Naples beachfront real estate covers a range of communities along the Gulf Coast, from the broader corridor of Park Shore, the Moorings, and Coquina Sands along Gulf Shore Boulevard to the private enclave of Bay Colony within Pelican Bay. Bay Colony is one of the few places in Naples with private beach club access, a gated condo address on the Gulf, and a sub-community where only 24 beachfront condos changed hands in the last 12 months, ranging from $1.93M to $10M. The Strand at Bay Colony is something rarer still - a small collection of single-family estate homes on the water, where transactions happen once every year or two. Pricing has ranged from $12.5M to $19M over the last decade, and one home is currently on the market asking $34,900,000 ($4,840/SF). This edition covers the May 2026 Naples luxury market data, a direct comparison of Bay Colony versus the Gulf Shore Boulevard beachfront corridor, and a detailed look at The Strand at Bay Colony estate home sales.
Sources: William Raveis Naples Luxury Properties Market Report, May 2026. NABOR Southwest Florida MLS Listing and Sales Summary, May 2026.
This month I am focusing on one of the more distinctive corners of the Naples market: the beachfront enclave within Pelican Bay. Bay Colony and The Strand at Bay Colony are both Gulf-front communities within the Pelican Bay master plan, but they serve very different buyer profiles. Bay Colony is one of the few places in Naples where private beach club access, a gated condo address on the Gulf, and fewer than 25 beachfront trades per year from $1.93M to $10M, ranging from $735-$2,891 SqFt, with an average at $1,581 SqFt. The Strand at Bay Colony is something rarer still - a small collection of single-family estate homes on the water, where transactions happen once every year or two and pricing has ranged from $12.5M to $19M over the last decade and one home is currently on the market asking $34,900,000 ($4,840/SF).
Inside this edition: the full May 2026 luxury market data from NABOR and William Raveis, five years of Pelican Bay market trend charts above $2M, a head-to-head look at Bay Colony condos versus the Gulf Shore Boulevard corridor, a breakdown of The Strand at Bay Colony estate home sales over the last 10 years, and June area real estate news including the first closing at the Naples Beach Club, A Four Seasons Resort.
If any of this raises questions or the timing feels right, reach out directly. I am glad to walk through what the current inventory means for your position - whether you are buying, selling, or simply tracking the market
I hope you and your family have a great 4th of July and celebrate America’s 250th!
Matt
What Does the May 2026 Naples Luxury Market Data Show?
The numbers from May 2026 point to a market that is moving faster than the headline inventory figures suggest. Closed sales above $1M west of US-41 are up 39% for single-family and 19% for condos on a rolling 12-month basis, while the pool of available listings has contracted by roughly 20% in both categories. That combination - more closings, fewer listings - is creating real compression in well-priced inventory. The $1.5M-$5M NABOR tier tells the same story: 26.5% more closings year over year while months of supply has been cut nearly in half. Median prices are holding across most tiers, though averages are softer in some categories, which reflects the mix of transactions rather than a directional price correction. The full detail is in the tables below:
| Metric | Single Family | Condo | YoY Change |
|---|---|---|---|
| Closed Sales | 438 | 548 | +39% SF / +19% Condo |
| Median Closed Price | $6,200,000 | $1,875,000 | +107% SF / -7% Condo |
| Average Closed Price | $5,542,160 | $2,464,263 | -11% SF / -11% Condo |
| Active Inventory | 460 | 541 | -21% SF / -19% Condo |
| Months of Supply | 13 | 12 | Contracting YoY in both |
Source: NABOR Southwest Florida MLS via InfoSparks. $1.5M-$5M price tier, Naples area, 12-month rolling through May 2026.
| Metric | Current Period | YoY Change | Prior Period |
|---|---|---|---|
| Closed Sales | 1,223 | +26.5% | 967 |
| Median Closed Price | $2,225,000 | -5.3% | $2,350,000 |
| Active Inventory | 899 | -29.4% | 1,273 |
| Months of Supply | 7.7 | -45.4% | 14.1 |
| Avg Days on Market | 106 | +15.2% | 92 |
| Pct of List Price Received | 92.8% | - | - |
Source: NABOR Southwest Florida MLS via InfoSparks. $1.5M-$5M price tier, Naples area, 12-month rolling through May 2026.
| Metric | Current Period | YoY Change | Prior Period |
|---|---|---|---|
| Closed Sales | 265 | +17.3% | 226 |
| Median Closed Price | $7,300,000 | -0.7% | $7,350,000 |
| Available Inventory | 369 | -21.0% | 467 |
| Months of Supply | 13.8 | -31.3% | 20.1 |
| Days on Market | 160 | +11.1% | 144 |
Source: NABOR Southwest Florida MLS via InfoSparks. $5M+ price tier, Naples area, 12-month rolling through May 2026.
What Does the May 2026 Naples Beachfront Area Luxury Market Data Show?
The broader market data above sets the stage for where beachfront communities sit within it. Pelican Bay is the master-planned community that contains both Bay Colony and The Strand at Bay Colony. Neither NABOR nor William Raveis breaks out Bay Colony separately in their standard reports, so the Pelican Bay community snapshot is the closest available benchmark. The Naples Beach submarket data below covers the three ZIP codes that make up the full coastal corridor - 34102, 34103, and 34108 - providing a wider view of beachfront activity across Old Naples, Park Shore, and Pelican Bay combined.
Pelican Bay recorded stronger sales volume year over year in both property types, with inventory pulling back sharply. The supply contraction is the headline - single-family months of supply dropped 45% and condo months of supply dropped 12%. Average prices declined modestly, reflecting the mix of transactions rather than a fundamental shift in values at the upper end.
| Property Type | Inventory | Closed Sales | Mo. Supply | Avg Sale Price | Price YoY |
|---|---|---|---|---|---|
| Single Family | 35 (-29%) | 76 (+29%) | 5.5 (-45%) | $3,334,438 | -13% |
| Condo | 167 (-4%) | 228 (+9%) | 8.8 (-12%) | $2,002,614 | -8% |
Source: William Raveis Community Snapshot Report, May 2026. Pelican Bay neighborhood, 12 months ending May 2026. All price points.
These are monthly figures for May 2026 only, not 12-month rolling. ZIP 34108 covers the Pelican Bay area. Do not compare directly with the community snapshot above.
| Metric | May 2026 | May 2025 | Change | Notes |
|---|---|---|---|---|
| Median Closed Price | $1,180,000 | $1,250,000 | -5.6% | All price points |
| Total Sales | 60 | 73 | -17.8% | Monthly count |
| Active Inventory | 476 | 628 | -24.2% | Monthly snapshot |
| Avg Days on Market | 118 | 98 | +20.4% | Monthly avg |
Source: NABOR Listing and Sales Summary, May 2026. ZIP 34108. Monthly only - not rolling 12-month. All property types.
The Naples Beach submarket combines the full beachfront corridor from Old Naples through Pelican Bay. This is a broader geographic read than the Pelican Bay community snapshot above. The May 2026 single-family median of $4,600,000 - up 71.6% from May 2025 - reflects a thin month of higher-end closings rather than a straight-line price move. The year-to-date single-family median of $3,100,000 is the more reliable baseline.
| Metric | May 2025 | May 2026 | Chg | YTD 2025 | YTD 2026 | Chg |
|---|---|---|---|---|---|---|
| SF Total Sales | 50 | 43 | -14% | 253 | 275 | +8.7% |
| SF Median Closed Price | $2,681,250 | $4,600,000 | +71.6% | $3,250,000 | $3,100,000 | -4.6% |
| SF Inventory | 685 | 506 | -26.1% | - | - | - |
| Condo Total Sales | 100 | 125 | +25% | 438 | 578 | +32% |
| Condo Median Price | $1,085,000 | $1,160,000 | +6.9% | $1,172,500 | $1,155,000 | -1.5% |
| Condo Inventory | 1,054 | 817 | -22.5% | - | - | - |
Source: NABOR Local Market Update, Naples Beach (34102, 34103, 34108), May 2026. Monthly and YTD. All property types.
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How Has the Pelican Bay Real Estate Market Trended Over Five Years?
The market data above covers the broader Naples luxury segments. These charts zoom in on the Pelican Bay area specifically, tracking single-family and condo sales above $2M over the last five years. Read together, they show how absorption, pricing, and days on market have moved in the community that contains Bay Colony and The Strand at Bay Colony.
The average sale price for single-family homes and condominiums priced above $2M in the Pelican Bay area over the last 12 months, compared to the same 12-month period a year ago.
The average price per square foot for single-family homes and condominiums priced above $2M in Pelican Bay over the last 12 months. Tracks value density independent of unit size fluctuations in the sales mix.
How long it would take to sell all active listings at the current pace with no new listings added. In the Naples luxury market, thresholds run higher than the national 6-month benchmark, particularly above $5M.
Active listings above $2M in the Pelican Bay area for May 2026 versus May 2025. Inventory contraction here is directly relevant to Bay Colony buyers, where the active pool at any given moment is already thin.
New listings coming to market above $2M in the Pelican Bay area over the last 12 months. New listing pace relative to closed sales pace is one of the cleaner leading indicators of where supply is heading.
Contracts executed on properties above $2M in Pelican Bay over the last 12 months. Pending activity leads closings by 30-60 days and gives a forward read on where closed volume is heading.
Closed sales above $2M in the Pelican Bay area over the last 12 months versus the same period a year ago. Captures how aggressively the buyer pool has been absorbing available inventory.
Total dollar volume of closed sales above $2M in Pelican Bay over the last 12 months. Captures both the number of transactions and the price mix - a useful cross-check against unit count alone.
Average days from list date to contract for properties above $2M in Pelican Bay over the last 12 months. In a community like Bay Colony, where listings are scarce, days on market is often more a function of pricing accuracy than buyer demand.
The ratio of sold price to last list price for properties above $2M in Pelican Bay. Figures below 100% indicate the final price came in below the last asking price. Captures negotiation dynamics and how aggressively sellers are pricing relative to what buyers will pay.
What Makes Bay Colony the Most Private Beachfront Address in Pelican Bay?
The charts above reflect Pelican Bay as a whole. Bay Colony is a different conversation. Sitting at the northern end of the Pelican Bay master plan, Bay Colony is its own gated world within the Pelican Bay community, with approximately 865 residences, its own gatehouse and guard staff on Bay Colony Drive, and direct Gulf frontage that the rest of Pelican Bay does not share. In addition to access to all of Pelican Bay’s amenities, Bay Colony Naples residents also have exclusive access to their own beach and tennis club.
The beach access distinction matters. Pelican Bay provides tram service to the Gulf for its broader resident community. Bay Colony has a separate private beach club that is not shared with Pelican Bay at large. One community is open within its own bounds; the other is gated and private even from its neighbors within the same master plan.
The condo towers in Bay Colony are mostly high-rise with one mid-rise, with most units in the 2,200 to 3,500 square foot range and some larger residences of 5,000 to 6,000+ square feet above that. There are 11 luxury condominium buildings within Bay Colony, and 6 sit directly on the beach, providing a total of 407 beachfront condos. Of those, fewer than 25 change hands in a typical year, while Bay Colony recorded 45 total condo sales across all 11 buildings in the last 12 months. That scarcity is structural, not cyclical. The community is built out, so what comes to market is existing inventory, not new supply, and the buyer pool competes for it accordingly.
The Pelican Bay condo average of $2,002,614 shown in the community snapshot above covers the full neighborhood. Bay Colony condos price at a significant premium to that figure, with sales averaging $4,119,737 over the first half of 2026.
What Is the Area Real Estate News for June 2026?
Naples Developer McCabe Closes First on Four Seasons Unit
Developer Phil McCabe became the first buyer to close on a residence at the Naples Beach Club, A Four Seasons Resort, taking a Beach House unit. The first closing at a project of this scale sets the pricing precedent for remaining inventory and confirms demand at the upper end of the beachfront hospitality real estate category.
Full Story →
Naples Developer McCabe Closes First on Four Seasons Unit
Developer Phil McCabe became the first buyer to close on a residence at the Naples Beach Club, A Four Seasons Resort, taking a Beach House unit. The first closing at a project of this scale sets the pricing precedent for remaining inventory and confirms demand at the upper end of the beachfront hospitality real estate category.
Mixed-Use Condo Project Approved Near Gordon River Bridge
A three-story mixed-use development called The Viceroy has received approval for a site near the Gordon River bridge, just outside downtown Naples. The low-density project includes underground and surface parking for residents, visitors, and the public.
Full Story →
Mixed-Use Condo Project Approved Near Gordon River Bridge
A three-story mixed-use development called The Viceroy has received approval for a site near the Gordon River bridge, just outside downtown Naples. The low-density project includes underground and surface parking for residents, visitors, and the public.
Hotel Inspired by 1889 Naples Hotel Welcomes First Guests
A new hotel in Old Naples rooted in the 1889 Naples Hotel history has opened and welcomed its first guests, adding another boutique option to the downtown corridor.
Full Story →
Hotel Inspired by 1889 Naples Hotel Welcomes First Guests
A new hotel in Old Naples rooted in the 1889 Naples Hotel history has opened and welcomed its first guests, adding another boutique option to the downtown corridor.
Barneys New York to Relaunch in Naples Bayfront This Year
Bayfront in Naples has signed a lease with Barneys New York for what is expected to be the first U.S. store since the brand's 2020 closure, reinforcing Bayfront's push to anchor a new chapter of Naples luxury retail.
Full Story →
Barneys New York to Relaunch in Naples Bayfront This Year
Bayfront in Naples has signed a lease with Barneys New York for what is expected to be the first U.S. store since the brand's 2020 closure, reinforcing Bayfront's push to anchor a new chapter of Naples luxury retail.
Mediterra Advances New Sports and Lifestyle Center
Steel installation, slab pours, and second-floor structural work are now complete on Mediterra's new Sports and Lifestyle Center. Scheduled for completion in summer 2027, the facility includes a 5,600-square-foot fitness center, expanded spa, physical therapy space, bocce garden, and outdoor wellness areas.
Full Story →
Mediterra Advances New Sports and Lifestyle Center
Steel installation, slab pours, and second-floor structural work are now complete on Mediterra's new Sports and Lifestyle Center. Scheduled for completion in summer 2027, the facility includes a 5,600-square-foot fitness center, expanded spa, physical therapy space, bocce garden, and outdoor wellness areas.
Collier County to Review Golf Course Plan for Citrus Grove
A developer has proposed converting a South Naples citrus grove into a golf club and cabin development. Collier County's review process is underway, with residents raising questions at a community meeting about the project's scope and impact.
Full Story →
Collier County to Review Golf Course Plan for Citrus Grove
A developer has proposed converting a South Naples citrus grove into a golf club and cabin development. Collier County's review process is underway, with residents raising questions at a community meeting about the project's scope and impact.
68-Acre Lee County Project Adds Tenants, Including Popular Donut Shop
A large mixed-use project in Bonita Springs has signed five new leases, with tenants including TJ Maxx, Ulta Beauty, Jeff's Bagel Run, Gelato and Co., LowBrow Pizza, and Mason's Famous Lobster Rolls. Buildouts are expected to begin shortly.
Full Story →
68-Acre Lee County Project Adds Tenants, Including Popular Donut Shop
A large mixed-use project in Bonita Springs has signed five new leases, with tenants including TJ Maxx, Ulta Beauty, Jeff's Bagel Run, Gelato and Co., LowBrow Pizza, and Mason's Famous Lobster Rolls. Buildouts are expected to begin shortly.
How Does Bay Colony Compare to the Gulf Shore Boulevard Corridor for Beachfront Condo Buyers?
Bay Colony Naples condos sit within the Pelican Bay master plan, but the community operates as a distinct gated enclave - private Gulf frontage, a private beach club, and a scale of residences that sets it apart from the broader Naples beachfront market. The last 12 months of closed condo sales tell that story in data.
| Metric | Bay Colony 24 Closed Sales | Gulf Shore Blvd Corridor Park Shore, Moorings, Coquina Sands – 196 Sales |
|---|---|---|
| Median Sold Price | $5,050,000 | $1,725,000 |
| Median Price Per Sq Ft | $1,551 | $913 |
| Median Living Area | 3,200 sq ft | 1,987 sq ft |
| Median Days on Market | 86 days | 91 days |
| Closed Sales (12 months) Market depth indicator | 24 | 196 |
| Typical Sold Price Range | $1.9M – $10M | $500K – $26M* |
* Outlier note: A single $26M sale at the Regent building in Park Shore (12,135 sq ft) pulls the Gulf Shore corridor average to $2.4M. Excluding that transaction, the corridor average is $2.3M. Median figures reflect the truer market picture for both areas.
Source: SWFL MLS closed condo sales, 12-month rolling period ending June 2026. Bay Colony includes all Bay Colony sub-communities within Pelican Bay. Gulf Shore Boulevard corridor includes Park Shore, the Moorings, and Coquina Sands. Analysis by Matt Brown Real Estate.
Bay Colony recorded 24 closed beachfront condo sales over the past year at a median sold price of $5,050,000 and a median $1,551 per square foot. The Gulf Shore Boulevard corridor - Park Shore, the Moorings, and Coquina Sands - recorded 196 closed beachfront condo sales at a median of $1,725,000 and $913 per square foot. That is a 70% premium per square foot to live inside Bay Colony versus the broader beachfront corridor.
Unit size explains part of the gap. Bay Colony condos closed at a median of 3,200 square feet versus 1,987 square feet along the corridor - larger, more estate-scaled residences with the finishes and amenities to match. Days on market were nearly identical: 86 days for Bay Colony versus 91 for the corridor, which signals that well-priced inventory at both ends of the market is moving at a similar pace.
For buyers evaluating Naples beachfront, the corridor offers range and volume. Bay Colony offers something harder to replicate: a controlled, ultra-luxury environment with private beach access where fewer than 25 beachfront condos trade in a given year.
What Are The Strand at Bay Colony Estate Homes in Pelican Bay, and Why Do They Rarely Trade?
Bay Colony is known primarily for its condo towers. The Strand at Bay Colony is the other side of that community - a collection of single-family estate homes that run along Bay Colony Drive with direct or near-direct Gulf frontage. These are not condominiums and not part of the tower addresses. They are freestanding homes, most built between 1994 and 2023, sitting within the Bay Colony enclave inside Pelican Bay.
Seven transactions have closed in The Strand at Bay Colony over the last 10 years. That works out to fewer than one sale per year. The current active listing is priced at $34,900,000 - the newest construction in the community at 2023 build - and has been on market for 228 days. The table below shows every closed sale in the dataset, useful context for understanding what this segment actually trades at when it trades at all.
The Strand at Bay Colony | Closed Sales | Last 10 Years | SW Florida MLS
| Address | Sold Price | Sold Date | Orig List | Sq Ft | Built | DOM | Beds / Baths |
|---|---|---|---|---|---|---|---|
| 7425 Bay Colony Dr | $12,500,000 | 05/2025 | $24,000,000 | 9,049 | 1994 | 213 | 5+Den / 7(1) |
| 7629 Bay Colony Dr | $14,700,000 | 01/2020 | $16,950,000 | 7,342 | 1999 | 449 | 6+ / 5(1) |
| 7607 Bay Colony Dr | $14,900,000 | 02/2019 | $16,750,000 | 9,775 | 1995 | 107 | 4+Den / 5(3) |
| 7621 Bay Colony Dr | $18,000,000 | 04/2021 | $17,700,000 | 10,345 | 2002 | 5 | 6+ / 7(2) |
| 7613 Bay Colony Dr | $18,500,000 | 02/2021 | $19,900,000 | 12,505 | 2000 | 115 | 6+ / 7(1) |
| 7417 Bay Colony Dr | $19,000,000 | 04/2019 | $21,000,000 | 20,000 | 1996 | 0 | 6+ / 8(3) |
Source: Southwest Florida MLS export. The Strand at Bay Colony, Development: Pelican Bay. Last 10 years of closed sales. Active listing: 7409 Bay Colony Dr, $34,900,000, 7,210 sq ft, 2023 build, 228 DOM as of data pull.
The historical range tells you something about the asset class. Six closed sales over 10 years, with pricing from $12.5M to $19M - and wide variation in size, construction year, and days on market. The 7621 Bay Colony Drive sale in 2021 went under contract in five days at above list price. The most recent close in 2025 took 213 days and came in at $12.5M against a $24M original ask. Both outcomes are possible in this segment. The difference comes down to condition, pricing strategy, and the depth of the buyer pool at the moment of listing.
If you are tracking The Strand at Bay Colony or evaluating Gulf-front single-family along the broader Gulf Shore Boulevard corridor, I am glad to walk through what the current data means for your position. These conversations are best had early - before an active listing appears, not after. Reach out directly at (239) 580-8864 or [email protected].
Epique at Pelican Bay: 18-Story Gulf-View Residences
Not all new construction within Pelican Bay is beachfront. Epique at Pelican Bay is an 18-story luxury condo building within the Pelican Bay master plan - 68 residences with Gulf and preserve views, refined finishes, and access to Pelican Bay amenities. For buyers seeking a new-construction address within this community who are open to a non-beachfront building, Epique offers an alternative to the resale inventory that defines most of the Pelican Bay market. Deliveries are largely complete, with select residences still available. See the new condo buildings page for other Naples new construction options.
View Epique at Pelican Bay →Where can I download the full Naples luxury market reports?
The complete reports are available below. For the full archive, visit all Naples market reports →
William Raveis · Official Report
SF sales +38% YoY to 437; median -34% to $3.1M; inventory -21%. Condo sales +4% to 520; median +8% to $2M. Months of supply: 14 SF, 15 condo.
NABOR® · Monthly Market Data
SF sales +38% YoY to 437; median -34% to $3.1M; inventory -21%. Condo sales +4% to 520; median +8% to $2M. Months of supply: 14 SF, 15 condo.
Beachfront Communities in Naples - Resources
The data tells a story. Let's talk about what it means for you.
Matt Brown is one of the top-ranked luxury real estate agents in Naples, with $700M+ in career sales across Port Royal, Pelican Bay, Grey Oaks, Park Shore, and every major Naples luxury community. Whether you are buying, selling, or evaluating the market, a direct conversation with Matt covers more ground than weeks of online research.
Bay Colony and Naples Beachfront Real Estate: Common Buyer and Seller Questions
Questions about Bay Colony, The Strand at Bay Colony, and the Naples beachfront corridor come up consistently. The answers below cover the most common ones for buyers and sellers.
