Updated September 2026
Buying in Aqualane Shores means pricing canal, bay and Gulf-side frontage, the City's dock and seawall rules, and a flood zone that changes street by street. McGreevy and Comisar walk you through all of it from the record. Start your buyer consultation or call Jesse direct at (239) 898-6072.
Updated September 2026 · Jesse McGreevy and Marc Comisar, Domain Realty
Buying a home in Aqualane Shores, the 1949 canal-grid neighborhood inside the City of Naples, Florida 34102, between Olde Naples and Port Royal, is a different purchase from almost anywhere else on the Gulf coast. Most lots back onto a dredged canal, 95 percent of parcels sit in FEMA Zone AE, the City’s dock code has its own Aqualane Shores paragraph, and there is no mandatory homeowners association. This page is the step by step purchase path. For the full portrait of the neighborhood itself, its plats, its history and its storm record, read our Aqualane Shores community guide.
If you are choosing an agent before you choose a house, our guide to the best real estate agents in Naples sets the city’s teams side by side on the public record. If you already own on the canals and are selling to buy, start with how we sell homes in Aqualane Shores and a data-backed valuation of your Aqualane Shores home. Weighing a North Naples club community as well? Our Audubon Country Club buyer guide applies the same record-first method to a very different kind of place.
Call Marc Comisar at (239) 287-5873 or Jesse McGreevy at (239) 898-6072. We have been Top 1% Real Estate Agents Nationally Since 2008, and we will tell you which canal, which flood zone and which dock rule your budget actually buys before you spend a Saturday touring the wrong street.
Buying a home in Aqualane Shores takes four checks most Naples purchases skip: the FEMA flood zone and elevation certificate of the specific house, the water depth at its own seawall, what the City’s Aqualane dock paragraph allows on that canal, and the seawall’s permit history. Plan the contract calendar around all four before you write an offer.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 24 Sep 2026; Collier County 2026 preliminary tax roll, retrieved 24 Sep 2026; FEMA National Flood Hazard Layer, retrieved 24 Sep 2026).
Everything below comes from the seven recorded Aqualane Shores plats in Collier County Plat Books 1 to 4, from the City of Naples Code and GIS, from Collier County’s 2026 preliminary tax roll, from FEMA’s flood layers effective February 8, 2024, and from every Southwest Florida MLS closing in the neighborhood pulled on September 24, 2026. Where the public record is silent, this page says so and tells you which record a buyer should ask for.
Aqualane Shores runs from the south side of 14th Avenue South to Jamaica Channel, the canal that separates it from Port Royal, and from the Gulf of Mexico to Naples Bay. The seven recorded Aqualane Shores plats cover the canal grid east of Gordon Drive and 3rd Street South; the City of Naples’ own neighborhood map adds the Gulf-front and Gordon Drive lots to the west and Little Harbour to the south, for about 300 acres including canals and streets.
On Collier County’s 2026 preliminary tax roll the seven plats, with a 2010 replat inside Unit 2, hold 360 parcels: 329 homes, 19 vacant homesites and 10 lots that carry only a dock, seawall or pool. The City’s wider outline holds 557 parcels, 472 of them houses and 19 of them condominium units. When the City balloted the neighborhood in 2019, it mailed ballots to 536 property owners.
Inside that outline are four genuinely different purchases, and a buyer should decide which one they are making before looking at a single listing.
Each of those carries a different price tier, a different flood profile and a different set of documents to request. That is why this page is organized around the purchase path rather than around amenities.
Four absences decide purchases here as often as any feature does. There is no gate across the neighborhood; its streets are public City streets, and the only gate inside the outline is Little Harbour’s. There is no mandatory homeowners association and no HOA fee. There is no club, clubhouse, pool, golf course or marina, and no club membership conveys with a house. And there is no Community Development District, so no district assessment on the tax bill.
What Aqualane Shores has instead is the City: City water, sewer, trash and stormwater, City beach ends on its own grid at 15th to 21st Avenue South, City zoning, and a City dock code that decides how far your pier and lift may reach. A buyer who wants a member-governed club community should look elsewhere; a buyer who wants a house on the water inside the City of Naples, a walk from the Gulf and Third Street South, should keep reading.
McGreevy and Comisar represent Aqualane Shores buyers from the recorded record outward: the seven plats, the City of Naples dock, seawall and flood code, Collier County’s 2026 tax roll, FEMA’s flood layers and every Southwest Florida MLS closing. We have been Top 1% Real Estate Agents Nationally Since 2008 and the #1 Team in Southwest Florida since 2012.
That combination of market volume and primary-source discipline is what this neighborhood requires, because the facts that decide an Aqualane Shores purchase, the flood zone of the lot, the water at the seawall and the dock reach on the canal, live in public records and permit files rather than in listing remarks.
As the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate. Those are career numbers across Lee and Collier County, not a claim about any one neighborhood, and we say so on purpose. McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about our team at DomainRealtyGroup.com.
We are a top-reviewed Southwest Florida real estate team, and the quotes below are genuine verified Google reviews from real clients, rendered in the client’s own words. We publish no aggregate score and no star average. You can read every review yourself on our Google Business Profile.
★★★★★ “Marc knows the market, works for his buyer and is attentive to his goals.” Verified Google review
★★★★★ “He was quick to respond with any questions about the purchase of our new home and made sure everything went smoothly! We highly recommend him as an agent!” Verified Google review
★★★★★ “Highly recommend Marc as a realtor. His devotion to finding you the perfect house is obvious and a breath of fresh air at such a stressful time.” Verified Google review
Aqualane Shores is governed by the City of Naples, not by an association, so nobody hands a buyer a resale package. There is no estoppel on most houses, no architectural committee and no association budget. The documents that matter, the elevation certificate, the wind mitigation form, the seawall permit’s final survey and the dock permit, have to be asked for by name, and a canal’s depth has to be measured because no current public survey exists.
What we owe you is specific: the flood zone and base flood elevation pulled on the parcel you are buying, the elevation certificate requested before you go firm, a low-tide sounding at the seawall if you keep a boat, the dock paragraph read against the width of that canal, the seawall file pulled from the City, and a carrying-cost model built on the tax bill you will pay rather than the one the seller pays today.
These are the nine facts about Aqualane Shores that change what a buyer offers, what a buyer inspects and what a buyer pays each year. Each one is sourced in the section that covers it below, with the date of the record it comes from.
This page runs long on purpose, in the order an Aqualane Shores purchase actually happens: market, price, steps, rules, water, flood, insurance, taxes, then how we search and negotiate. Use the list below to jump to the section you need, or read it end to end before your first tour.
We track Aqualane Shores through two independent records rather than a portal: the Southwest Florida MLS, which counted 26 single-family closings in the 12 months to September 24, 2026, and Collier County’s 2026 preliminary tax roll, which values all 557 parcels in the City’s outline. The two measure different things, and we never mix them.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 24 Sep 2026; Collier County 2026 preliminary tax roll, retrieved 24 Sep 2026).
In the last 12 months we tracked 26 Aqualane Shores closings, and every one of them is a single-family home. They total $259,855,000, at a median of $9,075,000 (an even count, so the median is the midpoint of the two middle sales, $8,400,000 and $9,750,000), across a range of $4,300,000 to $20,925,000. No condominium closed in the window.
Market figures on this page come from the Southwest Florida MLS Development named Aqualane Shores, which covers the canal grid and the Gulf-side lots inside the City’s outline and lists Little Harbour separately. We also tracked the flood zone of all 557 parcels, the 2026 preliminary tax bill of every house, the frontage of every lot and the City’s dock, seawall and flood code section by section. That is the evidence base behind every figure on this page.
Every figure on this page describes the Aqualane Shores market, not McGreevy and Comisar. Our credentials are stated in the section above as career numbers across Lee and Collier County, and we keep the two apart on purpose. A buyer deciding what to offer on a canal house on 17th Avenue South needs the canal record, not an agent’s scoreboard.
When you sit down with us, we will walk the specific canal, the specific frontage and the specific comparable set for the home you want, and we will show you the source line for every figure we use.
We bring three things to an Aqualane Shores offer that a general Naples search does not. First, the sale-to-list and days-on-market record by frontage tier, which tells you how much room there usually is. Second, the flood zone and base flood elevation of the specific parcel, which tells you whether insurance is a line item or a negotiating point. Third, the dock paragraph and seawall rules read against the lot, which tell you whether the boat you own fits the canal you are buying on.
The Aqualane Shores market is expensive, slow and deep in supply. The Southwest Florida MLS recorded 26 single-family closings in the 12 months to September 24, 2026 at a median of $9,075,000, a median 204 days on market and a median sale-to-list of 91.21 percent, against 26 active listings, which is 12.0 months of supply.
Data updated: September 2026 (Southwest Florida MLS Matrix, closed 25 Sep 2025 to 24 Sep 2026, retrieved 24 Sep 2026).
Measure, trailing twelve months | Southwest Florida MLS |
|---|---|
Single-family closings | 26 |
Median sale price | $9,075,000 |
Median list price | $9,947,500 |
Price range | $4,300,000 to $20,925,000 |
Total volume | $259,855,000 |
Median days on market (25 sales with market time recorded) | 204 |
Median sale-to-list price (25 sales) | 91.21% |
Closed at or above list price | 1 of 25 |
Median price per square foot of living area | $1,772.02 |
Price per square foot range | $1,029.92 to $3,579.04 |
Median living area | 5,349 square feet |
Single-family listings active on 24 Sep 2026 | 26 |
Median list price, active single-family | $11,699,500 |
Months of supply | 12.0 |
One of the 26 closings was a short sale, which carries no market time, which is why the days-on-market and sale-to-list medians use 25 sales.
At the median, Aqualane Shores buyers closed at roughly nine percent below the final asking price over the last 12 months, and only 1 of 25 sales closed at or above list. That sits beside 12.0 months of supply, which by any measure is a buyer’s market in inventory terms. Both facts point the same way: a buyer here has room to negotiate on the individual house.
For a buyer that means two things. Do not assume a canal house will sell before you can get an inspection done, and do not assume every seller will take nine percent off. The spread comes from homes priced ahead of their frontage tier and homes whose flood, seawall or elevation position the price did not reflect. Our job is to tell you which kind of listing you are looking at before you write.
Twenty-six single-family homes were for sale on September 24, 2026, and 26 closed in the previous 12 months. At that pace it would take a year to sell the current inventory with nothing new listed. The median active listing had been on the market 136.5 days, and the median asking price, $11,699,500, sat well above the $9,075,000 median that actually closed.
That gap between asking and closing is the negotiation. The active median is also measured on larger houses, a median 5,516.5 square feet of living area at a median list price of $2,265.67 per square foot, against the $1,772.02 per square foot that closed. A buyer who knows those two numbers walks into a showing with a different frame than a buyer who only knows the list price.
Twenty-six single-family Aqualane Shores homes were active on September 24, 2026, at a median list price of $11,699,500, ranging from $5,495,000 to $19,995,000. Three Aqualane Manor condominiums were also active, and one home was pending. Little Harbour, which the MLS lists as its own development, had one active listing at $9,900,000.
Listings change weekly, so this page publishes the shape of the inventory rather than a list of addresses that would be stale within days. For the live list, and for homes about to come to market, call Marc Comisar at (239) 287-5873 or start with how we represent buyers in Naples.
The median sale price rose 21 percent year over year while the median price per square foot fell about 6 percent, because the homes that sold were larger: median living area rose from 4,524 to 5,349 square feet. In the prior 12 months, 29 single-family homes closed at a median of $7,500,000 and $1,878.87 per square foot, with a median 110 days on market and 89.0 percent of list.
This year the median is $9,075,000 and $1,772.02 per square foot, with a median 204 days on market and 91.2 percent of list. Closings fell from 29 to 26. For a buyer, read that as a market where larger, newer houses are trading and taking longer to do it, not as a market where the same house got 21 percent more expensive.
Across the 60 months to September 24, 2026, the Southwest Florida MLS recorded 103 Aqualane Shores closings for $1,054,879,031, at a median of $8,400,000, $1,945.95 per square foot, a median 115 days on market and 91.33 percent of list. The single highest sale in the window was a Gulf-front estate at $62,000,000 in July 2022.
Calendar year (single-family) | Closings | Median sale | Median price per square foot |
|---|---|---|---|
2021, September to December | 5 | $6,285,000 | $1,765.63 |
2022 | 18 | $8,200,000 | $2,154.98 |
2023 | 13 | $8,400,000 | $2,155.17 |
2024 | 13 | $8,900,000 | $1,984.59 |
2025 | 32 | $7,125,000 | $1,982.73 |
2026, to September 24 | 21 | $10,350,000 | $1,791.28 |
Price per square foot peaked in 2022 and 2023 and has eased since, while the median sale price moved with the size of the homes that sold. That is the pattern of a neighborhood where most of the value is the lot, which we come to below.
On Collier County’s 2026 preliminary roll, the median single-family total just value is $7.21 million on the seven plats and $7.20 million across the City’s outline, and the median land just value is $5.05 million per homesite. Those are the county’s January 1 estimates for tax purposes.
County roll figures and MLS figures measure different things. The county values every parcel as of January 1, and its values are not sale prices; the MLS records only the homes that sold, at their contract price, and measures living area rather than the county’s total area under roof. The two sets of numbers should never be compared directly.
An Aqualane Shores home costs what its frontage costs. In the 12 months to September 24, 2026, canal-front homes closed at a median of $8,600,000 (n = 20), and the Gulf-side estate lots with no canal or bay frontage at a median of $13,850,000 (n = 4), by our frontage classification of Southwest Florida MLS closings.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 24 Sep 2026; Collier County 2026 preliminary tax roll, retrieved 24 Sep 2026).
Frontage (our classification) | Closings | Median sale | Median price per square foot |
|---|---|---|---|
Canal-front | 20 | $8,600,000 | $1,751.63 |
Open bay or Gordon Pass frontage | 2 | too few for a median: $8,400,000 (December 2025) and $6,950,000 (September 2026) | not stated |
No canal or bay frontage | 4 | $13,850,000 | not stated |
Interior lots here are mostly the Gordon Drive and Gulf Shore Boulevard South estate lots near the beach, which is why they carry the highest median. On this grid “no water frontage” usually means “a short walk to the Gulf”, not “a cheaper house”.
Twelve months is a thin sample for the bay and Gulf-side tiers, so the 60-month record is the better guide to how the market prices each kind of lot.
Frontage, 60 months (our classification) | Closings | Median sale | Median price per square foot |
|---|---|---|---|
Canal-front | 69 | $7,500,000 | $1,865.07 |
Open bay or Gordon Pass | 9 | $10,900,000 | $2,641.14 |
No canal or bay frontage | 20 | $13,800,000 | $2,219.10 |
Gulf beachfront | 1 | one sale, $62,000,000 (July 2022) | not stated |
Open-bay lots carried the highest price per square foot of any tier over five years, which is the premium the market pays for open water. Canal lots are the core of the market and the most liquid, with 69 of the 99 single-family sales we could classify.
The seven Aqualane Shores plats were recorded as separate units, and the county roll and the MLS both still read them that way. Here is how the 60 months of MLS closings spread across them.
Plat | Plat Book and Page | Main streets | Parcels (houses), 2026 roll | MLS closings, 60 months |
|---|---|---|---|---|
Unit 1 | PB 1 p 86 | 14th to 16th Ave S, 4th St S | 69 (61) | 19 |
Unit 2, with The Kremer Estate replat | PB 1 p 96 | 17th and 18th Ave S, Aqua Cir | 80 (76) plus 4 (4) | 18 |
Unit 3 | PB 2 p 98 | 3rd St S, Gordon Dr, 4th St S | 44 (39) | 15 |
Unit 4 | PB 3 p 2 | 18th to 21st Ave S, Aqua Ct, Gordon Dr E | 58 (56) | 13 |
Unit 5 | PB 4 p 11 | 21st Ct S | 5 (4) | 0 |
Unit 6 | PB 3 p 20, recorded April 2, 1954 | 5th to 8th St S | 76 (65) | 12 |
Unit 7 | PB 4 p 59, recorded March 21, 1958 | Forrest Ln, Marina Dr, 21st Ave S | 24 (24) | 7 |
The rest of the MLS record sits on the Gulf-side lots, the 14th Avenue South edge and the Philip G. Rust Development lots the City’s dock code treats as part of Aqualane Shores. Unit 6, the coves between 5th and 8th Street South, is a resubdivision of undivided Block A of Unit 4, and Unit 7 is a re-subdivision of Blocks 3 and 4 and part of Block 5 of the Philip G. Rust Development.
Little Harbour, the gated enclave off Gordon Drive, sells as its own MLS development, with six closings in 60 months, too few for a median. The sales were $12,450,000 (May 2022), $7,800,000 (July 2022), $6,900,000 (March 2024), $7,000,000 (May 2024), $7,500,000 (June 2025) and $5,970,000 (April 2026). One Little Harbour home was active on September 24, 2026, at $9,900,000.
Little Harbour was created by City Ordinance 94-7222 in 1994 as a planned development of 34 homesites with a gatehouse, private drives, open space and a community boat dock; Collier County’s 2026 roll shows 32 homes there. Little Harbour’s association does not publish its dues; the declaration recorded for the enclave and the association’s estoppel certificate at resale state them.
Aqualane Manor is not a separate town or a different Aqualane: it is a 12-unit condominium built in 1966 at 310 and 320 14th Avenue South, on the canal at the neighborhood’s north-west corner. It sits inside the City’s Aqualane Shores outline but on its own condominium record, with its own association, so condominium rules and costs apply there that do not apply to the houses around it.
One Aqualane Manor unit closed in 60 months, at $1,400,000 in May 2025, and three were active on September 24, 2026, two-bedroom units of about 1,090 to 1,098 square feet. The condominium association does not publish its assessments; the estoppel certificate at resale states them. A seven-unit condominium, Pettit Square, also sits on 14th Avenue South; every other home in the outline is a single-family house.
On the 2026 preliminary roll, the median homesite on the seven plats carries a land just value of $5.05 million, about $15.4 million an acre, and improvements are a median 20 percent of a house’s total just value. The median plat homesite is 0.32 acre, ranging from 0.23 to 1.12 acres. Only 7 of the 329 houses on the seven plats carry an improvement value under $250,000.
For a buyer, that means two things. An older house on a good canal lot is priced as a lot with a house on it, and a newer house is priced as a lot plus a replacement cost. Our comparison of Collier County’s 2015 and 2025 building-footprint maps finds that about one house in five on the seven plats was rebuilt or substantially enlarged in that decade (county building footprints, 2015 vs 2025; a main footprint overlapping its 2015 outline by less than 60 percent counts as rebuilt or enlarged).
In the last 12 months, 26 Aqualane Shores homes sold for a combined $259.9 million, and the canal, bayfront and Gulf-side lots traded as three different markets. With 12.0 months of supply, the buyer who wins the right house is the one who already knows its flood zone, its water and its dock reach before writing the offer.
Buying? Read how we represent buyers in Naples, then call Marc Comisar at (239) 287-5873 or Jesse McGreevy at (239) 898-6072. Selling a canal home to buy another? Start with a valuation of your current Aqualane Shores home and call Jesse direct. We have been Top 1% Real Estate Agents Nationally Since 2008.
Buying in Aqualane Shores runs in eight steps: choose the frontage and plat, check the flood position of the address, sound the water at the seawall, read the dock paragraph against the canal, write the offer with the right calendar, pull the seawall and permit file, clear inspections and insurance, and close with the tax reset in your budget.
Data updated: September 2026 (City of Naples Code of Ordinances, Supplement dated 17 Jun 2026; FEMA National Flood Hazard Layer, retrieved 24 Sep 2026).
The order matters because three of those steps depend on records a seller holds and a buyer has to ask for: the elevation certificate, the wind mitigation form and the seawall and dock permits. Ask for them in the offer, and none of them will push your closing date.
Decide which of the four purchases you are making, then which frontage tier and which plat. Canal lots on the seven plats are the core of the market; open-bay and Jamaica Channel lots carry a premium for open water; the Gulf-side lots on Gordon Drive and Gulf Shore Boulevard South are the estate tier a short walk from the beach. The frontage decides your price tier, your flood zone and your dock before the house decides anything.
Tell us how you will use the water as well. A kayak and a paddleboard need a seawall and a ladder; a center-console needs a lift and a canal wide enough for the dock paragraph to let the lift reach it; a larger boat needs a sounding and a conversation about Gordon Pass.
Before touring, look the address up on FEMA’s National Flood Hazard Layer or on the City of Naples flood portal, which also surfaces City-held elevation records for addresses. Every Aqualane Shores lot falls on FEMA panel 12021C0393J or 12021C0581J, both effective February 8, 2024. Note the zone and the base flood elevation, 8 or 9 feet (NAVD88) on 95 percent of parcels.
Then ask the listing agent for the elevation certificate. Flood insurance cost depends on each home’s elevation certificate; ask for it at listing, or look the address up on the City’s flood portal. Collier County’s own elevation-certificate layer holds none for Aqualane Shores, because the City keeps its own.
No current depth survey of the Aqualane canals is published; have the water at the seawall sounded at low tide before you buy. In 2001 the City’s natural resources manager told City Council the canals “were originally six feet deep but are now inconsistent as some were dredged to obtain fill”, and a 2004 City workshop noted an oyster bar on the northern shoal and rock in parts of the system.
If you own a boat, put the sounding inside the inspection period. It is the one measurement no listing, no county record and no City map can give you, and it decides whether the house works for the boat.
Aqualane Shores has its own paragraph in the City’s dock code. A pier may reach no more than 15 feet or 10 percent of the waterway’s width, whichever is smaller; a boat lift, or a pier and lift together, no more than 25 feet or 25 percent; and piers, lifts and boats must stay 7.5 feet from the side property lines. On a narrow canal, the percentage, not the footage, is the limit.
Ask for the existing dock and lift permits and compare them with what is built. A dock that exceeds today’s limits may have been permitted under older rules, and a determination made under the City’s 2010 grandfathering window would be in the City’s property file.
Write the inspection period long enough to receive the elevation certificate, the wind mitigation form, the seawall file and a flood quote, and to sound the water. At Little Harbour and Aqualane Manor, add the association estoppel and documents. Price the offer against the frontage tier’s record, the house’s own listing history and the 91.21 percent median sale-to-list rather than against the asking price alone.
Seawalls are each owner’s responsibility under City Code Sec. 52-92, which makes a failed seawall “unlawful and a public nuisance”. Seawall age and cap height are lot-specific; the City’s permit file for the address holds the last survey. Ask the seller for the most recent seawall permit’s final survey, and have your inspector look at the cap, the face and the backfill from the water side as well as the yard.
Order a general inspection, a wind mitigation inspection on Florida form OIR-B1-1802, a four-point inspection if your carrier asks for one, and a seawall and dock inspection by someone who works on the water. Bind flood coverage early, because a 30-day waiting period applies unless the policy is bought in connection with a loan. Every Aqualane parcel outside the 25 in shaded Zone X is in the Special Flood Hazard Area.
Close with the tax bill you will pay, not the seller’s. A buyer’s first tax bill is computed on the full just value, not the seller’s capped value, which is why two neighbors on one street can pay bills tens of thousands of dollars apart: inside the City’s association map, homesteaded houses have a median 2026 preliminary bill of $39,779 and non-homesteaded houses $64,898. File for homestead by the county’s deadline if the home will be your primary residence.
Aqualane Shores has no mandatory homeowners association, whatever some listings call it. Aqualane Shores Association, Inc. is a voluntary civic association: membership costs $100 a year, and it runs social events, keeps members informed about City business and speaks for the neighborhood at City Hall. The City of Naples sets the rules.
Data updated: September 2026 (Florida Division of Corporations record, retrieved 24 Sep 2026; association website, retrieved 24 Sep 2026).
No recorded declaration binds Aqualane Shores lots to a homeowners association; today, what can be built on a lot is set by City of Naples zoning. The association does not own the canals, dredge them, maintain seawalls or approve house plans. Seawalls are each owner’s responsibility under City code, and past canal dredging was organized by the City through a special assessment.
For a buyer, that means no estoppel certificate, no association application, no approval period and no transfer fee on a house on the seven plats. It also means no association budget or reserve study to read: the neighborhood’s shared infrastructure, the streets, drainage and beach ends, belongs to the City.
The neighborhood dates from 1949; its civic association, Aqualane Shores Association, Inc., was incorporated as a Florida not-for-profit on February 3, 1966, and is active today, with annual reports filed every year from 1995 to 2026. The association’s website lists a Naples post office box; since March 2026 its state filings list a property-management company, Gordon Pass Property Management, as registered agent.
The association’s stated mission is “to promote a sense of community; to provide access to the City of Naples on matters of interest; to communicate matters that may affect the community; to support the safety of community members; to recommend/support initiatives that benefit the greater good of the community.” It runs monthly social events in season and championed the 2019 natural gas and fiber optic extension, entrance signage and crosswalk signals. The association’s bylaws and minutes are shared with members; membership is open to residents for $100 a year.
The City Code gives the association one formal role: on dock exceptions for undulating or dead-end shorelines, the City Manager consults “the subdivision property owners’ association, if applicable” (Sec. 56-93(d)). Its president also sits on the City Manager’s monthly council of homeowner-association presidents. Neither makes it a regulator of your house.
Little Harbour, a gated enclave off Gordon Drive, was created by City Ordinance 94-7222 in 1994 as a planned development of 34 homesites with a gatehouse, private drives, open space and a community boat dock. Its homeowners association, Little Harbour Homeowners’ Association, Inc., was filed with the state on August 2, 1995 and is active. A Little Harbour purchase does carry an association estoppel, and under Florida Statute Section 720.30851 a homeowners association must deliver it within ten business days of a written request.
Aqualane Manor of Naples, Inc. is the condominium association for the 12 units at 310 and 320 14th Avenue South, and it is active. An Aqualane Manor purchase is a condominium purchase: order a Section 718.116(8) condominium estoppel and the association’s budget, rules and insurance documents on the day the contract is signed. Florida’s milestone-inspection statute applies only to condominium buildings of three habitable stories or more, so ask the association directly whether it applies to these buildings.
None of Collier County’s 33 community development districts overlaps Aqualane Shores, so there is no CDD assessment on an Aqualane Shores tax bill. The neighborhood is also outside the City’s East Naples Bay and Moorings Bay taxing districts, which fund dredging elsewhere on the water.
Owning an Aqualane Shores house means paying Collier County property tax at 9.0076 mills on the 2026 preliminary roll, City of Naples utility charges billed every two months, and optional $100 association dues. There is no mandatory HOA fee, no community development district and no club dues; Little Harbour and Aqualane Manor add association fees that are not published.
Data updated: September 2026 (Collier County 2026 preliminary tax roll; City of Naples 2026 utility rates, effective 1 Oct 2025; association website, retrieved 24 Sep 2026).
Layer | Amount | Period | Source |
|---|---|---|---|
Collier County | 3.2449 mills | annual, November tax bill | 2026 preliminary roll |
Collier County School Board | 4.1470 mills | annual | 2026 preliminary roll |
City of Naples | 1.2900 mills, up from 1.23 | annual | 2026 preliminary roll; City budget as reported |
Water management and mosquito control districts | 0.3257 mills combined | annual | 2026 preliminary roll |
Non-ad-valorem assessments | $0 on every parcel on the 2026 preliminary roll | n/a | 2026 preliminary roll |
City stormwater utility | $49.56 per single-family home | every two months | City of Naples 2026 utility rates |
City solid waste | $77.08 | per billing cycle | City of Naples 2026 utility rates |
City water | base $21.48 (5/8 to 3/4 inch meter) plus usage | every two months | City of Naples 2026 utility rates |
City sewer | base $53.76 plus $5.21 per 1,000 gallons, capped at 20,000 gallons | every two months | City of Naples 2026 utility rates |
Aqualane Shores Association | $100 | annual, voluntary | association website |
Little Harbour HOA (Little Harbour lots only) | not published | not published | estoppel at resale |
Aqualane Manor condominium association (12 units only) | not published | not published | estoppel at resale |
Community development district | none | n/a | Collier County district layer |
Club dues | none bundled | n/a | no club exists |
Flood and wind insurance | quoted house by house | annual | see the insurance section |
These are 2026 preliminary roll figures; the November 2026 tax bill is the final record.
The City of Naples 2026 utility rates, effective October 1, 2025, bill a single-family home $49.56 every two months for stormwater, $77.08 per billing cycle for solid waste (garbage, horticulture, recycling and county disposal), a water base of $21.48 every two months for a 5/8 to 3/4 inch meter plus tiered usage, and a sewer base of $53.76 plus $5.21 per 1,000 gallons, capped at 20,000 gallons.
Stormwater is rising. When Council advanced the change in late 2025, it was reported as stepping to $30.98 a month from October 2026, then $38.72 in 2027, $48.40 in 2028 and $60.50 in 2029. Budget for it: it appears on the City utility bill, not the property tax bill.
In 2019 the City ran the Aqualane Shores Utility Line Extension, requested by the association, to bring natural gas and fiber optic lines through the neighborhood, at $2,712 one time or $747 a year for four years per single-family home, beginning with the November 2020 bill. Collier County’s 2026 preliminary roll shows no non-ad-valorem assessment on any Aqualane Shores parcel. These are 2026 preliminary roll figures; the November 2026 tax bill is the final record, and the seller’s last tax bill shows whether any installment ever applied to the house you are buying.
A buyer coming from a gated club community should note what is missing from the Aqualane Shores stack: no mandatory HOA assessment, no club initiation or dues, no community development district, no transfer or capital contribution on resale, and no beach-renourishment charge to owners. The cost that replaces them is the one every waterfront owner carries alone: the seawall, the dock and lift, and flood and wind insurance, all quoted or priced house by house.
Aqualane Shores has its own paragraph in the City of Naples dock code, Sec. 56-93(c)(1): piers reach the smaller of 15 feet or 10 percent of the waterway’s width, lifts the smaller of 25 feet or 25 percent, with 7.5-foot side setbacks. Seawall caps may not exceed 4.8 feet (NAVD88), and each seawall is the owner’s responsibility.
Data updated: September 2026 (City of Naples Code of Ordinances, Supplement dated 17 Jun 2026; City marine permit application, rev. March 2022).
The paragraph is written for “Aqualane Shores, including Phillip G. Rust Development, Elliott Subdivision, Marina Shores Replat, and Kluck Subdivision”, so it covers the seven plats and the neighboring lots the City treats as part of Aqualane. Piers, lifts and moored boats keep 7.5 feet from the side property lines. A pier may reach the smaller of 15 feet or 10 percent of the waterway width, and a lift, or a pier and lift together, the smaller of 25 feet or 25 percent; mooring piles follow the lift limit.
Canal widths vary. In 1995 the City’s natural resources manager told Council “generally canals are 70 feet wide … there is a great variation in canal width in Aqualane Shores”. On a 70-foot canal the 10 percent pier limit is 7 feet and the 25 percent lift limit is 17.5 feet, which is why the canal in front of the house, not the house, decides the boat.
In 1995 Council voted 7-0 to hold Aqualane docks and boats to “a maximum of 25 feet into the canal or 25% of the canal width”. Ordinance 10-12741, adopted September 1, 2010, set today’s split between piers and lifts and carried a one-time grandfathering window of 120 days to request a determination; that subsection is no longer in the codified text, and a determination made under it would be in the City’s property file. In 2016 Council denied a 32-foot Aqualane dock variance (Res. 16-13769).
The City has been reviewing its dock rules; as of September 2026 no change to the Aqualane paragraph has been adopted. The City’s codified text is dated June 17, 2026.
Beyond the Aqualane paragraph, the same section caps walkways at 5 feet wide, bars rafting boats together without a permit, and requires the address to be posted in numerals at least 4 inches high, reflective and legible from the water. Floating vessel platforms need a permit, and a new pier needs a post-construction survey. The code defines a boat lift to include davits, slings and cradle systems.
A boat shelter is allowed only over a recessed slip: one story, unwalled, no more than 15 feet above average seawall height, roofed in metal, shingle, slate, tile or wood shake, never vinyl, plastic or canvas (Sec. 56-53(c)). City Code Sec. 52-92 bars sleeping, eating or cooking aboard a boat in a dead-end canal, and mooring to another owner’s seawall without permission. In the residential canals, fishing is limited by state law to hook and line, hand-held cast nets and no more than five crab traps.
New and replacement seawall caps “shall not exceed 4.8 feet N.A.V.D.” under Sec. 52-92(d)(4), with a return wall where a cap sits more than a foot off the neighbor’s; existing higher walls may be kept. A new wall may be set no more than 18 inches waterward of the old one, once. On natural waterways such as Naples Bay frontage a rip-rap apron is required; in man-made canals it is not.
The City’s consultant reported on September 22, 2025 that its 44 miles of seawalls were “mostly privately owned and built between 1950-1980” and recommended a 5.6-foot NAVD88 minimum; Council reached consensus to study it, and no number had been adopted as of September 2026. Seawall age and cap height are lot-specific; the City’s permit file for the address holds the last survey.
The City’s marine permit covers docks, lifts, seawalls, davits and pilings. A dock permit costs $0.30 a square foot with a $100 minimum, a seawall or lift permit $100, plus 20 percent for plan review and $35 per inspection, and fees double if work starts without a permit. Any required state or Army Corps authorization must be shown before the City issues. Dredge and fill work needs City approval under Sec. 52-93.
Aqualane Shores boaters run south from their canals down Naples Bay to Gordon Pass, about 1.6 to 2.1 nautical miles in a straight line from the canal mouths. NOAA’s chart data shows no fixed bridge on that route, the whole run outside the marked channel is a manatee slow-speed zone, and water depth, not clearance, is the usual limit.
Data updated: September 2026 (NOAA electronic chart data; Florida Administrative Code 68C-22.023; Army Corps of Engineers surveys and contract award as reported, retrieved Sep 2026).
NOAA’s chart data shows no fixed bridge and no overhead cable between the mouths of the Aqualane canals and Gordon Pass. The residential canals themselves are not charted, so clearance inside a given canal should be checked on site. Boats leave Aqualane Shores south down Naples Bay to Gordon Pass; Crayton Cove and the Naples City Dock are about half a mile north, a destination rather than a route.
The State lists “all canals of Aqualane Shores” in Laws of Florida chapter 92-258 as residential, man-made saltwater canals, and the City named them in 1994 (Res. 94-7288): Anhinga, Bittern, Crane, Duck, Egret and Jamaica Channels, and Spoonbill, Sanderling, Aqua, Ibis, Heron, Gull, Flamingo, Jamaica, Limpkin and Kite Coves.
Under Florida Administrative Code 68C-22.023, effective February 19, 2018, all waters of Naples Bay, Gordon Pass, Port Royal and associated waters, canals included, are Slow Speed year-round, except a 30 mph corridor in the marked north-south channel south of marker 33 and the east-west Gordon Pass channel east of marker 10. “Slow Speed” has no numeric speed: the boat must be fully off plane and settled in the water. State maps are visual aids; the rule text controls.
No current depth survey of the Aqualane canals is published; have the water at the seawall sounded at low tide before you buy. In 2001 the City’s natural resources manager described the canals as “originally six feet deep but are now inconsistent as some were dredged to obtain fill”. A 2004 City workshop noted that the northern shoal “is an oyster bar and because of environmental concerns it would be difficult to obtain dredging permits”, and rock in parts of the system.
The City began a canal dredging special assessment in 2001 (Res. 01-9095) and approved it on May 4, 2005 (Res. 05-10819) after a mailed survey. Whether that project was completed, and to what depth, is not in the public records we reviewed.
The federal channel through Gordon Pass is authorized at 12 feet at the entrance and 10 feet inside, at mean lower low water. Army Corps surveys in 2024 found it shoaled to about 7 feet in several inner cuts, and the City describes a 7 to 9 foot controlling depth for boats headed to its dock.
In September 2025 the Army Corps awarded a $3.05 million contract to maintenance-dredge Gordon Pass, with work expected to start that November, as reported in the dredging trade press. A post-dredge survey had not been published in the records we reviewed as of September 2026.
The Naples City Dock at 880 12th Avenue South, about half a mile north, has 78 wet slips, 48 of them annual recreational slips for boats up to 60 feet, a wait list of about 90 names and 5 to 6 years, and slip rent of $20 per foot per month; transient dockage is $3.25 per foot per night. It sells ethanol-free gasoline and diesel and offers free pump-out. Naples Landing, the City’s public boat launch on Naples Bay, charges $5 an hour at the meters, and an annual trailer-parking permit costs $120.
Aqualane Shores is almost entirely in FEMA flood Zone AE. On the map effective February 8, 2024, 95 percent of its parcels carry a base flood elevation of 8 or 9 feet (NAVD88); only the 17 Gulf-front lots touch high-velocity Zone VE, and 25 parcels, 20 of them in Little Harbour, are in shaded Zone X.
Data updated: September 2026 (FEMA National Flood Hazard Layer, effective FIRM 8 Feb 2024, retrieved 24 Sep 2026).
Every Aqualane Shores lot falls on FEMA panel 12021C0393J (north) or 12021C0581J (south), both effective February 8, 2024. By parcel, AE 8 covers 381 parcels (68.4 percent), AE 9 covers 148 (26.6 percent), shaded X covers 25 (4.5 percent) and AO with a 3-foot depth covers 3 behind the southern dune. No parcel centroid sits in VE. By land area, AE 8 is 58.3 percent, AE 9 33.7 percent, VE 13 3.0 percent, X 2.6 percent, VE 11 1.7 percent and AO 0.7 percent.
Counts are parcel centroids on the effective map, by street; no house numbers are published.
Street | AE 8 | AE 9 | Other |
|---|---|---|---|
14th Ave S | 22 | 22 | |
15th Ave S | 39 | 5 | |
16th Ave S | 21 | 19 | |
17th Ave S | 53 | 2 | |
18th Ave S | 36 | 4 | |
21st Ave S | 33 | 0 | |
21st Ct S | 5 | 2 | |
3rd St S | 20 | 4 | |
4th St S | 16 | 13 | |
5th St S | 1 | 16 | |
6th St S | 7 | 11 | |
7th St S | 0 | 18 | |
8th St S | 7 | 11 | X 1 |
Aqua Cir | 6 | 1 | |
Aqua Ct | 7 | 0 | |
Forrest Ln | 11 | 1 | X 1 |
Gordon Dr | 43 | 2 | AO 2, X 2 |
Gordon Dr E | 7 | 0 | |
Gulf Shore Blvd S | 5 | 13 | AO 1, X 1 |
Jamaica Ln | 2 | 0 | |
Little Harbour Ln | 13 | 0 | X 20 |
Marina Dr | 12 | 3 | |
S Winds Dr | 11 | 0 | |
Shell Aly | 1 | 1 |
The bay side is not the low-risk side: AE 9 covers most of the 5th to 8th Street South canal lots on the east side of the neighborhood as well as the Gulf strip.
Comparing the 2012 and 2024 maps parcel by parcel, 221 Aqualane parcels saw their base flood elevation rise by a foot or two, mostly on the low interior grid, 155 saw it fall, 168 were unchanged and 13 left the AE and VE zones. If a seller quotes a flood premium from before 2024, check which map it was rated on.
The same 17 Gulf-front parcels that touch Zone VE are crossed by the state Coastal Construction Control Line. Work seaward of it needs a state CCCL permit, and seawall or revetment work there also needs a City variance (Sec. 52-92(d)(5)). FEMA’s coastal model puts the 1-percent stillwater at 8.49 to 8.68 feet NAVD88 along the Aqualane Gulf front, with computed wave runup of 12.81 to 13.37 feet at the Gordon Drive transects.
On the City’s building map, 218 of the 557 parcels lie seaward of the City’s Coastal Building Zone Line, roughly along 4th Street South, under Florida Statutes Section 161.54. The design wind speed across the neighborhood is 170 mph for a Risk Category II building.
Collier County’s elevation-certificate layer holds none for Aqualane Shores, because the City of Naples keeps its own and surfaces them through its flood portal. Flood insurance cost depends on each home’s elevation certificate; ask for it at listing, or look the address up on the City’s flood portal. The City’s NFIP community number is 125130; it joined the program in 1971, and a pre-FIRM building is one whose construction started before January 17, 1973.
Aqualane Shores sits on filled mangrove land with a median ground elevation of about 5.2 feet (NAVD88), so storm surge, not wind, is its main hazard. In Hurricane Ian in 2022, surveyed high-water marks a block north of the neighborhood reached about 8 feet, close to the 8-foot base flood elevation that covers most lots.
Data updated: September 2026 (NOAA, USGS, National Hurricane Center; OpenFEMA as of 8 Sep 2026).
Across the 557 parcel centroids, USGS 3DEP lidar from 2018 puts median ground at 5.2 feet NAVD88, with a 10th percentile of 3.8 and a 90th percentile of 7.5. That is bare earth, not a floor, and it predates newer pads. The number that matters for a house is its lowest floor on the elevation certificate.
On September 28, 2022, the Naples Pier gauge recorded 6.18 feet above mean higher high water (6.79 feet NAVD88) at 1:06 p.m. before it was destroyed, and USGS surveyors later measured mud lines of 8.03 and 8.14 feet NAVD88 at 12th Avenue South and Gulf Shore Boulevard South. The Naples Pier gauge stopped recording before Ian peaked; the surveyed mud lines a block north of Aqualane are the better measure of that storm’s high water. The National Hurricane Center reported “Maximum inundation of 6 to 9 ft AGL occurred in Naples.”
In Irma, on September 10, 2017, the pier gauge peaked at 4.25 feet above mean higher high water. A USGS surveyor marked a seed line on a stake behind the Aqualane Shores sign at the corner of Gordon Drive, 4.08 feet above datum (NAVD88) and about 0.7 foot above the ground.
Helene, on September 26, 2024, peaked at 4.02 feet above mean higher high water at the Naples Bay North gauge, and Milton, in October 2024, at 5.08 feet. The City reported that Helene “caused flooding throughout portions of the city of Naples, with some areas receiving 30+ inches of flood depth”, and that Milton brought “flooding depths from inches to near 4’”.
OpenFEMA, as of September 8, 2026, records 3,181 flood insurance claims paying about $340.4 million in ZIP 34102, which also covers Olde Naples, Port Royal and Royal Harbor, including 2,041 Ian claims for $276.9 million. In the Census block group that holds most of Aqualane Shores, flood insurance paid about $21.7 million on 189 Ian claims, with a median exterior water depth of 34 inches.
FEMA’s own Ian claims analysis of 12 study areas, which did not include Aqualane Shores, found that non-elevated houses averaged $158,291 in total claims against $50,287 for elevated houses. That is the lesson for a buyer here: the elevation of the lowest floor is the single biggest variable in a flood loss.
Every part of Aqualane Shores is in Collier County Hurricane Evacuation Zone A. Construction sites must secure materials 48 hours before a predicted storm under City Code Sec. 16-291.
The City’s Basin IV assessment calls the Aqualane sub-basin “a particularly vulnerable area as it is low-lying and has several stormwater discharge connections to canals that rely on gravity”. On September 16, 2026 Council approved a $406,608.63 engineering task order for a 17th Avenue South Stormwater Pump Station Pilot Project (Res. 2026-15960). The engineering contract was approved in September 2026; the station’s design and construction schedule have not been published.
Insuring an Aqualane Shores home usually means a flood policy plus windstorm coverage, priced house by house from the elevation certificate and the home’s wind features. The City’s Class 5 rating in FEMA’s Community Rating System is worth up to 25 percent off standard flood policies, and most houses carry county improvement values above Citizens’ $700,000 line.
Data updated: September 2026 (City of Naples flood pages; Florida Statutes 2026; Florida Office of Insurance Regulation, retrieved 24 Sep 2026).
FEMA’s Risk Rating 2.0 prices each policy from the property’s own characteristics, including first-floor elevation, distance to water and replacement cost, and most annual increases are capped at 18 percent. Premiums are quoted house by house; no public record gives a typical figure. The City of Naples is a Class 5 community in FEMA’s Community Rating System, which the City says is worth up to a 25 percent discount on standard flood policies.
A mortgage from a federally regulated lender on a house in a Special Flood Hazard Area requires flood insurance, and every Aqualane parcel outside the 25 in shaded Zone X is in one. Coverage bought on its own carries a 30-day waiting period; coverage bought in connection with a loan does not.
The National Flood Insurance Program caps building coverage at $250,000 for a one- to four-family home. Against Aqualane Shores sale prices, ask every carrier you speak to how coverage above that limit would be written for the specific house.
Florida’s insurer of last resort, Citizens, cannot write a home whose dwelling replacement cost is $700,000 or more. On the 2026 roll, 320 of the 472 houses in the City’s Aqualane Shores outline carry a county improvement value of $700,000 or more; that value is not replacement cost, but it shows how much of the housing stock sits above the Citizens line. Citizens personal-lines policies that cover wind must also carry flood, phased in by replacement cost and applying to every policy from January 1, 2027.
The City’s building map puts the design wind speed at 170 mph for a Risk Category II building. The Office of Insurance Regulation’s uniform mitigation verification form, OIR-B1-1802, was updated effective April 1, 2026, and a completed form is “valid for up to five (5) years” absent material changes; insurers must offer discounts for roof strength, roof covering, roof-to-wall and wall-to-foundation connections and opening protection.
The state’s My Safe Florida Home program offers free inspections and matching grants, subject to appropriation, only for homesteaded, site-built single-family homes insured at $700,000 or less and built before January 1, 2008. The value and age limits exclude most of Aqualane’s rebuilt houses, so plan on the mitigation form rather than the grant.
Ask for four documents with the offer: the elevation certificate, the most recent OIR-B1-1802 wind mitigation form, the seawall permit’s final survey and the current flood policy declarations page. Together they let a carrier quote the house before your inspection period ends.
What you can build on an Aqualane Shores lot is set by the City of Naples R1-10 zoning district, not an association: a 10,000-square-foot minimum lot, a 30-foot front yard, 7.5-foot side yards with a 12:12 slope above 15 feet, a 25-foot rear yard and a 30-foot height limit measured from the flood-driven first floor.
Data updated: September 2026 (City of Naples Code of Ordinances, Supplement dated 17 Jun 2026; Florida Department of Revenue 2025 parcel data; Collier County building footprints 2015 and 2025).
About four in five parcels in the City’s Aqualane Shores outline are zoned R1-10 (Secs. 58-171 to 58-180): single-family, a 10,000-square-foot minimum lot, 75 feet of width on an interior lot and 87.5 on a corner, a 30-foot front yard, a 25-foot rear yard, a minimum floor area of 1,200 square feet for one story and 1,600 for two, and one parking space within the building area. Little Harbour and Palmer Estates are planned developments, the condominiums on 14th Avenue South are multifamily, and the Naples Yacht Club parcel is zoned Public Service.
The City also caps building coverage in Sec. 58-180; the percentage table should be read in the current code before a design is drawn.
The 30-foot height limit is measured from the greatest of the building code’s lowest floor elevation, the state requirement plus 18 inches, the average road crown plus 18 inches or average natural grade, and an owner may use the May 16, 2012 flood map’s floor if it is higher (Ord. 24-15349, April 3, 2024). New and substantially improved homes must put the lowest floor at the design flood elevation, the base flood elevation plus 1 foot; below it, only parking, storage and building access, with flood vents.
Since Ordinance 24-15381, adopted June 5, 2024, the 7.5-foot side yard applies to the first 15 feet of building height, and above that the building must step in along a 12:12 slope. On a 75-foot canal lot that shapes the second story, and it is the first thing an architect will ask about when you show them a lot.
Under City of Naples Code Sec. 16-144, repairs or improvements costing 50 percent or more of the structure’s market value before the work count as a substantial improvement, and the house must then meet current flood rules, including the elevated floor. The codified definition applies per project, with no multi-year cumulative lookback; damage from any cause worth half the structure’s value is substantial damage.
For a buyer of an older, lower house, that is the number to model before you plan a renovation. A project that crosses the line turns a remodel into an elevation, so on an older house it is worth pricing a renovation and a rebuild side by side.
The only recorded restriction indexed to Aqualane Shores is a February 1951 instrument (Deed Book 18, Page 333) covering part of Unit 1 on 14th Avenue South, which limited those lots to one detached single-family house of no more than two stories, among other terms. The only recorded restriction indexed to Aqualane Shores covers part of Unit 1; a title search on a specific lot shows what, if anything, still applies to it.
“Single family zoning districts are not subject to design review” under the City’s Design Review Board, which covers commercial, multifamily, planned development and public-service projects. Aqualane Shores also lies outside the City’s Historic District, and none of the City’s historic building footprints falls inside the seven plats. Lot combinations follow the rules Council adopted in Ordinance 2023-15041 on February 1, 2023.
Decade built (317 single-family parcels on the seven plats) | Houses | Share |
|---|---|---|
1950s | 19 | 6.0% |
1960s | 30 | 9.5% |
1970s | 23 | 7.3% |
1980s | 14 | 4.4% |
1990s | 46 | 14.5% |
2000s | 76 | 24.0% |
2010s | 75 | 23.7% |
2020 to 2024 | 34 | 10.7% |
Florida Department of Revenue 2025 statewide parcel data puts the median year built at 2003, with 58.4 percent of houses built in 2000 or later and 15.5 percent before 1970. Our comparison of Collier County’s 2015 and 2025 building-footprint maps finds that about one house in five on the seven plats was rebuilt or substantially enlarged in that decade.
Construction runs on City rules: residential work 7 a.m. to 6 p.m. Monday to Saturday, demolition 8 a.m. to 6 p.m. Monday to Friday, pile driving 8 a.m. to 4 p.m. Monday to Friday, and mailed notice to owners within 100 feet at least 21 days ahead, as codified in Sec. 16-291. A buyer next to a teardown lot should expect a season of it.
On Collier County’s 2026 preliminary tax roll, every Aqualane Shores parcel is taxed at 9.0076 mills, about $9,008 for every $1 million of taxable value. The median single-family bill is $49,353 on the seven Aqualane plats and $50,709 across the City’s wider outline, and your bill resets to full just value when you buy.
Data updated: September 2026 (Collier County 2026 preliminary tax roll, retrieved 24 Sep 2026; Florida Statutes, current text).
Taxing authority | Mills, 2026 preliminary roll |
|---|---|
Collier County | 3.2449 |
Collier County School Board | 4.1470 |
City of Naples | 1.2900 |
South Florida Water Management District, its Big Cypress Basin and Collier Mosquito Control District, combined | 0.3257 |
Total | 9.0076 |
The City of Naples raised its operating millage from 1.23 to 1.29 mills for fiscal 2026-27, adopted on September 16, 2026, as reported by Gulfshore Business; the 2026 preliminary roll already carries 1.29. On single-family parcels, schools take about 47 cents of each tax dollar, the County about 36, the City about 14 and the other districts about 4.
Florida Statutes Section 193.155 caps annual growth in a homestead’s assessed value at the lower of 3 percent or the change in the Consumer Price Index, and resets assessed value to just value on a change of ownership. On the 2026 preliminary roll, the median Save Our Homes difference on homesteaded Aqualane houses is $2.41 million of assessed value, and about six in ten Aqualane Shores houses carry the homestead exemption.
A buyer’s first tax bill is computed on the full just value, not the seller’s capped value, which is why two neighbors on one street can pay bills tens of thousands of dollars apart. Inside the City’s association map, homesteaded houses have a median bill of $39,779 and non-homesteaded houses $64,898, and the middle half of single-family bills runs from $30,694 to $72,236.
Plat (2026 preliminary roll, single-family median bill) | Median bill |
|---|---|
Unit 1 | $40,239 |
Unit 2 | $40,843 |
Unit 3 | $48,979 |
Unit 4 | $62,534 |
Unit 6 | $51,614 |
Unit 7 | $51,820 |
These are 2026 preliminary roll figures; the November 2026 tax bill is the final record.
As reported by Gulfshore Business, a statewide homestead amendment on the November 2026 ballot “would increase nonschool property tax exemptions for primary homes from $25,000 to $150,000 in 2027 and $250,000 in 2028”, and the City cited it when setting its 1.29 mills. We make no prediction about the outcome; a buyer planning a primary residence should watch it.
Build your carrying cost on the full just value of the house, not on the seller’s bill. If the home will be your primary residence, file for homestead with the Collier County Property Appraiser by the county’s deadline, which starts the Save Our Homes cap on your own purchase. The standard homestead exemption is $25,000 plus an additional non-school exemption, $26,411 on the Aqualane roll, under Florida Statutes Section 196.031.
Daily life in Aqualane Shores runs on City of Naples rules, and a few of them decide purchases: rentals of 30 days or longer, no trailers, boats or campers on the street west of Gordon Drive, 25 mph residential streets, no golf-cart streets, and construction from 7 a.m. to 6 p.m. Monday to Saturday. The voluntary association sets none of them.
Data updated: September 2026 (City of Naples Code of Ordinances and rental handout; City collection maps, retrieved 24 Sep 2026).
The City’s rule, in its own words: “Rental terms must be 30 days or longer; except that three times per year, a property may be rented for less than 30 days. A property may not be advertised as available for less than 30-day rentals.” The Aqualane Shores Association sets no rental rules of its own. Little Harbour and Aqualane Manor may have their own leasing rules, which are not published; ask for them with the estoppel.
City Code Secs. 36-103 and 36-131 bar trailers, boat trailers, campers, recreational vehicles and trucks over three-quarter ton from public streets “From Bay Road to 20th Avenue South, from a line on the east side of Gordon Drive west to the Gulf of Mexico”. There is no overnight parking from 11 p.m. to 5 a.m. on the east-west avenues west of Gulf Shore Boulevard between 20th Avenue South and 8th Avenue North. If you keep a trailered boat, plan on the lift and the garage, not the street.
The City of Naples traffic code designates no streets for golf carts, and Florida law bars golf carts from public streets unless a city designates them. A registered, tagged low-speed vehicle may use streets posted 35 mph or less. Since May 2026, City Code Sec. 36-4 bars e-bikes, micromobility devices and motorized scooters from shared-use paths, parks and sidewalks.
City Code Sec. 36-32 sets 25 mph on local residential streets; Gordon Drive and Gulf Shore Boulevard South are 30 mph. Gordon Drive carries striped bike lanes through the neighborhood, and signed bike routes run on 15th, 18th and 20th Avenue South and Gulf Shore Boulevard South.
At the three intersections we checked, the City collects trash on Tuesday and Friday and recycling and yard waste on Thursday. Collection days were checked at three intersections; confirm yours on the City’s collection map. City trees in the right-of-way are protected: altering one needs a permit, and violations cost replacement inch for inch or $200 per caliper inch plus $500 per tree.
We find the right Aqualane Shores home by matching your budget and your boat to a frontage tier and a canal first, then watching a market of about two dozen sales a year closely enough to hear about the right house early. The search covers frontage, flood zone, elevation, seawall, dock reach and renovation history before a single showing is booked.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 24 Sep 2026; Collier County 2026 preliminary tax roll, retrieved 24 Sep 2026).
A price filter on a portal returns a mix of canal houses, bay houses and Gulf-side estates that have almost nothing in common except the ZIP code. We start the other way round. Tell us how you will use the water, how much renovation you will take on and whether flood exposure and insurance cost matter to you, and we will name the two or three canals or streets that fit before we name a house.
With 26 closings in the last 12 months, 32 in calendar 2025 and 12.0 months of supply today, the Aqualane Shores search is a patient one. We track new listings, price changes and relists daily, and we tell you when a home that fits your list reaches the market, including the history of any home that has been listed before.
In a small waterfront market, some homes change hands with little public marketing time. We work the south Naples waterfront every week, and part of positioning a buyer is being known to listing agents and owners as a financed, prepared buyer who already understands the flood and dock questions. That preparation is what gets a call before a sign goes up.
On every tour we check four things a listing does not tell you: the seawall’s cap, face and permit history, and the water in front of it; the dock and lift against the width of the canal and the Aqualane dock paragraph; the lowest floor against the base flood elevation, and whether an elevation certificate exists; and the roof age, window and door protection and last renovation.
The right way to watch a neighborhood producing about two dozen sales a year is a saved search with alerts, tuned to the frontage, lot, age and features that matter to you. Set one up through our site and it will notify you when a matching Aqualane Shores home is listed. If you would rather we tune it, call Marc Comisar at (239) 287-5873 and describe what you want, or start from our buyer resources for Naples.
We negotiate an Aqualane Shores purchase on the record: a 91.21 percent median sale-to-list, a median 204 days on market, 12.0 months of supply, a median active asking price well above the median closing, and flood, seawall and elevation facts that move insurance cost enough to move price.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 24 Sep 2026).
We price your offer against the closed sales in the same frontage tier and plat, the home’s own listing history including any price cuts, terminations and relists, and the renovation record. A home priced ahead of its tier is where the nine percent median discount comes from, and a home priced at its tier’s record is one you may need to move on.
With 26 homes for sale and 26 closings a year, a seller in Aqualane Shores competes for your attention. That supports asking for a longer inspection period, seller credits for seawall or roof work the inspection turns up, and a closing date that suits you, not only a lower price.
On a house built below today’s flood floor, the elevation certificate and the flood quote turn a lower first floor into a number. On any house, a wind mitigation form, a seawall inspection and a roof report obtained during the inspection period turn condition into numbers too, and numbers are what move a seller.
An Aqualane Shores contract has fewer outside clocks than a club community, but the ones it has come from the house: the elevation certificate, the seawall and dock permits, a low-tide sounding and flood and wind quotes. At Little Harbour and Aqualane Manor, add the association estoppel. We write the inspection period and closing date around those so none of them becomes the seller’s leverage.
Your deposit is protected by the contract’s contingencies and deadlines, and only if you act inside them. We diary every deadline, deliver every notice in writing and on time, and make sure that anything you need to know before you are committed, the flood quote, the seawall’s condition, the water at the dock and the insurance binder, arrives before the date on which your deposit goes hard.
An appraisal and the county’s assessed just value are different numbers built for different purposes. The just value on the 2026 preliminary roll is an assessment, not a price. If an appraisal comes in below contract, we go back to the closed sales in the frontage tier, not to the tax roll, to decide whether to renegotiate, bridge the gap or walk.
An Aqualane Shores buyer pays ordinary Florida closing costs and, on a house on the seven plats, no community charges at all: no association estoppel, no capital contribution and no application fee. Little Harbour and Aqualane Manor purchases add association estoppel fees. The rest is title, taxes on a financed purchase, prorations and inspections.
Data updated: September 2026 (Florida Statutes, current text; City of Naples marine permit application, rev. March 2022).
Florida is a promulgated-rate state for title insurance: the premium for a given policy amount is set under Florida Statutes 627.782 rather than by the individual title agent. What varies is the closing and settlement services around it. Who pays the owner’s title policy is a matter of local custom rather than law, and it is negotiable in every contract, so we raise it at the offer stage.
Two Florida taxes attach to a financed purchase. Documentary stamp tax on the promissory note runs at $0.35 per $100 of the note amount under Florida Statutes 201.08, and the non-recurring intangible tax on a new mortgage runs at 2 mills under Florida Statutes 199.133. Neither applies to a cash purchase. Deed recording is charged separately by the Collier County Clerk.
Property taxes are prorated against the seller’s current bill, which is not a forecast of your future bill after the reset. City utility charges are settled on the final meter reading. At Little Harbour or Aqualane Manor, association assessments are prorated on the same principle as taxes and the estoppel states them.
Budget for a general inspection, a wind mitigation inspection on form OIR-B1-1802, a four-point inspection where the carrier asks for one, a seawall and dock inspection, and a low-tide sounding if you keep a boat. A survey is worth ordering on a canal lot, where knowing exactly where your line and your seawall sit before you plan a dock, a pool cage or a rebuild is cheaper than finding out at permitting.
Florida documentary stamp tax on the deed is $0.70 per $100 of consideration and is paid by the seller by Florida custom. Beyond that, seller costs in Collier County are customary rather than statutory and are negotiable in every contract. If you are also selling, our page on selling a home in Aqualane Shores runs the seller side in full.
The National Association of REALTORS practice changes took effect on August 17, 2024. An agent who participates in a multiple listing service must have a written buyer agreement with you before touring a home, that agreement must state the agent’s compensation in a way you can objectively verify, and offers of compensation are no longer permitted on the MLS.
The agreement must be signed before the tour, in person or by live virtual tour. It must state the amount or rate of compensation so that it is objectively ascertainable, it must prohibit the agent from receiving more than that from any source, and it must carry a conspicuous statement that broker fees and commissions are not set by law and are fully negotiable.
You do not need a written agreement to talk to an agent about their services, to interview several agents, to ask about a neighborhood or to visit an open house and speak to the host. You also do not need one to ask us what the Aqualane dock paragraph allows on a canal or to have us check the flood zone of an address. The line is the tour.
Compensation to a buyer’s broker can still be negotiated, and a seller can still cover it or offer concessions, but that now happens in the transaction rather than in an MLS field, and the amount your agent may receive is capped by your agreement. You agree what your agent is paid first; then we negotiate separately whether and how much a seller will cover.
In Aqualane Shores, representation earns its keep in the diligence: a flood zone and elevation that change the insurance by house, a seawall only the permit file describes, a dock rule written as a percentage of a canal whose width varies, water whose depth nobody has published, and a tax reset. Read any buyer agreement against that list, and read more about our team and our credentials before you decide.
Every Aqualane Shores address is zoned for Lake Park Elementary, Gulfview Middle and Naples High School for 2026-27. NCH Baker Hospital is about 2.2 miles away, and the Gulf beach ends at 15th to 18th Avenue South sit on the neighborhood’s own grid, with parking for free resident-permit holders.
Data updated: September 2026 (Collier County Public Schools zoning lookup for 2026-27 and Florida Department of Education 2026 school grades; free-flow routing from 16th Avenue South and 4th Street South, run 24 Sep 2026).
Level | School | Address of record | 2026 grade | 2025 grade | 2024 grade |
|---|---|---|---|---|---|
Elementary | Lake Park Elementary | 1295 14th Ave N | A | A | A |
Middle | Gulfview Middle | 255 6th St S | A | A | A |
High | Naples High School | 1100 Golden Eagle Cir | A | A | B |
We ran 39 lookups on 36 distinct addresses across every street in and around the neighborhood, including Little Harbour Lane, South Winds Drive and Gulf Shore Boulevard South, in Collier County Public Schools’ own zoning tool for 2026-27 and 2025-26, and every one returned the same three schools. Naples High School was rated A in 2025 and 2026 and B in 2024. Gulfview Middle is about 2.0 miles and 6 minutes away by car without traffic.
The closest private school is Saint Ann Catholic School at 542 8th Avenue South, about 1.2 miles away. Seacrest Country Day School, The Village School of Naples, Community School of Naples and First Baptist Academy are 12 to 22 minutes away.
NCH Baker Hospital at 350 7th Street North is the nearest hospital to Aqualane Shores, about 2.2 miles and 7 minutes by car without traffic. NCH describes it as “Home to Collier County’s comprehensive stroke center and an award-winning cardiac program”. It is not a state-designated trauma center: the Florida Department of Health list has no Collier County trauma center, and the nearest adult trauma center is Gulf Coast Medical Center (Level II) in Fort Myers, about 30.2 miles and 51 minutes away.
For children, NCH North Naples Hospital hosts “the only 24-hour pediatric emergency department in Collier County”, about 11.2 miles and 23 minutes away. City of Naples Fire Station 1 at 835 8th Avenue South is about 1.4 miles away, and Naples Fire-Rescue reports an ISO Public Protection Classification of Class 1.
The City’s beach-parking rules reserve the 15th, 16th, 17th and 18th Avenue South beach ends for permit holders, and the permit is free to City residents and Collier County property taxpayers. The City’s coastal-access map also shows walk-up beach ends at 19th and 21st Avenue South. There is no beach parking between 18th and 32nd Avenue South. Apply at City Hall, 735 8th Street South, with a driver’s license and original vehicle registration at the City address; non-resident City owners bring the official Collier tax statement.
Measured along streets from three corners inside Aqualane Shores, the nearest Gulf beach end is 0.17 to 0.49 mile away and Third Street South 0.31 to 0.73 mile. Expect temporary closures at some beach ends while the county renourishes Naples Beach, scheduled for November 2026.
The Naples Pier is closed for a full rebuild. Construction began January 6, 2026 under a $23.5 million contract, the City expects about 18 months of work, and the Naples Daily News reported completion expected by July 2027. The City gives the project’s length, about 18 months, rather than a reopening date. The new deck will sit at least 3 feet higher than the old one.
Measured without traffic from 16th Avenue South and 4th Street South, September 2026:
Destination | Miles | Minutes |
|---|---|---|
Naples Pier | 0.6 | 2 |
Fifth Avenue South | 1.6 | 5 |
NCH Baker Hospital | 2.2 | 7 |
Coastland Center | 3.7 | 10 |
Naples Airport, general aviation terminal | 4.5 | 12 |
Waterside Shops | 6.8 | 16 |
I-75, Golden Gate Parkway interchange | 8.2 | 17 |
Mercato | 9.5 | 20 |
Southwest Florida International Airport | 37.4 | 53 |
Drive times are free-flow estimates without traffic, measured from 16th Avenue South and 4th Street South; in-season traffic is longer. Collier Area Transit’s routes run through downtown Naples; none runs on Gordon Drive or the Aqualane streets.
Aqualane Shores and Port Royal share Jamaica Channel, the same public schools and the same City government, but not the same market. Choose Aqualane Shores for canal or Gulf-side living at about 60 percent of Port Royal’s price per square foot with no club dues; choose Port Royal for a private club with a beach and larger homes.
Data updated: September 2026 (Southwest Florida MLS Matrix, single-family closings 25 Sep 2025 to 24 Sep 2026, retrieved 24 Sep 2026; City of Naples Code; Port Royal Club membership page, retrieved 24 Sep 2026).
Question | Aqualane Shores | Port Royal |
|---|---|---|
Where | South of 14th Avenue South to Jamaica Channel, Gulf to Naples Bay | South of Jamaica Channel toward Gordon Pass |
Origin | Walker family, land bought 1949; plats recorded through 1958 | Port Royal, Inc. bought its land from the same Rust holdings in 1952 |
Government | City of Naples | City of Naples |
Zoning | Mostly R1-10 (30-foot height, 10,000 square foot minimum lot) | R1-15A, Port Royal’s own district |
Dock rules (Sec. 56-93) | Pier up to 15 feet or 10% of waterway width; lift up to 25 feet or 25%; 7.5-foot side setback | 20-foot side setback; piers on Naples Bay and Gordon Pass may extend beyond 25 feet to reach 5 feet of water at mean low water; at most two docks per lot |
Club | None; voluntary $100 civic association | Port Royal Club for owners of eligible Port Royal properties; dues not published here |
Beach | Public beach ends at 15th to 21st Avenue South; free resident permit | The Port Royal Club’s private beach, for members |
Canal dredging on the record | 2001 to 2005 City special-assessment process, completion not established | Port Royal Area Dredging special assessment, complete and being paid |
Zoned schools | Lake Park, Gulfview, Naples High | Lake Park, Gulfview, Naples High |
Flood zone | 95% AE 8 or AE 9; VE only on 17 Gulf-front lots | not compared |
Single-family closings, 12 months (MLS) | 26 | 30 |
Median sale price (MLS) | $9,075,000 | $17,687,500 |
Median price per square foot of living area (MLS) | $1,772.02 | $2,897.73 |
Median living area (MLS) | 5,349 square feet | 6,929 square feet |
Median days on market (MLS) | 204 | 123 |
Median sale-to-list (MLS) | 91.21% | 91.65% |
Price range, 12 months (MLS) | $4,300,000 to $20,925,000 | $6,300,000 to $55,000,000 |
Both MLS columns cover the same window, September 25, 2025 to September 24, 2026, from the Southwest Florida MLS Development field.
Aqualane Shores is not part of Port Royal. The two neighborhoods were platted separately, both on land that had belonged to Philip G. Rust: the Walkers were selling Aqualane lots by late 1949, and Rust sold Port Royal’s developer its land in 1952. Jamaica Channel, named by the City in 1994, is the recorded line between them, and the Port Royal Club is open only to owners of eligible Port Royal properties.
Choose Aqualane Shores if you want canal or Gulf-side living in the City of Naples at about 60 percent of Port Royal’s price per square foot, with public beach ends a short walk away, Third Street South under a mile off and no club or association dues. It suits a buyer who wants the water and the walkable south end of Naples more than a private club.
Choose Port Royal if a private club and beach, larger homes and dock rules built around reaching deeper water on the bay and the pass matter more than cost. Either way, the flood zone, the seawall and the water at the dock decide the house. Marc Comisar at (239) 287-5873 will run the same comparison on the two specific homes you are weighing.
Aqualane Shores is the right purchase for a buyer who wants a house on the water inside the City of Naples, a walk to the Gulf and Third Street South, and no association or club dues. It is the wrong purchase for a buyer who wants a gated club, low flood exposure or a deep-draft boat without checking the water first.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 24 Sep 2026; FEMA National Flood Hazard Layer, retrieved 24 Sep 2026).
A personalized Aqualane Shores buyer consultation with McGreevy and Comisar is a conversation, not a sales pitch. We will match your budget and your boat to two or three canals or streets, walk the flood zone, dock reach and seawall questions for each, and tell you honestly whether Aqualane Shores fits how you live.
The consultation form sits near the top of this page. You can also call Jesse McGreevy direct at (239) 898-6072 or Marc Comisar at (239) 287-5873, or read how we represent buyers in Naples first. We have been Top 1% Real Estate Agents Nationally Since 2008.
Jesse McGreevy started in Southwest Florida real estate in October 2004 and launched his own team in October 2008. He runs the technology, marketing, data and systems side of the partnership, which is why this page is built on the recorded plats, the City of Naples code, Collier County’s own tax roll, the Southwest Florida MLS and FEMA’s flood layers rather than a portal feed. Reach him at (239) 898-6072 or [email protected].
Marc Comisar runs the field side of the partnership: in the homes, at the inspections and at the closing table. For an Aqualane Shores buyer that means the seawall and dock on the water side, the lowest floor against the flood map, the roof and windows on the house, and the calendar that gets the elevation certificate, the insurance quotes and the sounding done inside your inspection period. Reach him at (239) 287-5873.
An Aqualane Shores specialist matters because the facts that decide a purchase here, the Aqualane dock paragraph, the parcel’s flood zone and elevation, the seawall’s permit file, the unpublished canal depth and the tax reset, live in City code, FEMA maps and permit files a general Naples search never surfaces. Missing one changes what you pay.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 24 Sep 2026; FEMA National Flood Hazard Layer, retrieved 24 Sep 2026).
This page is the purchase path. For the neighborhood itself, the 1949 Walker purchase, the seven plats, the canal names, the full storm and flood record and the civic projects around it, read our complete Aqualane Shores community guide.
If you are selling a home to buy in Aqualane Shores, including a move from one canal to another, see how we sell Aqualane Shores homes and request a valuation of your Aqualane Shores home, or call Jesse McGreevy at (239) 898-6072.
Jesse McGreevy and Marc Comisar are the local real estate experts behind this Aqualane Shores buyer page. They co-founded Domain Realty, lead roughly thirty agent partners across Lee and Collier County, and have spent two decades in Southwest Florida real estate, across Naples and the rest of Lee and Collier County. Reach Jesse direct at (239) 898-6072.
More about how we work and the team behind us is on our about McGreevy and Comisar page. Together they operate as McGreevy and Comisar under Domain Realty, a brokerage they co-own rather than simply hang a license with.
Jesse McGreevy (Sales Associate) and Marc Comisar (Broker Associate) are licensed Florida REALTORS® with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC).
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about our team at DomainRealtyGroup.com.
These are the questions buyers ask most about purchasing in Aqualane Shores, City of Naples, Florida 34102, answered from the recorded plats, the City of Naples code, Collier County’s records, the Southwest Florida MLS and FEMA. Where the public record is silent, the answer says so and names the record that would answer it.
Aqualane Shores is in the City of Naples, Florida, ZIP 34102, south of Olde Naples and north of Port Royal. It runs from the south side of 14th Avenue South to Jamaica Channel and from the Gulf of Mexico to Naples Bay; the seven recorded Aqualane plats cover the canal grid east of Gordon Drive and 3rd Street South.
Aqualane Shores’ seven recorded plats hold 360 parcels on Collier County’s 2026 preliminary roll: 329 homes, 19 vacant homesites and 10 lots with only a dock, seawall or pool. The City’s wider Aqualane Shores outline holds 557 parcels, including 472 houses and 19 condominium units.
Aqualane Shores began in 1949. Forrest Walker and his sons James L. Walker and Robert L. Walker, a Naples grading family, bought about 175 acres of mostly mangrove shoreline that May, dug the first canal and sold the first 10 lots before the year was out, and chartered Aqualane Shores, Inc. on December 16, 1949; the last plat, Unit 7, was recorded on March 21, 1958.
In the 12 months to September 24, 2026, 26 Aqualane Shores homes closed for a combined $259.9 million, at a median of $9,075,000 and a range of $4,300,000 to $20,925,000, per the Southwest Florida MLS. The 26 active single-family listings on September 24, 2026 had a median asking price of $11,699,500.
The median Aqualane Shores sale in the 12 months to September 24, 2026 was $1,772.02 per square foot of living area (26 single-family closings; range $1,029.92 to $3,579.04), per the Southwest Florida MLS. That is below Port Royal’s $2,897.73 and above Olde Naples single-family homes at $1,562.99 in the same window.
Not by the median: the median single-family sale rose 21 percent year over year, from $7,500,000 to $9,075,000, while the median price per square foot fell about 6 percent, because larger homes sold. Homes also took longer, a median 204 days against 110 a year earlier, and 26 active listings equal 12.0 months of supply.
In inventory terms, yes. Twelve months of supply, a median 204 days on market and a 91.21 percent median sale-to-list, with only 1 of 25 sales at or above list, give an Aqualane Shores buyer room to negotiate on price, credits and timing (Southwest Florida MLS, 12 months to September 24, 2026).
The median Aqualane Shores sale in the 12 months to September 24, 2026 spent 204 days on the market (25 sales with market time recorded), up from 110 days a year earlier; over five years the median was 115 days, per the Southwest Florida MLS.
Single-family closings per the Southwest Florida MLS: 18 in 2022, 13 in 2023, 13 in 2024, 32 in 2025 and 21 in 2026 through September 24; 26 closed in the 12 months to September 24, 2026.
Yes, in the last 12 months. Canal-front homes closed at a median of $8,600,000 (n = 20), while the lots with no canal or bay frontage, mostly the Gordon Drive and Gulf Shore Boulevard South estate lots near the beach, closed at a median of $13,850,000 (n = 4), by our frontage classification of Southwest Florida MLS closings.
Vacant-lot sales were not part of this build’s MLS pull. On Collier County’s 2026 preliminary roll, the median homesite on the seven plats carries a land value of $5.05 million, about $15.4 million an acre; roll values are the county’s January 1 estimates, not sale prices.
Only two small buildings: the 12-unit Aqualane Manor condominium and the 7-unit Pettit Square condominium, both on 14th Avenue South. Every other home is a single-family house, and all 26 Aqualane Shores closings in the 12 months to September 24, 2026 were single-family.
Aqualane Manor is not a separate town or a different Aqualane: it is a 12-unit condominium built in 1966 at 310 and 320 14th Avenue South, inside the City’s Aqualane Shores outline but on its own condominium record, with its own association and its own rules and costs.
Little Harbour is a gated enclave inside the City’s Aqualane Shores outline, off Gordon Drive, created by City Ordinance 94-7222 in 1994 as a planned development of 34 homesites with a gatehouse, private drives, open space and a community boat dock; Collier County’s 2026 roll shows 32 homes there. It has its own homeowners association and sells as its own MLS development.
No. Aqualane Shores has no gate; its streets are public City streets. The only gate inside the City’s Aqualane Shores outline is Little Harbour’s, off Gordon Drive.
No. Aqualane Shores has no mandatory homeowners association and no HOA fee; the Aqualane Shores Association is voluntary, at $100 a year. The exceptions are Little Harbour and the Aqualane Manor condominium, and neither publishes its fees.
No. Membership in Aqualane Shores Association, Inc. is voluntary and costs $100 a year. The association, incorporated in 1966, runs seasonal social events and speaks for the neighborhood at City Hall; it does not own the canals, maintain seawalls or approve house plans.
No. None of Collier County’s 33 community development districts overlaps Aqualane Shores, so there is no CDD assessment on an Aqualane Shores tax bill.
Aqualane Shores is not part of Port Royal. The two were platted separately on land that had belonged to Philip G. Rust; the Walkers were selling Aqualane lots by late 1949, and Rust sold Port Royal’s developer its land in 1952. Jamaica Channel is the recorded line between them.
The Port Royal Club, 2900 Gordon Drive, is open to owners of eligible Port Royal properties; an Aqualane Shores address does not qualify under its published terms.
The Naples Yacht Club, at 700 14th Avenue South inside the City’s Aqualane Shores outline, is a private club: “Membership in Naples Yacht Club is by invitation. We are maintaining a wait list.” Living in Aqualane Shores confers no membership, and the club does not publish its dues.
No current survey of the Aqualane Shores canals is published. In 2001 the City’s natural resources manager told City Council the canals “were originally six feet deep but are now inconsistent as some were dredged to obtain fill”. Have the water at the specific seawall sounded at low tide before you buy.
NOAA’s chart data shows no fixed bridge and no overhead cable between the mouths of the Aqualane Shores canals and Gordon Pass. The residential canals themselves are not charted, so clearance inside a given canal should be checked on site, and water depth, not clearance, is the usual limit.
From the Aqualane Shores canal mouths to Gordon Pass is about 1.6 to 2.1 nautical miles in a straight line, south down Naples Bay; the actual route follows the channel and is longer. Outside the marked channel the whole run is a year-round manatee slow-speed zone.
Aqualane Shores has no boat-length rule, but the City’s dock paragraph limits a pier to 15 feet or 10 percent of the waterway’s width and a lift, or pier and lift, to 25 feet or 25 percent, with 7.5-foot side setbacks for piers, lifts and boats. The canal in front of the house, and its depth, decide the boat.
Seawalls are each owner’s responsibility under City Code Sec. 52-92, which makes a failed seawall “unlawful and a public nuisance”. Canal dredging proposed in 2001 was organized by the City as a special assessment approved in 2005; whether that project was completed, and to what depth, is not in the public records we reviewed.
Yes. The City’s marine permit covers docks, lifts, seawalls, davits and pilings: a dock permit costs $0.30 a square foot with a $100 minimum, a seawall or lift permit $100, plus 20 percent plan review and $35 inspections. New and replacement seawall caps may not exceed 4.8 feet (NAVD88).
Yes. On FEMA’s current flood map, effective February 8, 2024, 95 percent of Aqualane Shores parcels sit in Zone AE with a base flood elevation of 8 or 9 feet (NAVD88). Twenty-five parcels, 20 of them in Little Harbour, are in shaded Zone X, and three are Zone AO; only the 17 Gulf-front lots touch Zone VE.
Look the address up on FEMA’s National Flood Hazard Layer or on the City of Naples flood portal, which also surfaces City-held elevation records. Every Aqualane Shores lot falls on FEMA panel 12021C0393J or 12021C0581J, both effective February 8, 2024.
Flood insurance in Aqualane Shores is priced house by house under FEMA’s Risk Rating 2.0, from the home’s own first-floor elevation, distance to water and replacement cost, so there is no typical figure on the public record. The City’s Class 5 Community Rating System status is worth up to 25 percent off standard policies.
Only if the dwelling’s replacement cost is under $700,000, which Florida law sets as Citizens’ limit. On the 2026 roll, 320 of the 472 houses in the City’s Aqualane Shores outline carry a county improvement value of $700,000 or more; that value is not replacement cost, but it shows how much of the stock sits above the line.
Under City of Naples Code Sec. 16-144, repairs or improvements costing 50 percent or more of the structure’s market value before the work count as a substantial improvement, and the house must then meet current flood rules, including the elevated floor. The codified definition applies per project, with no multi-year cumulative lookback.
Hurricane Ian flooded much of the area in September 2022. USGS surveyors measured mud lines of 8.03 and 8.14 feet (NAVD88) a block north of Aqualane Shores, whose median ground is about 5.2 feet, and in the Census block group that holds most of Aqualane, flood insurance paid about $21.7 million on 189 Ian claims.
Yes. Every part of Aqualane Shores is in Collier County Hurricane Evacuation Zone A.
On Collier County’s 2026 preliminary roll, every Aqualane Shores parcel is taxed at 9.0076 mills, about $9,008 for every $1 million of taxable value. The median single-family bill is $49,353 on the seven plats and $50,709 across the City’s outline; homesteaded houses in the City’s association map have a median bill of $39,779 and non-homesteaded houses $64,898.
Florida’s Save Our Homes cap limits a homestead’s assessed value growth to 3 percent or inflation, whichever is lower, and resets assessed value to just value on a sale. The median Save Our Homes difference on homesteaded Aqualane houses is $2.41 million of assessed value on the 2026 preliminary roll, and that shelter does not transfer to you.
Yes, under R1-10: a 30-foot front yard, 7.5-foot side yards for the first 15 feet of height with a 12:12 slope above, a 25-foot rear yard and a 30-foot height limit measured from the flood-driven floor. Single-family zoning districts are not subject to the City’s Design Review Board.
The only recorded restriction indexed to Aqualane Shores is a February 1951 instrument covering part of Unit 1 on 14th Avenue South. No recorded declaration binds Aqualane Shores lots to an association; a title search on a specific lot shows what, if anything, still applies to it.
Only within the City’s 30-day rule: “Rental terms must be 30 days or longer; except that three times per year, a property may be rented for less than 30 days. A property may not be advertised as available for less than 30-day rentals.” The Aqualane Shores Association sets no rental rules of its own.
No. City Code bars trailers, boat trailers, campers, recreational vehicles and trucks over three-quarter ton from public streets “From Bay Road to 20th Avenue South, from a line on the east side of Gordon Drive west to the Gulf of Mexico”, which covers the part of Aqualane Shores between Gordon Drive and the Gulf north of 20th Avenue South. Keep the boat on a lift or in a garage.
The City of Naples traffic code designates no streets for golf carts, and Florida law bars golf carts from public streets unless a city designates them. A registered, tagged low-speed vehicle may use streets posted 35 mph or less, and Aqualane Shores’ residential streets are 25 mph.
Every Aqualane Shores address is zoned for Lake Park Elementary, Gulfview Middle and Naples High School for 2026-27, according to Collier County Public Schools’ own lookup. Lake Park and Gulfview were rated A in 2024, 2025 and 2026; Naples High was rated A in 2025 and 2026 and B in 2024.
The Gulf beach at the ends of 15th to 18th Avenue South is part of the Aqualane Shores grid, with parking reserved for City and County beach-permit holders, and walk-up beach ends also exist at 19th and 21st Avenue South. The Naples Pier, about three-quarters of a mile north, is closed for rebuilding.
NCH Baker Hospital at 350 7th Street North is about 2.2 miles and 7 minutes from Aqualane Shores without traffic. It is not a state trauma center; the nearest is Gulf Coast Medical Center in Fort Myers, about 51 minutes away.
Neighborhood-level crime counts are not published. Aqualane Shores is policed by the Naples Police Department, which in 2021, the last year of Florida’s summary crime reports, recorded 272 index offenses citywide, a rate of 1,417.7 per 100,000 residents against 1,952.3 statewide; most (228) were larcenies.
Some. A February 2023 letter to City Council from six neighborhood associations, including Aqualane Shores’, said a 2022 heat map “shows that aircraft, upon arrival and departure, overfly portions of Port Royal, Aqualane Shores, Old Naples, the Moorings, Royal Harbor, Gulf Shore Association of Condominiums, and Park Shore.”
Yes, with any agent who participates in a multiple listing service. Since August 17, 2024, a written agreement stating the agent’s compensation must be signed before a tour, in person or live virtual. You do not need one to interview agents or to ask us about a canal or a flood zone.
Yes. Broker fees and commissions are not set by law and are fully negotiable, and your written buyer agreement must say so conspicuously. A seller may still agree to cover some or all of your agent’s compensation, but that is negotiated in the transaction, not offered on the MLS.
Start with how we represent buyers in Naples, then call Marc Comisar at (239) 287-5873 or Jesse McGreevy at (239) 898-6072. With 12.0 months of supply, knowing a house’s flood zone, water and dock reach before you write is worth more than any tactic applied afterward.
These questions come from buyers who also have a home to sell, whether elsewhere in Florida, out of state or on another Aqualane Shores canal. Each answer is a single paragraph, and our Aqualane Shores seller page covers the selling side in full.
It depends on your financing and your tolerance for carrying two homes. With 12.0 months of supply in Aqualane Shores, a buyer usually has time to sell first, but the right canal and frontage may still list only once in a season. We model both sequences with you before you list.
You can, and in a market with 12.0 months of supply a seller is more likely to accept one than in a tight market. Pair it with a firm timeline, strong proof of funds and a clean inspection approach, and expect a seller to ask for a kick-out clause.
Yes, and there is no association application, estoppel or transfer fee on a house on the seven plats to slow either side. The same City rules apply on both ends, so the questions are the flood zone, elevation, seawall and dock reach of the new house, and the tax reset on it.
Florida portability can move some or all of an existing Florida homestead’s Save Our Homes benefit to a new homestead, subject to the statutory limits and deadlines. It is administered by the Collier County Property Appraiser, so ask that office about your specific numbers before you rely on it in your budget.
Your accumulated Save Our Homes benefit does not transfer to your buyer. On the 2026 preliminary roll, the median Save Our Homes difference on homesteaded Aqualane houses is $2.41 million of assessed value, so your buyer’s tax bill will usually be materially higher than yours, and a well-prepared listing explains that up front.
Start with a valuation of your Aqualane Shores home built from the recorded sales in your frontage tier, then call Jesse McGreevy at (239) 898-6072. Canal, bay and Gulf-side lots trade as different markets, so a neighborhood-wide median says little about your house.
Prepare the elevation certificate, the most recent wind mitigation form, the seawall and dock permits with their final surveys, your flood policy declarations page and your roof and renovation permit history. Assembled before listing, that package removes the most common source of renegotiation during a buyer’s inspection period.
The 2019 Aqualane Shores Utility Line Extension was billed as $2,712 one time or $747 a year for four years, beginning with the November 2020 bill, and Collier County’s 2026 preliminary roll shows no non-ad-valorem assessment on any Aqualane Shores parcel. Your last tax bills are the record for your own parcel.
If your out-of-state sale funds the purchase, align the two closings so your Aqualane Shores closing follows your sale by a comfortable margin, and build the flood quote, seawall inspection and sounding into both calendars. We coordinate with your listing agent in the other state and can refer one if you need one.
That depends entirely on how your Aqualane Shores contract was written. A sale contingency with clear deadlines protects the deposit if you act inside them; without one, your deposit is at risk once your other contingencies expire. Decide this before you write the offer, not after.
Sources below were retrieved and checked in September 2026, with the Southwest Florida MLS pulled 24 September 2026, FEMA’s flood layers queried 24 September 2026 and Collier County’s 2026 preliminary tax roll retrieved 24 September 2026. Every figure on this page traces to one of them. Market data comes from the Southwest Florida MLS (Matrix), Development “Aqualane Shores”, which has no public URL.
Recorded documents, courts and corporate records
City of Naples code, ordinances and resolutions
City of Naples pages, maps and rates
Collier County
Flood, storm and boating
Florida Statutes, insurance and buyer representation
Schools, healthcare, clubs and local life
These are the primary documents behind this buyer page, each linked to the authority that publishes it. Four documents that matter most to an Aqualane Shores buyer are not public: the home’s elevation certificate, its wind mitigation form, its seawall and dock permit surveys, and a sounding of the water at its seawall. Request them as set out in the steps above.
Document | Authority | Link |
|---|---|---|
Aqualane Shores, Inc. v. Commissioner, 30 T.C. 519 (1958) | United States Tax Court | |
Resolution 94-7288 naming the Aqualane canals | Collier County Clerk of the Circuit Court and Comptroller | |
1951 restrictions, Deed Book 18, Page 333 | Collier County Clerk of the Circuit Court and Comptroller | |
Unit 7 plat certificate, Plat Book 4, Page 59 | Collier County Clerk of the Circuit Court and Comptroller | |
Ordinance 94-7222, Little Harbour planned development | City of Naples | |
City of Naples marine permit application | City of Naples | |
City of Naples seawall permit checklist | City of Naples | |
City seawall assessment presentation, September 2025 | City of Naples | |
Short-term rental handout | City of Naples | |
City of Naples 2026 utility rates | City of Naples | |
2019 Aqualane Shores utility line extension resolution | City of Naples | |
Naples to Gordon Pass environmental assessment, 2013 | U.S. Army Corps of Engineers | |
Florida Department of Education 2026 school grades data file | Florida Department of Education | |
Hurricane Ian tropical cyclone report | National Hurricane Center |
Market data from Southwest Florida MLS, pulled 24 September 2026, and Collier County’s 2026 preliminary tax roll, retrieved 24 September 2026. McGreevy and Comisar, 24031 S Tamiami Trl #101, Bonita Springs, FL 34134, (239) 898-6072. Brokered by Domain Realty.