This newsletter focuses on three of the new luxury condominium developments along the Gulf Shore Boulevard corridor in The Moorings and Coquina Sands. All three sit on the bay, directly across the street from the beach, and offer buyers a range of price points, construction timelines, and floor plans. 2020 Gulf Shore is a 15-residence development now selling pre-construction, with delivery estimated for 2028 and pricing from approximately $6 million. 3300 Gulf Shore Blvd brings 51 residences and targets late-2027 delivery, with construction underway since January 2026. Harbour House delivers in 2028 as well, beginning at $6.5 million across 14 residences. We have also included details below on three additional beachfront developments in the same Coquina Sands stretch: Olana, Rosewood Residences, and the Four Seasons Naples Beach Club. The market data below is worth a close read. Sales activity has improved meaningfully and the supply of homes on the market in Naples has contracted considerably over the past year. Combined condo inventory above $1.5 million across Naples fell 28.1 percent year-over-year, compressing the resale alternatives buyers would otherwise weigh against new construction.
Sources: NABOR® Southwest Florida MLS, rolling 12‑month data through April 2026. William Raveis Naples Luxury Market Report, April 2026.
The backdrop for that conversation is a luxury condo market in Collier County that is tightening faster than most buyers realize. Condo inventory above $1.5 million fell 28.1 percent year-over-year through April. In the Naples Beach market segment, which spans ZIP codes 34102, 34103, and 34108 and contains all three featured developments, condo inventory fell 21.1 percent to 940 listings while closings rose 25.4 percent to 148 transactions. The resale alternatives that existed 12 months ago are no longer available at the same volume.
Condo pending sales across Naples jumped 51.4 percent in April year-over-year. That is a forward signal pointing toward a strong close count heading into the summer months. For buyers who have been waiting to see whether prices would soften before committing to a presale, the inventory data is moving in the opposite direction.
This edition covers the April 2026 NABOR luxury market data, the William Raveis Naples and Bonita Springs Market Report for April, and a three-part buyer's guide on navigating new construction in this corridor. Everything below is sourced from those reports.
Matt
What do the April 2026 Naples luxury market numbers show at the $1.5M+ tier?
NABOR data shows 1,443 closed sales above $1.5 million on a rolling 12-month basis through April 2026, up 16 percent year-over-year. Active inventory in that range stood at 1,490 listings at the end of April, down from 1,946 a year earlier. Both tiers are moving in the same direction: more sales, less supply, tighter months of supply.
| Metric | Prior Year | Current Year | YoY Change |
|---|---|---|---|
| Closed Sales | 1,008 | 1,194 | +18.5% |
| Median Closed Price | $2,375,000 | $2,267,500 | ‑4.5% |
| Active Inventory | 1,421 | 1,073 | ‑24.5% |
| Months of Supply | 15.2 mo. | 9.4 mo. | ‑38.2% |
| Pct. of List Price Received | 93.9% | 92.8% | ‑1.2% |
| Days on Market | 89 | 104 | +16.9% |
| Metric | Prior Year | Current Year | YoY Change |
|---|---|---|---|
| Closed Sales | 236 | 249 | +5.5% |
| Median Closed Price | $7,250,000 | $7,450,000 | +2.8% |
| Active Inventory | 525 | 417 | ‑20.6% |
| Months of Supply | 21.9 mo. | 16.4 mo. | ‑25.1% |
| Pct. of List Price Received | 92.8% | 91.8% | ‑1.1% |
| Days on Market | 141 | 161 | +14.2% |
Closed Sales, Median Closed Price, and Pct. of List Price Received are rolling 12-month figures. Active Inventory is an end-of-April snapshot. Months of Supply and Days on Market are current-month figures. Current as of May 10, 2026. All data from Southwest Florida MLS. Report ©️ 2026 ShowingTime Plus, LLC.
| Metric | Prior Year | Current Year | YoY Change |
|---|---|---|---|
| Closed Sales | 317 | 437 | +38% |
| New Listings | 896 | 744 | ‑17% |
| Available Inventory | 638 | 503 | ‑21% |
| Months of Supply | — | 14 mo. | — |
| Average Sales Price | $6,239,000 | $5,428,801 | ‑13% |
| Median Sales Price | $4,697,000 | $3,100,000 | ‑34% |
| Metric | Prior Year | Current Year | YoY Change |
|---|---|---|---|
| Closed Sales | 501 | 520 | +4% |
| New Listings | 1,155 | 982 | ‑15% |
| Available Inventory | 769 | 655 | ‑15% |
| Months of Supply | — | 15 mo. | — |
| Average Sales Price | $2,783,000 | $2,477,313 | ‑11% |
| Median Sales Price | $1,852,000 | $2,000,000 | +8% |
Source: William Raveis Naples & Bonita Springs Luxury Properties Market Report, April 2026. Data: Southwest Florida MLS © 2026. $1M+ properties west of US‑41 only.
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What does the Naples luxury market data tell us?
When I look at the data for the Naples Beach market segment, which spans ZIP codes 34102, 34103, and 34108 and contains all three of these developments, I see the market context that shapes every new construction conversation I am having right now. Condo inventory across that segment fell 21.1 percent to 940 active listings in April, while closings rose 25.4 percent to 148 transactions. The broader market tells the same story: across Naples, months of supply in the $1.5 million to $5 million range fell to 9.4 from 15.2 a year ago, a 38.2 percent contraction. For a buyer weighing a presale commitment, that compression matters. The resale alternatives that would have been available 12 months ago are no longer there in the same volume. When I work through options with a buyer evaluating 3300 Gulf Shore, 2020 Gulf Shore, or Harbour House, the comparison set has tightened considerably.
Condo pending sales across Naples jumped 51.4 percent in April year-over-year, while combined condo inventory above $1.5 million fell 28.1 percent. For buyers waiting on a price correction, the data is moving in the other direction.
The August 2026 elimination of the Fannie Mae and Freddie Mac limited review process for condo buyers introduces a timing dimension worth noting. The change will require lenders to review more association data, including reserve fund status, which can affect financing on existing condos. All three featured developments are presales that close on delivery in 2027 and 2028, so buyers there are working on a different timeline than someone financing a resale unit today.
The William Raveis condo median price rose 8 percent to $2,000,000 even as the condo average fell 11 percent to $2,477,313. That divergence between median and average points to a market where the mid-tier is strengthening while the ultra-high end moves at its own pace. New construction in this corridor competes against a resale supply that is genuinely contracting.
What should buyers know about the three new luxury developments on Gulf Shore Boulevard right now?
Three projects on the same Gulf Shore Boulevard corridor represent three appealing bayfront options. One is under construction with a late‑2027 target and the other two are presale with 2028 delivery.
What other new luxury condos are being built along Gulf Shore Boulevard?
The three developments above sit on the bay side of Gulf Shore Boulevard, directly across the street from the sand. The same stretch of the boulevard holds a different kind of new construction: residences that sit directly on the Gulf, on the beach itself, at price points well above the bayfront buildings. If the three featured projects are the entry into new construction on this corridor, these three set its ceiling. Each is covered in full on its own page.
Rosewood Residences brings 42 Gulf-front residences in two seven-story buildings to 1601 Gulf Shore Boulevard North, with floor plans from 4,266 to 9,718 square feet priced between $12.75 million and $40 million. Completion is expected in late 2026. Rosewood Hotels & Resorts proudly oversees a portfolio of 30 remarkable luxury hotels, resorts, and residences across 18 countries, with an additional 24 new properties in development. Each Rosewood property adheres to the brand's cherished philosophy, "A Sense of Place," which aims to authentically capture the history, culture, and character of its unique location. The collection comprises some of the world's most renowned hotels and resorts.
Olana offers just 12 ultra-luxury residences rising seven stories at 1121 Gulf Shore Boulevard North, each spanning over 10,000 square feet and feature 11-foot ceilings. The building sits on more than 200 feet of beach frontage and all 12 residences feature 80 feet of direct Gulf frontage, enhanced by dramatic floor-to-ceiling glass walls. With only two homes per floor, these layouts feel more like private estates than typical condos. Prices start around $30 million and with delivery targeted for 2027.
The Naples Beach Club is the largest of these developments and brings Four Seasons-branded luxury living to Naples with 153 residences; 58 Beachside residences and 95 Golfside Residences, combined with a new 216-room Four Seasons resort and a new golf course by Fazio Design expected to be complete in 2027. Closings started in May 2026 for the 3 Beachside Residence buildings and 1 of the 5 Golfside Residence buildings. The remaining 4 Golfside Residence buildings will be delivered 2028. A few select options remain on the Beachside at $25M+ with more availability on the Golfside with pricing starting around $6.5M.
All pricing and delivery details are based on information available as of May 2026. Presale pricing and timelines are subject to change. Verify current availability with Matt before making any commitment. Contact (239) 580‑8864 for a current side‑by‑side comparison of all three developments.
What do the Crayton Road Area condo trends show for buyers evaluating the Gulf Shore Boulevard corridor?
The 10 charts below track condominium market data for the Crayton Road Area, covering Coquina Sands, The Moorings, and Park Shore, split by price range: under $2M and over $2M. Most metrics are 12‑month rolling averages or rolling totals, comparing April 2026 to April 2025. This is the corridor where 3300 Gulf Shore Blvd, 2020 Gulf Shore, and Harbour House are located. Click any chart to expand.
The average sales price for condominiums in the Crayton Road Area (Coquina Sands, Moorings and Park Shore) with the trend lines broken down by price range, under $2M and over $2M over the last 12 months (compared to the same 12-month period a year ago):
Coquina Sands, Moorings & Park Shore condos under $2M and Over $2M.
The average sales price per square foot for condominiums in the Crayton Road Area (Coquina Sands, Moorings and Park Shore) with the trend lines broken down by price range, under $2M and over $2M over the last 12 months (compared to the same 12-month period a year ago):
Coquina Sands, Moorings & Park Shore condos under $2M and Over $2M.
April 2026 vs April 2025 under $2M and Over $2M.
Coquina Sands, Moorings & Park Shore condos under $2M and Over $2M.
Coquina Sands, Moorings & Park Shore condos under $2M and Over $2M.
Coquina Sands, Moorings & Park Shore condos under $2M and Over $2M.
Coquina Sands, Moorings & Park Shore condos under $2M and Over $2M.
Coquina Sands, Moorings & Park Shore condos under $2M and Over $2M.
Coquina Sands, Moorings & Park Shore condos under $2M and Over $2M.
Coquina Sands, Moorings & Park Shore condos under $2M and Over $2M.
What is happening in the Florida real estate market this month?
Spring Housing Market Shows Resilience
The Realtor.com April report shows US home prices falling for the sixth consecutive month. At the same time, fewer price cuts indicate sellers are entering the market with more realistic expectations, which signals a stabilizing environment rather than a distressed one.
Read the full article →
Spring Housing Market Shows Resilience
The Realtor.com April report shows US home prices falling for the sixth consecutive month. At the same time, fewer price cuts indicate sellers are entering the market with more realistic expectations, which signals a stabilizing environment rather than a distressed one.
DeSantis Proposes Higher Homestead Exemption
Governor Ron DeSantis has proposed a constitutional amendment to increase Florida’s homestead exemption to $150,000 in 2027 and $250,000 in 2028, with the longer‑term goal of eliminating property taxes for most homeowner residents. The proposal would not affect the commercial or second‑home market.
Read the full article →
DeSantis Proposes Higher Homestead Exemption
Governor Ron DeSantis has proposed a constitutional amendment to increase Florida’s homestead exemption to $150,000 in 2027 and $250,000 in 2028, with the longer‑term goal of eliminating property taxes for most homeowner residents. The proposal would not affect the commercial or second‑home market.
$835M JW Marriott Sale Sets Southwest Florida Real Estate Record
The JW Marriott Marco Island Beach Resort sold for $835 million to Sculptor Real Estate and Trinity Investments, marking the largest real estate transaction ever recorded in Southwest Florida. The new owners have announced renovation plans for the 809‑room luxury property, signaling continued institutional interest in the region’s hospitality market.
Read the full article →
$835M JW Marriott Sale Sets Southwest Florida Real Estate Record
The JW Marriott Marco Island Beach Resort sold for $835 million to Sculptor Real Estate and Trinity Investments, marking the largest real estate transaction ever recorded in Southwest Florida. The new owners have announced renovation plans for the 809‑room luxury property, signaling continued institutional interest in the region’s hospitality market.
Imperial Lakes North Naples: 313‑Home Plan Clears County Review
A 44‑year‑old North Naples development plan moved forward after Collier County approved 313 homes at Imperial Lakes, a 27 percent reduction from the original 1982 plan. The project also has an option to proceed with 430 multifamily units pending state and federal permits, with a Veterans Memorial Boulevard extension included to improve traffic flow.
Read the full article →
Imperial Lakes North Naples: 313‑Home Plan Clears County Review
A 44‑year‑old North Naples development plan moved forward after Collier County approved 313 homes at Imperial Lakes, a 27 percent reduction from the original 1982 plan. The project also has an option to proceed with 430 multifamily units pending state and federal permits, with a Veterans Memorial Boulevard extension included to improve traffic flow.
Vanderbilt Beach Road Extension Targeted to Open This Summer
The Vanderbilt Beach Road extension in Collier County is on track to open later this summer. The approximately seven‑mile eastward extension from Collier Boulevard to 16th Street Northeast in Golden Gate Estates includes six lanes near Collier and two lanes further east, along with a shared‑use path. The project is expected to meaningfully reduce traffic congestion in North Naples and East Naples communities.
Read the full article →
Vanderbilt Beach Road Extension Targeted to Open This Summer
The Vanderbilt Beach Road extension in Collier County is on track to open later this summer. The approximately seven‑mile eastward extension from Collier Boulevard to 16th Street Northeast in Golden Gate Estates includes six lanes near Collier and two lanes further east, along with a shared‑use path. The project is expected to meaningfully reduce traffic congestion in North Naples and East Naples communities.
Delnor‑Wiggins Ranks #6 Among Top US Beaches for 2026
Delnor‑Wiggins Pass State Park in North Naples was ranked sixth in the annual top ten US beaches list compiled by Dr. Stephen Leatherman, known as Dr. Beach. The ranking highlights the park’s water quality, soft sand, and amenities, and reinforces why North Naples addresses continue to draw buyers focused on lifestyle.
Read the full article →
Delnor‑Wiggins Ranks #6 Among Top US Beaches for 2026
Delnor‑Wiggins Pass State Park in North Naples was ranked sixth in the annual top ten US beaches list compiled by Dr. Stephen Leatherman, known as Dr. Beach. The ranking highlights the park’s water quality, soft sand, and amenities, and reinforces why North Naples addresses continue to draw buyers focused on lifestyle.
Eddie V’s Prime Seafood Opening June 7 at Waterside Shops
Eddie V’s Prime Seafood will open its first Southwest Florida location on June 7 at Waterside Shops in Naples. The upscale dining concept offers internationally sourced seafood and hand‑carved premium steaks in a contemporary setting, adding to the growing high‑end dining options that continue to strengthen Naples’ appeal as a full‑time luxury destination.
Read the full article →
Eddie V’s Prime Seafood Opening June 7 at Waterside Shops
Eddie V’s Prime Seafood will open its first Southwest Florida location on June 7 at Waterside Shops in Naples. The upscale dining concept offers internationally sourced seafood and hand‑carved premium steaks in a contemporary setting, adding to the growing high‑end dining options that continue to strengthen Naples’ appeal as a full‑time luxury destination.
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.
Naples new construction research resources
What should you know before buying new construction in Naples?
Three questions most buyers ask me before committing to a new construction development in Naples. Each answer draws directly on the current market and the three active projects covered in this edition.
Should You Buy Direct from the Developer or Work with a Realtor for New Construction in Naples?
Most buyers assume the developer’s sales office is a neutral starting point. It is not. The sales agent on site represents the developer.
When I work with a buyer at a development like Harbour House or 3300 Gulf Shore Blvd, I am the only person in that transaction whose job is to advocate for the buyer and help protect the buyer’s position. That means helping buyers review all of their options within the development and also within other developments and resale options as well.
Unit selection is also key part of the pre-construction purchasing process. I can help you to pick the optimal floor plan, exposure and view that will be most desirable to the market and have the best chance of appreciating. This can be a challenge for a building that is not physically there to walk through! My guidance can prove to be quite valuable within this part of the process and I will help by understanding what your needs are combined with the market demand and helping to pick the best option. After having been involved with dozens of new development projects and seeing them evolve from plans to fully constructed buildings I have a deep knowledge base to help frame the conversation and decision.
I can also help connect Buyers to a real estate attorney to review the purchase agreement before it is signed, help you to understand the deposit structure, help evaluate what the developer will and will not negotiate, and help you understand how comparable units nearby are priced. It’s also important to understand if there are there any terms that would restrict your ability to sell the unit or to rent the unit for a time period after closing?
The developer does not charge you more for bringing a buyer’s agent but the cost of not having someone help you thought the process can be significant.
See current new condo developments in Naples →What Does a New Construction Deposit Structure Actually Look Like in Naples?
Presale deposit schedules vary by developer and typically total 30% to 50% of the purchase price, and the differences matter more than most buyers realize before signing.
At a development like 3300 Gulf Shore Blvd, where construction started in January 2026 and completion is targeted for late 2027, a buyer is committing capital roughly 18 to 24 months ahead of delivery. The deposit typically releases to the developer in stages tied to construction milestones, not to a closing date. If the project is delayed, your deposit is working for the developer while your timeline shifts. Some other projects have a longer timeline and your capital can be held up for much longer than expected if the project needs a certain number of sales before starting construction and that takes longer than the developer anticipates.
The questions to ask before signing: What is the total deposit requirement and when does each tranche release? What are the cancellation provisions if delivery is delayed beyond the contract date? Is the deposit held in escrow or released to the developer at signing? Does the deposit earn interest?
Review 3300 Gulf Shore Blvd development details →Presale vs. Newly Delivered: What the Timing Difference Actually Costs You?
Buying into a presale development and buying a unit in a completed building are two different risk profiles, and the price gap between them is not always what buyers expect.
Many buyers assume that they will secure a lower price by buying pre-construction and that can absolutely be the case if the developer takes the approach to start pricing low and raise prices along the way or if the market appreciates in the two to four years it can take to deliver the finished project. It is also possible that the developer overestimates the market value for the product or the market contracts during construction and the expected gains in value evaporate once all the new units are sold and the resale market gets established. The point to keep in mind is that the price you pay for the presale is not always a discount. Sometimes you pay more to wait, and you carry the execution risk of a project that has not yet been built. Of course there is also the cost of capital and the foregone interest and appreciation your cash could earn working for you as opposed to helping the developer build the project.
The right answer depends on your capital timeline, your tolerance for construction risk, and what the two finished products actually deliver. That comparison is worth running before you choose a development, not after.
Explore completed and presale options on Gulf Shore Boulevard →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.
Naples New Construction and Presale Condo: Common Buyer Questions
What new luxury condos are being built in Naples FL in 2026?
Other active developments across Naples include Kalea Bay, Epique at Pelican Bay, the Ritz‑Carlton Residences Naples, Olana Naples Residences, Rosewood Residences, Metropolitan Naples, and Naples Beach Club. Each represents a different risk profile, timeline, and price point. Matt Brown works with buyers at every active development in Naples and can provide a side‑by‑side comparison tailored to your timeline and budget.
What is the difference between Olana and Rosewood Residences in Naples FL?
Is buying a presale condo in Naples FL a good investment?
However, presale buyers carry construction completion risk, deposit structure risk, and the opportunity cost of capital committed 18 to 36 months ahead of delivery. The NABOR rolling 12‑month data through April 2026 shows months of supply falling to 9.4 from 15.2, which tightens the resale alternative set buyers would otherwise compare against a presale price.
Buyers comparing presale against current resale options should run both scenarios with actual comparable data before committing. Matt Brown provides that analysis as part of his buyer advisory process. Contact (239) 580‑8864 to schedule a conversation.
What is the price range for new luxury condos in Naples FL?
The $1.5M‑$5M luxury segment recorded 1,194 closed sales on a rolling 12‑month basis through April 2026, up 18.5 percent year‑over‑year. Above $5M, 249 closings were recorded, up 5.5 percent. The median for the $5M‑plus tier rose 2.8 percent to $7,450,000, reflecting continued demand at the upper end of the market. Explore the full range of new luxury condos in Naples FL.
Should I buy direct from the developer or use a realtor for new construction in Naples FL?
Matt Brown works with buyers at every active presale development in Naples and has no affiliation with any developer. Contact (239) 580‑8864 before visiting a sales gallery.
