.07 | exit from the condominium |
| US 41 East (Tamiami Trail East) at Sandpiper Street | 0.6 | 0.67 | main road east of Naples Bay |
| Bayshore Drive at US 41 (Bayshore arts district corridor) | 1.6 | not measured | arts corridor |
| Fifth Avenue South at 9th Street South (US 41) | 1.6 | not measured | shops and restaurants downtown |
| Gulfview Middle | 1.9 | not measured | school in the district lookup |
| NCH Baker Hospital, downtown Naples | 2.5 | not measured | hospital with an emergency department |
| Naples Pier | 2.8 | not measured | pier on the Gulf |
| Lake Park Elementary | 2.9 | not measured | school in the district lookup |
| Publix, Tamiami Trail East | 3.0 | not measured | supermarket |
| Third Street South | 3.0 | not measured | historic shopping street, roads loop by US 41 |
| Naples Municipal Airport | 3.0 | not measured | general aviation airport |
| Naples Botanical Garden | 3.4 | not measured | botanical garden, roads loop by US 41 |
| Sugden Regional Park | 3.5 | not measured | county park, roads loop by US 41 |
| Coastland Center | 3.5 | not measured | indoor mall |
| Lowdermilk Park | 3.7 | not measured | county beach park |
| Naples High | 3.8 | not measured | school in the district lookup |
| Bayview Park boat ramp | 4.3 | not measured | public ramp, roads loop by US 41 |
| I-75 on-ramp at Golden Gate Parkway (exit 105) | 6.2 | not measured | interstate entrance toward Fort Myers |
| I-75 on-ramp at Collier Boulevard (exit 101) | 7.3 | not measured | interstate entrance toward Miami |
| Physicians Regional Medical Center, Collier Boulevard | 8.1 | not measured | second hospital |
| Southwest Florida International Airport | 36.1 | not measured | commercial airport |
The table gives road distances from the centre of the condominium, in the order of the shortest first. A distance is not a travel time, and traffic on US 41 changes with the season and the hour. Only the first two rows carry a figure in the third column, and the rest say not measured.
Sandpiper Street and US 41 East
From the centre of Royal Bay Villas, the drive out onto Sandpiper Street is about 0.1 free-flow route miles, or 0.07 walking miles, in the Domain Realty Group route table.
Reaching US 41 East at Sandpiper Street takes about 0.6 free-flow route miles, or 0.67 walking miles, from the centre of Royal Bay Villas.
Sandpiper Street is the address street, so every trip in the table begins on it. US 41 East is also called Tamiami Trail East, and the route table marks it as the main road east of Naples Bay. Most of the destinations below are reached by turning onto it.
Bayshore Drive and Fifth Avenue South
The Bayshore arts district corridor begins at Bayshore Drive and US 41, about 1.6 free-flow route miles from the centre of Royal Bay Villas.
Fifth Avenue South at 9th Street South lies about 1.6 free-flow route miles from the centre of Royal Bay Villas.
Third Street South, a historic shopping street, is about 3.0 free-flow route miles from the centre of Royal Bay Villas, and the road loops by US 41 to reach it. The first two places are the shortest trips in this group, and both are reached from US 41. The route table labels the Bayshore row an arts corridor and the Fifth Avenue South row shops and restaurants downtown, which is all the table says about either.
Beaches, parks and the Naples Pier
The Naples Pier is about 2.8 free-flow route miles from the centre of Royal Bay Villas. Lowdermilk Park, a county beach park, is about 3.7 free-flow route miles, and Sugden Regional Park, a county park, is about 3.5 free-flow route miles, with the road looping by US 41 to reach it.
Naples Botanical Garden lies about 3.4 free-flow route miles from the centre of Royal Bay Villas.
Naples Bay and Haldeman Creek lie between the condominium and several of these places, so roads loop by US 41 and route miles run longer than a straight line.
The beach is a drive from the condominium, and a buyer should plan each trip by car. Parking, entry and hours at the pier and the parks are set by their operators, so check them with the operator before a visit.
Hospitals, airports and shopping
NCH Baker Hospital in downtown Naples, a hospital with an emergency department, is about 2.5 free-flow route miles from the centre of Royal Bay Villas. Physicians Regional Medical Center on Collier Boulevard, a second hospital, is about 8.1 free-flow route miles.
Naples Municipal Airport, a general aviation airport, is about 3.0 free-flow route miles from the centre of Royal Bay Villas, and Southwest Florida International Airport, the commercial airport, is about 36.1 free-flow route miles. For shopping, Publix on Tamiami Trail East is about 3.0 free-flow route miles, and Coastland Center, an indoor mall, is about 3.5 free-flow route miles. A distance to a hospital is not a promise of how fast care arrives, and a distance to an airport is not a statement about flight service.
I-75 and the way out
Interstate 75 is reached at Golden Gate Parkway, exit 105, about 6.2 free-flow route miles from the centre of Royal Bay Villas, or at Collier Boulevard, exit 101, about 7.3 free-flow route miles.
The route table marks the first ramp as an entrance toward Fort Myers and the second as an entrance toward Miami. Traffic changes with the season and the hour on every one of these routes, so treat the figures as distances only. A buyer who commutes can test the trip at the hour it will be made. For other Naples communities and how they compare, the communities section of this site lists them.
Parcel lines around the condominium
County parcel lines show Royal Bay Villas fronting Sandpiper Street, with the Royal Harbor canal lots across the street to the west, the Royal Arms condominiums to the south and southeast, Melaleuca Village to the east, and Royal Park Villas and Bay Park lots just to the north.
Straight-line, US 41 lies about 0.51 mile north of the centre of Royal Bay Villas and the open water of Naples Bay about 0.33 mile west.
Each neighbor named in the parcel lines is a separate property with its own owners and records. Straight-line figures run shorter than the road distances above, as a road follows the street grid and the bay and creek force a detour. A buyer comparing the condominium with a neighbor should compare like records from the same source.
Which schools and public services reach Royal Bay Villas?
A district assignment lookup carried from October 21, 2026 returned three Collier County Public Schools for the address, and the state graded all three A for 2025-26. Assignments can change from one school year to the next, so confirm them with the district. Fire service and county law enforcement also reach the condominium, as the last subsection explains.
The district lookup
A district assignment lookup carried from October 21, 2026 for 1549 Sandpiper Street returned Lake Park Elementary, Gulfview Middle and Naples High for the 2026-27 school year, and the state graded them A, A and A for 2025-26.
By road, Gulfview Middle is about 1.9 free-flow route miles, Lake Park Elementary about 2.9 free-flow route miles and Naples High about 3.8 free-flow route miles from the centre of Royal Bay Villas.
The lookup is a dated snapshot for one address and does not replace the district's own boundary record. Distance by road is not the same as assignment, and the miles above describe roads only.
Published state grades
| Level | School | 2025-26 state grade |
|---|---|---|
| Elementary | Lake Park Elementary | A |
| Middle | Gulfview Middle | A |
| High | Naples High | A |
The state grades in the table are for 2025-26 and describe each school as a whole, not the experience of any one student. A grade is one published measure, and the state issues new grades each year. A buyer who wants more than a letter can ask the district for its school profiles and visit the campuses.
Confirming one address
Confirm the assignment with Collier County Public Schools for the address.
Use the exact unit address when asking, and ask whether any change in assignment is expected before the next school year. Do this before an offer and again before closing, and keep the written answer with the other documents. A buyer's agent at Domain Realty Group, listed on the agents section of this site, can point to the district tool for the lookup.
Fire and sheriff service
Greater Naples Fire Rescue District, a line on the county millage, serves the condominium, and the Collier County Sheriff's Office covers unincorporated Collier County.
Both services follow the location of a property, and Royal Bay Villas lies in unincorporated Collier County and not inside a city. The fire district is also one line on the county tax bill for millage area 86, which the tax section of this page lists line by line. Neither the roll nor the district names a station for the condominium, and this page names none.
Who runs Royal Bay Villas, and what fees are published?
The association that runs Royal Bay Villas in East Naples posts little about money. Its public site, read on November 5, 2026, says who handles the association and where its documents sit, but it does not state its dues. This section separates the state record, the association's pages and the MLS fee fields.
The condominium association
Royal Bay Villas Condominium Association, Inc., a Florida not-for-profit corporation filed on March 19, 1975 and active, filed restated articles on June 29, 2022, according to the state corporation record.
A condominium association is the corporation that owners join when they buy a unit. It keeps up the common parts of the property and sets the yearly budget. On this page the state corporation record is the source for the association's legal standing, and for nothing more. The record does not list dues, rules or meeting records, and it says nothing about the condition of the buildings. A buyer can still use it to confirm the exact name before sending any request for documents.
The association's public pages
The association's public site says a professional management company handles the association and that its statutory documents are kept online for owners, as read on November 5, 2026.
That description tells a buyer what the association chooses to post, and it is not a full file. Papers kept online for owners may not be open to someone who has not yet bought, so a buyer under contract asks for the same papers through the seller or the closing agent.
As of November 5, 2026 the association's public site lists pages titled Roof Replacement Project 2026 and Hurricane Prep/Water Sewer Info whose contents are not public, so ask for the scope and any related assessment.
A page title is not a scope of work, and a project named for 2026 can still be at the planning stage. It does not say what will be replaced, on what schedule, who pays or whether an assessment follows, and the association's site does not make those answers public.
Dues and the public record
The association does not publish its dues publicly, checked November 5, 2026.
This page therefore prints no dues figure and does not estimate one. Dues come from the association's budget and can be revised, so a number from a listing, a flyer or a conversation is worth confirming in writing. Ask for the current budget, the billing schedule and any regular charge listed beside the dues. A Domain Realty Group agent can request those papers for a buyer who is under contract.
MLS fee fields, October 29, 2026 export
The October 29, 2026 MLS export lists Total Annual Recurring Fees with a median of $10,036 on 12 Royal Bay Villas rows and a condo fee of $2,509 a quarter on 9 of 11 rows, MLS figures and not the association's own.
The same export lists an application fee of $150 on 9 of 10 Royal Bay Villas rows, an MLS field and not a published association fee.
Listing agents type these fields, so they can trail the association's own billing, and a field left blank on some listings explains why the row counts below differ.
| MLS fee field, SUPPORTING, October 29, 2026 | MLS rows with a value | Figure |
|---|---|---|
| MLS total annual recurring fees field, median | 12 | $10,036 |
| MLS condo fee field, quarterly, median | 11 | $2,509 |
| MLS application fee field | 10 | $150 |
The association's public pages, read on November 5, 2026, did not carry these MLS figures.
Pets, leases and what the association does not publish
Pet and leasing rules are not published by the association and listing remarks conflict, so ask for the current rules before you write an offer.
The association publishes no special assessment, as of November 5, 2026.
Listing remarks come from what a seller or agent writes down, and they can be out of date on pets and leasing. Treat a remark as a prompt for a question and not as an answer. A page that is silent on assessments is not a promise that none is coming, so ask the board for any assessment under discussion and for the meeting records that show it. Get every answer from the association in writing and keep it with the contract papers. If a seller or agent relays an answer, ask for the association's own written version so that the file shows its source.
The association after 2022
In January 2022 the Royal Bay Villas Condominium Association was one of about 35 Lee and Collier associations that sued their former management company, alleging misuse of association funds, the Naples Daily News reported on November 7, 2022.
This page uses that report as its only source for the association's history with its former management company, and it does not follow the matter past the report. The state record and the newspaper are separate sources, and nothing here connects one to the other. What matters to a buyer today is current finances, so ask for the latest budget and the most recent financial statement along with the other resale papers.
What Florida condominium law matters on a Royal Bay Villas resale?
Florida condominium statutes give a resale buyer a short cancel window, a cap on what an association charges for an estoppel certificate, rules on building inspections and a requirement that the association carry a master policy. This section reads each one in plain terms for a Royal Bay Villas resale in East Naples.
The resale cancel window
Section 718.503 lets a resale buyer cancel in writing within 7 days, excluding weekends and legal holidays, after signing and receipt, if the required documents did not arrive more than 7 days before signing; that right ends at closing.
The clock depends on when the documents reached you, so keep a dated record of each one: the email, the delivery receipt or the signed acknowledgment. If you choose to cancel, do it in writing and send it the way the contract directs. A Domain Realty Group agent can explain the steps in a contract but cannot give legal advice, and questions about how the right works on a specific contract belong with a Florida real estate attorney.
Estoppel certificates
Under s. 718.116 Florida limits what an association may charge for an estoppel certificate, with $250 in the statute text, and that cap is adjusted every 5 years.
An estoppel certificate is the association's written statement of what is owed on a unit and what is unpaid as of a stated date. A closing agent or title company uses it to settle those amounts at closing. The contract states who pays for it. A certificate carries a date, so a delayed closing can call for a new one, and the buyer should ask the closing agent to confirm the date on the certificate before the closing day.
Milestone inspections and reserve studies
Florida's milestone inspection law (s. 553.899) and structural integrity reserve study law (s. 718.112) apply to condominium buildings of three or more habitable stories, and listings describe Royal Bay Villas as two-story buildings, so ask the association whether either applies and for its most recent reserve study.
Listings are descriptions written by agents and not surveys, so the association's own answer is the one to rely on. A reserve study is the association's plan for funding future repairs to large parts of the buildings, such as roofs and paving. If the association has a recent study, read how it treats the roof and how it plans to pay for it, and ask for the date of any building inspection report on file.
Who insures what in a Florida condominium
Under s. 718.111(11) the association carries a master policy on the buildings and each owner insures the unit, so ask to see the master policy declarations.
The association's master policy and an owner's own policy are separate contracts. Ask what deductible the master policy carries and whether an owner can be billed for part of a loss on the buildings. The declarations page lists the insurer, the limits and the deductible, which shows where the association's policy stops and the owner's policy begins. Ask an insurance agent to read both documents before any contract deadline ends. A buyer who waits until after closing to read the master policy has no room left to adjust the offer.
What are property taxes at Royal Bay Villas, with worked rows?
Every unit at Royal Bay Villas on Sandpiper Street sits in one millage area on the 2026 roll, so the rate is shared and only taxable value separates one unit from another. This section lists the rate lines, the roll's own tax figures and two worked rows that show the arithmetic.
Millage lines for area 86
In the 2026 roll all 92 units sit in millage area 86 at 10.3696 mills, which includes a Greater Naples Fire Rescue District line of 2.0000 and an Unincorporated General MSTD line of 0.6844.
The Haldeman Creek MSTU line does not appear in millage area 86.
On the 2026 roll, Royal Bay Villas units carry no non-ad valorem charges and no CDD levy.
The table lists each county line for area 86 as the 2026 roll carries it. The school board, a fire district, a mosquito control district, two water management bodies and several county programs all have lines. A mill is a tax of one dollar for each thousand dollars of taxable value. The rate is the same for every unit in the area, so a tax bill differs only by taxable value and homestead status.
| County 2026 millage line | Area 86 |
|---|---|
| County line: Collier County general fund | 3.0107 |
| County line: South Florida Water Management District | 0.0948 |
| County line: Big Cypress Basin | 0.0978 |
| County line: School board, state law | 1.8990 |
| County line: School board, local board | 2.2480 |
| County line: Collier Mosquito Control District | 0.1331 |
| County line: Greater Naples Fire Rescue District | 2.0000 |
| County line: Unincorporated Collier general services | 0.6844 |
| County line: County water pollution control program | 0.0246 |
| County line: Conservation Collier | 0.1772 |
| County millage, every line | 10.3696 |
Roll tax figures
The median 2026 county tax across the 92 units is $2,252.63, or $1,089.55 among homestead units and $2,252.63 among the rest, and the roll marks 27 of the 92 as homestead.
The homestead and non-homestead medians differ, and homestead status lowers the taxable value on a home that qualifies. A buyer should not assume a seller's tax bill carries over to a new owner. Homestead belongs to the person who applied for it, so a new owner files a fresh application, and the taxable value on a resold unit can differ from the seller's. The county property appraiser's site shows the current taxable value and homestead status for any parcel, and owners who want a value to run the arithmetic against can request a home valuation.
Worked tax rows
The worked rows are INFERRED estimates at 10.3696 mills in millage area 86, ad valorem only; the appraiser sets taxable value and the tax bill governs.
The first row takes $100,000 of taxable value and multiplies it by the millage rate, once with no homestead reduction and once with one, and the two answers sit in the last two columns. The second row repeats the steps for $259,000, the median of county deeds from September 2025 through August 2026 across 9 sales at Royal Bay Villas, so it shows the estimate for a unit that sold at that middle price. To test any other value, divide the taxable value by one thousand and multiply the result by the mills in the table. The homestead column is lower in both rows. A sale price and a taxable value are different numbers, so the second row is an illustration of the arithmetic and not a forecast for any unit.
| Example value | Value | Millage area | Mills | Ad valorem estimate, no exemption | Ad valorem estimate, with homestead |
|---|---|---|---|---|---|
| Per $100,000 of taxable value | $100,000 | 86 | 10.3696 | $1,036.96 | $613.37 |
| Royal Bay Villas county T12 median sale | $259,000 | 86 | 10.3696 | $2,685.73 | $2,262.14 |
What do flood records show for Royal Bay Villas?
Flood records for Royal Bay Villas on Sandpiper Street come from one federal map point, a state evacuation layer and national insurance programs. The carried point sits in the street and not on a building, so the records below are a starting place. Each address still needs its own check before an offer.
The carried flood point
At the 1549 Sandpiper Street address point, in the street right-of-way about 22 feet west of the property, FEMA's map shows Zone AE with a static base flood elevation of 9 feet on panel 12021C0393J, a map effective February 8, 2024, checked November 3, 2026, and no building footprint was tested, so confirm by address.
A flood map point is a location tested against the federal map, and it is not a finding about a building. The buildings stand on the property to the east of this point, and a parcel can touch more than one map area. For that reason this page does not assign one designation to the whole condominium. A building-level check by address is still to be done, and until it is done this page treats the flood records as a lead to follow and not a conclusion.
Evacuation by address
The state layer as carried, read November 3, 2026, places that address point in Collier County evacuation Zone A, so confirm the zone for the address with Collier County.
An evacuation assignment tells an owner or tenant when to leave ahead of a storm. It is a different question from the map designation used for insurance. Assignments can be revised, so the county's emergency management office and its current lookup are the reference on the day it matters.
Lenders and flood insurance
On a federally backed loan, lenders generally require flood insurance for a property in an AE zone.
Under Fannie Mae's Selling Guide, a condominium association in a special flood hazard area carries master flood coverage of at least the lesser of 80 percent of replacement cost or the federal maximum per unit.
What a flood policy costs depends on the building, its position on the flood map and the policy limits, so a quote is worth requesting before an offer and not after. Ask the association whether its master policy carries flood, and ask for the declarations page. Then ask an insurance agent who writes flood policies to price one for the unit.
Community Rating System
FEMA's Community Rating System (CRS) lists unincorporated Collier County as Class 5, which carries a 25 percent discount on eligible NFIP flood policies; confirm at quote time.
The rating belongs to the community as a whole. What an individual policy costs also depends on the building and its place on the map, so the written quote is the figure to trust and the rating is only one input.
Checking each address
Ask the seller or the association for an elevation certificate for the building, if one exists. An elevation certificate is a surveyor's record of a building's height measured against the flood map, and insurance agents use it to rate a policy.
Ask the mortgage company to share its flood determination for the property, and compare it with the county's evacuation assignment, which answers a different question. Confirm each result by address and not by neighborhood, and keep a copy of each in your file. Once you have narrowed your choices, a Domain Realty Group agent can help you order these items for each unit, and the current listings are the place to start.
What do storm records show for East Naples?
Two dated sources speak to storms in this part of East Naples, a National Weather Service summary and a newspaper report, both tied to September 2022. This section reports what each says, adds the building code date for a 1976 condominium on Sandpiper Street, and lists questions for the association.
Hurricane Ian in the Sandpiper Street area
The National Weather Service Miami summary of Hurricane Ian places storm-surge flooding in the Sandpiper Street and Palm Street area south of Tamiami Trail in September 2022 and names no building here.
After Hurricane Ian in September 2022, the Naples Daily News reported on November 7, 2022 that the storm surge had made about half of the 92 condominiums uninhabitable.
These are two separate sources. The weather service summary describes an area, and the newspaper report describes this condominium. Neither tells a buyer what the buildings look like today. That is a question for a home inspection, for the permit file kept by the county and for the association's records, and a buyer under contract can ask for all three.
A 1976 building and the 2002 code
Royal Bay Villas was built in 1976, before the statewide Florida Building Code took effect on March 1, 2002, so a wind mitigation inspection report for a unit is worth requesting.
A wind mitigation inspection report records roof shape, how the roof covering is attached, window and door protection and other features that insurers weigh. A licensed inspector writes it for one unit on one date. The code date says nothing about repairs or upgrades made since 1976, so ask the seller whether a report exists and when it was done, and ask for permits on roof, window and door work.
What to ask about storm preparation
Ask the association for its hurricane preparation records: any written plan for owners, the arrangements for windows and doors before a storm, and how it contacts owners when one is coming. Ask for the scope of the roof project, its schedule and any related assessment, and ask for the loss history on the master policy for the buildings. Ask the seller for a wind mitigation report on the unit.
None of these questions assumes anything about these buildings. They are the ordinary papers a buyer asks for in any older Florida condominium. Buyers comparing papers across several condominiums can start from the Naples communities pages, and the contact page reaches our team for help with the requests.
Which other places carry a similar name?
Several labels near East Naples resemble Royal Bay Villas, and a search by name can land on the wrong record. This section separates the one condominium at 1549 Sandpiper Street in East Naples, Naples, FL, from the neighbors and filing labels that share part of its name.
The name on this page
Royal Bay Villas at 1549 Sandpiper Street is not Royal Harbor, the separate neighborhood across Sandpiper Street, and it is not Naples Sandpiper Bay Club, Harbor Lakes of Naples or the Royal Arms condominiums nearby, nor an unrelated older company of the same name in the state record.
Look-alike labels in the MLS
The other condominiums off Sandpiper Street file in the MLS under their own Development names, so read the street address on any row before treating it as Royal Bay Villas.
How do Royal Bay Villas county prices sit beside nearby Naples condominiums?
Seven nearby Naples condominiums with county records give a frame for Royal Bay Villas, and the table holds every peer figure. The figures are county deeds, not MLS closings, and each row keeps its own count and its own window.
County peer table
| Community | Straight-line miles | County condominium units built 1970 to 1999 | Year built | County deeds, September 2025 through August 2026 | County median |
|---|---|---|---|---|---|
| County peer Naples Sandpiper Bay Club | 0.29 | 234 | 1970 to 1999 | 16 | $273,500 |
| County peer Oyster Bay | 0.29 | 156 | 1970 to 1999 | 8 | $432,500 |
| County peer Glades | 1.35 | 1,435 | 1970 to 1999 | 67 | $215,000 |
| County peer Abaco Bay | 1.58 | 161 | 1970 to 1999 | 11 | $169,000 |
| County peer Lakewood | 1.78 | 498 | 1970 to 1999 | 33 | $275,000 |
| County peer Poinciana Village | 4.01 | 164 | 1970 to 1999 | 3 | too few for a median |
| County peer Pavilion Club | 8.58 | 156 | 1970 to 1999 | 8 | $462,500 |
The peer table lists county condominium figures for units built from 1970 to 1999, with straight-line miles from the centre of Royal Bay Villas, and it does not rank them.
Pages for nearby communities
Read Naples Sandpiper Bay Club for the separate condominium nearby on Sandpiper Bay Circle. Oyster Bay is a separate community with its own page, as are Glades, Abaco Bay, Lakewood, Poinciana Village and Pavilion Club. Royal Harbor is a separate neighborhood across Sandpiper Street, with a page of its own.
How the peers were picked
The peers are nearby communities whose county condominium units were built from 1970 to 1999, a span that holds the 1976 units here. Distances are straight-line miles, not road distances. Bridgewater Bay and Bristol Pines were checked and left out; the county shows no units in that span for either one.
What should a buyer check before an offer at Royal Bay Villas?
A buyer at Royal Bay Villas in East Naples gets the clearest picture from four requests a buyer can make before writing an offer: the resale packet, flood facts for the exact unit, the scope of the roof project and the written rules.
Ask for the resale packet
Ask the association for the full resale packet early. It should hold the governing documents, the current budget and the master policy declarations, and the resale cancel window turns on when those documents arrive, so keep the date you received them.
Check flood by address
The flood records on this page rest on one carried point beside the property, not on any building. Ask Collier County about the exact unit, get an insurance quote for it, and ask to see any wind mitigation report the seller holds.
Ask about the roof project
Ask the association for the scope, the schedule and any assessment tied to the roof project, in writing. Its public site shows a page on the subject, but the body is not public.
Read the rules before you sign
The governing documents, not a listing remark, settle what an owner may do. Request the declaration and the current written rules, and read them in full before you write the offer.
Frequently Asked Questions about Royal Bay Villas condos for sale in Naples
How many condos are at Royal Bay Villas in Naples?
Royal Bay Villas has 92 units on the 2026 county roll, all at one address, 1549 Sandpiper Street, in East Naples, Naples, FL. Every county deed over the last 60 months was a resale. Seven building footprints on the county parcel map hold the units.
Where is Royal Bay Villas in East Naples?
Royal Bay Villas sits at 1549 Sandpiper Street, east of Naples Bay and south of US 41 East, in East Naples, Naples, FL. In the Domain Realty Group route table, US 41 East is about 0.6 free-flow route miles from its centre.
Are Royal Bay Villas condos for sale right now?
Availability changes daily, so the live search on this page is the current answer. The October 29, 2026 MLS export held 4 Active rows and 1 Pending row under the one Development name, and a unit can list or close at any time afterward.
What have Royal Bay Villas condos sold for in county deeds?
County deeds for September 2025 through August 2026 record 9 sales at a median of $259,000 ($200,000 to $320,000), and the twelve months before record 7 sales at a median of $308,000 ($210,000 to $370,000). Both counts are small, so read each figure for its own window.
What does the MLS show for Royal Bay Villas closings?
The October 29, 2026 MLS export lists 7 closings at a median of $287,500 ($235,000 to $320,000), with Active and Pending rows counted apart. These are MLS rows filed by listing agents. County deeds are a separate record set, kept under their own label and window.
How large are Royal Bay Villas condos?
There are 74 units of 1,073 square feet and 18 units of 1,257 square feet, as the county roll records them. MLS living area is a separate field entered by listing agents and runs larger on 4 of the 12 rows, so every size names its source.
How many bedrooms do Royal Bay Villas condos have?
The MLS bedrooms field reads 2 Bed on all 12 Royal Bay Villas rows in the October 29, 2026 export, and the baths field reads 2 full baths. Those labels come from listing agents, so confirm the layout of any unit you tour.
When was Royal Bay Villas built?
The county roll records 1976 as the year built for all 92 units. That predates the statewide Florida Building Code of March 1, 2002, so ask the association what has been replaced or revised since, and request any wind mitigation report on a unit.
How many buildings does Royal Bay Villas have?
Seven building footprints appear on the county parcel map for the Royal Bay Villas land. The roll carries no building letter, building count or floor field, so ask the association which building holds a given unit. The footprint table earlier on this page gives acres.
What ZIP code is Royal Bay Villas in?
The county roll lists ZIP 34112 for the condominium. The postal and MLS records use 34102, on 11 of the 12 MLS rows in the October 29, 2026 export. Pages on this site call the place Naples, FL, and the street address stays 1549 Sandpiper Street.
Is Royal Bay Villas in unincorporated Collier County?
Yes. The county roll places the condominium in unincorporated Collier County, in millage area 86, and the Greater Naples Fire Rescue District is a line on that county millage. The Naples in its postal address is a place label, and the jurisdiction on the roll is the county.
What does the county parcel map show next to Royal Bay Villas?
County parcel lines show Melaleuca Village to the east of the condominium and Royal Park Villas and Bay Park lots just to the north, with another condominium to the south and southeast. Sandpiper Street runs along the front of the land.
What shared spaces does the county roll list at Royal Bay Villas?
The county roll lists a pool, a tennis court and one small building on the common parcel, all built in 1976. A USDA aerial dated February 14, 2023 shows a pool and court surfaces. The association can say which spaces are in use and who maintains them.
What are the condo fees at Royal Bay Villas?
The association does not post its dues on its public site, as read on November 5, 2026. The October 29, 2026 MLS export carries fee fields on its rows, which are listing entries and not the association's statement. Ask for the current budget in the resale packet.
What do listings show for an application fee at Royal Bay Villas?
The association publishes no application fee, as read on November 5, 2026, while the October 29, 2026 MLS export carries an application fee field on most rows. That field is an MLS entry, so ask the association in writing what it charges a buyer.
Can a Royal Bay Villas condo be leased?
The association's public pages do not state leasing terms, and listing remarks for these units disagree with one another. A buyer who plans to lease should request the current written terms from the association and read them before writing an offer.
Where are the Royal Bay Villas pet rules written?
Pet terms are not on the association's public site. They would sit in its governing documents, which resale buyers receive through the association, and listing remarks give differing answers. Ask for the current written pet terms with the resale packet and confirm them before you commit.
What does Florida law give a condominium resale buyer?
Florida law gives a resale buyer a short written cancel window when the required documents arrive late, and that right ends at closing. It also sets how the association carries its master insurance. Section 718.503 is the place to start, with a Florida real estate attorney.
What is the roof project page on the association's site?
The association's public site lists a page with the roof project in its title, and its body is not public, as read on November 5, 2026. No scope, schedule or assessment is published there, so ask the association for all three in writing.
What are property taxes at Royal Bay Villas?
County property tax for a unit uses millage area 86, which totals 10.3696 mills on the 2026 roll, applied to the taxable value the appraiser sets. The tax section earlier on this page lists each millage line, and the tax bill governs.
Is Royal Bay Villas in a flood zone?
The flood records carried for this page tested one point beside the property on the street, not any building, so one answer for the whole condominium is not available. Check flood by the exact address of the unit with Collier County, and ask an insurance agent to quote it.
Which schools did the district lookup return for Royal Bay Villas?
A district assignment lookup carried from October 21, 2026 returned one elementary, one middle and one high school for 1549 Sandpiper Street, and the state graded all three A for 2025-26. Confirm the assignment again with the district before you rely on it.
How far is Royal Bay Villas from Fifth Avenue South?
Fifth Avenue South lies about 1.6 free-flow route miles from the centre of Royal Bay Villas in the Domain Realty Group route table. Naples Bay sits between the condominium and downtown, so the road loops by US 41 and runs longer than a straight line.
How far is Royal Bay Villas from the beach?
The beach is a drive. In the Domain Realty Group route table, the Naples Pier is about 2.8 free-flow route miles and Lowdermilk Park, a county beach park, about 3.7 free-flow route miles from the centre of Royal Bay Villas.
How far is Royal Bay Villas from I-75?
The route table lists the interstate on-ramp at exit 105 about 6.2 free-flow route miles from the centre of Royal Bay Villas, and the on-ramp at exit 101 about 7.3 free-flow route miles. Both are road figures, so confirm your own route.
Is Royal Bay Villas the same place as Naples Sandpiper Bay Club?
No. Naples Sandpiper Bay Club is a separate condominium with its own page and its own county records, and Royal Bay Villas is a different condominium at 1549 Sandpiper Street. Confirm the address on any record before you rely on its figures.
Which condominium laws should a Royal Bay Villas buyer ask about?
Ask about three records: the resale disclosure documents, the master insurance policy declarations, and the budget with its reserve balances. A Florida real estate attorney can say which statutes govern a given building and contract, and the association supplies the documents.
Why do county and MLS figures differ for Royal Bay Villas?
County figures come from recorded deeds over set windows, and MLS figures come from rows in the October 29, 2026 export, so the two sets count different things over different periods. This page reports each set under its own label and does not blend them.
How do county deeds split by plan at Royal Bay Villas?
In county deeds for September 2025 through August 2026, the 1,073-square-foot plan shows 8 sales with a median of $273,250. In those county deeds the 1,257-square-foot plan shows 1 sale, at $225,000, and counts that small show prices only. The plan table earlier on this page shows all three windows.
What sits across Sandpiper Street from Royal Bay Villas?
The county parcel map shows the Royal Harbor canal lots across Sandpiper Street to the west of the condominium. Royal Harbor is a separate neighborhood with its own page on this site, and the two should not be confused when you read a record or a listing.
Ready to buy or sell at Royal Bay Villas?
Whether you are buying or selling at Royal Bay Villas, the useful starting point is the record for this one condominium, not a number from a neighbor. Both paths begin with county deeds, MLS rows and the association's own documents.
Thinking of buying at Royal Bay Villas?
See all Royal Bay Villas condos on the market for every current row, or open the newest Royal Bay Villas condo listings to see what listed most recently. Our Naples team can guide you through the packet.
Thinking of selling at Royal Bay Villas?
A seller at Royal Bay Villas should compare against deeds and MLS rows for this condominium alone. To start, ask for a home valuation and we will build a written comparison from county deeds and MLS closings. Owners weighing a sale can also read McGreevy and Comisar's Naples page.
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."
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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 more than $2.5 billion in team production and more than 4,000 transactions. Our Naples team works with buyers and sellers across East Naples, from the condominiums off Sandpiper Street to the streets around Bayshore Drive.
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 and North Naples.
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 and communities, all Naples communities, current listings and about the team.
Data updated: November 2026.
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