Naples, Florida
Buy a home in Coquina Sands, Naples, with the record in hand: county and MLS prices for houses, condominiums and co-ops, board approval and share loans, milestone and SIRS documents, taxes at 8.9752 mills and flood by address, from McGreevy and Comisar.
By Jesse McGreevy and Marc Comisar, McGreevy and Comisar, Domain Realty Group. Updated November 2026 · County figures from Collier County Property Appraiser qualified sales recorded through October 16, 2026; MLS figures from a Southwest Florida MLS (Matrix) export of October 29, 2026
Buying a home in Coquina Sands, Naples, means choosing among three ways to own on the same stretch of Gulf: a detached house on one of the 252 single-family parcels of the two original plats, a condominium unit on Gulf Shore Boulevard North, or shares and a proprietary lease in a cooperative. This page covers the City of Naples neighborhood between the Gulf and US 41, north of Olde Naples, in ZIP 34102, not Coquina at Maple Ridge in Ave Maria, Coquina Club, Coquina Gardens or the Coquina Sands on Anna Maria Island. Our Coquina Sands neighborhood guide covers the plats, zoning and buildings; this page covers what a buyer pays, signs, checks and negotiates, as part of our Naples coverage.
The three forms are never blended here without saying so. Houses sit on the 1954 Unit 1 and 1956 Unit 2 plats, on a median lot of 0.44 acres, with no mandatory association. Condominium units are owned under Chapter 718 of the Florida Statutes. Cooperative apartments are owned under Chapter 719: shares plus a proprietary lease, board approval and, if any loan, a share loan. Pre-construction condominiums are a fourth line in the MLS and never a comparable for a resale.
The short version: Collier County recorded 7 qualified single-family sales in Coquina Sands from October 17, 2025 to October 16, 2026 at a $9,250,000 median, 3 of them new builds; the other 4 sold at a $3,562,500 median. It recorded 19 condominium sales at $630,000 and 5 cooperative sales at $537,500. The Southwest Florida MLS (Matrix) export of October 29, 2026, a different record and window, showed 16 active houses at a $7,642,500 median list, 7 condominiums at $2,150,000 and 5 cooperatives at $549,900. Our live guide still prints a September 26, 2026 MLS pull and calendar-2025 county figures; this page uses the newer data.
Selling a home first? Read our guide to selling a Coquina Sands home, or call Jesse direct at (239) 898-6072. To buy, call Marc at (239) 287-5873 before you write anything; McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008.
Coquina Sands buyers need an agent who reads three rulebooks at once: City of Naples zoning and the 50 percent rule for a house, Chapter 718 resale disclosure for a condominium, and Chapter 719 board approval and share loans for a cooperative. McGreevy and Comisar, the #5 real estate team in Florida (RealTrends 2026), work all three.
With our Domain Realty Group team we have sold over $2.5 billion in real estate, and McGreevy and Comisar alone have over $900 million in sales. For this page we tracked the 31 qualified Coquina Sands sales Collier County recorded over the last 12 months and all 29 closings and 28 resale actives in the MLS export of October 29, 2026. Comparing agents? Start with our guide to the best real estate agents in Naples, then book your Coquina Sands buyer consultation or call Marc at (239) 287-5873.
Honors and recognition:
Before you tour, we settle the form, the side of Gulf Shore Boulevard North or the street, the living area and the yearly cost. Then, for each address on the short list, we pull the FEMA flood zone, the zoning district, the structure-only assessed value of a house, and the milestone, reserve study and approval paperwork of a unit, and we write the offer with review periods long enough to read it all.
These are the facts a Coquina Sands buyer needs in November 2026, from the county record through October 16, 2026, the MLS export of October 29, 2026, the City code, FEMA and the Florida Statutes, each explained below with its record, window and form.
Buying in Coquina Sands right now means choosing among 28 resale listings the MLS showed active on October 29, 2026: 16 houses at a $7,642,500 median list price, 7 condominiums at $2,150,000 and 5 cooperatives at $549,900, plus 11 pre-construction condominium listings. Houses carried 24.0 months of supply on that date; condominiums 5.2 and cooperatives 12.0.
Data updated: county sales recorded through October 16, 2026 (Collier County Property Appraiser); MLS figures from a Matrix export of October 29, 2026, labelled as such.
The MLS figures here come from one export of the Development Name COQUINA SANDS in ZIP 34102: closings from October 29, 2025 to October 29, 2026, and actives and pendings on October 29, 2026. Months of supply is our arithmetic, actives divided by closings per month for the same form. County figures elsewhere are a different record and window, and we never divide one into the other.
| Form (MLS export of October 29, 2026) | Closings, 12 months | Median sold | Median sale-to-list (vs last list price) | Median days on market | Active | Median list (active) | Pending | Months of supply (our arithmetic) |
|---|---|---|---|---|---|---|---|---|
| Single-family | 8 | $9,250,000 | 91.9% | 209.5 | 16 | $7,642,500 | 3 | 24.0 |
| Condominium | 16 | $1,065,000 | 92.9% | 44 | 7 | $2,150,000 | 3 | 5.2 |
| Cooperative | 5 | $537,500 | 97.7% | 156 | 5 | $549,900 | 0 | 12.0 |
| Pre-construction condominium | none | none | none | none | 11 | $20,500,000 (asking) | 7 | no closings |
The 16 single-family actives ran from $3,395,000 to $29,750,000. Seven carry an MLS year built of 2024 or later, at a $10,950,000 median list; the other 9 carry a $5,850,000 median list (our arithmetic). Three were built between 1958 and 1969, on Murex Drive and Hurricane Harbor Lane. The 8 closings sold at a 91.9 percent median of list after a 209.5-day median, the widest gap and longest wait of the three forms.
The 7 condominium actives ran from $649,000 at Eleven Hundred Gulfshore Club to $3,390,000 at Surfside Club, with The Laurentians, Embassy Club and Colonial Club between; 3 more were pending at The Laurentians, The Whitehall and Colonial Club. Closings took a 44-day median at 92.9 percent of list.
The 5 cooperative actives were 3 at Del Mar Club, from $549,900 to $675,000, and 2 at Lago Mar, at $355,000 and $429,000; none was pending. Two of the 5 cooperative closings, at Del Mar Club and Calusa Club, sold at or above the last list price, the only 2 of all 29 closings that did.
The Coquina Sands form that fits is the one whose rules match how you will buy and use it: a house is fee simple land with no association and City zoning on top, a condominium is a deeded unit under Chapter 718, and a cooperative is shares and a proprietary lease under Chapter 719, with board approval.
You receive a deed to the lot and house, recorded in the Collier County Official Records. There is no mandatory association, gate, clubhouse or architectural review board; City of Naples zoning and the federal flood map govern the lot. The voluntary Coquina Sands Association charges $90 a year per household and has no published lien authority, and a title search on the specific parcel is still worth ordering.
In a Chapter 718 condominium you receive a deed to the unit plus a share of the common elements and can mortgage it. The association sets the budget, carries the master policy and, in a building of three habitable stories or more, owes the milestone inspection and the Structural Integrity Reserve Study. You are entitled to the 718.503 resale package and a 7-day window if it arrives late.
In a Chapter 719 cooperative the corporation owns the building and land; you own shares plus a proprietary lease. Florida treats that interest as real property (719.103(26)), each cooperative parcel gets its own tax bill and can carry homestead (719.114(1)), the board approves each purchaser for a fee capped at $100 per applicant, and any financing is a share loan from a small pool of lenders.
| What differs | Single-family house | Condominium unit (Ch. 718) | Cooperative apartment (Ch. 719) |
|---|---|---|---|
| What you receive | Deed to lot and house | Deed to the unit plus a share of common elements | Shares in the corporation plus a proprietary lease |
| Mandatory association | None; voluntary Coquina Sands Association, $90 a year | Condominium association | Cooperative association (the owner of the real estate) |
| Approval to buy | None | Only if the documents provide; fee up to $184 per applicant | Board approval customary; fee up to $100 per applicant |
| Usual financing | Conventional or jumbo mortgage | Mortgage, subject to the lender’s building review | Share loan from a specially approved lender, or cash |
| Resale disclosure to you | Flood disclosure (689.302) and tax disclosure (689.261) | Plus the 718.503 package and 7-day window | Plus the 719.503 package and 7-day window |
| Milestone and SIRS | Not subject | If three habitable stories or more | If three habitable stories or more |
| County 12-month median, through October 16, 2026 | $9,250,000 (7 sales) | $630,000 (19 sales) | $537,500 (5 sales) |
On Gulf Shore Boulevard North through Coquina Sands, the Gulf-front buildings are Surfside Club, Via Delfino, The Whitehall, Colonial Club, The Laurentians and Embassy Club. Eleven Hundred Gulfshore Club, The Parador, Del Mar Club, Charleston Square, Lago Mar, Reef Club and Naples Casamore sit on the east side, several on Hurricane Harbor or Moorings Bay; Del Mar Club faces Lowdermilk Park across the street. Banyan Club, Coquina Cove, Calusa Club, Banyan Corners and Kona Kai are interior. The cooperatives are Del Mar Club, Lago Mar, Reef Club, Calusa Club and Kona Kai; the rest are condominiums. An east-side unit is not beachfront, whatever a description says.
The Coquina Sands home that fits your budget depends first on form: county-recorded cooperative sales over the last 12 months ran $350,000 to $600,000, condominiums $495,000 to $3,400,000, and single-family homes $1,550,000 to $17,060,000. Within condominiums, the building and the side of the boulevard set the range, as the tables below show.
Data updated: county sales recorded through October 16, 2026 (Collier County Property Appraiser); MLS figures from a Matrix export of October 29, 2026, labelled as such.
| Form (Collier County qualified improved sales) | 12 months to October 16, 2026: sales | Median | Low | High | 24 months to October 16, 2026: sales | Median |
|---|---|---|---|---|---|---|
| Single-family | 7 (3 new builds) | $9,250,000 | $1,550,000 | $17,060,000 | 12 (4 new builds) | $8,925,000 |
| Single-family, excluding new builds | 4 | $3,562,500 | 8 | $8,275,000 | ||
| Condominium | 19 | $630,000 | $495,000 | $3,400,000 | 26 | $850,000 |
| Cooperative | 5 | $537,500 | $350,000 | $600,000 | 6 | $518,750 |
The single-family median is driven by new and rebuilt homes and by lot value, which is why the excluding-new-build line sits beside it; a new build is a sale recorded within one year after the year built the roll prints now. The county’s 2022 condominium and cooperative counts are incomplete (the qualified flag is missing on almost all of that year’s corridor sales), so unit prices lead with the 12- and 24-month windows and the MLS, and we read no trend across 2022.
The county’s 12-month single-family list, by street, month and the year built the roll prints now: Nautilus Rd, November 2025, $10,300,000 (2025, new build); Mandarin Rd, November 2025, $9,250,000 (2024, new build); Crayton Rd, November 2025, $9,250,000 (2015); Mandarin Rd, December 2025, $4,575,000 (2023); Mandarin Rd, January 2026, $1,550,000 (1962); Banyan Blvd, April 2026, $17,060,000 (2025, new build); Mandarin Rd, June 2026, $2,550,000 (2018). The roll prints the current structure, so a house replaced after it sold shows a newer year.
| Building (form) | Side | Unit parcels | Sales, 24 months to October 16, 2026 | Median or the sales |
|---|---|---|---|---|
| Banyan Club (condominium) | Interior | 24 | 5 | $580,000 median |
| Eleven Hundred Gulfshore Club (condominium) | East | 39 | 7 | $560,000 median |
| Del Mar Club (cooperative) | East | 82 | 5 | $537,500 median |
| Colonial Club (condominium) | Gulf | 17 | 3 | $1,600,000 median |
| Coquina Cove (condominium) | Interior | 18 | 1 | $499,000 |
| Calusa Club (cooperative) | Interior | 19 | 1 | $475,000 |
| The Parador (condominium) | East | 18 | 1 | $1,535,000 |
| Surfside Club (condominium) | Gulf | 64 | 2 | $1,050,000 and $2,925,000 |
| Banyan Corners (condominium) | Interior | 5 | 2 | $2,750,000 and $2,835,000 |
| The Whitehall (condominium) | Gulf | 16 | 2 | $3,125,000 and $3,300,000 |
| Charleston Square (condominium) | East | 24 | 1 | $3,400,000 |
| Naples Casamore (condominium) | East, bay | 12 | 2 | $5,400,000 and $5,700,000 |
| Embassy Club, Via Delfino, The Laurentians (condominiums) | Gulf | 36, 24, 32 | 0 | no qualified sale recorded in the window |
| Lago Mar, Reef Club, Kona Kai (cooperatives) | East, East, Interior | 16, 14, 6 | 0 | no qualified sale recorded in the window |
A median prints only where a building has 3 or more sales; below that we print the sales. No recorded sale in the window means the evidence comes from the MLS rows and the building’s own documents.
Every Coquina Sands purchase starts with three questions: which form, which side of Gulf Shore Boulevard North or which street, and what the yearly bill will be at your price. Start your Coquina Sands buyer consultation or call Marc at (239) 287-5873, and read how we represent buyers in Naples. Selling a home first? Start with a Coquina Sands home valuation and call Jesse direct at (239) 898-6072. You are working with Top 1% Real Estate Agents Nationally Since 2008.
| Living area (MLS condominium closings, October 29, 2025 to October 29, 2026) | Sales | Median sold | Median sold per living sq ft | Low | High | Buildings |
|---|---|---|---|---|---|---|
| Under 1,000 sq ft | 5 | $545,000 | $580 | $495,000 | $630,000 | Eleven Hundred Gulfshore Club, Coquina Cove |
| 1,000 to 1,499 sq ft | 3 | $580,000 | $545 | $570,000 | $620,000 | Banyan Club |
| 1,500 to 2,499 sq ft | 5 | $2,750,000 | $1,252 | $1,500,000 | $2,925,000 | Surfside Club, Banyan Corners, The Parador, Colonial Club |
| 2,500 sq ft and over | 3 | $3,300,000 | $1,079 | $3,125,000 | $3,400,000 | The Whitehall, Charleston Square |
The jump between the second and third tiers is the building, not the size: a Gulf-front 1960s unit at Surfside Club sold for more per foot than a 2004 unit at Charleston Square. Size and per-foot figures come only from the dated MLS rows.
| Living area (MLS single-family closings, October 29, 2025 to October 29, 2026) | Sales | Median sold or the sales | Streets |
|---|---|---|---|
| Under 3,000 sq ft | 2 | $1,550,000 and $2,550,000 | Mandarin Rd (built 1962 and 1968 per the MLS) |
| 3,000 to 4,999 sq ft | 2 | $4,575,000 and $9,250,000 | Mandarin Rd, Crayton Rd |
| 5,000 sq ft and over | 4 | $10,150,000 median ($9,250,000 to $17,060,000) | Banyan Blvd, Nautilus Rd, Coral Dr, Mandarin Rd |
The export’s single-family median was $1,643 per living square foot, but the two 1960s houses sold at $770 and $1,079 per foot while the new builds ran far higher; on an older house, the per-foot figure mostly measures the lot.
Buying a Coquina Sands co-op means buying shares and a proprietary lease, not a deed. The seller owes you the 719.503 resale documents, the board must approve you for a fee capped at $100 per applicant, and any loan is a share loan, so a purchase here is frequently cash or portfolio-lender money.
Under section 719.503(2), a cooperative resale buyer is entitled, at the seller’s expense, to the articles, bylaws and rules, the question-and-answer sheet, the milestone inspection summary if applicable, the latest structural integrity reserve study or a statement that none exists, and any turnover inspection report. Without them more than 7 days (excluding weekends and legal holidays) before signing, the contract must be voidable by you by written notice within 7 days. Resale contracts after December 31, 2024 must also state the milestone, turnover and reserve study status.
The approval right comes from the cooperative’s own bylaws and proprietary lease. Section 719.106(1)(i) allows a transfer fee only where the documents provide for one, and it may not exceed $100 per applicant, with a married couple counted as one. Expect a fuller application, financial disclosure and an interview than a condominium asks for: the association owns the real estate and is admitting you as a shareholder. The statute caps the fee, not the scrutiny.
The cooperative estoppel certificate under 719.108(6) is due within 10 business days of a written request, and its statutory form states whether board approval is required and given, and whether a right of first refusal exists and has been exercised. The fee is capped at $299 for a current account, plus $119 if rushed within 3 business days and up to $179 more if delinquent (Florida DBPR’s adjusted amounts, next update due by July 1, 2027).
Fannie Mae will purchase co-op share loans “provided borrowers occupy the property as a principal residence or second home”; “investment properties are prohibited” (Selling Guide B4-2.3-04). Loan-to-value runs against the lower of the price or the appraised value of the shares. The lender must be specially approved to sell share loans and the project must qualify under Internal Revenue Code section 216; the file is a UCC-1, the stock certificate, a recognition agreement and the proprietary lease, not a mortgage and a deed. Most retail lenders lack that approval, and HUD’s Section 203(n) cooperative program description is archived, so do not assume FHA. Get the lender’s answer before the offer.
Del Mar Club on Gulf Shore Boulevard North is the largest cooperative, 82 unit parcels in two seven-story 1966 buildings on the east side across from Lowdermilk Park, both on the City’s 2024 milestone list. The county recorded 5 qualified sales in 24 months at a $537,500 median; in the export, 4 apartments closed from $350,000 to $600,000 and 3 were active from $549,900 to $675,000.
Lago Mar, 16 apartments built in 1963 per the MLS, and The Reef Club, 14 apartments, are east-side cooperatives under three stories, so neither owes a milestone inspection. Neither recorded a qualified county sale in the last 24 months; the export carried 2 one-bedroom Lago Mar actives of 817 sq ft at $355,000 and $429,000 and nothing at Reef Club.
Calusa Club on Banyan Boulevard is a 19-apartment, three-story 1969 cooperative on the City’s 2024 milestone list; its one county sale in 24 months was $475,000 in August 2026, at 100 percent of the last list price in the MLS. Kona Kai on Crayton Road, six apartments, recorded no sale in the window.
Buying a Coquina Sands condominium means reading the building before the unit. Section 718.503 entitles you to the governing documents, budget, milestone summary and reserve study at the seller’s expense, with a 7-day window to cancel if they arrive late, and every building of three habitable stories or more owes a milestone inspection and a Structural Integrity Reserve Study.
Under section 718.503(2), a condominium resale buyer is entitled, at the seller’s expense, to the declaration, articles, bylaws and rules, the latest financial statement and budget, the milestone summary if applicable, the latest structural integrity reserve study or a statement that none exists, any turnover inspection report and the FAQ document. Without them more than 7 days before signing, excluding weekends and legal holidays, the contract must be voidable by you by written notice within 7 days.
Section 553.899 requires a milestone inspection of every condominium or cooperative building three habitable stories or more by December 31 of the year it turns 30 from its certificate of occupancy, then every 10 years. A local agency may use a 25-year trigger near salt water; whether Naples formally adopted it is not verified, although Charleston Square, built in 2004, is on the City’s 2029 list. Phase two follows only where phase one finds substantial structural deterioration, and owners receive the inspector’s summary.
| Building | Stories | Year built | City milestone list |
|---|---|---|---|
| Eleven Hundred Gulfshore Club | 3 | 1972 | 2024 |
| The Parador | 6 | 1981 | 2024 |
| Via Delfino | 9 | 1990 | 2024 |
| The Whitehall | 9 | 1974 | 2024 |
| Colonial Club | 5 | 1967 | 2024 |
| The Laurentians I and II | 9 each | 1975 | 2024 |
| Del Mar Club, buildings 1 and 2 (cooperative) | 7 each | 1966 | 2024 |
| Embassy Club | 10 | 1970 | 2024 |
| Calusa Club (cooperative) | 3 | 1969 | 2024 |
| Charleston Square | 3 | 2004 | 2029 |
Naples Casamore (2011) has nothing due yet; Surfside Club, Banyan Club, Coquina Cove, Kona Kai, Lago Mar, Reef Club and Banyan Corners are under three stories. The City’s list, not a unit number, is the authority for stories.
A SIRS is required at least every 10 years for each building three habitable stories or higher (718.112(2)(g); 719.106(1)(k) for cooperatives). It covers roof, structure, fireproofing and fire protection, plumbing, electrical, waterproofing and painting, windows and exterior doors, and other items over $25,000, now inflation-adjusted by DBPR. HB 913 of 2025 moved the first condominium SIRS deadline for older associations to December 31, 2025.
Reserves may now be funded by regular or special assessments, lines of credit or loans; borrowing or a special assessment needs a majority of the total voting interests and must appear in the financial statement given to buyers. Through budgets adopted by December 31, 2028, an association with a milestone inspection in the prior 2 calendar years may pause or reduce reserve contributions for up to two annual budgets to fund the repairs. A paused reserve is not a red flag; an undisclosed one is.
Add the rules, the approval application, the master policy and, at contract, the estoppel certificate.
No Coquina Sands condominium or cooperative association publishes its maintenance fee, budget or assessment history in a source we will cite, and MLS fee fields are agent-entered, so we print none; the budget and estoppel certificate carry the real numbers. A condominium association may charge up to $184 per applicant to approve a purchase or lease (Florida DBPR’s adjusted cap under section 718.112), and the seller’s estoppel certificate is capped at $299 for a current account.
Eleven Hundred Gulfshore Club, 39 units from 1972 on the east side, was the most traded condominium in the county record: 7 sales in 24 months at a $560,000 median, with 2 actives of 940 sq ft at $649,000 and $679,000. The Whitehall, a nine-story 1974 Gulf-front building, recorded sales at $3,125,000 and $3,300,000 in April 2026, with one more pending at $3,350,000.
Colonial Club, five stories on the Gulf from 1967, recorded 3 sales in 24 months at a $1,600,000 median, with one active at $2,150,000 and one pending at $1,950,000. Charleston Square, a 2004 condominium over commercial space on the east side, recorded one sale at $3,400,000 in August 2026 and is on the City’s 2029 milestone list.
Buying a Coquina Sands lot to build means pricing what the City of Naples code allows on it: a sliding maximum building area instead of a floor area ratio, a 30-foot height measured from a flood datum, district setbacks, the FEMA 50 percent rule on any older house you keep, and City permitting.
Most of the platted grid is R1-15: minimum lot 15,000 square feet and 100 feet wide, front yard 40 feet, side yards 10 feet for the first 15 feet of height then a 12:12 slope, rear yard 30 feet, height 30 feet. A smaller share is R1-10, with a 10,000 square foot minimum lot and smaller yards. Multifamily parcels in R3-15-CS are held to two habitable stories and 35 feet.
Naples allows enclosed, roofed building area by increment of lot size: 48 percent of the first 5,000 square feet, 35 percent of the next 5,000, 24 percent of the next 10,000, 20 percent of the next 30,000, then 15 and 10 percent (section 58-150). A 15,000 square foot lot yields 5,350 square feet, 20,000 yields 6,550 and 30,000 yields 8,550, so doubling the lot buys about 60 percent more house. Screen enclosures and unenclosed lanais are excluded.
The 30 feet is measured from the greatest of the Florida Building Code’s required lowest floor, 18 inches above the state coastal support requirement, 18 inches above the adjacent road crown, or natural grade. Where the May 16, 2012 flood map gives a higher lowest floor than the current map, the owner may measure from the 2012 elevation. Flat roofs at maximum height may not be made accessible by a fixed stair or elevator, so plan without a roof deck.
Under Chapter 16, Article IV of the Naples code, work costing 50 percent or more of the structure’s market value (land excluded) is a substantial improvement, and the whole building must then meet the flood rules, including elevation. The City’s published practice counts work over a rolling 12 months from the prior permit’s closeout; driveways, pools and seawalls are excluded. On a pre-1980 slab house, a kitchen, baths, impact windows, roof and air conditioning can cross the line, which is why this neighborhood rebuilds rather than remodels.
Pull the structure-only assessed value, ask the City whether an Elevation Certificate is on file, check for open or recent permits, and get the 50 percent determination in writing before closing. Confirm the zoning district, flood zone and, near the beach, the state Coastal Construction Control Line for the parcel; a replacement house is new construction under current zoning, design review and City permitting. Lot size and frontage, flood zone and required elevation, setbacks and distance to Lowdermilk Park move a lot’s price; we name them and never put a dollar adjustment on them.
Pre-construction in Coquina Sands means three developer projects on cleared Gulf Shore Boulevard North sites: Rosewood Residences Naples, Olana Naples and Harbour House. Their MLS prices are asking prices, not values or comparables for a resale, and some status dates below are unconfirmed.
Data updated: county sales recorded through October 16, 2026 (Collier County Property Appraiser); MLS figures from a Matrix export of October 29, 2026, labelled as such.
Rosewood Residences Naples is on the former Mansion House site on the Gulf side. Rosewood’s 2022 release named The Ronto Group and Wheelock Street Capital, fewer than 50 units averaging about 5,300 square feet, and close to 500 feet of beachfront. Our guide, as of September 2026, recorded it under construction and topped off on August 1, 2025; the MLS rows carry a 2027 year built, and completion is unconfirmed. Asking prices in the October 29, 2026 MLS export ran from $16,500,000 to $50,000,000 across active and pending rows.
Olana Naples is on the former Bahama Club site on the Gulf side, zoned R3T-18; Kolter Urban, with BH Group, describes 12 residences of more than 10,000 square feet in six stories. Our guide recorded final Design Review Board approval on January 22, 2026 and no confirmed groundbreaking; construction status today is unconfirmed. Asking prices in the October 29, 2026 MLS export ran from $29,950,000 to $37,000,000.
Harbour House is on the former Harbour Club site on the east side, in two-story R3-15-CS. Our guide recorded 14 residences in three buildings over garages, with optional Gulf-access slips, and unanimous Design Review Board approval on March 25, 2026; whether construction has started is unconfirmed. Asking prices in the October 29, 2026 MLS export ran from $6,750,000 to $15,000,000.
A resale is available now, with a known milestone and reserve record and an association you can question; a pre-construction contract is a developer form, a deposit schedule and a delivery date. The export’s 11 pre-construction actives at a $20,500,000 median asking price sit in a different market from the 7 resale condominiums at $2,150,000.
Ask the sales center before your first visit how it handles a buyer’s own agent, and get the answer in writing. We read the developer’s agreement, deposit and escrow terms and delivery language with you.
Every year in Coquina Sands you pay property tax at 8.9752 mills on the 2026 certified roll, reset to your purchase price, plus a bi-monthly City of Naples utility bill and insurance. A house owner pays no mandatory association fee; a condominium or cooperative owner adds a maintenance fee that no association here publishes, so the budget comes first.
| Levy (tax year 2026) | Mills | On an illustrative $1,065,000 taxable value (our arithmetic) |
|---|---|---|
| Collier County General Fund | 3.0107 | $3,206.40 |
| Collier County Water Pollution Control | 0.0246 | $26.20 |
| Conservation Collier | 0.1772 | $188.72 |
| City of Naples general operating | 1.2900 | $1,373.85 |
| South Florida Water Management District | 0.0948 | $100.96 |
| Big Cypress Basin | 0.0978 | $104.16 |
| Collier Mosquito Control District | 0.1331 | $141.75 |
| District School Board of Collier County | 4.1470 | $4,416.56 |
| Total | 8.9752 | $9,558.59 |
The county levies are from the certified FY 2026-27 millage resolution; the City’s 1.2900 and the other lines are as our guide reads the county’s certified 2026 roll. The $1,065,000 is the MLS condominium median used as an illustrative taxable value before exemptions. Bay-front parcels in Coquina Sands Unit 2, Blocks I and J, also pay the Moorings Bay Special Taxing District at 0.0125 mills, $12.50 per $1,000,000 of taxable value.
At 8.9752 mills, every $100,000 of taxable value costs about $897.52 a year before exemptions: $4,824.17 at $537,500, $9,558.59 at $1,065,000, $31,974.15 at $3,562,500 and $83,020.60 at $9,250,000 (our arithmetic, illustrative), plus $44.53 at $3,562,500 inside the Moorings Bay district.
Under section 193.155(3), property is reassessed at just value the January 1 after a sale, and the seller’s Save Our Homes benefit does not pass to you; section 689.261 puts that warning in the contract. A house held since the early 2010s can carry an assessed value far below market, and the gap disappears after you close.
For 2026 the homestead exemption is $25,000 against all levies plus $26,411 against non-school levies on assessed value above $50,000, about $351.90 a year on the illustrative $1,065,000 (our arithmetic). Save Our Homes then caps assessed growth at 2.7 percent for 2026, and portability can carry up to $500,000 of a prior Florida homestead’s benefit; ownership and residence must exist January 1, with filing by March 1. Non-homestead property has a 10 percent cap that does not cover the 4.1470 school mills. Collier bills arrive from November 1, with a 4 percent discount for November payment.
City of Naples water, sewer, solid waste and stormwater come on a bi-monthly bill. For a house: solid waste $77.08, stormwater $49.56, water base $21.48 and sewer base $53.76, about $1,211.28 a year before usage (our arithmetic), with sewer usage at $5.21 per 1,000 gallons. Our guide reports the average residential stormwater bill rising to $60.50 a month by October 2029 under the approved schedule. There is no CDD and no unincorporated MSTU inside the City, and condominium utilities are often billed to the association.
At closing in Coquina Sands, a buyer in Collier County customarily pays for and chooses the owner’s title policy and closing agent, pays the lender’s policy, the note stamps and intangible tax on any mortgage, and records the deed; the deed’s documentary stamps are customarily the seller’s. The contract controls every one of these lines.
In Collier County the buyer customarily pays the owner’s title policy and chooses the closing agent; in Lee County the custom runs the other way. These are customs, not laws, and the contract decides; the lender’s policy is always the buyer’s. Florida promulgates the premium: $5.75 per $1,000 up to $100,000, $5.00 per $1,000 to $1,000,000 and $2.50 per $1,000 to $5,000,000, any fraction of $100 counted as a full $100.
Deed stamps are $0.70 per $100 of the price and the seller’s by custom in Collier. On a mortgage the buyer pays note stamps of $0.35 per $100 of the loan and intangible tax of 2 mills (0.002). A cooperative differs: section 201.02(3) puts the stamp tax on the purchaser. The estoppel certificate, capped at $299 for a current account, is paid as the contract assigns it.
| Buyer line (illustrative, $1,065,000 price, $852,000 loan) | Amount | How it is figured |
|---|---|---|
| Owner’s title policy (buyer pays by Collier custom) | $5,237.50 | Promulgated premium, our arithmetic |
| Note stamps on the mortgage | $2,982.00 | $0.35 per $100 of $852,000 |
| Intangible tax on the mortgage | $1,704.00 | 0.002 x $852,000 |
| Deed recording | $18.50 to $35.50 | Statutory page fees, estimate |
| Settlement fee | $500 to $1,500 | Varies by title company, estimate |
| Title search and lien search | $150 to $500 | Varies, estimate |
| Condominium approval fee, if the documents provide one | up to $184 per applicant | DBPR-adjusted cap |
| Illustrative subtotal | $10,592.00 to $12,143.00 | About 0.99 to 1.14 percent of the price, our arithmetic |
Not in the subtotal: lender fees and the lender’s title policy, prepaid interest and escrows, the tax proration, insurance, inspections, survey and any estoppel cost the contract assigns you. A cash buyer drops the note stamps and intangible tax, about $5,906.00 to $7,457.00 (our arithmetic). Your closing agent’s estimate replaces every line. The seller owes you the 689.302 flood disclosure at or before signing.
On a $537,500 cooperative bought for cash, the purchaser’s stamp tax under 201.02(3) is $3,762.50, the approval fee up to $100 per applicant, and settlement and search charges the same estimated ranges: about $4,412.50 to $5,862.50 before proration (our arithmetic). Ask the closing agent how title work applies to a share transfer.
On a Coquina Sands purchase, Freddie Mac’s 30-year fixed average of 7.18 percent for the week of November 5, 2026 means principal and interest of about $2,912.97 a month on a $537,500 home with 20 percent down, about $5,771.74 at $1,065,000 and about $19,306.89 at $3,562,500, before taxes and insurance.
| Price (a median on this page) | 20 percent down | Loan | Monthly principal and interest at 7.18 percent, 30 years (illustrative) |
|---|---|---|---|
| $537,500 (county 12-month cooperative median) | $107,500 | $430,000 | $2,912.97 |
| $1,065,000 (MLS condominium median) | $213,000 | $852,000 | $5,771.74 |
| $3,562,500 (county 12-month single-family median, new builds excluded) | $712,500 | $2,850,000 | $19,306.89 |
These are our arithmetic on Freddie Mac’s survey average (7.24 percent the prior week, 6.22 percent a year earlier; 6.57 percent on a 15-year loan). Your rate depends on credit, loan size and lender, and the larger loans are jumbo loans priced separately. Add tax, insurance and, for a unit, the association’s assessment.
Before you offer in Coquina Sands, confirm three things by address: the FEMA flood zone, the Collier County hurricane evacuation zone and an insurance quote. The neighborhood has three flood regimes side by side, VE on the Gulf front, AE across most of it and shaded Zone X on an interior ridge.
On the effective maps of February 8, 2024, the Gulf front is Zone VE with base flood elevations of 11 to 13 feet NAVD88, most of the neighborhood is AE at 8 to 10 feet, and an interior ridge is shaded Zone X. Across about one lot width the Gulf side moves from VE to AE, changing the foundation, the insurance rating and the lender’s requirements. Confirm every address with an official determination.
The strip of AE between the VE line and the mapped Limit of Moderate Wave Action is a Coastal A Zone: rated as AE, but a rebuild there can face V-zone-style construction rules. Ask the City Floodplain Coordinator about a specific address.
FEMA’s list effective October 1, 2026 shows the City of Naples (community 125130) at CRS Class 5, effective April 1, 2025, a 25 percent flood insurance discount inside the special flood hazard area; our guide reports 10 percent in Zone X.
NFIP caps a house at $250,000 of building and $100,000 of contents coverage, and a condominium association’s building policy at the lesser of replacement cost or $250,000 times the units, so excess flood is standard here. NFIP increases are capped at 18 percent a year for most policies and 25 percent for second homes, and a new policy carries a 30-day wait.
Collier County assigns hurricane evacuation zones by address and issues orders by zone, so look the specific address up with the County before you offer. The NOAA gauge at the Naples Pier recorded 6.18 feet above mean higher high water in Hurricane Ian on September 28, 2022, the highest ever there, before it failed.
The Florida Office of Insurance Regulation’s Collier averages as of March 31, 2025 were $5,524 a year for homeowners coverage with wind and $3,545 for a condominium unit owner with wind; a high-replacement-cost house here prices above them. Citizens may not insure a single-family home with a dwelling replacement cost of $700,000 or more, so most houses are written by admitted or surplus lines carriers. A wind mitigation inspection documents credit-earning features, and a condominium owner’s loss assessment coverage (at least $2,000 under 627.714) should be sized to the master policy deductible.
Beach access from Coquina Sands runs through Lowdermilk Park, the City’s beachfront park in the middle of the neighborhood, about 0.3 miles and six to eight minutes on foot from the center. Boating runs from private docks on Hurricane Harbor and Moorings Bay through Doctors Pass; Moorings Bay has no public ramp.
The Naples Company gave the City this beachfront for one park in place of street-end accesses on every block. Lowdermilk is open 5:00 a.m. to 11:00 p.m., with restrooms and showers, volleyball, picnic areas, rentable gazebos, beach mats and wheelchairs and a concession grill. Parking is $5.00 an hour with a $2.50 minimum, free with a City or County beach permit.
Collier County property taxpayers can get an annual permit to park free at City and County beaches, and dogs are not allowed on City of Naples beaches. Our guide records four beach ends south of the neighborhood closed for the outfall project, the Naples Pier closed until a targeted July 2027 reopening, and Naples Beach renourishment scheduled for November 2026.
Hurricane Harbor, dredged under the 1956 Unit 2 plat, reaches the Gulf through Moorings Bay and Doctors Pass, its only navigable inlet, passing under the Mooring Line Drive bridge; no authoritative clearance is published, so check your air draft. Private docks exist at Naples Casamore and Charleston Square, and the Moorings Bay district funds maintenance dredging. The nearest public ramp, Naples Landing, about 1.8 miles away, launches into Naples Bay and Gordon Pass.
From Coquina Sands, the assigned public schools are Lake Park Elementary, Gulfview Middle and Naples High School, each graded A by the Florida Department of Education for 2025-26; NCH Baker Hospital is about 1.38 miles and four minutes away, and Southwest Florida International Airport is about 31.68 miles.
| School | Grades | FLDOE grade 2025-26 | Routed drive from the neighborhood |
|---|---|---|---|
| Lake Park Elementary | PK to 5 | A | 1.25 mi, 3.7 min |
| Gulfview Middle | 6 to 8 | A | 1.92 mi, 4.7 min |
| Naples High School | 9 to 12 | A | 1.36 mi, 4.8 min |
Our guide checked assignment against Collier County Public Schools’ 2026-27 tool; the district says its maps do not guarantee placement, so confirm the exact address with the Department of Student Assignment. The district earned an A for 2025-26.
NCH Baker Hospital (391 licensed beds, 24-hour emergency department) is 1.38 miles and 3.9 minutes away; the nearest Level II trauma center, Gulf Coast Medical Center in Fort Myers, is 27.38 miles and 44.1 minutes.
| Destination | Distance | Time, off-season |
|---|---|---|
| Lowdermilk Park | 0.3 mi | about 2 min by car, 6 to 8 min on foot |
| Fifth Avenue South | 1.9 to 2.3 mi | 4.6 to 6 min |
| Naples Landing public boat ramp | 1.8 mi | about 5 min |
| Waterside Shops | 4.1 mi | about 9.5 min |
| Naples Municipal Airport | 4.18 mi | 10.0 min |
| Mercato | 6.6 mi | about 12.7 min |
| Southwest Florida International Airport | 31.68 mi | 42.9 min |
Routed free-flow times from our guide; January to April, anything on US 41 runs slower.
Coquina Sands, The Moorings, Aqualane Shores and Royal Harbor are all City of Naples neighborhoods in CRS Class 5, but they differ for a buyer on zoning, water access and the walk to Fifth Avenue South. Coquina Sands pairs a Gulf beach with the Hurricane Harbor and Moorings Bay basin, its own two-story multifamily district and no mandatory association.
| What a buyer compares | Coquina Sands | The Moorings | Aqualane Shores | Royal Harbor |
|---|---|---|---|---|
| Mandatory neighborhood HOA | No; voluntary association, $90 a year, no lien authority | City mapping polygon only; title search per parcel | City mapping polygon only; title search per parcel | City mapping polygon only; title search per parcel |
| Its own named zoning district | Yes, R3-15-CS (two habitable stories, 35 feet) | Yes, R3-15 Multifamily District, Moorings | No | No |
| Water access | Gulf beach plus Hurricane Harbor and Moorings Bay, out through Doctors Pass | Gulf beach plus Moorings Bay | Bay and canal, out through Gordon Pass | Bay and canal, out through Gordon Pass; not on the Gulf |
| Published City special assessment area | None | None | Yes, Aqualane Shores Utility Line Extension | None |
| Walk to Fifth Avenue South | No, 1.9 to 2.3 miles | No | Yes for parts | No |
| ZIP for published market statistics | 34102 | 34103 | 34102 | 34102 |
| CRS class | 5 | 5 | 5 | 5 |
If a private dock reached through Doctors Pass is the point, Coquina Sands’ Hurricane Harbor frontage and The Moorings both put you on that system, while Aqualane Shores and Royal Harbor put you on Naples Bay and Gordon Pass. If walking to Fifth Avenue South matters, parts of Aqualane Shores do that. If a large lot with no mandatory association and a two-story cap on the multifamily next door is the brief, Coquina Sands is built for it. Because Coquina Sands shares ZIP 34102 with Aqualane Shores and Royal Harbor, ZIP statistics cannot separate them.
We find the right Coquina Sands home by settling the form, the street or side of the boulevard and the flood zone first, then reading the building or lot before the price. We negotiate from the record: in the October 29 export houses closed at a 91.9 percent median of list, condominiums 92.9 and cooperatives 97.7.
Data updated: county sales recorded through October 16, 2026 (Collier County Property Appraiser); MLS figures from a Matrix export of October 29, 2026, labelled as such.
Of the 29 MLS closings, 2 sold at or above the last list price, both cooperatives, and 3 below 90 percent of it: a Mandarin Rd house, a Banyan Corners condominium and an Eleven Hundred Gulfshore Club condominium (our count). Houses waited a 209.5-day median, leverage for a prepared buyer; condominiums moved in 44 days, so the document review must be fast.
The county’s repeat-sale list cuts both ways: a Mandarin Rd house sold for $5,000,100 in September 2023 and $4,575,000 in December 2025, 8.5 percent lower, and a Naples Casamore residence went from $5,600,000 in April 2022 to $5,400,000 in March 2025, 3.6 percent lower. Most pairs rose, many because a house was replaced between sales.
For a house: the structure-only assessed value, Elevation Certificate, open permits, zoning and flood determination. For a unit: the budget, milestone report, SIRS, any assessment or loan, the approval application and the master policy. For both: an insurance quote and the lender’s sign-off on the building or share loan. Then we price from the closed rows for the same form and building.
We set the inspection period long enough for the 7-day document review, the estoppel and the insurance quote, write the financing contingency to the lender’s actual co-op or condominium review, and make board approval a condition where required.
For a Coquina Sands purchase in 2026, buyer’s agent compensation follows the NAR settlement practices effective August 17, 2024: you sign a written buyer agreement before touring, it states that broker fees are fully negotiable and not set by law, and offers of compensation no longer appear in the MLS.
The agreement names the services, the compensation and how it is paid, with “a conspicuous statement that broker fees and commissions are fully negotiable and not set by law”. We sign it before the first showing, for any form or a pre-construction contract.
Compensation can be paid by you, asked of the seller or developer in your offer, or split, all negotiable. Since offers of compensation are no longer allowed on MLS platforms, we ask the listing side or sales center directly and get the answer in writing.
You can see current Coquina Sands listings on our team’s listing site, Domain Realty Group, and have new ones sent to you. The MLS export of October 29, 2026 carried 28 resale actives (16 houses, 7 condominiums, 5 cooperatives) plus 11 pre-construction listings; the count changes daily.
Data updated: county sales recorded through October 16, 2026 (Collier County Property Appraiser); MLS figures from a Matrix export of October 29, 2026, labelled as such.
For every active home in the neighborhood, see the current Coquina Sands listings on Domain Realty Group, our team’s listing site, updated from the MLS.
Set up custom listing alerts through our buying page, where saved searches route to our team, and call Marc at (239) 287-5873 for homes that have come to market since October 29. Still choosing between parts of the city? Our Naples buyer guide covers the process citywide, and our Naples area guide covers the neighborhoods.
To start your Coquina Sands buyer consultation, call Marc at (239) 287-5873 or use the buyer consultation form on this page. We reply with the active homes that fit your form and size, the closed rows for the same building or street, the flood zone and the yearly cost for each address, and the documents to request before an offer.
Matching homes and sold rows, a yearly cost sheet at 8.9752 mills, the 718 or 719 document list or the 50 percent and zoning checks, the financing path and a plan for your first offer. Confidential, no obligation. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008.
Marc Comisar, Jesse McGreevy and their Domain Realty Group team are top-reviewed Southwest Florida realtors, and a Coquina Sands buyer should know what working with the team is like. These are clients from across Southwest Florida in their own words, quoted exactly as posted; they describe the team, not Coquina Sands or any home in it.
★★★★★ “We cannot say enough about Ashley Prescott! She is both knowledgeable and professional and always on top of things. She was available whenever we needed her for questions or concerns. She is the best realtor we’ve ever had by far! A gem!!” Verified Google review
★★★★★ “Kay Tarnowski did an excellent job helping us sell our house, from beginning to end. I would highly recommend Kay and Domain Realty.” Verified Google review
★★★★★ “Brooke Meyers did a great job in selling my home and purchasing a new one. Very strong in strategy development and implementation. Knowledgeable and professional.” Verified Google review
These are the questions Coquina Sands buyers ask, answered from the county record through October 16, 2026, the MLS export of October 29, 2026, the City code, FEMA, Freddie Mac and Florida law. For today’s count, call Marc at (239) 287-5873; we are Top 1% Real Estate Agents Nationally Since 2008.
Choose the form first, house, condominium or cooperative, because each has its own paperwork and financing. Then sign a written buyer agreement, get a lender’s answer for that form, tour, read the documents, and offer with review periods long enough for the estoppel, the 718 or 719 package and an insurance quote.
No. This page covers the City of Naples neighborhood between the Gulf and US 41, north of Olde Naples, in ZIP 34102, platted in 1954 and 1956. It is also not Coquina at Maple Ridge, Coquina Club or Coquina Gardens.
It depends on the form. In the 12 months to October 16, 2026 the county recorded houses at a $9,250,000 median (7 sales), condominiums at $630,000 (19) and cooperatives at $537,500 (5). On the October 29, 2026 MLS export, active houses carried a $7,642,500 median list, condominiums $2,150,000 and cooperatives $549,900.
Because 3 of the 7 county single-family sales in the last 12 months were new builds, at $10,300,000, $9,250,000 and $17,060,000; the other 4 sold at a $3,562,500 median. Older houses here often sell for the lot.
Not a mandatory one. Houses have no homeowners association; the voluntary Coquina Sands Association is $90 a year per household with no published lien authority. Each condominium and cooperative building has its own association, and a title search is the authoritative answer on recorded covenants for a parcel.
Not published. No Coquina Sands condominium or cooperative publishes its maintenance fee or budget in a source we will cite, and MLS fee fields are agent-entered, so we print none. The adopted budget and estoppel certificate give the real figures.
Del Mar Club, Lago Mar, Reef Club, Calusa Club and Kona Kai. Every other residential building in the neighborhood, from Surfside Club to Banyan Corners, is a condominium.
A condominium buyer receives a deed and can use an ordinary mortgage. A cooperative buyer receives shares plus a proprietary lease, needs board approval and borrows, if at all, through a share loan. Florida treats a cooperative interest as real property with its own tax bill and homestead.
Yes, from a lender specially approved to sell co-op share loans to Fannie Mae, for a principal residence or second home only. Most retail lenders lack that approval, so a Coquina Sands cooperative is frequently a cash or portfolio-lender purchase.
Do not assume it. HUD’s Section 203(n) cooperative program description is archived, and we assert nothing about VA eligibility for a Florida cooperative; ask a lender directly.
Plan on an application, financial disclosure and an interview. Section 719.106(1)(i) caps the approval fee at $100 per applicant, and the estoppel certificate must state whether approval is required and whether a right of first refusal exists.
If you have not had the resale documents more than 7 days, excluding weekends and legal holidays, before signing, the contract must make it voidable by you by written notice within 7 days (718.503; 719.503 for cooperatives).
Buildings of three habitable stories or more do. Nine Coquina Sands buildings are on the City’s 2024 list and Charleston Square on the 2029 list; Surfside Club, Banyan Club, Coquina Cove, Kona Kai, Lago Mar, Reef Club and Banyan Corners are under three stories.
A Structural Integrity Reserve Study sets reserves for the structure, roof, systems, waterproofing, windows and other big items at least every 10 years in buildings of three habitable stories or more. It tells you whether future repairs are funded or will arrive as an assessment or loan.
We could not confirm either way from public sources. Ask the association in writing about any approved special assessment, line of credit or loan, and order the lien searches through the closing agent.
The milestone report and summary, any phase two report, the SIRS, the adopted budget with reserve lines, any special assessment or loan, whether reserves were paused, the rules, the approval application, the master insurance policy and, at contract, the estoppel certificate.
In the October 29, 2026 export, houses took a 209.5-day median at 91.9 percent of list, condominiums 44 days at 92.9 percent and cooperatives 156 days at 97.7 percent. Only 2 of 29 closings, both cooperatives, sold at or above list.
The 2026 certified millage is 8.9752, about $897.52 per $100,000 of taxable value before exemptions, plus 0.0125 mills on the bay-front Unit 2 parcels in the Moorings Bay district. The assessment resets to market the January 1 after you buy.
No. There is no community development district anywhere inside the City of Naples, and a City parcel pays no unincorporated-area MSTU or separate fire district millage.
Three zones: VE with base flood elevations of 11 to 13 feet on the Gulf front, AE at 8 to 10 feet across most of the neighborhood, and shaded Zone X on an interior ridge. Confirm the zone and elevation for the specific address before you offer.
A federally backed mortgage requires it in VE and AE; in shaded Zone X it is recommended. NFIP building coverage stops at $250,000 for a house, so excess flood is common, and a new NFIP policy carries a 30-day wait.
Usually not. Citizens may not insure a single-family home with a dwelling replacement cost of $700,000 or more in Collier County, and most houses here exceed that, so coverage comes from admitted or surplus lines carriers. Get a quote before your inspection period ends.
If improvements cost 50 percent or more of the structure’s market value, land excluded, the whole building must meet current flood rules, including elevation. The City counts work over a rolling 12 months from the prior permit’s closeout.
Naples uses a sliding maximum building area, not a floor area ratio: 5,350 square feet on a 15,000 square foot lot, 6,550 on 20,000 and 8,550 on 30,000, with a 30-foot height measured from a flood-based datum.
Plan without one. Flat roof areas at maximum height may not be made accessible by a fixed ladder, stairway or elevator in the City code; hatches are for maintenance only.
The City of Naples rule is a 30-day minimum, with shorter rentals allowed no more than three times a calendar year and no advertising for under 30 days. Building documents can be stricter.
If the parcel or building has a dock. Hurricane Harbor and Moorings Bay reach the Gulf through Doctors Pass under the Mooring Line Drive bridge; check your air draft. Moorings Bay has no public ramp.
Yes. It is a City beachfront park open 5:00 a.m. to 11:00 p.m., with metered parking at $5.00 an hour and free parking with a City or County beach permit, so guests can park there legally.
No. City of Naples beach rules prohibit animals on the beach.
Lake Park Elementary, Gulfview Middle and Naples High School, each graded A by the Florida Department of Education for 2025-26. Confirm the specific address with Collier County Public Schools’ attendance-zone tool.
NCH Baker Hospital is 1.38 miles and about 4 minutes; Naples Municipal Airport is 4.18 miles; Southwest Florida International Airport is 31.68 miles and about 43 minutes off-season.
34102, inside the City of Naples in Collier County. Buildings north of the neighborhood line on Gulf Shore Boulevard North carry 34103.
In Collier County the buyer customarily pays the owner’s title policy and chooses the closing agent, and the lender’s policy is always the buyer’s; the contract controls. The premium is promulgated by the state.
On a deed, the $0.70 per $100 stamp tax is the seller’s by custom in Collier. On a mortgage the buyer pays note stamps at $0.35 per $100 and intangible tax at 0.002. On a cooperative transfer, 201.02(3) puts the stamp tax on the purchaser.
At Freddie Mac’s 7.18 percent 30-year average for the week of November 5, 2026, principal and interest on an $852,000 loan (20 percent down on $1,065,000) is about $5,771.74 a month, before taxes, insurance and any association assessment (our arithmetic).
A resale is available now, with a readable record; a Rosewood, Olana or Harbour House residence is a developer contract with a delivery date. Their MLS asking prices are not values for a resale.
Ask the sales center before your first visit how it handles a buyer’s own agent, and have our written buyer agreement in place. We read the developer contract, deposit terms and delivery language with you.
Over the 12 months to October 16, 2026, county recordings ran from none in July and September to 6 in April 2026 and 5 in January 2026. Recording lags the contract, so these are closing months, not a forecast.
We could not verify natural gas service at the address level, so confirm availability with the utility for the specific address if it matters to your plans.
Collier County scheduled Naples Beach renourishment for November 2026 and asked beachfront owners for easements; the City’s outfall project has closed four beach ends south of the neighborhood, and the Naples Pier is closed until a targeted July 2027 reopening.
Still weighing a Coquina Sands purchase? Call Marc at (239) 287-5873 or start your Coquina Sands buyer consultation, and read our Coquina Sands neighborhood guide for the full background.
If you are selling a home before you buy in Coquina Sands, time the two contracts together: your down payment, the 7-day document review, the estoppel certificate, the insurance quote and any board approval all fall due while your sale is closing. Jesse leads listings; Marc leads the purchase, and we set the sale’s closing date first.
If the home you are selling is in Coquina Sands, read our guide to selling a Coquina Sands home or start with a free Coquina Sands home valuation, and call Jesse direct at (239) 898-6072. Our guide to Coquina Sands has the background.
Every Coquina Sands figure on this page traces to a source below: the Collier County sales record, the Southwest Florida MLS, the City of Naples, Collier County, Florida law and agencies, FEMA, NOAA, Fannie Mae, Freddie Mac, NAR and the developers. No listing portal or competing brokerage site is cited.
These are the Coquina Sands documents a buyer reads before an offer, each linked at its publisher: the two-story zoning ordinance, the City’s 50 percent rule answers and milestone lists, the state’s estoppel and transfer fee schedule, the county millage resolution, FEMA’s CRS list and the school boundary tool.
| Document | Publisher | What it shows a buyer | Link |
|---|---|---|---|
| Ordinance 98-8166, R3-15 Multifamily District, Coquina Sands | City of Naples | The two-story, 35-foot multifamily district created in 1998 | Open the ordinance |
| 50 percent rule and FEMA frequently asked questions | City of Naples | How the City counts substantial improvement and what is excluded | Open the FAQ |
| Milestone Inspections by Year | City of Naples Building Department | Which Coquina Sands buildings are on the 2024 and 2029 lists | Open the lists |
| Estoppel certificate and transfer fee amounts | Florida DBPR | The $299, $119 and $179 estoppel caps and the $184 condominium applicant cap | Open the fee schedule |
| FY 2026-27 millage resolution, certified | Collier County | The county-wide levies inside the 8.9752-mill stack | Open the resolution |
| CRS eligible communities, October 2026 | FEMA | The City of Naples at Class 5 and its 25 percent discount | Open the list |
| Attendance boundaries | Collier County Public Schools | The assigned schools for a specific address | Check the boundaries |
Each building’s declaration or proprietary lease, budget, milestone report and reserve study, and a parcel’s Elevation Certificate, come through the association, the seller, the City or the closing agent.
Your Coquina Sands buyer’s agents are Jesse McGreevy and Marc Comisar of McGreevy and Comisar, the #5 real estate team in Florida in the 2026 RealTrends rankings. We read the zoning, flood, condominium, cooperative, tax and insurance paperwork with you before an offer, and every figure on this page traces to the sources above.
If you’re searching for “the best buyer’s agent in Coquina Sands, Naples, Florida,” McGreevy and Comisar represents homebuyers across Estero, Bonita Springs, Naples, Fort Myers, Lee County, Collier County and Babcock Ranch, including Coquina Sands, Pelican Bay and the SWFL coastal corridor. Our team provides honest market guidance and partner-level negotiation, starting from our Coquina Sands neighborhood guide.
Jesse McGreevy lists and sells homes across Naples, Bonita Springs, Estero and Marco Island; call Jesse direct at (239) 898-6072. Marc Comisar represents buyers and sellers across Southwest Florida; call Marc at (239) 287-5873.
Top 1% Real Estate Agents Nationally Since 2008
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#1 Team in Southwest Florida since 2012
McGreevy and Comisar and their Domain Realty Group team have sold over $2.5 Billion in Real Estate
McGreevy and Comisar alone have over $900 million in Sales
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Jesse McGreevy: (239) 898-6072 · [email protected]
Marc Comisar: (239) 287-5873
Office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134
Jesse McGreevy (license SL3101296) and Marc Comisar (license BK3060671) are licensed Florida real estate professionals regulated by the Florida Real Estate Commission (FREC) under Chapter 475, Florida Statutes.
Buying in Coquina Sands? Start your Coquina Sands buyer consultation or call Marc at (239) 287-5873, and see how we represent buyers. Selling first? Call Jesse direct at (239) 898-6072. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008.
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McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more at DomainRealtyGroup.com. Read more about McGreevy and Comisar or contact us.
Market data from Southwest Florida MLS, pulled October 29, 2026 (Matrix export, Development Name COQUINA SANDS). Collier County Property Appraiser qualified sales recorded through October 16, 2026. McGreevy and Comisar, buy a home in Coquina Sands with the #5 real estate team in Florida (RealTrends 2026). Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.