Updated September 2026
Buying at The Row at Royal Harbor means one of five 2018 condo units on Chesapeake Avenue, the condo documents and estoppel, the AE 9 flood zone and the East Naples Bay district tax line. McGreevy and Comisar walk you through all of it from the record. 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 in The Row at Royal Harbor means buying one of five condominium units at 1551 to 1559 Chesapeake Avenue, all built in 2018, the only condominium inside the recorded plats of the Royal Harbor canal neighborhood on the east side of Naples Bay, inside the City of Naples, ZIP 34102. A unit at The Row is a different purchase from any house around it: it comes with a mandatory condominium association, a declaration, an estoppel certificate and Florida’s condominium resale law, and it trades so rarely that the county deed record, not the MLS, is the market’s memory. This page is the step by step purchase path. For the portrait of the building itself, read our guide to The Row at Royal Harbor; for the wider city, our Naples guide.
If you are choosing an agent before you choose a unit, 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 at The Row and are selling to move, start with how we sell a unit at The Row at Royal Harbor and what your Row at Royal Harbor condo is worth. Weighing a house in the same neighborhood instead? Our Royal Harbor buyer guide walks the canal-house purchase, and our guides to selling in Royal Harbor and valuing a Royal Harbor home cover the other side of a move. Across the bay, our guides to Aqualane Shores and Port Royal set out the west-shore alternatives.
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 building of five units where nothing sold on the MLS in the last 12 months, we would rather you be ready before a unit at The Row 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 in The Row at Royal Harbor takes patience and a condominium file. There are only five units, all built in 2018, none sold on the MLS in the last 12 months (one was listed and did not sell), and a purchase runs through the condominium association’s documents, its estoppel certificate and Florida’s condominium resale law, not a house inspection alone.
Data updated: September 2026 (Collier County Property Appraiser 2026 preliminary roll and sales files, data files dated 29 Aug 2026; Florida Division of Corporations, read 28 Sep 2026; Southwest Florida MLS, pulled 24 Sep 2026 and 26 Sep 2026)
Everything below comes from the public record: the Collier County Property Appraiser 2026 preliminary roll, data files dated August 29, 2026 and its recorded sales, the Florida Division of Corporations’ entity search, the City of Naples’ zoning map, FEMA’s National Flood Hazard Layer, Florida’s condominium statutes and the Southwest Florida MLS. Where the public record is silent, and on a five-unit condominium it is silent on things a buyer badly wants to know, such as bedroom counts, parking, boat slips and the monthly assessment, this page says so plainly rather than guessing.
The Row at Royal Harbor, A Condominium, is five units at 1551, 1553, 1555, 1557 and 1559 Chesapeake Avenue, Naples, Florida 34102. The county roll records all five as built in 2018 and places every one inside the City of Naples. It is a small building by any Naples measure: five owners, five tax bills and one association, where many Naples condominiums count their units in the hundreds.
That size shapes everything a buyer does. There is no sales office, no on-site manager and no stream of listings to compare. A unit comes to market when one of five owners decides to sell, and the evidence for its price is a handful of recorded deeds and the county’s annual values rather than a deep pool of recent closings.
The only condominium inside Royal Harbor’s plats is The Row at Royal Harbor, five units on Chesapeake Avenue built in 2018. Royal Harbor is three recorded plats, Royal Harbor Units 1, 2 and 3, plus this five-unit condominium. On Collier County’s 2026 preliminary tax roll the neighborhood holds 421 parcels: 386 single-family homes, 25 vacant homesites, 4 lots that carry only a dock, seawall or pool, one City of Naples parcel and the five condominium units. Every parcel is inside the City of Naples, ZIP 34102.
So the building is a small exception in a neighborhood of houses. Its neighbors are canal homes on quarter-acre lots, and the rules around it are mostly written for those houses: the City’s single-family zoning, its Royal Harbor dock paragraph and a voluntary neighborhood association. The Row sits in a different zoning district, under a different ownership form and with an association of its own, and this page keeps the two apart wherever the record does.
The county roll gives each unit’s base area, its year built, its county value, its tax and every recorded transfer. The state’s corporate registry gives the association’s filing record. FEMA gives the flood zone. The City gives the zoning district. Those are the facts this page publishes.
The record does not give bedroom or bath counts, garages, elevators, pools, docks, boat slips or the number of stories. None of those is in the public record for The Row, and we do not guess at them: the listing, the condominium documents and a walk-through answer them. The record also does not publish the association’s assessments or budget; the estoppel certificate and the association’s records do, at resale.
A Royal Harbor house purchase is a fee-simple lot on the water, with no mandatory association, a City dock rule and a lot file the buyer assembles. A purchase at The Row is a condominium unit, with a mandatory association, a declaration that defines what you own, shared building decisions and an estoppel certificate that states what the unit owes before you close.
Several things carry over unchanged: the City of Naples governs, the flood zone is Zone AE, the evacuation zone is A, the canals were dredged through the same City taxing district, and the same schools, beaches and drives serve both. The differences are in the ownership: what you control alone, what you share with four neighbors, and which Florida statute governs the paperwork. The comparison section below sets the two side by side.
McGreevy and Comisar represent buyers at The Row at Royal Harbor from the public record outward: Collier County’s roll and recorded deeds, the state’s corporate registry, the City of Naples zoning and flood rules, FEMA’s flood map and Florida’s condominium 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 in a building that rarely trades. When a unit at The Row reaches the market, the buyer who already knows the recorded sale history, the county’s value for each unit size, the association’s filing record and the documents to request 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 and more than 4,000 transactions. Those are career numbers across Lee and Collier County, not a claim about any one building, and we say so on purpose: this page makes no claim about our own transaction count at The Row at Royal Harbor or in Royal Harbor, because we have none on file that we can document, and we will not publish one we cannot. 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.
★★★★★ “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
★★★★★ “Jesse listened to what we were looking for and found us exactly what we wanted. Jesse was always available to answer any questions and helped us through the entire process.” Verified Google review
★★★★★ “He was quick to respond with any questions about the purchase of our new home and made sure everything went smoothly! We highly recommend him as an agent!” Verified Google review
★★★★★ “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
★★★★★ “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
★★★★★ “So knowledgeable! You can tell they truly have a high level of expertise and were incredibly professional from start to finish.” Verified Google review
A condominium of five units has no management office to hand you a packet, and the state record lists owner-officers and no management company, so the documents a buyer needs come through the seller and the association’s own officers. The declaration defines what you own and what you share; the budget and the estoppel certificate set what you pay; the rules set what you may do with the unit; and Florida’s condominium law sets what the seller must deliver and how long you have to read it. An agent who has not read those documents cannot tell you what you are buying.
What we owe you is specific: the full recorded sale history of the building from the county deed record, with the unqualified resales labelled for what they are; the county’s value for the unit’s size group and how it has moved since 2021; the association’s state filing record; the condominium documents, budget, rules, insurance summary and recent minutes, requested on the day the contract is signed; the estoppel certificate, read against the budget; the flood zone and the building’s elevation information; an honest estimate of your first tax bill after the Save Our Homes reset; and insurance quotes on the unit before your deposit goes hard.
The Row at Royal Harbor is a five-unit 2018 condominium inside Royal Harbor’s plats, with no MLS sale or listing in the last 12 months, a recorded price history that starts with five developer sales in 2019 and 2020, and a purchase governed by Florida’s condominium law rather than the rules for Royal Harbor’s houses.
Data updated: September 2026 (Collier County Property Appraiser 2026 preliminary roll and sales files, data files dated 29 Aug 2026; Southwest Florida MLS, pulled 24 Sep 2026 and 26 Sep 2026; Florida Division of Corporations, read 28 Sep 2026)
This page runs long on purpose, in the order a purchase at The Row at Royal Harbor actually happens. Use the list below to jump to the section you need, or read it end to end before a unit comes to market so you are ready when one does.
We track The Row at Royal Harbor through two independent records: Collier County’s recorded deeds, which hold every transfer of the five units since they were built, and the Southwest Florida MLS, which showed no Row closing in the 12 months to September 24, 2026 and no Row listing on September 26, 2026.
Data updated: September 2026 (Collier County Property Appraiser sales file, data files dated 29 Aug 2026; Southwest Florida MLS, pulled 24 Sep 2026 and 26 Sep 2026)
A portal search shows what is listed today. For a building that rarely lists, that is almost nothing, and it says nothing about what the units have sold for. The county deed record is the opposite: it holds every recorded transfer since 2019, with the price, the date and the county’s own judgment of whether the sale was an arm’s-length market transfer. For The Row the deed record is the market’s memory, and the MLS is the place a new listing will appear.
We read both. The deed record tells a buyer what has been paid and how the county coded it; the MLS will tell a buyer what a seller is asking, how long a unit has been offered and what it describes inside the walls. Until a unit lists, the first record carries the evidence.
We tracked every recorded transfer of a Row unit on the county sales file, nine from June 2019 through December 2023: the five first sales from the developer, two later resales and two transfers recorded at $0. A “qualified” sale is a deed the county has reviewed and accepted as an arm’s-length market transfer, using the Florida Department of Revenue’s sale qualification codes; an unqualified transfer is one the county did not accept as a market-tested price, for any of the reasons those codes list.
That label matters here more than almost anywhere. Five of the seven priced transfers are qualified first sales from the developer; both later resales are coded unqualified. No unit at The Row has recorded a qualified sale since April 2020, on the Collier County Property Appraiser 2026 preliminary roll, data files dated August 29, 2026.
The Southwest Florida MLS recorded zero closings at The Row at Royal Harbor from September 25, 2025 to September 24, 2026, and showed zero Row listings active or pending on September 26, 2026. That is not a sign of a problem with the building; it is what a five-unit condominium looks like in most years. In the last 12 months we tracked 21 Royal Harbor single-family closings inside the three plats, which is the market the building sits in.
The Southwest Florida MLS carries ten Row listings since 2018. The developer listed the five units in 2018 and 2019 at $1,195,000 to $1,495,000, and all five closed in 2019 and 2020 at $1,150,000 to $1,350,000, after 107 to 494 days on market. Two resales followed: 1557 closed in January 2022 at $2,130,000 against a $2,300,000 list price, entered on the MLS at closing, and 1551, listed in March 2023 at $3,750,000 and taken off the MLS after 72 days, closed in December 2023 at $3,200,000 as an office-exclusive sale entered on the MLS after closing. 1559 has been offered twice since: at $2,995,000 from January to September 2025, and at $2,495,000 from December 6, 2025 until the listing was terminated on July 8, 2026 after 215 days. Neither sold. Every MLS record for the building lists three bedrooms, three full and one half baths, a two-car garage, a private in-ground pool and a private boat dock with electric on a canal with Gulf access and no bridges; MLS living area runs from 2,187 to 2,831 square feet, by each listing's stated source, and is not comparable with the county's base area (Southwest Florida MLS, Matrix, all statuses, pulled September 29, 2026).
With five units and seven recorded prices in seven years, a median price, an average price per square foot or a percentage change would describe the arithmetic, not the market. So this page lists the sales rather than summarizing them, labels each one as the county coded it, and sets the county’s annual values beside them as a second yardstick. A buyer should read each price as one event with its own circumstances, and should never treat a building-wide number as the value of a particular unit.
We say this plainly because a buyer will see confident numbers elsewhere. Here is the record, stated plainly: this is a five-unit condominium with a handful of recorded sales since 2019, and any figure that pretends otherwise is manufactured.
The market at The Row at Royal Harbor is quiet. Nothing sold or listed on the MLS in the last 12 months, and the county deed record shows five developer sales in 2019 and 2020 at $1,150,000 to $1,350,000 and two unqualified resales at $2,130,000 in January 2022 and $3,200,000 in December 2023.
Data updated: September 2026 (Collier County Property Appraiser sales file, data files dated 29 Aug 2026; Southwest Florida MLS, pulled 24 Sep 2026 and 26 Sep 2026)
Every transfer of a Row unit on the county’s sales file, from the Collier County Property Appraiser 2026 preliminary roll and sales files, data files dated August 29, 2026. Units are shown by street number on Chesapeake Avenue only.
Recorded | Unit (street number) | Recorded price | County qualification | What it was |
|---|---|---|---|---|
June 17, 2019 | 1555 | $1,150,000 | Qualified | First sale from the developer |
June 18, 2019 | 1559 | $1,350,000 | Qualified | First sale from the developer |
June 26, 2019 | 1551 | $0 | Not qualified | Non-sale deed |
June 26, 2019 | 1551 | $1,300,000 | Qualified | First sale from the developer |
March 11, 2020 | 1553 | $1,150,000 | Qualified | First sale from the developer |
April 28, 2020 | 1557 | $1,175,000 | Qualified | First sale from the developer |
January 13, 2022 | 1557 | $2,130,000 | Not qualified | Recorded resale |
March 29, 2022 | 1553 | $0 | Not qualified | Non-sale deed |
December 4, 2023 | 1551 | $3,200,000 | Not qualified | Recorded resale |
Collier County Property Appraiser sales file, data files dated August 29, 2026, all recorded history in the extract. Qualification is the county’s code under the Florida Department of Revenue’s sale qualification codes.
Five first sales from the developer in 2019 and 2020 at $1,150,000 to $1,350,000 set the building’s opening prices. Three closed in June 2019 and two in the spring of 2020, and the county qualified all five as market transfers. Together they total $6,125,000 for the five units, by our arithmetic.
For a buyer today those prices are history, not comparables. They were paid for new units, by buyers who chose from a developer’s offering, in a market before the run-up of 2021 to 2023 that roughly doubled the county’s value of the typical Royal Harbor house. They set a floor under the building’s price story and show which unit sizes sold first, and little more.
Two later recorded resales came at $2,130,000 (January 2022) and $3,200,000 (December 2023), both coded by the county as unqualified, so treat them as reported prices, not market-tested medians. The county does not publish its reason deed by deed, and the Department of Revenue’s code list covers many situations, from transfers between related parties to sales on unusual terms, so an unqualified code tells a buyer what the county did not accept, not what happened.
Two things can be said with confidence. Both resale prices sit far above the county’s value for the same units in the year they were recorded: the 2022 price against a 2022 county value of $1,434,418 for that unit size, and the 2023 price against a 2023 county value of $1,636,684. And both sit far above the developer prices of two to four years earlier. A seller will cite them; a buyer should ask what they were, and the listing agent and the unit’s records are where that answer lives.
Two transfers on the file were recorded at $0, one in June 2019 and one in March 2022. A $0 deed is a non-sale transfer, recorded when title moves without a purchase price. They are never sales and never enter a price discussion. We list them only because a buyer reading the county file will see them and should know what they are.
On the MLS side, the record is simple: zero closings at The Row from September 25, 2025 to September 24, 2026, and nothing active or pending on September 26, 2026. One unit was offered in the window: 1559, listed at $2,495,000 from December 6, 2025 until the listing was terminated on July 8, 2026. For a buyer who wants a unit now, that means there is nothing to tour. For a buyer who can wait, it means the next listing will be the first real market test of the building in years, and the buyer who is prepared when it appears is the one with the best chance.
Seven recorded prices can tell you the building’s opening range, the direction the county’s values have moved since, and what two sellers recorded after the run-up of 2021 to 2023. They cannot tell you what a particular unit is worth today. The unit’s size, its position in the building, its condition and finishes, what it includes in parking or storage under the declaration, and the association’s reserves and assessments all move a price, and none of them is on the county file.
The practical answer is to price a Row unit against three things together: its own recorded history and the building’s, the county’s value for its size group, and the current Royal Harbor house market around it, which shows what buyers are paying for the neighborhood’s address. The sections below walk through each.
The Row at Royal Harbor had no MLS closing in the last 12 months, and its one listing in that time, 1559, did not sell, and its county record holds just seven recorded prices since 2019. When a unit does come to market, the buyer who has already read that history, the association’s filing record and the documents to request can move first.
Buying? Read 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. Selling a Row unit or a Royal Harbor house to buy? Start with a valuation of your Row at Royal Harbor condo and Call Jesse direct at (239) 898-6072. We have been Top 1% Real Estate Agents Nationally Since 2008.
Collier County’s 2026 preliminary roll values the five units at The Row at Royal Harbor from $1,430,200 to $1,798,600 each, by unit size, with no land value assigned to any unit. Those are county just values as of January 1 for taxes, not sale prices and not an appraisal.
Data updated: September 2026 (Collier County Property Appraiser 2026 preliminary roll and certified values 2021 to 2025, data files dated 29 Aug 2026)
The county records three sizes among the five units. Two units carry 2,831 square feet of county base area, two carry 2,812 and one carries 2,217, for a median of 2,812 square feet and 13,503 square feet across the building, by our arithmetic. Base area is the county’s own measure of the unit; it is not MLS living area, it is not the figure a listing will print, and it should never be set beside an MLS price per square foot.
What the base area does give a buyer is a consistent way to compare the five units with each other. The two larger sizes differ by only 19 square feet; the smaller unit is about 600 square feet smaller than the others. Bedroom and bath counts are not in the public record; the listing and the condominium documents answer them.
The county’s just value for each unit size, from the Collier County Property Appraiser 2026 preliminary roll, data files dated August 29, 2026, with 2021 to 2025 certified and 2026 preliminary:
County base area (units) | 2021 | 2022 | 2023 | 2024 | 2025 | 2026 preliminary |
|---|---|---|---|---|---|---|
2,831 sq ft (2 units) | $1,150,625 | $1,606,905 | $1,636,684 | $1,798,600 | $1,798,600 | $1,798,600 |
2,812 sq ft (2 units) | $1,002,900 | $1,434,418 | $1,452,664 | $1,590,360 | $1,590,360 | $1,590,360 |
2,217 sq ft (1 unit) | $920,375 | $1,280,687 | $1,301,286 | $1,430,200 | $1,430,200 | $1,430,200 |
Collier County 2026 preliminary roll, county just value, not a sale price. Land just value is $0 on every unit, because the land is held in the condominium, not by the unit.
By our arithmetic, each size group’s county value rose about 55 to 59 percent from 2021 to 2026, with the largest step, about 39 to 43 percent, in 2022, and has not moved since 2024. The five units together carry $8,208,120 of county value on the 2026 preliminary roll.
A county just value is an assessment as of January 1 for taxes, built by mass appraisal across thousands of parcels. It is a yardstick for comparing units and for estimating a tax bill, not a forecast of what any unit will sell for. Both recorded resales at The Row sat well above the county’s value for the same unit in the year they closed, and the developer prices of 2019 and 2020 sat above the 2021 values, so the county number has run below recorded prices at every point in the building’s history.
For a buyer the useful reading is twofold. The county value sets the tax base your first bill will start from, and the trend across 2021 to 2026 shows the direction the county has seen, not the level a seller will ask.
On the county roll the land just value of every Row unit is $0. That is not an error and not a bargain: in a condominium, the land is held as part of the condominium’s common elements, described in the declaration, rather than parcel by parcel. Each unit’s county value is therefore a single figure for the unit and its share of what the condominium owns.
For a buyer it means two things. The land-versus-building split that drives the rebuild decision on a Royal Harbor house does not apply to a Row unit in the same way. And questions about the grounds, the parking, any docks and the building’s exterior are answered by the declaration, which says what is common, what is limited to one unit and what belongs to the unit itself.
The Row’s county values sit well below the typical Royal Harbor house. The median county just value of Royal Harbor’s 386 single-family homes on the 2026 preliminary roll is $3,673,316; the largest Row units, at $1,798,600, carry about 49 percent of that, and the smallest about 39 percent, by our arithmetic (Collier County 2026 preliminary roll, county just value, not a sale price). The houses’ median county value also rose faster, from $1,794,274 in 2021 to $3,673,316 in 2026, about 105 percent against the Row’s 55 to 59 percent.
The county measures both in base area, so size can be compared on the same footing: the median Royal Harbor house has a base area of the main building of about 2,640 square feet, and the Row’s median unit 2,812. A Row unit gives a buyer house-scale space on the county’s measure at well under half the county value of the median house, in exchange for a shared building, a shared site and an association.
The Row at Royal Harbor sits inside a busier market of houses. The Southwest Florida MLS counted 21 single-family closings inside Royal Harbor’s three plats in the 12 months to September 24, 2026, at a median of $2,975,000, a median 86 days on market and a median 90.13 percent of final list price.
Data updated: September 2026 (Southwest Florida MLS, Development “Royal Harbor” filtered to the three recorded plats, closed sales pulled 24 Sep 2026, active and pending listings pulled 26 Sep 2026; Collier County Property Appraiser qualified sales, data files dated 29 Aug 2026)
The 21 in-plat closings ran from $1,650,000 to $15,150,000, with the middle 11 sales between $2,503,500 and $5,100,000; only 1 of 21 closed at or above list. On September 26, 2026 the MLS showed 20 homes for sale inside the plats and 2 under contract, at a median list price of $5,697,500, the mean of the two middle listings at $5,400,000 and $5,995,000, and about 11.4 months of supply. These are house figures from the MLS, measured in living area; they are not Row figures, and they are published here as the market context, from the same pulls our Royal Harbor community guide uses.
For a Row buyer the house market matters in two ways. It is the alternative: a buyer priced for a Row unit is priced for the lower end of the Royal Harbor house market too, where the cheapest in-plat closing of the year was $1,650,000. And it is the neighborhood’s pulse: a buyer’s market in houses, with 90.13 percent median sale-to-list, tells a Row seller that Royal Harbor buyers negotiate.
The Southwest Florida MLS files some homes and condominiums north of the recorded plats under a ‘Royal Harbor’ development name, so MLS counts for Royal Harbor run higher than the neighborhood itself. On the pull of September 24, 2026, four of the development name’s 26 closings were condominium units in other buildings north of the plats; none was a Row unit, and they are not Royal Harbor condominium prices.
That is the single most common mistake in a search for a Royal Harbor condominium. A portal search for “Royal Harbor condos” mostly returns units that are not in Royal Harbor at all, in buildings with different ages, sizes, associations and flood profiles. The only condominium inside the plats is The Row, and a comparison built from those other units says nothing about it.
Collier County’s recorded deed record tells the house story from a different system. In the 12 months to August 29, 2026, the county recorded 16 qualified Royal Harbor sales: 13 improved single-family homes at a median of $3,700,000, from $2,350,000 to $15,150,000, plus two vacant homesites and one parcel carrying only a dock, seawall or pool. None was a Row unit.
Collier County counted 16 qualified Royal Harbor sales in the 12 months to August 29, 2026. The MLS counts more single-family closings because its window runs later, it records every closed listing rather than only the deeds the county marks as qualified, and its Royal Harbor label reaches a few streets beyond the plats. The county’s qualified-sales table and the MLS measure different things and should never be compared directly.
The Royal Harbor house market is seasonal. Thirteen of the 21 in-plat MLS closings of the last 12 months fell between February and April 2026, and on the county record 15 of 16 qualified sales were recorded between January 29 and June 19, 2026. The Row’s own recorded sales fit the same pattern loosely: its five developer sales closed in March, April and June.
For a Row buyer that suggests watching hardest from late autumn into spring, when owners who have decided to sell tend to list, while remembering that a five-unit building follows its owners’ lives, not the calendar. A unit can come to market in any month, which is why a saved search and an agent watching the address matter more than a season.
The Row at Royal Harbor and a Royal Harbor house share the City of Naples, the flood zone, the evacuation zone, the dredging district and the schools. They differ in ownership: a Row unit is a 2018 condominium with a mandatory association, and a house is a fee-simple canal lot with no mandatory association at all.
Data updated: September 2026 (Collier County Property Appraiser 2026 preliminary roll and sales files, data files dated 29 Aug 2026; Southwest Florida MLS, pulled 24 Sep 2026 and 26 Sep 2026; City of Naples zoning map; FEMA National Flood Hazard Layer)
This is the comparison most Row buyers actually make. Someone drawn to Royal Harbor’s canals and its City of Naples address can buy one of 386 houses or one of five condominium units, and the two purchases share a neighborhood but not much else. Where the record gives no yardstick for The Row, the cell says so rather than guessing.
Decision factor | The Row at Royal Harbor | A Royal Harbor house |
|---|---|---|
What you own | A condominium unit and a share of the common elements, as the declaration defines them | A fee-simple lot and house |
How many | 5 units | 386 single-family homes, plus 25 vacant homesites |
Year built | All 5 in 2018 | Median 2001; 131 before 1980 and 117 in 2015 or later |
County base area | 2,217 to 2,831 sq ft a unit (median 2,812) | Median base area of the main building about 2,640 sq ft |
County just value, 2026 preliminary | $1,430,200 to $1,798,600 a unit | Median $3,673,316 |
Association | Mandatory condominium association (filed December 19, 2018, active) | None mandatory; the Royal Harbor Association is voluntary at $50 a year |
Resale documents | Florida condominium law, s. 718.503, and an estoppel certificate under s. 718.116 | No s. 720.401 disclosure and no association estoppel |
Zoning | R3-12 multifamily | R1-10/RVSOD, with R1-15/RVSOD at the south end of Tarpon Road |
Flood zone | Zone AE, 9-foot base flood elevation | All Zone AE: 342 parcels AE 9 and 76 AE 8 at the street side |
East Naples Bay district (0.5 mill) | All 5 units | 358 of Royal Harbor’s 421 parcels |
Docks | Not in the public record; the declaration and the listing answer it | Governed by the Royal Harbor paragraph of City Code Sec. 56-93 |
MLS closings, 12 months to Sep 24, 2026 | 0 | 21 inside the plats, median $2,975,000 |
Listed on Sep 26, 2026 | 0 | 20 active and 2 pending inside the plats |
Last county-qualified sale | April 2020 | 13 improved sales in the 12 months to Aug 29, 2026, median $3,700,000 |
2026 preliminary tax bill | $10,631.72 to $17,100.37 a unit | Median $26,620 |
County rows: Collier County Property Appraiser 2026 preliminary roll and sales files, data files dated August 29, 2026, county just value, not a sale price. MLS rows: Southwest Florida MLS, single-family closings inside the three plats, pulled September 24, 2026, and listings pulled September 26, 2026. Zoning from the City’s zoning map; flood from FEMA’s National Flood Hazard Layer; docks from the City’s dock code.
The first fact is cost. On the county’s books a Row unit carries well under half the value of the median Royal Harbor house, and the cheapest in-plat house sale of the last 12 months, $1,650,000, sits inside the Row’s range of county values. A buyer at the Row’s price level is therefore choosing between a 2018 condominium unit and one of the older, smaller houses that make up the lower band of the house market.
The second fact is age. Every Row unit dates from 2018; 131 of Royal Harbor’s houses were built before 1980, and on the county’s books those older houses are valued mostly as land. A buyer at a Row price who chooses a house is usually choosing an older house on a canal lot, with the flood-rule, renovation and insurance questions that come with it; a buyer who chooses The Row is choosing a newer building with shared decisions.
At The Row, decisions about the roof, the exterior, the shared grounds and the building’s insurance are made through the association under the declaration, and the costs are shared through assessments. In a house, the owner makes every one of those decisions alone and pays for each alone, from the seawall to the roof.
That trade works in both directions. A Row owner shares the big capital items with four neighbors and accepts that some decisions are made by the association’s vote; a house owner controls everything and carries everything. A buyer who wants to renovate freely, add a pool or build a larger dock is buying a house. A buyer who wants a newer building, a smaller footprint and shared upkeep is the natural Row buyer.
Choose The Row if you want a 2018 building inside the City of Naples on Royal Harbor’s plats, a unit that the county measures at house scale, shared upkeep of the building and grounds, and a price that sits well below the median Royal Harbor house on the county’s books. It suits a seasonal owner who wants to lock the door and leave, a buyer downsizing from a Royal Harbor house who wants to stay in the neighborhood, and a buyer who would rather not manage a canal lot’s seawall and dock alone.
Choose a Royal Harbor house if a private dock under the City’s Royal Harbor rule, full control of the lot and the freedom to renovate or rebuild matter more than shared upkeep, and if you are ready to manage the flood file, the seawall and the 50 percent rule yourself. Our Royal Harbor buyer guide walks that purchase in full.
The buyer in between should compare specific properties: a particular Row unit when one lists, against the one or two houses in the same price band on the same week’s market, on the documents, the insurance quotes and the first-year tax bill. Call Marc at (239) 287-5873 to run that comparison on the properties you are weighing.
Buying at The Row at Royal Harbor follows an ordinary Florida contract with a condominium file built around it: watch for a listing, read the building’s recorded history, write the offer on the right calendar, then read the declaration, budget, rules and estoppel, clear inspections and insurance quotes, and close with title and the association settled.
Data updated: September 2026 (Florida Statutes, current text; Collier County Property Appraiser 2026 preliminary roll; City of Naples records)
A purchase at The Row has one outside party a Royal Harbor house purchase does not, the condominium association, and one legal regime, Florida’s condominium law. The nine steps below are the order we work in, and several of them start before a unit is even listed.
With nothing sold on the MLS in the last 12 months and nothing listed today, the first step is preparation. Settle your financing or proof of funds, decide how you will use the unit, primary home, second home or occasional rental under the rules, and set up a saved search so the listing reaches you the day it goes live. The buyer who has done this work can write in days.
Before you see a unit, read what the county file says about the building: the five developer sales of 2019 and 2020, the two unqualified resales of 2022 and 2023, and the county’s values for each unit size since 2021. We walk every buyer through that record, because it is the only price history the building has until a unit trades on the MLS.
On the tour, confirm what the public record cannot: the bedroom and bath count, the parking, any storage, whether there is an elevator, and whether any dock or slip is assigned to the unit under the declaration. Look at the building’s exterior and roof from the street, the common areas and the neighbors: with 25 vacant homesites and 131 pre-1980 houses on Royal Harbor’s roll, a rebuild nearby is always possible.
Price the tax bill you will pay, not the one the seller pays. Florida’s Save Our Homes cap resets at a sale, so a buyer’s first bill is computed on the county’s full just value. Add the association’s assessments from the budget and estoppel, the City’s utility charges as the association bills or passes them through, and insurance quoted on the unit. The annual cost section below sets out each line.
A Row contract needs time for the condominium documents to arrive and be read, for the estoppel certificate to be ordered, for inspections and for insurers to quote on the unit. Florida’s condominium law gives a resale buyer a statutory window to cancel after receiving the documents, and we write the inspection period and closing date around those clocks so that none of them becomes the seller’s leverage.
Ask for the declaration, articles, bylaws, rules, the current budget, the most recent financial information, the association’s insurance summary, recent minutes and the Frequently Asked Questions and Answers sheet as soon as the contract is signed. Florida’s s. 718.503 requires the seller to deliver the governing documents and the question-and-answer sheet, and the rest is what a careful buyer asks for. The documents section below gives the full list.
The estoppel certificate, issued by the association under s. 718.116, states what the unit owes: the regular assessment, any special assessment, any amount past due and any transfer charge. Its 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 current estoppel certificate fee schedule. We read it against the budget before closing.
Inside the inspection period, turn condition into numbers: the unit’s systems, windows and doors, the air conditioning and water heater, and any sign of water intrusion; the building’s exterior and roof as far as they can be seen; and quotes for the unit owner’s coverage and flood cover on the unit. The declaration tells the inspector and the insurer where the association’s responsibility ends and yours begins.
Close with everything settled: title insurance issued on the unit, the estoppel amounts paid or credited, the owner’s insurance bound, the tax proration computed from the current bill, and any association approval the documents require delivered. After closing, record the homestead exemption if the unit will be your primary residence and apply for the City’s free resident beach parking permit.
Buying a unit at The Row at Royal Harbor puts the purchase under chapter 718 of the Florida Statutes, the condominium chapter. 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.
Data updated: September 2026 (Florida Statutes, current text; Department of Business and Professional Regulation estoppel fee schedule)
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 Row contract through one.
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. At The Row, whether a unit comes with a garage, 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 Row buyer before the inspection period ends, because it is where the surprises live: which repairs are the association’s and which are yours, 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 it 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 a buyer who receives the documents on a Friday before a holiday weekend, can lose 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 the association 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, and 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.
At The Row the estoppel is also where a buyer first sees the assessment in writing: the condominium association does not publish its assessments. MLS listings have reported a condominium fee of $971 a month on the 2018 to 2022 listings and $2,100 a month on the December 2025 listing; the estoppel certificate at resale states the current figure.
Florida’s homeowners association disclosure summary, required by s. 720.401, Florida Statutes, attaches only where a mandatory homeowners association exists under chapter 720. Royal Harbor’s houses have no mandatory homeowners association; the Royal Harbor Association is voluntary at $50 a year, so the duty does not arise for a Royal Harbor single-family resale.
The Row at Royal Harbor is a chapter 718 condominium, where the condominium regime applies instead. That is the fork in one sentence: a house on Royal Harbor’s plats has no association regime at all, and a unit at The Row has the condominium regime, with its documents, its estoppel and its review window. Which regime applies to a given purchase is a question for your closing agent or real estate attorney; 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 Row’s condominium documents and building height decide whether Florida’s condominium milestone rules apply; ask for them at resale.
We state the statute’s threshold as a general fact and nothing more. The public record we reached does not give The Row’s story count, and this page draws no conclusion about how any condominium safety rule applies to the building. The documents and the association’s records are the place to read it.
The state record shows that The Row at Royal Harbor Condominium Association, Inc. is a Florida not-for-profit corporation, document N18000013207, filed December 19, 2018, with status active and annual reports filed every year from 2019 through 2026. It lists owner-officers and no management company.
Data updated: September 2026 (Florida Division of Corporations entity search, read 28 Sep 2026)
A search of the Florida Division of Corporations’ entity search for “Row at Royal Harbor”, read on September 28, 2026, returns THE ROW AT ROYAL HARBOR CONDOMINIUM ASSOCIATION, INC., a Florida not-for-profit corporation, document number N18000013207, filed December 19, 2018, with status ACTIVE and a principal address on Chesapeake Avenue. The association has filed its annual report every year from 2019 through 2026, most recently on January 10, 2026.
For a buyer, that is the baseline check on any condominium: the association exists, it is active, and it has kept its state filings current. A lapsed or inactive association would be a reason to slow down and ask why; this one shows an unbroken filing record since the year after the building was completed.
The state record lists owner-officers and no management company. We do not print officer or agent names on this page; the record itself is public for anyone who wants to read it. What matters for a buyer is the structure: the people who run the association are unit owners, not a hired manager.
In a building of five units that is a common arrangement, and it changes how a purchase runs. Documents, the estoppel certificate and any approvals come from the association’s officers rather than a management office, so the timing depends on the people involved. We request everything on the day the contract is signed and build the calendar around realistic turnaround.
A five-unit association spreads every shared cost across five owners. A roof, exterior painting or an insurance increase is divided five ways rather than hundreds of ways, so each owner’s share of a large item is large, and each owner’s vote carries weight. A buyer should read the budget, the reserve lines it carries and the minutes for any discussion of upcoming work.
It also means relationships matter. Four neighbors are also the association. That can make decisions fast and informal, or slow if owners disagree. The minutes and the rules tell a buyer how the building has run, and they are part of the file we read with every Row buyer.
The corporate record shows that the association exists and files on time. It does not show the budget, the assessments, the reserves, the insurance, the rules or any pending special assessment. Those live in the association’s own records and reach a buyer through the resale documents and the estoppel certificate. The Sunbiz record is the first check, not the last.
A buyer at The Row at Royal Harbor should hold the declaration and its exhibits, the articles, bylaws and rules, the current budget and most recent financial information, the association’s insurance summary, recent minutes, the Frequently Asked Questions and Answers sheet, the estoppel certificate, the latest tax bill and the title commitment before the deposit goes hard.
Data updated: September 2026 (Florida Statutes, current text; Department of Business and Professional Regulation estoppel fee schedule; Collier County Clerk Official Records)
On a Royal Harbor house most of the file comes from the seller, the City and the title company. At The Row the association adds its own layer, and it is the layer that most often changes the price or the decision.
The condominium association does not publish its assessments; the estoppel certificate at resale states them. The budget shows how that figure is built: insurance, maintenance of the building and grounds, utilities the association pays, any management or accounting cost, and any reserves. In a five-unit building each line is divided among very few owners, so a change in one line, insurance most of all, moves every owner’s assessment.
We read the budget against the estoppel and the minutes together. A budget that carries little for future repairs, or minutes that discuss a large project without a funding plan, tell a buyer to ask about a future special assessment before going firm.
In a Florida condominium, insurance 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 at The Row is written in the documents, and your own policy has to start where the association’s stops. The insurance summary and the declaration together tell your insurer what to quote.
Flood coverage deserves its own question. The building sits in Zone AE, and whether the association carries flood insurance on the building, and for how much, is part of what a buyer should read before closing.
Beyond the association’s file, ask for the unit’s own records: permits for any work inside the unit, the seller’s insurance declarations page, any claims history the seller can provide, and the utility accounts that will move to your name. The City’s flood portal holds flood information by address, and the City’s building department keeps the permit history.
A title commitment on a condominium unit covers the unit and its share of the common elements as the declaration describes them. The Collier County Clerk’s Official Records search holds the recorded declaration and any amendments, and the title company runs the search there. We read the commitment for anything recorded against the unit and for the declaration’s recording references before the inspection period ends.
Owning a unit at The Row at Royal Harbor means Collier County property tax at 9.5076 mills, because all five units sit inside the East Naples Bay Special Taxing District, plus the condominium association’s assessment, which the association does not publish, City of Naples utility charges and the unit owner’s insurance. There is no CDD and no club.
Data updated: September 2026 (Collier County Property Appraiser 2026 preliminary roll, data files dated 29 Aug 2026; City of Naples 2026 utility rates, effective 1 Oct 2025; Gulfshore Business, Sep 2026)
The tax figures below come from the Collier County Property Appraiser 2026 preliminary roll, data files dated August 29, 2026, county just value, not a sale price. These are 2026 preliminary roll figures; the November 2026 tax bill is the final record.
Layer | Amount | Period | Source |
|---|---|---|---|
Collier County | 3.2449 mills | Annual, November tax bill | 2026 preliminary roll |
Collier County School Board | 4.1470 mills | Annual | 2026 preliminary roll |
City of Naples | 1.2900 mills | Annual | 2026 preliminary roll; Gulfshore Business |
East Naples Bay Special Taxing District (all 5 units) | 0.5000 mill | Annual | |
Water management and mosquito control districts | 0.3257 mills combined | Annual | 2026 preliminary roll |
Non-ad-valorem assessments | none on any Royal Harbor parcel | n/a | 2026 preliminary roll (final bill November 2026) |
Condominium association assessment | Not published | Set by the budget | Estoppel certificate at resale |
City utilities | Per the City’s rate sheet | Every two months | |
Royal Harbor Association | $50, voluntary | Annual | |
Unit owner’s insurance and any flood cover | Quoted unit by unit | Annual | See the insurance section |
The association line says “not published” on purpose. The condominium association does not publish its assessments; the estoppel certificate at resale states them. How the City’s utility charges reach each unit, billed to the owner or paid through the association, is in the budget. Everything else in the table is a published number with its source.
All five units at The Row are inside the East Naples Bay Special Taxing District, so every unit is taxed at the district-area rate of 9.5076 mills on the 2026 preliminary roll. A mill is $1 of tax for every $1,000 of taxable value, so 9.5076 mills is $9,507.60 for every $1,000,000 of taxable value.
The pieces are 4.1470 mills for the School Board, 3.2449 for Collier County, 1.2900 for the City of Naples, 0.3257 for the water management and mosquito control districts combined and 0.5 for the district. The City of Naples raised its operating millage from 1.23 to 1.29 mills for fiscal 2026-27, adopted at the final budget hearing on September 16, 2026, as reported by Gulfshore Business; the 2026 preliminary roll already carries 1.29.
The 2026 preliminary total taxes on the five units run from $10,631.72 to $17,100.37. The spread reflects the homestead exemption and the Save Our Homes cap on some units, not a difference in the buildings, and a buyer should not budget from the seller’s bill. Under s. 193.155, Florida Statutes, a capped assessed value resets to just value on a change of ownership, so a buyer’s first bill is computed on the full county value.
A tax figure printed on a listing is the seller’s bill. A buyer who plans from it can be surprised in the first November, and on a unit held under a homestead for several years the gap can run to thousands of dollars.
Our arithmetic at the 2026 preliminary rates, before any non-ad-valorem charge, for a new owner of a unit at each county value:
Illustration, new owner, 2026 preliminary rates | No homestead exemption | With the homestead exemption |
|---|---|---|
Unit valued at $1,798,600 (2,831 sq ft base area) | about $17,100 | about $16,729 |
Unit valued at $1,590,360 (2,812 sq ft base area) | about $15,121 | about $14,749 |
Unit valued at $1,430,200 (2,217 sq ft base area) | about $13,598 | about $13,226 |
Of which the East Naples Bay district line | about $715 to $899 | about $715 to $899, less the exemption’s share |
Our arithmetic: county just value times 9.5076 mills; the homestead column removes $25,000 of value from every levy and a further $25,000 from the non-school levies, about $372. Illustrations, not bills.
The county may also value a unit differently in the year after a sale. As an illustration only, if the county valued a unit at the $3,200,000 recorded in the building’s December 2023 resale, the bill at today’s rates would be about $30,424 without a homestead exemption, by our arithmetic. We model the bill both ways for any unit before an offer.
All five Row units pay the East Naples Bay Special Taxing District’s 0.5 mill. On the 2026 preliminary roll, 358 of Royal Harbor’s 421 parcels pay it, and the 1987 ordinance excludes properties facing Naples Bay. The 0.5 mill is $500 per $1 million of taxable value, about $715 to $899 a year on the Row’s county values before exemptions, by our arithmetic.
The money is spent on the canals. The ordinance created the district for canal “maintenance dredging,” with authority for seawall inspection and surveillance of surface water pollution, and City Council adopted a district budget of $400,015 for fiscal 2026-27, as adopted on September 16, 2026, per Gulfshore Business.
Florida’s homestead exemption under s. 196.031, Florida Statutes removes $25,000 of value from every levy and a further $25,000 from the non-school levies. If the unit will be your primary residence, file for the exemption with the Collier County Property Appraiser after you close.
The tax picture may change after the November 2026 election. A statewide amendment on the ballot “would increase nonschool property tax exemptions for primary homes from $25,000 to $150,000 in 2027 and $250,000 in 2028,” as reported by Gulfshore Business in September 2026; the same report says it would also cut the annual assessment cap on non-homestead property from 10 percent to 5 percent. The proposal goes to voters in November 2026. We do not predict the outcome; for a buyer weighing a primary residence against a second home, we model the bill both ways once the result is known.
The association assessment is the one line a buyer cannot read in advance. The condominium association does not publish its assessments; the estoppel certificate at resale states them, and the budget shows what they pay for. In a building of five units, a single large item, a roof, exterior work or an insurance renewal, is shared five ways, so ask about the next few years of planned work as well as today’s figure.
Royal Harbor is on City of Naples water and sewer, and the City bills utilities every two months under its 2026 utility rate sheet, effective October 1, 2025. Council advanced higher stormwater rates in late 2025, as reported by local news in Gulfshore Business, so the rate sheet is the record to budget from until the City publishes the new schedule. The City completed a $5 million upgrade of the water distribution system in the Royal Harbor area in 2016, replacing asbestos-cement mains, per the City’s Comprehensive Plan.
Electricity comes from Florida Power and Light on overhead lines, and natural gas is “not available in our neighborhood due to a lack of infrastructure bringing gas to our area from US41,” as the Royal Harbor Association’s infrastructure page put it in September 2026. The association reported that Lumen was installing Quantum Fiber lines in the neighborhood, with completion expected in January 2026, on its Quantum Fiber page; check fiber service by address.
There is no community development district and no non-ad-valorem assessment on any Royal Harbor parcel on the 2026 preliminary roll; the November 2026 tax bill is the final record. There are no club dues and no initiation fee, because no club membership is attached to any Royal Harbor address. There is no gate fee. And there is no undergrounding assessment: Royal Harbor’s power lines are overhead, the Royal Harbor Association reported in November 2025 that the estimate for burying them came to about $30,000 per lot and that the project is on indefinite hold, and no undergrounding assessment has been adopted for Royal Harbor.
The Row at Royal Harbor, five condominium units built in 2018, sits in Zone AE with a 9-foot base flood elevation, like most of the neighborhood, on FEMA’s map effective February 8, 2024. The building’s elevation certificate, not the zone alone, shows how its floors sit against that line.
Data updated: September 2026 (FEMA National Flood Hazard Layer, effective FIRM 8 Feb 2024, queried 26 Sep 2026; NOAA and USGS storm records; Collier County evacuation zones)
Zone AE is FEMA’s coastal high-risk zone, a Special Flood Hazard Area where the base flood, the flood with a 1 percent chance of happening in any year, is expected to reach a mapped elevation. Two consequences follow for any purchase in it: a lender making a federally backed mortgage requires flood insurance on the building, and any new building or substantial rebuild must put its lowest floor above that mapped elevation plus the City’s foot of freeboard. The Row is not unusual in the City: the City says “over 90 percent of the addresses within the City of Naples are within the SFHA” (City of Naples, flood mitigation guidelines).
Every Royal Harbor parcel is in FEMA flood Zone AE on the map effective February 8, 2024 (panels 12021C0393J and 12021C0581J), per FEMA’s National Flood Hazard Layer and its panel index. All five Row addresses on Chesapeake Avenue read AE with a 9-foot base flood elevation, NAVD88, when tested against FEMA’s flood-zone polygons on September 26, 2026.
The City of Naples is its own community in the National Flood Insurance Program, community number 125130, and has participated since 1971 (City of Naples, floodplain information). FEMA’s map service returned no Letter of Map Revision or Letter of Map Amendment anywhere in the Royal Harbor area, so the panels as published govern the building.
The City sets a new building’s lowest floor by adding a foot of freeboard to FEMA’s base flood elevation: its flood mitigation guidance makes the design flood elevation the base flood elevation plus 1 foot. By that arithmetic, a building designed today on an AE 9 site puts its lowest floor at 10 feet NAVD88. The Row was permitted before the February 8, 2024 map took effect, under the map in force at the time, so its elevation certificate, not today’s formula, shows where its floors sit.
Below the design flood elevation the City allows only parking, storage and building access, with flood vents in any enclosure. That is the general shape of a building permitted in a City flood zone; whether The Row’s ground level is parking, storage or entry is a question the listing, the documents and a walk-through answer.
The elevation certificate, completed by a licensed surveyor, records the height of the lowest floor, any garage slab, the machinery and the ground around the building against the base flood elevation, and it drives an NFIP flood premium. For a building permitted in a flood zone under modern rules, the certificate is normally in the City’s permit file. Flood insurance cost depends on the elevation certificate; ask for it at listing, or look the address up on the City’s flood portal (City of Naples flood portal).
The storm record gives a buyer context, not a guarantee. In Hurricane Ian, on September 28, 2022, the National Hurricane Center found “Maximum inundation of 6 to 9 ft AGL occurred in Naples” (NHC Tropical Cyclone Report, Ian). Ian’s peak at the USGS sensor in Naples Bay, 7.10 feet NAVD88, was about 1.9 feet below the 9-foot base flood elevation that covers most Royal Harbor lots, The Row included; still-water gauges do not include waves. No surveyed high-water mark inside Royal Harbor was located for this guide; the figures shown are from gauges in and near Naples Bay.
In 2024 NOAA’s Naples Bay North gauge, about half a mile north of Royal Harbor, peaked at 4.71 feet NAVD88 in Helene and 5.77 feet in Milton (NOAA station 8725114; NHC Helene report; NHC Milton report). In Census Tract 6, which is essentially Royal Harbor plus a strip north toward US-41, FEMA’s claims data records 312 Ian claims, 211 of them on single-family homes. The City has not published storm damage counts by neighborhood, and claims are not damage counts.
The federal claims record shows which buildings cost the most to repair. Across ZIP 34102 in Ian, non-elevated buildings averaged $122,338 in building payments against $83,031 for elevated buildings, and homes built before 1975 averaged $175,424 against $62,780 for homes built in 2010 or later (FEMA OpenFEMA, NFIP claims). Those are ZIP-wide house figures, not Row figures, but they show why a 2018 building’s elevation matters to a buyer: newer, elevated construction has cost the flood program far less to repair.
Every Royal Harbor parcel is in Collier County hurricane evacuation Zone A (Collier County, hurricane evacuation zones). Zone A is the first zone ordered to leave when a storm-surge threat is forecast, and with Sandpiper Street the only road in and out of Royal Harbor, a Row household should plan where to go and who will check the unit afterward. For a seasonal owner, that plan belongs in the association’s hurricane arrangements too, which the minutes and rules may describe.
NOAA measures a relative sea-level rise of 1.32 inches per decade at the Naples gauge, from monthly means between 1965 and 2023 (NOAA sea level trend, station 8725110). City of Naples code caps new and replacement seawalls at 4.8 feet NAVD88; at a September 2025 workshop the City’s consultant recommended a 5.6-foot minimum instead, and as of July 2026 the City was still exploring that ordinance (City of Naples Code, Sec. 52-92; consultant’s presentation). For a buyer weighing a long hold, a building’s floor height against today’s flood elevation is the number to weigh.
Insuring a unit at The Row at Royal Harbor means reading the declaration first: the association insures what the documents assign to it, and the owner insures the rest, usually the unit’s interior, contents and liability, with flood cover as a separate question. Premiums are quoted unit by unit, so we quote before the deposit goes hard.
Data updated: September 2026 (Citizens policies in force to 31 Aug 2026; Collier County Florida Building Code wind map; Florida Statutes 2026; OpenFEMA NFIP policies effective Jun 2025 to May 2026)
A Row insurance file has two layers where a house has one. The association’s policy covers the building as the declaration and its budget describe; the owner’s policy starts where the association’s stops. A buyer who quotes the unit before reading the association’s insurance summary is quoting in the dark.
In a Florida condominium, the declaration and the association’s policy decide which parts of the building the association insures, and the owner’s policy covers what is left to the unit, typically interior finishes, contents, improvements the owner has made and personal liability. At The Row, the association’s insurance summary and the declaration are the two documents your insurer needs to see before quoting.
Ask two questions in writing: what the association’s policy covers and at what deductible, and whether a deductible or uninsured loss could be passed to owners as a special assessment. In a five-unit building the answer to the second question matters more than in a large one.
The building is in a Special Flood Hazard Area, so a federally backed mortgage requires flood insurance. Whether the association carries flood cover on the building, and for how much, is in its insurance summary; the owner then decides what unit-level flood cover to carry for contents and anything the association’s policy leaves out.
FEMA publishes every NFIP policy without its address. In Census Tract 6, which is essentially Royal Harbor, the median single-family NFIP policy effective June 2025 to May 2026 cost $2,464 a year, and homes built in 2015 or later paid a median $2,854 (FEMA OpenFEMA, NFIP policies). Those are house figures and do not describe a condominium unit’s cover; premiums are quoted house by house and unit by unit, and these medians describe existing NFIP policies, not a quote for any home. Since FEMA’s Risk Rating 2.0, each NFIP policy is priced from the property’s own features.
The City of Naples is a Class 5 community in FEMA’s Community Rating System, which the City says is worth up to a 25 percent discount on standard flood policies (City of Naples, flood insurance; FEMA, Community Rating System). The discount reflects City-wide floodplain management and applies to NFIP policies across the City, The Row included.
Collier County’s Florida Building Code wind map puts Royal Harbor’s design wind speed at 166 to 167 mph for homes, well inside the wind-borne debris region, so new or replaced windows and doors need impact-rated glass or approved shutters (Collier County, Florida Building Code 8th edition wind load map). A City of Naples permit uses the City building department’s own wind map; confirm the exact figure with the permit. A building permitted in 2018 was built under the wind rules of its day, and its permit file records what openings it carries.
Florida insurers must offer premium discounts for documented wind-mitigation features: the roof covering, how the roof deck is attached, the roof-to-wall connection, the roof’s shape, secondary water resistance and protection of the openings (Florida Statutes, s. 627.0629). An inspector documents those features on the state’s standard wind-mitigation form (Florida Office of Insurance Regulation, wind mitigation resources). Whether a unit owner’s policy or the association’s master policy benefits from those credits depends on who insures the structure, which the declaration settles.
Florida’s insurer of last resort, Citizens, cannot write a home whose dwelling replacement cost is $700,000 or more, under s. 627.351, Florida Statutes. The market has moved to private carriers county-wide: Citizens reported 11,507 policies in force in Collier County on December 31, 2022 and 2,904 on August 31, 2026 (Citizens Property Insurance, policies in force). How that line applies to a condominium unit’s own policy is a question for your insurer, because a unit policy covers a different share of the building than a house policy does.
Insurance is easiest to price before your deposit goes hard. With the declaration, the association’s insurance summary, the building’s elevation certificate and the seller’s current declarations page in hand, an insurer can quote a Row unit within the inspection period. We ask for all four on the day the contract is signed, because a premium that changes the math of the purchase is a negotiating point only while you still have a contingency.
The Row at Royal Harbor sits in the City of Naples’ R3-12 multifamily district, while the houses around it are zoned R1-10 and R1-15 with the City’s boat and trailer storage overlay. Changes inside a unit follow the declaration and the City’s building permits; changes to the building follow the association’s decisions and the City’s flood rules.
Data updated: September 2026 (City of Naples zoning map; City of Naples Ordinance 2024-15508 and flood mitigation guidance; City Design Review Board page)
Royal Harbor’s single-family streets are zoned R1-10 by the City of Naples, with R1-15 at the south end of Tarpon Road, and both carry the City’s Recreational Vehicle Storage Overlay District. The Row at Royal Harbor sits in the R3-12 multifamily district, per the City’s zoning map.
For a buyer the practical point is that The Row follows the City’s multifamily rules, not the single-family lot standards that govern the houses. The single-family setbacks, lot minimums and building-area caps that decide how big a Royal Harbor house can be do not describe The Row’s site. And there is no neighborhood design review for single-family houses: the City’s Design Review Board page states that “Single family zoning districts are not subject to design review” (City Design Review Board); The Row’s R3-12 site is a multifamily district and follows the City’s multifamily rules instead.
What an owner may change inside a Row unit is set first by the declaration and rules, which may require the association’s consent for work that touches walls, floors, plumbing or anything shared, and then by the City’s building permits. Before you plan a kitchen, a bath or new flooring, read the renovation provisions and ask whether the association requires notice, approval or insurance from contractors.
That is a real difference from a Royal Harbor house, where the owner answers only to the City. At The Row, four neighbors share the walls, the roof and the site, and the documents protect them.
In the City of Naples, work on a home in a flood zone counts as a substantial improvement when its cost reaches 50 percent of the structure’s market value before the work. The City used a one-year cumulative lookback from 2007 until December 4, 2024, when Ordinance 2024-15508 eliminated it. The City measures the structure’s value from the county’s assessed building value or an owner’s licensed appraisal of depreciated replacement cost, per its development and floodplain page.
The same test applies after a storm: when the cost to restore a damaged building reaches 50 percent of its pre-damage market value, it is substantially damaged and must be rebuilt to the current rules (City of Naples, flood mitigation guidelines). For a condominium those are building-wide questions, handled through the association, which is one more reason to read how the documents allocate repair decisions and costs.
Royal Harbor is rebuilding. New homes by the year the main building was built on the county roll ran 11 in 2015, 10 in 2016, 4 in 2017, 2 in 2018, 10 in 2019, 11 in 2020, 12 in 2021, 19 in 2022, 16 in 2023, 11 in 2024 and 11 in 2025, and with 25 vacant homesites and 131 pre-1980 houses on the roll, a rebuild near any address is a matter of when. As codified in Sec. 16-291 and restated on the City’s construction hours page, residential construction is allowed from 7 a.m. to 6 p.m. Monday to Saturday; demolition from 8 a.m. to 6 p.m. Monday to Friday only; and pile driving from 8 a.m. to 4 p.m. Monday to Friday only.
The builder must mail notice to property owners within 100 feet at least 21 days before work starts. For a Row buyer the question to ask on the tour is simple: what is next door, and is any lot on the street vacant or under permit.
A boater considering The Row at Royal Harbor should first confirm whether any dock or slip comes with the unit, because boat slips are not in the public record for The Row. The water around it is Royal Harbor’s: dredged canals, a run south down Naples Bay to Gordon Pass, and year-round slow-speed manatee zones.
Data updated: September 2026 (NOAA U.S. Coast Pilot 5, 2026 edition; City of Naples Code Sec. 56-93 and Ordinance 10-12741; City dredging project canal map dated 12 Dec 2025)
Whether a Row unit carries a dock, a slip, a lift or any water access is not in the public record we reached. The county roll does not record it. The declaration and its exhibits, the listing and a walk-through answer it, and we confirm it in writing before a buyer relies on it.
That matters because boating is why many buyers look at Royal Harbor at all. If a boat behind the home is the point, a buyer should either confirm a slip at The Row in the documents or look at a Royal Harbor house, where every one of the 416 platted lots touches water, with a median of about 94 feet of water edge per lot, by our reading of Collier County’s parcel map.
A Royal Harbor boat leaves its canal, enters Naples Bay on the bay’s east side and runs south to Gordon Pass. NOAA’s U.S. Coast Pilot 5, 2026 edition, describes the route: “Gordon Pass, 16.5 miles north of Cape Romano, is the entrance to Naples Bay” (Coast Pilot). In a straight line, Gordon Pass is 2.54 statute miles (2.21 nautical miles) from the middle of Royal Harbor.
NOAA’s Coast Pilot names only one bridge on Naples Bay: the fixed U.S. 41 span at the head of the bay, with 10 feet of clearance, north of Royal Harbor. Royal Harbor’s canals open onto the bay south of it, so the run south to Gordon Pass passes under no bridge the Coast Pilot lists. Canal widths and water depth at each dock, not bridge clearance, are the practical limits.
Royal Harbor has its own paragraph in the City’s dock code. As rewritten by Ordinance 10-12741 in 2010, Sec. 56-93(c)(6)(a) reads, for Royal Harbor’s “All interior canals and waterways”: “The shore-normal dimension for a pier shall not exceed the platted property line, said line being 5 feet off shore from the platted seawall line. There shall be no restriction on vessel width or beam” (City Code Sec. 56-93). City Council took up dock standards again in 2026; confirm the current text of Sec. 56-93 before designing a dock.
Those rules are written for the platted lots. How they would apply to anything at The Row depends on what the condominium owns and where, which is again a question for the declaration and a survey rather than for this page.
No depth survey of the Royal Harbor canals was read for this guide; have the water at the seawall sounded at low tide before you buy. The City’s dredging project aimed at canals of a consistent depth, per the City’s project page. The Army Corps of Engineers’ permit for maintenance dredging from Naples to Gordon Pass sets a design depth of 12 feet below mean lower low water at the Gordon Pass entrance and 10 feet inside, each with 2 feet of allowable overdepth (2013 joint coastal permit package).
The City’s East Naples Bay Dredging and Rock Removal Project reached Royal Harbor after Hurricane Ian delayed it. The City’s canal map dated December 12, 2025 shows every Royal Harbor canal reach completed or not affected; the contractor was finishing the last reach, north of Royal Harbor, in early 2026 (canal map; February 2026 update). The City said Hurricane Ian added about $1 million to the dredging cost, on its City-operated project site. All five Row units pay the district that funds it.
Under Florida’s manatee protection rule for Collier County, Royal Harbor’s canals and Naples Bay are a year-round Slow Speed zone, except a 30 mph corridor in the marked channels; boaters also meet idle-speed water in Gordon Pass. Posted signs control. The rule is Rule 68C-22.023, Florida Administrative Code, with zone maps on the Florida Fish and Wildlife Conservation Commission’s manatee data and maps page. The City of Naples’ own boating speed zones apply only to Doctors Pass and Moorings Bay; on Naples Bay the state’s manatee zones govern, since Ordinance 16-13751.
For a Row owner without a slip at home, the marinas nearby matter more than they do to a canal-house owner. The Naples City Dock, at 880 12th Avenue South, has 78 wet slips, 48 annual recreational slips, transient dockage, fuel and a free pump-out (City Dock; City Dock FAQ); the wait list for an annual slip ran to about 90 names and 5 to 6 years. Collier County’s Bayview Park ramp, a 4-acre County launch site, is about 12 minutes by car, and the Naples Bay Resort marina, which rents slips and boats, is about 4 minutes by car. Hamilton Harbor Yacht Club describes itself as a private yacht club with dry boat storage, wet slips, a waterfront restaurant and a public fuel dock. Distances are from the middle of Marlin Drive; drive times are free-flow estimates without traffic, and in-season traffic on US-41 is longer.
The Florida Department of Environmental Protection’s December 2024 copper TMDL report found Naples Bay and Haldeman Creek impaired for copper, on the state’s impaired-waters list since February 12, 2013, and calls for copper reductions of 56 percent in Naples Bay and 68 percent in Haldeman Creek. It discusses sources including copper antifouling boat paint, pressure-treated marine wood and copper algaecides, and assigns no share to Royal Harbor. This is a regulatory finding about the bay and the creek, not a swimming or fishing advisory.
Two rulebooks govern The Row at Royal Harbor: the City of Naples code, which covers rentals, streets, construction hours, trees and services for every Royal Harbor address, and the condominium’s own declaration and rules, which the association does not publish and which may add leasing, pet, parking and guest limits.
Data updated: September 2026 (City of Naples Code and guidance pages, read Sep 2026; Florida Statutes)
Buyers moving from a Royal Harbor house to The Row, or from a large Naples condominium to this small one, often misread which rulebook applies. On the single-family streets there is no private rulebook at all; at The Row there is one, in the documents, and it sits on top of the City’s.
The City’s short-term rental guidelines state: “Rental terms must be 30 days or longer; except that three times per year, a property may be rented for less than 30 days. A property may not be advertised as available for less than 30-day rentals.” A buyer who plans to rent seasonally should confirm how the City’s rule reads for The Row’s multifamily district and should read that condominium’s own documents before signing a lease, because a condominium’s declaration can limit leasing further.
In 1994 the Royal Harbor Association asked City Council to act against a Royal Harbor house being sold in time-share intervals; the City Attorney advised that the City controls zoning and land use, not ownership, according to the January 10, 1994 minutes. That episode is history, not a current rule.
No association pet rule exists for Royal Harbor’s houses; City and County animal rules apply, and the Gulf beach is off-limits to pets under the City’s beach rules. The Row at Royal Harbor’s condominium association may set its own pet rules, which it does not publish, so a buyer with a dog or cat should read them before going firm.
On Royal Harbor’s single-family streets, the City’s Recreational Vehicle Storage Overlay keeps boats, trailers and recreational vehicles out of open carports, front yards and side yards, and out of the rear yard of a waterfront lot except a boat hung on davits at or landward of the bulkhead, as printed in the City’s R1-10/RVSOD zoning extract. The Row sits in a different district, so its parking, guest parking and any boat or trailer storage are set by the declaration, the rules and the City’s multifamily standards. Confirm the unit’s parking in the documents before you count on it.
Golf carts are not a way to get around Royal Harbor’s streets. The City of Naples traffic code, Chapter 36, designates no streets for golf carts, and s. 316.212, Florida Statutes bars golf carts from public streets unless a city designates them. A registered, tagged low-speed vehicle may use streets posted 35 mph or less under s. 316.2122. The speed limit on Royal Harbor’s residential streets is 25 mph under City Code Sec. 36-32.
Trees in the City right-of-way belong to the City and are protected under Chapter 38 of the City Code. The City’s Solid Waste Division collects trash twice a week and recycling and yard waste once a week, on a day set by address, and City Utilities supplies water and sewer. How collection works for a five-unit building, curbside by unit or shared, is a practical question for the association.
Royal Harbor is inside the City, so the Naples Police Department patrols it and its Marine Unit patrols Naples Bay. Naples Fire-Rescue’s Station 1, at 835 8th Avenue South, houses Engine 1, Ladder 1 and Squad 1, which the department describes as “assigned to protect the south end of the City of Naples,” and Naples Fire-Rescue reports an ISO Class 1 rating (Naples Fire-Rescue).
On the airport authority’s official Noise Exposure Map for 2026, Royal Harbor lies outside the 60 DNL noise contour the City and County use for land-use planning, by our reading of the map. Aircraft using the airport’s southwest runway end do cross Naples Bay, and a 2023 letter from six neighborhood associations to City Council listed Royal Harbor among the neighborhoods overflown. A buyer sensitive to aircraft sound should visit at different times of day.
Neighborhood-level crime counts are not published. FDLE’s 2021 index crime report counted 272 index crimes in the Naples Police Department’s jurisdiction, population 19,186, or 1,417.7 per 100,000 residents. 2021 is the last year of FDLE’s summary reports, since replaced by incident-based reporting; neighborhood-level counts are not published. We do not rate any neighborhood’s safety, and a buyer who wants more should read the Police Department’s own reports.
We find a unit at The Row at Royal Harbor by watching five addresses rather than a price band. With no MLS sale in the last 12 months and no listing today, the work is preparation, a saved search, attention to the building and a clear plan B among Royal Harbor’s houses if no unit lists on your timeline.
Data updated: September 2026 (Southwest Florida MLS, pulled 24 Sep 2026 and 26 Sep 2026; Collier County Property Appraiser 2026 preliminary roll)
The county file shows two recorded resales in the six years after the developer sold out, and the MLS shows nothing in the last 12 months. A buyer who wants a unit at The Row should plan for a wait measured in seasons, not weeks, and should decide in advance how long to wait before looking at alternatives.
A price filter on a portal returns every condominium labelled “Royal Harbor”, most of them outside the plats. We watch the five Chesapeake Avenue addresses themselves, so that a new listing, a price change or a relist reaches you the day it happens, together with the unit’s recorded history and the county’s value for its size.
In a building of five owners, a sale can begin as a conversation before it becomes a listing. Part of positioning a buyer is being known to listing agents across Naples as a financed, prepared buyer who already understands the condominium file, the recorded sale history and the tax reset. That preparation is what gets a call before a listing goes live, and we never contact owners with pressure or misleading claims to create one.
On a tour we check what the public record does not tell you: the bedroom and bath count, the parking and storage, any elevator, any dock or slip and what the declaration says about it, the condition of the unit’s systems and openings, and the building’s exterior. Then we turn to the documents, because at The Row the declaration, the budget and the minutes can change a good unit into a bad purchase, or the reverse.
The right way to watch a building that rarely lists is a saved search with alerts, tuned to The Row’s addresses. Set one up through our site and it will notify you when a unit is listed. 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. If you only want to browse what is listed today, our team site at DomainRealtyGroup.com carries the listings search.
If your timeline is fixed and no Row unit lists inside it, the nearest alternative on the record is the lower band of the Royal Harbor house market. By our count from the MLS rows on our Royal Harbor pages, 11 of the 21 in-plat closings of the last 12 months sold under $3,000,000, mostly older, smaller houses. Our Royal Harbor buyer guide walks that purchase, including the flood and renovation questions an older house brings.
We negotiate a purchase at The Row at Royal Harbor on the record: the building’s seven recorded prices and how the county coded them, the county’s value for the unit’s size, the Royal Harbor house market’s 90.13 percent median sale-to-list, and the association’s documents, budget and estoppel, which can move a price more than any comparable.
Data updated: September 2026 (Collier County Property Appraiser sales file, data files dated 29 Aug 2026; Southwest Florida MLS, pulled 24 Sep 2026 and 26 Sep 2026)
The last county-qualified sale at The Row was in April 2020, and the two later resales are unqualified. That leaves a buyer without a clean recent comparable in the building, which cuts both ways: a seller cannot point to a market-tested recent sale either. We build the price from the unit’s size and the county’s value for it, the building’s recorded history with each label intact, the condition and features the listing and the documents show, and what the same money buys in the Royal Harbor house market that week.
A seller may cite the $3,200,000 recorded in December 2023 or the $2,130,000 recorded in January 2022. Both are real recorded prices, and both are coded by the county as unqualified, so treat them as reported prices, not market-tested medians. We ask the listing side what each transaction was, and we do not let an unqualified price set the ceiling for a negotiation without that answer.
In the last 12 months, Royal Harbor’s in-plat house closings sold at a median 90.13 percent of final list price, only 1 of 21 closed at or above list, and the 20 active house listings on September 26, 2026 had a median 145.5 days on market. A Row seller is selling into the same neighborhood, to the same buyers, who are used to negotiating. Those are house figures, not Row figures, but they describe the market the next Row listing will meet.
The budget, the reserves, the insurance summary, the minutes and the estoppel all have a dollar value. A budget that carries little for future repairs, minutes that discuss a roof or exterior project without a funding plan, or an insurance renewal that is about to rise all belong in how you value the unit. When a seller’s price assumes a building with no coming costs, and the documents say otherwise, we say so.
A 2018 building is young, but a unit’s systems, water heater, appliances and any interior water intrusion are still negotiation items, and an insurance quote that comes in high is a number a seller must answer. We turn condition and insurance into figures inside the inspection period, because figures are what move a seller.
A Row contract carries more clocks than a house contract: the delivery of the condominium documents and the statutory window that follows, the estoppel request and its turnaround from an association run by its owner-officers, the inspection period, the insurance quotes and, on a financed purchase, the lender’s review of the condominium and the flood policy. We write the dates around all of them so that none becomes the seller’s leverage.
Your deposit is protected by the contract’s contingencies and deadlines, and only if you act inside them. We diary every deadline, deliver every notice in writing and on time, and make sure the documents, the estoppel, 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 Row unit, the appraiser will have faced the same thin record we did, and we go back to the building’s history, the unit’s features and the neighborhood’s market to decide whether to renegotiate, bridge the gap or walk.
A buyer at The Row at Royal Harbor pays ordinary Florida closing costs plus condominium items: title insurance, taxes on any mortgage, recording, prorated property tax and association assessments, inspections, the first year of the unit owner’s insurance and any flood cover, and whatever the contract assigns of the estoppel and association charges.
Data updated: September 2026 (Florida Statutes, current text; DBPR estoppel certificate fee schedule)
The association’s estoppel certificate 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 current estoppel certificate fee schedule and s. 718.116, Florida Statutes. Who pays it is a contract term, and we settle it in the offer. Any transfer or application charge the documents allow will show on the estoppel.
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 $1,000,000 loan, by our arithmetic, that is $3,500 in note stamps and $2,000 in intangible tax. Neither applies to a cash purchase. Deed recording is charged separately by the Collier County Clerk.
Property taxes are prorated against the seller’s current bill, which is not a forecast of your future bill after the Save Our Homes reset, and association assessments are prorated to the closing date from the estoppel. 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 of the unit, a wind mitigation inspection if the insurer wants one for the unit owner’s policy, and any specialist inspection the general inspector recommends. The building’s exterior, roof and structure are the association’s, so their condition is read in the documents and minutes as well as seen on the tour.
A financed purchase needs the required coverage bound before closing, and the first year’s premium for the unit owner’s policy and any flood cover is paid at or before closing. The association’s insurance summary tells your insurer where to start.
Florida 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; on a $1,590,360 price, the county value of a 2,812-square-foot unit, that is about $11,133 by our arithmetic. Beyond that, seller costs in Collier County are customary rather than statutory and negotiable in every contract. If you are also selling a Row unit, our page on selling a unit at The Row at Royal Harbor runs the seller side in full.
For a buyer at The Row at Royal Harbor, 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.
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 building or to visit an open house and speak to the host. You also do not need one to ask us what the county file shows for The Row or which condominium documents to request. 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.
At The Row, representation earns its keep in the file: a thin and partly unqualified sale record, a condominium declaration that defines what you own, a budget and estoppel that set what you pay, a statutory review window that runs from delivery, 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.
Daily life at The Row at Royal Harbor is quiet and residential. The neighborhood has no club, shops or restaurants of its own, but the Naples Bay Resort, Kelly’s Fish House, Tin City and the east end of Fifth Avenue South are 1.2 to 1.9 miles from the middle of Royal Harbor, and downtown Naples is a few minutes beyond.
Data updated: September 2026 (free-flow routing from the middle of Marlin Drive and Snook Drive, 26 Sep 2026; operators’ own pages, read Sep 2026)
Royal Harbor is entirely residential, zoned for homes, with no commercial parcel inside the three plats. Distances below are measured from the middle of Marlin Drive unless a line says the middle of Snook Drive, not from Chesapeake Avenue itself; they are free-flow estimates without traffic, and in-season traffic on US-41 is longer.
Royal Harbor has no yacht club, clubhouse, park or dock that belongs to the neighborhood. No club membership comes with a Row unit or a Royal Harbor house, none is required and none transfers at closing, so there is no initiation fee and no minimum spend in a Row purchase. The voluntary Royal Harbor Association, described on its own page, owns no clubhouse and charges $50 a year to homeowners who choose to join.
Residents join outside clubs on their own terms. The Naples Yacht Club sits directly across Naples Bay and states on its membership page: “Membership in Naples Yacht Club is by invitation. We are maintaining a wait list.” The Naples Yacht Club does not publish its dues; membership is by invitation through a sponsoring member. The Naples Sailing and Yacht Club, on the Gordon River, describes itself as “a premier, private, sponsor-supported Club” and says “Over 70% of our Members don’t own a boat.” The Naples Bay Resort sells a private Naples Bay Club membership with tennis, fitness and pools, per the resort’s own site. The Port Royal Club is open to owners of eligible Port Royal properties, per its membership page; a Royal Harbor address does not qualify.
The Naples Bay Resort, at 1500 Fifth Avenue South, is the closest place to eat out: about a 25-minute walk, an 8-minute bike ride or 4 minutes by car, with five dining venues listed by the resort. Kelly’s Fish House, at 1302 Fifth Avenue South beside the US-41 bridge, describes itself as “a tradition since 1953” (Kelly’s Fish House), about 5 minutes by car. Tin City, at 1200 Fifth Avenue South, grew from commercial fishing docks and became a themed shopping area in 1977, according to the historical marker, about 6 minutes by car.
Fifth Avenue South is downtown Naples’ main street, and the district’s own directory lists 34 restaurants along it (Fifth Avenue South, restaurant directory). The east end, at 8th Street South, is about 1.9 miles from the middle of Marlin Drive: a 14-minute bike ride or about 5 minutes by car. Third Street South, in the older downtown, is about 9 minutes by car from the middle of Snook Drive, with its own restaurant list.
Baker Park, at 50 Riverside Circle on the Gordon River, covers 15 acres with a kayak launch, a splash pad and “a 1.3-mile trail,” per the City of Naples, and connects to the Gordon River Greenway, which Collier County describes as “2.5 miles of asphalt, mulch, and boardwalk trails” (Collier County Parks, Gordon River Greenway). Baker Park is about 6 minutes by car. Cambier Park, downtown at 755 8th Avenue South, is about 6 minutes by car (City of Naples, Cambier Park).
The nearest full supermarket is the Publix at Naples Towne Centre, 3815 Tamiami Trail East, about 8 minutes by car from the middle of Marlin Drive (Publix, Naples Towne Centre). Measured from the middle of Snook Drive, Coastland Center is about 10 minutes, The Village Shops on Venetian Bay about 15, Waterside Shops about 16 and Mercato about 20, free-flow and without traffic.
Royal Harbor’s streets are flat residential roads, and a bike covers most of what a car does to downtown: Fifth Avenue South is about 14 minutes by bike and the Gulf beach ends about 21 minutes from the middle of Marlin Drive. Every ride out of the neighborhood uses Sandpiper Street and then US-41 and its Gordon River bridge. One rule matters for e-bike owners: City Code Sec. 36-4, as amended by Ordinance 26-15864 on May 6, 2026, bars e-bikes and motorized scooters from shared-use paths, parks and sidewalks in the City (City of Naples Code, Chapter 36).
Royal Harbor addresses are zoned for Lake Park Elementary, Gulfview Middle and Naples High School for 2026-27, all rated A in 2026. NCH Baker Hospital is about 9 minutes away, the nearest Gulf beach ends about 8 to 9 minutes by car, and Fifth Avenue South about 6, all measured without traffic.
Data updated: September 2026 (Collier County Public Schools zoning lookup for 2026-27, 26 Sep 2026; Florida Department of Education 2025-26 school grades; CMS Hospital General Information, released 13 Aug 2026; free-flow routing, 26 Sep 2026)
Checked address by address in the district’s own lookup, all 412 Royal Harbor addresses that Collier County Public Schools recognizes returned Lake Park Elementary, Gulfview Middle and Naples High for the 2026-27 school year (Collier County Public Schools, address lookup, sample query). Seven addresses, vacant homesites and condominium units, had no address point in the district’s file, so a Row buyer with children should run the unit’s exact address through the district’s lookup before relying on the zoning.
Zoned school, 2026-27 | Grades | FLDOE grade 2026 / 2025 / 2024 | Students, 2025-26 |
|---|---|---|---|
Lake Park Elementary | K to 5 | A / A / A | 515 |
Gulfview Middle | 6 to 8 | A / A / A | 604 |
Naples High | 9 to 12 | A / A / B | 1,496 |
Florida Department of Education 2025-26 school grades and membership by school. Naples High School was rated A in 2025 and 2026 and B in 2024. Private schools nearby include Saint Ann Catholic School, about 7 minutes, and Seacrest Country Day School, about 9.
NCH Baker Hospital, 350 7th Street North, is about 2.9 miles and 9 minutes by car without traffic. In the federal CMS Hospital General Information dataset released August 13, 2026, NCH carries an overall rating of 3 of 5 stars. It is not a state-designated trauma center; no Collier County hospital appears on the Florida Department of Health’s trauma center list, and the nearest adult trauma center is Gulf Coast Medical Center, a Level II center in Fort Myers. The nearest urgent care is Physicians Regional East Naples Urgent Care, about 9 minutes away.
Royal Harbor is a bay neighborhood, not a Gulf one. The nearest Gulf beach ends, at the west end of Broad Avenue South and around 12th Avenue South, are about 3.1 miles and 8 to 9 minutes by car, or about 21 minutes by bike, from the middle of Marlin Drive. A City of Naples beach parking permit is free to City residents and Collier County property taxpayers, per the City’s beach parking permits page, so a Row owner qualifies. The Naples Pier is being rebuilt, with construction begun January 6, 2026 on an 18-month schedule.
Measured without traffic from the middle of Snook Drive: Fifth Avenue South about 6 minutes, Third Street South about 9, the Naples Airport terminal about 8, Coastland Center about 10, the I-75 interchange at Collier Boulevard about 17 and Southwest Florida International Airport about 45. Drive times are free-flow estimates without traffic, measured from the middle of Snook Drive; in-season traffic on US-41 is longer.
The public projects touching The Row at Royal Harbor in 2026 are mostly finished or on hold: canal dredging reached every Royal Harbor reach by December 2025, burying the power lines is on indefinite hold, fiber was being installed, and the City is revisiting its seawall and dock rules while FDOT plans work on US-41.
Data updated: September 2026 (City of Naples records and project pages; Collier MPO FY2027 to 2031 Transportation Improvement Program, approved 12 Jun 2026; Royal Harbor Association updates)
Royal Harbor is a finished neighborhood of platted canal lots and one small condominium, so the change a Row buyer should track is public work and the rules the City is rewriting, not new subdivisions. Nothing in the City Council records we read rezones a Royal Harbor parcel or approves a development inside the three plats.
The City’s canal map dated December 12, 2025 shows every Royal Harbor canal reach completed or not affected, and the last active reach sits north of Curlew Avenue by the Naples Bay Resort, outside the plats. On May 21, 2025 City Council approved an additional 49 weeks of construction by Resolution 2025-15615, on a 7-0 vote, per the City’s 2025 voting record. For a Row owner, the dredging is behind the neighborhood, and it was paid for through the district levy all five units pay.
Royal Harbor’s power lines are overhead. The City commissioned a feasibility study of burying them in Royal Harbor, Port Royal and Aqualane Shores in 2024; the Royal Harbor Association reported in November 2025 that the estimate came to about $30,000 per lot and that the project is on indefinite hold. No undergrounding assessment has been adopted for Royal Harbor. The cost estimate is as the Royal Harbor Association reported it in November 2025, per its infrastructure update. On the City side, Council voted 6-0 on February 7, 2024 for Resolution 2024-15309, the feasibility task order, according to the 2024 action report. How any future assessment would be spread across a condominium’s units is a question the City’s resolution would have to answer if one ever comes forward.
As of July 2026 the City was still exploring a minimum seawall height of 5.6 feet NAVD88, against today’s 4.8-foot ceiling, per the Conservancy of Southwest Florida’s Flood Resilience Blueprint and the City’s September 22, 2025 workshop minutes. City Council took up dock standards again in 2026; confirm the current text of Sec. 56-93 before designing a dock. For a Row buyer, those rules matter mainly through the houses around the building and through anything the condominium itself owns on the water, which the declaration describes.
Sandpiper Street, Royal Harbor’s entrance road, meets US-41 (Tamiami Trail East), and the Collier Metropolitan Planning Organization’s FY2027 to 2031 Transportation Improvement Program, approved June 12, 2026, carries FDOT project 456236-1, resurfacing US-41 from 5th Avenue South to east of Davis Boulevard, with construction programmed for fiscal 2029 at $4,168,212, and project 453415-1, a study of US-41 from 3rd Avenue to Davis Boulevard, programmed for fiscal 2027 at $1,271,681. The program does not name Sandpiper Street; the practical effect is lane closures on the one road every Royal Harbor trip uses.
The busiest change near Royal Harbor is outside it, in unincorporated Collier County. Collier County held the ribbon cutting for the Bayshore Boardwalk on February 26, 2026, linking Bayshore Drive to Sugden Regional Park. A 331-room, six-story JW Marriott is under construction at 2096 Tamiami Trail East, with opening targeted for September 2027, as Gulfshore Business reported. Royal Harbor is inside the City of Naples but outside both the City’s community redevelopment area and the County’s Bayshore Gateway Triangle CRA, whose projects sit across Haldeman Creek and along US-41 East.
City Council extended the Naples 2045 Comprehensive Plan schedule by eight months on June 15, 2026; the draft schedule shows adoption in August 2027, per the City’s 2026 voting record. The draft adds a new Resiliency element, according to the City’s May 13, 2026 Planning Advisory Board presentation, which does not single out Royal Harbor. Until a new plan is adopted, the current plan and the existing zoning, R3-12 for The Row, govern.
The Row at Royal Harbor is the only condominium inside a south Naples canal neighborhood that sits at the lower end of the City’s waterfront price ladder. In the last 12 months Royal Harbor’s MLS median single-family sale was $3,000,000, against $6,100,000 in Olde Naples, $9,075,000 in Aqualane Shores and $17,687,500 in Port Royal.
Data updated: September 2026 (Southwest Florida MLS, single-family closings 25 Sep 2025 to 24 Sep 2026, pulled 24 Sep 2026)
The yardstick is the median sale and the median price per square foot of living area, from the same MLS pull and the same window, for single-family homes. The Row’s own units are not in any of these rows.
Neighborhood | Closings (n) | Median sale | Median $ per living sq ft | Median days on market | Median sale-to-list |
|---|---|---|---|---|---|
Royal Harbor (MLS development; one of the 22 sits outside the plats) | 22 | $3,000,000 | $1,149.51 | 77 | 90.21% |
26 | $9,075,000 | $1,772.02 | 204 | 91.21% | |
Port Royal | 30 | $17,687,500 | $2,897.73 | 123 | 91.65% |
Olde Naples, single-family | 67 | $6,100,000 | $1,562.99 | 111 | 92.41% |
Southwest Florida MLS (Matrix), each neighborhood by its own development name, single-family closings September 25, 2025 to September 24, 2026, pulled September 24, 2026. Even-count medians are midpoints of the two middle sales. Inside the three Royal Harbor plats only, the same window gives 21 closings at a $2,975,000 median.
For a buyer who wants the City of Naples, Naples Bay and a newer building, the ladder frames The Row’s value. Royal Harbor is the lower-cost way onto City of Naples canal frontage, and The Row sits below the neighborhood’s own house prices on the county’s books. A buyer comparing a Row unit with a condominium elsewhere on the bay should compare the specific building, its documents and its flood profile, not a neighborhood median.
Aqualane Shores, the west-shore canal neighborhood directly across Naples Bay, is Royal Harbor’s closest analogue on the record: the 2006 Naples Bay study says “The mangrove shoreline and the aforementioned habitats were eradicated with the construction of the Aqualane Shores and Royal Harbor developments.” Port Royal, at the south end of the City toward Gordon Pass, has its own zoning district, its own dock rules and a private club for owners of eligible Port Royal properties, per its membership page. NOAA’s Coast Pilot names the three canal neighborhoods in one sentence: “Canals have been dredged and the former marshland backfilled to form waterfront homesites in the areas of Port Royal at the south end of the city, Royal Harbor on the east side of Naples Bay, and The Moorings at the north end of the city.” Our Port Royal guide and our Aqualane Shores guide cover both in depth.
The Row at Royal Harbor is the right purchase for a buyer who wants a 2018 condominium unit inside the City of Naples on Royal Harbor’s plats, shared upkeep and a price below the neighborhood’s houses on the county’s books. It is the wrong purchase for a buyer who needs a unit now, needs a boat slip the documents cannot confirm, or wants full control of a lot.
Data updated: September 2026 (Collier County Property Appraiser 2026 preliminary roll and sales files; Southwest Florida MLS, pulled 24 Sep 2026 and 26 Sep 2026; FEMA National Flood Hazard Layer; Florida Division of Corporations)
A personalized buyer consultation for The Row at Royal Harbor with McGreevy and Comisar is a conversation, not a sales pitch. We will walk the building’s recorded sale history, the county’s value for each unit size, the association’s filing record and the documents to request, and tell you honestly whether The Row or a Royal Harbor house fits 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 unit, primary home, second home or seasonal rental under the City’s rule and the condominium’s documents; your budget against the county values and the building’s recorded prices; your financing and how a lender will review a small condominium; the tax bill you will pay after the reset; the insurance questions the declaration raises; and a watch plan for the five addresses, with a plan B among Royal Harbor’s houses 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 state’s corporate registry, the City’s code, FEMA’s flood layers and Florida’s condominium 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 at The Row that means the tour of the unit and the building, the questions about parking, storage and any slip, the inspection, and the calendar that gets the condominium documents, the estoppel and the insurance quotes lined up with your closing. Reach him at (239) 287-5873.
A specialist for The Row at Royal Harbor matters because the facts that decide a purchase here, the building’s recorded and unqualified sales, the county’s value by unit size, the association’s filing record, the condominium documents and the tax reset, live in county, state and City records that a general Naples search never surfaces.
Data updated: September 2026 (Collier County Property Appraiser 2026 preliminary roll and sales files; Florida Division of Corporations; City of Naples zoning map; FEMA National Flood Hazard Layer)
This page is the purchase path. For the building itself, its place in the neighborhood and its record, read our guide to The Row at Royal Harbor, and for the neighborhood around it, our Royal Harbor community guide.
If you are selling a home to buy at The Row, including a move from a Royal Harbor house to the building, see how we sell Royal Harbor homes and request a valuation of your Royal Harbor 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 The Row at Royal Harbor. 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 at The Row at Royal Harbor to describe here, so this page tells no client story from this building; every figure on it about The Row 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 most about purchasing at The Row at Royal Harbor, City of Naples, Collier County, Florida 34102, answered from Collier County’s roll and recorded deeds, the state’s corporate registry, the City’s code and records, FEMA and the Southwest Florida MLS. Where the public record is silent, the answer says so.
The Row at Royal Harbor, A Condominium, is five condominium units at 1551, 1553, 1555, 1557 and 1559 Chesapeake Avenue, Naples, Florida 34102, all built in 2018 on the county roll. It is the only condominium inside the recorded plats of Royal Harbor, the canal neighborhood on the east side of Naples Bay.
Yes. All five units are inside the City of Naples, ZIP 34102, on the Collier County Property Appraiser 2026 preliminary roll. The City’s zoning, building, flood and rental rules apply, the Naples Police Department patrols, and City Utilities supplies water and sewer to Royal Harbor.
Yes. Royal Harbor is three recorded plats, Royal Harbor Units 1, 2 and 3, plus a five-unit condominium, The Row at Royal Harbor, for 421 parcels on the 2026 preliminary roll. The Row is the neighborhood’s only condominium and sits in a different zoning district from the houses around it.
Five. The county roll lists five condominium units on Chesapeake Avenue, all built in 2018. That makes it one of the smallest condominiums in Naples by unit count, and it means a unit comes to market only when one of five owners decides to sell.
The county records three sizes of county base area: two units at 2,831 square feet, two at 2,812 and one at 2,217, a median of 2,812. Base area is the county’s measure, not MLS living area, and a listing may print a different figure. Bedroom and bath counts are not in the public record.
That is not in the public record we reached. The county roll gives base area and year built, not room counts. The listing, the condominium documents and a walk-through answer it, and the building’s MLS listings describe every unit as three bedrooms, three full and one half baths, a two-car garage, a private in-ground pool and a private boat dock.
Collier County’s 2026 preliminary roll values the units at $1,430,200 to $1,798,600 each, by size. Those are county just values for taxes, not sale prices. The recorded history adds five developer sales at $1,150,000 to $1,350,000 in 2019 and 2020 and two unqualified resales at $2,130,000 and $3,200,000.
Five first sales from the developer in 2019 and 2020 at $1,150,000 to $1,350,000; two later recorded resales at $2,130,000 (January 2022) and $3,200,000 (December 2023), both coded by the county as unqualified, so treat them as reported prices, not market-tested medians. Two $0 transfers are non-sale deeds.
Not on September 26, 2026, when the Southwest Florida MLS showed no Row listing active or pending. The building also had no MLS closing in the 12 months to September 24, 2026. A saved search on the five addresses is the way to hear about the next one first.
Rarely. After the five developer sales of 2019 and 2020, the county file shows two recorded resales, in January 2022 and December 2023, and the MLS shows no Row closing in the last 12 months. A buyer should plan for a wait measured in seasons.
Because five units and seven recorded prices cannot carry one. With under ten sales, a median describes the arithmetic, not the market, so this page lists every recorded sale with the county’s qualification code instead.
It means the county did not accept the recorded price as an arm’s-length market transfer under the Florida Department of Revenue’s sale qualification codes. The county does not publish its reason deed by deed. Both of The Row’s later resales carry that code, so they are reported prices, not market-tested ones.
They are not sales. A $0 deed is a non-sale transfer recorded when title moves without a purchase price. The Row’s file has two, in June 2019 and March 2022, and neither belongs in a price discussion.
In a condominium, the land is held in the condominium rather than parcel by parcel, so the county assigns $0 of land just value to each unit and values the unit as a single figure. The declaration describes what is common and what belongs to each unit.
By our arithmetic, each unit size’s county value rose about 55 to 59 percent from 2021 to 2026, with the largest step in 2022, and has held flat since 2024. The largest units went from $1,150,625 in 2021 to $1,798,600 in 2024, 2025 and 2026.
No. The only condominium inside Royal Harbor’s plats is The Row at Royal Harbor. The Southwest Florida MLS files some condominiums north of the plats under a “Royal Harbor” development name, so a portal search for Royal Harbor condos mostly returns units that are not in Royal Harbor.
Yes. The Row at Royal Harbor Condominium Association, Inc. is a Florida not-for-profit corporation, document N18000013207, filed December 19, 2018, with status active and annual reports filed from 2019 through 2026, most recently January 10, 2026, on the state’s corporate registry.
The state record lists owner-officers and no management company. That means documents, the estoppel certificate and any approvals come through the association’s officers, and we build the contract calendar around that.
The condominium association does not publish its assessments; the estoppel certificate at resale states them. The budget shows what they pay for. In a five-unit building each shared cost is divided five ways, so ask about planned work as well as today’s figure.
That is not in the public record. A pending or recent special assessment appears on the estoppel certificate, and discussion of future work appears in the minutes. We read both before a buyer’s deposit goes hard.
The Royal Harbor Association, Inc. is a voluntary 501(c)(4) nonprofit that invites every Royal Harbor homeowner to join for $50 a year, as of September 2026. It is separate from The Row’s own condominium association, which is the one that governs the building.
On a condominium resale, s. 718.503 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. We also ask for the budget, financial information, insurance summary and recent minutes.
No. The s. 720.401 disclosure summary applies where a mandatory homeowners association exists under chapter 720. The Row is a chapter 718 condominium, where the condominium regime applies instead. Confirm the requirements with your closing agent or attorney; this is information, not legal advice.
It is the association’s statement of what the unit owes, issued under s. 718.116. Under the Department of Business and Professional Regulation’s current schedule, its fee is capped at $299 for a current account, plus $119 for expedited delivery and up to $179 more if the account is delinquent.
Florida’s milestone inspection law, s. 553.899, applies to condominium buildings of three or more habitable stories. The Row’s condominium documents and building height decide whether Florida’s condominium milestone rules apply; ask for them at resale. This page draws no conclusion on it.
Neither is in the public record we reached. The county roll does not record story count or elevators. The listing, the condominium documents and a walk-through answer both.
That is not in the public record. Whether any dock, slip or lift is assigned to a unit is a question the declaration and its exhibits answer, and we confirm it in writing before a buyer relies on it.
Parking is not in the public record. The declaration may assign parking or storage to a unit as a limited common element; the documents and a walk-through answer it.
The Row at Royal Harbor sits in the City of Naples’ R3-12 multifamily district, per the City’s zoning map. The houses around it are zoned R1-10, with R1-15 at the south end of Tarpon Road, both with the City’s boat and trailer storage overlay.
The Row at Royal Harbor, five condominium units built in 2018, sits in Zone AE with a 9-foot base flood elevation, like most of the neighborhood, on FEMA’s map effective February 8, 2024 (panels 12021C0393J and 12021C0581J). The building’s elevation certificate shows how its floors sit against that line.
A federally backed mortgage requires flood insurance on a building in a Special Flood Hazard Area, and The Row is in Zone AE. Whether the association insures the building for flood, and what a unit owner adds, is in the association’s insurance summary and declaration.
Every Royal Harbor parcel, The Row included, is in Collier County hurricane evacuation Zone A, the first zone ordered to leave when a storm-surge threat is forecast. Sandpiper Street is the only road in and out of Royal Harbor.
Ian’s peak at the USGS sensor in Naples Bay, 7.10 feet NAVD88, was about 1.9 feet below the 9-foot base flood elevation that covers The Row and most Royal Harbor lots; still-water gauges do not include waves. No surveyed high-water mark inside Royal Harbor was located for this guide.
All five units pay 9.5076 mills on the 2026 preliminary roll. At the county values, a new owner’s bill would be about $13,598 to $17,100 without a homestead exemption and about $372 less with one, by our arithmetic. The 2026 preliminary bills on the five units run from $10,631.72 to $17,100.37.
Probably not. Save Our Homes caps a homesteaded owner’s assessed value, and the cap resets to full just value on a sale under s. 193.155, so a buyer’s first bill is computed on the county’s full value. The seller’s bill is not a forecast of yours.
Yes. All five units are inside the East Naples Bay Special Taxing District, which levies 0.5 mill for canal dredging, about $715 to $899 a year on the Row’s county values before exemptions, by our arithmetic.
There is no community development district, and no Royal Harbor parcel carries a non-ad-valorem assessment on the 2026 preliminary roll; the November 2026 tax bill is the final record. The condominium’s own assessments are separate and appear on the estoppel.
The City’s short-term rental guidelines state that rental terms must be 30 days or longer, except three times a year. Confirm how the City’s rule reads for The Row’s district, and read the condominium’s declaration and rules, which can limit leasing further, before you buy to rent.
The condominium association may set its own pet rules, which it does not publish. Read the rules before going firm. City and County animal rules apply to everyone, and the Gulf beach is off-limits to pets.
Royal Harbor addresses recognized by Collier County Public Schools are zoned for Lake Park Elementary, Gulfview Middle and Naples High for 2026-27, all rated A in 2026. Some condominium addresses had no address point in the district’s file, so run the unit’s exact address through the district’s lookup.
The nearest Gulf beach ends are about 3.1 miles and 8 to 9 minutes by car from the middle of Royal Harbor, or about 21 minutes by bike. A City beach parking permit is free to City residents and Collier County property taxpayers.
Fifth Avenue South is about 6 minutes by car from the middle of Snook Drive, or about 14 minutes by bike from the middle of Marlin Drive, and Third Street South about 9 minutes by car, all free-flow without traffic.
NCH Baker Hospital, 350 7th Street North, is about 2.9 miles and 9 minutes by car without traffic. It carries an overall CMS rating of 3 of 5 stars in the dataset released August 13, 2026, and is not a state-designated trauma center.
No. Royal Harbor has no yacht club, clubhouse, park or dock that belongs to the neighborhood, and no club membership comes with a Row unit. Nearby private clubs, such as the Naples Yacht Club and the Naples Sailing and Yacht Club, set their own membership terms.
No. Royal Harbor has no gate; its streets are public City streets reached by Sandpiper Street from US-41. Any access arrangements for The Row’s own building are set by its association.
On the airport authority’s 2026 Noise Exposure Map, Royal Harbor lies outside the 60 DNL contour, by our reading of the map. Aircraft using the southwest runway end do cross Naples Bay, so visit at different times of day if aircraft sound matters to you.
Once a unit lists, a purchase runs on an ordinary Florida contract calendar sized for a condominium file: the documents and their review window, the estoppel from an association run by owner-officers, inspections and insurance quotes. The wait for a listing is usually the longer part.
Yes. The title company handles the closing, and documents can be reviewed remotely. We recommend seeing the unit and the building in person or on a live video tour, and reading the declaration and budget with us, before going firm.
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.
Choose The Row for a 2018 building, shared upkeep and a county value well below the median Royal Harbor house. Choose a house for a private dock under the City’s Royal Harbor rule and full control of the lot. The comparison table on this page sets out the rest.
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. In a building that rarely lists, being ready before a unit reaches the market counts for more than anything done afterward.
These questions come from buyers who also have a home to sell, whether a Royal Harbor house, a home elsewhere in Florida or one out of state. Each answer is a single paragraph, and our page on selling a unit at The Row at Royal Harbor covers the selling side for Row owners.
It depends on your financing and on timing you do not control. Because a Row unit lists rarely, many buyers keep their current home until a unit is under contract and then write a sale contingency or bridge the gap. We model both sequences with you before a unit lists.
You can, and a Row seller facing a thin buyer pool may accept one. Pair it with a firm timeline and strong proof of funds, and expect a seller to ask for a kick-out clause.
Yes. Sell the house as what the market treats it as, often a lot with a house on it for older homes, and buy the unit against the building’s own record. Start with a valuation of your Royal Harbor home, 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. 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 unit already at The Row, see what your Row at Royal Harbor condo 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 Row closing follows your sale by a comfortable margin, with the condominium documents read and the insurance quoted in advance. We coordinate with your listing agent in the other state.
That depends on how your Row 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 24 September 2026 (closed sales) and 26 September 2026 (active and pending listings), FEMA’s flood layers queried 26 September 2026, Collier County’s roll and sales files from data files dated 29 August 2026 and the state corporate registry read 28 September 2026. Every figure on this page traces to one of them. No realtor, brokerage or listing portal is cited.
Collier County records
State corporate and condominium records
City of Naples ordinances, resolutions and records
City of Naples Code and zoning
City of Naples departments and projects
The Royal Harbor Association
Federal and state flood, storm and water records
Insurance
Florida Statutes on taxes, title and roads
Public safety
Schools, healthcare and the airport
Clubs, dining and shopping nearby (operators’ own pages)
News and trade 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 unit are not public: the condominium declaration and its exhibits, the budget, the rules, the minutes, the association’s insurance summary and the estoppel certificate arrive through the transaction, as set out in the documents section above.
Document | Authority | Link |
|---|---|---|
Estoppel certificate fee schedule | Department of Business and Professional Regulation | |
Sale qualification codes | Florida Department of Revenue | |
Ordinance 87-5330, East Naples Bay Special Taxing District | City of Naples | |
Ordinance 10-12741, piers and boat lifts, including the Royal Harbor paragraph | City of Naples | |
Ordinance 2024-15508, substantial improvement | City of Naples, via the Florida Building Commission | |
2026 utility rates | City of Naples | |
Short-term rental guidelines | City of Naples | |
Canal map, December 12, 2025 | City of Naples dredging project | |
U.S. Coast Pilot 5, 2026 edition | NOAA | |
Tropical Cyclone Report, Hurricane Ian | NOAA National Hurricane Center | |
Copper TMDL report, Naples Bay, Haldeman Creek and Rock Creek | Florida Department of Environmental Protection | |
Flood Resilience Blueprint, July 2026 | Conservancy of Southwest Florida | |
Official Noise Exposure Maps | Naples Airport Authority | |
2025-26 school grades | Florida Department of Education | |
FY2027 to 2031 Transportation Improvement Program | Collier Metropolitan Planning Organization |
Market data from Southwest Florida MLS, pulled 24 September 2026 and 26 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.
