Vanderbilt Beach Condos and Homes for Sale in Naples, FL
Vanderbilt Beach is the Gulf-front neighborhood of North Naples, Florida, ZIP 34108, in unincorporated Collier County. The 2026 county roll counts 2,486 homes in it: 437 single-family houses on the Conners canal plats and 2,049 condominium units. Collier County recorded 111 qualified sales in the 12 months to August 31, 2026, at a $1,055,000 median.
Read this page as one chapter of our Naples homes for sale guide, next to the directory of every Naples community. It sets live search links beside recorded sales, the MLS layer and a decade of price history for the strip between the Cocohatchee River and Vanderbilt Beach Road. That median blends two products. Of the 106 homes among the sales, 20 were Conners houses at $3,050,000 and 86 were condominium units at $930,000, and the other 5 were Conners lots with no residence on the roll. This is not Vanderbilt Country Club, and it is not Pelican Bay, which lies across Vanderbilt Beach Road.
By Jesse McGreevy and Marc Comisar, Domain Realty Group. Data updated: October 2026. Call Domain Realty Group at 239-441-2816.
Key takeaways for Vanderbilt Beach buyers in Naples
Vanderbilt Beach in Naples has no master association, no neighborhood gate and no golf course, and it holds two very different products, canal houses and condominium towers, that sell at very different prices. Eight dated numbers frame a purchase here. Data updated: October 2026.
- The 2026 county roll counts 2,486 homes in Vanderbilt Beach: 437 Conners houses and 2,049 condominium units in 50 recorded condominiums, in ZIP 34108, unincorporated Collier County (Collier County Property Appraiser public data files, 2026 roll and recorded sales, bundle dated October 27, 2026).
- Vanderbilt Beach had 111 qualified county sales in the 12 months to August 31, 2026, with a $1,055,000 median. Homes made up 106 of them: 20 Conners houses at a $3,050,000 median and 86 condominium units at $930,000. The other 5 were Conners lots with no residence on the roll, which is why the whole-set median sits above the homes-only median (same county source).
- The condominium ladder runs from Vanderbilt Towers, 9 sales at $320,000, to The Beach Tower at Moraya Bay, 6 sales at $6,100,000, in the same 12 months (same county source).
- The Southwest Florida MLS, as entered by listing agents, shows 113 closings from September 3, 2025 to September 3, 2026, at a $1,100,000 median and a median $736 per living square foot: $1,024 for Conners houses and $633 for condominiums, with a median 98 days on market.
- Condominium associations in Vanderbilt Beach are separate, only Bayshores publishes an assessment on a public page, so the estoppel certificate for one unit is the first document to order before an offer.
- The 2026 tax bill reads 9.8346 to 10.1387 mills with no city millage, and two county MSTUs sit inside it: Beautification at 0.4650 mill for FY2026-27 and the Waterway at 0.3000 mill, which does not maintain the Conners canals.
- Flood is set building by building: 43 of 47 sampled building points read Zone AE at a base flood elevation of 10 or 11 feet on the February 8, 2024 FEMA map (FEMA National Flood Hazard Layer, panel 12021C0189J, as sampled October 7 and October 21, 2026).
- The county runs a public beach park at 100 Vanderbilt Beach Road, where visitors without a Collier County resident permit pay $10 a day, and the county authorized $5.5 million of Tourist Development Tax for the Vanderbilt portion of its 2025 and 2026 renourishment.
What Vanderbilt Beach condos and homes are for sale in Naples right now?
Vanderbilt Beach condos and homes for sale in Naples are a few clicks away through the six searches below, which pair the neighborhood's MLS building labels with a map boundary drawn around its streets. No count is printed here, because the MLS feed changes through the day. Data updated: October 2026.
Listings come through the MLS feed, which refreshes through the day, so these links open on today's list. This page prints no live active-listing count and no asking price from the feed, because the files behind its numbers record closings.
- All Vanderbilt Beach Naples condos and homes for sale
- Vanderbilt Beach Naples listings from the last 30 days
- Vanderbilt Beach Naples condos and homes for sale under $1,000,000
- Vanderbilt Beach Naples condos and homes for sale at $1,000,000 and up
- Vanderbilt Beach Naples condos and homes for sale at $2,000,000 and up
- Vanderbilt Beach Naples condos and homes for sale at $4,000,000 and up
The price tiers below lean on recorded sales to show what each tier has meant in practice. Anyone comparing several places can start from the directory of Naples communities, and a Domain Realty Group agent can check one street or one building for you.
Condominium units under $1,000,000
Of the 106 home sales the county recorded in the 12 months to August 31, 2026, 50 recorded below $1,000,000: 12 under $500,000 and 38 from $500,000 to $999,999 (Collier County Property Appraiser public data files, 2026 roll and recorded sales). Every one of the 50 was a condominium unit. They came from the Bluebill Avenue towers (Vanderbilt Towers, Vanderbilt Surf Colony and Gulf Breeze at Vanderbilt), from the lagoon-side and smaller buildings, and from a few Gulf Shore Drive buildings.
The search under $1,000,000 filters on asking price, so a unit listed above that line when it was last priced would not appear and a Conners house priced below it, rare as that is, would. The link does not promise condominiums only. Our guide to Naples condos for sale covers condominium documents, financing and insurance in more depth, which matters for most of this tier.
Condos and homes from $1,000,000 to $4,000,000
The county recorded 25 home sales from $1,000,000 to $1,999,999 and 17 from $2,000,000 to $3,999,999 in the same window, 42 in all. This is where Regatta at Vanderbilt Beach, the Gulf Shore Drive buildings and the lower tier of Conners houses meet, so the two searches at $1,000,000 and up and $2,000,000 and up return a mix of condominium units and houses.
Because those searches have no ceiling, they also return every listing in the next tier. Use them as a starting list and sort by price on the results page. The tier is wide on purpose: the same $2,000,000 can buy a Gulf Shore Drive condominium unit or the lower end of the canal houses, and the recorded sales below show both.
Condos and homes at $4,000,000 and up
Fourteen of the 106 home sales recorded at $4,000,000 or more. They included sales at The Beach Tower at Moraya Bay, at The Vanderbilt and in the upper tier of Conners Vanderbilt Beach Estates houses. The five highest are listed with their buildings in the sales section below, and the top of the range reached $12,600,000.
The search at $4,000,000 and up is the shortest list of the six, and an empty result on a given morning reflects the market and not a broken link. For a tier this thin, a saved search is more useful than a daily check, and an agent can pin one to a building.
Conners canal houses
The Conners Vanderbilt Beach Estates plats hold 437 single-family houses on a grid of finger canals, and the county recorded 20 house sales in the 12 months to August 31, 2026 at a $3,050,000 median (even n, the midpoint of the two middle sales; Collier County Property Appraiser public data files, 2026 roll and recorded sales). None of the six links above isolates canal houses, because the MLS Sub/Condo label for them is the generic word Conners.
To see only canal houses, open the search at $2,000,000 and up and narrow it by property type on the results page, or read our guide to waterfront homes for sale in Naples, which explains docks, lifts and flood questions that apply to a canal lot. An agent can also set a saved search pinned to one Conners street.
Newest listings and saved searches
The 30-day search shows listings that reached the market in the past month, at any price and in any building covered by the labels and the boundary. With 106 recorded home sales a year in a neighborhood of 2,486 homes, the list is short compared with the housing stock, and its length changes with the season.
To hear about a new listing the day it appears, ask a Domain Realty Group agent to set up a saved search. A saved search can be limited to one building, one street, one bedroom count or one price band, which the six links above do not do. It can also be set to alert on price changes, which the public list does not show.
What the MLS calls Vanderbilt Beach buildings
The MLS Sub/Condo field, which a map-free search filters on, uses one label per building and does not always match the building's recorded name. Across the 113 closings of the September 3, 2026 pull (Southwest Florida MLS (Matrix), closed sales September 3, 2025 to September 3, 2026, pulled September 3, 2026), the separate Development field read VANDERBILT BEACH on 114 of the 115 footprint rows, and the one exception, a Barcelona unit, read VANDERBILT SHORES.
| MLS Sub/Condo label | Closings in the 12-month pull | What the label covers |
|---|---|---|
| Conners | 21 | Single-family houses on the canal plats |
| Vanderbilt Surf Colony | 14 | Surf Colony, all three sections |
| Vanderbilt Towers | 11 | Vanderbilt Towers, all three units |
| Regatta | 10 | Regatta at Vanderbilt Beach |
| Gulf Breeze At Vanderbilt | 10 | Gulf Breeze at Vanderbilt |
| Moraya Bay | 6 | The Beach Tower at Moraya Bay |
| Villas Of Vanderbilt Beach | 5 | Villas of Vanderbilt Beach |
| Vanderbilt Gulfside | 5 | Vanderbilt Gulfside |
| Bayshores, Monte Carlo Club, Vanderbilt Bay | 4 each | One building each |
| 16 other labels | 1 or 2 each | Smaller buildings, from Beachmoor to Vanderbilt Hideaway |
Several of these labels are common words. Regatta, Mansions, Watermark, Gulf Cove, Sea Chase and Conners can all name something outside this neighborhood, which is why each search here pairs the labels with a boundary. A search on one label alone can miss a building that the MLS spells differently, and the Barcelona row is the proof. Our building pages and an agent can work from the exact labels when a name does not return what you expect.
Why the list changes with the season
Only about 4.3 percent of the homes change hands in a year: 106 of the 2,486 on the roll sold in the county's 12 months to August 31, 2026. That pace means the right-now list is short compared with the housing stock. The MLS showed 66 active listings and 13 pending on October 7, 2026 (Southwest Florida MLS (Matrix), pull of October 7, 2026), an old snapshot, so ask for today's list instead of reading a number off this page.
The MLS quarters also moved unevenly, and the quarter counts are small, so we print no seasonal curve. What the pace does mean in practice is that a buyer who wants a specific building should set a saved search early and be ready to view quickly when a unit appears.
Asking about a unit before it is listed
Some condominium units and houses change hands without a long public marketing period, and an agent who works the buildings can tell you which ones to watch. Contact Domain Realty Group with the building or street, a price range and a rough timeline, and we will tell you what the recorded sales on this page suggest and what an offer would need to include.
What have Vanderbilt Beach condos and homes sold for in Naples?
Collier County recorded 111 qualified sales in Vanderbilt Beach in the 12 months to August 31, 2026, at a $1,055,000 median. That figure blends canal houses and condominium units, so read the two apart: Conners houses at $3,050,000 and condominium units at $930,000. Data updated: October 2026.
Of those 111, 106 were homes with a residence on the 2026 roll: 20 Conners houses at a $3,050,000 median and 86 condominium units at $930,000, together a $1,027,500 median. The other 5 were Conners lots the 2026 roll codes as miscellaneous residential with no residence row, which sold for $1,540,000 to $5,500,000; they are why the whole-set median sits above the homes-only median. The county had finished marking sales qualified through August 31, 2026, so the window ends there. Where a median rests on an even number of sales, it is the midpoint of the two middle sales. All figures in this section are from Collier County Property Appraiser public data files, 2026 roll and recorded sales (bundle dated October 27, 2026).
| Group | 12 months to August 31, 2026 | Prior 12 months | 36 months to August 31, 2026 |
|---|---|---|---|
| Whole set (2,571 parcels) | 111 sales, $1,055,000 median, $150,000 to $12,600,000 | 70 sales, $1,695,000 median (even n), $206,250 to $9,500,000 | not tabulated |
| All homes (2,486) | 106 sales, $1,027,500 median (even n), $150,000 to $12,600,000 | 69 sales, $1,675,000 median, $206,250 to $9,500,000 | 226 sales, $1,410,000 median (even n) |
| Conners houses (437) | 20 sales, $3,050,000 median (even n), $1,449,000 to $7,300,000 | 17 sales, $3,600,000 median, $1,850,000 to $9,500,000 | 48 sales, $3,225,000 median (even n) |
| Condominium units (2,049) | 86 sales, $930,000 median (even n), $150,000 to $12,600,000 | 52 sales, $1,350,000 median (even n), $206,250 to $6,550,000 | 178 sales, $1,072,500 median (even n) |
| Gulf Shore Drive group (633) | 25 sales, $2,199,000 median, $907,000 to $12,600,000 | 23 sales, $1,650,000 median, $1,070,000 to $6,550,000 | 57 sales, $2,000,000 median |
Why 111 and 106 differ
The page counts two sets of parcels on purpose. The whole set is every one of the 2,571 parcels in the research set, including 85 Conners parcels that are not homes: 43 coded miscellaneous residential, 29 vacant and 13 in other uses. The homes set is the 2,486 parcels with a residence on the 2026 roll. The 111 matches the Vanderbilt Beach row on our directory of Naples communities; the 106 is the figure to use when you are pricing a house or a condominium unit.
Five lots made the difference in the latest 12 months. They sold from $1,540,000 to $5,500,000, and because they are all Conners parcels they lifted the whole-set median above the homes-only median of $1,027,500. We show no address for any county sale on this page.
Conners houses
The county recorded 20 Conners house sales in the 12 months to August 31, 2026, at a $3,050,000 median (even n), spanning $1,449,000 to $7,300,000. The prior 12 months counted 17 sales at a $3,600,000 median, from $1,850,000 to $9,500,000, and the 36 months to August 31, 2026 counted 48 sales at a $3,225,000 median (even n).
Adding the 5 Conners lots to the 20 houses gives 25 Conners parcels at a $3,000,000 median; we print that figure only here, beside its reason, because a lot with no residence is not a house. The 437 houses on the roll turned over at 4.6 percent in the latest 12 months (20 of 437).
Condominium units
The county recorded 86 condominium unit sales in the same 12 months at a $930,000 median (even n), from $150,000 to $12,600,000. The prior 12 months counted 52 sales at a $1,350,000 median (even n), from $206,250 to $6,550,000, and 36 months counted 178 sales at $1,072,500 (even n).
The span is wide because the 50 recorded condominiums are very different buildings. A $150,000 sale and a $12,600,000 sale sit in one set, so the median is a middle, not a typical price, and the building table in the next section is the better guide. Turnover was 4.2 percent (86 of 2,049 units).
The Gulf Shore Drive group (county millage area 164)
The county's tax records group 633 homes on Gulf Shore Drive in one millage area, numbered 164: 623 condominium units and 10 Conners houses. In the latest 12 months the group recorded 25 sales at a $2,199,000 median, from $907,000 to $12,600,000. The prior 12 months counted 23 sales at $1,650,000, from $1,070,000 to $6,550,000.
This is a tax grouping, not a list of beachfront addresses, and we call it the Gulf Shore Drive group on purpose. Its median sits well above the all-condominium median of $930,000, partly because the Bluebill Avenue towers are outside it.
Price bands in the last 12 months
The 106 home sales in the 12 months to August 31, 2026 spread across five bands, and the middle of the market sat just under $1,000,000.
| Price band | Home sales | Share of 106 |
|---|---|---|
| Under $500,000 | 12 | 11.3 percent |
| $500,000 to $999,999 | 38 | 35.8 percent |
| $1,000,000 to $1,999,999 | 25 | 23.6 percent |
| $2,000,000 to $3,999,999 | 17 | 16.0 percent |
| $4,000,000 and up | 14 | 13.2 percent |
The two lowest bands hold 50 sales, 47.2 percent of the total, and every one of them was a condominium unit. The three upper bands hold 56. That is why the search links in the previous section split at $1,000,000, $2,000,000 and $4,000,000.
The highest sales
The five highest recorded sales in the 12 months to August 31, 2026, by price and building only, were $12,600,000 at The Vanderbilt (recorded April 28, 2026 on the county file), $7,500,000 at The Beach Tower at Moraya Bay, $7,300,000 for a Conners house, $6,900,000 at Moraya Bay and $6,500,000 for a Conners house.
The Vanderbilt is a 19-unit condominium built in 2005 on Gulf Shore Drive, and Moraya Bay holds 72 residences built in 2009. Two of the five were Conners houses, the other three were towers, and no price here is tied to an address.
Why the median moved from last year
The whole-set median moved from $1,695,000 on 70 sales to $1,055,000 on 111, and the condominium median moved from $1,350,000 on 52 sales to $930,000 on 86. Both medians are right for their own windows, and the reason is the mix of what sold, not a price change in any one building.
The Bluebill Avenue towers (Vanderbilt Towers, Surf Colony and Gulf Breeze) accounted for 32 of the 86 condominium sales in the latest 12 months, against 7 of the 52 in the 12 months before. Those buildings sell at the low end of the condominium range, so a larger share of them lowers the median without saying anything about a unit in a Gulf Shore Drive building.
Turnover
The county recorded 106 home sales on 2,486 homes in the 12 months to August 31, 2026, a turnover of 4.3 percent. Conners houses turned over at 4.6 percent and condominium units at 4.2 percent, so the two products move at nearly the same pace even though they sit at very different prices.
A turnover near 4 percent means that in a typical year roughly one home in 23 changes hands. For a buyer, that is the reason to watch a short list of buildings and streets closely instead of waiting for the whole neighborhood to come to market.
What do Vanderbilt Beach condo buildings sell for in Naples?
Vanderbilt Beach condo buildings in Naples sold across a wide range in the 12 months to August 31, 2026, from Vanderbilt Towers at a $320,000 median on 9 sales to The Beach Tower at Moraya Bay at $6,100,000 on 6. The table below lists the buildings that recorded 3 or more sales. Data updated: October 2026.
Medians appear only for a building with 3 or more qualified county sales; a building with 1 or 2 sales is listed by price and not called a median. A building median on an even count of sales is the midpoint of the two middle sales. All figures in this section are from Collier County Property Appraiser public data files, 2026 roll and recorded sales (bundle dated October 27, 2026); roll units are the roll's unit count and include a few cabana and garage units, so the number of residences is lower in some buildings.
| Building | Street | Roll units | Residence years | County sales, 12 months to August 31, 2026 |
|---|---|---|---|---|
| Vanderbilt Towers (Units 1, 2 and 3) | Bluebill Avenue | 264 | 1971 to 1973 | 9 at $320,000, $150,000 to $509,000 |
| Vanderbilt Surf Colony (Sections I to III) | Bluebill Avenue | 197 | 1980 to 1984 | 14 at $761,500 (even n), $444,000 to $1,080,000 |
| Gulf Breeze at Vanderbilt | Bluebill Avenue | 132 | 1994 to 1995 | 9 at $700,000, $600,000 to $875,000 |
| Regatta at Vanderbilt Beach (I to III) | Flagship Drive and Launch Circle | 271 | 1999 to 2000 | 12 at $1,065,000 (even n), $150,000 to $1,655,000 |
| The Beach Tower at Moraya Bay | Gulf Shore Drive | 72 | 2009 | 6 at $6,100,000 (even n), $5,000,000 to $7,500,000 |
| Vanderbilt Gulfside | Gulf Shore Drive | 142 | 1980 | 3 at $2,199,000, $1,800,000 to $2,450,000 |
| Villas of Vanderbilt Beach | Gulf Shore Drive | 26 | 1980 | 4 at $1,422,500 (even n), $1,400,000 to $3,400,000 |
| Monte Carlo Club | Gulf Shore Drive | 54 | 1988 | 4 at $955,000 (even n), $665,000 to $1,025,000 |
| Vanderbilt Bay | Gulf Shore Drive | 36 | 1980 | 4 at $767,500 (even n), $545,000 to $950,000 |
The Bluebill Avenue towers
Three buildings stand on Bluebill Avenue and account for most of the lower and middle price tiers. Vanderbilt Towers sold 9 units at a $320,000 median, from $150,000 to $509,000; its nine sales were $150,000, $195,000, $220,000, $300,000, $320,000, $400,000, $400,000, $425,000 and $509,000. By recorded name the sales were 5 at Towers Inc at $300,000, 1 at Unit 1 at $195,000 and 3 at Unit 3 at $425,000.
Vanderbilt Surf Colony sold 14 units at $761,500 (Section I 7 at $825,000, Section II 5 at $748,000, Section III two sales at $530,000 and $673,000). Gulf Breeze at Vanderbilt sold 9 at $700,000 and is the narrowest of the three, with every sale between $600,000 and $875,000.
Regatta at Vanderbilt Beach
Regatta at Vanderbilt Beach is three condominiums recorded from November 1999 to May 2000 on Flagship Drive and Launch Circle, and it recorded 12 sales at a $1,065,000 median (even n) in the latest 12 months. By recorded name, Regatta I had two sales at $150,000 and $1,100,000, Regatta II had 5 at $1,320,000 and Regatta III had 5 at $1,025,000.
One $150,000 sale on a Regatta I unit sits far below the rest; the roll counts 26 cabana and garage units at Regatta I and II, and we could not confirm which kind of unit this was. Read the building at $1,025,000 to $1,320,000 by section, not at the all-sections median alone. It is a different place from Regatta Landing in Windstar.
Gulf Shore Drive towers from Vanderbilt Gulfside to Moraya Bay
The Gulf Shore Drive buildings recorded fewer sales each, so only five carry a median. Vanderbilt Gulfside recorded 3 sales at $2,199,000 ($1,800,000 to $2,450,000), Villas of Vanderbilt Beach 4 at $1,422,500 (even n, $1,400,000 to $3,400,000), Monte Carlo Club 4 at $955,000 (even n, $665,000 to $1,025,000) and Vanderbilt Bay 4 at $767,500 (even n, $545,000 to $950,000).
The Beach Tower at Moraya Bay recorded 6 sales at $6,100,000 (even n), from $5,000,000 to $7,500,000. Its 72 residences were built in 2009, and it sets the top of the tower tier by a wide margin. For buyers weighing a higher-priced tier, our guide to Naples luxury homes for sale sets out how those purchases are financed and insured.
The Vanderbilt and the top of the market
The Vanderbilt, a 19-unit condominium on Gulf Shore Drive built in 2005, recorded one sale in the window, at $12,600,000, the highest on the county file. One sale is a listed price, not a median, and it should not be used to price any other unit in the building.
The top of the market is thin. Fourteen of 106 home sales were $4,000,000 or more, and they included sales at Moraya Bay, at The Vanderbilt and among the upper Conners houses. Each is a different building, view and plan, so a recorded sale tells you what one unit closed at and not what its neighbor would.
Lagoon-side and smaller buildings
Sixteen smaller buildings recorded one or two qualified sales, so we list the prices and call none of them a median. Vanderbilt Shores recorded $1,825,000 and $2,150,000; Bayshores of Vanderbilt Beach $1,160,000 and $1,732,000; Sunset Bay $1,025,000 and $2,500,000; Chateau Vanderbilt $787,500 and $950,000; Gulf Cove $710,000 and $900,000.
Single sales were The Vanderbilt at $12,600,000, The Sandcastle at $3,110,000, The Mansions at Vanderbilt Beach at $2,300,000, Seawatch at $2,185,000, Casa Grande on Vanderbilt Beach at $2,000,000, The Watermark at $925,000, Vanderbilt Yacht and Racquet Club at $915,000, The Admiralty of Vanderbilt Beach at $907,000, Vanderbilt Landings at $900,000, Vanderbilt Palms at $466,000 and Vanderbilt Hideaway at $375,000.
Buildings with no recorded sale this year
Fifteen condominium names recorded no qualified sale in the 12 months to August 31, 2026: Barefoot Pelican, Baypoint, Le Dauphin, The Beachmoor, Sea Chase, Gulfshores of Vanderbilt Beach, La Scala, Manatee, The Vanderbilt Club, The Vanderbilt Beachcomber, Phoenician Sands, Sausalito of Naples, Sandcastle Villas, Vanderbilt Lagoon Villas and Vanderbilt Cottages. An empty row is not a sign of anything wrong with a building.
Two of those had sales in the 12 months before: Le Dauphin recorded 6 sales at a $3,037,500 median (even n) and Sea Chase recorded 3 at $1,955,000. They are shown only to explain why their rows are empty now. The sum of the building sales above is 86, the condominium total.
The same figures on our beachfront condos guide
The building medians on this page match those on our guide to Naples beachfront condos, including the condominium median of 86 sales at $930,000, so you can move between the two pages without meeting two different numbers. The guide places the Vanderbilt Beach buildings beside other Gulf-shore buildings in Naples, while this page goes building by building.
What does the MLS show about Vanderbilt Beach sales in Naples?
The Southwest Florida MLS recorded 113 closings in Vanderbilt Beach from September 3, 2025 to September 3, 2026, at a $1,100,000 median and a median $736 per living square foot, as entered by listing agents. The MLS carries sizes, days on market and sale-to-list, which the county file does not. Data updated: October 2026.
MLS closings from September 3, 2025 to September 3, 2026: 115, or 113 without two land purchases, at a $1,100,000 median and a median $736 per living square foot. All 113 spanned $150,000 to $12,600,000, with a median 98 days on market (n 111), a median sale-to-list of 93.9 percent (n 111) and living area from 439 to 6,141 square feet (Southwest Florida MLS (Matrix), closed sales September 3, 2025 to September 3, 2026, pulled September 3, 2026; sizes as entered by listing agents). Closings entered as sold-data records count in prices and counts but not in days or sale-to-list.
| MLS slice | Closings | Median price | Per living square foot | Days on market | Sale-to-list | Living area |
|---|---|---|---|---|---|---|
| All 113 | 113 | $1,100,000 | $736 | 98 (n 111) | 93.9 percent (n 111) | 439 to 6,141 square feet |
| Conners houses | 21 | $3,200,000 | $1,024 | 133 | 91.8 percent | 1,354 to 5,087 square feet |
| Condominium labels | 92 | $952,500 | $633 | 94.5 (n 90) | 94.3 percent (n 90) | 439 to 6,141 square feet |
Price per living square foot
The MLS median is $736 per living square foot across all 113 closings, $1,024 for Conners houses and $633 for condominiums, where living area is approximate and as entered by listing agents. The two products sit far apart, so the all-slice figure describes neither one.
Two building extremes show how wide the condominium range is. Moraya Bay had a $1,391 median on 6 closings, and Vanderbilt Towers had $372 on 11. Both are labelled MLS figures and do not match any county figure, because the county file carries no living area we print.
Conners and condominium sizes as entered
For Conners houses the MLS living area runs from 1,354 to 5,087 square feet with 2 to 5 bedrooms, as entered by listing agents. For the condominium labels it runs from 439 to 6,141 square feet with studios to 4 bedrooms. The upper end belongs to a single Vanderbilt closing at 6,141 square feet with 4 bedrooms plus a den.
Sizes are entered by listing agents and are not measured by the MLS, so treat them as a starting point and ask for the plan or the declaration's unit size. A missing value in the feed is missing, not zero, and we do not fill gaps from other sources.
Days on market
The median closing took 98 days on market across 111 closings with a days field. Conners houses took a median 133 days, and condominium labels 94.5 days (n 90). Among the larger buildings, Regatta took 78, Gulf Breeze 81, Surf Colony 97.5 and Vanderbilt Towers 145.
Days on market is the figure as entered in the MLS, and a relisted unit can show a short count. The spread across buildings is wider than the spread across the whole set, which is another reason to read a single building before the neighborhood.
Sale-to-list
The median sale-to-list ratio was 93.9 percent across 111 closings, 91.8 percent for Conners houses and 94.3 percent for condominium labels (n 90). Among the larger buildings it was 97.3 percent at Gulf Breeze, 96.2 at Surf Colony, 94.2 at Regatta and 91.4 at Vanderbilt Towers.
A ratio compares the sale price with the list price, so it reflects pricing strategy as well as negotiation. We print it as a record of what closed.
Building by building in the MLS
Four buildings had 10 or more MLS closings, enough to carry a median. Surf Colony: 14 at $734,000, $467 per living square foot, 97.5 days, 96.2 percent, 1,214 to 2,166 square feet, 2 to 3 bedrooms. Vanderbilt Towers: 11 at $350,000, $372, 145 days, 91.4 percent, 439 to 1,494 square feet, studio to 3 bedrooms. Regatta: 10 at $1,115,000, $652, 78 days, 94.2 percent, 1,475 to 2,005 square feet, 3 bedrooms in all 10. Gulf Breeze: 10 at $740,000, $493, 81 days, 97.3 percent, 1,495 to 1,613 square feet, 2 to 3 bedrooms.
Smaller groups are ranges only. Moraya Bay: 6 closings, $5,750,000 to $7,500,000, 4,001 to 4,548 square feet, 3 to 4 bedrooms. Vanderbilt Gulfside: 5, $1,550,000 to $2,450,000, 1,570 to 2,037 square feet. Villas of Vanderbilt Beach: 5, $1,400,000 to $4,150,000, 1,505 to 2,363. Bayshores: 4, $1,050,000 to $1,800,000, 1,315 to 1,594. Monte Carlo Club: 4, $665,000 to $1,025,000, 1,248 to 1,440. Vanderbilt Bay: 4, $545,000 to $950,000, 1,045 to 1,516. The Vanderbilt: 1, $12,600,000, 6,141 square feet, 4 bedrooms plus a den.
MLS price bands
Across the 113 MLS closings, 12 were under $500,000, 38 were from $500,000 to $999,999, 29 from $1,000,000 to $1,999,999, 19 from $2,000,000 to $3,999,999 and 15 were $4,000,000 and up. The county's 106 home sales split 12, 38, 25, 17 and 14 in the same five bands.
The two lowest bands match exactly, and the upper bands differ by a few sales. The reason is the different windows and counting units, as the next heading explains, not an error in either source.
How the MLS and county counts compare
Cut to the county's window (September 1, 2025 to August 31, 2026) and without the land purchases and the data-entry records, the MLS shows 110 closings at a $1,077,500 median against the county's 111 recorded sales at $1,055,000; the two sources count different things (the MLS one listing per closing, the county one qualified deed), so they are close but never one figure. Of the county's 111, 106 were homes: 20 Conners houses at $3,050,000 and 86 condominium units at $930,000, and the other 5 were Conners lots with no residence on the roll.
We use the county file for recorded prices and the MLS for size, days on market and sale-to-list. Never read one source's figure beside the other's without both labels.
How have Vanderbilt Beach prices moved since 2017?
Vanderbilt Beach prices in Naples are read through annual medians of what the county recorded, from 2017 through August 31, 2026. The all-homes median was $720,000 on 120 sales in 2017 and $1,030,000 on 85 sales in the first eight months of 2026, with Conners houses and condominium units moving separately. Data updated: October 2026.
The table lists qualified county sales of homes with a residence on the 2026 roll, by calendar year, for all homes, Conners houses and condominium units (Collier County Property Appraiser public data files, 2026 roll and recorded sales, bundle dated October 27, 2026). For a year with an even count of sales, the median shown is the midpoint of the two middle sales. A medians table is a record of what closed, not an appreciation index.
| Year | All homes | Conners houses | Condominium units |
|---|---|---|---|
| 2017 | 120 at $720,000 (even n) | 26 at $1,581,250 (even n) | 94 at $587,500 (even n) |
| 2018 | 119 at $802,500 | 23 at $1,425,000 | 96 at $597,000 (even n) |
| 2019 | 113 at $860,000 | 22 at $1,300,000 (even n) | 91 at $693,000 |
| 2020 | 137 at $860,000 | 36 at $1,830,000 (even n) | 101 at $630,000 |
| 2021 | 210 at $970,000 (even n) | 32 at $3,462,500 (even n) | 178 at $852,500 (even n) |
| 2022 | 25 at $3,075,000 | 13 at $4,445,600 | 12 at $1,075,000 (even n) |
| 2023 | 44 at $1,197,500 (even n) | 4 at $4,450,000 (even n) | 40 at $1,180,000 (even n) |
| 2024 | 50 at $1,612,500 (even n) | 12 at $4,662,500 (even n) | 38 at $1,302,500 (even n) |
| 2025 | 80 at $1,629,000 (even n) | 21 at $3,260,000 | 59 at $1,300,000 |
| 2026 to August 31 | 85 at $1,030,000 | 13 at $3,100,000 | 72 at $920,000 (even n) |
2017 to 2020
From 2017 through 2020 the county recorded between 113 and 137 qualified home sales a year. The all-homes median moved from $720,000 in 2017 to $802,500 in 2018 and $860,000 in 2019 and 2020, while the condominium median stayed between $587,500 and $693,000 and the Conners median ranged from $1,300,000 to $1,830,000.
Condominium units made up most of the sales from 2017 through 2021, for example 94 of 120 in 2017 and 101 of 137 in 2020. Because they sold at a fraction of the Conners price, the all-homes median in these years is mostly a condominium median.
2021 and the 2022 and 2023 counts
The county recorded 210 qualified home sales in 2021, the highest year in the table, with 178 condominium units at $852,500 and 32 Conners houses at $3,462,500. In 2022 the count fell to 25, and in 2023 it was 44.
Never read the low 2022 and 2023 counts as a market collapse. They reflect how many sales the county marked qualified in those years as much as how many closed, so a year-to-year drop in count is not evidence of buyers leaving. The 2022 median of $3,075,000 rests on only 25 sales and 13 Conners houses.
2024 to 2026
The counts rebuilt to 50 in 2024 and 80 in 2025, at all-homes medians of $1,612,500 and $1,629,000. For 2026 through August 31 the county recorded 85 sales at $1,030,000, of which 72 were condominium units at $920,000 and 13 were Conners houses at $3,100,000.
The 2026 all-homes median is lower than 2025 because the mix moved toward condominium units: 72 of 85 sales in 2026 against 59 of 80 in 2025. The condominium median itself moved from $1,300,000 to $920,000, driven by the Bluebill Avenue towers, as the sales section explains.
Conners against condominium medians over the decade
Conners houses sold at about three times the condominium median in most years. In 2025 the gap was $3,260,000 against $1,300,000, and in 2026 through August 31 it was $3,100,000 against $920,000. The two products have separate price ladders, a canal-grid lot on one side and a unit in a shared building on the other.
So the share of each in a year's sales moves the all-homes median. In 2022 only 12 of 25 sales were condominium units, and the all-homes median jumped to $3,075,000; in 2021 there were 178 of 210, and it was $970,000. Neither jump says anything about a particular house or unit.
Homes that sold twice
The county file holds 159 pairs of the same home sold twice, both sales qualified and at least 6 months apart. The median change between the two sales in a pair was +43.5 percent over a median of 43 months. That describes the pairs the file holds, which are homes that happened to sell twice in the period.
It is not a rate of appreciation, and it does not say what any one home would do. The pairs include condominium units and Conners houses, bought at different points in the cycle, and we publish no forecast.
Why a medians table is not an appreciation index
A median is the middle sale of whatever sold in the year, and the mix changes. A year with more Gulf Shore Drive towers sales looks higher than a year dominated by Bluebill Avenue units, and neither says what an identical unit would have fetched.
The more useful comparisons are within one building or one street, for example Vanderbilt Towers against itself over several years, or a Conners house against the Conners median. For a view of one building, ask a Domain Realty Group agent and we will line up the recorded sales for it.
Where is Vanderbilt Beach in Naples, and what counts as Vanderbilt Beach?
Vanderbilt Beach is the Gulf-front neighborhood of North Naples in ZIP 34108, in unincorporated Collier County. The Vanderbilt Beach Residents Association commonly bounds it by the Cocohatchee River on the north, Vanderbilt Beach Road on the south, Vanderbilt Drive on the east and the Gulf on the west.
The four edges
The residents' association gives the neighborhood four edges on its history page, as read October 31, 2026: the Cocohatchee River to the north, Vanderbilt Beach Road to the south, Vanderbilt Drive to the east and the Gulf to the west. Those are the lines most people use when they say a home is in Vanderbilt Beach, Naples.
A bounding box is only a first filter. This page decides what counts by the county roll's recorded plat and condominium names, which the next sections list, so a building with a Vanderbilt name that sits elsewhere in Collier County is not counted here. The name-trap section later on the page sorts those look-alikes.
ZIP 34108 and unincorporated Collier County
Mail here is addressed to Naples, FL 34108, and every parcel in the county set we used carries site ZIP 34108. Vanderbilt Beach is not inside the City of Naples. It sits in unincorporated Collier County, and the 2026 roll shows municipal millage of 0.0000 in all eight millage areas that cover its homes, so no city tax line applies.
"Vanderbilt Beach, FL" is a neighborhood name and not a municipality, which matters when you search a map, a tax record or a flood lookup. Use the street address with Naples and the ZIP code. The county's taxing districts, not a city hall, set the rules and the tax lines for a home here, and the property tax section later on this page lists them area by area.
2,486 homes on the 2026 roll
The 2026 county roll counts 2,486 homes in Vanderbilt Beach: 437 single-family houses on the Conners Vanderbilt Beach Estates plats and 2,049 condominium units in 50 recorded condominiums (Collier County Property Appraiser public data files, 2026 roll and recorded sales, bundle dated October 27, 2026). The research set holds 2,571 parcels in all, and the other 85 are not homes.
| Group | Homes on the roll | Residence years (median) | County millage areas (homes in each) |
|---|---|---|---|
| Conners houses (single-family) | 437 | 1952 to 2025 (1995) | 154 (357), 174 (70), 164 (10) |
| Condominium units | 2,049 | 1969 to 2016 (1984) | 303 (631), 164 (623), 174 (458), 196 (207), 195 (100), 304 (28), 68 (2) |
| All Vanderbilt Beach homes | 2,486 | 1952 to 2025 (1985) | eight areas |
| Gulf Shore Drive group (county millage area 164) | 633 (623 condominium units and 10 Conners houses) | 1958 to 2022 (1981) | 164 (633) |
A residence year is the county's structure year, not a permit date and not a renovation date. The Gulf Shore Drive group is the county's own tax grouping for homes in millage area 164; this page uses that label and does not call the group "Gulf-front condos", because it contains 10 houses and because beach frontage has to be confirmed building by building.
The streets
The Conners grid runs on Conners Avenue, Channel Drive, Bayview Avenue, Bayside Avenue, Egret Avenue, Seabee Avenue, Seabreeze Avenue, Trade Winds Avenue, Oak Avenue, Flamingo Avenue, Heron Avenue, Willet Avenue, Germain Avenue and Palm Court. Ten more Conners houses carry Gulf Shore Drive addresses, which is why the Gulf Shore Drive group counts houses as well as condominium units.
The condominium streets are Gulf Shore Drive, Bluebill Avenue, Flagship Drive, Launch Circle, Southbay Drive, Vanderbilt Drive and Vanderbilt Beach Road. Gulf Shore Drive holds the most buildings by far, and Bluebill Avenue holds the four towers of county millage area 303. Street names are all this page prints; it never prints a house number for a home that sold.
What the county set leaves out
The set leaves out three groups. First, the 85 Conners parcels that are not homes: 43 coded miscellaneous residential, 29 vacant and 13 in other uses, none of which has a residence on the 2026 roll. Second, interval-ownership and motel condominiums, which are not homes for sale and are named in the building section below.
Third, The Ritz-Carlton Residences, Naples is not in the set at all, because the county bundle dated October 27, 2026 shows 0 parcels for it. That is a statement about the county file on that date and nothing more; the project section below gives what its developer and the press have said. Counts on this page change when the roll adds those parcels.
What borders it
The Gulf is the west edge. To the north, Wiggins Pass separates the neighborhood from Delnor-Wiggins Pass State Park, and the Cocohatchee River is the edge the association names. Cocohatchee River Park, the county's nearest boat ramp, is on Vanderbilt Drive in ZIP 34110 and so is outside the neighborhood.
East of Vanderbilt Drive is Naples Park, a separate neighborhood. South of Vanderbilt Beach Road is Pelican Bay, which shares the ZIP code but is a separate community with its own foundation and its own rules. For the county-wide list of Naples areas, see our Naples communities guide.
How did Vanderbilt Beach grow, from the 1950s canals to the Ritz-Carlton Residences?
Vanderbilt Beach in Naples grew from a channel dredged at Wiggins Pass in 1950 to 1952, to the Conners plats of 1953 to 1959, to condominium towers beginning in 1969, to two projects of the 2020s. The Ritz-Carlton Residences, Naples had 0 parcels in the county bundle dated October 27, 2026.
| Year | Event | Source |
|---|---|---|
| 1950 to 1952 | A hydraulic dredge opens a channel from Wiggins Pass | Vanderbilt Beach Residents Association history page |
| 1953 | Platting of Conners Vanderbilt Beach Estates begins | Residents association history page |
| Mid-1950s | Finger canals and streets are built | Residents association history page |
| April 28, 1954 | Deed of restrictions dated for Unit No. 2 | Residents association deed scan |
| 1959 | Platting is complete | Residents association history page |
| 1968 | The developer creates the Vanderbilt Beach Property Owners Association | Residents association history page |
| 1969 | Residence year of The Vanderbilt Club, the oldest condominium on the roll | 2026 county roll |
| 1971 to 1973 | Residence years of Vanderbilt Towers Units 1, 2 and 3 | 2026 county roll |
| Late 1970s | A boom of houses and condominiums | Residents association history page |
| 1978 to 1985 | Residence years of most Gulf Shore Drive condominiums | 2026 county roll |
| 1985 | The Ritz-Carlton, Naples hotel opens at 280 Vanderbilt Beach Road | County museum catalog, as carried |
| 1994 to 2000 | Gulf Breeze, Sea Chase and Regatta are built | 2026 county roll |
| 2000 | Conner Park begins on donated land | Residents association history page |
| 2001 | The Beautification MSTU is created | Residents association history page |
| 2005 | Residence year of The Vanderbilt | 2026 county roll |
| 2009 | Residence year of The Beach Tower at Moraya Bay | 2026 county roll |
| March 1, 2021 | County commission approves the Ritz-Carlton Residences project at 12 stories | WINK News |
| July 6, 2023 | The Ritz-Carlton, Naples hotel reopens | County museum catalog, as carried |
| April 2025 | The two tallest residence buildings top off | Project news list |
| July 15, 2026 | Groundbreaking of Paraiso Beach Club | Gulfshore Business, July 16, 2026 |
Dredging from Wiggins Pass, 1950 to 1952
The residents' association says a hydraulic dredge opened a channel from Wiggins Pass in 1950 to 1952, and that two later dredgings made the first buildable land. Finger canals and streets followed in the mid-1950s. The association's history page, read October 31, 2026, is the source for this sequence.
The result is the shape you see on any aerial today: a Gulf shoreline, a lagoon behind it and a grid of canals cut between. That shape explains two things a buyer asks about later, which are why the Conners lots sit on water and why the boat route to the Gulf runs through a pass the county has to dredge.
The Conners plats, 1953 to 1959
Platting began in 1953 and finished in 1959, and the plats are recorded in Plat Book 3. The association describes the developer as a road builder from Tampa; this page calls him a Tampa road builder named Conners and prints no first name or initials.
On the name, the association says "it is said" he chose "Vanderbilt Beach" as a marketing name. No record we read ties the name to a purchase by anyone named Vanderbilt, so treat any such tale as lore. The plats are called Conners Vanderbilt Beach Estates, and Conners is the name of those plats, never of the whole neighborhood.
The 1954 deed of restrictions and the 1968 owners association
A deed of restrictions dated April 28, 1954 covers Conners Vanderbilt Beach Estates Unit No. 2 (Deed Book 33, page 45; Plat Book 3, page 17), and the legible part of the scan says the covenants run "the next ensuing twenty (20) years." The scan is an image, and we could not read its use, height or size terms, so this page prints none.
In 1968 the developer created the Vanderbilt Beach Property Owners Association and transferred enforcement of the deed restrictions to it; the successor today is the Vanderbilt Beach Residents Association. We did not determine whether the 20-year term renewed. Ask a title company for the recorded deed and any amendment before you make an offer on a Conners house.
The tower era, 1969 to 1973
The county roll's oldest condominium is The Vanderbilt Club, 18 units with a residence year of 1969. Do not confuse it with the residences' Vanderbilt Club, the amenity building of The Ritz-Carlton Residences, Naples. On Bluebill Avenue, Vanderbilt Towers followed as three condominiums: Unit 1 (87 units, 1971), Unit 2 (93 units, 1972) and Unit 3 (84 units, 1973), for 264 units.
The residents' association dates a "late 1970s" boom of houses and condominiums, which fits the roll, where many Gulf Shore Drive buildings carry residence years from 1978 to 1985. The roll's year is the county's structure year, so a building's permit date may differ by a year or more.
Gulf Shore Drive condominiums, 1978 to 1985
Along Gulf Shore Drive the roll's residence years cluster from 1978 to 1985: Bayshores and Gulfshores of Vanderbilt Beach in 1978, The Sandcastle in 1979, Vanderbilt Gulfside and Villas of Vanderbilt Beach in 1980, Seawatch, The Beachmoor and Sunset Bay in 1981, Vanderbilt Shores in 1981 to 1982, Casa Grande in 1983, The Mansions in 1984 and The Admiralty in 1985.
Bluebill Avenue added Vanderbilt Surf Colony in 1980, 1982 and 1984 for its three sections. All of these predate Florida's March 1, 2002 statewide building code, a point the insurance section returns to. The Ritz-Carlton, Naples hotel at 280 Vanderbilt Beach Road opened in 1985 and reopened July 6, 2023, according to the county museum catalog as carried in our files; it is a hotel and not the residences.
The 1990s buildings and Regatta
The 1990s infill began with Gulf Breeze at Vanderbilt on Bluebill Avenue (1994 to 1995) and Le Dauphin on Gulf Shore Drive (1994). Sea Chase followed in 1995: its own site says construction was delayed and restarted in 1993, dates the finished building to January 1995, and describes an original plan of "31 luxury units in nine stories" that changed during construction.
Regatta at Vanderbilt Beach came last, as three condominiums recorded in November 1999 (Regatta III), March 2000 (Regatta I) and May 2000 (Regatta II) on the state's condominium records, with roll residence years of 1999 to 2000. Regatta at Vanderbilt Beach is not Regatta Landing, a separate project in Windstar, ZIP 34112.
The Vanderbilt and The Beach Tower at Moraya Bay
Two buildings define the top of the market. The Vanderbilt, at 9235 Gulf Shore Drive, is a 19-unit condominium with a roll residence year of 2005; it recorded the window's highest county sale, $12,600,000, on April 28, 2026 on the county file. One sale is a listed sale, not a median.
The Beach Tower at Moraya Bay, at 11125 Gulf Shore Drive, is a 72-residence building with a roll residence year of 2009 and, per its recorded declaration as read by an earlier review, nine stories over two parking levels. Collier County recorded 6 qualified sales there in the 12 months to August 31, 2026, at a $6,100,000 median (the midpoint of the two middle sales), from $5,000,000 to $7,500,000. Both buildings appear in our Naples luxury homes guide.
The Ritz-Carlton Residences, Naples
The Ritz-Carlton Residences, Naples is Stock Development's 128-residence condominium in Bay and Tower styles plus a Park building, on about six acres between the Gulf and Vanderbilt Lagoon at Vanderbilt Beach Road and Gulf Shore Drive. The county commission approved the project on March 1, 2021, after a 12-hour session, at 12 stories, cut from 14. It was renamed from One Naples in November 2022 and uses The Ritz-Carlton name under license.
The two tallest buildings topped off in April 2025, per the project's news list. A Wall Street Journal item dated March 20, 2026 on that page said closings were set to begin that summer, Florida YIMBY reported in June 2026 that the project was on track to open in the fall, and the developer's page says residents are welcomed beginning in 2026. The residences' Vanderbilt Club is about 28,000 square feet of more than 50,000 square feet of amenities, with a marina of 22 slips per Florida YIMBY.
The Ritz-Carlton Residences, Naples was not on the 2026 county roll when we checked (0 parcels in the bundle dated October 27, 2026) and has no recorded sale in the county file; we found no occupancy announcement as of October 31, 2026. Stock Development's March 2026 release gave starting prices of $4 million (Park), $5 million (Bay) and $6 million (Tower). The project is not a hotel; The Ritz-Carlton, Naples hotel is a separate building at 280 Vanderbilt Beach Road.
Paraiso Beach Club
Paraiso Beach Club is a private, members-only beach club on 1.35 acres with 200 feet of Gulf shoreline, with membership capped at "600-plus," no on-site parking except for special-needs access, and shuttle service. The county commission approved it on October 14, 2025, as reported. Groundbreaking was July 15, 2026, and opening is expected in the fourth quarter of 2027 (Gulfshore Business, July 16, 2026, and Naples Press).
One approval condition, as Naples Press reported it, keeps a 15-foot sandy strip above the high-water line open for public walking. The club is not a residential building. The club's two land purchases in March 2026, which the county did not mark as qualified sales, are left out of every median on this page.
What are the Conners canal homes in Vanderbilt Beach, Naples?
Conners Vanderbilt Beach Estates is the canal grid of 437 single-family houses inside Vanderbilt Beach in Naples, platted from 1953 to 1959 and carried on the 2026 county roll with residence years from 1952 to 2025. Conners names the plats, not the whole neighborhood, which also holds 2,049 condominium units.
437 houses on the Conners plats
The 2026 roll lists 437 single-family houses on the Conners plats, spread over three county millage areas: 154 (357 houses), 174 (70) and 164 (10). Each is a separate house on its own parcel, which is the plain difference from a condominium unit. Our guide to Naples waterfront homes for sale covers canal-lot buying across the county.
We keep a separate page for the plats: Conners Vanderbilt Beach Estates carries the street-level detail. On this page the Conners houses are one of two products, and every Vanderbilt Beach median printed here is paired with the Conners and condominium split so that no reader takes a mixed number as the price of a house.
The canal and Gulf Shore Drive lots
Most Conners houses sit on the finger-canal streets: Conners Avenue, Channel Drive, Bayview Avenue, Bayside Avenue, Egret Avenue, Seabee Avenue, Seabreeze Avenue, Trade Winds Avenue, Oak Avenue, Flamingo Avenue, Heron Avenue, Willet Avenue, Germain Avenue and Palm Court. Ten houses carry Gulf Shore Drive addresses and sit in county millage area 164 with the Gulf Shore Drive group.
The roll does not say which houses have water frontage, a dock or a seawall, and the MLS harvest we used carries no waterfront field. Whether a lot touches a canal, how far the water runs and what the dock rights are must be read from the survey and the title work. Ask for both before you value the lot.
Residence years and what a county year means
Conners residence years on the roll run from 1952 to 2025, with a median of 1995, so the grid mixes houses from the first plat years with houses finished in the past two years. The association says "many original homes have since been rebuilt," which is its wording and which the roll's median is consistent with.
A residence year is the county's structure year. It is not a permit date, a renovation date or proof that a house was rebuilt, and this page never infers a rebuild from it. A buyer who cares about a house's age, its roof and its elevation should ask for the permit history from the county and the seller's records, not for the roll's year.
House sizes in the MLS
Southwest Florida MLS (Matrix), closed sales September 3, 2025 to September 3, 2026, pulled September 3, 2026: 21 Conners houses closed, with living areas from 1,354 to 5,087 square feet and 2 to 5 bedrooms, as entered by listing agents. The median was $1,024 per living square foot on those 21 closings.
Those sizes are entries on the listings, not county measurements, and this page prints no county square footage because it takes sizes only from the MLS. The wide spread is the point: a 1,354 square foot, two-bedroom house and a 5,087 square foot house are both Conners houses. Read each listing's size against the survey and the permit record.
The deed of restrictions and the residents' association
No master association governs the Conners houses. The restraint is the recorded 1954 deed of restrictions for Unit No. 2, and the Vanderbilt Beach Residents Association holds the enforcement role the developer gave its predecessor in 1968. The association's legal-documents page lists four documents: its articles, its by-laws, the deed of restrictions and a La Playa Boat Docks Agreement.
We did not read the dock agreement. If a Conners house you like has a dock, ask whether that agreement touches the lot. Ask the title company for the recorded deed and any amendment, and ask whether the covenant term has renewed. The residents' association itself is covered in the fees section below.
Boating from the canals to Wiggins Pass
The canals and Vanderbilt Lagoon lead through Water Turkey Bay to Wiggins Pass. That route is our reading of the state's April 2018 inlet plan and the waterway MSTU's own agenda, and it is not a surveyed chart. The same state plan records more than 677,000 cubic yards dredged from the pass between 1984 and 2016.
A pass that needs periodic dredging changes in depth. Check draft, bridge clearance and the pass's shoaling on the water and with the county before you count on a particular boat. We found no bridge clearance figure, so this page prints none, and it makes no claim about how long the trip to the Gulf takes.
Who maintains the canals
The Vanderbilt Waterway MSTU levies 0.3000 mill and was created December 11, 2018 by Ordinance 18-64 for "dredging and maintenance of the Vanderbilt Waterway between the Bluebill Bridge and the Cocohatchee River." Its own April 9, 2026 agenda says: "The Vanderbilt Beach canals are not within the scope of the MSTU's responsibility."
That sentence means the MSTU's tax money maintains the marked channel, not the finger canals next to the Conners lots. Ask the seller and the title company who is responsible for the canal bottom and the seawall in front of a particular lot, and what any dock agreement says. The tax and fee detail for both MSTUs is in the fees section below.
Conners prices on both records
Collier County recorded 20 Conners house sales in the 12 months to August 31, 2026, at a $3,050,000 median (the midpoint of the two middle sales), from $1,449,000 to $7,300,000. In the prior 12 months it recorded 17 at $3,600,000. Counting five Conners lots the 2026 roll codes as miscellaneous residential, which have no residence row, the 25 parcels sold at a $3,000,000 median.
Separately, the Southwest Florida MLS (Matrix) recorded 21 Conners closings from September 3, 2025 to September 3, 2026 at a $3,200,000 median, from $1,600,000 to $7,300,000. The county counts recorded qualified deeds and the MLS counts listings, so the two sources are close but never one figure.
Which condominium buildings make up Vanderbilt Beach in Naples?
Vanderbilt Beach in Naples holds 2,049 condominium units in 50 recorded condominium names on the 2026 county roll, with residence years from 1969 to 2016, strung along Bluebill Avenue, Gulf Shore Drive, Flagship Drive, Launch Circle, Southbay Drive and Vanderbilt Drive. Each building has its own association and its own rules.
| Street group | Building | Building address | Roll units | Residence year |
|---|---|---|---|---|
| Bluebill Avenue | Vanderbilt Towers, Units 1, 2 and 3 | 1, 3 and 5 Bluebill Ave | 264 (87, 93, 84) | 1971, 1972, 1973 |
| Bluebill Avenue | Vanderbilt Surf Colony, Sections I to III | 11, 15 and 17 Bluebill Ave | 197 (65, 66, 66) | 1980, 1982, 1984 |
| Bluebill Avenue | Gulf Breeze at Vanderbilt | 21 and 25 Bluebill Ave | 132 | 1994 to 1995 |
| Bluebill Avenue | Baypoint | 2 Bluebill Ave | 38 | 1995 to 1998 |
| Gulf Shore Drive (county millage area 164) | Vanderbilt Gulfside, Phases I and II | 10851 and 10951 Gulf Shore Dr | 142 | 1980 |
| Gulf Shore Drive (county millage area 164) | Vanderbilt Shores (The Seville, The Barcelona) | 10701 and 10691 Gulf Shore Dr | 75 | 1981 to 1982 |
| Gulf Shore Drive (county millage area 164) | The Beach Tower at Moraya Bay | 11125 Gulf Shore Dr | 72 | 2009 |
| Gulf Shore Drive (county millage area 164) | Bayshores of Vanderbilt Beach | 10475 Gulf Shore Dr | 43 | 1978 |
| Gulf Shore Drive (county millage area 164) | Gulfshores of Vanderbilt Beach | 10525 Gulf Shore Dr | 29 | 1978 |
| Gulf Shore Drive (county millage area 164) | The Beachmoor | 9051 Gulf Shore Dr | 33 | 1981 |
| Gulf Shore Drive (county millage area 164) | Sea Chase | 9577 Gulf Shore Dr | 31 | 1995 |
| Gulf Shore Drive (county millage area 164) | Casa Grande on Vanderbilt Beach | 9653 Gulf Shore Dr | 26 | 1983 |
| Gulf Shore Drive (county millage area 164) | Seawatch | Gulf Shore Drive | 26 | 1981 |
| Gulf Shore Drive (county millage area 164) | Villas of Vanderbilt Beach | 9715 Gulf Shore Dr | 26 | 1980 |
| Gulf Shore Drive (county millage area 164) | The Vanderbilt | 9235 Gulf Shore Dr | 19 | 2005 |
| Gulf Shore Drive (county millage area 164) | The Vanderbilt Club | 10573 Gulf Shore Dr | 18 | 1969 |
| Gulf Shore Drive (county millage area 164) | Sunset Bay | 9485 Gulf Shore Dr | 17 | 1981 |
| Gulf Shore Drive (county millage area 164) | The Admiralty of Vanderbilt Beach | 9415 Gulf Shore Dr | 12 | 1985 |
| Gulf Shore Drive (county millage area 164) | The Mansions at Vanderbilt Beach | 10633 Gulf Shore Dr | 12 | 1984 |
| Gulf Shore Drive (county millage area 164) | The Sandcastle | Gulf Shore Drive | 12 | 1979 |
| Gulf Shore Drive (county millage area 164) | Phoenician Sands | Gulf Shore Drive | 10 | 1991 |
| Gulf Shore Drive (county millage area 164) | Le Dauphin (20 of its 37 units) | 9790 and 9811 Gulf Shore Dr | 20 | 1994 |
| Gulf Shore Drive and Southbay Drive (county millage areas 174 and 304) | Vanderbilt Landings | Gulf Shore Drive | 108 | 1990 |
| Gulf Shore Drive and Southbay Drive (county millage areas 174 and 304) | Barefoot Pelican | 271 Southbay Dr | 103 | 1984 to 1986 |
| Gulf Shore Drive and Southbay Drive (county millage areas 174 and 304) | Monte Carlo Club | Gulf Shore Drive | 54 | 1988 |
| Gulf Shore Drive and Southbay Drive (county millage areas 174 and 304) | Vanderbilt Yacht and Racquet Club | 11030 Gulf Shore Dr | 44 | 1982 |
| Gulf Shore Drive and Southbay Drive (county millage areas 174 and 304) | Vanderbilt Bay | Gulf Shore Drive | 36 | 1980 |
| Gulf Shore Drive and Southbay Drive (county millage areas 174 and 304) | Vanderbilt Palms | Southbay Drive | 28 | 1985 |
| Gulf Shore Drive and Southbay Drive (county millage areas 174 and 304) | The Watermark | Gulf Shore Drive | 22 | 1991 |
| Gulf Shore Drive and Southbay Drive (county millage areas 174 and 304) | La Scala | Gulf Shore Drive | 19 | 1992 |
| Gulf Shore Drive and Southbay Drive (county millage areas 174 and 304) | Manatee | Gulf Shore Drive | 19 | 1998 |
| Gulf Shore Drive and Southbay Drive (county millage areas 174 and 304) | Le Dauphin (17 of its 37 units) | 9790 and 9811 Gulf Shore Dr | 17 | 1994 |
| Gulf Shore Drive and Southbay Drive (county millage areas 174 and 304) | The Vanderbilt Beachcomber | Gulf Shore Drive | 15 | 2003 |
| Gulf Shore Drive and Southbay Drive (county millage areas 174 and 304) | Gulf Cove | 10562 Gulf Shore Dr | 8 | 1984 |
| Gulf Shore Drive and Southbay Drive (county millage areas 174 and 304) | Sausalito of Naples | 9400 Gulf Shore Dr | 7 | 1991 |
| Gulf Shore Drive and Southbay Drive (county millage areas 174 and 304) | Sandcastle Villas | 9524 Gulf Shore Dr | 6 | 1980 |
| Flagship Drive and Launch Circle | Regatta at Vanderbilt Beach, I, II and III | 400 and 410 Flagship Dr; 450, 460 and 470 Launch Cir | 271 (106, 86, 79) | 1999 to 2000 |
| Vanderbilt Drive and Vanderbilt Beach Road | Chateau Vanderbilt | Vanderbilt Dr | 16 | 1990 |
| Vanderbilt Drive and Vanderbilt Beach Road | Vanderbilt Hideaway | Vanderbilt Beach Rd | 15 | 1982 |
| Vanderbilt Drive and Vanderbilt Beach Road | Vanderbilt Lagoon Villas | 9207 Vanderbilt Dr | 5 | 2001 |
| Vanderbilt Drive and Vanderbilt Beach Road | Vanderbilt Cottages | Vanderbilt Dr | 2 | 2016 |
Le Dauphin appears in two rows because its units split across two tax groups, and several buildings are recorded as separate sections, phases or units, so a count of buildings and a count of recorded condominium names differ. Addresses are building addresses from the state's condominium records or the building's own site, and the roll's own address for a few buildings differs by a number.
The Bluebill Avenue towers
Bluebill Avenue holds four buildings that together hold 631 roll units, all in county millage area 303: Vanderbilt Towers (264 units), Vanderbilt Surf Colony (197), Gulf Breeze at Vanderbilt (132) and Baypoint (38). The sum is 264 plus 197 plus 132 plus 38. Three of the four recorded qualified sales in the 12 months to August 31, 2026, and Baypoint recorded none.
Each is a bundle of associations. Vanderbilt Towers is three corporations (Units 1, 2 and 3), and Vanderbilt Surf Colony is three sections with separate managers on state records. Gulf Breeze at Vanderbilt is two buildings of 66 units each. Baypoint has its own site, which names a Bluebill Avenue address and posts no unit or height data. Our Naples condos for sale guide explains how to read condominium documents.
Gulf Shore Drive, Gulf side
The Gulf Shore Drive group in county millage area 164 holds 623 condominium units (and 10 Conners houses). It includes The Vanderbilt Club, Bayshores, Seawatch, The Admiralty, The Sandcastle, Vanderbilt Gulfside, Vanderbilt Shores, The Beach Tower at Moraya Bay, Sea Chase, Villas of Vanderbilt Beach and The Vanderbilt.
"Gulf-front" is a label we use only with care. Sea Chase's own site says it has "private, direct beach access," so for Sea Chase the statement comes from the building. For every other building in the group, including Moraya Bay, confirm the beach position and beach rights in the declaration, the survey and the coastal permit record; our beachfront condos guide lists the Gulf-front buildings across Naples.
Gulf Shore Drive and Southbay Drive, lagoon side
The buildings in county millage areas 174 and 304 sit on Gulf Shore Drive behind the Gulf Shore Drive group and on Southbay Drive: Vanderbilt Landings, Barefoot Pelican, Monte Carlo Club, Vanderbilt Yacht and Racquet Club, Vanderbilt Bay, Vanderbilt Palms and the smaller buildings in the table. They hold 458 condominium units in area 174 and 28 in area 304.
We call a building "lagoon side" only where its own site says so. Barefoot Pelican's site says it is on Vanderbilt Lagoon with 43 private slips. The roll's address does not tell us which water any other building faces, so the others are listed by street and tax area and not by view or frontage. Ask each association what dock or slip rights exist, if any.
Flagship Drive and Launch Circle: Regatta at Vanderbilt Beach
Regatta at Vanderbilt Beach is three condominiums: Regatta I at 400 Flagship Drive (106 roll units), Regatta II at 410 Flagship Drive (86) and Regatta III at 450, 460 and 470 Launch Circle (79), for 271 roll units with residence years of 1999 to 2000. It also has a Regatta Commons association and a Regatta Dock association on state records.
Regatta is the only multi-building complex in Vanderbilt Beach with separate associations for the common area and the dock, so a Regatta buyer reads at least three sets of documents. Our Regatta at Vanderbilt Beach page goes deeper. Do not confuse it with Regatta Landing in Windstar, ZIP 34112.
Vanderbilt Drive and Vanderbilt Beach Road buildings
Four small condominiums sit on the east and south edges: Chateau Vanderbilt (16 units, 1990) and Vanderbilt Lagoon Villas (5, 2001) on Vanderbilt Drive, Vanderbilt Hideaway (15, 1982) on Vanderbilt Beach Road, and Vanderbilt Cottages (2, 2016) on Vanderbilt Drive. Their roll residence years run from 1982 to 2016.
They are the smallest buildings in the set and have no association site that we found, so a buyer should expect to ask each association for its documents directly. Vanderbilt Cottages is the one building in county millage area 68, with 2 homes; Chateau Vanderbilt and Vanderbilt Lagoon Villas sit in area 195 with Regatta III, and Vanderbilt Hideaway in area 196 with Regatta I and II.
Why the roll's unit count is not the number of residences
The condominium count is the roll's unit count. It includes Barefoot Pelican's 43 boat-slip units and Regatta's cabana and garage units, so the number of residences is lower: the state's condominium records list 205 residences at Regatta against 271 roll units, and Barefoot Pelican's own site says 60 condominiums.
The roll shows 103 units at Barefoot Pelican, which is the 60 residences plus the 43 slip units. Never read 2,049 as 2,049 residences. Vanderbilt Beach and Harbour Club and Gulf Pointe (interval ownership), and Kings Crown Condominium Motel and Vanderbilt Beach Motel Condo First Addition, are left out of the set by design because they are not homes for sale.
The five buildings with their own Domain Realty Group pages
Five Vanderbilt Beach pages sit below this one. Conners Vanderbilt Beach Estates covers the single-family plats. Regatta at Vanderbilt Beach, Vanderbilt Surf Colony, Vanderbilt Towers and Gulf Breeze at Vanderbilt cover the four most-traded condominium names.
Their county prices are in the sales section of this page: Vanderbilt Towers 9 sales at $320,000, Vanderbilt Surf Colony 14 at $761,500, Gulf Breeze at Vanderbilt 9 at $700,000 and Regatta 12 at $1,065,000, all for the 12 months to August 31, 2026. The child pages carry building detail; this parent page carries the comparison.
Buildings that publish their own facts
Only a handful of buildings publish anything. As the association's site stated when read October 31, 2026, The Beach Tower at Moraya Bay has "just 72 residences" and a public-documents page that posts no documents, only a contact for estoppel requests. Barefoot Pelican's site says 60 condominiums, 43 private slips and "an intimate gated community." Sea Chase's site says it has direct beach access and posts its construction dates.
Bayshores and Gulfshores publish an FAQ updated January 1, 2025. Vanderbilt Towers Unit 1 publishes a rules page (site copyright 2023). The Ritz-Carlton Residences, Naples has a developer site with a project news list. Every other building: no association site found, so ask for its documents.
How big are Vanderbilt Beach condos and homes in Naples?
Vanderbilt Beach condos and homes in Naples range from a 439 square foot Vanderbilt Towers studio to a 6,141 square foot residence at The Vanderbilt, by the living area listing agents entered in the Southwest Florida MLS for closings from September 3, 2025 to September 3, 2026. County square footage is not used.
| Building (MLS Sub/Condo) | Closings | Living area as entered (square feet) | Bedrooms as entered |
|---|---|---|---|
| Conners (houses) | 21 | 1,354 to 5,087 | 2 to 5 |
| Vanderbilt Towers | 11 | 439 to 1,494 | studio to 3 |
| Vanderbilt Surf Colony | 14 | 1,214 to 2,166 | 2 to 3 |
| Gulf Breeze at Vanderbilt | 10 | 1,495 to 1,613 | 2 to 3 |
| Regatta | 10 | 1,475 to 2,005 | 3 in all 10 |
| The Beach Tower at Moraya Bay | 6 | 4,001 to 4,548 | 3 to 4 |
| Vanderbilt Gulfside | 5 | 1,570 to 2,037 | 2 to 3 |
| Villas of Vanderbilt Beach | 5 | 1,505 to 2,363 | 2 to 3 |
| Bayshores | 4 | 1,315 to 1,594 | 2 to 3 |
| Monte Carlo Club | 4 | 1,248 to 1,440 | 2 to 3 |
| Vanderbilt Bay | 4 | 1,045 to 1,516 | 1 to 2 |
| The Vanderbilt | 1 | 6,141 | 4 plus den |
| Vanderbilt Palms | 1 | 592 | 1 |
| Vanderbilt Hideaway | 1 | 666 | studio |
Source for the table: Southwest Florida MLS (Matrix), closed sales September 3, 2025 to September 3, 2026, pulled September 3, 2026; living area is "approximate living area as entered in MLS", not measured. Two land purchases are excluded. A building not listed had no closing in the pull, which means its size is missing from this table, never zero.
Studios and one-bedrooms in the Bluebill towers
Vanderbilt Towers is the only building with studio entries among the larger buildings. Its 11 closings in the pull ran from 439 to 1,494 square feet, with studio-sized entries of 439, 453 and 524 square feet, one-bedroom entries of 809 to 865 square feet, two-bedroom entries of 1,071 to 1,076 square feet and a single three-bedroom entry at 1,494 square feet.
That spread is part of why Vanderbilt Towers' county median, $320,000 on 9 sales in the 12 months to August 31, 2026, sits well below the other large buildings. Vanderbilt Palms (592 square feet, one bedroom) and Vanderbilt Hideaway (666 square feet, entered as a studio) are the other small entries, each from a single closing, so they show a size and not a typical size.
Two- and three-bedroom units in Surf Colony, Gulf Breeze and Regatta
Vanderbilt Surf Colony's 14 closings ran from 1,214 to 2,166 square feet, with two bedrooms in most and two three-bedroom entries at 2,068 and 2,166 square feet. Gulf Breeze at Vanderbilt's 10 closings ran from 1,495 to 1,613 square feet, two bedrooms at 1,495 to 1,506 and three bedrooms at 1,613.
Regatta's 10 closings ran from 1,475 to 2,005 square feet and every one was entered as three bedrooms. Regatta units cluster at 1,475, 1,635, 1,979 and 2,005 square feet, which looks like a few repeated sizes. We did not read the association's plans, so this page names no plan or model. Our Naples condos for sale guide explains why listing sizes differ from declared sizes.
Gulf Shore Drive buildings from 1,145 to 2,426 square feet
On Gulf Shore Drive, ten closings across seven building names in the Gulf Shore Drive group ran from 1,145 square feet at The Admiralty to 2,426 square feet at The Mansions: The Admiralty (1 closing, 1,145), The Beachmoor (2, 1,654 to 2,155), Casa Grande (1, 2,014), The Mansions (1, 2,426), Sea Chase (1, 1,582), Seawatch (1, 2,035) and Vanderbilt Shores with The Barcelona (3, 1,855 to 1,967).
Larger groups sit in the table above: Vanderbilt Gulfside five closings at 1,570 to 2,037 square feet, Villas of Vanderbilt Beach five at 1,505 to 2,363, Bayshores four at 1,315 to 1,594, Monte Carlo Club four at 1,248 to 1,440 and Vanderbilt Bay four at 1,045 to 1,516. With fewer than ten closings each, these are ranges and not medians.
The Beach Tower at Moraya Bay and The Vanderbilt
The top two sizes are the top two buildings. The Beach Tower at Moraya Bay's six closings in the pull (one a data-entry record) ran from 4,001 to 4,548 square feet and 3 to 4 bedrooms, and The Vanderbilt's one closing was 6,141 square feet with four bedrooms plus a den.
The Moraya Bay closings were entered at 4,001, 4,184, 4,200 and 4,548 square feet, with 4,548 appearing three times, which suggests a few repeated plan sizes. Those are the sizes that sit behind county prices of $5,000,000 and up. A buyer comparing the two buildings should ask each association for its recorded plans and compare them with the listing.
Conners houses
The 21 Conners closings ran from 1,354 to 5,087 square feet and 2 to 5 bedrooms, as entered by listing agents. A Conners house is whatever the owner built on the lot: the two-bedroom house of 1,354 square feet and the five-bedroom house sit in the same grid, and the grid holds houses from 1952 to 2025 by roll year.
Because the Conners lots differ in canal frontage, in elevation and in how much of the lot a house covers, the size is only the start. Ask for the survey, the elevation certificate and the permit history, and read the listing's living area against what the county permitted. The Conners page above explains the plats.
Story counts the buildings publish
Three buildings publish a story count. The Beach Tower at Moraya Bay's recorded declaration, as read by an earlier review, describes nine stories over two parking levels. Sea Chase's own site describes an original plan of "31 luxury units in nine stories," which changed during construction. The Ritz-Carlton Residences, Naples was approved at 12 stories on March 1, 2021.
For every other building the story count is not published by the association in anything we read, and the county roll's data is not used for it. Do not infer a building's height from its unit count or its residence year. Ask for the declaration and the milestone inspection report for a building's height and age.
What is not in the record
The harvest behind this page holds no garage count, view, parking, lot, pool, waterfront, dock, tax, fee or year-built field for any closing, so none of those is printed. They are missing, not zero. A listing's remarks may mention them, but remarks are agent text and are not a record.
Before you offer, ask for the items the MLS does not carry: the parking assignment, the storage unit, the view and the garage or cabana unit if one is included. In Regatta in particular, the roll's cabana and garage units are counted apart from the residences, so a listing should say which kind of unit it is.
Is there an HOA in Vanderbilt Beach, Naples, and what are the condo fees?
Vanderbilt Beach in Naples has no master association. None of the Vanderbilt Beach condominium associations we reviewed publishes its budget or assessment on a public page except Bayshores; the estoppel certificate is the document that states the current assessment, any special assessment and arrears for one unit.
| Layer | Who | Amount | Source |
|---|---|---|---|
| Master association | None | Not applicable | Research pack and governance review, October 31, 2026 |
| Community development district | None | Not applicable | Research pack |
| Vanderbilt Beach Residents Association | Residents' association founded as a 1968 property owners association | $35 a year per household | Association join page, undated, read October 31, 2026 |
| Condominium association dues | Each of the roughly 50 condominium associations | Not published, except Bayshores | Association sites read October 31, 2026 |
| Bayshores of Vanderbilt Beach | The Bayshores association | $4,900 per unit per quarter (FAQ updated January 1, 2025); cabana owners pay an additional assessment | Bayshores FAQ |
| Special assessments | Each association | No association in the set publishes one | Association sites |
| Estoppel certificate fee | The association or its manager | Capped by Florida law; no figure printed | Governance review |
| Vanderbilt Beach Beautification MSTU | Collier County | 0.5000 mill for FY26; 0.4650 mill adopted for FY2026-27 | Committee agenda; county resolution |
| Vanderbilt Waterway MSTU | Collier County | 0.3000 mill | Committee agenda |
No master association, no gate, no CDD
Vanderbilt Beach has no master association over the whole neighborhood and no community development district, and we found nothing that would add either. Each condominium is its own association. The Conners houses have no master association; the restraint is the 1954 recorded deed of restrictions described above.
Vanderbilt Beach is not gated; its streets are public county roads. Some buildings control their own entry: Barefoot Pelican describes itself as "an intimate gated community." Gating is a per-building fact, so ask the association what the entry system is and who has access.
Condominium associations, Chapter 718 and multi-association buildings
Each Vanderbilt Beach condominium is a Florida Chapter 718 association with its own budget, rules and approval process, and several buildings have more than one. Vanderbilt Towers is three corporations (Units 1, 2 and 3). Vanderbilt Surf Colony is three sections with separate managers on state records. Regatta is three associations plus a Regatta Commons and a Regatta Dock association.
For any of them, ask which section's or unit's budget, rules and assessments apply to the unit you want. A bill in Vanderbilt Towers Unit 1 is not a bill in Unit 3, and a rule in Surf Colony Section I does not bind Section II. Gulf Breeze at Vanderbilt, with two buildings, should be asked the same question.
The Vanderbilt Beach Residents Association
The Vanderbilt Beach Residents Association, which traces to the 1968 property owners association, asks households to join for $35 a year (its join page, undated, read October 31, 2026). It says it represents residents "at all levels of government," and its history page lists traffic, density, zoning compliance and water quality as current resident concerns.
The association is a separate body from each condominium's own association. It also holds the deed-restriction enforcement role described above. For a Conners house, the association is a document source and a civic voice; for a condominium, it sits beside the building's own association and does not replace it.
The one published assessment: Bayshores
Bayshores of Vanderbilt Beach's own FAQ, updated January 1, 2025, states $4,900 per unit per quarter, and cabana owners pay an additional assessment under the declaration. That is one building's published figure, not a Vanderbilt Beach rate, and it is dated: the association's current budget may differ from a page last updated in January 2025.
Gulfshores of Vanderbilt Beach, which shares the association, publishes quarterly assessments in the same FAQ, and we did not record the amount. We use no other dues figure from any source, because no other association publishes one and listing fields are agent-entered, not association records. Ask Bayshores for its current budget.
The two MSTUs on the tax bill
Two county municipal service taxing units appear on the Vanderbilt Beach tax bill. The Vanderbilt Beach Beautification MSTU levied 0.5000 mill for FY26 (per the committee's October 1, 2026 agenda, with a FY26 budget of $9,384,616) and adopted 0.4650 mill for FY2026-27 on September 17, 2026 (Resolution 2026-164). It pays for beautification and maintenance in the MSTU and burial of power lines, and a five-member resident advisory committee established July 31, 2001 advises it.
The Vanderbilt Waterway MSTU levies 0.3000 mill, stays at that rate until MSTU funds can finance dredging independently, and does not cover the finger canals. Both are inside the 2026 totals on the roll and are not extra charges. On the $930,000 county condominium median, 0.4650 mill is $432.45 ($930,000 x 0.4650 / 1,000) and 0.3000 mill is $279.00 ($930,000 x 0.3000 / 1,000) where it applies. The Gulf Shore Drive group appears to sit outside the Waterway MSTU, because its county millage is exactly 0.3000 mill lower than areas 174, 196, 303 and 304.
The estoppel certificate
An estoppel certificate is the association's written statement of what one unit owes: the current assessment, any special assessment and any unpaid amount. Florida caps what an association or its manager may charge for it, and this page prints no dollar figure because the cap has changed and sources disagree.
Ask for the estoppel as soon as you have an accepted offer, and ask your lender whether it needs its own condominium questionnaire at the same time. In a building like Moraya Bay, whose public-documents page posts no documents and only a contact for estoppel requests, the estoppel is the first document you will actually see.
Special assessments, reserves and Hurricane Ian repairs: what to ask
No association in the set publishes a special assessment; that is not a statement that none exists. Ask for the last two years of minutes, the budget, the reserve schedule and any approved or proposed assessment in writing. No association site in the set publishes a Hurricane Ian rebuild scope or an Ian assessment either, so ask for the claim, repair and storm assessment history since 2017.
A unit's price can move on those answers more than on its size. A building that has funded its reserves and finished its storm repairs reads differently from one that has an assessment pending. Compare answers building to building and compare them in writing, not by phone, because the written answer is what a lender and your attorney can use.
Questions to ask before an offer
Ask each condominium association for the same short list, and for a Conners house ask the title company.
- Which section, unit or corporation's budget, rules and assessments apply to this unit?
- What are the current assessment, any special assessment approved or proposed, and any arrears (the estoppel)?
- What are the last two years of minutes, the current budget and the reserve schedule?
- What are the rules on leasing, pets, guests and approvals, in writing?
- What is the claim, repair and storm assessment history since 2017?
- For a Conners house: the recorded deed of restrictions and any amendment, and whether any dock agreement touches the lot.
You can see current listings on our Naples condos for sale page, or contact Domain Realty Group to ask about a specific building.
What rules does a Vanderbilt Beach condo owner in Naples live under?
A Vanderbilt Beach condo owner in Naples lives under the rules of the owner's own condominium association, because Vanderbilt Beach has no master association over its buildings. Only a few associations publish leasing or pet rules, so this section prints what those buildings state and tells you what to request from the rest.
Each rule below comes from the association's own site or document, as the association's site stated when read October 31, 2026, except where a line says it was carried from an earlier review of a recorded document. Posted copies can trail the recorded documents, so use this section to decide what to request, not as the rulebook.
| Building | Leasing as published | Pets as published | Source and date |
|---|---|---|---|
| Bayshores of Vanderbilt Beach | Minimum lease 14 days | Prohibited | Association FAQ, updated January 1, 2025 |
| Gulfshores of Vanderbilt Beach (same association) | Minimum lease 30 days | Prohibited | Association FAQ, updated January 1, 2025 |
| Barefoot Pelican | "Rentals are handled by owners directly. January-March are 30 day rentals only." | Not published | Association site, read October 31, 2026 |
| Vanderbilt Towers Unit 1 | Not published | "All Pets are Forbidden" (Rule 18) | Unit 1 rules page, site copyright 2023 |
| The Beach Tower at Moraya Bay | Written lease, 20 days' notice and a 20-day board review | Owners may keep a reasonable number; guests and tenants may not | Recorded declaration, as an earlier review read it |
| Sea Chase | Not published | Guests and tenants may not keep pets | Rules and regulations dated 12-22, as an earlier review read them |
| Every other building | Not published | Not published | Request in writing |
Source for the table: the association pages and documents named in each row. A blank in this table means we found nothing published, which is not a statement that no rule exists.
Bayshores and Gulfshores
Bayshores of Vanderbilt Beach and Gulfshores of Vanderbilt Beach answer to one association, which publishes a frequently asked questions page on its own site. As that page stood when updated on January 1, 2025, Bayshores units carry a 14-day minimum lease and Gulfshores units a 30-day minimum, and pets are prohibited in both.
The page is dated, and a rule can change after the date. Ask the association for the current rules and the date each was adopted before you write an offer. The same page says cabana owners pay an additional assessment under the declaration, which matters if a unit you are weighing includes a cabana.
Barefoot Pelican
Barefoot Pelican's own site says the building has 60 condominiums and 43 private boat slips on Vanderbilt Lagoon. Its one published rental rule reads, "Rentals are handled by owners directly. January-March are 30 day rentals only." The site also links an online renters application. Pet rules, dues, the year built and the number of stories are not on its public pages.
The neighborhood itself has no gate and its streets are public county roads, so entry control is a building matter: Barefoot Pelican calls itself "an intimate gated community." Ask the association how visitors, deliveries and contractors are admitted, because that rule belongs to the building and not to the neighborhood.
Vanderbilt Towers Unit 1
Vanderbilt Towers is three condominium corporations on Bluebill Avenue, Units 1, 2 and 3, and only Unit 1 has a rules page of its own that we found. Rule 18 reads, "All Pets are Forbidden." The pool is open from 9:00 a.m. to dusk, and an owner who is away for more than 7 days is asked to remove balcony furniture and shut the main water valve. The page carries a 2023 copyright.
Units 2 and 3 are separate corporations with their own rules. Ask each association in writing before you assume Unit 1's rules apply to the unit you are buying.
Moraya Bay's declaration
The recorded declaration of The Beach Tower at Moraya Bay, as an earlier review read it, requires a written lease, 20 days' notice to the board and a 20-day board review. Owners may keep a reasonable number of pets, and guests and tenants may not. The declaration describes nine stories over two parking levels. The minimum lease term was not captured.
The association's public-documents page, read October 31, 2026, posts no documents. It holds a search box and an estoppel request section handled by on-site property management, Monday to Friday, 8 a.m. to 4 p.m. Dues, special assessments and any milestone or reserve study are not published there, so every one of them is a document to request.
Sea Chase
Sea Chase's rules and regulations, dated 12-22 and carried from an earlier review of the posted PDF, say guests and tenants may not keep pets and that each unit has one parking space. The rules also describe beach access through a gate on the north side and no smoking in common areas. We did not re-read the PDF on October 31, 2026, because the file would not open in our reader.
The association's site states that Sea Chase has "private, direct beach access." That is the building's own claim, and the rights behind it sit in its documents. Ask for the declaration language on beach access and for the current copy of the rules, since the posted file is more than three years old.
Every other building: what to request
For every building not named above, we found no leasing limit, pet rule or approval timeline on a public page. Surf Colony shows three sections with three management addresses on state records, and Regatta is three associations plus a Commons and a Dock association, so even a single building can have more than one answer. Ask which section's or unit's rules and budget apply to the home you are buying.
Request, in writing and before you offer:
- The declaration and every amendment.
- The current rules and regulations, with the adoption dates.
- The leasing limit, the minimum term, any cap on leases in a year and the approval timeline.
- The pet policy, including weight or breed limits and any registration.
- The application and approval fees, and who collects them.
Broker-compiled rental tables disagree with an association's own page in at least one case we could compare, so we print none of them. Rely on the association's written answer, not on a listing remark.
Short-term rentals and the county registration
Collier County requires registration of a short-term vacation rental under Ordinance 2021-45. Check Collier County's short-term vacation rental registration rules before you plan any short-term rental, because the county rule is a separate step from the building's own lease terms. The county's registration page is the place to read the current definition and requirements.
We make no rental-income claim for any building. A building's minimum lease term, such as the 14 days at Bayshores or the 30-day winter rule at Barefoot Pelican, comes first, and the county's registration comes on top of it.
Conners houses: deed restrictions, not an association
There is no master or neighborhood homeowners association over the Conners Vanderbilt Beach Estates plats. The restraint is the recorded deed of restrictions dated April 28, 1954 for Conners Vanderbilt Beach Estates Unit No. 2 (Deed Book 33, page 45; Plat Book 3, page 17), whose covenants run "the next ensuing twenty (20) years." The Vanderbilt Beach Residents Association, which traces to the 1968 property owners association, asks households to join for $35 a year (its join page, undated, read October 31, 2026).
No document we read says whether the covenants were extended after the first 20 years, and the association's copy of the deed is a scanned image. Ask a title company or attorney for the recorded deed and any amendment before you offer, and ask whether any dock agreement touches the lot, since the association lists a La Playa Boat Docks Agreement among its legal documents. For canal houses in general, see our guide to waterfront homes for sale in Naples.
What are property taxes in Vanderbilt Beach, Naples?
Property taxes in Vanderbilt Beach, Naples run 9.8346 to 10.1387 mills on the 2026 roll for all but two homes, about $9.83 to $10.14 per $1,000 of taxable value, with no city millage because the neighborhood sits in unincorporated Collier County. Data updated: October 2026.
The figures in this section come from the Collier County Property Appraiser public data files, 2026 roll and recorded sales (bundle dated October 27, 2026). A roll median is what current owners were billed, not what a buyer will pay, because a sale can change the taxable value and a homestead exemption changes it again. The November tax notice controls. Two county taxing districts, the Vanderbilt Beach Beautification MSTU and the Vanderbilt Waterway MSTU, are already inside these totals and are not extra charges.
Eight millage areas and why they differ
The roll puts the 2,486 homes in eight tax areas. The school levy (4.1470), the other districts (1.3257) and the municipal line (0.0000) are the same in every area, so the differences come from the county component.
| Millage area | Homes | Who is in it | County | Total |
|---|---|---|---|---|
| 154 | 357 | Conners houses | 4.6660 | 10.1387 |
| 195 | 100 | Regatta III, Chateau Vanderbilt, Vanderbilt Lagoon Villas | 4.6660 | 10.1387 |
| 164 | 633 | Gulf Shore Drive group (623 condominium units and 10 Conners houses) | 4.3619 | 9.8346 |
| 174 | 528 | 70 Conners houses and 458 condominium units, among them Barefoot Pelican, Vanderbilt Landings and Monte Carlo Club | 4.6619 | 10.1346 |
| 196 | 207 | Regatta I and II and Vanderbilt Hideaway | 4.6619 | 10.1346 |
| 303 | 631 | The Bluebill Avenue towers | 4.6619 | 10.1346 |
| 304 | 28 | Vanderbilt Palms | 4.6619 | 10.1346 |
| 68 | 2 | Vanderbilt Cottages | 4.0035 | 9.4762 |
Source for the table: Collier County Property Appraiser public data files, 2026 roll and recorded sales (bundle dated October 27, 2026), millage rates for tax year 2026. The "who is in it" column names buildings by their recorded names on the roll.
The Gulf Shore Drive group's county component is exactly 0.3000 mill below that of areas 174, 196, 303 and 304, which appears to mean the group sits outside the Waterway MSTU, as an earlier review carried it. The roll lists the North Collier Fire Control and Rescue District at 1.0000 mill inside the other-districts line. We print no station and no response time.
Roll medians for current owners and homestead
The 2026 roll shows a median total tax of $8,541.40 across all 2,486 homes. The split matters more than the blend, because Conners houses and condominium units are different products: $20,951.01 for the 437 Conners houses and $7,562.44 for the 2,049 condominium units.
| Group | Homes | Median total tax | Median just value | Homestead on the roll |
|---|---|---|---|---|
| All Vanderbilt Beach homes | 2,486 | $8,541.40 | $993,625 | 619 of 2,486 |
| Conners houses | 437 | $20,951.01 | $2,415,529 | 243 of 437 |
| Condominium units | 2,049 | $7,562.44 | $784,380 | 376 of 2,049 |
| Gulf Shore Drive group (area 164) | 633 | $13,014.64 | $1,373,626 | 146 of 633 |
Source for the table: Collier County Property Appraiser public data files, 2026 roll and recorded sales (bundle dated October 27, 2026). Just value is the appraiser's just value, not a market value.
Homestead appears on 619 of the 2,486 homes, about one in four. Most bills on the roll therefore carry no homestead exemption, and a buyer who qualifies and files will see a lower number than a typical bill suggests. Eligibility is a question for the property appraiser and your title company.
The Beautification MSTU
The Vanderbilt Beach Beautification MSTU levied 0.5000 mill for FY26, according to the advisory committee's own agenda packet of October 1, 2026, and the county adopted 0.4650 mill for FY2026-27 on September 17, 2026 (Resolution 2026-164). The FY26 budget in that packet totals $9,384,616. We print each rate with its fiscal year and never one without the other.
The committee's page describes a five-member resident advisory committee, established July 31, 2001, that aids the county commission in beautification and maintenance within the MSTU and in the burial of power lines. The agenda covers landscape maintenance along Vanderbilt Beach Road and Vanderbilt Drive, brick pavers, a fence at Conner Park, power-line work and sidewalk and pathway work. It is a county tax line that pays for public right of way, not an association fee.
As an illustration, 0.4650 mill on a $930,000 taxable value is $432.45 a year ($930,000 x 0.4650 / 1,000). That amount is part of the total above, not an extra charge.
The Waterway MSTU
The Vanderbilt Waterway MSTU levies 0.3000 mill, according to its April 9, 2026 agenda packet, and stays at that rate until MSTU funds are sufficient to finance dredging independently. Ordinance 18-64 created it on December 11, 2018 for the "dredging and maintenance of the Vanderbilt Waterway between the Bluebill Bridge and the Cocohatchee River." Its FY26 budget is $2,428,500.
The same agenda says, "The Vanderbilt Beach canals are not within the scope of the MSTU's responsibility." A Conners canal owner should not assume the district keeps the finger canals clear. On a $930,000 taxable value, 0.3000 mill is $279.00 a year ($930,000 x 0.3000 / 1,000), where the district applies and as part of the total above.
Worked first-year bills
A buyer's first-year tax is better estimated from the price than from a seller's bill. The table assumes the assessed value equals the price and applies the 2026 millage of the building's tax area. Homestead saving is the first $25,000 of exemption at the full millage plus an added $26,411 of exemption at the non-school millage, our script's method.
| Example | Price | Millage | First-year tax | Per month | With homestead | Homestead saves |
|---|---|---|---|---|---|---|
| Condominium at the 86-sale median, Gulf Shore Drive group (area 164) | $930,000 | 9.8346 | $9,146.18 | $762.18 | $8,750.10 | $396.08 |
| Condominium at the 86-sale median, areas 174, 196, 303 and 304 | $930,000 | 10.1346 | $9,425.18 | $785.43 | $9,013.67 | $411.50 |
| Conners house at the 20-sale median, area 154 | $3,050,000 | 10.1387 | $30,923.03 | $2,576.92 | $30,511.32 | $411.71 |
Source for the table: Collier County Property Appraiser public data files, 2026 roll and recorded sales (bundle dated October 27, 2026), with the arithmetic run by our script. The $930,000 median is 86 condominium sales and the $3,050,000 median is 20 Conners house sales, both in the 12 months to August 31, 2026.
This is an illustration and not a bill. It assumes no cap, no appraiser adjustment and no non-ad valorem line. A Conners house usually carries the $269.77 line described next, so add it to the last row. Homestead and the annual assessment cap change taxable value, so ask your closing agent for the likely first bill.
The non-ad valorem line
The roll carries a flat non-ad valorem charge of $269.77 on 431 of the 2,486 homes: 424 of the 437 Conners houses and 7 of the 2,049 condominium units. Most condominium units carry none, 2,042 of 2,049 at $0.00. We do not name the charge, because the county file we read does not.
For a Conners owner the line adds about $22.48 a month ($269.77 / 12). Check it on the tax notice for the exact parcel before you rely on it.
No city millage
The City of Naples boundary does not take in Vanderbilt Beach. Its mailing address says Naples and its ZIP code is 34108, but every home on the roll is in unincorporated Collier County and the municipal millage is 0.0000 in all eight tax areas. City of Naples millage applies in Park Shore and The Moorings and not in Vanderbilt Beach, so tax medians do not compare cleanly across those places.
"Vanderbilt Beach, FL" is not a city, so do not expect a municipal tax bill, a city permit counter or city services from that name. For the wider picture of Naples and its neighborhoods, start at Naples real estate or the Naples communities guide.
What does it cost to own and buy in Vanderbilt Beach, Naples?
Owning a Vanderbilt Beach condominium in Naples at the $930,000 county median means about $5,070.35 a month in principal and interest plus $762.18 in first-year property tax, before assessments, insurance and flood cover. A Conners house at $3,050,000 starts at $16,628.55 in principal and interest. Data updated: October 2026.
Collier County recorded 86 qualified condominium sales in Vanderbilt Beach in the 12 months to August 31, 2026, at a $930,000 median, and 20 Conners house sales at a $3,050,000 median; both medians are the midpoint of the two middle sales, because each count is even. The two products sit far apart, so each example uses its own median, and no buyer should read $930,000 as the price of a house or $3,050,000 as the price of a condo.
Each example assumes 20 percent down on a 30-year fixed loan at a 7.24 percent rate, the rate our October 31, 2026 calculation used. Taxes use the 2026 millage of the tax area as a first-year illustration. Browse the current listings to see which homes fit a budget.
| Example | Price | Principal and interest at 7.24 percent | Tax a month | Principal, interest and tax | With homestead | Association assessment | Insurance | Flood |
|---|---|---|---|---|---|---|---|---|
| Condominium, Gulf Shore Drive group (area 164) | $930,000 | $5,070.35 | $762.18 | $5,832.53 | $5,799.52 | Ask for the estoppel (not published) | Quote required (HO-6) | Quote required |
| Condominium, areas 174, 196, 303 and 304 | $930,000 | $5,070.35 | $785.43 | $5,855.78 | $5,821.49 | Ask for the estoppel (not published) | Quote required (HO-6) | Quote required |
| Conners house, area 154 | $3,050,000 | $16,628.55 | $2,576.92 | $19,205.47 | $19,171.16 | None (no association) | Quote required (HO-3 or a private dwelling policy) | Quote required |
Source for the table: Collier County Property Appraiser public data files, 2026 roll and recorded sales (bundle dated October 27, 2026), with the payment arithmetic run by our script. The tax column is a price-based illustration and leaves out the $269.77 line that most Conners houses carry.
A condominium at the $930,000 county median
At 20 percent down, $186,000, the loan is $744,000, and principal and interest at 7.24 percent is $5,070.35 a month. The first-year tax illustration adds $762.18 a month in the Gulf Shore Drive group and $785.43 in the other tax areas, for $5,832.53 and $5,855.78 before assessments. With homestead, which saves $396.08 and $411.50 a year in our illustration, the totals are $5,799.52 and $5,821.49. A loan of $744,000 is not a jumbo loan in our calculator.
What the table cannot show is the association's assessment, which decides the true monthly cost. Bayshores is the only Vanderbilt Beach association we reviewed that posts its assessment on a public page; for any other unit, the estoppel certificate is where the current assessment, any special assessment and arrears are stated. For the wider field of Naples condominiums, see condos for sale in Naples.
A Conners house at $3,050,000
At $3,050,000, 20 percent down is $610,000 and the loan is $2,440,000, which is above the $832,750 conforming limit our calculation uses, so it is a jumbo loan. Principal and interest at 7.24 percent is $16,628.55 a month. The first-year tax illustration is $30,923.03, or $2,576.92 a month, for $19,205.47 in principal, interest and tax, or $19,171.16 with homestead.
A Conners house has no association assessment, but the owner insures the whole dwelling and buys flood cover separately, and most Conners houses add the $269.77 line, about $22.48 a month. Canal and lot features shape the price, and our pages on waterfront homes for sale in Naples and luxury homes for sale in Naples cover the wider market.
Mortgage rates a year apart
The rate matters as much as the price. Our calculation used 7.24 percent, against 6.17 percent a year earlier as printed by the same tool. On the same price, 20 percent down and a 30-year loan, the earlier rate would have meant lower principal and interest.
| Example | Principal and interest at 7.24 percent | Principal and interest at 6.17 percent | Monthly difference |
|---|---|---|---|
| $930,000 condominium | $5,070.35 | $4,542.30 | $528.05 |
| $3,050,000 Conners house | $16,628.55 | $14,896.78 | $1,731.77 |
Source for the table: payment arithmetic run by our script at the two rates, with the monthly difference computed from the two payments. Compare the total monthly cost of a home and not only its price.
Insurance and flood lines you must quote
We print no insurance or flood premium, because a premium depends on the roof, the openings, the elevation, the year, the coverage and the carrier, and no dated premium exists for any Vanderbilt Beach building. A condominium owner buys an HO-6 policy, while the association's master policy insures the building. A Conners owner buys an HO-3 policy or a private dwelling policy on the whole house.
Homeowners policies exclude flood, so request flood quotes separately for each product. The insurance and flood sections later on this page set out the requirements, and a quote needs the roof age, a wind mitigation form and, for flood, the building's elevation certificate.
Closing costs and Collier customs
Our estimate of the customary one-time costs for a buyer who finances 80 percent of the price is $8,817.00 at $930,000 and $23,620.00 at $3,050,000, about 0.95 and 0.77 percent of the price. In Collier the buyer customarily pays the owner's title policy, a custom that is negotiable, and the seller customarily pays the state documentary stamps on the deed.
| Line, estimate | $930,000 condominium | $3,050,000 Conners house |
|---|---|---|
| Loan amount (80 percent) | $744,000 | $2,440,000 |
| Owner's title policy (Florida promulgated rate) | $4,725.00 | $10,200.00 |
| Note stamps (0.35 percent of the loan) | $2,604.00 | $8,540.00 |
| Intangible tax (0.2 percent of the loan) | $1,488.00 | $4,880.00 |
| Buyer subtotal | $8,817.00 | $23,620.00 |
| Subtotal as a share of the price | 0.95 percent | 0.77 percent |
| Seller's deed stamps (0.70 percent of the price) | $6,510.00 | $21,350.00 |
Source for the table: closing-cost arithmetic run by our script from state and Collier custom. Every line is an estimate, not a quote. The title line applies Florida's promulgated owner's rate schedule, whose rate falls in steps as the price rises; endorsements and settlement fees are extra.
On top of the subtotal come the estoppel, each association's application and approval fees, the lender's condominium questionnaire, a survey, inspections and, for a flood-zone property, an elevation certificate. None of the association items is a published figure.
Association fees at closing
Florida law caps what an association may charge for an estoppel certificate, and we print no dollar figure because the cap has changed. The estoppel is the document that states the current assessment, any special assessment and arrears for one unit. Allow time for it, and ask for the last two years of minutes, the budget, the reserve schedule and any approved or proposed assessment in writing.
Application and approval fees, and any transfer or capital contribution at resale, are not published for any building we reviewed. At The Beach Tower at Moraya Bay, estoppel requests go through on-site property management and the declaration adds a 20-day board review for a lease, which is a timeline to plan around. Ask every association in writing what it collects at closing and when.
What does Vanderbilt Beach in Naples offer for the beach, parks and boating?
Vanderbilt Beach in Naples has a public county beach park at 100 Vanderbilt Beach Road, open year round from 8 a.m. to sunset, with a county parking garage and street parking. Visitors without a Collier County resident beach parking permit pay a flat $10 a day. Fees and hours change, so confirm on the county's park page.
The facts below come from county, state and private first-party pages. County park facts are carried from a review of the county's park pages and information sheet, and the county's pages can change after a reading, so check them before a trip.
| Place | Where | What is published | Parking and fees |
|---|---|---|---|
| Vanderbilt Beach Park | 100 Vanderbilt Beach Road | Open year round, 8 a.m. to sunset; restrooms and foot showers | County parking garage and street parking; $10 a day by mobile pay for visitors without a resident permit |
| Bluebill Beach Access | Bluebill Avenue at Gulf Shore Drive | Restrooms, foot showers, bike racks | Drop-off only, no parking |
| Conner Park | Bluebill Avenue | About a quarter mile from the Bluebill access, per the county | 158 spaces; $10 pay to park |
| Delnor-Wiggins Pass State Park | North of the neighborhood, at the Wiggins Pass end | Open 8 a.m. to sundown as of October 7, 2026; no lifeguards | Per-vehicle entry fee; closes to new cars when lots fill |
| Cocohatchee River Park | Vanderbilt Drive, ZIP 34110 | County boat ramp with 4 launch lanes | Daily motorized launch $10 |
Source for the table: Collier County Parks pages and information sheet dated 9-16-26, and the state park's hours and fees page, as carried from a review of October 7, 2026.
Vanderbilt Beach Park and the county garage
Vanderbilt Beach Park at 100 Vanderbilt Beach Road is a Collier County beach park, open year round from 8 a.m. to sunset, according to the county. The county's page describes a dedicated parking garage and on-street parking, restrooms and foot showers nearby, bike racks and a life jacket loaner program, and it advises arriving before 10 a.m. from January to March to find parking.
Visitors without a Collier County resident beach parking permit pay a flat $10 a day by mobile pay, under the county's information sheet dated 9-16-26. Full-time residents and Collier taxpayers can get a free permit. We print no garage space count, because sources disagree and the county page did not state one when we read it. Fees and hours change, so confirm on the county's park page before you go.
Bluebill Beach Access and Conner Park
Bluebill Beach Access sits at Bluebill Avenue and Gulf Shore Drive. The county's page says "No Parking Available: Drop Off Only," and lists restrooms, foot showers and bike racks. A buyer who lives on the Bluebill Avenue side should know that the access gives no parking to a visiting car.
Conner Park, on Bluebill Avenue, has 158 spaces and a $10 pay-to-park fee, and the county says the Bluebill access is about a quarter mile away.
Who may use the beach
The beach is public seaward of the mean high water line under Collier County Ordinance 2018-31, as an earlier review carried it, and Naples Press reported in October 2025 that the commission treated the beach sand as public through that ordinance. We did not read the ordinance text. A building's site may describe "private" beach access, which describes how residents reach the sand, and the rights behind it sit in the building's documents.
A private, members-only beach club is under construction on Gulf Shore Drive. Naples Press reported that its approval carried a condition keeping a 15-foot sandy strip above the high-water line open for public walking. Pelican Bay, south across Vanderbilt Beach Road, has its own beach arrangements, and we compare them later on this page.
Lifeguards since July 2026
North Collier Fire's ocean rescue program began staffing Vanderbilt Beach on July 1, 2026, with coverage from 9 a.m. to 5 p.m., according to WGCU. The same outlet reported that the county's first ocean rescue tower was unveiled at the Vanderbilt Beach turnaround in early September 2026.
Staffed hours are a daily schedule and not a guarantee of conditions. Swim near a staffed location, read the flag, and confirm current hours with the district. Delnor-Wiggins Pass State Park next door has no lifeguards.
Delnor-Wiggins Pass State Park
Delnor-Wiggins Pass State Park lies north of the neighborhood at the Wiggins Pass end. As of October 7, 2026, its hours were 8 a.m. to sundown, and it charges a per-vehicle entry fee that we do not print because fees change. When its lots fill, the park closes to new vehicles, and pedestrians and cyclists are still admitted.
The state's page says swimming is permitted only in a designated area, that there are no lifeguards, that currents in Wiggins Pass are strong, and that pets are allowed on paved areas on a 6-foot leash but not on the beach. Check the park's page before a visit, since it can change.
Boating: Vanderbilt Lagoon, Water Turkey Bay and Wiggins Pass
A canal-house buyer's boat route to the Gulf runs from the Conners canals and Vanderbilt Lagoon through Water Turkey Bay to Wiggins Pass, according to the state's inlet management plan of April 2018, which describes the pass's southern channel as connecting to Water Turkey Bay and Vanderbilt Lagoon. The county dredges the pass, and the plan records more than 677,000 cubic yards dredged from 1984 to 2016. Check draft, bridge clearance and the pass's shoaling on the water, because we found no clearance figure and the pass changes.
The Waterway MSTU keeps a marked channel, and its own agenda says the canals are not its responsibility. The pass lies between Delnor-Wiggins to the south and Barefoot Beach Park to the north, and our Barefoot Beach page covers the community across it. Barefoot Pelican states 43 private slips on Vanderbilt Lagoon, and the nearest county ramp is Cocohatchee River Park, in ZIP 34110 on Vanderbilt Drive, with 4 launch lanes and a $10 daily motorized launch fee as of October 7, 2026. We found no current listing for a marina named Wiggins Pass Marina, so we do not name one.
Building amenities the associations publish
Only a few associations publish their amenities. The Beach Tower at Moraya Bay's site lists an "infinity-edge pool with dining and lounge areas," a waterfront restaurant, bar and lounge, poolside food and beverage service and a fitness center, and calls the building "just 72 residences." Sea Chase's site states "private, direct beach access." Barefoot Pelican's site states 43 private slips and a gated community, and Bayshores' FAQ says cabana owners pay an additional assessment.
The Ritz-Carlton Residences, Naples describes itself, as the developer describes it, with a Vanderbilt Club of about 28,000 square feet, more than 50,000 square feet of amenities and a marina that Florida YIMBY put at 22 slips in June 2026. When we checked on October 31, 2026, we had seen no announcement that the residences were occupied. For every other building, the amenities are not published by the association, so read the declaration and rules and not a rental listing. Our guide to beachfront condos in Naples compares the Gulf Shore buildings.
The Ritz-Carlton, Naples resort next door
The Ritz-Carlton, Naples at 280 Vanderbilt Beach Road is a hotel, separate from The Ritz-Carlton Residences, Naples. Its own site lists eight dining venues and a beach Sand Bar, and says beach chair, towel and umbrella service is part of the daily resort fee for guests. The hotel opened in 1985 and reopened on July 6, 2023.
The resort's pages do not say whether non-guests may use the beach service or the spa, so ask the resort. A buyer in a nearby building should not assume any access to a hotel's facilities.
No golf course in Vanderbilt Beach
Vanderbilt Beach has no golf course of its own and no golf membership attached to its homes. Buyers who want a golf membership compare it as a separate decision, community by community, and the Naples communities guide lists the neighborhoods that do offer one.
We do not describe any course nearby, because the sources we read disagree on public access to one on Gulf Shore Drive. Ask the course directly if it matters to your decision.
Dogs and beach rules
The county's pages for Vanderbilt Beach Park, Conner Park and the Bluebill access each say dogs are not permitted. At Delnor-Wiggins Pass State Park pets are allowed on paved areas on a 6-foot leash and not on the beach.
The county's beach ordinance of 1989, as an earlier review read it, prohibits glass containers and the removal of beach sand and sets an idle speed within 500 feet of shore for vessels. The county also runs a sea turtle protection program with nest and lighting inspections, and we print no season dates, so ask the county about lighting and beach furniture rules for a Gulf-side lot.
Buying a Vanderbilt Beach condo or Conners house in Naples: insurance, inspections and condo law
Buying a Vanderbilt Beach condo or Conners house in Naples means insuring two different things: a condominium owner buys an HO-6 policy while the association insures the building, and a Conners owner insures the whole dwelling and buys flood cover separately. We print no premium, and the documents below decide what a policy and a loan will require.
Most of the law and underwriting facts here are carried from statutes and trade summaries as an earlier review read them, so verify the current text with your attorney and lender. The product is the first split, and the building's age and size are the second.
| Product | Who insures the structure | Owner's policy | Flood |
|---|---|---|---|
| Condominium unit | Association master policy at full insurable value (s. 718.111(11)) | HO-6: finishes, belongings, liability and loss assessment | An HO-6 never pays flood; ask whether the association carries a building flood policy, and buy contents flood separately |
| Conners house | The owner | HO-3 or a private dwelling policy | The owner buys flood |
Source for the table: Florida statutes as carried by an earlier review (ss. 718.111, 627.714), with flood practice from the same review.
The master policy and your HO-6
The association carries "adequate property insurance" at full insurable value under section 718.111(11), and the master policy excludes the owner's personal property and unit finishes such as cabinets, countertops, fixtures and appliances. The owner's HO-6 covers those items, liability and loss assessment.
Florida's minimum loss-assessment coverage on an HO-6 is $2,000 under section 627.714, a minimum and not a plan. A hurricane deductible on the master policy falls on the association, which can assess owners, so ask for the master policy's declarations page and the deductible. Ask also whether the association carries a flood policy on the building, either a federal residential condominium building policy or a private one, because your HO-6 will not pay flood.
Conners houses: dwelling and flood
A Conners owner insures the whole dwelling under an HO-3 or a private dwelling policy and buys flood separately, since homeowners policies exclude flood. Quotes depend on the roof, the openings, the elevation and the year, so request several and give each the same wind mitigation form and four-point inspection.
If the house sits in a special flood hazard area and is collateral for a federally related loan, the lender will require flood cover. The flood section below explains how to read the zone for the exact house.
Citizens' flood requirement
Citizens Property Insurance has phased in a flood requirement, as carried from an earlier review and to be confirmed against the current rule. Wind policies on property valued at $400,000 or more needed flood cover from January 1, 2026, and all remaining policies need it from January 1, 2027. Condominium unit-owner (HO-6) policies, tenant policies and policies that exclude wind are exempt.
| Effective date | Rule for wind policies |
|---|---|
| January 1, 2024 | Property valued at $600,000 or more |
| January 1, 2025 | Property valued at $500,000 or more |
| January 1, 2026 | Property valued at $400,000 or more |
| January 1, 2027 | All remaining policies |
The county medians of $930,000 and $3,050,000 are prices, not insured values, so ask the carrier which tier a home falls in.
Roof age, the four-point inspection and wind mitigation
Florida section 627.7011, as carried, bars an insurer from refusing or nonrenewing a policy solely because a roof is under 15 years old, and a roof of 15 years or more must be accepted with an inspection showing at least 5 years of remaining life. A 2026 bill may amend the rule, so verify the current text. A four-point inspection of the electrical, plumbing, air conditioning and roof is commonly required on homes over 20 years old.
The wind mitigation form, OIR-B1-1802, scores the building code era, roof covering, roof-deck attachment, roof-to-wall connection, roof shape, secondary water resistance and opening protection, with opening protection the largest credit. Insurers must offer credits, the statute sets no dollar amount, and an inspection is valid for up to five years. An updated 1802 form has been reported in use since April 1, 2026.
Build years and the March 1, 2002 code date
Residence years on the 2026 roll run from 1952 to 2025 for Vanderbilt Beach homes (median 1985), from 1952 to 2025 for Conners houses (median 1995) and from 1969 to 2016 for condominium units (median 1984). Florida's statewide building code took effect March 1, 2002, so the Vanderbilt Towers (1971 to 1973) and most Gulf Shore Drive condominiums (1978 to 1985) predate it.
A residence year is the county's structure year and not a permit date. It does not tell you what a building has had replaced, so ask for the permit history, the roof date and the date of any window or opening replacement.
Milestone inspections and structural integrity reserves
Section 553.899 requires a milestone inspection for condominium buildings of three or more habitable stories, due 30 years after occupancy, or 25 years for a building within three miles of the coastline, as the statute is carried here; verify the current text. Section 718.112(2)(g) requires a structural integrity reserve study for buildings of three or more habitable stories, and HB 913 (2025, effective July 1, 2025) moved the study's completion date to December 31, 2025 and requires an independent insurance replacement appraisal at least every three years.
Sea Chase's own site posts a 2024 milestone inspection report and a wind mitigation report, as carried from an earlier review. We did not verify any other building's inspection or study status. Request the milestone report, the reserve study and the minutes that discuss them. Repairs the reports find can become reserve draws or special assessments.
Lenders and condominium project review
A lender reviews the condominium project as well as the buyer. Fannie Mae's Selling Guide treats projects needing critical repairs as ineligible and looks for reserves of at least 10 percent of the budget unless a reserve study shows adequate funding. Florida Realtors reported on May 12, 2026 that replacement reserve funding expectations for applicable condo loans are scheduled to increase from 10% to 15% of annual budgeted income beginning in January 2027.
Ask the lender whether the building meets its condominium review before you spend money on inspections. A building that meets one lender's review may not meet another's, and the answer can change with the building's finances.
Documents to request
Ask the seller and the association for these in writing before the inspection period ends:
- The estoppel certificate, the current budget and the reserve schedule.
- The last two years of minutes and any approved or proposed special assessment.
- The milestone inspection report and the structural integrity reserve study.
- The master policy's declarations page, its deductible and any building flood policy.
- A statement of any pending litigation, and the association's insurance claims history.
- Claim, repair and storm assessment history since 2017.
- For a Conners house: the recorded deed of restrictions and any amendment, the elevation certificate, the wind mitigation form, the four-point inspection and the roof date.
Storm damage is not the same in every building, and we found no public report naming a building's flood depth in any storm. The association's records answer what a public page cannot. To discuss a specific building, contact Domain Realty Group.
Is Vanderbilt Beach in Naples in a flood zone?
Vanderbilt Beach's flood zone in Naples is set building by building. Of 47 sampled building address points on the effective FEMA map, 41 read Zone AE with a base flood elevation of 10 feet, 2 read AE at 11 feet, 3 read shaded Zone X and 1 returned no record; none of the sampled building points read VE.
The effective FEMA flood map, panel 12021C0189J, took effect February 8, 2024. Method: FEMA National Flood Hazard Layer, panel 12021C0189J effective February 8, 2024, as sampled October 7 and October 21, 2026. Each point is a building's own address coordinate and not a parcel overlay, so a point near a zone line can flip, and your lender's determination for the exact building governs.
| Zone result | Base flood elevation | Sampled points | Example buildings |
|---|---|---|---|
| AE | 10 feet | 41 | Moraya Bay, Vanderbilt Landings, Barefoot Pelican, the Bluebill condominiums |
| AE | 11 feet | 2 | Vanderbilt Shores; one Vanderbilt Gulfside point |
| Shaded X (0.2 percent annual chance, coastal zone) | None | 3 | One Vanderbilt Gulfside point |
| No record | Not applicable | 1 | A building under construction |
| Total | 47 |
Source for the table: FEMA National Flood Hazard Layer, as sampled and carried by earlier reviews; building names only, no unit.
Zones are set building by building
Two address points for one Vanderbilt Gulfside group returned different results: one read shaded Zone X and the other read AE at 11 feet. That is why the zone is read per building and not per neighborhood, and why we never write that Vanderbilt Beach is in one zone.
Read the zone letters this way. VE is a coastal high hazard area with wave action. AE is a special flood hazard area with a 1 percent annual chance of flooding. Shaded X is the 0.2 percent annual chance area, and shaded X is a moderate hazard, not "no flood risk." Federal mandatory purchase attaches to a building in a special flood hazard area that is collateral for a federally related loan (42 U.S.C. 4012a).
The VE strip west of Gulf Shore Drive
A narrow seaward strip west of Gulf Shore Drive is Zone VE, with base flood elevations of 11 to 15 feet. An earlier review found VE at points up to 200 meters Gulf-ward of two Gulf Shore Drive addresses, and AE at 11 feet about 100 meters Gulf-ward of one of them. Those offsets were approximations and not parcels.
No sampled building address point read VE, and we put no VE claim on any named building. The strip matters to a buyer because construction seaward of a coastal line carries extra rules, covered below.
Conners canal streets
Two sampled Conners street points, on Conners Avenue and Heron Avenue, read AE at 9 feet, and one on Channel Drive read AE at 10 feet, in queries run October 7, 2026. Three points cannot describe 437 houses, and the pack notes some shaded X in the Conners grid, so treat the canal streets as AE at 9 to 10 feet only where a point says so.
The Conners lots have their own exposure, from bay and canal water on the east side of Gulf Shore Drive. The National Weather Service's Helene report, covered in the storm section, names water entering structures along the Intracoastal Waterway in Vanderbilt Beach.
Base flood elevations and the elevation certificate
On FEMA's effective map the sampled AE points carry base flood elevations of 9 to 11 feet, and the VE strip carries 11 to 15 feet. By FEMA convention the datum is NAVD88. An elevation certificate compares the building's own elevations with the base flood elevation, and under FEMA's Risk Rating 2.0 it can settle the actual rating, because the premium is priced from the building's own features and flood sources.
The zone no longer sets the premium, but it still sets the lender requirement. Collier County keeps some elevation certificates on file, so ask the county floodplain office whether it holds one. The county also requires new machinery to be elevated to the base flood elevation plus 1 foot.
The Coastal Construction Control Line
Florida's Department of Environmental Protection sets a Coastal Construction Control Line under the Beach and Shore Preservation Act, chapter 161 of the Florida Statutes, from analysis of "the upland limits of the effect of a one-hundred year coastal storm." Building seaward of the line is allowed but "must meet special siting and design criteria."
Gulf-front parcels along Gulf Shore Drive carry state coastal permits recorded from 1981 to 2025. We print no line date and no permit numbers. Ask for the parcel's position against the line, because foundation work, an addition or the rebuild of a damaged structure can depend on it.
The preliminary map
A countywide preliminary map revision is in review (appeal period opened August 19, 2026, target effective summer 2027, subject to change); its effect on Vanderbilt Beach panels was not checked: ask the county floodplain office. A preliminary map is not in effect, and it does not change the lender's determination today.
If a revised map moves a building into a higher-risk zone, the insurance cost can follow, so a buyer with a long hold in mind should ask about the preliminary map and the elevation certificate together.
Flood insurance, CRS and the 50 percent rule
Collier County holds Class 5 in FEMA's Community Rating System, worth up to 25 percent off eligible flood policies, according to the county's flood protection newsletter. Most homeowner policies exclude flood, and a new federal flood policy typically has a 30-day waiting period.
The county's 50 percent rule "requires a structure to be brought into compliance with the current elevation requirements if the cost of the improvement or repair of the damage equals or exceeds 50 percent of the market value." In a condominium, the building flood policy may be a federal residential condominium building policy or a private one, and an owner buys contents flood separately.
The seller's flood disclosure
Section 689.302 of the Florida Statutes requires a written flood disclosure at or before contract. It covers flood claims, federal flood assistance received and known flood damage. For a buyer asking about Hurricane Ian or Helene at a specific home, this form is the first-party record.
Ask for it early, and ask for the insurer's claim history for the specific building. Our contact page is the place to ask Domain Realty Group about a specific property.
How have hurricanes and storms affected Vanderbilt Beach in Naples?
The public record for Vanderbilt Beach in Naples is mostly regional. The National Weather Service names Vanderbilt Beach for Helene in 2024, reporting sand a few feet deep along Gulf Shore Drive and water entering several structures along the Intracoastal Waterway, while the National Hurricane Center's Ian report does not name Vanderbilt Beach for surge.
The table reports only what official sources say, with the limits stated. We found no public report naming a Vanderbilt Beach building's flood depth in any storm, and that absence is not a claim that nothing happened.
| Storm | Date | What official sources report | Source |
|---|---|---|---|
| Irma | September 10, 2017 | Wind, trees and roofs were the story inland of the beaches | National Weather Service Miami |
| Ian | September 28, 2022 | Maximum inundation of 8 to 12 feet above ground in Estero, Bonita Beach, Bonita Springs and North Naples; the wind station "Kalea Bay, Vanderbilt Beach" recorded 66 mph sustained and a 106 mph gust | National Hurricane Center; National Weather Service Miami |
| Debby | August 4, 2024 | 4 to 6 inches of rain at high tide put 1 to 2 feet of water on many Naples and North Naples streets | National Weather Service Miami |
| Helene | September 26, 2024 | Surge easily overtopped dunes at Naples-area beaches; sand a few feet deep along Gulf Shore Drive in Vanderbilt Beach; water entered several structures along the Intracoastal Waterway in Vanderbilt Beach | National Weather Service Miami |
| Milton | October 9, 2024 | Moderate to major coastal flooding at the beaches | National Weather Service Miami |
Irma (2017)
For Irma on September 10, 2017, the National Weather Service describes wind, trees and roofs as the story inland of the beaches. A 2021 county renourishment repaired Irma's beach damage. We give no gust figure for Vanderbilt Beach because we found none that names it.
For a buyer, Irma matters most as a roof and opening question. A building or house with a roof from before 2017 has been through that wind, so ask for the roof date and any repair records.
Ian (2022)
Ian came ashore on September 28, 2022. The National Hurricane Center reported maximum inundation of 8 to 12 feet above ground in Estero, Bonita Beach, Bonita Springs and North Naples; its report does not name Vanderbilt Beach for surge. The National Weather Service's wind station listed as "Kalea Bay, Vanderbilt Beach" recorded 66 mph sustained and a 106 mph gust.
Those are regional and station figures and not a Vanderbilt Beach flood depth. We print no Collier-wide damage totals, because they do not describe this neighborhood. Ask the seller and the association for claim and repair history since 2017, since the public record cannot answer for one building.
Debby, Helene and Milton (2024)
Debby, on August 4, 2024, put 4 to 6 inches of rain at high tide and 1 to 2 feet of water on many Naples and North Naples streets, according to the National Weather Service. Helene, on September 26, 2024, is the one storm the Weather Service names in Vanderbilt Beach: surge easily overtopped dunes at Naples-area beaches, sand lay a few feet deep along Gulf Shore Drive in Vanderbilt Beach, and water entered several structures along the Intracoastal Waterway in Vanderbilt Beach.
That Helene wording describes both exposures, the Gulf side along Gulf Shore Drive and the bay and canal side. For Milton on October 9, 2024, the Weather Service reported moderate to major coastal flooding at the beaches, and we give no damage figure for Vanderbilt Beach.
Beach renourishment in 2025 and 2026
A Collier County release of December 24, 2025 reported that work began in late October 2025, paused for the holidays and resumed January 5, 2026. The final Vanderbilt section, from Brighton Condominium to Vanderbilt Beach Road, was expected to finish in late January 2026. About 168,000 tons of sand had been placed and about 48,000 more were needed as of that date.
The county put the cost at about $7.5 million for the Vanderbilt and Pelican Bay beaches, with $5.5 million of Tourist Development Tax authorized for the Vanderbilt portion. We found no completion notice, so confirm current beach conditions with the county. Sand width changes after every strong storm, and the county pays for the work.
What to ask a seller and an association after a storm season
A season's weather tells a buyer little about one building, so ask for the building's own record. From the seller: the written flood disclosure, the insurance claim history, repair invoices and permits since 2017, and any storm-related assessment the seller paid. From the association: the minutes that discuss storm repair, the master policy's claims and deductible, the reserve study and any approved or proposed special assessment.
Owners in older buildings elsewhere in Florida have reported disputes over storm repair and insurance claims, and Florida's resale documents give a buyer the right to ask about pending litigation. We name no building, because the public record we reviewed does not support doing so. For the neighborhood overview, see the Naples communities guide.
How does Vanderbilt Beach in Naples compare with Pelican Bay?
Vanderbilt Beach in Naples and Pelican Bay share ZIP 34108 across Vanderbilt Beach Road. In the county's 12 months to August 31, 2026, Vanderbilt Beach logged 111 qualified sales at a $1,055,000 median, against 226 at $1,873,150 in Pelican Bay. Data updated: October 2026.
Of those 111, 106 were homes with a residence on the 2026 roll: 20 Conners houses at a $3,050,000 median and 86 condominium units at $930,000. The other 5 were Conners lots the 2026 roll codes as miscellaneous residential with no residence row, which sold for $1,540,000 to $5,500,000. Each of those three medians rests on an even count, so it is the midpoint of the two middle sales.
Pelican Bay is the natural rival: it lies south of Vanderbilt Beach Road, shares the ZIP and the unincorporated Collier County jurisdiction, and has Gulf-front towers of its own. The county set for Pelican Bay excludes the Registry hotel parcel. The cells below come from one county window, and a cell that no public page answers says so.
| Fact a buyer compares | Vanderbilt Beach | Pelican Bay |
|---|---|---|
| Jurisdiction and ZIP | Unincorporated Collier County, 34108, no city millage | Unincorporated Collier County, 34108 |
| County sales, 12 months to August 31, 2026 | 111 at $1,055,000 (prior 12 months: 70 at $1,695,000) | 226 at $1,873,150 (prior 12 months: 194 at $1,920,750) |
| Condominium sales | 86 units at $930,000 | 191 at $1,550,000 |
| Single-family sales | 20 Conners houses at $3,050,000 | 35 at $3,800,000 |
| Beach | Public county beach park at 100 Vanderbilt Beach Road, plus Bluebill Beach Access and Conner Park | Private beaches for residents and guests, North and South, "nearly three miles", with a tram, 9 a.m. to sunset |
| Master association | None | Pelican Bay Foundation, $3,435 per unit for fiscal 2027 |
| County line on the bill | Two MSTUs: Beautification 0.4650 mill for FY2026-27 and Waterway 0.3000 mill | A $1,250.00 county MSTBU line |
| One-time charge to the community | None at neighborhood level; each building's estoppel applies | A $15,000 resale capital assessment for deeds recorded on or after October 1, 2026 |
| Leasing | Set building by building | At most two leases per calendar year per unit |
| Golf | No golf course of its own and no golf membership attached to its homes | Optional Club Pelican Bay, 27 holes, separate membership |
| Residences | 2,486 homes on the roll: 437 houses and 2,049 condominium units | About 6,500 residences in 95 associations, by the Foundation's count |
Source: Collier County Property Appraiser public data files, 2026 roll and recorded sales (bundle dated October 27, 2026), window ending August 31, 2026; Pelican Bay Foundation documents as carried from our Pelican Bay research, read October 2026; Vanderbilt Beach Residents Association and county pages as read October 31, 2026.
Price and product
Compare like with like. The two condominium medians sit at $930,000 for 86 Vanderbilt Beach units and $1,550,000 for 191 Pelican Bay condominiums, and the two single-family medians at $3,050,000 for 20 Conners houses and $3,800,000 for 35 Pelican Bay houses. Both single-family counts are small, so a few sales move the median.
The whole-set medians mix products. Vanderbilt Beach's 111 sales hold 86 condominium units and 20 houses in the homes count, and Pelican Bay's 226 sales are mostly condominiums. Neither whole-set median describes one home you can buy.
Pelican Bay's own set also has a Gulf-front enclave, Bay Colony, whose 35 sales had a $4,400,000 median; it is a separate community inside Pelican Bay with its own association. The matching Vanderbilt Beach group is the Gulf Shore Drive group (county millage area 164), which recorded 25 sales at $2,199,000.
Beach access
The Vanderbilt Beach Residents Association's history page lists public parks at the ends of Bluebill Avenue and Vanderbilt Beach Road, as read October 31, 2026. Vanderbilt Beach Park at 100 Vanderbilt Beach Road is a county park with a county parking garage, and visitors without a Collier County resident permit pay a flat $10 a day, per the county's information sheet dated 9-16-26.
Pelican Bay's beaches are private to residents and guests. Its Foundation's site describes a North Beach and a South Beach, nearly three miles of sand in total, served by a tram from 9 a.m. to sunset. A buyer who wants to walk out to a private beach from a tower compares that against Vanderbilt Beach's public county beach and the building-level access some Vanderbilt Beach buildings state on their own sites.
Association costs and the resale capital assessment
Pelican Bay publishes its numbers. The Foundation's estoppel document, as carried, shows $3,435 per unit for fiscal 2027, the county's Pelican Bay Services Division agenda shows a $1,250.00 MSTBU line, and the Foundation's capital assessment document shows a $15,000 resale charge for deeds recorded on or after October 1, 2026.
Vanderbilt Beach has no equivalent neighborhood-wide package. None of the condominium associations we reviewed publishes its budget or assessment on a public page except Bayshores, so the estoppel certificate is the document that states the current assessment, any special assessment and arrears for one unit. Ask for it before you compare monthly costs.
Golf and amenities
Pelican Bay's golf is optional: Club Pelican Bay has 27 holes and a separate membership by application, and the Foundation's assessment covers shared amenities such as tennis, pickleball, fitness and kayaks. Vanderbilt Beach, by contrast, has no golf course and no golf membership tied to its homes.
Amenities in Vanderbilt Beach are a per-building fact. The Beach Tower at Moraya Bay's site, as read October 31, 2026, lists an infinity-edge pool with dining and lounge areas, and Sea Chase states private, direct beach access. Many other buildings publish nothing, so read the declaration and rules, not a rental listing.
Leasing
Pelican Bay's declaration amendment limits a unit to two leases in a calendar year. Vanderbilt Beach has no neighborhood rule: Bayshores units carry a 14-day minimum lease and Gulfshores units 30 days, per their FAQ updated January 1, 2025, and Barefoot Pelican's site, as read October 31, 2026, says rentals are handled by owners directly with January to March limited to 30-day rentals.
For every other Vanderbilt Beach building, the leasing limit and pet policy are not published; request them in writing. Collier County also requires registration of a short-term vacation rental, so check the county's registration rules for the address.
Which searches start where
Put the products side by side. A search that begins with one assessment covering shared amenities, a private beach and optional golf starts in Pelican Bay. A search that begins with a public county beach, a canal house on the Conners plats, no master association, or one building's own rules starts in Vanderbilt Beach.
A condominium comparison starts with the estoppel in both places, because the building's assessment, the master policy and any reserve schedule decide the monthly cost.
How does Vanderbilt Beach in Naples compare with Naples Park, Park Shore, The Moorings, Kalea Bay, Pelican Isle, Wiggins Bay and Barefoot Beach?
Vanderbilt Beach in Naples sits among neighbors that differ in jurisdiction, beach access, gates and golf. Park Shore and The Moorings lie inside the City of Naples, Kalea Bay, Pelican Isle and Wiggins Bay carry ZIP 34110, and Barefoot Beach faces Vanderbilt Beach across Wiggins Pass. Data updated: October 2026.
For the same window, the county file shows 111 qualified Vanderbilt Beach sales at a $1,055,000 median. Homes were 106 of them, 20 Conners houses at $3,050,000 and 86 condominium units at $930,000, and the remaining 5 were Conners lots the 2026 roll codes as miscellaneous residential with no residence row. Peer figures below use the same county window, and an even-count median is the midpoint of the two middle sales.
| Community | Jurisdiction, ZIP | Beach access | Published association cost | Golf | Gate | County sales, 12 months to August 31, 2026 |
|---|---|---|---|---|---|---|
| Vanderbilt Beach | Unincorporated Collier County, 34108 | Public county beach park and access points | None at neighborhood level; two county MSTUs | None of its own | Not gated | 111 at $1,055,000 (prior 12 months: 70 at $1,695,000) |
| Naples Park | Unincorporated Collier County, 34108 | None inside the grid | Civic group since 1957, dues not published | None | Not gated | 128 at $870,000 (prior 12 months: 87 at $900,000) |
| Park Shore | City of Naples, 34103 | Association beach park, members only, 2.7 acres, 200 feet | Beach membership $1,000 initiation plus $300 a year for 2027 | None | Not gated | 228 at $1,972,500 (prior 12 months: 162 at $1,950,000) |
| The Moorings | City of Naples, 34103 | Not compared here | Not published | Optional private Moorings Country Club | Not gated | Single-family plats 53 at $5,050,000 (prior 12 months: 39 at $4,250,000) |
| Kalea Bay | Unincorporated Collier County, 34110 | Private club; resident beach arrangements not verified | Club membership mandatory at $7,503.40 a year (2025), a $50,000 resale transfer fee, master association $295.87 a quarter (2025) | None bundled | Gated | 21 at $3,800,000 (prior 12 months: 12 at $4,497,500) |
| Pelican Isle | Unincorporated Collier County, 34110 | Island yacht club with 190 slips; not a beach community | Not published | None | Not stated | Residences I to III: 7 at $1,500,000 |
| Wiggins Bay | Unincorporated Collier County, 34110 | None direct | Not published | None inside | Gated | 30 at $410,000 |
| Barefoot Beach | Unincorporated Collier County, Bonita Springs mailing address | Gated community with its own beach lanes | No assessment published | None | Gated | Inside the gate: 30 at $2,700,000 |
Source: Collier County Property Appraiser public data files, 2026 roll and recorded sales (bundle dated October 27, 2026), window ending August 31, 2026; each community's own association, club or county pages as carried in our research files and read October 2026. City of Naples millage applies in Park Shore and The Moorings and not in Vanderbilt Beach.
Naples Park next door
Naples Park lies east across Vanderbilt Drive in the same ZIP 34108. Its county set recorded 128 sales at $870,000 in the 12 months to August 31, 2026, against 87 at $900,000 in the prior 12 months, and 116 of the 128 were single-family sales at $852,500.
House to house, that sits against Vanderbilt Beach's 20 Conners house sales at $3,050,000. The Naples Park Area Association, a civic group since 1957, does not publish a dues amount on its page, as read October 31, 2026. The grid has no beach of its own, and its residents use the county beaches.
Park Shore and The Moorings in the City of Naples
Park Shore and The Moorings are inside the City of Naples, ZIP 34103, so City millage applies there and not in Vanderbilt Beach. Park Shore recorded 228 sales at $1,972,500; its condominiums had 181 at $1,600,000, its single-family homes 44 at $5,264,700 and its Gulf-front tower row 109 at $2,050,000.
Park Shore's beach park is for association members: 2.7 acres and 200 feet of shoreline, with a $1,000 initiation and $300 a year for 2027. The Moorings recorded 53 single-family plat sales at $5,050,000 and has an optional private Moorings Country Club, 18 holes, par 63, opened in 1963.
Kalea Bay's published cost stack
Kalea Bay is a gated community of towers on Old Coast Road, ZIP 34110, north of Vanderbilt Beach at Wiggins Pass. The Tower 400 association's FAQ, as carried, states a club membership that is mandatory at $7,503.40 a year (2025), a $50,000 resale transfer fee and a master association assessment of $295.87 a quarter (2025).
Those figures belong to Tower 400 and the club, not to every Kalea Bay tower. Its 21 county sales had a $3,800,000 median, compared with 12 at $4,497,500 in the prior 12 months. Vanderbilt Beach publishes no equivalent stack, so ask each building for its estoppel.
Pelican Isle
Pelican Isle sits north at Wiggins Pass in ZIP 34110. It is an island community built around a private yacht club with 190 slips, per the club's site, not a beach community. Its Residences I to III recorded 7 sales at $1,500,000, a small count.
Vanderbilt Beach reaches the same pass by water from the Conners canals and Vanderbilt Lagoon through Water Turkey Bay, so a boating search can include both. Pelican Isle's association dues are not published in the records we read.
Wiggins Bay
Wiggins Bay is a gated condominium community near Wiggins Pass in ZIP 34110, with Cove Tower Drive and Wiggins Bay Drive among its streets. Its 30 county sales had a $410,000 median, a figure that mixes the Cove Towers and the low-rise buildings, so it describes neither.
The Wiggins Bay Foundation's site, as read October 31, 2026, does not state a fee on its public pages, and it has no golf course inside. Next to Vanderbilt Beach's Bluebill Avenue towers, the closest like-for-like comparison is building to building, not community to community.
Barefoot Beach across Wiggins Pass
Barefoot Beach, across Wiggins Pass, is in unincorporated Collier County with a Bonita Springs mailing address and is reached over Lee County's Bonita Beach Road. Inside its gate, the county recorded 30 sales at $2,700,000: 14 single-family at $3,937,500 and 15 Barefoot Beach Club condominiums at $1,200,000.
The Barefoot Beach Club condominiums are the closest product to Vanderbilt Beach's condominium units, which recorded 86 sales at $930,000. Barefoot Beach has no golf course and publishes no master dollar assessment in the records we read.
How to compare total monthly cost
Compare the same four lines in every community: principal and interest, tax, association assessments and insurance. At the $930,000 Vanderbilt Beach condominium median, with 20 percent down and a 7.24 percent 30-year rate, the rate our October 31, 2026 calculation used, principal and interest is $5,070.35 a month.
Add tax of $762.18 a month for a Gulf Shore Drive group unit (9.8346 mills), a total of $5,832.53, or $785.43 a month for a unit in millage area 174, 196, 303 or 304 (10.1346 mills), a total of $5,855.78. These are illustrations, before the condominium assessment, insurance and flood coverage, which need quotes; the November tax notice controls.
City of Naples buyers add City millage, Kalea Bay buyers add the club and master lines above, and Pelican Bay buyers add the Foundation assessment. For Vanderbilt Beach, the estoppel certificate gives the assessment for the building.
Which Vanderbilt Beach is this, and how do you check an address in Naples?
Vanderbilt Beach in Naples is the Gulf-front neighborhood in ZIP 34108, west of Vanderbilt Drive, north of Vanderbilt Beach Road and south of the Cocohatchee River and Wiggins Pass. Several other places use the Vanderbilt name, and three Ritz-Carlton names and two Vanderbilt Club names make a portal search easy to misread.
| Name | What it is | Part of Vanderbilt Beach? | How to tell |
|---|---|---|---|
| Vanderbilt Beach, Naples, ZIP 34108 | The neighborhood this page covers: 437 Conners houses and 2,049 condominium units | Yes | West of Vanderbilt Drive, on a street listed below |
| Vanderbilt Country Club, Vanderbilt Lakes, Vanderbilt Reserve, Vanderbilt Galleria, Vanderbilt Place, Vanderbilt Villas | Other places that share the Vanderbilt name | No | Not on a Vanderbilt Beach street |
| Galleria Shoppes at Vanderbilt | A shopping center listed at 2355 Vanderbilt Beach Road, ZIP 34109 | No | Inland, not on the Gulf |
| Vanderbilt Beach Road Extension | An inland county road project | No | Not at the beach |
| The Vanderbilt | A 19-unit condominium at 9235 Gulf Shore Drive, residence year 2005 | Yes | Gulf Shore Drive |
| The Vanderbilt Club | An 18-unit condominium, residence year 1969 | Yes | Gulf Shore Drive |
| The residences' Vanderbilt Club | The amenity building of The Ritz-Carlton Residences, Naples, about 28,000 square feet as the developer describes it | Not a home | Part of a project under construction |
| The Ritz-Carlton Residences, Naples | A 128-residence condominium under construction at Vanderbilt Beach Road and Gulf Shore Drive | Yes, once delivered | Not on the 2026 roll |
| The Ritz-Carlton, Naples | The hotel at 280 Vanderbilt Beach Road, opened in 1985 and reopened July 6, 2023 | A resort, not a home product | Hotel address |
| The Ritz-Carlton Residences, Estero Bay | A separate project in Bonita Springs | No | Bonita Springs |
| Regatta at Vanderbilt Beach | Three condominiums on Flagship Drive and Launch Circle | Yes | ZIP 34108 |
| Regatta Landing | A different project in Windstar, ZIP 34112 | No | ZIP 34112 |
| Conners Vanderbilt Beach Estates | The single-family canal plats | Yes | Conners grid streets |
Source: Collier County Property Appraiser public data files, 2026 roll (bundle dated October 27, 2026); developer and hotel sites as read October 31, 2026; the Vanderbilt Beach Residents Association history page.
Vanderbilt Country Club, Vanderbilt Lakes and other Vanderbilt names
Several communities in and around Naples share a word with Vanderbilt Beach: a country club, a lakes community, a reserve, a place and a villas complex all appear in search results. They are different places with their own associations, and none is part of the 2,486 homes on the Vanderbilt Beach roll.
Galleria Shoppes at Vanderbilt is a shopping center listed at 2355 Vanderbilt Beach Road in ZIP 34109, an inland address that shares the road name and nothing else. The Vanderbilt Beach Road Extension is a county road project, not a neighborhood.
The Vanderbilt, The Vanderbilt Club and the residences' Vanderbilt Club
The Vanderbilt is the 19-unit condominium at 9235 Gulf Shore Drive built in 2005, and it holds the window's top county sale, $12,600,000 on April 28, 2026. The Vanderbilt Club is a different 18-unit condominium with a 1969 residence year.
The residences' Vanderbilt Club is the amenity building of The Ritz-Carlton Residences, Naples, about 28,000 square feet as the developer describes it. A portal that filters on the words "Vanderbilt Club" can return any of the three.
Ritz-Carlton names
Three names use the Ritz-Carlton brand near this page. The Ritz-Carlton, Naples is the hotel at 280 Vanderbilt Beach Road. The Ritz-Carlton Residences, Naples is the 128-residence condominium under construction between the Gulf and Vanderbilt Lagoon, and it uses The Ritz-Carlton name under license.
The Ritz-Carlton Residences, Estero Bay is a separate project in Bonita Springs. The Naples residences were not on the 2026 county roll when we checked, with 0 parcels in the bundle dated October 27, 2026.
Regatta at Vanderbilt Beach and Regatta Landing
Regatta at Vanderbilt Beach is three condominiums: 400 and 410 Flagship Drive and 450, 460 and 470 Launch Circle, recorded from November 1999 to May 2000. Regatta Landing is a different project in Windstar, ZIP 34112, and has no connection to the Vanderbilt Beach buildings.
Check the ZIP and the street before you rely on a listing that says only "Regatta".
Conners and similar names
The single-family plats are Conners Vanderbilt Beach Estates, spelled with one letter o, after a Tampa road builder named Conners. A restaurant with a similar name, spelled with a second letter o, dominates searches for the word and has nothing to do with the plats.
Conners is 437 houses, not the whole neighborhood. The county park on Bluebill Avenue is Conner Park, the spelling on the county's own page.
How to check an address
An address belongs to Vanderbilt Beach if it is in ZIP 34108, west of Vanderbilt Drive, north of Vanderbilt Beach Road and south of the Cocohatchee River and Wiggins Pass, and on one of the Conners streets or the condominium streets.
The Conners streets include Conners Avenue, Channel Drive, Bayview Avenue, Bayside Avenue, Egret Avenue, Seabee Avenue, Seabreeze Avenue, Trade Winds Avenue, Oak Avenue, Flamingo Avenue, Heron Avenue, Willet Avenue, Germain Avenue and Palm Court. The condominium streets are Gulf Shore Drive, Bluebill Avenue, Flagship Drive, Launch Circle, Southbay Drive and Vanderbilt Drive. If an address is on none of these, it is not Vanderbilt Beach, whatever the listing says.
What schools, hospitals, shopping and roads are near Vanderbilt Beach in Naples?
Vanderbilt Beach in Naples is zoned by street group to Naples Park Elementary or Sea Gate Elementary, Pine Ridge or North Naples Middle, and Aubrey Rogers or Barron Collier High for 2026-27. NCH North Naples Hospital is about 8 minutes away by free-flow estimate from Vanderbilt Beach Road at Gulf Shore Drive.
Services here are county services, because Vanderbilt Beach is in unincorporated Collier County, not the City of Naples. Distances below are estimates for light traffic and run longer in season. School assignment is set by address and can change.
How distances were measured
Drive figures on this page are free-flow estimates from Vanderbilt Beach Road at Gulf Shore Drive, from road routing run October 7, 2026. Treat every minute figure as the light-traffic case; it runs longer in season and at commuting hours. The routing is a method note, not a source for any fact.
Zoned public schools and state grades
For the 2026-27 school year, the district's address tool, queried October 7, 2026, assigned addresses by street group. Assignment is set by address and can change; confirm with Collier County Public Schools' zone tool. The Ritz-Carlton Residences, Naples is not in the district table, so confirm by address.
| Street group | Elementary | Middle | High |
|---|---|---|---|
| Conners streets, Gulf Shore Drive condominiums, Regatta and Southbay Drive | Naples Park Elementary | Pine Ridge Middle | Aubrey Rogers High |
| Bluebill Avenue towers (Vanderbilt Towers, Surf Colony, Gulf Breeze) | Naples Park Elementary | North Naples Middle | Aubrey Rogers High |
| 100 and 280 Vanderbilt Beach Road (south side) | Sea Gate Elementary | Pine Ridge Middle | Barron Collier High |
| School | State grade, 2021-22 to 2025-26 |
|---|---|
| Naples Park Elementary | A in all five years |
| Sea Gate Elementary | A in all five years |
| Pine Ridge Middle | A in all five years |
| North Naples Middle | A in all five years |
| Aubrey Rogers High | A in 2023-24, 2024-25 and 2025-26 (opened August 2023) |
| Barron Collier High | A in all five years |
Source: Collier County Public Schools, 2025-2026 School and District Grades, and its zoning tool, as carried from our neighboring community research; letters only.
Hospitals and immediate care
NCH North Naples Hospital, 11190 Health Park Blvd, has an emergency department and is about 3.7 miles and 8 minutes from Vanderbilt Beach Road at Gulf Shore Drive. NCH Baker Hospital, 350 7th St N, also has an emergency department and is about 16 minutes away.
NCH Medical Group Immediate Care at 801 Vanderbilt Beach Rd is an immediate care clinic, not an emergency room; hours differ across directories, so confirm before you go. A hospital emergency room is not a trauma center, and the state's trauma list shows no Collier County trauma center. Call 911 in an emergency.
Shopping and the airports
| Destination | Miles | Free-flow minutes |
|---|---|---|
| Mercato | about 1.7 | about 4 |
| Pelican Bay | not stated | about 6 |
| NCH North Naples Hospital | about 3.7 | about 8 |
| Waterside Shops | about 4.0 | about 8 |
| I-75 Exit 111 (Immokalee Road) | not stated | about 13 |
| NCH Baker Hospital | not stated | about 16 |
| Fifth Avenue South | about 9.4 | about 18 |
| Naples Airport | about 9.9 | about 19 |
| Coconut Point (Estero) | about 12.0 | about 21 |
| Southwest Florida International (RSW) | about 29.3 | about 42 |
Source: free-flow road routing from Vanderbilt Beach Road at Gulf Shore Drive, run October 7, 2026; free-flow estimates, longer in season.
Waterside Shops at 5415 Tamiami Trail N lists Monday to Saturday 10 a.m. to 6 p.m. and Sunday 11 a.m. to 5 p.m. on its own site, as read October 31, 2026. Mercato's own site states no hours.
Fire and county services
North Collier Fire Control and Rescue District levies 1.0000 mill in the Vanderbilt Beach millage areas. This page names no station and prints no response time, because the records behind it hold none for the neighborhood. Call 911 in an emergency.
North Collier Fire's ocean rescue program began staffing Vanderbilt Beach on July 1, 2026, 9 a.m. to 5 p.m., and unveiled the county's first ocean rescue tower at the Vanderbilt Beach turnaround in early September 2026, as WGCU reported. Confirm current hours before a beach day.
2026 projects on Gulf Shore Drive and Vanderbilt Drive
The Vanderbilt Beach Beautification MSTU's October 1, 2026 agenda reports the west-side Gulf Shore Drive sidewalk from 10701 to 9485 Gulf Shore Drive "should be completed in the next 2 weeks" and a survey and study for the southeast Gulf Shore Drive section. The Vanderbilt Drive pathway is complete except final sod and clean-up.
The traffic signal relocation at Vanderbilt Beach Road and Vanderbilt Drive is deferred to April 2027, per the committee's October 2026 agenda. The Wiggins Pass median reconfiguration is in plan design, a Vanderbilt Drive lighting design proposal is $38,579, and a Conner Park fence extension is on a purchase order.
Vanderbilt Beach Road work inland
Collier County is widening Vanderbilt Beach Road east of US 41 to east of Goodlette-Frank Road, from four to six lanes over about 1.8 miles, with a two-year construction period from June 2026. The Vanderbilt Beach Road Extension Phase One opened June 12, 2026.
Both projects are inland and not at the beach. They matter to the drive east from Vanderbilt Beach during construction, so allow extra time and ask the county for current lane closures.
Frequently Asked Questions about Vanderbilt Beach Naples FL condos and homes for sale
Vanderbilt Beach Naples FL condos and homes for sale are 437 Conners canal houses and 2,049 condominium units in ZIP 34108, with 111 qualified county sales in the 12 months to August 31, 2026. Each answer below draws on county, MLS, state, association or developer records. Data updated: October 2026.
Where is Vanderbilt Beach in Naples?
Vanderbilt Beach is the Gulf-front neighborhood of North Naples in unincorporated Collier County, ZIP 34108. The Vanderbilt Beach Residents Association commonly bounds it by the Cocohatchee River on the north, Vanderbilt Beach Road on the south, Vanderbilt Drive on the east and the Gulf on the west, so it sits in Naples, west of Vanderbilt Drive.
How many homes are in Vanderbilt Beach, Naples?
The 2026 county roll counts 2,486 homes in Vanderbilt Beach: 437 single-family houses on the Conners Vanderbilt Beach Estates plats and 2,049 condominium units in 50 recorded condominiums. The roll's unit count is not the number of residences, which is lower at some buildings, so a building's own count may differ.
Is Vanderbilt Beach in the City of Naples?
No. Vanderbilt Beach is in unincorporated Collier County, ZIP 34108, and the 2026 roll shows a municipal millage of 0.0000 in all eight of its millage areas. Park Shore and The Moorings, farther south, are inside the City of Naples and carry City millage that Vanderbilt Beach does not.
What do Vanderbilt Beach homes sell for?
Vanderbilt Beach in Naples had 111 qualified county sales in the 12 months to August 31, 2026, at a $1,055,000 median. The split: 106 homes, namely 20 Conners houses at $3,050,000 and 86 condominium units at $930,000, plus 5 Conners lots with no residence row, so read the product you are buying.
What do Vanderbilt Beach condos sell for?
Collier County recorded 86 qualified condominium unit sales in Vanderbilt Beach in the 12 months to August 31, 2026, at a $930,000 median, the midpoint of the two middle sales, from $150,000 to $12,600,000. The prior 12 months recorded 52 at $1,350,000, and the building mix differed between the two years.
What do Conners homes in Vanderbilt Beach sell for?
Collier County recorded 20 qualified Conners house sales in Vanderbilt Beach in the 12 months to August 31, 2026, at a $3,050,000 median, the midpoint of the two middle sales, from $1,449,000 to $7,300,000. The prior 12 months recorded 17 at $3,600,000, from $1,850,000 to $9,500,000.
What are the lowest-priced condos in Vanderbilt Beach?
Vanderbilt Towers on Bluebill Avenue recorded the lowest county median: 9 qualified sales at $320,000 in the 12 months to August 31, 2026, from $150,000 to $509,000. Vanderbilt Surf Colony recorded 14 at $761,500. Vanderbilt Hideaway had one sale at $375,000 and Vanderbilt Palms one at $466,000; a single sale is listed, not a median.
What was the highest Vanderbilt Beach sale this year?
The highest county sale in the 12 months to August 31, 2026 was $12,600,000 at The Vanderbilt, a 19-unit condominium built in 2005, on April 28, 2026. The next were $7,500,000 and $6,900,000 at The Beach Tower at Moraya Bay and $7,300,000 and $6,500,000 for two Conners houses.
What is the price per square foot in Vanderbilt Beach?
The Southwest Florida MLS, as entered by listing agents, shows a median $736 per living square foot for closings from September 3, 2025 to September 3, 2026. Conners houses run $1,024 on 21 closings and condominium units $633 on 92. The county record carries no living area, so this page prints no county per-foot figure.
How long do Vanderbilt Beach homes take to sell?
The Southwest Florida MLS, as entered by listing agents, shows a median 98 days on market (n 111) and a median sale-to-list of 93.9 percent (n 111) for closings from September 3, 2025 to September 3, 2026. Conners houses took a median 133 days, and condominium units 94.5 days (n 90).
Why is the Vanderbilt Beach median lower than last year?
The whole-set county median moved from $1,695,000 on 70 sales to $1,055,000 on 111 because the mix shifted toward the Bluebill Avenue towers, with condominium sales rising from 52 at $1,350,000 to 86 at $930,000. A medians table records what closed; it is not an appreciation index.
When was Vanderbilt Beach built?
The 2026 roll gives residence years of 1952 to 2025 for Vanderbilt Beach homes, median 1985: Conners houses 1952 to 2025, median 1995, and condominiums 1969 to 2016, median 1984. Platting of the Conners canal grid began in 1953 and finished in 1959. A county year records the structure, not a permit date.
Is there an HOA in Vanderbilt Beach?
No master association governs Vanderbilt Beach, and there is no neighborhood gate and no CDD. Each condominium is its own Chapter 718 association, and some buildings have several. The Vanderbilt Beach Residents Association, which traces to the 1968 property owners association, asks households to join for $35 a year, per its join page, undated, read October 31, 2026.
What are condo fees in Vanderbilt Beach?
No association we reviewed publishes a budget except Bayshores, so the estoppel certificate states one unit's current assessment, special assessments and arrears. Bayshores of Vanderbilt Beach's own FAQ, updated January 1, 2025, states $4,900 per unit per quarter: one building's published figure, not a Vanderbilt Beach rate.
What are the Vanderbilt Beach MSTUs?
Two county MSTUs appear on the tax bill. The Beautification MSTU levied 0.5000 mill for FY26, and 0.4650 mill was adopted for FY2026-27. The Waterway MSTU levies 0.3000 mill for dredging between the Bluebill Bridge and the Cocohatchee River; its agenda says the Vanderbilt Beach canals are outside its scope.
What are property taxes in Vanderbilt Beach, Naples?
The 2026 millage in Vanderbilt Beach runs 9.8346 to 10.1387 mills, about $9.83 to $10.14 per $1,000 of taxable value, with no city millage. The roll's median total tax is $7,562.44 for condominium units and $20,951.01 for Conners houses, current owners' bills and not a buyer's; the November notice controls.
Can you rent out a Vanderbilt Beach condo?
Leasing is set building by building. Bayshores units carry a 14-day minimum and Gulfshores units 30 days, per their FAQ updated January 1, 2025, and Barefoot Pelican limits January to March to 30-day rentals, per its site as read October 31, 2026. Request each building's current rules in writing; Collier County also requires short-term rental registration.
Are pets allowed in Vanderbilt Beach condos?
Pet rules vary by building. Bayshores and Gulfshores prohibit pets per their FAQ updated January 1, 2025, and Vanderbilt Towers Unit 1's rules say "All Pets are Forbidden". The Beach Tower at Moraya Bay lets owners keep a reasonable number of pets, but not guests or tenants, per its declaration as carried. Request the current rules.
Is Vanderbilt Beach gated?
No. Vanderbilt Beach in Naples has no gate on the neighborhood, and its streets are public county roads. Some buildings control their own entry: Barefoot Pelican describes itself as "an intimate gated community" on its site, as read October 31, 2026. Ask each building how it handles entry and guests before you tour, and read its rules in writing.
Is Vanderbilt Beach a public beach?
Yes. The beach is public seaward of the mean high water line under Collier County Ordinance 2018-31, and Vanderbilt Beach Park at 100 Vanderbilt Beach Road is a county park open year round, 8 a.m. to sunset. Buildings and clubs sit behind the sand, so confirm access points and hours on the county's park page.
How much does it cost to park at Vanderbilt Beach?
Visitors without a Collier County resident beach parking permit pay a flat $10 a day by mobile pay at Vanderbilt Beach Park, per a county information sheet dated 9-16-26, and full-time residents and Collier taxpayers can get a free permit. Conner Park also charges $10, and Bluebill Beach Access is drop-off only. Fees change.
Can I keep a boat at a Vanderbilt Beach home?
The Conners canals and Vanderbilt Lagoon lead through Water Turkey Bay to Wiggins Pass, a pass the county dredges, so check draft, bridge clearance and shoaling on the water. The Waterway MSTU's agenda says the canals are outside its scope. Barefoot Pelican's site states 43 private slips; the nearest county ramp is Cocohatchee River Park.
Is Vanderbilt Beach in a flood zone?
Vanderbilt Beach's flood zone is set building by building. Of 47 sampled building address points on the effective FEMA map, 41 read Zone AE at 10 feet, 2 read AE at 11 feet, 3 read shaded Zone X and 1 returned no record; none read VE. A narrow strip west of Gulf Shore Drive is Zone VE.
What happened at Vanderbilt Beach in Hurricane Helene?
The National Weather Service's Miami report on Hurricane Helene, September 26, 2024, says surge easily overtopped dunes at Naples-area beaches, sand piled a few feet deep along Gulf Shore Drive in Vanderbilt Beach, and water entered several structures along the Intracoastal Waterway in Vanderbilt Beach. We found no public report naming a building's flood depth.
Do Vanderbilt Beach condos need milestone inspections?
Milestone inspections apply to condominium buildings of three or more habitable stories, first due by 30 years after occupancy, or 25 years within three miles of the coastline, as the statute is carried; verify the current text. Sea Chase's own site posts a 2024 milestone inspection report. Ask each association for its inspection and reserve records.
What is being built at Vanderbilt Beach?
The Ritz-Carlton Residences, Naples, Stock Development's 128-residence condominium between the Gulf and Vanderbilt Lagoon, was approved March 1, 2021, and its two tallest buildings topped off in April 2025. Paraiso Beach Club, a members-only club at 10025 Gulf Shore Drive, broke ground July 15, 2026, with opening expected in the fourth quarter of 2027, as reported.
Is the Ritz-Carlton Residences, Naples on the county roll yet?
The Ritz-Carlton Residences, Naples was not on the 2026 county roll when we checked (0 parcels in the bundle dated October 27, 2026) and has no recorded sale in the county file. We found no occupancy announcement as of October 31, 2026. Ask a Domain Realty Group agent for the current status.
What schools serve Vanderbilt Beach, Naples?
For 2026-27, Conners streets, Gulf Shore Drive condominiums and Regatta are zoned to Naples Park Elementary, Pine Ridge Middle and Aubrey Rogers High, and the Bluebill Avenue towers go to North Naples Middle. The south side of Vanderbilt Beach Road goes to Sea Gate Elementary. Confirm by address with the district.
How does Vanderbilt Beach compare with Pelican Bay?
Pelican Bay, across Vanderbilt Beach Road, has a Foundation assessment, private beaches and optional golf. Vanderbilt Beach has no master association, a public county beach and no golf of its own. County condominium medians were $1,550,000 on 191 sales in Pelican Bay and $930,000 on 86 units in Vanderbilt Beach.
How do I see Vanderbilt Beach Naples condos and homes for sale?
Open the current listings on our properties page, which opens on today's list, or call Domain Realty Group at 239-441-2816 and ask an agent to pull the recorded sales for your building or street before you tour. Tell us whether you want a condominium or a Conners house, because the two sit in very different price tiers.
Talk to a Domain Realty Group Vanderbilt Beach specialist
Domain Realty Group shows Vanderbilt Beach condominiums and Conners canal houses to buyers from our Naples office on Galleria Court, using the 111 qualified Vanderbilt Beach sales we tracked in the county record for the 12 months to August 31, 2026. Call 239-441-2816. Data updated: October 2026.
Ready to see Vanderbilt Beach condos and homes?
Those 111 sales include 106 homes, 20 Conners houses at $3,050,000 and 86 condominium units at $930,000, plus 5 Conners lots the 2026 roll codes as miscellaneous residential with no residence row. Start with the building or street and what must be settled before an offer: the estoppel certificate, the master policy, the flood zone and elevation certificate, and the roof and insurance quote. Jesse and Marc's own guide to the neighborhood is on the McGreevy and Comisar Vanderbilt Beach page. Contact us, or call 239-441-2816 to speak with our agents.
For the newest listings, open these searches. Compare the Gulf-front buildings with our Naples beachfront condos guide, the canal houses with our Naples waterfront homes guide and the top tier with our Naples luxury homes guide.
- Vanderbilt Beach Naples condos and homes for sale
- Vanderbilt Beach Naples condos and homes listed in the last 30 days
Compare Vanderbilt Beach with its neighbors on our guides to Pelican Bay, Pelican Isle and Barefoot Beach, or browse all Naples communities.
Domain Realty Group, Naples office: 9180 Galleria Ct #200, Naples, FL 34109. Phone 239-441-2816.
Thinking of selling a Vanderbilt Beach condo or house?
Of the 106 county home sales in the 12 months to August 31, 2026, 12 closed under $500,000, 38 from $500,000 to $999,999, 25 from $1,000,000 to $1,999,999, 17 from $2,000,000 to $3,999,999 and 14 at $4,000,000 or more, so a Bluebill tower unit, a Gulf Shore Drive condominium and a Conners house sit in different tiers. Our home valuation page offers a free valuation, and you can also use the contact page or reach our agents at 239-441-2816.
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About Domain Realty Group in Naples
Domain Realty Group is a Southwest Florida real estate team based at 9180 Galleria Ct #200 in Naples, with offices in Bonita Springs and Fort Myers, working 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. We tracked the county record of 181 qualified Vanderbilt Beach sales over 24 months, and read the county, school district, state, insurer and lender documents, to build this page.
The team is led by Jesse McGreevy and Marc Comisar, with over 45 years of combined direct experience between them. Meet our agent-partners on our agents page and learn about Domain Realty Group. Domain Realty Group has been the number one team in Southwest Florida since 2012, and our Naples office on Galleria Court serves buyers and sellers across Naples, from North Naples and Vanderbilt Beach to the city and East 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
239-441-2816
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, Naples condos for sale and current listings.
Sources
Every figure on this page traces to a source below. County figures come from the Collier County Property Appraiser public data files, 2026 roll and recorded sales, with the sales window ending August 31, 2026 and the bundle dated October 27, 2026. Association, developer, government and news facts were read on the dates shown; entries marked carried come from an earlier research read and were not requested again.
Distances are free-flow road routing from Vanderbilt Beach Road at Gulf Shore Drive, run October 7, 2026, and FEMA flood facts are from the FEMA National Flood Hazard Layer, panel 12021C0189J effective February 8, 2024, as sampled October 7 and October 21, 2026; both are method notes without a link. Listing portals, brokerage pages, data aggregators and the property appraiser's and clerk's websites are not cited or linked, by policy.
Vanderbilt Beach figures: county records and MLS
- Collier County Property Appraiser public data files, 2026 roll and recorded sales: 2,486 homes with a residence on the roll, bundle dated October 27, 2026
- Collier County qualified recorded sales for Vanderbilt Beach: 12 months, prior 12 months, 24 months and 36 months to August 31, 2026, computed by script October 31, 2026
- Collier County Property Appraiser public data files, 2026 roll: millage areas, roll medians, homestead counts, worked first-year bills, principal and interest and one-time buyer costs, computed by script October 31, 2026
- Collier County Property Appraiser public data files, 2026 roll and recorded sales for the peer sets (Pelican Bay, Naples Park, Park Shore, The Moorings, Kalea Bay, Pelican Isle, Wiggins Bay and Barefoot Beach), window ending August 31, 2026, computed by script October 31, 2026
- Southwest Florida MLS (Matrix), closed sales September 3, 2025 to September 3, 2026, pulled September 3, 2026
- Southwest Florida MLS (Matrix), pull of October 7, 2026
Vanderbilt Beach Residents Association and county taxing districts
- Vanderbilt Beach Residents Association, history (read October 31, 2026)
- Vanderbilt Beach Residents Association, join page (read October 31, 2026)
- Vanderbilt Beach Residents Association, legal documents (read October 31, 2026)
- Vanderbilt Beach Residents Association, 1954 deed of restrictions (read October 31, 2026)
- Vanderbilt Beach Residents Association, MSTU page (carried, October 2026)
- Collier County, Vanderbilt Beach Beautification MSTU advisory committee (read October 31, 2026)
- Collier County, Vanderbilt Waterway MSTU advisory committee (read October 31, 2026)
- Collier County, Vanderbilt Beach MSTU agenda backup, October 1, 2026 (read October 31, 2026)
- Collier County, Vanderbilt Beach MSTU agenda backup, August 6, 2026 (carried)
- Collier County, Vanderbilt Waterway MSTU agenda backup, April 9, 2026 (read October 31, 2026)
- Collier County, resolution adopting the FY 26-27 millage rates (carried)
- Florida Department of Revenue, 2025 Collier taxing authority code descriptions (carried)
- Collier County, planned unit development master list, June 11, 2026 (carried)
Condominium buildings, developers and projects
- The Beach Tower at Moraya Bay, home page (read October 31, 2026)
- The Beach Tower at Moraya Bay, our community page (read October 31, 2026)
- The Beach Tower at Moraya Bay, public resources and documents page (read October 31, 2026)
- The Beach Tower at Moraya Bay, condominium documents (carried)
- Barefoot Pelican, home page (read October 31, 2026)
- Barefoot Pelican, about page (read October 31, 2026)
- Sea Chase, home page (read October 31, 2026)
- Sea Chase, rules and regulations updated 12-22 (carried)
- Bayshores and Gulfshores of Vanderbilt Beach, FAQ, updated January 1, 2025 (read October 31, 2026)
- Baypoint, public page (read October 31, 2026)
- Vanderbilt Towers Unit 1, rules and regulations (read October 31, 2026)
- The Ritz-Carlton Residences, Naples, developer site (read October 31, 2026)
- The Ritz-Carlton Residences, Naples, amenities page (read October 31, 2026)
- The Ritz-Carlton Residences, Naples, news page (read October 31, 2026)
- The Ritz-Carlton Residences, Naples, fact sheet (carried)
- Stock Development, The Ritz-Carlton Residences, Naples project page (read October 31, 2026)
- Florida YIMBY, The Ritz-Carlton Residences, Naples nears completion, June 2026 (read October 31, 2026)
- WINK News, commissioners approve One Naples development (read October 31, 2026)
- WINK News, Stock Development rebrands One Naples as The Ritz-Carlton Residences, Naples (carried)
- Gulfshore Business, Paraiso Beach Club breaks ground on Vanderbilt Beach site, July 16, 2026 (read October 31, 2026)
- Naples Press, Paraiso founders highlight vision at groundbreaking ceremony (read October 31, 2026)
- Naples Press, public access versus private beach club, October 23, 2025 (carried)
- The Ritz-Carlton, Naples hotel, overview (read October 31, 2026)
- Hospitality Design, The Ritz-Carlton, Naples reopens (carried)
- Waterside Shops, home page (read October 31, 2026)
- Mercato, home page (read October 31, 2026)
Beaches, parks, boating, schools and civic services
- Collier County Parks, Vanderbilt Beach Park (carried, October 2026)
- Collier County Parks, mobile pay-to-park information sheet, 9-16-26 (carried)
- Collier County Parks, beach parking information (carried)
- Collier County Parks, Conner Park (carried)
- Collier County Parks, Bluebill Beach Access (carried)
- Collier County Parks, dogs in parks (carried)
- Collier County Parks, Cocohatchee River Park (carried)
- Collier County Parks, boat ramp permits (carried)
- Florida State Parks, Delnor-Wiggins Pass State Park hours and fees (carried)
- Florida Department of Environmental Protection, Wiggins Pass inlet management plan, April 2018 (carried)
- Collier County, Beach Renourishment Project Update, December 24, 2025 (read October 31, 2026)
- WGCU, first ocean rescue tower unveiled on Vanderbilt Beach, September 8, 2026 (read October 31, 2026)
- WGCU, Vanderbilt Beach gets lifeguards, June 30, 2026 (read October 31, 2026)
- Gulfshore Business, lifeguards to debut at Vanderbilt Beach (read October 31, 2026)
- Collier County, Vanderbilt Beach Road Extension Phase One opening, June 2026 (carried)
- Collier County Public Schools, 2025-2026 School and District Grades (carried)
- Collier County Public Schools, interactive zoning tool (named for address checks)
- Florida Department of Education, report card for Naples Park Elementary (carried)
- NCH Healthcare System, Naples locations (carried)
- NCH Healthcare System, immediate care services (carried)
- Collier County, short-term vacation rental registration (carried)
Flood, hurricanes, insurance and condominium law
- Collier County, 2026 flood protection newsletter (carried)
- National Hurricane Center, Hurricane Ian tropical cyclone report (carried)
- National Weather Service Miami, Hurricane Ian summary (carried)
- National Weather Service Miami, Hurricane Helene impact narratives (carried)
- National Weather Service Miami, Debby summary (carried)
- National Weather Service Miami, Milton impact narratives (carried)
- National Weather Service Miami, Hurricane Irma (carried)
- Florida Department of Environmental Protection, Coastal Construction Control Line FAQ (carried)
- Florida Statutes, section 161.053, coastal construction (carried)
- Florida Statutes 2026, section 553.899, milestone inspections (carried)
- Florida Statutes 2025, section 718.112 (carried)
- Florida Statutes 2025, section 718.111 (carried)
- Florida Statutes 2025, section 627.714 (carried)
- United States Code, 42 U.S.C. 4012a, flood insurance purchase requirement (carried)
- Citizens Property Insurance, flood requirement (carried)
- Citizens Property Insurance, flood coverage rules take effect (carried)
- Florida Realtors, new Florida flood disclosure requirements, August 29, 2024 (carried)
- Florida Building Commission, 2023 code effective dates (carried)
- My Safe Florida Home, wind mitigation Form 1802 explained (carried)
- Fannie Mae Selling Guide, ineligible projects (carried)
- Fannie Mae Selling Guide, full review process (carried)
- Freddie Mac Guide, section 5701.3 (carried)
Peer communities: their own pages
- Pelican Bay Foundation, where it all started (read October 31, 2026)
- Pelican Bay Foundation, our beaches (read October 31, 2026)
- Pelican Bay Foundation, estoppel document 2026-2027 (carried)
- Pelican Bay Foundation, resale capital assessment document, fiscal 2027 (carried)
- Pelican Bay Foundation, declaration amendment on leasing, May 28, 2019 (carried)
- Pelican Bay Foundation, information for real estate professionals (carried)
- Collier County, Pelican Bay Services Division board agenda packet, June 10, 2026 (carried)
- Club Pelican Bay, golf (read October 31, 2026)
- Park Shore Association, beach park (read October 31, 2026)
- Park Shore Association, membership questions (carried)
- Naples Park Area Association (read October 31, 2026)
- Moorings Country Club (read October 31, 2026)
- Pelican Isle Yacht Club (read October 31, 2026)
- Wiggins Bay Foundation (read October 31, 2026)
- Kalea Bay Tower 400 association, public FAQ document (carried)
- Domain Realty Group, Pelican Bay community guide, read October 31, 2026
- Domain Realty Group, Pelican Isle community guide, read October 31, 2026
- Domain Realty Group, Barefoot Beach community guide, read October 31, 2026