Old Naples and Port Royal are the two most prestigious neighborhoods in Naples, Florida, but they serve entirely different buyers. Port Royal is ultra-exclusive waterfront: 26 single-family homes sold in the 12 months ending June 2026, with a median sold price of $17.7M and approximately 90 percent of properties offering direct water access. Old Naples is walkable, coastal, and culturally rooted: 60 single-family homes sold in the same period, median $6.1M, steps from Fifth Avenue South and the Gulf of America (formerly Gulf of Mexico) beach. Matt Brown at William Raveis represents buyers and sellers across both neighborhoods. Here is the full data-driven comparison, with the numbers and the context behind them.
When buyers come to Matt trying to choose between Old Naples and Port Royal, he starts with the same question every time: "Are you buying a lifestyle or a legacy?" Old Naples puts you in the city. Port Royal puts you apart from it. Both are exceptional. They deliver completely different versions of Naples. This guide covers every decision point with real market data and direct perspective from Matt, so whether you care about the numbers or not, you can find the answer that fits your life.
- How Do Old Naples and Port Royal Compare Side by Side?
- How Do Home Prices Compare?
- Which Neighborhood Has Better Waterfront Access?
- Is Old Naples or Port Royal More Walkable?
- What Is the Port Royal Club?
- What Does Day-to-Day Life Look Like?
- Which Neighborhood Has Better Resale Performance?
- Which Should You Choose?
- Important Considerations Before Deciding
- Frequently Asked Questions
How Do Old Naples and Port Royal Compare Side by Side?
The numbers tell one story. Matt's experience tells you what to do with them. The table below covers the 12-month period from July 1, 2025 through June 30, 2026, single-family homes only. Old Naples condominium data, including median price, days on market, and entry point, is covered separately in the Old Naples condo market breakdown below. The tables contain the numbers. In the sections below, I walk through what each of those numbers actually means if you are weighing this decision right now.
| Criteria | Old Naples | Port Royal | Best For |
|---|---|---|---|
| Pricing (Single-Family, July 2025 to June 2026) | |||
| Median sold price | $6,075,000 | $17,687,500 | Old Naples for broader range; Port Royal for upper tier |
| Average sold price | $6,950,500 | $19,689,423 | Port Royal average skewed upward by estate-tier transactions |
| Price per sq ft (avg) | $1,734 | $2,755 | Port Royal commands approx. 59% premium per sq ft |
| Entry price (single-family) | Approximately $2M. Homes at $2M to $3M typically sell for land value. Lot values run $3M to $7M. | $6.3M minimum in this period. Most transactions occur above $10M. | Old Naples for sub-$10M access; Port Royal for $10M+ buyer |
| Highest recorded sale | $27,000,000 | $55,000,000 | Port Royal has the higher trophy ceiling in Naples |
| Home Types and Physical Facts | |||
| Property types | Single-family homes ranging from historic cottages to full estates; condominiums are also available (see the condo section below) | Single-family estate homes only. No condominiums anywhere in Port Royal. | Old Naples for architectural variety; Port Royal for estate scale |
| Avg living area (sq ft) | 3,850 sq ft | 6,938 sq ft | Port Royal homes average nearly twice the size |
| Avg lot size | Approximately 0.28 acres for homes sold in the last 12 months | 0.5 to 5+ acres. Waterfront frontage typically 100 to 250 linear feet. | Port Royal for estate lot scale |
| Homes sold (12 months) | 60 single-family sales | 26 single-family sales | Old Naples has a broader buyer pool and higher transaction volume |
| Total homes in neighborhood | Approximately 2,850 residences (1,100 single-family, 1,750 condos) | Approximately 497 single-family homes | Port Royal is the more supply-constrained of the two markets |
| Location | |||
| Distance to 5th Avenue South | Walking distance, 0.25 to 0.5 miles from most streets | 1.5 to 2.5 miles south, car required for all activity | Old Naples for walkable access to dining, shops, and culture |
| Distance to Gulf beach | 5 to 15 minute walk from most residential streets | Some Gulf-front lots at western edge; not a walkable beach community | Old Naples for walkable Gulf beach access |
| To Naples Municipal Airport (APF) | Approximately 10 min | Approximately 10 to 15 min | Comparable for both |
| Waterfront Access | |||
| Direct waterfront | Select homes with bay or canal frontage; Gulf Shore Blvd has Gulf-front lots | Approximately 90% of homes have direct water access on Gordon River, Naples Bay, or Gulf frontage | Port Royal for direct waterfront access |
| Private deepwater docks | Limited, some properties | Common across the neighborhood. Many estates include private docks for large vessels. | Port Royal for boating lifestyle |
| Flood zone | Varies: AE and X zones by street | Primarily AE zone given direct waterfront character | Verify by specific property. Matt can advise on insurance implications. |
| Club Access and Neighborhood Costs | |||
| Private club | None. No membership requirement or initiation fee. | Port Royal Club (eligibility is a deeded property right, not guaranteed for all homes) | Port Royal for private club; Old Naples for open access |
| Club initiation fee | Not applicable | $400,000 through December 31, 2026 ($500,000 effective January 1, 2027, subject to change) | Significant additional cost to factor into Port Royal total budget |
| Annual dues (club) | Not applicable | $16,200 per year plus tax through December 31, 2026 ($23,750 effective January 1, 2027, subject to change) | Ongoing annual cost in Port Royal |
| Neighborhood association | No master HOA. Individual condos and buildings may have their own fees. | Port Royal Property Owners Association (POA): voluntary, $835/year (member properties) or $735/year (associate properties). Separate from the club. | Both neighborhoods are low-obligation on mandatory HOA fees |
| Market Performance (July 2025 to June 2026) | |||
| Avg days on market | 183 days overall; 154 days for the $2M to $8M range specifically | 209 days avg, 133 days median | Old Naples $2M to $8M tier moves faster. See Section 7 for full context. |
| Sale-to-list price ratio | 91.31% avg | 91.16% avg | Comparable negotiating environment in both neighborhoods |
| Lifestyle | |||
| Walkability | High. 5th Ave S, 3rd St S, beach, farmers market all on foot from most addresses. | Low. Residential-only enclave. All commercial activity requires a car. | Old Naples by a significant margin |
| Privacy and seclusion | Residential but open. Foot traffic, sidewalks, and neighborhood street activity present. | High. Large estate lots, setbacks, residential-only character throughout. | Port Royal for seclusion and privacy |
| Who it suits best | Lifestyle buyer: walkability, cultural access, Gulf beach proximity at a wide price range | Trophy buyer: waterfront estate, private club, deepwater dock, maximum prestige address | Depends entirely on buyer priority |
Source: Southwest Florida MLS via Matt Brown, William Raveis Real Estate. July 1, 2025 to June 30, 2026. Single-family homes only unless noted. Community facts from NABOR, Collier County records, and Port Royal Association.
Homes in Old Naples priced between $2M and $3M are typically selling for land value, not the structure. Old Naples lot values generally run $3M to $7M depending on location, size, and proximity to the Gulf of America (formerly Gulf of Mexico). Beach-adjacent lots on Gulf Shore Boulevard are typically valued above $15M. A buyer at $2M in Old Naples is acquiring a building site, not a turnkey residence. Matt's first conversation with any buyer in this price range is about what they plan to build, not what is standing there. If you are thinking about Old Naples below $3M, call Matt before you start searching listings. The right approach to this market is different from what most buyers expect.
How Do Home Prices Compare Between Old Naples and Port Royal?
The 12-month data shows a gap that is not a matter of degree. It is a different market entirely. Port Royal's median sold price was $17.7M. Old Naples came in at $6.1M. Port Royal commands $2,755 per square foot on average. Old Naples averages $1,734. These are not two points on the same spectrum. They reflect entirely different buyer motivations, property types, and versions of the Naples lifestyle.
But here is what Matt tells buyers who get lost in the numbers: price per square foot in Old Naples is one of the least useful comparisons you can make when you are also competing in a market where a $2M home and a $7M home sit on the same lot. What you are really buying in Old Naples is the land. What you are really buying in Port Royal is the water. Once a buyer understands that, the comparison gets much cleaner.
Old Naples Pricing in Practice
In the 12 months ending June 2026, 60 single-family homes sold in Old Naples. The range was $1M at the low end to $27M at the high end. But the most useful number for most buyers is the $2M to $8M tier, which accounted for 43 of those 60 sales. In this range, the median sold price was $5.25M, average days on market was 154, and the average home was 3,277 square feet. This is the most active and liquid part of the Old Naples market. Matt advises most buyers with $3M to $6M to start here and understand the land value story before falling in love with any specific structure.
Port Royal Pricing in Practice
Port Royal recorded 26 single-family sales in the same period. The range was $6.3M to $55M. The median was $17.7M. Only the top tier of Naples buyers operates here, and the market reflects it. There is no entry-level product. The lowest sale in the period was an exception, not a baseline. The majority of Port Royal transactions occur above $10M, and the average home sold at 6,938 square feet at $2,755 per square foot. Matt has direct experience in Port Royal transactions across this price spectrum and can tell you which listings are priced correctly and which have been sitting because of price, not product.
Detailed Market Data by Segment
| Segment | Sales | Median Sold | Avg Sold | Avg $/Sq Ft | Avg Living Area | Avg DOM | SP/LP |
|---|---|---|---|---|---|---|---|
| Port Royal (all SF) | 26 | $17,687,500 | $19,689,423 | $2,755 | 6,938 sq ft | 209 days | 91.16% |
| Old Naples (all SF) | 60 | $6,075,000 | $6,950,500 | $1,734 | 3,850 sq ft | 183 days | 91.31% |
| Old Naples SF, $2M to $8M | 43 | $5,250,000 | $4,852,500 | $1,563 | 3,277 sq ft | 154 days | 91.75% |
| Old Naples SF, $10M+ | 10 | $15,100,000 | $16,235,000 | $2,476 | 6,439 sq ft | 350 days | 91.18% |
Source: Southwest Florida MLS, Matt Brown, William Raveis Real Estate. July 1, 2025 to June 30, 2026.
What About Old Naples Condos?
Old Naples has a substantial condominium market that operates entirely separately from the single-family analysis above. In the same 12-month period, 88 condos sold with a median of $1.3M and a range from $300K to $3.8M. They moved considerably faster than single-family homes, with a median of just 51 days on market. For buyers entering the Old Naples market below $2M, condos are the primary access point. Port Royal has no condominium inventory of any kind.
| Metric | Old Naples Condos (88 sales) |
|---|---|
| Median sold price | $1,312,500 |
| Average sold price | $1,457,915 |
| Price range | $300,000 to $3,800,000 |
| Avg price per sq ft | $881 |
| Avg living area | 1,570 sq ft |
| Avg DOM | 93 days |
| Median DOM | 51 days |
| Sale-to-list ratio | 93.23% |
Source: Southwest Florida MLS. July 1, 2025 to June 30, 2026. Condominiums only.
Which Neighborhood Has Better Waterfront Access?
This is the clearest separation between the two neighborhoods. Port Royal is built for the water. Old Naples is built near the water. For most buyers, which one they belong in is answered by this question alone.
Port Royal: Built for the Water
Approximately 90 percent of Port Royal homes have direct water access on Gordon River, Naples Bay, or the Gulf of America (formerly Gulf of Mexico). Many include private deepwater docks capable of accommodating yachts 70 feet or larger, with direct no-bridge access to the Gulf through Gordon Pass. This is one of the premier boating communities in the United States. Matt works with Port Royal buyers every season and can tell you which properties offer the deepest water, the most protected dockage, and the best configuration for a specific vessel size before you ever walk through a door. If a private dock is non-negotiable, the conversation ends here.
Old Naples: Near the Water
Old Naples is within walking distance of the Gulf of America (formerly Gulf of Mexico), with public beach access via streets near Gulf Shore Boulevard. Some homes have bay or canal frontage, and select Gulf Shore Boulevard properties carry some of the neighborhood's highest recorded prices. But waterfront represents a much smaller share of Old Naples inventory than it does in Port Royal. The model here is proximity, not ownership of the frontage. For buyers who want to walk to the beach every morning and are comfortable knowing the water is five minutes on foot rather than immediately outside the back door, Old Naples delivers that experience with more price flexibility and a wider range of property choices.
The aerial view illustrates what approximately 90 percent waterfront access looks like at the neighborhood scale. Nearly every estate has some form of water on at least one side. Pool terraces, private docks, and boat lifts are standard features across most properties. The Gordon River runs through the heart of the community, connecting directly to Naples Bay and Gordon Pass.
For buyers evaluating specific properties, waterfront character varies significantly by street, lot depth, water depth, and bridge clearance. Matt evaluates these specifics before a buyer commits to any listing, because the MLS rarely captures the nuances that determine whether a property actually works for a given vessel or lifestyle requirement.
Is Old Naples or Port Royal More Walkable?
Old Naples is one of the most walkable luxury neighborhoods in Florida. Fifth Avenue South, with its concentration of fine dining, independent galleries, and boutique retail, sits within a quarter to half mile of most Old Naples residential streets. Third Street South adds a second commercial corridor within comparable reach. The Naples Pier, the Gulf beach, and the downtown farmers market are all accessible on foot for most residents. Many Old Naples buyers tell Matt they walk to dinner several nights a week and do not use a car for weeks at a time during season. The average single-family home that sold in Old Naples in the last 12 months was approximately 3,850 square feet on a 0.28-acre lot. The neighborhood is built at a human scale that makes that walkability feel natural rather than effortful.
Port Royal is the opposite. It is residential by design, with no commercial corridors inside the community boundaries. Residents drive to Fifth Avenue South, to downtown Naples, and to the beach for all activity outside the club. Estate lots average half an acre to over an acre, with large setbacks and mature landscaping that emphasize seclusion over proximity. That seclusion is not a flaw in the product. It is the product. Matt is direct on this point: buyers who describe wanting to walk to dinner, to the beach, and to the cultural life of the city belong in Old Naples. Buyers who want the estate and the club to be the primary experience, and who are comfortable driving 10 minutes for everything else, belong in Port Royal. The decision sorts people faster than almost any other question Matt asks.
What Is the Port Royal Club?
The Port Royal Club is a private members-only institution at 2900 Gordon Drive, on the Gulf of America (formerly Gulf of Mexico) at the southern tip of Naples. Founded in 1959 by John Glenn Sample alongside the community itself, the original clubhouse was destroyed by Hurricane Ian in 2022. The club community stayed together in the years that followed. What Port Royal became without the building is stronger still: the spirit outlasted the structure, and that story is part of what the club means to its members. A new $100 million facility, 62,000 square feet of West Indies-inspired architecture designed by Hart Howerton, is under construction and expected to open in fall 2026.
For Port Royal buyers, the club is not a luxury add-on. It is the social infrastructure of the neighborhood. The Port Royal Club is where members gather, where the season starts, and where the traditions that define Port Royal life are held. Most residents describe it as the reason Port Royal feels like a real community rather than a collection of expensive houses. Old Naples has no equivalent private institution, but it has proximity to the Naples Philharmonic, the Baker Museum, the Artis-Naples campus, and the full cultural calendar of downtown Naples. The social proposition is genuine in both neighborhoods. The question is whether you want the city to supply it or want a private institution to curate it specifically for your neighbors.
What the New Clubhouse Offers
Membership: What Buyers Must Know Before Making an Offer
| Detail | Current Status |
|---|---|
| Membership eligibility | Tied to property ownership. Eligibility is a deeded right of the specific property. Not all Port Royal homes carry the same rights. Confirm before any offer. |
| 90-day opt-in rule | New owners have 90 days from purchase to join, or retain eligibility by paying 25% of the initiation fee plus 25% of annual dues annually for up to four years. |
| If you waive the option | The property's eligibility is suspended. Reinstatement costs 75% of the then-current initiation fee. |
| Initiation fee | $400,000 through December 31, 2026 ($500,000 effective January 1, 2027, subject to change) |
| Annual dues | $16,200 per year plus tax through December 31, 2026 ($23,750 effective January 1, 2027, subject to change) |
| Associate Waitlist | For properties with Associate eligibility: $10,000 non-refundable deposit plus tax, applied toward joining payment when invited. No amenity access while waiting. |
| Club dock access | No. The club does not offer shared dock or marina access. Dock access comes through owning a waterfront property with a private dock. |
| Club contact | portroyalclub.org · (239) 261-7615 · 2900 Gordon Drive, Naples FL 34102 |
Annual dues of $16,200 are from the most recent published information. Confirm with the club or Matt for any changes before budgeting.
The membership eligibility question is the most important due-diligence item in any Port Royal purchase. Two neighboring homes can have completely different membership outcomes based on their deeded rights. Matt addresses this in every Port Royal buyer consultation before any offer is submitted. Contact Matt before making any offer in Port Royal to confirm the eligibility status of the specific address under consideration.
What Does Day-to-Day Life Look Like in Each Neighborhood?
Matt frames the comparison between Old Naples and Port Royal around one question he asks every buyer at the start of the conversation: "What does a normal Tuesday look like for you in Naples?" The answer tells him almost everything he needs to know.
A Tuesday in Old Naples
A Tuesday in Old Naples might begin with a walk to a coffee shop on Fifth Avenue, a morning run to the Naples Pier and back, and an afternoon on the Gulf beach without ever getting in a car. Dinner is at a restaurant three blocks away. The evening might end at a gallery on Third Street South or a show at Artis-Naples. The city is the amenity. Buyers who describe this version of Naples, who want to be in the life of the city rather than removed from it, consistently choose Old Naples. No other luxury neighborhood in Naples delivers this lifestyle at comparable quality. The numbers confirm it: 60 single-family sales in the last 12 months, with the $2M to $8M range trading at an average of 154 days on market. It is the most liquid price tier in Old Naples.
A Tuesday in Port Royal
A Tuesday in Port Royal might begin with a sunrise boat departure from the private dock, a morning on Naples Bay, and an afternoon at the Port Royal Club. Tennis, the pool, a quiet lunch. Dinner is a 10-minute drive into downtown Naples or a table at the club's dining room. The neighborhood is the amenity. Buyers drawn to this version want the estate, the water, the privacy, and the club to be the primary experience. The city is nearby when they want it. It is not the point. Matt works with buyers in both neighborhoods every season. When a buyer describes their Tuesday and Port Royal is the answer, he can usually tell within the first conversation which streets, which waterway orientations, and which price ranges to focus on first, because the market here is specific enough that general listing searches waste more time than they save.
Which Neighborhood Has Better Resale Performance?
Both neighborhoods have strong long-term appreciation histories, but they serve different investment profiles. The 12-month data, combined with Matt's direct experience in both markets, gives a clearer picture than either source alone.
Port Royal: Sellers should plan for approximately a year to find the right buyer, but the timing is hard to predict at this price point. Naples is a seasonal market, and Port Royal sales are heavily concentrated in the first four months of the year. Sellers who miss that window often withdraw for the summer and relist in the fall or the following January. This pattern can repeat across two or three seasons before a seller finds the right buyer at the right price. In the 12 months ending June 2026, Port Royal averaged 209 days on market. Eight of the 26 sales had prior listing periods where the property was taken off market for more than 30 days and relisted, which resets the DOM clock. True time from first listing to sale in Port Royal can be significantly longer than the published DOM figure suggests.
Old Naples: The market divides sharply by price tier. In the $2M to $8M range, 43 homes sold at an average of 154 days on market. This is the most predictable liquidity window in Old Naples. Above $10M, the picture is more complex. Ten homes sold, at an average of 350 days on market. But five of those were new construction, listed while under construction and not selling until completion. New builds routinely carry extended market times for structural reasons. The five resale transactions above $10M averaged only 68 days on market. When Matt advises sellers above $10M in Old Naples, he distinguishes sharply between resale pricing and new construction pricing because the buyer pool and the competitive set are different.
| Segment | Sales | Avg DOM | Median DOM | Avg CDOM | Key Context |
|---|---|---|---|---|---|
| Port Royal (all SF) | 26 | 209 | 133 | 273 | 8 of 26 had prior listing periods not in DOM. Seasonal window: Jan to April. |
| Old Naples, $2M to $8M | 43 | 154 | 111 | 276 | Strongest liquidity in Old Naples. Broad buyer pool. 43 of 60 total SF sales. |
| Old Naples, $10M+ (all) | 10 | 350 | 208 | 590 | 5 new construction at avg 631 days DOM. 5 resales averaged only 68 days. |
Source: Southwest Florida MLS, Matt Brown, William Raveis Real Estate. July 1, 2025 to June 30, 2026.
Days on market (DOM) counts time from a property's most recent listing date to sale. If a property is taken off market for more than 30 consecutive days and relisted, the counter resets to zero. This means the published DOM figure can substantially understate how long a property has been available, particularly in Port Royal where seasonal withdrawal is common. When Matt is evaluating any property for a buyer or seller, he pulls the full listing history to give an accurate picture of actual time on market, not just the reset DOM figure. Ask Matt to do this for any property you are seriously considering.
Which Should You Choose: Old Naples or Port Royal?
For a buyer who can genuinely afford either neighborhood, Matt's framing is direct: the question is not which is better but which version of Naples life fits how you actually want to live day to day. Port Royal offers more privacy, estate scale, and membership in the Port Royal Club, with its exclusive dining, social calendar, and Gulf beach access. Old Naples is a true in-town experience. Homes sit closer together on smaller lots, but that proximity creates the walkable, village-like character that defines the neighborhood and is the primary reason buyers choose it. Residents walk to the beach and to multiple dining options on Fifth Avenue South and Third Street South without depending on a car. Port Royal owners get more space, larger lots, and often have wide canals behind their homes with deep-water access to the Gulf of America (formerly Gulf of Mexico) within minutes.
Matt's consistent observation: buyers who describe wanting to avoid getting in the car every time they leave the house belong in Old Naples. Buyers who describe wanting the dock in the backyard and the club at the end of the street belong in Port Royal.
On waterfront access: If a private deepwater dock and open-water views are non-negotiable, Port Royal is the answer. Old Naples has waterfront homes, but direct waterfront is not the defining character of the neighborhood. Approximately 90 percent of Port Royal homes have direct water access. Buyers for whom the dock matters as much as the house belong in Port Royal.
On walkability: If daily life without a car, proximity to dining and the Gulf beach on foot, and access to the cultural life of downtown Naples are high priorities, Old Naples is the clear choice. Port Royal residents drive for everything outside the club. The difference is not subtle.
On price: The 12-month median sold price was $6.1M in Old Naples and $17.7M in Port Royal. Old Naples offers meaningful choice from approximately $2M through $27M in recent sales. Buyers below $10M are in Old Naples by necessity, but many who could afford Port Royal still choose Old Naples for what it delivers as a lifestyle.
On prestige: Port Royal is the most exclusive residential address in Naples, and that carries real weight for buyers for whom address matters. The combination of supply constraints, direct waterfront access, and private club membership produces an address recognized nationally in the ultra-luxury market. Old Naples is prestigious. It operates at a different level on this specific signal.
On investment horizon: Old Naples at $2M to $8M has the broadest buyer pool and most consistent resale velocity in this comparison. Port Royal has a higher ceiling and a narrower buyer pool at exit. The right choice depends on how long you plan to hold and how predictable you need your exit to be. Matt can run current MLS data for any specific price range in either neighborhood to frame this decision with real numbers before you commit.
Choose Old Naples if:
- You want to walk to Fifth Avenue South, the Gulf beach, and downtown Naples as part of daily life
- You prefer a neighborhood with architectural variety, historic character, and a human scale
- Your budget is in the $2M to $10M range and you want location quality with consistent resale liquidity
- Cultural access, arts, dining, and community activity on foot are central to why you are buying in Naples
- You value a broader buyer pool and more predictable exit timeline when you eventually sell
Choose Port Royal if:
- A private deepwater dock and direct bay or Gulf frontage are non-negotiable requirements
- You want the most exclusive residential address in Naples with no compromise on prestige
- You are a buyer at $10M+ seeking estate scale, waterfront access, and the Port Royal Club experience
- Private club membership and a close-knit residential enclave are genuine priorities
- You are making a long-term investment and can accommodate a selective buyer pool at exit
Important Considerations Before Deciding
- Port Royal Club membership eligibility must be confirmed before any offer. Two neighboring homes can have completely different membership outcomes depending on deeded rights. This is the single most important due-diligence item in any Port Royal purchase, and Matt addresses it in every buyer consultation before any offer is submitted.
- The Port Royal Club is currently under construction. The new 62,000-square-foot facility is expected to open in fall 2026. Buyers purchasing now are buying into the incoming experience. Social programming continues in interim facilities during construction.
- Port Royal Club annual dues are pending annual confirmation. The $16,200 figure is from the most recent published information. The initiation fee increased from $315,000 to $400,000 in January 2026. Confirm current dues with the club or Matt before budgeting.
- Days on market in both neighborhoods can understate true time to sale. Properties taken off market for 30 or more consecutive days and relisted have their DOM counter reset. Matt pulls full listing histories for any property under serious consideration.
- Old Naples homes at $2M to $3M typically sell for land value. Standard Old Naples lot values run $3M to $7M. Gulf-adjacent lots are typically above $15M. A buyer at $2M is acquiring a building site. The structure adds little to the overall value equation.
- Flood zone varies within both neighborhoods. Old Naples has a mix of AE and X zones by street. Port Royal is primarily AE. An elevation certificate review is strongly recommended for any waterfront or low-lying property, as this directly affects insurance costs and financing options.
- Insurance costs require independent quotes. Homeowner and flood insurance for waterfront estates and historic structures in both neighborhoods have shifted materially in Florida's recent insurance environment. Do not rely on prior-owner estimates.
- The Port Royal POA is voluntary, not mandatory. Annual dues are $835 for member properties and $735 for associate properties. The POA is entirely separate from the Port Royal Club. It enforces deed restrictions and represents the neighborhood to the City of Naples.
- Off-market opportunities exist in both neighborhoods. A meaningful share of transactions in both areas, particularly above $8M, occur off-market. Matt has active relationships with sellers in both neighborhoods and can identify opportunities not visible in public listing searches.
- The deciding factor for buyers who can afford either neighborhood is lifestyle preference, not budget. Buyers drawn to Old Naples tend to prioritize the walkable village experience above everything else: dinner on Fifth Avenue South and Third Street South on foot, a morning walk to the Gulf beach, and being embedded in the daily life of the city rather than removed from it. Buyers who choose Port Royal tend to prioritize a different set of conditions: estate-scale homes on lots ranging from 0.50 to 0.75 acres (Port Royal), a deep-water dock in the backyard, and the Port Royal Club as the social center of their life in Naples. Budget is a material factor as well. Port Royal properties average just under $20M (Port Royal), reflecting the larger lots and estate homes the community supports. Old Naples single-family homes average just under $7M (Old Naples) on lots typically between 0.25 to 0.35 acres (Old Naples). For buyers who can afford either, the lot size and preferred lifestyle tend to settle the question more decisively than the price difference does.
- Old Naples buyers: the Naples Pier is under reconstruction. The pier has been a defining landmark of Old Naples for generations and is currently closed for a $26 million reconstruction project expected to complete in July 2027. While the closure does not materially affect real estate values, it does change the day-to-day experience for buyers who move in before it reopens. The pier sits adjacent to the Naples Historical Society and the area's highest concentration of historic cottages, which is central to Old Naples' walkable, village-like character. Matt's view: the pier closure is a temporary condition in a neighborhood whose appeal is structural and long-term. Buyers should not let it deter a purchase, but should know the timeline.
- Port Royal buyers: the case for buying before the club opens. Port Royal has been without its club facility since Hurricane Ian destroyed the original 1959-built clubhouse in late 2022. The new $100 million clubhouse, designed by Hart Howerton and built by Suffolk Construction, is expected to open in fall 2026. Matt's direct perspective: buyers who purchase now are buying at an advantage. Right now, prospective buyers understand the plans. Once the club is built, buyers can walk through it, touch it, and experience it. The demand for Port Royal will increase once the new club moves from concept to reality, and so will property values. Matt sees the window between now and the opening as a genuine opportunity for buyers who are serious about Port Royal.
- School access is generally not a primary deciding factor when buyers are choosing between Port Royal and Old Naples. Most residents in both neighborhoods opt for one of Naples' private schools, which are available to families regardless of which neighborhood they live in. The schools most frequently cited include The Community School of Naples, First Baptist Academy, The Village School of Naples, Royal Palm Academy, and Seacrest Country Day School. Families evaluating either neighborhood should research current enrollment, waitlists, and programming directly with each school, as these conditions change from year to year.
- Insurance costs for Port Royal estates are frequently underestimated, and the Naples purchase contract does not include an insurance contingency. Matt strongly recommends that buyers consult with a licensed insurance professional and obtain coverage estimates before making any offer, not after.
A critical item for Port Royal waterfront properties is the relationship between a home's finished floor elevation and FEMA's Base Flood Elevation (BFE). The Design Flood Elevation (DFE) is defined as one foot above the BFE. If a property's finished floor elevation does not meet or exceed the DFE, the City of Naples limits any future renovation investment on that property to no more than 50 percent of the assessed value of the improvements (the structure, not the land). For an older home in Port Royal, this threshold can be surprisingly low and can significantly constrain what an owner is permitted to do with the property going forward. Confirming the finished floor elevation against the current BFE is a critical step for any Port Royal property under serious consideration.
On wind insurance: premiums can be high enough that many Port Royal homeowners choose to self-insure a portion of their coverage. The quality of newer construction in Naples under current Florida Building Codes is strong, making partial self-insurance a viable strategy for many owners. On flood coverage: the standard FEMA flood policy caps payouts at $250,000, which is not sufficient for most Port Royal or Old Naples properties. Many Naples property owners supplement with additional private market flood insurance above the FEMA base limit for this reason.
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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, Old Naples, 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.
Frequently Asked Questions: Old Naples vs Port Royal Naples FL
Is Port Royal more expensive than Old Naples?
Yes, significantly. In the 12 months ending June 2026, the median sold price for single-family homes in Port Royal was $17,687,500, compared to $6,075,000 in Old Naples. Port Royal also commands a higher price per square foot: $2,755 on average versus $1,734 in Old Naples. Beyond the acquisition price, Port Royal buyers face a $400,000 club initiation fee (effective January 2026) and approximately $16,200 per year in annual dues. On a total cost-of-ownership basis, Port Royal is consistently more expensive at every level of the comparison. The difference reflects fundamentally different products: Old Naples delivers walkability and cultural access across a wide price range, Port Royal delivers waterfront estate scale and private club membership at a $6M+ floor with no entry-level alternative.
What makes Port Royal so exclusive?
Three compounding factors. First, supply: approximately 497 single-family homes total, with only 26 selling in the 12 months ending June 2026. Second, waterfront access: approximately 90 percent of homes have direct water access on Gordon River, Naples Bay, or the Gulf of America (formerly Gulf of Mexico), and many include private deepwater docks. Third, the Port Royal Club: a members-only institution with a $400,000 initiation fee exclusive to eligible property owners, with a new 62,000-square-foot clubhouse expected in fall 2026. Together these factors create an address that is effectively irreproducible elsewhere in Naples. Matt has direct experience across Port Royal transactions and can tell you which properties carry full club eligibility and which are positioned best for a buyer at any specific price point.
Can I walk to the beach from Old Naples?
Yes. The Gulf of America (formerly Gulf of Mexico) is within a five to fifteen minute walk from most Old Naples residential streets, with public beach access near Gulf Shore Boulevard. Fifth Avenue South is within a quarter to half mile of most addresses. Many residents walk to the beach every morning and to dinner several nights a week without using a car for weeks at a time during season. Port Royal has Gulf frontage at its western edge and some Gulf-front lots, but it is not built around walkable beach access the way Old Naples is. Port Royal residents drive to the beach and to downtown Naples for all commercial and cultural activity. If daily walkability to the Gulf and to the city's best restaurants is part of the life you are building, Old Naples is the neighborhood Matt would point you toward without hesitation.
Who is the best real estate agent for Port Royal and Old Naples?
Matt Brown at William Raveis Real Estate is ranked #922 nationally (2024) and #13 in Naples (2024) by RealTrends Verified, and in the Top 1.5% of Agents Nationwide (2025), with $700M+ in career sales and more than $50M in closed volume in 2024. Matt holds the CLHMS designation and has direct transaction experience representing buyers and sellers across both Old Naples and Port Royal. He has access to both public MLS listings and off-market opportunities in both neighborhoods, and can provide current MLS data, full listing histories, and direct market perspective for any property under consideration. Reach Matt at (239) 580-8864 or through mattbrownrealestate.com. In both neighborhoods, the conversation with Matt before the listing search is more effective than the search itself.
How long does it take to sell a home in Port Royal vs Old Naples?
In the 12 months ending June 2026, Port Royal single-family homes averaged 209 days on market (median 133 days). Old Naples single-family homes in the $2M to $8M range averaged 154 days (median 111 days). Old Naples homes above $10M averaged 350 days, but 5 of those 10 sales were new construction with extended listing periods. The 5 resale transactions above $10M in Old Naples averaged only 68 days on market. In Port Royal, plan for approximately a year, with the active selling window concentrated in January through April. Published DOM figures in both neighborhoods can understate true time to sale because sellers commonly withdraw for summer and relist the following season, which resets the counter. Matt pulls the full listing history for any property a buyer or seller is evaluating, so the number you see is the actual picture, not the reset one.
Which is better for long-term investment: Old Naples or Port Royal?
Both neighborhoods have strong long-term appreciation histories, but they serve different investment profiles. Port Royal's constrained supply (approximately 497 homes, 26 sold in the last 12 months) and trophy price ceiling make it one of the most resilient ultra-luxury markets in Florida, particularly for waterfront properties. The buyer pool at $15M+ is narrow, and sellers may wait multiple seasons. Old Naples in the $2M to $8M range offers a broader buyer pool and stronger velocity, supporting more predictable liquidity at exit. For buyers with a long hold horizon who want the maximum ceiling on appreciation and can accommodate a selective exit market, Port Royal makes the stronger argument. For buyers who want a combination of lifestyle value and predictable resale, Old Naples, particularly the $2M to $8M tier, delivers both. Matt can run current MLS data for any specific price range in either neighborhood before you make a final decision.
What is the Port Royal Property Owners Association?
The Port Royal Property Owners Association (POA) is a voluntary neighborhood organization that is entirely separate from the Port Royal Club. Annual dues are $835 for member properties and $735 for associate properties. The POA enforces deed restrictions and represents Port Royal's interests to the City of Naples. Membership and participation are voluntary. There is no mandatory HOA fee for Port Royal property owners, only the optional POA dues. Buyers sometimes confuse the POA with the club. They are independent institutions: the club is the social and amenity institution, and the POA is the neighborhood governance body. More information is at portroyalpoa.com.
Are there off-market properties in Old Naples and Port Royal?
Off-market transactions do occur in Port Royal, Old Naples, and other high-end Naples neighborhoods, but they represent a smaller share of the market than many buyers assume. Matt's estimate, based on his direct experience, is that somewhere around 5 percent of transactions in these neighborhoods happen off-market. The circumstances vary. Sometimes a property is being prepared to come to market and the "coming soon" word spreads among agents before the formal listing goes live. Some sellers prefer privacy when it comes to their personal affairs and keep a sale quiet by design.
Off-market sales have their place and can work well for certain clients. But Matt is candid about the trade-off: a fully marketed property with maximum exposure generally achieves a higher sale price than one sold quietly. There are a significant number of potential buyers for Port Royal and Old Naples properties spread across the country, and many of them will only find a property through a formal marketing campaign. If you are a buyer interested in what might be available before it hits the market, or a seller evaluating a quiet sale, Matt can speak directly to whether it makes sense in your situation. Reach him at (239) 580-8864.
