Updated September 2026
Buying on Gordon Drive means choosing a stretch first: an Olde Naples condominium, an Aqualane Shores home, a Port Royal canal lot or a Gulf-front estate. McGreevy and Comisar walk you through the recorded sales, flood zones and taxes for each. Start your buyer consultation or call Marc at (239) 287-5873.
Updated September 2026 · By Jesse McGreevy and Marc Comisar, Domain Realty
Buying a home on Gordon Drive means choosing which of five very different stretches of one Naples street you are buying on. Gordon Drive runs from Olde Naples through Aqualane Shores and Port Royal to Gordon Pass, ZIP 34102, and Collier County’s 2026 roll carries 190 parcels with that street name, from the 1100 block’s condominiums and older homes to Gulf-front estates near 4550. This page covers the whole street. For the 53 Gulf-front estates alone, read our Gordon Drive Gulf-front guide; for the canal homes across the road, our Port Royal guide; and for the wider city, our Naples guide.
If you are choosing an agent before you choose a stretch, 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 Gordon Drive and are selling to move, start with how we sell homes on Gordon Drive and what your Gordon Drive home is worth. Weighing the neighborhoods on either side of the street? Our Aqualane Shores guide covers the north end, and our buyer guides to Aqualane Shores and Royal Harbor walk the purchase in the neighborhoods buyers compare with Gordon Drive.
Call Marc at (239) 287-5873 or Jesse McGreevy direct at (239) 898-6072. We have been Top 1% Real Estate Agents Nationally Since 2008, and on a street where the MLS recorded only three single-family closings in the last 12 months and the county deed record holds some of the biggest trades, we would rather you understand the whole record before a home reaches the market than hear about it after it closes. The consultation form at the top of this page reaches both of us.
Buying a home on Gordon Drive takes a clear choice of stretch, patience and the public record. The street has 190 parcels, 123 of them single-family homes and 25 condominiums, ten years of MLS single-family closings run from $2,500,000 to $133,177,500, and the biggest trades often never appear on the MLS at all.
Data updated: September 2026 (Southwest Florida MLS, retrieved 29 Sep 2026; Collier County Property Appraiser records, file dated 29 Aug 2026)
Everything below comes from the public record and the Southwest Florida MLS: the Collier County Property Appraiser 2026 preliminary roll and recorded sales, data files dated August 29, 2026, the Collier County Clerk’s deed index, the City of Naples code and zoning layers, FEMA’s flood map, Florida’s statutes and every MLS closing on the street in ten years. Where the record is silent, this page says so plainly rather than guessing.
Gordon Drive begins in Olde Naples, the City’s original town plat, runs south through Aqualane Shores and enters the City’s Port Royal neighborhood outline at about the 2370 block, then continues to Gordon Pass. Along the way it changes character completely. The 1100s to 1400s hold condominiums and older homes near downtown; the 1500 to 2099 stretch is Olde Naples and Aqualane Shores, including the small gated Gordon Drive Estates subdivision and the seven homes on the Gordon Drive East loop; and from 2100 to 4550 the road runs beside Port Royal, with Gulf-front estates on the west side and canal-side homes on the east.
A buyer who searches “Gordon Drive” is therefore looking at a street, not a neighborhood. A two-bedroom condominium near downtown and a Gulf-front estate near the pass share a street name, a City of Naples government and little else. The next section sorts the street into its stretches so you can tell which market you are actually shopping.
Collier County’s 2026 preliminary roll records 190 parcels whose site street is Gordon Drive in ZIP 34102. Of those, 123 are single-family homes, 25 are condominium units, 16 are vacant residential lots and 9 are miscellaneous residential parcels. The remainder are not places to live: 9 submerged or waste-land parcels, 3 rights-of-way, one municipal parcel, one parking lot, one multi-family building of under 10 units and two club parcels.
Those counts matter because street-name searches and portal filters blur them together. A buyer looking for a house has 123 to choose from, and a buyer looking for a lot has 16. A buyer who wants a condominium has 25 units in two condominiums near the north end.
This page is about buying, not about the Gulf-front estates’ plats, coastal permits or beach, which our Gordon Drive Gulf-front guide covers in depth, and it does not repeat the Port Royal plat rules, boat-dock code or club membership terms that our Port Royal guide sets out. It links to both wherever a purchase turns on them.
It also makes no claim about our own transaction history on Gordon Drive. We have no purchase on this street on file that we can document, so this page tells no client story from it, and every figure below about the street is the public record’s, from the sources cited.
A median built from all of Gordon Drive would mix a $365,000 condominium with a $225 million three-parcel assemblage. This page never does that. It reports single-family homes and condominiums separately, states every time window it uses, lists individual sales where a window holds fewer than ten, and separates the MLS record from the county deed record wherever the two disagree.
McGreevy and Comisar represent buyers on Gordon Drive from the public record outward: Collier County’s roll and recorded deeds, the Clerk’s deed index, the City of Naples zoning and flood rules, FEMA’s flood map and Florida’s statutes. We have been Top 1% Real Estate Agents Nationally Since 2008 and the #1 Team in Southwest Florida since 2012.
That combination matters most on a street where the price of the biggest homes is set on the recorded deed as much as in the MLS. The buyer who already knows which stretch a home sits on, what the Clerk recorded on its neighbors, what the county values it at and what the flood map says is the buyer who can write a clean offer in days rather than weeks.
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. McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about our team at DomainRealtyGroup.com.
McGreevy and Comisar is a top-reviewed Southwest Florida buyer’s agent team, and the quotes below are genuine verified Google reviews from real clients, rendered in each client’s own words. We publish no aggregate score and no star average. You can read every review yourself on our Google Business Profile.
★★★★★ “We have purchased many properties over the years and Jesse is without a doubt the most knowledgeable, personable and efficient real estate broker we have ever worked with!” Verified Google review
★★★★★ “He knew the area and therefore knew exactly where to take us to find the exact kind of neighborhood we were looking for and he was right on the money.” Verified Google review
★★★★★ “Working with Jesse and his team was truly an amazing experience. From the very beginning, they were professional, attentive, and incredibly knowledgeable. They guided us through every step of the process with patience and clarity, always making sure we felt comfortable and informed with every decision.” Verified Google review
★★★★★ “Marc was great! He helped us find a place that matched our needs, without trying to upsell us into something too big. And he’s helped us settle into the area. 100% recommendation!” Verified Google review
★★★★★ “No one knows real estate, especially Florida real estate like Marc and Jesse. Smart and savvy. They also have a great team that is knowledgeable and professional.” Verified Google review
★★★★★ “Marc is one of the most down to earth realtors that really listens to your needs and is exceptional at finding the right house.” Verified Google review
★★★★★ “We love working with Marc and Jesse at Domain. The entire team is professional and top notch. They go above and beyond for their clients. Highly recommend” Verified Google review
★★★★★ “Jesse and his team were the most professional and communicative people throughout the entire process! Always available and helpful! Highly recommended!” Verified Google review
★★★★★ “Marc and Jess were so helpful!! Fantastic experience start to finish they were truly knowledgeable and went above and beyond through the entire process.” Verified Google review
A buyer on Gordon Drive faces a decision the street forces on nobody else in Naples: which of five stretches, with which lot type, under which zoning district, in which flood zone and with which kind of ownership. An agent who has not read the county roll, the deed record and the flood layer for the stretch you are considering cannot tell you what you are buying.
What we owe you is specific: the stretch and the lot type of every home you tour; the county’s value for it and how it compares with the street’s median; the recorded and MLS prices of the nearest true comparables, with the county’s qualification code where it matters; the flood zone and the base flood elevation against the house’s floor; an honest estimate of your first tax bill after the Save Our Homes reset; the insurance questions the lot raises; and the written buyer agreement that Florida practice now requires before a tour, explained before you sign it.
Gordon Drive is 190 parcels in five stretches, with condominiums near downtown, Olde Naples and Aqualane Shores homes in the middle, and Port Royal’s Gulf-front estates and canal homes to the south. The MLS recorded three single-family closings in 12 months, while the county and Clerk records hold trades the MLS never saw.
Data updated: September 2026 (Southwest Florida MLS, retrieved 29 Sep 2026; Collier County Property Appraiser records, file dated 29 Aug 2026; Collier County Clerk deed index)
This page runs long on purpose, in the order a purchase on Gordon Drive actually happens, from the stretch you choose to the closing table. Use the list below to jump to the section you need, or read it end to end before a home comes to market.
Your home on Gordon Drive sits on one of five stretches: the 1100s to 1400s near downtown, the 1500 to 2099 blocks of Olde Naples and Aqualane Shores, the Gordon Drive East loop, the 2100 to 4550 stretch beside Port Royal with Gulf-front estates and canal homes, and the Gordon Pass end.
Data updated: September 2026 (Collier County Property Appraiser records, file dated 29 Aug 2026; Southwest Florida MLS, retrieved 29 Sep 2026)
The table below sorts the county’s 190 Gordon Drive parcels by house-number band, our grouping, and sets each stretch’s county roll figures beside its MLS record. Roll figures are county just value on the 2026 preliminary roll, not sale prices, and MLS figures are single-family closings in the ten years to September 29, 2026, grouped by the same house-number bands (our arithmetic). Stretches with fewer than 10 closings show the count and the range, not a median.
Stretch | What it is | Parcels on the 2026 roll | Houses and median county just value | MLS single-family closings, ten years |
|---|---|---|---|---|
1100s to 1400s | Olde Naples: Pierre Club and Kasota South condominiums, older homes | 37: 25 condominium, 11 single-family, 1 multi-family under 10 units | 11 homes, $4,310,709 | 1 closing (n under 10); condominiums separately: 19 closings, median $729,000 |
1500 to 2099 | Olde Naples and Aqualane Shores, including the Gordon Drive Estates plat | 29: 25 single-family, 3 vacant, 1 club | 25 homes, $8,487,279 | 26 closings, median $6,175,000; 9 in the last 60 months (n under 10), $5,300,000 to $29,990,000 |
Gordon Drive East | The Aqualane Shores loop off the main road | 7 single-family | 7 homes, $9,540,507 | 2 closings, $4,350,000 and $8,725,000 |
2100 to 4550 | Aqualane Shores Gulf stretch to 2340, then Port Royal: Gulf-front estates west, canal homes east | 117: 80 single-family, 13 vacant, 9 miscellaneous residential, 15 other | 80 homes, $18,068,810 | 39 closings, median $14,950,000; 12 in the last 60 months, median $31,525,000 |
Gordon Pass end | The south end of the road at the pass, beside the southernmost Gulf lots | Counted inside 2100 to 4550 | Counted inside 2100 to 4550 | Counted inside 2100 to 4550 |
Sources: the county’s ParcelJoin layer (2026 preliminary roll, data files dated August 29, 2026) and the Southwest Florida MLS. The 2100 to 4550 band includes the three-parcel April 2025 assemblage, which the MLS files as three records; counted as one purchase, the band holds 37 closings over ten years, median $13,075,000, and 10 in the last 60 months, median $21,525,000, by our arithmetic.
The north end is Olde Naples, and it is the only stretch with condominiums. The county roll shows 25 condominium units, 11 single-family homes and one multi-family building of fewer than 10 units in the 1100 to 1400 blocks. The condominiums are the Pierre Club and Kasota South, and in ten years the MLS recorded 19 of their closings at a median of $729,000, against one single-family closing in the same blocks.
For a buyer this is the entry point to a Gordon Drive address, and it is a different purchase from any house on the street: a condominium under Florida’s chapter 718, not a lot. The condominium section below walks that purchase. For the neighborhood around it, our Olde Naples guide covers the district and Third Street South.
The middle of the street is a mix of Olde Naples houses, Aqualane Shores houses and the small Gordon Drive Estates subdivision, which the state’s corporate register lists as a not-for-profit association, Gordon Drive Estates, Inc., at the Aqualane Shores and Olde Naples end of the road, well north of Port Royal. The roll counts 25 single-family homes, 3 vacant lots and one club parcel here, with a median just value of $8,487,279.
In ten years the MLS recorded 26 closings in these blocks, ranging from $2,500,000 to $29,990,000, and nine closings in the last 60 months, from $5,300,000 to $29,990,000. Gordon Drive Estates alone accounts for six closings at a median of $5,237,500, one closing is filed as Gulf Heights, and the “Olde Naples” and “Aqualane Shores” MLS labels split the rest. The label is an MLS filing choice, not a boundary; our Aqualane Shores guide explains where the City draws the neighborhood.
Seven single-family homes sit on Gordon Drive East, an Aqualane Shores loop that the county roll counts under the same street name. Their median just value is $9,540,507. The MLS recorded two closings on the loop in ten years, $4,350,000 in November 2017 and $8,725,000 in March 2020, and two of the seven houses were on the market on September 29, 2026, at $18,995,000 and $17,995,000.
The loop matters to a buyer because a portal search for “Gordon Drive” returns it alongside the main road while its houses trade in a different range from the Gulf-front estates to the south. Treat it as its own small market of seven addresses.
South of 2100 the street runs beside Port Royal. The roll counts 80 single-family homes here, with a median just value of $18,068,810, plus 13 vacant lots. On the west side are the Gulf-front estates: north of about 2370, the City maps them as Aqualane Shores, and from 2370 to 4550 they sit inside the City’s Port Royal outline on older plats. On the east side are Port Royal’s canal-side homes. The Gordon Drive Gulf-front guide covers the 53 Gulf-front parcels; the Port Royal guide covers the canal homes.
The MLS recorded 39 closings here in ten years, median $14,950,000, and 12 in the last 60 months at a median of $31,525,000. Those figures include the April 2025 assemblage of three adjoining Gulf-side parcels at 2170, 2200 and 2340 Gordon Drive, which the MLS files under Port Royal but which the City places north of Port Royal, in Aqualane Shores. Counted as one purchase, the stretch holds 10 purchases in the last 60 months at a median of $21,525,000, by our arithmetic.
The road ends at Gordon Pass. The southernmost Gulf-front lots in the Gulf-front guide are 4540 and 4550 Gordon Drive on Beach Estates No. 2, where the Gulf lots of Port Royal’s own Cutlass Cove section begin to interleave, and Gordon Pointe sits at the pass tip, covered in our Port Royal guide. In the City’s Port Royal outline, 5 houses front Gordon Pass itself.
The pass is under a federal maintenance-dredging contract awarded in September 2025, per the Army Corps of Engineers, and the only surveyed hurricane high-water mark inside Port Royal, from Irma in 2017, was taken at the end of the road at the pass.
Two traps catch buyers who search by label. First, the MLS “development” field is a filing convenience: the 2170, 2200 and 2340 Gordon Drive assemblage is filed under Port Royal but sits in the City’s Aqualane Shores outline, so a buyer comparing “Port Royal” sales sees it in the wrong neighborhood. Second, “Gordon Drive Estates” is a small subdivision near 2010 to 2070 Gordon Drive at the north end, not the Gulf-front estates in Port Royal, and the two are different places.
The practical rule is to identify a home by its address and its plat, not by its MLS label, and to compare it only with homes on the same stretch and lot type. We do that for every home we show you.
House number sorts the street. Numbers in the 1100s to 1400s are Olde Naples; 1500 to 2099 are Olde Naples and Aqualane Shores, except the loop addressed “Gordon Drive East”; 2100 and up run beside Port Royal, with Gulf-front estates on the west side and canal homes on the east. Within the Gulf-front estates, our Gordon Drive guide’s plat table places each address on its recorded plat.
If you are unsure, send us the address. We will tell you the stretch, the plat, the zoning district the City maps for it and the flood zone FEMA shows at the parcel, before you tour.
We track the Gordon Drive market from three records, because no single one is complete: the Southwest Florida MLS for listings and closings, Collier County’s roll and recorded sales for values and qualification codes, and the Collier County Clerk’s deed index for the trades the MLS never saw. Each answers a different buyer question.
Data updated: September 2026 (Southwest Florida MLS, retrieved 29 Sep 2026; Collier County Property Appraiser records, file dated 29 Aug 2026; Collier County Clerk deed index, searched 29 Sep 2026)
The Southwest Florida MLS gives what a buyer wants first: what is for sale today, what a home listed for, how long it took to sell and what it closed at. For this page we tracked every residential closing on Gordon Drive in ZIP 34102 for ten years to September 29, 2026, 87 closings in all, 68 of them single-family and 19 condominium, plus the 9 listings active or pending that day. Every closing is filed once except the April 2025 assemblage, which the MLS files as three records.
The MLS has two limits on this street. It records only trades that were listed or added afterward, and it labels each home with a development name that is not a boundary. A few sales here entered the MLS after they closed, as off-market sales recorded afterwards, so they have a price but no market time.
Collier County’s roll gives the county’s value for every parcel, the tax, the year built, the lot size and every recorded transfer, each with a qualification code. A sale coded qualified is an arm’s-length market sale; one coded unqualified may be a multi-parcel deed, a related-party transfer or a sale with atypical exposure, per the Florida Department of Revenue’s sale qualification codes. The county file we use is dated August 29, 2026, so deeds recorded after that date are not in it.
Two rules keep this page honest. County just value is never a sale price, and the county’s base-area square footage is never set beside the MLS’s living-area square footage, because they measure different things.
The Collier County Clerk’s Official Records hold every recorded deed, and Florida’s documentary stamp tax on each deed, 70 cents per $100 of consideration under s. 201.02, Florida Statutes, lets a price be computed from the stamps. On Gordon Drive’s Gulf front several of the largest recent trades appear at the Clerk and nowhere on the MLS. The Clerk section below sets them out.
A street with three single-family closings in a year cannot support a 12-month median, so we widen the window in steps, to 24, 36, 60 and 120 months, and use the first window that holds 10 or more sales as the headline. Every window we use is named where we use it, and where a window holds fewer than 10 sales we list them or show only the count and range.
The Gordon Drive market is thin and expensive at the top. The MLS recorded three single-family closings in the last 12 months, from $19,000,000 to $36,500,000, and a 36-month median of $19,250,000 on 12 closings. Condominiums near downtown trade separately, with one closing at $875,000 in 12 months and 19 in ten years.
Data updated: September 2026 (Southwest Florida MLS, retrieved 29 Sep 2026; Collier County Property Appraiser records, file dated 29 Aug 2026)
Single-family closings, Gordon Drive, ZIP 34102 (MLS) | Closings | Median sale price | Range | Median sale-to-list | Median days on market |
|---|---|---|---|---|---|
Last 12 months (from Sep 29, 2025), read the list | 3 (under 10) | $20,925,000 | $19,000,000 to $36,500,000 | 91.3% | 156 |
Last 24 months (from Sep 29, 2024), read the list | 9 (under 10) | $20,925,000 | $5,300,000 to $133,177,500 | 85.5% | 562 |
Last 36 months (from Sep 29, 2023), headline | 12 | $19,250,000 | $5,300,000 to $133,177,500 | 88.8% | 562 |
Last 60 months (from Sep 29, 2021) | 21 | $19,500,000 | $5,300,000 to $133,177,500 | 91.3% | 156 |
Last 120 months (from Sep 29, 2016) | 68 | $10,225,000 | $2,500,000 to $133,177,500 | 94.6% | 204 |
The 24, 36 and 60 month windows count the April 2025 assemblage as three records. Counted as one purchase at $225,000,000 combined, the 36-month window holds 10 purchases with a median of $18,750,000, by our arithmetic.
With three closings, a median means little, so here they are, without street numbers:
The median sale-to-list ratio of the three is 91.3 percent, and the median time on the market 156 days, but three sales are a list, not a market. The longest listing, 988 days, is a reminder that a buyer on this street can often negotiate against a seller who has waited years.
Six more closings from September 2024 to September 2025 round out the 24-month window:
The 24-month median of $20,925,000 is the same as the 12-month figure, and the sale-to-list median falls to 85.5 percent, pulled down by the assemblage, which sold at $225,000,000 against $295,000,000 of combined list prices.
Thirty-six months is the first window that holds 10 or more single-family closings, so it is our headline: 12 closings, a median of $19,250,000, a range of $5,300,000 to $133,177,500 and a total of $382,975,000. The median sale-to-list ratio is 88.8 percent and the median $2,723 per square foot of MLS living area. Three more closings, all from February to April 2024, complete the window: a 2,733-square-foot Port Royal property with no bedrooms recorded at $9,850,000; a 7,385-square-foot Aqualane Shores home at $19,500,000; and a 7,768-square-foot Port Royal home at $12,400,000 that was recorded in the MLS after the sale, an off-market trade with no market time.
Counted as ten purchases, with the assemblage as one, the median is $18,750,000. Either way the headline is about $19 million, but the range says more than the median: a buyer at this level is choosing among homes that ran from $5.3 million to $36.5 million in the last 24 months, apart from the assemblage.
Over 60 months the MLS recorded 21 single-family closings, a median of $19,500,000, a total of $597,062,500 and a median sale-to-list ratio of 91.3 percent, with median market time of 156 days and $2,810 per square foot of living area. This window reaches back into late 2021, when the street sold in volume, and forward to July 2026.
Over 120 months the MLS recorded 68 single-family closings at a median of $10,225,000, a range of $2,500,000 to $133,177,500 and a total of $1,174,687,500. The median sale-to-list ratio was 94.6 percent, the median market time 204 days and the median $2,334 per square foot of living area. The ten-year median is about half the 36-month median: the yearly medians for 2017 to 2020 run from $5,750,000 to $8,300,000, and the recent windows sit far above them.
Year | Single-family closings | Median sale price |
|---|---|---|
2017 | 6 | $5,750,000 |
2018 | 8 | $7,475,000 |
2019 | 5 | $8,300,000 |
2020 | 12 | $6,550,000 |
2021 | 20 | $10,400,000 |
2022 | 4 | $22,995,000 |
2023 | 1 | $20,747,500 |
2024 | 3 | $12,400,000 |
2025 | 7 | $19,000,000 |
2026, through September 29 | 2 | $28,712,500 |
Southwest Florida MLS, single-family closings on Gordon Drive in ZIP 34102, sold-date year. The 2025 row counts the assemblage as three records. The 2021 spike, 20 closings, is the peak of the ten years; 2023 and 2024 together hold four.
The Pierre Club and Kasota South condominiums trade in a different market, so we report them apart. In ten years the MLS recorded 19 closings, a median of $729,000, a range of $365,000 to $1,200,000, a median sale-to-list ratio of 92.1 percent, median market time of 112 days and a median of $545 per square foot of living area. Over 60 months there were four closings, median $917,500; over 36 months, three, median $910,000; over 24 months, two, median $900,000.
The single closing in the last 12 months was a Pierre Club two-bedroom of 1,200 square feet in April 2026, listed at $950,000 and sold at $875,000 after 153 days, a 92.1 percent ratio. The 24-month window adds a September 2025 closing of a 1,125-square-foot two-bedroom at $925,000 on a $999,000 list, and the 36-month window adds a July 2024 closing at $910,000. With under 10 closings in every window shorter than ten years, the list matters more than the median.
Across the ten years, single-family homes on Gordon Drive closed at a median of 94.6 percent of the final list price, and in the last 36 months at 88.8 percent. Asking prices on this street are an opening position. In the 36-month window, the widest gaps were on the assemblage, listed for 781 days, while two homes that sold within about four months also closed about 15 to 16 percent under list, so the days-on-market column and the price history both matter.
The median home took 204 days to sell over ten years and 156 over the last 12 months, but the spread is wide: a Gulf-side assemblage took 781 days, a Port Royal home in November 2022 closed at list on day zero and an Olde Naples home sold in November 2025 after 988 days. Seven of the nine listings on September 29, 2026 had been on the market for 126 to 560 days, which is negotiating context for a buyer.
No window here holds enough closings to define a price for a particular house. The record tells you the range in which the street has traded, the stretch each closing sat on and how far from list it closed, and it tells you which trades the MLS missed. It cannot tell you what a specific home will bring, because Gordon Drive’s homes differ more in lot, frontage, zoning and flood exposure than they do in bedroom count. That is why we price every home from the nearest true comparables on its own stretch, not from the street median.
With three single-family closings in 12 months and nine listings on September 29, 2026, the buyers who succeed on Gordon Drive are the ones who know the record before a home lists. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, and we price every Gordon Drive home from its stretch, its lot, its flood zone and the deed record before we price the house. Buying? Call Marc at (239) 287-5873, or read how we represent buyers in Naples. Selling first? Request a valuation of your Gordon Drive home, or call Jesse direct at (239) 898-6072.
On September 29, 2026 nine homes on Gordon Drive were active or pending in the MLS: seven houses listed from $6,900,000 to $26,990,000 and two Pierre Club condominiums at $899,000 and $966,000. Six were active, one was pending with contingencies and two were pending. The houses had been listed for 1 to 560 days.
Data updated: September 2026 (Southwest Florida MLS, retrieved 29 Sep 2026)
The table describes each listing by stretch, size, list price and days on market, without street numbers, because a listing changes daily and the point is the market, not the address. List price per square foot is our arithmetic on the MLS living area, and it is not comparable with the county’s base-area figures.
Status | Stretch and MLS label | Bedrooms and baths (MLS) | Living area | List price | List price per sq ft | Days on market |
|---|---|---|---|---|---|---|
Active | 2100 to 4550, east side, filed as Port Royal | 6 or more beds, 6 baths and 1 half | 7,873 sq ft | $26,990,000 | $3,428 | 126 |
Active | Gordon Drive East loop, Aqualane Shores | 5 beds plus den, 5 baths and 2 half | 7,208 sq ft | $18,995,000 | $2,635 | 560 |
Active | Gordon Drive East loop, Aqualane Shores | 5 beds plus den, 6 baths and 2 half | 6,704 sq ft | $17,995,000 | $2,684 | 361 |
Pending | 1500 to 2099, Aqualane Shores | 6 or more beds, 6 baths and 2 half | 7,349 sq ft | $17,950,000 | $2,442 | 229 |
Pending | 2100 to 4550, filed as Fairlington | 5 beds, 3 baths | 3,892 sq ft | $14,900,000 | $3,828 | 18 |
Active | 1500 to 2099, Aqualane Shores | 4 beds plus den, 4 baths and 2 half | 6,131 sq ft | $8,550,000 | $1,395 | 1 |
Active | 1500 to 2099, filed as Olde Naples | 3 beds plus den, 3 baths and 1 half | 3,033 sq ft | $6,900,000 | $2,275 | 229 |
Active | Pierre Club condominium | 2 beds, 2 baths | 1,125 sq ft | $899,000 | $799 | 223 |
Pending with contingencies | Pierre Club condominium | 2 beds, 2 baths | 1,125 sq ft | $966,000 | $859 | 171 |
Two features stand out. First, none of the nine is on the 53 Gulf-front parcels that our Gulf-front guide covers, which records no active or pending MLS listing there on September 29, 2026, so a buyer who wants a Gulf-front estate has nothing listed on the MLS today. Second, the houses are spread across three stretches, from a 3,033-square-foot home at $6,900,000 to a 7,873-square-foot home at $26,990,000.
Four of the seven houses are listed above $17,000,000, and the median list price of the seven is $17,950,000. That is close to the 36-month closing median of $19,250,000, but with seven listings it is a list, not a market rate.
Seven of the nine had been on the market for more than 120 days, and two of the seven houses for 361 and 560 days. On a street where the median closing took 156 days over the last 12 months, a listing at 560 days has not yet found the price at which a buyer will close. That does not mean it will sell for a discount; it means the seller has had time to learn what buyers will pay, and it is a question to ask before you bid.
A listing on its first day is the opposite case. The 1500 to 2099 house at $8,550,000 was one day old on September 29, 2026, and it carries the lowest list price per square foot of the seven. Buyers who are prepared, with financing settled and the file read, can move on a fresh listing before it has time to attract a crowd, which is the reason we ask buyers to talk to us before a home lists.
Listings change every day. Our team site at DomainRealtyGroup.com carries the live listings search for Naples and Gordon Drive. To be told the day a new home lists, set up a saved search with alerts, described in the section on how we find you a home.
The MLS misses the biggest Gordon Drive trades because many are off-market, multi-parcel or entity deeds. The Collier County Clerk recorded three Gulf-front deeds in 2026 totalling $127.95 million, none an MLS closing, plus a $47.5 million vacant-lot deed in April 2023, so the recorded deed is the only complete price.
Data updated: September 2026 (Collier County Clerk deed index, searched 29 Sep 2026; Southwest Florida MLS, retrieved 29 Sep 2026; Collier County Property Appraiser records, file dated 29 Aug 2026)
These four Gulf-front deeds are the ones our Gulf-front guide publishes from the Clerk’s records. Each price is computed from the documentary stamp tax on the recorded deed, and each is a deed, not an MLS closing.
Recorded | Address | Price (from documentary stamps) | Vacant or improved | Note |
|---|---|---|---|---|
April 2023 | 2490 Gordon Drive | $47,500,000 | Vacant | Not an MLS closing |
February 2026 | 3600 Gordon Drive | $19,500,000 | Vacant | State code 01, qualified; the same parcel recorded $16,000,000 in November 2022 |
April 2026 | 3430 Gordon Drive | $50,950,000 | Improved | State code 37, not a qualified market sale |
June 2026 | 2790 Gordon Drive | $57,500,000 | Vacant | Qualification not final on the records we hold |
Sources: Collier County Clerk deeds, 3600 Gordon Drive, recorded February 18, 2026, 3430 Gordon Drive, recorded April 14, 2026 and 2790 Gordon Drive, recorded June 16, 2026; qualification codes from Florida’s copy of the 2026 preliminary Collier roll. The three 2026 deeds total $127.95 million.
Florida’s Department of Revenue grades each recorded sale with a code. Code 01 is a qualified arm’s-length sale, and a buyer may use it as a comparable. Code 37 means the property’s market exposure or the parties’ motivation was atypical, so the price is a recorded consideration and not a market comp. Code 99 means the review was still pending when the roll was drawn. The codes are published in the Department’s transfer code list.
The practical point for a buyer is that a recorded price is not automatically a comparable. A $50,950,000 deed coded 37 is a real transfer and a real number, and it tells you what a house changed hands for, not what a market would pay. We use it as context and we say so.
The county’s own sales extract, dated August 29, 2026, counts four sales of single-family homes and vacant lots in the 12 months to that date, so we can list them without street numbers: a $57,500,000 vacant parcel in June 2026, a $20,925,000 improved sale in April 2026, a $19,500,000 vacant parcel in February 2026 and a $19,000,000 improved sale in November 2025. Their median is $20,212,500, on a total of $116,925,000. The June 2026 vacant sale’s qualification is not settled across the records we hold, so we do not treat it as a comparable; qualification can change until the roll is final.
Widening the window, the county’s qualified single-family and vacant-lot sales number 7 in 24 months (median $19,000,000), 8 in 36 months (median $19,250,000) and 17 in 60 months (median $19,500,000, total $381,362,500). Those medians sit close to the MLS medians, which is reassuring, but the county count is a floor: many large Gulf-front trades are coded unqualified because they are multi-parcel, entity or related-party deeds.
The county file lists 20 recorded transfers of $1,000,000 or more that were not marked qualified in the 60 months to August 29, 2026. Among them are the July 2026 transfer of $36,500,000 on the east side, which is also the MLS’s largest 2026 closing, and a June 10, 2026 transfer of $86,000,000 on a single-family parcel in the 2100 to 4550 stretch, which does not appear among the 87 MLS closings. A Cutlass Cove Gulf lot was recorded at $25,000,000 in April 2026, also unqualified.
We report these because they are on the public record, and we label them as the record labels them: recorded, coded not qualified. A buyer should read them as evidence of activity and of the top of the range, not as comparables, until the reason for the coding is known.
In April 2025 three adjoining Gulf-side parcels at 2170, 2200 and 2340 Gordon Drive changed hands together, recorded by the MLS as three closings totalling $225,000,000. The county file records the three deeds as unqualified. The parcels sit north of Port Royal, in the City’s Aqualane Shores outline, even though the MLS files them under Port Royal, and our news post from April 2025 covered the transaction as it was reported at the time.
For counting purposes it is one purchase, one buyer assembling three parcels, and this page counts it that way wherever the count matters.
Three MLS closings on the street were added to the MLS after they closed as off-market sales, with a price but no market time: a Port Royal home at $40,000,000 in September 2021, an Aqualane Shores home at $16,000,000 in November 2022 and a Port Royal home at $12,400,000 in February 2024. They confirm that private trades on Gordon Drive are normal, not exceptional.
A buyer should use the MLS to see what was listed and how long it took, the county to see what the state calls a qualified sale and the Clerk to see what actually changed hands. We put all three beside each other for every home we show you, and we do not let any single record set a price alone. Where the records disagree, as with the 2020 Gulf-front sale that the Clerk recorded at $15,050,000 and the MLS at $15,500,000, we show each source’s number and say which is which.
Collier County’s 2026 preliminary roll puts the median Gordon Drive single-family home at a just value of $13,050,579, ranging from $2,506,997 to $113,011,794, with a median 2026 tax of $95,539. Just value is the county’s number for taxes, not a price, and it rises from the north end toward Port Royal.
Data updated: September 2026 (Collier County Property Appraiser records, 2026 preliminary roll, file dated 29 Aug 2026)
The 123 single-family homes on Gordon Drive carry a combined just value of $2,401,520,335. The median home is on a lot of 0.53 acre, with lots ranging from 0.19 to 9.38 acres, has 3,744 square feet of county base area and was built in 2012. The oldest building on a Gordon Drive house parcel dates to 1920 and the newest to 2025, and 57 of 122 houses with a recorded year were built in 2015 or later.
Those figures describe a street that is being rebuilt. Nearly half its houses were built in 2015 or later, and the median year built is 2012, which is what a street where old houses are regularly replaced produces. The lot-and-rebuild section below returns to that.
Stretch | Single-family homes | Median county just value |
|---|---|---|
1100s to 1400s | 11 | $4,310,709 |
1500 to 2099 | 25 | $8,487,279 |
Gordon Drive East | 7 | $9,540,507 |
2100 to 4550 | 80 | $18,068,810 |
All of Gordon Drive | 123 | $13,050,579 |
Collier County Property Appraiser, 2026 preliminary roll, county just value, single-family homes only. Just value is not a sale price, and the stretches are our house-number grouping.
The Gulf-front guide reads the 34 Gulf-front houses separately. The typical one sits on about 0.99 acre, was built in 2001 and carries a 2026 just value of about $29.3 million. Land is about 73 percent of the aggregate roll value of those 34 houses and about 81 percent on the median house, which is why they are so often bought and rebuilt.
The median 2026 preliminary tax on a Gordon Drive single-family home is $95,539, with a range from $5,037 to $1,017,965. Homestead exemption appears on 55 of the 123 single-family parcels, so the roll is a mix of homesteaded and non-homesteaded houses. The tax section below explains why a buyer’s bill is not the seller’s.
The county’s just value follows a different calendar and method from a sale price, and on Gordon Drive the two can differ widely, in either direction. Land values move with recorded deeds, and a house that sold last spring may still carry a value set the year before. We use the roll for what it does well, lot size, year built, tax, exemption and classification, and we use recorded deeds and MLS closings for price.
The county’s base area is a measure of the building for tax purposes, and the MLS’s living area is the listing agent’s measure. The 3,744-square-foot median county base area of Gordon Drive houses cannot be compared with the 3,518 to 9,074 square feet of MLS living area on the houses that sold in the last 24 months. We keep the two separate for that reason.
On Gordon Drive, $5 million buys a condominium, or nothing single-family in recent years, since no house closed under $5 million in the last 60 months. About $15 million buys a 6,000-square-foot Olde Naples, Aqualane Shores or Port Royal home, and $40 million and up buys Gulf-front land or an estate.
Data updated: September 2026 (Southwest Florida MLS, retrieved 29 Sep 2026; Collier County Clerk deed index, searched 29 Sep 2026)
Sale price band | Closings, ten years | Of which, last 60 months | Median MLS living area, ten years |
|---|---|---|---|
Under $5,000,000 | 14 | 0 | 3,487 sq ft |
$5,000,000 to $9,999,999 | 20 | 3 | 3,588.5 sq ft |
$10,000,000 to $19,999,999 | 17 | 8 | 6,394 sq ft |
$20,000,000 to $39,999,999 | 10 | 6 | 7,568 sq ft |
$40,000,000 and above | 7 | 4 | 8,846 sq ft |
All single-family closings | 68 | 21 | not shown |
Southwest Florida MLS, single-family closings on Gordon Drive in ZIP 34102, September 29, 2016 to September 29, 2026, grouped by our price bands; the assemblage counts as three records. The living-area medians are ours, from the MLS living area of each closing.
In the last 60 months, no single-family home on Gordon Drive closed under $5,000,000, and three closed between $5,000,000 and $10,000,000: a 3,123-square-foot Port Royal home at $7,800,000 in December 2021, a 2,733-square-foot Port Royal property at $9,850,000 in March 2024 and a 4,332-square-foot Gordon Drive Estates home of 3 bedrooms plus den at $5,300,000 in May 2025. The 14 closings under $5,000,000 in ten years were all from 2017 to 2021, most on the 1500 to 2099 stretch.
At $5 million today, the choices are a condominium near downtown, where 19 closings in ten years ran from $365,000 to $1,200,000, or a stretch of waiting. The lowest-priced house listed on September 29, 2026 was $6,900,000, a 3,033-square-foot home on the 1500 to 2099 stretch.
Eight single-family homes closed between $10,000,000 and $19,999,999 in the last 60 months, from $11,000,000 to $19,500,000. Five were on the 1500 to 2099 stretch, in Olde Naples and Aqualane Shores, at $16,000,000 to $19,500,000, and three were beside Port Royal, at $11,000,000 to $16,000,000, including a property with a 2,500-square-foot house that closed at list on day zero in November 2022.
The ten-year median living area in this band is 6,394 square feet. A buyer at $15 million should expect a house of about 6,000 to 8,000 square feet in Aqualane Shores or Olde Naples, or a canal-side house in Port Royal, and should treat Gulf frontage as a separate question that the deed record answers.
At $40 million and above, the MLS recorded seven closings in ten years and four in the last 60 months, but three of the four are the April 2025 assemblage, so the last 60 months hold two purchases: the assemblage and an 8,081-square-foot Port Royal home at $49,500,000 in December 2021. The Clerk’s record adds three Gulf-front deeds at $47.5 million to $57.5 million, two of them vacant lots.
That is the honest answer: at $40 million and above, Gordon Drive sells land and assembled parcels as much as houses. A buyer at this level is buying frontage, zoning and the right to rebuild, and the deed record is more complete than the MLS.
The median MLS price per square foot of living area was $2,334 over ten years and $2,806 over the last 12 months, but on this street land is most of the value, so square footage explains less than lot, frontage and location. The lot section below shows how.
Before buying on Gordon Drive, learn what the lot allows: land is about 81 percent of the median Gulf-front house’s roll value, older houses are regularly replaced, and zoning changes by stretch, from R1-E and R1-15 on the Gulf front to R1-15A on Port Royal plats and mostly R1-10 in Aqualane Shores.
Data updated: September 2026 (City of Naples Code and zoning layer, queried 29 Sep 2026; Collier County Property Appraiser records, file dated 29 Aug 2026; Southwest Florida MLS, retrieved 29 Sep 2026)
On the 2026 roll, land is about 73 percent of the aggregate value of the 34 Gulf-front houses and about 81 percent on the median one. Elsewhere on the street the split is less extreme, but the pattern holds wherever old houses sit on large lots. The price of the lot, not the size of the house, sets the price of a Gordon Drive home.
That is why a buyer should ask three questions of any house: what the lot would sell for vacant, what the existing house adds and what the zoning and coastal rules would allow if it were rebuilt.
The teardown pattern is on the public record. The June 2018 sale of 2500 Gordon Drive at $48.8 million was followed by a demolition within months, as the Naples Daily News reported, and the January 2019 sale of 2440 Gordon Drive at $22.5 million was followed by a demolition that March, per the Naples Daily News.
The same pattern appears at a smaller scale. One Aqualane Shores parcel sold in April 2021 at $6,500,000 with a 1,475-square-foot house of 2 bedrooms plus den, and sold again in April 2026 at $20,925,000 with a new house of 8,984 square feet and 6 or more bedrooms. The county records the 2026 sale as an improved parcel. The gap between the two recorded prices is $14,425,000; it is one parcel, not a rule.
Vacant lots trade here at prices that look like houses. Three vacant Gulf-front deeds recorded $47,500,000 in April 2023, $19,500,000 in February 2026 and $57,500,000 in June 2026. On the roll’s land area, the Gulf-front guide computes about $34.9 million per acre for the first, $29.1 million for the second and $53.7 million for the third, and about $338,000 per Gulf front foot for the third, whose deed describes about 170 feet on the mean high water line.
Those are single lots, not a market rate, and per-acre figures on the Gulf are distorted by how deep a lot’s sand runs. The county roll counts 16 vacant residential lots on the whole street, 13 of them in the 2100 to 4550 stretch, so lots are scarce.
The City of Naples zones Gordon Drive in several districts, and the district sets the lot size, height, yards and building area. The Gulf-front guide’s table sets them side by side. In summary: R1-E, the City’s “beach estate district” with a 67,500-square-foot minimum lot, covers 11 Gulf-front lots; R1-15, with a 15,000-square-foot minimum lot, covers 40; Port Royal’s own R1-15A district covers the canal-side plats and the Cutlass Cove Gulf lots; and Aqualane Shores is mostly R1-10, with a 10,000-square-foot minimum lot and a 30-foot height limit.
We have not tabulated the zoning of the 1100 to 1500 blocks or of the Gordon Drive Estates plat. For any home in those blocks we read the City’s zoning layer parcel by parcel before you bid, because a buyer of a house near downtown should not assume a district.
On the Gulf front, R1-E and R1-15 share one building-area table: 48 percent of the first 5,000 square feet of lot, 35 percent of the next 5,000, 24 percent of the next 10,000, 20 percent of the next 30,000, 15 percent of the next 50,000 and 10 percent thereafter. On a Beach Estates lot of 27,000 square feet the maximum is 7,950 square feet of building area, and on an R1-E lot at its 67,500-square-foot minimum it is 15,175, per the City’s code, computed in the Gulf-front guide. Port Royal’s R1-15A drops to 2 percent beyond 100,000 square feet, where R1-E and R1-15 keep 10, so the multi-acre Gulf lots can carry much larger buildings than a Port Royal plat lot of the same size.
Any construction seaward of the state’s Coastal Construction Control Line needs a permit from the Florida Department of Environmental Protection, and Collier County’s line has been in force since June 29, 1989 under Rule 62B-26.022. Under s. 161.053, Florida Statutes, DEP may not permit a major structure that, on its erosion projections, will be seaward of the seasonal high-water line within 30 years, and it may permit rebuilding within the original foundation or farther landward but not rebuilding that expands the structure seaward of that projection.
The City adds its own coastal setback permit under City Code Sec. 52-33, and sea turtle lighting rules under Sec. 52-61 apply within 300 feet of mean high water or where lights are visible from the beach. The City’s page on construction seaward of the line sets out the application. Our Gulf-front guide walks each rule in detail.
DEP’s permit file shows 52 coastal permit actions on the Gulf-front addresses from January 2020 to September 24, 2026, and 25 of them are armoring actions: seawalls, revetments, return walls and variances. A joint seawall permit for a run of eight Beach Estates lots was issued on August 14, 2026. For a buyer, the question on any Gulf-front lot is what armoring it has, under which permit, and who maintains the shared sections.
The City makes a failing seawall or rubble a public nuisance under Sec. 52-92, and Florida’s rigid coastal armoring statute governs new armoring. We ask for the permit file, not the seller’s summary.
A canal-side home on a Port Royal plat lives under R1-15A, with a minimum of one platted lot, a 100-foot lot width and a 30-foot height limit plus 5 feet of architectural embellishment. Port Royal’s Form 7 deed restrictions and the property owners association’s plan review apply, at fees the association publishes of $600 to $15,000 plus $1.20 per square foot over 5,000 for plans and from $1,000 for docks; association membership is required during construction, with three years of dues prepaid. Port Royal’s pier rules under City Code Sec. 58-121 and its seawall limits apply to the canal lots. Our Port Royal guide sets these out in full.
Aqualane Shores is mostly zoned R1-10, with a 10,000-square-foot minimum lot and a 30-foot height limit measured from the flood-driven first floor. Its dock code, City Code Sec. 56-93, lets a pier reach up to 15 feet or 10 percent of the waterway’s width and a lift up to 25 feet or 25 percent, with a 7.5-foot side setback, and its canal seawalls are capped at 4.8 feet NAVD. There is no association review on top of the City’s rules. Our Aqualane Shores guide sets these out in full.
The City measures substantial improvement and substantial damage per project at 50 percent of the building’s market value, and a 2025 state law, SB 180, bars cumulative look-back rules. For a buyer, a renovation that stays under 50 percent of the building’s value need not bring the whole house up to the flood code; one that crosses it must. We read the scope against the value before you decide between renovating and rebuilding.
Buying on Gordon Drive follows an ordinary Florida contract with a street-specific file built around it: choose the stretch, read the record for the address, tour the house and the lot, price the full annual cost, write the offer on the right calendar, clear inspections, survey and insurance, and close with title and taxes modeled.
Data updated: September 2026 (Florida Statutes, current text; Collier County Property Appraiser records, file dated 29 Aug 2026; City of Naples records)
The nine steps below are the order we work in. Several of them start before a home lists, because on a street with nine listings on a given day the prepared buyer is the one who moves.
Decide which of the five stretches fits how you live: a condominium near downtown, a house in Olde Naples or Aqualane Shores, a canal home beside Port Royal or a Gulf-front estate. The stretch decides the price band, the zoning district, the flood zone, the association question and the kind of rules you will live under, so it is the first decision and the one that most narrows the search.
With nine listings on September 29, 2026 and three single-family closings in 12 months, preparation is the advantage. Settle your financing or proof of funds, decide how you will use the home, primary, second home or seasonal, and set up a saved search so a new listing reaches you the day it goes live. A buyer who has done this can write an offer in days.
Before you tour, we assemble the record: the parcel’s plat and zoning district, the county’s roll value, tax and year built, the recorded and MLS prices of the nearest true comparables, the FEMA zone at the parcel and, for Gulf-side lots, the coastal line and the permit file. We walk you through it so that you tour a home you already understand.
On the tour, look at what the record cannot show: the condition of the house, its floor height against the flood elevation, the seawall or dune in front of a Gulf lot, the dock and the water behind a canal lot, the neighbors’ construction and the road. Gordon Drive is a public City street that carries traffic to Gordon Pass, so visit at different hours and in season.
Price the tax bill you will pay, not the one the seller pays. Florida’s Save Our Homes cap resets at a sale, so your first bill is computed on the full value. Add insurance quoted on the house, City utilities and any association dues you choose to pay. The annual cost section below sets out each line.
A Gordon Drive contract needs time for inspections, survey, flood elevation review and insurance quotes, and on a Gulf-side lot for the coastal-line affidavit or survey the seller must provide under s. 161.57, Florida Statutes unless you waive it in writing. We write the inspection period and closing date around those clocks so that none becomes the seller’s leverage.
Inside the inspection period, turn condition into numbers: the house’s roof, windows, air conditioning and water intrusion; the seawall, revetment or dune on a Gulf lot and the permit behind it; the seawall and dock on a canal lot; and a wind mitigation inspection if your insurer wants one. An older house on a large lot also warrants a conversation about what a rebuild would need.
Get the elevation certificate, quotes for wind and for flood above the federal layer, and your lender’s flood requirement in writing before your deposit goes hard. Citizens is closed to most homes here, and the federal program covers only the first $250,000 of a building, so the insurance program is a real cost and a real approval.
Close with title insurance issued, the tax proration computed from the current bill, your insurance bound and your homestead application ready. After closing, apply for homestead if the home will be your primary residence, and for the City’s free resident beach parking permit; the City’s beach parking permits page explains who qualifies.
Buying a condominium on Gordon Drive puts the purchase under chapter 718 of the Florida Statutes. The seller must deliver the governing documents and a question-and-answer sheet under s. 718.503, the association issues an estoppel certificate under s. 718.116, and the homeowners association disclosure of s. 720.401 does not apply to a condominium.
Data updated: September 2026 (Florida Statutes, current text; Department of Business and Professional Regulation estoppel fee schedule; Southwest Florida MLS, retrieved 29 Sep 2026; Collier County Property Appraiser records, file dated 29 Aug 2026)
This section is information, not legal advice. Which rules apply to a given purchase, and what they require, is a question for your closing agent or real estate attorney, and we route every condominium contract through one.
The county roll records 25 condominium units on Gordon Drive in the 1100 to 1400 blocks, and the MLS labels them the Pierre Club and Kasota South. In ten years the MLS recorded 19 closings, 16 at the Pierre Club and 3 at Kasota South, at a median of $729,000, from $365,000 to $1,200,000. On September 29, 2026 two Pierre Club two-bedroom units of 1,125 square feet were active or pending at $899,000 and $966,000.
The record we hold does not give the associations’ assessments, the buildings’ story counts, parking, storage, pet or leasing rules, or any special assessment. We do not guess at them. The condominium documents and the estoppel certificate answer them, and a buyer should read them before the deposit goes hard.
In a condominium the recorded declaration is the founding document. It describes the units, the common elements everyone shares and any limited common elements assigned to one unit, such as a parking space or storage, and it sets how costs are shared and how decisions are made. Whether a unit comes with a covered space, a storage room or a boat slip is a question the declaration and its exhibits answer, not the county roll.
We read the declaration with every condominium buyer before the inspection period ends, because it is where the surprises live: which repairs belong to the association and which to you, what may be changed inside a unit, whether leasing is limited and how a special assessment is approved.
On a condominium resale, s. 718.503, Florida Statutes, requires the seller to give the buyer the governing documents and a current Frequently Asked Questions and Answers sheet, and gives the buyer a statutory cancellation window after receiving them. The window is short and runs from delivery, so we make sure the documents arrive early and that you have read them, with us and with your closing agent, before it closes.
A contract that does not track the delivery date, or documents delivered on the Friday before a holiday weekend, can cost a buyer that protection. We diary it like any other contract deadline.
The association’s estoppel certificate under s. 718.116, Florida Statutes states what the unit owes as of a date: regular assessments, special assessments, amounts past due and other charges. A buyer and the title company rely on it to close free of the seller’s unpaid obligations. The statute limits what the association may charge to prepare it: $299 for a current account, plus $119 for expedited delivery and up to $179 more if the account is delinquent, under the Department of Business and Professional Regulation’s current estoppel certificate fee schedule.
The estoppel is also where a buyer first sees the assessment in writing, since neither association’s assessment is in the public record we hold.
Florida’s homeowners association disclosure summary, required by s. 720.401, Florida Statutes, attaches only where a mandatory homeowners association exists under chapter 720. Most of Gordon Drive has none: the Gulf-front estates and the canal-side Port Royal homes have only voluntary associations, so the duty does not arise for those resales, and the two condominium buildings are chapter 718 associations, where the condominium regime applies instead.
That is the fork in one sentence: a house on most of Gordon Drive has no association regime at all, and a condominium unit has the condominium regime with its documents, its estoppel and its review window. Whether a given house sits under a mandatory association is a question for your closing agent or real estate attorney; the state’s corporate register lists Gordon Drive Estates, Inc. for the small subdivision near 2010 to 2070, and whether membership there is mandatory is not in the record we hold. This is information, not legal advice.
Florida’s condominium milestone inspection law, s. 553.899, Florida Statutes, applies to condominium buildings of three or more habitable stories. The buildings’ story counts are not in the record we hold, so we state the statute as a general fact and draw no conclusion about how it applies to either building. The documents and the association’s records are the place to read it.
A condominium buyer should hold the declaration and its exhibits, the articles and bylaws, the rules, the current budget and most recent financial information, the association’s insurance summary, recent minutes, the question-and-answer sheet, the estoppel certificate, the latest tax bill, the title commitment and the seller’s disclosures before the deposit goes hard. The budget and the minutes together tell a buyer whether a special assessment is coming.
Insurance in a Florida condominium is generally divided between the association, which insures the building under its own policy, and each owner, who insures what the declaration leaves to the unit. Where that line falls is written in the documents, and your own policy has to start where the association’s stops. Flood coverage deserves its own question, because whether the association carries flood insurance on the building is part of what a buyer should read before closing.
The condominium closings sold at a median 92.1 percent of list in ten years, in a median of 112 days, at a median $545 per square foot of living area, against 94.6 percent, 204 days and $2,334 for houses. A condominium buyer competes with a different set of buyers, on a different calendar, for a smaller check. We keep the two markets apart throughout, and if a Pierre Club or Kasota South unit is your entry to Gordon Drive we will tell you honestly what it does and does not give you.
Owning on Gordon Drive means 9.0076 mills of property tax, about $9,008 per $1 million of taxable value, plus City utilities and insurance quoted house by house. The median 2026 preliminary bill on a Gordon Drive house is $95,539. Association dues on the Gulf and canal sides are voluntary.
Data updated: September 2026 (Collier County Property Appraiser records, file dated 29 Aug 2026; City of Naples 2026 utility rates; Port Royal Property Owners Association, retrieved Sep 2026)
Layer | Amount | Mandatory? |
|---|---|---|
Property tax | 9.0076 mills: School Board 4.1470, Collier County 3.2449, City of Naples 1.2900, water management and mosquito control 0.3257 combined | Yes |
Median 2026 preliminary tax, Gordon Drive houses | $95,539, range $5,037 to $1,017,965 | Yes |
Stormwater and solid waste | $49.56 and $77.08 per billing cycle | Yes |
Water and sewer | Water base $21.48; sewer base $53.76 plus $5.21 per 1,000 gallons to 20,000 gallons | Yes, if connected |
Port Royal Property Owners Association | $835 a year (Port Royal property), $735 (Associate class, Gulf-side lots) | Voluntary; required during construction, with three years prepaid |
Aqualane Shores Association | $100 a year | Voluntary |
Port Royal Club | Joining payment and dues not published | Optional, if eligible |
Community development district | None | n/a |
Condominium assessments | Not published; stated on the estoppel | Yes, for a condominium |
Sources: the county’s roll and the City of Naples 2026 utility rates; association dues from the Port Royal association’s membership page and the Aqualane Shores Association. The City raised its rate from 1.23 to 1.29 mills for fiscal 2026-27, adopted on September 16, 2026, per Gulfshore Business.
At 9.0076 mills, tax on a taxable value of $5,000,000 is about $45,038 a year, on $15,000,000 about $135,114 and on $40,000,000 about $360,304, before any exemption, by our arithmetic. The taxable value is the county’s, not the price, and it resets after a sale, so treat these as illustrations of the rate. The November tax bill is the final record.
Florida’s Save Our Homes cap limits how fast the assessed value of a homesteaded house can rise, under s. 193.155, Florida Statutes, but a change of ownership resets the assessment to just value on the following January 1. On a long-held Gordon Drive house, the difference is large: one long-held homesteaded Gulf-front house carries a computed 2026 bill of about $36,000 on a roll just value of about $21.8 million. Model your tax on the purchase price, not the listing’s tax line.
Port Royal’s association is voluntary for everyone, at $835 a year for a Port Royal property and $735 for a Gulf-side home site in its non-voting Associate class, open under Article III, Section 3 of its Bylaws to owners of non-Port Royal home sites of at least 15,000 square feet west of Gordon Drive from 2100 south to Gordon Pass. The South Gordon Drive Neighborhood Association, Inc. is a voluntary civic group on the state’s register, and its bylaws, and so the addresses it covers, are not published. Aqualane Shores’ civic association is voluntary at $100 a year.
The Port Royal Club is a private club open to owners of eligible Port Royal properties, and it does not publish its joining payment, its dues or which properties are eligible. The club levied a $45,000 capital assessment per member in 2024, payable in five installments through 2028 under its clubhouse rebuild plan, and whether a property’s installments are paid is confirmed at closing. For Gulf-side home sites in the Associate class, eligibility is not published at all; the club’s answer, obtained through the seller before the inspection period ends, is the only source.
Port Royal’s 2011 canal dredging assessment, $2,013,369 shared by the lots on each dredged canal, was billed on six annual tax bills from November 2013, and the 2026 roll shows no assessment code on any Port Royal plat parcel; the November 2026 bill is the final record for any lot. The Gulf-side lots were not assessed. In Aqualane Shores, every parcel on the 2026 preliminary roll carries $0 of non-ad-valorem assessment.
No community development district covers the Gulf-front or Port Royal parcels, and no mandatory association fee attaches to a house on them. Beach renourishment and Gordon Pass dredging cost owners nothing directly. Insurance is the large variable, and no public record publishes a typical premium, so we do not print one.
The flood zone on Gordon Drive depends on the stretch. On FEMA’s map effective February 8, 2024, Gulf-front lots carry Zone VE on the beach and dune, Port Royal’s canal side is mostly Zone AE with an 8-foot base flood elevation, and 95 percent of Aqualane Shores parcels are Zone AE 8 or AE 9.
Data updated: September 2026 (FEMA National Flood Hazard Layer, FIRM effective 8 Feb 2024, queried Sep 2026; City of Naples flood pages)
Fifty-two of the 53 Gulf-front parcels have part of their land in the coastal high hazard Zone VE on the 2024 map, on panel 12021C0581J. At each parcel’s representative point, the zone is VE 11 to VE 13 for 24 parcels, AE 8 to AE 10 for 19, AO for 2 and shaded X for 8. A point is not the whole lot: a house can sit in AE or X while its beach is in VE.
Zone at the parcel’s point, ft NAVD88 | Gulf-front parcels |
|---|---|
VE 13 | 13 |
VE 12 | 3 |
VE 11 | 8 |
AE 10 | 7 |
AE 9 | 7 |
AE 8 | 5 |
AO, 1 foot of depth | 2 |
X | 8 |
Source: FEMA National Flood Hazard Layer, queried at each parcel’s point, as tabulated in our Gulf-front guide. By lot area, the share of a Gulf-front lot in Zone VE runs from about 18 percent to 89 percent, highest in the Beach Estates blocks from 3430 to 3900 Gordon Drive and the 32nd and 33rd Avenue South lots.
Across the whole Port Royal outline, 739 parcels sit on the same 2024 panel. About three in four are in a special flood hazard area, most in Zone AE with an 8-foot base flood elevation: 394 parcels at AE 8, 123 at AE 9 and 18 at AE 10. Zone VE reaches the center of only 25 lots, on the Gulf front and at the Gordon Pass tip, and 175 parcels, 23.7 percent, are in shaded Zone X on higher ground.
For a canal-side buyer that means a lender will require flood insurance on most houses, and that the house’s lowest floor against an 8-foot or 9-foot base elevation is a question for the elevation certificate. The Port Royal guide tabulates every zone.
On the same map, 95 percent of Aqualane Shores parcels carry a base flood elevation of 8 or 9 feet in Zone AE: 381 parcels at AE 8 and 148 at AE 9 of the 557 in the City’s outline. Only the 17 Gulf-front lots touch Zone VE, on their seaward portions, and 25 parcels, 20 of them in Little Harbour, are in shaded Zone X. Three parcels behind the southern dune are Zone AO.
We have not tabulated FEMA zones for the 1100 to 1400 blocks or for the Pierre Club and Kasota South buildings. For any address there, we pull the parcel’s zone and base flood elevation from FEMA’s layer before you tour, and for a condominium we read the association’s flood coverage in the documents.
FEMA’s study puts the 1-percent annual chance stillwater elevation along this shoreline at about 8.4 to 8.6 feet NAVD88, with significant wave heights of 9.5 to 10.7 feet and wave runup to about 12 to 13.4 feet where computed; the VE 11 to VE 13 elevations are that stillwater plus wave effects. Between the 2012 and 2024 maps the VE line moved seaward on the south blocks from 3940 to 4550 and at the north end, and 3430 Gordon Drive moved into VE.
The City of Naples is National Flood Insurance Program community 125130 and a Community Rating System Class 5 community, which the City describes as “up to a 25% Discount” on its flood insurance page. The City’s design flood elevation is the base flood elevation plus one foot, and its guidance says dry floodproofing is not permitted in V and Coastal A zones. The City’s floodplain information page and flood portal show flood information by address.
Ask the seller for the elevation certificate before the inspection period ends. It records the house’s lowest floor against the base flood elevation, and it drives both the flood premium and what you may build. If the seller has none, a surveyor can prepare one, and we build that time and cost into the offer.
Gordon Drive has taken surge from Irma, Ian, Helene and Milton. The only surveyed high-water mark in Port Royal is Irma’s, about six inches of water at the end of the road at Gordon Pass; Ian in 2022 brought 6 to 9 feet of inundation in Naples, sand across the road and the loss of the Port Royal Club’s clubhouse.
Data updated: September 2026 (National Hurricane Center reports; U.S. Geological Survey; OpenFEMA NFIP claims, retrieved Sep 2026)
A U.S. Geological Survey crew marked Irma’s mud line at the end of Gordon Drive at Gordon Pass, at 4.334 feet NAVD88 and 0.5 foot above the ground, graded “Excellent”, per high-water mark 24162. That is about six inches of water at the south end of the road.
The National Hurricane Center’s report on Ian says “Maximum inundation of 6 to 9 ft AGL occurred in Naples”, and the Naples Pier tide gauge measured 6.18 feet above mean higher high water before it was destroyed. Three days after the storm, parts of Gordon Drive “were still blocked” with “piles of sand dropped by Ian still in the road”, and a police lieutenant told the Naples Daily News that water and sand “likely did a lot of damage” to the Gulf-front houses. The Port Royal Club’s clubhouse at 2900 Gordon Drive was lost and is being rebuilt. No public record measures water inside individual Gordon Drive houses.
The Census block group that contains all 53 Gulf-front parcels, and is mostly Port Royal, recorded 301 flood insurance claims totaling $25.9 million from Ian, per OpenFEMA’s claims data. Those are block-group figures, not Gordon Drive claims, and we do not have claims data for the north end of the street.
The Hurricane Center’s reports put Helene’s maximum inundation from south of Bonita Beach to Naples at 2 to 4 feet above ground (Helene report) and Milton’s at 3 to 5 feet from Bonita Beach through Marco Island (Milton report); the Naples Bay gauge read 5.08 feet above mean higher high water in Milton. The same block group recorded 29 Milton claims totaling $2.3 million and 2 Helene claims totaling $0.4 million.
Ask for the insurance claims history, permits for any post-storm repair, the elevation certificate and any seawall or revetment permit. A buyer’s best protection is the inspection period, the claims history and a wind and flood quote on the specific house, and we ask for all of them in the first week.
Homes on Gordon Drive are largely insured in the private market. Citizens will not write a dwelling with a replacement cost of $700,000 or more in Collier County, or a newer Gulf-side structure seaward of the coastal line, and federal flood insurance stops at $250,000 of building coverage, so most of a Gordon Drive house is insured privately.
Data updated: September 2026 (Florida Statutes, current text; FEMA and OpenFEMA, retrieved Sep 2026; Florida Office of Insurance Regulation)
s. 627.351, Florida Statutes makes “a structure that has a dwelling replacement cost of $700,000 or more” ineligible for Citizens coverage, with a higher limit only in counties the state finds lack reasonable competition, which news reports name as Miami-Dade and Monroe, as CBS News Miami reported. Separately, any major structure newly built, or rebuilt or expanded by more than 25 percent of its finished area, under a permit applied for after July 1, 2015, “is not eligible for coverage by the corporation if the structure is seaward of the coastal construction control line”. Every new Gulf-side house permitted since then is in that class, whatever its value.
The National Flood Insurance Program limits residential building coverage to $250,000 and contents to $100,000, per FEMA. Under Risk Rating 2.0, most renewals rise at most 18 percent a year, and a seller’s policy can be assigned to a buyer. For a house with a multi-million-dollar replacement cost, a federal policy covers only the first layer, and excess or private flood coverage is the real decision. Florida’s Office of Insurance Regulation explains that admitted insurers may write primary or excess flood coverage outside the federal program under s. 627.715 on its flood insurance page.
In the Census block group that is mostly Port Royal, the median annual federal flood policy cost about $2,265 on 500 single-family policies in force from September 27, 2025 to September 26, 2026, against a FEMA full-risk premium clustering near $10,000, and 495 of the 500 sat at the $250,000 building limit, per OpenFEMA. The middle half of those policies cost $1,358 to $4,770 a year. These are federal policy records for a block group, not a quote, and they say nothing about excess coverage.
Wind design speed in the City is 170 mph for ordinary houses. Beyond that, the house’s age and construction, its lowest floor against the base flood elevation, its shutters and roof, the armoring in front of a Gulf lot and its claim history set the price. No public record publishes a typical premium for a Gordon Drive home, so we do not print one, and Florida’s My Safe Florida Home program requires an insured value of $700,000 or less, so almost no house here qualifies.
The elevation certificate and a quote on the specific house are the only reliable numbers. We ask you to get flood and wind quotes inside the inspection period, before the deposit goes hard, and we tell you plainly if a quote changes the price you should pay.
Gordon Drive is governed by the City of Naples, not by a homeowners association. The City zones, permits and polices the whole street, the state regulates everything seaward of the coastal line, and the associations that touch it are voluntary for houses, with two condominium associations at the north end under chapter 718.
Data updated: September 2026 (City of Naples Code; Florida Division of Corporations; Port Royal Property Owners Association, retrieved Sep 2026)
The City of Naples sets the zoning, issues building and coastal setback permits, maintains Gordon Drive and provides police, fire, water, sewer and trash service to every address. Naples is run by a seven-member City Council elected at large, with no ward seat for any neighborhood. The Florida Department of Environmental Protection permits all construction seaward of the Coastal Construction Control Line, and FEMA’s flood map and the City’s floodplain code set floor heights.
The Port Royal Property Owners Association is voluntary for everyone. It administers the Form 7 deed restrictions on Port Royal’s plats and reviews every plan there, and it offers an Associate class, non-voting, to owners of non-Port Royal home sites west of Gordon Drive from 2100 south. Its voluntary dues pay for nightly security at the Port Royal entrances, per its membership page; Gordon Drive itself has no gate on the Gulf-front estates.
The state’s corporate register lists Gordon Drive Estates, Inc., for the small subdivision near 2010 to 2070 Gordon Drive, and the South Gordon Drive Neighborhood Association, Inc., filed March 11, 2014 and active with annual reports from 2015 to 2026, whose articles say membership “is voluntary”. Whether membership in Gordon Drive Estates, Inc. is mandatory is not in the record we hold, so for any home in that subdivision we ask the seller for the association documents before you decide.
The Pierre Club and Kasota South are condominium associations under chapter 718, with documents, budgets and estoppel certificates, described in the condominium section above. They are the only mandatory associations we can confirm on the street.
No community development district covers the Gulf-front estates or the Port Royal plats, and no mandatory association fee attaches to a house there. The obligations that do run with a lot are on its title: recorded easements, recorded coastal covenants such as the 1990 example on a Beach Estates lot, and any temporary beach easement an owner has granted to the County. A title search on any specific lot is the only reliable answer.
The beach behind the Gulf-front estates on Gordon Drive is private upland sand, on the state’s critically eroded list and south of the County’s regular nourishment reach. The public reaches it at the 32nd and 33rd Avenue South beach ends and a City access at 3590 Gordon Drive; Aqualane Shores has public beach ends to the north.
Data updated: September 2026 (Florida Department of Environmental Protection; Collier County; City of Naples, retrieved Sep 2026)
The Florida Department of Environmental Protection lists Collier County monuments R57.8 to R89, 5.6 miles, as critically eroded in its August 2025 list. The Gulf-front estates sit at monuments R80 to R88. The County’s major Naples Beach nourishments placed sand from about R58 to R78 and R79, and the County has scheduled Naples Beach renourishment for November 2026, per its April 2026 announcement. Nothing in the records we reviewed places that project south of R79.
After Hurricane Ian, the City’s emergency beach berm project reached 33rd Avenue South by May 31, 2023. County staff told the Coastal Advisory Committee in January 2024 that crews “didn’t have all the easements necessary to do the work because it’s private beach”, per the committee’s packet, and in March 2025 the County awarded a $1.18 million sand transport contract once the easements were in place, as the Naples Daily News reported.
Three public access points serve the Gulf-front stretch, per the City’s public beach access page: the 32nd Avenue South beach end, the 33rd Avenue South beach end and 3590 Gordon Drive, a 20-foot City-owned strip. The two avenue ends are reserved for City of Naples and Collier County beach parking permit holders, per the City’s beach parking page.
Under Florida’s Constitution, land below the mean high water line is held in trust for the people, so “private beach” on Gordon Drive describes the upland sand, not the wet sand. Whether any public right extends onto a specific lot’s dry sand depends on that lot’s recorded easements, including any temporary beach easement granted to the County for the berm.
North of the Gulf-front estates, Aqualane Shores’ public beach ends at 15th to 21st Avenue South sit on the neighborhood’s own grid, and the City’s beach parking permit is free to City residents and Collier County property taxpayers. From three street corners inside Aqualane Shores, the nearest Gulf beach end is 0.17 to 0.49 mile on foot. Our Naples beach parking guide covers the permits.
A boat is possible only on the canal side of Gordon Drive. The Gulf-front estates have no dock or boat access from the lot, while Port Royal’s canal homes reach Gordon Pass through slow-speed canals, and Aqualane Shores’ canal entrances sit farther from the pass, about 1.6 to 2.1 nautical miles in a straight line.
Data updated: September 2026 (State of Florida canal list and manatee protection rule; City of Naples Code, retrieved Sep 2026)
The Gulf side has no canal, so boaters on the Gulf-front estates keep a boat elsewhere. That is a real trade: a Gulf-front buyer gets the beach and gives up the dock, and a canal buyer gets the dock and the pass and gives up the beach at the back door.
Port Royal’s canal entrances sit between about 0.2 and 0.9 nautical mile, in a straight line, from the Gordon Pass line, about 0.19 nautical mile from the Cutlass Cove entrance and about 0.88 from the entrance that serves Galleon Drive, Spyglass Island and Lantern Lake, measured from the state’s canal coordinates to the pass line in the State’s manatee protection rule. Every Port Royal canal is a year-round state slow-speed zone, and docks are piers off riprap, not seawalls. By our frontage classification, 506 of the 599 houses in the City’s Port Royal outline front a canal basin, Naples Bay, the Gulf or Gordon Pass, and 32 face two stormwater lakes where docks are not allowed.
Port Royal piers may reach 25 feet past the toe of the riprap, and on Naples Bay and Gordon Pass may extend farther to reach 5 feet of water at mean low water, under City Code Sec. 58-121; at most two docks per lot are allowed, with a 20-foot side setback. Aqualane Shores piers stop at 15 feet or 10 percent of the waterway’s width under Sec. 56-93. Neither record publishes the depth at a given dock, so a buyer with a specific boat should get a depth survey.
Port Royal does not permit seawalls except on named Jamaica Channel lots, so shorelines are riprap, while Aqualane Shores’ canals are seawalled under the City’s rule with a 4.8-foot cap. A buyer of a canal home should ask for the shoreline permit history and the condition of the wall or riprap, which is a real repair cost.
A home’s listing may mention a dock, but the public record does not confirm one, so we confirm it on the tour and in the survey. For a boater, the pair of questions that matters is the water at the dock and the route to Gordon Pass, and the Port Royal guide answers the second in detail.
Daily life on Gordon Drive is residential, on a City street with no gate on the Gulf-front estates and an open street plan on the canal side. the Naples Pier and Fifth Avenue South are 6 and 9 minutes by car from the center of Port Royal, and Aqualane Shores’ beach ends and Third Street South are a short walk.
Data updated: September 2026 (OpenStreetMap routing without traffic, Sep 2026; Collier County Public Schools; Florida Department of Education, 2026)
Every trip from the south end starts north on Gordon Drive. From the center of Port Royal, measured without traffic, the Naples Pier is about 6 minutes, Fifth Avenue South 9, NCH Baker Hospital 11, Naples Airport 16, Waterside Shops 19, Interstate 75 at Golden Gate Parkway 19 and Southwest Florida International Airport 57. Homes at the north end are closer to downtown than that center point, and in-season traffic is longer.
From three corners inside Aqualane Shores, Third Street South is 0.31 to 0.73 mile on foot and the Naples Pier site 0.67 to 0.95 mile, against 1.0 to 1.9 miles to Third Street South from Port Royal’s streets, by the same walking-route method. The Naples Pier is being rebuilt, with construction begun January 6, 2026 on an 18-month schedule.
Fifth Avenue South is downtown Naples’ main street, with 34 restaurants listed in the district’s own directory, and Third Street South has its own restaurant list. Olde Naples, at the north end of Gordon Drive, is the closest of the street’s stretches to both, and our Olde Naples guide covers the district.
In our Port Royal guide we ran 65 addresses covering every street inside the City’s Port Royal outline, Gordon Drive included, through the district’s school-zone lookup for 2026-27, and every one returned Lake Park Elementary (1295 14th Avenue North), Gulfview Middle (255 6th Street South) and Naples High School (1100 Golden Eagle Circle). All three were graded A in the Florida Department of Education’s 2026 school grades. We have not run the north-end addresses through the lookup, so verify any address with the district before relying on the zoning. Saint Ann Catholic School downtown is the closest private school; our guide to Naples private schools covers the rest.
NCH Baker Hospital, 350 7th Street North, is about 3.6 miles and 11 minutes from the center of Port Royal without traffic and is one of two state-listed comprehensive stroke centers in Collier County; the county has no state trauma center, and the nearest is Gulf Coast Medical Center in Fort Myers. City of Naples Fire-Rescue and the Naples Police Department serve every Gordon Drive address.
Gordon Drive is changing lot by lot: new houses at 2370 and 4100, armoring permits in 2026 at 2600, 2800 and a joint permit for 3630 to 3888, the Port Royal Club’s rebuild at 2900, a higher City tax rate, and a November 2026 beach project that stops north of the Gulf-front estates.
Data updated: September 2026 (Florida DEP permit file; City of Naples voting records; Collier County, retrieved Sep 2026)
DEP issued armoring permits in 2026 at 2600 Gordon Drive in March, 2800 Gordon Drive in May and jointly for 3630 to 3888 Gordon Drive on August 14, and modifications for 2700 and 2750 Gordon Drive in January, per its permit file. The vacant Gulf-front lots at 2400, 2490, 2790 and 3600 Gordon Drive are the next likely building sites, and 2490 and 2790 already hold DEP single-family permits. A neighbor’s construction is part of life here.
The Port Royal Club is rebuilding its clubhouse at 2900 Gordon Drive under City approvals from 2024 to 2026, including added outdoor dining and live entertainment approved on September 2, 2026, per the City’s 2026 voting record. For neighbors at 2750 to 3150 Gordon Drive, the reopening means more valet traffic, dining and events; the club has not published an opening date.
The County’s November 2026 renourishment is scoped north of R79, and the Gulf-front estates sit at R80 to R88. In May 2026 the County announced that the Army Corps had terminated its Collier County coastal storm risk study for lack of federal funding, per the County’s release, so no federal dune project is on a published schedule here. Gordon Pass is under a federal maintenance-dredging contract awarded in September 2025.
The City of Naples raised its operating millage from 1.23 to 1.29 for fiscal 2026-27, adopted September 16, 2026. A 2025 state law, SB 180, bars cumulative look-back rules on substantial improvement, which changes how a renovation is measured. Both affect what a buyer pays and builds, and we price them in.
We find a home on Gordon Drive by watching addresses, not a price band. With nine listings on a given day and three single-family closings in 12 months, the work is preparation, a saved search, relationships with listing agents and owners’ advisers, and a clear plan B on the neighboring stretches if nothing lists on your timeline.
Data updated: September 2026 (Southwest Florida MLS, retrieved 29 Sep 2026; Collier County Property Appraiser records, file dated 29 Aug 2026)
The MLS recorded 87 closings on Gordon Drive in ten years, 68 single-family, and nine listings on September 29, 2026. Several of the largest trades never listed at all. A buyer who wants a specific stretch should plan for a wait measured in seasons, decide in advance how long to wait, and be ready to move the day a home appears.
A portal search for “Gordon Drive” returns every home on the street and none of the context. We watch the stretch and lot type you want, not a price filter, so that a new listing, a price change or a relist reaches you the day it happens together with the parcel’s plat, zoning district, county value, tax and flood zone.
On a street where sales often begin as a conversation before they become listings, part of positioning a buyer is being known to listing agents across Naples as a financed, prepared buyer who understands the record. That preparation is what gets a call before a listing goes live. We never contact owners with pressure or misleading claims to create a sale, and we tell you plainly what a pre-market approach can and cannot do.
On a tour we check what the record does not tell you: the house’s condition and floor height, the seawall or dune in front of a Gulf lot, the dock and the water behind a canal lot, the neighbors’ construction and the noise and traffic on a public street. Then we turn to the file, because on Gordon Drive the lot, the permits and the flood zone can change a good house into a bad purchase, or the reverse.
The right way to watch a street that rarely lists is a saved search with alerts, tuned to the stretch and lot type you want. Set one up through our site and it will notify you when a home lists. If you would rather we tune it, Call Marc at (239) 287-5873 and describe what you want, or start from our buyer resources for Naples. To browse what is listed today, our team site at DomainRealtyGroup.com carries the listings search.
If your timeline is fixed and nothing lists on your stretch, the nearest alternatives on the record are the neighboring markets. Our Aqualane Shores buyer guide walks a canal-home purchase at the north end, and our Royal Harbor buyer guide walks the canal-house purchase across Naples Bay. A Gordon Drive condominium at the Pierre Club or Kasota South is the entry point to the street itself.
We negotiate a purchase on Gordon Drive from the record: the MLS closings’ sale-to-list ratios of 91.3 percent over 12 months and 88.8 percent over 36 months, the county’s qualification codes, the deed record, the days each listing has sat, and the documents, permits and flood file, which can move a price more than any comparable.
Data updated: September 2026 (Southwest Florida MLS, retrieved 29 Sep 2026; Collier County Property Appraiser records, file dated 29 Aug 2026)
A street with three single-family closings in a year gives a buyer few clean comparables, which cuts both ways: a seller cannot point to a recent market-tested sale either. We build the price from the nearest true comparables on the same stretch and lot type over the widening windows, from the county’s value, from the deeds where the MLS is silent and from what the same money buys on the neighboring stretches that week.
Over ten years the median Gordon Drive single-family home closed at 94.6 percent of its final list price; over 36 months, at 88.8 percent; and in the last 12 months, at 91.3 percent. The April 2025 assemblage closed at $225,000,000 against $295,000,000 of combined list prices. On this street, list price is an opening position, and the sellers who wait, as the 560-day and 988-day listings show, learn it.
Seven of the nine listings on September 29, 2026 had been on the market more than 120 days. A long listing does not guarantee a discount, but it tells you the seller has heard the market, and it tells you to ask what price changes the listing has had, what offers it has seen and what the seller wants from a sale beyond price.
A seller may cite a recorded deed, and some are real and large. A deed coded 37 by the state is a recorded consideration, not a qualified market sale, a deed whose review is still pending is not yet a qualified sale, and we do not offer the June 2026 transfer of $86,000,000, which the county did not qualify, as a comparable for any house. We ask the listing side what each cited transaction was and we do not let an unqualified price set the ceiling without that answer.
On a street where land is most of the value, we ask what the lot alone would sell for and what the house adds. If the house is an older one on a large lot, we price the lot first and treat the house as a use, a rebuild candidate or a teardown; if it is a new house built to today’s flood and coastal rules, we price it as a finished home. The permit file, the seawall and the flood zone belong in that price.
A house’s roof, windows, air conditioning and any water intrusion are negotiation items, and so are a low floor against the base flood elevation and an insurance quote that comes in high. We turn condition and insurance into figures inside the inspection period, because figures are what move a seller.
A Gordon Drive contract carries more clocks than an ordinary house contract: the inspection period, the survey and the coastal-line affidavit on a Gulf-side lot, the elevation certificate, the flood and wind quotes, the lender’s flood requirement and, on a condominium, the delivery of the documents, the statutory review window and the estoppel certificate. We write the dates around all of them.
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 the survey, the insurance quotes and the tax estimate arrive before the date on which your deposit goes hard.
An appraisal and the county’s assessed value are different numbers built for different purposes. If an appraisal comes in below contract on a street with few comparables, the appraiser will have faced the same thin record we did, and we go back to the deed record, the lot and the house to decide whether to renegotiate, bridge the gap or walk.
A buyer on Gordon Drive pays ordinary Florida closing costs: title insurance, taxes on any mortgage, recording, prorated property tax, inspections, survey, the first year of insurance and any flood cover. On a condominium add the estoppel and association charges. Florida’s deed stamp tax, $0.70 per $100, is customarily paid by the seller.
Data updated: September 2026 (Florida Statutes, current text; DBPR estoppel certificate fee schedule)
Florida is a promulgated-rate state for title insurance: the premium for a given policy amount is set under Section 627.782 of the Florida Statutes 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 and 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 Section 201.08, and the non-recurring intangible tax on a new mortgage runs at 2 mills under Section 199.133. On a $10,000,000 loan, by our arithmetic, that is $35,000 in note stamps and $20,000 in intangible tax. Neither applies to a cash purchase. Deed recording is charged separately by the Collier County Clerk.
Documentary stamp tax on the deed is $0.70 per $100 of consideration under Section 201.02 and is paid by the seller by custom. By our arithmetic, that is $35,000 on $5,000,000, $105,000 on $15,000,000, $134,750 on the 36-month median of $19,250,000 and $280,000 on $40,000,000. Beyond that, seller costs are customary rather than statutory and negotiable. If you are also selling, our page on selling a home on Gordon Drive runs the seller side in full.
Property taxes are prorated against the seller’s current bill, which is not a forecast of your future bill after the Save Our Homes reset. Because the seller’s capped bill can be well below what a new owner will pay, the tax proration credit at closing can look generous; it is not, and the annual cost section above shows why.
Budget for a general inspection, a wind mitigation inspection if the insurer wants one, a survey and elevation certificate, and any specialist inspection the general inspector recommends, such as a seawall or dock. On a Gulf-side lot the survey shows where the Coastal Construction Control Line crosses the property.
A financed purchase needs the required coverage bound before closing, and the first year’s premium for wind and flood is paid at or before closing. On a Gordon Drive house that can be a large line, since federal flood insurance covers only the first $250,000 and Citizens is closed to most homes here.
A condominium buyer adds the estoppel certificate, capped at $299 for a current account plus $119 for expedited delivery and up to $179 more if the account is delinquent, under the DBPR’s fee schedule, and any transfer or application charge the documents allow. Who pays them is a contract term, and we settle it in the offer.
For a buyer on Gordon Drive, the National Association of REALTORS practice changes that took effect on August 17, 2024 mean 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 compensation objectively, and offers of compensation are no longer on the MLS.
Data updated: September 2026 (National Association of REALTORS, settlement guidance, retrieved Sep 2026)
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, per NAR’s written buyer agreements guide and consumer guide.
You do not need a written agreement to talk to an agent about their services, to interview several agents, to ask about a street or to visit an open house and speak to the host. You also do not need one to ask us what the record shows for a stretch of Gordon Drive. 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, per NAR’s settlement questions and answers. You agree what your agent is paid first; then we negotiate separately whether and how much a seller will cover.
On Gordon Drive, representation earns its keep in the file: a thin price record with large unqualified transfers, a lot that is most of the value, coastal permits, a flood zone that changes by stretch, an insurance program that is a real cost and a tax bill that resets at the sale. Read any buyer agreement against that list, and read more about our team and our credentials before you decide.
Buyers on Gordon Drive most often weigh a Gulf-front estate on the west side against a canal-side home in Port Royal on the east. The estate gives private Gulf beach, larger zoning and no dock; the canal home gives a dock, a short run to Gordon Pass, a club option and a deeper MLS record at a lower price.
Data updated: September 2026 (Southwest Florida MLS, retrieved 29 Sep 2026 and 24 Sep 2026; Collier County Clerk deed index; FEMA National Flood Hazard Layer; City of Naples Code)
Yardstick | Gulf-front estate on Gordon Drive | Port Royal canal-side home |
|---|---|---|
Where | West side of Gordon Drive, 2370 to 4550, plus 32nd and 33rd Avenue South Gulf lots | Finger islands and canals east of Gordon Drive, on the Port Royal plats |
Water | Gulf beach; no dock | Canal basin, bay or pass; docks under Port Royal’s pier rules; canal entrances 0.2 to 0.9 nautical mile from Gordon Pass |
Zoning | R1-E or R1-15 | R1-15A, Port Royal’s own district |
Deed covenants | Not under Port Royal’s Form 7 | Form 7 covenants and association plan review |
Association | Voluntary Associate class, $735, non-voting | Voluntary membership, $835, voting |
Port Royal Club | Eligibility not published; ask the club | Open to eligible Port Royal properties |
Flood | Zone VE on the beach and dune of every home site | About three in four parcels in a special flood hazard area, mostly AE 8 |
Coastal permits | DEP and City, seaward of the coastal line | Only on the Cutlass Cove Gulf lots |
Insurance | Citizens closed to most; private wind and excess flood | Citizens closed at $700,000 or more of replacement cost; private wind and excess flood |
Computed 2026 tax, median | About $215,000 on the 34 houses | About $95,800 on single-family plat parcels |
Recent record | 3 recorded deeds in 2026, $19.5 million to $57.5 million; 0 MLS closings in 12 months | 30 closings in 12 months under the MLS’s Port Royal label, median $17,687,500 |
Beach | Private upland at the back door; wet sand public | The club’s private beach for members; resident-permit beach ends at 32nd and 33rd Avenue South |
Sources: our Gordon Drive Gulf-front guide and Port Royal guide, which cite the records behind each cell. The Port Royal MLS figure is the MLS “Port Royal” development for the 12 months to September 24, 2026, which covers the Port Royal sections, Sabre Cay, Champney Bay and the east side of Gordon Drive and recorded no Gulf-front estate sale; it is not a Gordon Drive figure. Computed taxes are ours, from the roll’s taxable values, not tax bills.
The Port Royal label’s 30 closings in 12 months, a median of $17,687,500, a median 123 days on market and a median sale-to-list ratio of 91.65 percent, describe a market deep enough to price from. The Gulf-front estates had no MLS closing in 12 months, three deeds at the Clerk and a ten-year MLS median of $31,000,000 on 13 closings. A canal-home buyer prices from comparables; a Gulf-front buyer prices from deeds, lots and permits.
The tax line shows the same gap: about $215,000 a year on the median Gulf-front house against about $95,800 on Port Royal’s plat houses, both computed from the roll and both resetting at a sale.
An estate on the Gulf changes what you maintain and what you insure: the seawall or dune, the coastal permits, turtle-lighting rules and a private insurance program, in exchange for beach at the back door and lot sizes near an acre. A canal home changes what you can do on the water: a dock and a run to the pass, under Port Royal’s pier and riprap rules, in exchange for canal views and a smaller lot.
Neither choice includes a mandatory association, a gate or a community development district. Both are on a public City street with the same zoned schools, and both start every drive north on Gordon Drive.
Gordon Drive is the right place if you want a Naples City address on a street that runs from downtown to the Gulf, in a stretch you can name, at a price that ranges from under $1 million to well over $50 million. It is the wrong place if you need a home to list on your timeline or a gated community.
Data updated: September 2026 (Southwest Florida MLS, retrieved 29 Sep 2026; Collier County Property Appraiser records, file dated 29 Aug 2026; FEMA National Flood Hazard Layer)
A personalized buyer consultation for Gordon Drive with McGreevy and Comisar is a conversation, not a sales pitch. We will walk the stretch you are considering, the record for its recent sales, the county’s value, the flood zone and the documents to request, and tell you honestly which stretch and lot type fit how you live.
Use the consultation form at the top of this page, or call Jesse direct at (239) 898-6072 or Call Marc at (239) 287-5873, or read how we represent buyers in Naples first. We have been Top 1% Real Estate Agents Nationally Since 2008.
We cover how you plan to use the home, primary, second home or seasonal; your budget against the stretch’s closings and deeds; your financing and how a lender will treat the flood zone; the tax bill you will pay after the reset; the insurance program the lot requires; and a watch plan for the stretch you want, with a plan B on the neighboring stretches if your timeline is fixed.
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 Collier County’s roll and recorded deeds, the Clerk’s index, the City’s code, FEMA’s flood layers and Florida’s statutes 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 a buyer on Gordon Drive that means the tour of the house and the lot, the questions about the seawall, the dock and the floor height, the inspection, and the calendar that gets the survey, the insurance quotes and the documents lined up with your closing. Reach him at (239) 287-5873.
A specialist for Gordon Drive matters because the facts that decide a purchase here, which stretch a home is on, the deeds the MLS never saw, the county’s value and qualification codes, the lot’s zoning and coastal rules and the flood zone at the parcel, live in county, state and City records that a general Naples search never surfaces.
Data updated: September 2026 (Collier County Property Appraiser records, file dated 29 Aug 2026; Collier County Clerk; City of Naples zoning map; FEMA National Flood Hazard Layer)
This page is the purchase path for the whole street. For the 53 Gulf-front estates, their plats, coastal permits, beach and the club question, read our Gordon Drive Gulf-front guide, and for the canal homes across the road, our Port Royal guide.
If you are selling a home to buy on Gordon Drive, see how we sell homes on Gordon Drive and request a valuation of your Gordon Drive home, or request a free home valuation for a home anywhere in Southwest Florida, and Call Jesse direct at (239) 898-6072.
Jesse McGreevy and Marc Comisar are the local real estate experts behind this buyer page for Gordon Drive. They co-founded Domain Realty, lead the agent partners of Domain Realty Group across Lee and Collier County, and have spent two decades selling Southwest Florida property, including Naples and its waterfront neighborhoods. 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.
If you’re searching for “the best buyer’s agent in Naples, Florida,” McGreevy and Comisar represents homebuyers across Estero, Bonita Springs, Naples, Fort Myers, Lee County, Collier County, and Babcock Ranch. Whether you’re relocating, snowbirding, investing, buying your first home, or upgrading to luxury, including in Bonita Bay, Pelican Bay, Mediterra, West Bay Club, Pelican Sound, Shadow Wood, Miromar Lakes, Talis Park, and the SWFL coastal corridor, our team provides honest market guidance, pre-MLS access, partner-level negotiation, and a clear plan to help you buy confidently.
We do not have a purchase of our own on Gordon Drive to describe here, so this page tells no client story from this street; every figure on it about Gordon Drive is the public record’s, from the sources cited.
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 about purchasing on Gordon Drive. Each answer is a single paragraph, drawn from the sources cited above, and the Gulf-front details are in our Gordon Drive Gulf-front guide.
Gordon Drive is a City of Naples street in ZIP 34102 that runs south from Olde Naples through Aqualane Shores and beside Port Royal to Gordon Pass. Collier County’s 2026 roll carries 190 parcels with that street name, including 123 single-family homes, 25 condominium units and 16 vacant residential lots.
It begins in Olde Naples, the City’s original town plat, with condominiums and older homes in the 1100s to 1400s, runs through Olde Naples and Aqualane Shores in the 1500 to 2099 blocks, then runs beside Port Royal from about 2100 to 4550, ending at Gordon Pass. The street is named for Roger Gordon, as the Naples Daily News archive recounts.
The 2026 preliminary roll shows 123 single-family homes, 25 condominium units and one multi-family building of fewer than 10 units on Gordon Drive, plus 16 vacant residential lots and 9 miscellaneous residential parcels. The other parcels are submerged land, rights-of-way, a municipal parcel, a parking lot and two club parcels.
Only the southern stretch runs beside Port Royal. The City maps Gordon Drive’s Gulf-front lots as Port Royal from about 2370 south, and the canal side east of the road as Port Royal’s own plats, while the north end is Olde Naples and Aqualane Shores. The MLS also files some Aqualane Shores parcels under Port Royal, so a label is not a boundary.
The middle blocks are. Aqualane Shores’ Gulf-side lots and the Gordon Drive East loop are inside the City’s Aqualane Shores outline, and the April 2025 three-parcel assemblage at 2170, 2200 and 2340 Gordon Drive sits there even though the MLS files it under Port Royal. Our Aqualane Shores guide explains where the City draws the neighborhood.
Gordon Drive Estates is a small gated subdivision near 2010 to 2070 Gordon Drive at the Aqualane Shores and Olde Naples end of the street, with a not-for-profit association on the state’s corporate register. The MLS recorded six closings there in ten years, at a median of $5,237,500. It is not the Gulf-front estates in Port Royal.
Gordon Drive East is an Aqualane Shores loop that the county roll counts under the Gordon Drive street name, with seven single-family homes and a median county just value of $9,540,507. The MLS recorded two closings there in ten years, at $4,350,000 and $8,725,000, and two homes were listed on September 29, 2026 at $18,995,000 and $17,995,000.
They range widely by stretch. Condominiums closed from $365,000 to $1,200,000 in ten years; single-family homes closed from $2,500,000 to $133,177,500. The median county just value of a single-family home is $4,310,709 in the 1100s to 1400s, $8,487,279 in the 1500 to 2099 blocks and $18,068,810 in the 2100 to 4550 stretch.
Over the last 36 months, the first window with 10 or more single-family closings, the MLS median is $19,250,000 on 12 closings, or $18,750,000 counting the April 2025 assemblage as one purchase. Over 60 months it is $19,500,000 on 21 closings, and over ten years $10,225,000 on 68. Condominiums have a ten-year median of $729,000 on 19 closings.
The MLS recorded three single-family closings and one condominium closing in the 12 months to September 29, 2026: a $36,500,000 sale in July 2026, a $20,925,000 sale in April 2026, a $19,000,000 sale in November 2025 and a $875,000 Pierre Club condominium sale in April 2026. Some large trades never reach the MLS, as the Clerk section above shows.
Yes. On September 29, 2026 the MLS showed nine active or pending homes: seven houses from $6,900,000 to $26,990,000 and two Pierre Club condominiums at $899,000 and $966,000. None of the nine is on the 53 Gulf-front parcels. The table in the what is for sale section describes each by stretch, size and days on market.
The county roll shows 25 condominium units in the 1100 to 1400 blocks, in the Pierre Club and Kasota South. The MLS recorded 19 closings in ten years, at a median of $729,000 and a range of $365,000 to $1,200,000. The last 12 months brought one closing, at $875,000, and two units were listed at $899,000 and $966,000.
A condominium at the Pierre Club or Kasota South is the entry point, with ten-year closings from $365,000 and recent closings from $875,000 to $925,000. For a house, the lowest closing in ten years was $2,500,000 in 2017, none closed under $5,000,000 in the last 60 months, and the lowest-priced house listed on September 29, 2026 was $6,900,000.
In the MLS, the April 2025 assemblage of three adjoining Gulf-side parcels closed at $225,000,000 combined, the largest single record being $133,177,500. On the Clerk’s record for the Gulf-front estates, the highest recorded price is the $57.5 million vacant-lot deed of June 2026. The county file also lists an unqualified June 2026 transfer of $86,000,000.
The MLS recorded two single-family closings, $36,500,000 in July and $20,925,000 in April, plus one condominium at $875,000. The Clerk recorded three Gulf-front deeds, $19.5 million in February, $50.95 million in April and $57.5 million in June, none an MLS closing. The county file also lists other recorded transfers that it did not qualify.
Many of the biggest trades are off-market, multi-parcel or entity deeds, and the MLS records only listed sales and those added afterward. The Clerk recorded three Gulf-front deeds in 2026 totalling $127.95 million and a $47.5 million vacant-lot deed in April 2023, none of them MLS closings, so the recorded deed is the only complete price.
A county sale coded qualified is treated as an arm’s-length market sale, and one coded unqualified may be a multi-parcel deed, a related-party transfer or a sale with atypical exposure, per the Florida Department of Revenue’s codes. An unqualified price is a real recorded consideration, but it is not offered as a market comparable.
Code 37 means the property’s market exposure or the parties’ motivation was atypical. The April 2026 deed on the Gulf-front house at 3430 Gordon Drive, recorded at $50.95 million, carries it, so it is a recorded consideration and not a qualified market comp. Code 99 means the review was still pending when the roll was drawn.
The county roll counts 16 vacant residential lots on Gordon Drive, 13 of them in the 2100 to 4550 stretch, and 9 miscellaneous residential parcels. Vacant Gulf-front lots have recorded deeds of $47.5 million in April 2023, $19.5 million in February 2026 and $57.5 million in June 2026. Lots are scarce and priced like houses.
Mixed, but often new. The median year built of a Gordon Drive single-family home on the county roll is 2012, the oldest building dates to 1920 and the newest to 2025, and 57 of 122 houses with a recorded year were built in 2015 or later. Older houses on large lots are regularly replaced.
Because land is most of the value. On the Gulf front, land is about 81 percent of the median house’s roll value, and several of the street’s largest sales were followed by demolition, as the Naples Daily News reported for two Port Royal sales in 2018 and 2019. One Aqualane Shores parcel sold at $6,500,000 in 2021 and $20,925,000 with a new house in 2026.
It depends on the stretch. On the Gulf front, 11 lots are R1-E and 40 are R1-15; Port Royal’s canal-side plats are R1-15A; Aqualane Shores is mostly R1-10. We have not tabulated the 1100 to 1500 blocks or Gordon Drive Estates, so we check the City’s zoning layer parcel by parcel before you bid.
On FEMA’s map effective February 8, 2024, Gulf-front lots carry Zone VE on the beach and dune, about three in four Port Royal parcels are in a special flood hazard area, mostly AE with an 8-foot base flood elevation, and 95 percent of Aqualane Shores parcels are AE 8 or AE 9. We have not tabulated the 1100 to 1400 blocks.
A mortgage lender will require it on any home in a special flood hazard area, which covers most of the Port Royal canal side and Aqualane Shores and all Gulf-front lots in part. A cash buyer is not required to carry it, but with the base flood elevations here we recommend a quote before you decide. The elevation certificate drives the premium.
The National Hurricane Center reports maximum inundation of 6 to 9 feet above ground in Naples in Ian, and parts of Gordon Drive were still blocked by sand three days after the storm. The Port Royal Club’s clubhouse at 2900 Gordon Drive was lost and is being rebuilt. No public record measures water inside individual Gordon Drive houses.
Usually not. Citizens will not write a dwelling with a replacement cost of $700,000 or more in Collier County, and it will not write a major structure newly built or expanded by more than 25 percent under a permit applied for after July 1, 2015, if the structure is seaward of the coastal construction control line.
The National Flood Insurance Program limits residential building coverage to $250,000 and contents to $100,000. In the Census block group that is mostly Port Royal, 495 of 500 single-family policies sat at the $250,000 building limit. On a multi-million-dollar house, excess or private flood coverage is the real decision.
The total rate is 9.0076 mills on the 2026 preliminary roll, about $9,008 per $1 million of taxable value, and the median 2026 preliminary tax on a single-family home is $95,539, ranging from $5,037 to $1,017,965. The City raised its rate from 1.23 to 1.29 mills for fiscal 2026-27, so the November bill is the final record.
Rarely. Florida’s Save Our Homes cap limits how fast the assessed value of a homesteaded house can rise, but a change of ownership resets the assessment to just value on the following January 1. One long-held homesteaded Gulf-front house carries a computed 2026 bill of about $36,000 on a roll just value of about $21.8 million.
Not on most of the street. The Gulf-front estates and the Port Royal canal side have only voluntary associations, and the Aqualane Shores civic association is voluntary at $100 a year. The Pierre Club and Kasota South condominiums are chapter 718 associations, and whether membership in Gordon Drive Estates, Inc. is mandatory is not in the record we hold.
No. Gordon Drive is a public City of Naples street, and there is no gate on the Gulf-front estates. The Port Royal association’s voluntary dues pay for nightly security at the Port Royal entrances, and the small Gordon Drive Estates subdivision near 2010 to 2070 is described as gated.
Whether a Gordon Drive home is eligible is not published. The club welcomes owners of “all eligible Port Royal properties”, publishes no eligibility list, joining payment or dues, and no rules for an associate category. The only source is the club’s own written statement on the specific property, which we ask the seller to obtain before the inspection period ends.
Only on the canal side. The Gulf-front estates have no canal, so no dock. Port Royal’s canal-side homes reach Gordon Pass through slow-speed canals whose entrances are 0.2 to 0.9 nautical mile from the pass in a straight line, and Aqualane Shores’ canal entrances are about 1.6 to 2.1 nautical miles away.
The upland sand behind the Gulf-front estates is private, down to the mean high water line, and the wet sand below it is held in trust for the public under Florida’s Constitution. Whether a public right reaches a lot’s dry sand depends on its recorded easements, including any temporary easement granted to the County for the post-Ian berm.
Yes. Three public access points serve the Gulf-front stretch: the 32nd and 33rd Avenue South beach ends, reserved for City and County beach-permit holders, and a City-owned strip at 3590 Gordon Drive. To the north, Aqualane Shores’ public beach ends at 15th to 21st Avenue South are on its own grid.
All 65 Port Royal addresses we checked, Gordon Drive included, are zoned for Lake Park Elementary, Gulfview Middle and Naples High School for 2026-27, all graded A by the Florida Department of Education in 2026. We have not run the north-end addresses through the district’s lookup, so verify any address with the district.
From the center of Port Royal, Fifth Avenue South is about 9 minutes by car and the Naples Pier about 6, measured without traffic. From inside Aqualane Shores, Third Street South is 0.31 to 0.73 mile on foot. Homes at the north end are closer to downtown than the Port Royal center point.
NCH Baker Hospital, at 350 7th Street North, is about 3.6 miles and 11 minutes from the center of Port Royal without traffic, and is a state-listed comprehensive stroke center. Collier County has no state trauma center, and the nearest is Gulf Coast Medical Center in Fort Myers. City of Naples Fire-Rescue serves every Gordon Drive address.
It is the state’s line, in force in Collier County since June 29, 1989, seaward of which any construction, excavation or dune alteration needs a permit from the Florida Department of Environmental Protection under s. 161.053, Florida Statutes. On Gordon Drive it matters to Gulf-front lots, and the City adds its own coastal setback permit.
With permits. DEP’s file shows 25 armoring actions on the Gulf-front addresses from 2020 to September 2026, including a joint seawall permit issued August 14, 2026. The City treats a failing seawall or rubble as a public nuisance, and Florida’s armoring statute governs new walls. On a Port Royal canal, seawalls are not permitted except on named Jamaica Channel lots.
The City measures substantial improvement and substantial damage per project at 50 percent of a building’s market value. A renovation under that threshold need not bring the whole house to the current flood code, and one over it must. A 2025 state law, SB 180, bars cumulative look-back rules, so each project is measured on its own.
Yes. Since August 17, 2024, an agent who participates in a multiple listing service must have a written buyer agreement with you before touring a home, stating the agent’s compensation objectively. You do not need one to ask us questions, interview agents or visit an open house.
Yes. Broker fees and commissions are not set by law and are fully negotiable, and the written buyer agreement must say so conspicuously. A seller can still cover some or all of it or offer concessions, negotiated in the transaction rather than offered on the MLS.
Once a home lists, a purchase runs on an ordinary Florida contract calendar sized for the lot: inspections, survey, flood and wind quotes and, for a condominium, the documents and their review window. The wait for a listing is usually the longer part; the MLS median time on market was 156 days over the last 12 months.
Yes. The title company handles the closing, and documents can be reviewed remotely. We recommend seeing the house and the lot in person or on a live video tour, and reading the survey, the elevation certificate and the permits with us, before going firm.
Documentary stamp tax on the promissory note is $0.35 per $100 of the note, and the non-recurring intangible tax is 2 mills on a new mortgage. On a $10,000,000 loan that is $35,000 and $20,000 by our arithmetic. Neither applies to a cash purchase, and the deed stamps of $0.70 per $100 are customarily the seller’s.
For a condominium, it is the association’s statement of what the unit owes, issued under s. 718.116. The fee is capped at $299 for a current account, plus $119 for expedited delivery and up to $179 more if the account is delinquent, under the Department of Business and Professional Regulation’s schedule.
Only where a mandatory homeowners association exists under chapter 720, and most of Gordon Drive has none. A condominium buyer gets the documents and question-and-answer sheet required by s. 718.503 instead. Which regime applies to a given purchase is a question for your closing agent or real estate attorney.
Choose the Gulf front for the beach, a large lot under R1-E or R1-15 and scarcity, accepting VE flood rules, coastal permits and private insurance. Choose the canal side for a dock, a short run to Gordon Pass and a deeper set of comparables at a lower carrying cost. The comparison table on this page sets out the rest.
Choose the 1100s to 1400s for a condominium near downtown, the 1500 to 2099 blocks for Olde Naples and Aqualane Shores houses, Gordon Drive East for one of seven houses on a loop, and the 2100 to 4550 stretch for Port Royal canal homes or Gulf-front estates. The stretch sets the price band, zoning, flood zone and rules.
Over ten years the median single-family closing was $2,334 per square foot of MLS living area, and over the last 12 months $2,806 on three sales. Condominiums had a ten-year median of $545. Price per square foot misleads on a street where land is most of the value, and it is never comparable with the county’s base-area figures.
Start with how we represent buyers in Naples, then Call Marc at (239) 287-5873 or Jesse McGreevy at (239) 898-6072, or use the consultation form at the top of this page. On a street that rarely lists, being ready before a home reaches the market counts for more than anything done afterward.
Choose the agent who can show you the record: the stretch, the deeds, the county’s qualification codes, the flood zone and the permits for the home you want. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008 and the #1 Team in Southwest Florida since 2012, and we have no Gordon Drive purchase on file that we can document.
These questions come from buyers who also have a home to sell, whether a Port Royal or Aqualane Shores house, a home elsewhere in Florida or one out of state. Each answer is a single paragraph, and our page on selling a home on Gordon Drive covers the selling side for owners on the street.
It depends on your financing and on timing you do not control. Because Gordon Drive lists rarely, with nine homes active or pending on September 29, 2026, many buyers keep their current home until a purchase is under contract, then either write a sale contingency or bridge the gap. We model both sequences with you before a home lists.
You can, and a seller may accept one, but a seller with a strong alternative buyer is less likely to. Pair a contingency with a firm timeline and strong proof of funds, and expect a seller to ask for a kick-out clause that lets them accept a better offer.
Yes. Sell your home for what the market treats it as, often the land with a house on it, and buy on Gordon Drive against the stretch’s own record. Start with a valuation of your Gordon Drive home if you already own on the street, or the free home valuation for a home elsewhere, then Call Jesse direct at (239) 898-6072.
Florida portability can move some or all of an existing Florida homestead’s Save Our Homes benefit to a new homestead, subject to statutory limits and deadlines under s. 193.155, Florida Statutes. It is administered by the Collier County Property Appraiser, so confirm your numbers there before you rely on them.
For a home anywhere in Southwest Florida, start with a free home valuation; for a home already on Gordon Drive, see what your Gordon Drive home is worth. Then Call Jesse direct at (239) 898-6072.
By custom in Florida, the seller pays documentary stamp tax on the deed, $0.70 per $100 of consideration under section 201.02. Other seller costs in Collier County are customary and negotiable.
If your out-of-state sale funds the purchase, align the two closings so your Gordon Drive closing follows your sale by a comfortable margin, with the title work read and the insurance quoted in advance. We coordinate with your listing agent in the other state.
That depends on how your Gordon Drive 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.
Sources below were retrieved and checked in September 2026, with the Southwest Florida MLS pulled 29 September 2026 (closed sales and active and pending listings), FEMA’s flood layers queried in September 2026 and Collier County’s roll and sales files from data files dated 29 August 2026. Every figure on this page traces to one of them. No realtor, brokerage or listing portal is cited.
Collier County records
Florida Statutes, Constitution and rules
Federal and state flood, storm and beach records
City of Naples records and projects
Associations, schools, healthcare and neighborhood
News reports (dated)
Buyer representation
Our own pages
These are the primary documents behind this buyer page, each linked to the authority that publishes it; we do not re-host any of them. The documents that matter most for a specific home are not public: the title commitment, survey, permits, association estoppel and insurance quotes arrive through the transaction.
Document | Authority | Link |
|---|---|---|
Sale qualification codes | Florida Department of Revenue | |
Estoppel certificate fee schedule | Department of Business and Professional Regulation | |
2026 utility rates | City of Naples | |
Tropical Cyclone Report, Hurricane Ian | NOAA National Hurricane Center | |
Tropical Cyclone Report, Hurricane Helene | NOAA National Hurricane Center | |
Tropical Cyclone Report, Hurricane Milton | NOAA National Hurricane Center | |
Critically eroded beaches, August 2025 | Florida Department of Environmental Protection | |
Port Royal Property Owners Association bylaws | Port Royal Property Owners Association | |
2025-26 school grades | Florida Department of Education | |
Coastal Advisory Committee agenda packet, January 2024 | Collier County |
Market data from Southwest Florida MLS, pulled 29 September 2026, and Collier County recorded sales from data files dated 29 August 2026. McGreevy and Comisar, 24031 S Tamiami Trl #101, Bonita Springs, FL 34134, (239) 898-6072. Brokered by Domain Realty.