Updated September 2026
A real number for your Aqualane Shores home, not an automated estimate. McGreevy and Comisar, the Top 1% team and #1 in Southwest Florida since 2012, value it by frontage from 26 MLS closings in the last 12 months, the 2026 county roll and your flood file. Enter your address below or call Jesse direct at (239) 898-6072.
Updated September 2026 · Jesse McGreevy and Marc Comisar, Domain Realty
If you own a home in Aqualane Shores, the 1949 canal-front neighborhood inside the City of Naples between Olde Naples and Port Royal, the honest answer to what it is worth starts with your frontage and your lot, not with a neighborhood average. In the 12 months to September 24, 2026, Aqualane Shores homes sold from $4,300,000 to $20,925,000, and canal, bayfront and Gulf-side lots traded as three different markets. The full neighborhood picture, from the plats and the dock code to schools and the beach ends, lives on our Aqualane Shores community guide, and the wider city market is on our Naples real estate guide. This page does one job: it shows how an Aqualane Shores home is actually valued, from the Southwest Florida MLS, Collier County’s 2026 roll and FEMA’s flood map, and it gives you two ways to get your own number. Use the Home Valuation form at the top of this page, or call Jesse McGreevy direct at (239) 898-6072.
An Aqualane Shores home in Naples is worth what its frontage, lot, elevation, dock and condition support. Across 26 single-family MLS closings in the 12 months to September 24, 2026, the median sale was $9,075,000, or $1,772.02 per square foot of living area, but canal-front homes closed at a median $8,600,000 and the Gordon Drive side lots at $13,850,000.
Data updated: September 2026 (Southwest Florida MLS, Development Aqualane Shores, closed September 25, 2025 to September 24, 2026, pulled 24 Sep 2026; Collier County 2026 preliminary roll, retrieved 24 Sep 2026).
Put the 26 closings of the last 12 months side by side, by our frontage classification, and Aqualane Shores resolves into three practical markets. Canal-front homes, the bulk of the neighborhood, sold 20 times at a median of $8,600,000 and $1,751.63 per square foot of living area. Open bay or Gordon Pass frontage sold only twice, at $8,400,000 in December 2025 and $6,950,000 in September 2026, which is too few to read as a rate. The lots with no canal or bay frontage sold four times at a median of $13,850,000. Interior lots here are mostly the Gordon Drive and Gulf Shore Boulevard South estate lots near the beach, which is why they carry the highest median.
The $9,075,000 median is a real number, and it describes almost no individual Aqualane Shores home. It blends a 1950s canal ranch house that sold for its land with a new elevated estate on the Gulf side, and it sits between a $4,300,000 low and a $20,925,000 high in the same 12 months. Price per square foot ran from $1,029.92 to $3,579.04, a spread of more than three times, because a teardown sells for its dirt and a finished new house sells for its build. Neighborhood medians are useful for tracking direction. They are close to useless for pricing a specific lot, and the gap between the two is where most Aqualane Shores pricing mistakes are made.
We value an Aqualane Shores home from four primary records laid over one another. The Southwest Florida MLS gives us the brokered closings, their list prices, living area and days on market. Collier County’s 2026 preliminary roll gives us lot size, land value and improvement value for every parcel on the seven recorded plats. FEMA’s National Flood Hazard Layer gives us the flood zone and base flood elevation for your lot. The City of Naples code gives us the dock, seawall and height rules a buyer inherits. Then we walk the house and stand on the seawall, because elevation, condition, water depth and view are the variables no record captures.
The fastest start is the Home Valuation form at the top of this page, or our free home valuation request if you are reading this somewhere else. It takes about a minute: the address, a line about condition, and how to reach you. It is free and there is no obligation to list. What comes back is not an instant number on a screen. It is a written opinion of value built from the Aqualane Shores sales that match your frontage and size, with the sources named, plus the flood, dock and tax picture your buyer will underwrite. If you would rather talk first, call Jesse McGreevy direct at (239) 898-6072 or Marc Comisar at (239) 287-5873. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008.
McGreevy and Comisar should value your Aqualane Shores home because we build every number from the Southwest Florida MLS, Collier County’s roll and FEMA’s flood map rather than a portal feed, we read the City’s dock and seawall code before we price, and we have been Top 1% Real Estate Agents Nationally Since 2008. In a slow, high-priced market, method decides the outcome.
As the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate. Those are career numbers across Lee and Collier County, not a claim about any one neighborhood, and we say so on purpose: we publish no McGreevy and Comisar transaction count for Aqualane Shores. If you are comparing agents across the whole city before you choose who values your home, our guide to the best real estate agents in Naples sets the teams side by side on the public record: reviews, licence history and published production.
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about our team at DomainRealtyGroup.com.
You get Jesse and Marc, not an assistant with a template. Jesse McGreevy builds the pricing analysis, reads the plat, the roll and the flood map, and assembles the permit and elevation paperwork your buyer will ask for. Marc Comisar walks the house, stands on the seawall, judges condition against what is actually selling in south Naples, and handles the field work, which is what lets an out of state Aqualane Shores owner get a real opinion of value without flying down. Read more about how the team is built on the about McGreevy and Comisar page.
In the last 12 months we tracked 26 Aqualane Shores closings, and every one of them was a single-family home. The median home took 204 days on market, only 1 of 25 closings with a recorded list price closed at or above that price, and 26 homes were for sale on September 24, 2026, which is 12 months of supply. A market like that does not forgive a hopeful list price. Buyers here have choices, they are watching the same 26 listings you are, and they draw one conclusion from a first price reduction. The time to get the number right is before the listing goes live.
This page answers what your home is worth. If you have decided to sell and want the full listing plan, pricing, marketing, negotiation and the flood and seawall paperwork, read our guide to selling your home in Aqualane Shores. If you are buying your next home in the same canal grid, start with buying a home in Aqualane Shores, and for buyers anywhere in Naples, how we represent buyers in Naples.
An Aqualane Shores home is valued by narrowing the product and widening the window: same frontage type, similar living area and lot, matched elevation and build year, the dock and seawall the City allows, then recorded sales across enough months to be meaningful, adjusted for time and tested against the 26 active listings and the 91.21 percent median sale to list.
Aqualane Shores was recorded as seven plats, Units 1 to 7, the first in use by 1950 and the last recorded in 1958. The City of Naples maps a wider neighborhood that also takes in Little Harbour, the Philip G. Rust Development lots off Marina Drive, two small condominiums on 14th Avenue South and the Gulf-side lots on Gordon Drive and Gulf Shore Boulevard South. Your deed’s legal description names your plat, and the plat tells us which comparable pool is honest. Market figures on this page come from the Southwest Florida MLS Development named Aqualane Shores, which covers the canal grid and the Gulf-side lots inside the City’s outline and lists Little Harbour separately.
Frontage is the first cut. Over five years of single-family sales, by our frontage classification, canal-front homes sold at a median of $7,500,000, open bay or Gordon Pass frontage at $10,900,000 and the dry lots near the Gulf at $13,800,000. A canal lot on a short dead-end cove and a lot on the open bay are both “in Aqualane Shores” and are not comparable to each other at all.
On Collier County’s 2026 preliminary roll the median homesite on the seven plats carries a land value of $5.05 million, and the house is a median of only 20 percent of total value. That is why the first question on many Aqualane Shores lots is not “what is the house worth” but “what is the lot worth, and does the house add to it or subtract from it”.
The median single-family home on the seven plats was built in 2003, and 58 percent were built in 2000 or later, according to Florida Department of Revenue 2025 statewide parcel data for 317 single-family parcels. The other 42 percent run back to 1950. An original ranch house on a canal lot is often priced by a buyer who plans to rebuild, and a house built in the last decade is priced as a finished product. Two homes of identical living area on the same canal can sit millions of dollars apart for that reason alone.
Almost every Aqualane Shores lot outside Little Harbour is in FEMA Zone AE with an 8 or 9 foot base flood elevation, so the difference between houses is elevation. A home whose lowest floor sits at or above the City’s design flood elevation, the base flood elevation plus one foot, costs less to insure and is not facing the 50 percent rebuild trigger. The MLS does not record elevation, so we read the elevation certificate.
Aqualane Shores has its own paragraph in the City’s dock code, and it limits what a buyer can put in the water. A pier built under an earlier rule may exceed what the code allows today, and a seawall’s cap height and permit history are lot-specific. We read both, because a waterfront buyer will.
Price per square foot of living area only means something inside a set of homes with the same frontage, similar size and similar age. The 12-month median of $1,772.02 is a neighborhood figure. On a teardown lot it is nearly meaningless, because the buyer is paying for land, and on a new house it understates the value of elevation and construction quality.
With 26 sales in the last 12 months and 103 in five years, a 90-day comparable search returns almost nothing useful. We widen the window to one, two or five years inside your frontage tier and adjust older sales for time using the neighborhood’s own calendar-year record, which is set out in full further down this page.
Finally we test the opinion of value against the 26 single-family homes actively for sale and the 91.21 percent median sale to list. A price that ignores what a buyer can see on the market this week, or that assumes a full-price offer in a market where 24 of 25 recent closings came in under their final list price, is a price that sits.
Frontage changes an Aqualane Shores home’s value by millions of dollars. Over five years of single-family sales, by our frontage classification, open bay or Gordon Pass frontage sold at a median of $10,900,000 and $2,641.14 per square foot, canal frontage at $7,500,000 and $1,865.07, and the dry lots near the Gulf at $13,800,000 and $2,219.10.
Data updated: September 2026 (Southwest Florida MLS, Development Aqualane Shores, single-family closings September 25, 2021 to September 24, 2026, pulled 24 Sep 2026).
Frontage, by our frontage classification | Sales, last 12 months | Median, last 12 months | Sales, five years | Median, five years | Median $ per living sq ft, five years |
|---|---|---|---|---|---|
Canal-front | 20 | $8,600,000 | 69 | $7,500,000 | $1,865.07 |
Open bay or Gordon Pass | 2 | two sales, $8,400,000 and $6,950,000 | 9 | $10,900,000 | $2,641.14 |
No canal or bay frontage (Gordon Drive and Gulf Shore Boulevard South side) | 4 | $13,850,000 | 20 | $13,800,000 | $2,219.10 |
Gulf beachfront | 0 | none | 1 | one sale, $62,000,000 (July 2022) | one sale |
Frontage class is our own GIS method, applied lot by lot to the MLS rows, and it is labelled that way every time we use it. Where a tier has one or two sales we list the sales by month and price instead of stating a median, deliberately. Two transactions do not make a market rate.
Canal-front homes are most of Aqualane Shores and most of its sales: 20 of the 26 closings in the last 12 months and 69 of the 103 in five years. The 12-month canal median of $8,600,000 sits just under the neighborhood median, at $1,751.63 per square foot of living area. Inside the canal tier, the value drivers are the width and depth of the water at your seawall, whether the canal is a long through-canal or a short dead-end cove, the length of seawall, and the age of the house.
Open bay or Gordon Pass frontage carried the highest price per square foot over five years, a median of $2,641.14 across nine sales. In the last 12 months only two such homes sold, at $8,400,000 in December 2025 and $6,950,000 in September 2026, which says more about which houses came to market than about the frontage. Size and age drive part of every gap in this table, so a bay lot is priced from the bay sales that match it, not from the tier median.
The highest tier median belongs to the lots with no canal or bay frontage: $13,850,000 across four sales in the last 12 months and $13,800,000 across 20 sales in five years. That surprises owners who assume water always wins. Interior lots here are mostly the Gordon Drive and Gulf Shore Boulevard South estate lots near the beach, which is why they carry the highest median, and those lots hold large estate homes a short walk from the Gulf.
One Gulf beachfront estate sold in the five-year window, at $62,000,000 in July 2022, the highest price recorded in the Aqualane Shores MLS Development in that time. It is a single sale on a different kind of lot and it is not a comparable for any canal or Gordon Drive side home.
Frontage medians carry house size inside them. The homes that sold in the last 12 months had a median living area of 5,349 square feet, and a tier that happens to sell more large new houses in a given year will show a higher median without the frontage itself being worth more. That is why we price your home from the sales in your frontage tier that also match your living area, lot and build year.
Little Harbour, a gated enclave off Gordon Drive inside the City’s Aqualane Shores outline, is its own MLS development, so its sales are not in the figures above. It recorded six closings in five years, too few for a median: $12,450,000 in May 2022, $7,800,000 in July 2022, $6,900,000 in March 2024, $7,000,000 in May 2024, $7,500,000 in June 2025 and $5,970,000 in April 2026. One home was listed for sale at $9,900,000 on September 24, 2026. Little Harbour has its own homeowners association; its dues are not published.
Most of an Aqualane Shores home’s value is the land. On Collier County’s 2026 preliminary roll the median homesite on the seven plats carries a land value of $5.05 million, about $15.4 million per acre, and improvements are a median of only 20 percent of total value. That is why so many Aqualane Shores sales are priced as lots.
Data updated: September 2026 (Collier County 2026 preliminary roll via the county’s ParcelJoin service, retrieved 24 Sep 2026; Florida Department of Revenue 2025 statewide parcel data; Collier County building footprints, 2015 and 2025).
Collier County values land and improvements separately, and in Aqualane Shores the land dominates. The median homesite on the seven plats carries a 2026 preliminary land just value of $5.05 million, and inside the City’s association map land is 70 percent of the aggregate single-family just value. The plat-core homesite has a median size of 0.32 acre, from 0.23 to 1.12 acre. These are the county’s January 1 assessments, not sale prices, and they are used here to show the share of value in the land, not to price any lot.
A house counts for little on many Aqualane Shores lots. Improvements are a median of 20 percent of total just value on the seven plats, only 7 of the 329 homes on the plats carry an improvement value under $250,000, and 29 homesites have no house at all, either vacant or carrying only a dock, seawall or pool. When the land is worth several times the house, a buyer’s first calculation is the cost of what they would build, not the value of what is there.
Rebuilding is steady here. Our comparison of Collier County’s 2015 and 2025 building-footprint maps finds that about one house in five on the seven plats was rebuilt or substantially enlarged in that decade. Method: county building footprints, 2015 vs 2025; a main footprint overlapping its 2015 outline by less than 60 percent counts as rebuilt or enlarged. Every new house resets the comparable set for the lots around it.
Decade built | Single-family homes | Share |
|---|---|---|
1950s | 19 | 6.0% |
1960s | 30 | 9.5% |
1970s | 23 | 7.3% |
1980s | 14 | 4.4% |
1990s | 46 | 14.5% |
2000s | 76 | 24.0% |
2010s | 75 | 23.7% |
2020 to 2024 | 34 | 10.7% |
Source: Florida Department of Revenue 2025 statewide parcel data, 317 single-family parcels on the seven plats. The median home was built in 2003.
A teardown buyer prices your lot by what the City of Naples will let them build on it. Most Aqualane Shores lots are zoned R1-10, and about four in five parcels in the City’s outline carry that zoning. A new house may rise 30 feet, measured not from the ground but from the greatest of the Florida Building Code lowest floor elevation, the state’s elevation plus 18 inches, the average road crown plus 18 inches or average natural grade, which on low Aqualane lots usually means the flood-driven floor. Above 15 feet, side walls step back on a 12:12 slope. The minimum floor area is 1,200 square feet for one story and 1,600 for two. The City also caps building coverage in Sec. 58-180; the percentage table should be read in the current code before a design is drawn.
A house adds real value to an Aqualane Shores lot when it is recent, elevated to today’s flood rules, and large enough that a buyer would build something similar. In the last 12 months newer, larger homes set the top of the market. An older house that sits below the design flood elevation often adds less than a buyer’s demolition and rebuild budget subtracts, so we value it both ways and tell you which buyer pool will pay more.
The City set rules for combining single-family lots in 2023, and Council has approved elevation-driven relief case by case, such as a front-yard encroachment for egress stairs when elevating an existing R1-10 home. Single-family zoning districts are not subject to design review in the City of Naples, which keeps the path from purchase to permit shorter for a rebuild buyer than in many gated communities.
Flood zone and elevation change an Aqualane Shores home’s value through the buyer’s insurance, rebuild and resale math. On FEMA’s map effective February 8, 2024, 95 percent of Aqualane Shores parcels sit in Zone AE with a base flood elevation of 8 or 9 feet (NAVD88), while the median ground under the neighborhood is about 5.2 feet, so the height of your floor matters.
Data updated: September 2026 (FEMA National Flood Hazard Layer, effective FIRM 8 Feb 2024, retrieved 24 Sep 2026; USGS 3DEP elevation, 2018 acquisition; City of Naples flood pages).
On FEMA’s current flood map, effective February 8, 2024, 95 percent of Aqualane Shores parcels sit in Zone AE with a base flood elevation of 8 or 9 feet (NAVD88). Twenty-five parcels, 20 of them in Little Harbour, are in the shaded Zone X, and three behind the southern dune are Zone AO. Only the 17 Gulf-front lots touch the high-velocity Zone VE, on their seaward portions. The map covers the neighborhood on two panels, 12021C0393J to the north and 12021C0581J to the south.
Street | Parcels in AE 8 | Parcels in AE 9 | Other |
|---|---|---|---|
14th Avenue South | 22 | 22 | |
15th Avenue South | 39 | 5 | |
16th Avenue South | 21 | 19 | |
17th Avenue South | 53 | 2 | |
18th Avenue South | 36 | 4 | |
21st Avenue South | 33 | 0 | |
21st Court South | 5 | 2 | |
3rd Street South | 20 | 4 | |
4th Street South | 16 | 13 | |
5th Street South | 1 | 16 | |
6th Street South | 7 | 11 | |
7th Street South | 0 | 18 | |
8th Street South | 7 | 11 | 1 in X |
Aqua Circle | 6 | 1 | |
Aqua Court | 7 | 0 | |
Forrest Lane | 11 | 1 | 1 in X |
Gordon Drive | 43 | 2 | 2 in AO, 2 in X |
Gordon Drive East | 7 | 0 | |
Gulf Shore Boulevard South | 5 | 13 | 1 in AO, 1 in X |
Jamaica Lane | 2 | 0 | |
Marina Drive | 12 | 3 | |
Shell Alley | 1 | 1 | |
South Winds Drive | 11 | 0 | |
Little Harbour Lane | 13 | 0 | 20 in X |
Counts are parcels by parcel centroid on the effective map, with no house numbers. The bay side is not the low-risk side: AE 9 covers most of the 5th to 8th Street South canal lots on the east side as well as the Gulf strip. Your own lot’s zone and base flood elevation come from FEMA’s map search or the City’s flood portal, not from the street average.
Comparing the 2012 and 2024 maps parcel by parcel, 221 Aqualane parcels saw their base flood elevation rise by a foot or two, mostly on the low interior grid, 155 saw it fall, 168 were unchanged and 13 left the AE and VE zones. If your house was built to the 2012 map, its position relative to today’s line may have moved in either direction, and a buyer’s insurer will price the current line.
The USGS 3DEP bare-earth elevation model, from a 2018 acquisition, puts the median ground at Aqualane Shores parcel centroids at about 5.2 feet (NAVD88), with a 10th percentile of 3.8 feet and a 90th percentile of 7.5 feet. Ninety-four percent of those centroids sit below the AE 8 base flood elevation. That is ground, not floor, and the data predates newer building pads, which is exactly why the elevation certificate for your house matters more than the neighborhood average.
In Hurricane Ian in 2022, surveyed high-water marks a block north of the neighborhood reached about 8 feet, close to the 8-foot base flood elevation that covers most lots. The Naples Pier gauge stopped recording before Ian peaked; the surveyed mud lines a block north of Aqualane are the better measure of that storm’s high water. In Hurricane Irma in 2017, a USGS surveyor marked a seed line on a stake behind the Aqualane Shores sign at the corner of Gordon Drive, 4.08 feet above datum (NAVD88) and about 0.7 foot above the ground. Aqualane Shores is in Collier County Evacuation Zone A. None of this tells you what happened inside any one house, so bring your own storm and claims history to the valuation.
City of Naples Code Sec. 16-144 defines substantial improvement as work costing 50 percent or more of the current market value of the structure before the work starts, with substantial damage defined the same way. A house that crosses that line must be brought up to current flood rules, which usually means elevating or rebuilding. That is why buyers of older Aqualane Shores houses below the design flood elevation often price the lot and plan a new house, and why an older house is valued against both the renovation buyer and the rebuild buyer.
The City’s design flood elevation is the base flood elevation plus one foot. Below it, only parking, storage and building access are allowed, with flood vents, and enclosures more than 5 feet high need a recorded non-conversion declaration. On the Gulf-front lots, the same 17 parcels that touch Zone VE are crossed by the state Coastal Construction Control Line, so work seaward of it needs a state permit. A buyer who plans to rebuild prices all of this into the lot.
Flood premiums under FEMA’s Risk Rating 2.0 are set for each property from its own characteristics, including first-floor elevation, distance to water and replacement cost, and most annual increases are capped at 18 percent. 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. NFIP building coverage for a one- to four-family home tops out at $250,000, with a 30-day waiting period. Florida’s insurer of last resort, Citizens, cannot write a home whose dwelling replacement cost is $700,000 or more. On the 2026 roll, 320 of the 472 houses in the City’s Aqualane Shores outline carry a county improvement value of $700,000 or more; that value is not replacement cost, but it shows how much of the housing stock sits above the Citizens line. Premiums are quoted house by house; no public record gives a typical figure.
The City’s building map sets a 170 mph design wind speed for Risk Category II buildings. Florida’s uniform mitigation verification form, OIR-B1-1802, was updated effective April 1, 2026, and a completed form is valid for up to five years absent material changes. Insurers must offer discounts for roof strength, roof covering, roof-to-wall and wall-to-foundation connections and opening protection, so a current form is worth having before a buyer’s agent starts collecting quotes.
The dock and seawall affect an Aqualane Shores home’s value because a waterfront buyer is buying the water as much as the house. The City of Naples limits Aqualane Shores piers to 15 feet or 10 percent of the waterway’s width, caps new seawalls at 4.8 feet (NAVD88), and no public survey gives canal depth, so the paperwork decides the price.
Data updated: September 2026 (City of Naples Code of Ordinances, Supplement 74 Update 2, June 17, 2026; City Council workshop minutes, 22 Sep 2025; NOAA ENC chart data, retrieved 24 Sep 2026).
Aqualane Shores has its own paragraph in the City’s dock code. A pier may reach no more than 15 feet or 10 percent of the waterway’s width, whichever is smaller; a boat lift, or a pier and lift together, no more than 25 feet or 25 percent; and piers, lifts and boats must stay 7.5 feet from the side property lines. On a narrow canal those limits set the size of boat the lot can hold, and a buyer with a large boat reads them before they read the listing.
The City rewrote its dock code in 2010. A dock built before that rewrite may exceed today’s pier limit, and the grandfathering window that applied then is no longer in the codified text; a determination made under it would be in the City’s property file. If your dock is larger than today’s rule allows, we pull the permit history before we price, because a buyer’s attorney will.
New and replacement seawall caps in the City of Naples may not exceed 4.8 feet (NAVD88), a return wall is needed where a cap differs from the neighbor’s by more than a foot, and walls already higher may be kept at their height. In September 2025 the City’s consultant recommended a new minimum of 5.6 feet and Council agreed to study it; no minimum has been adopted. The same consultant reported that about 30 percent of the City’s bayfront seawalls can already be overtopped at a king tide. Seawall age and cap height are lot-specific; the City’s permit file for the address holds the last survey. A failed seawall is unlawful and a public nuisance under City code, and upkeep is each owner’s duty, not an association’s.
NOAA’s chart data shows no fixed bridge and no overhead cable between the mouths of the Aqualane canals and Gordon Pass. The residential canals themselves are not charted, so clearance inside a given canal should be checked on site. Gordon Pass sits about 1.6 to 2.1 nautical miles in a straight line from the canal mouths, down Naples Bay. That unobstructed route is part of what a canal buyer pays for, and it is shared by every canal lot, so it lifts the whole tier rather than any one home.
No current survey of the Aqualane canals is published; a buyer with a deep-draft boat should have the water at the specific seawall sounded at low tide. Depth varies canal by canal, and a lot where a buyer’s boat floats at low tide is worth more to that buyer than one where it does not. We recommend sellers have the water sounded before listing, so the answer is on paper rather than a guess.
Seawalls, docks, lifts, davits and pilings in the City of Naples need a City marine permit, and any required state or federal authorization must be shown before the City issues it. The City’s charges are small beside the work: a dock permit is $0.30 per square foot with a $100 minimum, a seawall or lift permit $100, plan review 20 percent, inspections $35 each, and fees double if work starts without a permit. Replacing residential deck boards alone does not need a permit. A clean permit history is part of the value.
Aqualane Shores homes sold at a median of $9,075,000 across 26 single-family Southwest Florida MLS closings in the 12 months to September 24, 2026, from $4,300,000 to $20,925,000, for a combined $259,855,000. The median home had 5,349 square feet of living area and sold at $1,772.02 per square foot.
Data updated: September 2026 (Southwest Florida MLS, Development Aqualane Shores, closed September 25, 2025 to September 24, 2026, pulled 24 Sep 2026).
Measure | 12 months to September 24, 2026 |
|---|---|
Closed single-family homes | 26 |
Condominium closings | 0 |
Median sale price | $9,075,000 (middle pair $8,400,000 and $9,750,000) |
Median final list price | $9,947,500 |
Total volume | $259,855,000 |
Range | $4,300,000 to $20,925,000 |
Median living area | 5,349 square feet |
Median price per square foot of living area | $1,772.02 |
Price per square foot range | $1,029.92 to $3,579.04 |
Median days on market (n = 25) | 204 |
Median sale to list price (n = 25) | 91.21% |
Closed at or above final list price | 1 of 25 |
The pull was scoped to the Aqualane Shores development in the Southwest Florida MLS, City of Naples, residential, and every closed row was checked against the City’s Aqualane Shores outline, with none outside. One closing carries no days-on-market figure, which is why two measures use a denominator of 25 and the table says so beside them. With an even count of 26, the median is the midpoint of the two middle sales.
The highest Aqualane Shores sale of the last 12 months closed at $20,925,000 in April 2026. Over five years the top sale was a Gulf-front estate at $62,000,000 in July 2022. Neither is a comparable for a canal home; both show how wide the neighborhood’s range runs once the Gulf side is included.
Closings in Aqualane Shores cluster in late winter and spring. In the 12 months to September 24, 2026, 9 of the 26 closings fell in March and April, five in March and four in April, against one each in October, December, January, May and June. Because the median sale took 204 days on market, a listing that should close in season usually needs to be live by the fall before.
No condominium closed in the Aqualane Shores MLS Development in the last 12 months, and three Aqualane Manor units were listed for sale on September 24, 2026. Aqualane Manor is not a separate town or a different Aqualane: it is a 12-unit condominium built in 1966 at 310 and 320 14th Avenue South, on the canal at the neighborhood’s north-west corner. It sits inside the City’s Aqualane Shores outline but on its own condominium record, with its own association, so condominium rules and costs apply there that do not apply to the houses around it. A unit is valued from condominium sales, not from the house medians on this page.
Aqualane Shores homes took a median of 204 days on market and sold at a median of 91.21 percent of their final list price across the 25 single-family MLS closings with those fields in the 12 months to September 24, 2026. With 26 active listings, supply is 12.0 months, so buyers have choices and pricing decides the outcome.
Data updated: September 2026 (Southwest Florida MLS, Development Aqualane Shores, closed and active single-family listings, pulled 24 Sep 2026).
A median 91.21 percent means the median Aqualane Shores buyer paid about nine percent less than the final asking price. It is computed against the list price carried on each closed listing, which is the price after any reductions, so it measures how far buyers negotiated from the last asking price, not from the first one. It is not a distress signal. It sits beside a median sale that rose 21 percent year over year, and both facts are true at once: prices held, and buyers still negotiated.
The median days on market rose from 110 in the prior 12 months to 204 in the latest 12. Days on market also resets when a listing is withdrawn and relisted under a new number, so for some homes the true time from first asking price to closing was longer than the figure shows. On a home that carries a median $49,353 property tax bill on the seven plats, plus insurance and upkeep, every month on the market costs real money.
Twenty-six single-family homes were for sale on September 24, 2026, against 26 closings in 12 months: 12.0 months of supply. Those active homes asked a median $11,699,500, from $5,495,000 to $19,995,000, at a median list price of $2,265.67 per square foot of living area, and had been on the market a median 136.5 days. One home was pending. Your listing competes with the homes in that set that match your frontage and size, and a buyer can see every one of them.
The active listings ask a median $2,265.67 per square foot of living area, while the homes that closed in the last 12 months sold at a median $1,772.02. That gap is a market-condition signal, not a price claim: asking prices are what sellers hope for, and closings are what buyers paid. A valuation built on active asking prices will overshoot, which is why every figure we use to price your home comes from closings.
In Aqualane Shores the list price is the opening line of a negotiation, and the market has shown it takes about nine percent off at the median. That does not argue for listing nine percent high. It argues for listing where the matching closed sales support, presenting that evidence to the buyer’s agent with the listing, and leaving room that is deliberate rather than accidental. The homes that sit for a year are usually the ones priced from the active listings rather than from the closings.
A buyer pool that can choose among 26 homes does not chase an overpriced one. A home that sits past its first month tells that pool the price was wrong, and the first reduction is read as the first of several. The time to get the number right is before the listing goes live, which is exactly why a written valuation built from your frontage tier’s closed sales is worth an hour of your time now.
Aqualane Shores single-family values have risen and stayed high over five years. The calendar-year median sale moved from $6,285,000 in late 2021 to $10,350,000 for 2026 through September 24, across 103 closings totaling $1,054,879,031 in the five-year window, according to the Southwest Florida MLS.
Data updated: September 2026 (Southwest Florida MLS, Development Aqualane Shores, closed September 25, 2021 to September 24, 2026, pulled 24 Sep 2026).
Calendar year | Single-family closings | Median sale | Median $ per living sq ft |
|---|---|---|---|
2021 (September to December) | 5 | $6,285,000 | $1,765.63 |
2022 | 18 | $8,200,000 | $2,154.98 |
2023 | 13 | $8,400,000 | $2,155.17 |
2024 | 13 | $8,900,000 | $1,984.59 |
2025 | 32 | $7,125,000 | $1,982.73 |
2026 (to September 24) | 21 | $10,350,000 | $1,791.28 |
Across all 103 closings in the five-year window the median sale was $8,400,000, the median price per square foot of living area $1,945.95, the median days on market 115, and the median sale to list 91.33 percent.
The median sale price rose 21 percent year over year while the median price per square foot fell about 6 percent, because the homes that sold were larger: median living area rose from 4,524 to 5,349 square feet. Single-family closings fell from 29 to 26, and the median time on market rose from 110 to 204 days. The prior 12 months’ single-family median was $7,500,000 at $1,878.87 per square foot, against $9,075,000 and $1,772.02 now.
The 2025 calendar-year median of $7,125,000 came from the busiest year in the window, 32 closings, and a busy year pulls in more canal homes and more older houses. A lower median in a year with more sales is a mix effect, not proof that any one home lost value. That is why we adjust older sales for time inside your frontage tier rather than applying the neighborhood’s year-to-year change to your house.
Five years of Aqualane Shores sales give us enough closings to price a canal home against canal homes and a Gordon Drive side home against Gordon Drive side homes, and to adjust a 2023 sale forward with the neighborhood’s own record. They also show that price per square foot peaked in 2022 and 2023 and has eased since as larger new houses sold. A valuation that uses the 2022 price per square foot on a 2026 house will overshoot.
The county roll and Aqualane Shores sale prices should not be compared directly. On Collier County’s 2026 preliminary roll the median single-family just value is $7.21 million on the seven plats and $7.20 million across the City’s outline, while the MLS median sale in the 12 months to September 24, 2026 was $9,075,000. They measure different things.
Data updated: September 2026 (Collier County 2026 preliminary roll via the county’s ParcelJoin service, retrieved 24 Sep 2026; Southwest Florida MLS, pulled 24 Sep 2026).
County roll figures and MLS figures measure different things. The county values every parcel as of January 1, and its values are not sale prices; the MLS records only the homes that sold, at their contract price, and measures living area rather than the county’s total area under roof. The two sets of numbers should never be compared directly. Every price per square foot on this page is sold price divided by MLS living area; no county square footage is used anywhere on this page.
Collier County’s just value is the county’s estimate of market value as of January 1, produced by a mass-appraisal model for every parcel at once. It does not see your elevation certificate, your seawall, the water at your dock, a renovation finished last spring or a house that is ready to come down. We use the roll for what it is good at, the share of value in the land and the lot size, and never as a price for your home.
The roll is the only complete, same-day, same-method measurement across every Aqualane Shores parcel, which makes it the right tool for three jobs: showing that land is most of the value, measuring lot size, and computing the tax bill your buyer will inherit. It is the wrong tool for pricing any one home.
About six in ten Aqualane Shores houses carry Florida’s homestead exemption on the 2026 roll, the county’s proxy for a primary residence. On a homesteaded house, Save Our Homes caps annual growth in assessed value at the lower of 3 percent or inflation, and the median gap between just value and capped assessed value on homesteaded Aqualane houses is $2.41 million on the 2026 preliminary roll. When the house sells, Florida law resets its assessed value to full just value for the new owner. A buyer’s first tax bill is computed on the full just value, not the seller’s capped value, which is why two neighbors on one street can pay bills tens of thousands of dollars apart.
Aqualane Shores sits in the middle of south Naples’ waterfront price ladder. In the same 12 months its median single-family sale of $9,075,000 was about half of Port Royal’s $17,687,500 and above Olde Naples’ $6,100,000 and Royal Harbor’s $3,000,000, according to the Southwest Florida MLS, and the seller’s decision variables differ just as much.
Data updated: September 2026 (Southwest Florida MLS, Development field, closed September 25, 2025 to September 24, 2026, pulled 24 Sep 2026).
Neighborhood | Closings (n) | Median sale | Median $ per living sq ft | Median days on market | Median sale to list |
|---|---|---|---|---|---|
Aqualane Shores | 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% |
Olde Naples, condominiums and units | 88 | $1,262,500 | $833.45 | 52 | 92.81% |
Royal Harbor, single-family | 22 | $3,000,000 | $1,149.51 | 77 | 90.21% |
Every row comes from the same Southwest Florida MLS pull, the same window and the same median function, so the rows compare on a stated yardstick. They are single-family unless noted.
On the seller’s own decision variables, Aqualane Shores is the slowest of these markets: 204 median days on market against 123 in Port Royal, 111 for Olde Naples single-family homes and 77 in Royal Harbor. Its sale-to-list ratio of 91.21 percent is in line with its neighbors, so Aqualane buyers are not negotiating harder than buyers next door. They are simply taking longer to choose. That is a pricing and presentation problem a seller can solve, not a value problem.
North of 14th Avenue South the grid becomes Olde Naples, the City’s original town plat. Its single-family homes sold at a median $6,100,000 and $1,562.99 per square foot in the same 12 months, below Aqualane Shores, with far more sales and shorter market times. Olde Naples buyers are buying walkability and the historic core; Aqualane Shores buyers are usually buying water.
Across Naples Bay, Royal Harbor is the closest canal community by water, with a 12-month median single-family sale of $3,000,000 and $1,149.51 per square foot. The gap to Aqualane Shores is the gap between the east side of the bay and a canal grid a short walk from the Gulf beach ends and Third Street South.
Aqualane Shores and Port Royal share Jamaica Channel, the same public schools and the same City government, but not the same market. Port Royal’s median sale was about twice Aqualane Shores’ in the last 12 months, its homes are larger, it has its own zoning district and dock rules, and its club is open only to Port Royal owners, so your buyer will weigh both.
Data updated: September 2026 (Southwest Florida MLS, pulled 24 Sep 2026; City of Naples Code; Port Royal Club membership page, retrieved 24 Sep 2026).
Yardstick | Aqualane Shores | Port Royal |
|---|---|---|
Where | south of 14th Avenue South to Jamaica Channel, Gulf to Naples Bay | south of Jamaica Channel toward Gordon Pass |
Government | City of Naples | City of Naples |
Zoning | mostly R1-10 (30-foot height, 10,000 square foot minimum lot) | R1-15A, Port Royal’s own district |
Dock rules (Sec. 56-93) | pier up to 15 feet or 10% of waterway width; lift up to 25 feet or 25%; 7.5-foot side setback | 20-foot side setback; piers on Naples Bay and Gordon Pass may extend to reach 5 feet of water at mean low water; at most two docks per lot |
Club | none; voluntary $100 civic association | Port Royal Club for owners of eligible Port Royal properties; dues not published here |
Canal dredging on the record | 2001 to 2005 City special-assessment process (completion not established) | Port Royal Area Dredging special assessment, complete and being paid |
Zoned public schools | Lake Park, Gulfview, Naples High | Lake Park, Gulfview, Naples High |
Flood zone | 95% AE 8 or AE 9; VE only on 17 Gulf-front lots | not compared |
12-month single-family closings | 26 | 30 |
Median sale | $9,075,000 | $17,687,500 |
Median $ per living sq ft | $1,772.02 | $2,897.73 |
Median living area | 5,349 sq ft | 6,929 sq ft |
Median days on market | 204 | 123 |
Median sale to list | 91.21% | 91.65% |
12-month price range | $4,300,000 to $20,925,000 | $6,300,000 to $55,000,000 |
Aqualane Shores is not part of Port Royal. The two neighborhoods were platted separately, both on land that had belonged to Philip G. Rust: the Walkers were selling Aqualane lots by late 1949, and Rust sold Port Royal’s developer its land in 1952. Jamaica Channel, named by the City in 1994, is the recorded line between them, and the Port Royal Club is open only to owners of eligible Port Royal properties. That matters for your valuation, because a Port Royal sale is never a comparable for an Aqualane Shores home.
Aqualane Shores sells at about 60 percent of Port Royal’s median price per square foot, $1,772.02 against $2,897.73, with no club or association dues, public beach ends a short walk away, Third Street South within reach and the same schools and City services. For a buyer who wants south Naples water without a club, that is the case for your home, and we make it in the listing.
Port Royal offers a private club with a beach, larger homes, dock rules that let bay and pass lots reach 5 feet of water, a completed canal-dredging assessment and, in the last 12 months, fewer days on market. A buyer who needs those things will not be talked out of Port Royal, and pricing your home as if they could be is how an Aqualane listing ends up sitting.
Choose Aqualane Shores if you want canal or Gulf-side living in the City of Naples at about 60 percent of Port Royal’s price per square foot, with public beach ends a short walk away and no club or association dues. Choose Port Royal if a private club and beach, larger homes and dock rules built around reaching deeper water matter more than cost. Either way, the flood zone, the seawall and the water at the dock decide the house. For your valuation, that means pricing against Aqualane Shores’ own frontage tiers, never against Port Royal, and marketing the value gap to the buyers who are comparing the two. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008. Selling? Get a free Aqualane Shores home valuation, or call Jesse direct at (239) 898-6072. Buying? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Online estimates miss on Aqualane Shores homes because the variables that set price here are invisible to a model: the frontage type, the water at the seawall, the elevation of the floor against an 8 or 9 foot flood line, the dock the City allows and whether a buyer will keep or replace the house. With 26 sales a year, a model has little to learn from.
Twenty-six single-family sales in 12 months, spread across three frontage tiers and eight decades of houses, is a thin training set. An automated model fills the gap with sales from outside the neighborhood or from years ago, and in a market where price per square foot runs from $1,029.92 to $3,579.04 inside one year, that borrowing produces wide errors in both directions.
A model that treats Aqualane Shores as one market blends canal homes at a median $8,600,000 with Gordon Drive side homes at $13,850,000. The result is a number that is too high for most canal homes and too low for the dry estate lots, and it gets worse on the open bay, where only two homes sold in the last 12 months.
A model cannot see your elevation certificate, whether your dock predates the 2010 rewrite, how deep the water is at your seawall at low tide, what your seawall survey shows or whether the kitchen was redone last year. Those are the things an Aqualane Shores buyer asks about first, and each one moves the price.
The biggest single error is on older houses. A model values the house as a house; a buyer may value it as a lot minus a demolition bill. With improvements a median of only 20 percent of total value on the seven plats, the difference between those two readings can be millions of dollars, and only a person standing in the house can tell which buyer pool will pay more.
Treat it as a rough range, not a price. Then ask for a written valuation built from the closed sales in your frontage tier, matched for size, age and elevation, with the sources named. McGreevy and Comisar provide exactly that at no charge and with no obligation to list.
An Aqualane Shores buyer prices in property tax reset to full just value at 9.0076 mills on the 2026 preliminary roll, City utility charges, flood and wind insurance priced house by house, and the cost of any seawall, dock or elevation work. There is no mandatory HOA fee, no community development district and no club dues to subtract.
Data updated: September 2026 (Collier County 2026 preliminary roll; City of Naples 2026 utility rates; association website, retrieved 24 Sep 2026).
On Collier County’s 2026 preliminary tax roll, every Aqualane Shores parcel is taxed at 9.0076 mills, about $9,008 for every $1 million of taxable value. The median single-family bill is $49,353 on the seven Aqualane plats and $50,709 across the City’s wider outline. Homestead matters: inside the City’s association map, homesteaded houses have a median bill of $39,779 and non-homesteaded houses $64,898. These are 2026 preliminary roll figures; the November 2026 tax bill is the final record.
Aqualane Shores has no mandatory homeowners association, whatever some listings call it. Aqualane Shores Association, Inc. is a voluntary civic association: membership costs $100 a year, and it runs social events, keeps members informed about City business and speaks for the neighborhood at City Hall. It does not own the canals, dredge them, maintain seawalls or approve house plans. Seawalls are each owner’s responsibility under City code, and past canal dredging was organized by the City through a special assessment. For a seller that means no association fee reduces what a buyer can pay.
Collier County’s community development district layer holds 33 districts and none intersects Aqualane Shores, and there is no club membership bundled with any Aqualane Shores home. A buyer comparing your home with a golf or club community will see a lower carrying cost here, and we put that comparison in front of them.
City of Naples charges are billed every two months: a stormwater fee of $49.56 for a single-family home, solid waste charges of $77.08 per billing cycle, and water and sewer at base charges of $21.48 and $53.76 plus usage. None of these is large beside the tax bill, but a buyer’s lender will count them.
The 2019 Aqualane Shores utility-line assessment was billed in four annual installments starting with the November 2020 tax bill ($747 a year for gas and fiber on a single-family home, or $2,712 paid at once), and Collier County’s 2026 preliminary roll shows no non-ad-valorem assessment on any Aqualane Shores parcel; your last tax bill confirms your parcel’s status.
Little Harbour’s association does not publish its dues; the declaration recorded for the enclave and the association’s estoppel certificate at resale state them. The condominium association at Aqualane Manor does not publish its assessments; the estoppel certificate at resale states them. If your home is in either, those costs enter your buyer’s math, and we order the estoppel early so they surface before contract rather than after.
An Aqualane Shores seller on the canal grid owes no homeowners association disclosure summary, because the grid has no mandatory association. Little Harbour and Aqualane Manor are different: each has its own association, so the Florida statute that governs it, Chapter 720 or Chapter 718, can require documents before the buyer signs. Confirm which applies with your closing agent.
Most Aqualane Shores homes sit on the seven plats and the Gulf-side lots, where no recorded declaration binds the lots to an association. That removes a step many Naples sellers face: there is no association approval, no transfer fee and no association estoppel to order for a grid home. What remains are the City’s records, the flood documents and the permits, which a buyer’s attorney will ask for instead.
Florida Statutes section 720.401 requires that a prospective buyer in a community with a mandatory homeowners association be presented a disclosure summary before executing the contract for sale, and on a resale the parcel owner supplies it. If it is not delivered, the buyer may void the contract within 3 days after receiving the summary or before closing, whichever comes first, and that right cannot be waived. Little Harbour has its own homeowners association, so a Little Harbour seller should confirm with the closing agent whether the section applies and have the summary ready before the first offer arrives. This is information, not legal advice.
Section 720.401 does not apply to associations regulated under Chapter 718, the condominium chapter. An Aqualane Manor unit sells under the condominium rules instead, with its own disclosure and document requirements and an estoppel certificate under section 718.116. Which regime governs a given sale depends on what the seller owns, and the closing agent or attorney confirms it.
Where an association exists, its estoppel certificate states what the owner owes and any assessments due. For a homeowners association, section 720.30851 sets the deadline for the association to deliver it. Ordering it the day a listing agreement is signed keeps a surprise from landing in the middle of a negotiation.
Ask your closing attorney for Florida’s current seller-disclosure requirements; this guide does not give legal advice. The flood facts a buyer will ask for are on the record: the FEMA zone and base flood elevation, the elevation certificate, any flood insurance claims history you hold, and the City’s flood portal record for the address.
What moves the number before you list an Aqualane Shores home is paper as much as paint: the elevation certificate, the seawall’s last permit survey, the dock and lift permits, a current wind-mitigation form and a low-tide sounding of the water at your seawall. Each one answers a question an Aqualane Shores buyer asks first, and unanswered questions cost money.
Flood insurance cost depends on each home’s elevation certificate; ask for it at listing, or look the address up on the City’s flood portal. Collier County’s certificate database holds none for Aqualane Shores; the City of Naples keeps its own. A certificate that shows the floor above the design flood elevation is worth more to your price than most renovations.
Pull the City permit file for the seawall and its final survey, which the City requires after a new or replacement wall and which shows the top-of-cap elevation. An engineer’s condition report answers the buyer’s next question. A buyer who has to guess at seawall condition discounts for the worst case.
Have the dock, lift and any boat shelter permits ready, and know whether the dock predates the City’s 2010 rewrite of the Aqualane dock paragraph. A dock that is larger than today’s rule allows is an asset if its permit history is clean and a problem if it is not.
No public survey gives canal depth, so the only way to answer “will my boat float here” is to measure. A sounding at low tide at your seawall, written down with the date, turns the buyer’s biggest unknown into a fact on the listing.
A completed OIR-B1-1802 wind-mitigation form, valid for up to five years absent material changes, lets a buyer’s agent collect insurance quotes early. Opening protection, roof covering and roof-to-wall connections each carry a discount, and a buyer sees the carrying cost before they see the house.
On an Aqualane Shores lot where the land is most of the value, a cosmetic renovation on an older house below the design flood elevation rarely returns its cost, because a rebuild buyer will not pay for it. On a newer, elevated house, presentation, landscaping, and the dock and seawall in good order are where preparation money earns the most. We tell you which one your house is before you spend.
A free in-person Aqualane Shores valuation from McGreevy and Comisar starts with the Home Valuation form at the top of this page or a call to Jesse McGreevy at (239) 898-6072. Marc Comisar walks the home and the seawall, Jesse builds the analysis from the closed sales in your frontage tier, and you receive a written opinion of value with sources.
A written opinion of value for your specific address, built from the closed Aqualane Shores sales in your frontage tier, matched for living area, lot, build year and elevation, and adjusted for time using the neighborhood’s own five-year record, with every source named. Beside it, the carrying cost picture your buyer will underwrite: the tax reset, the flood zone and the dock and seawall rules. And a plain recommendation on list price and timing, including the case for waiting if the evidence says wait, and the case for pricing as a lot if that buyer pool will pay more.
Every valuation ends with a monthly Home Value Alert for your address, if you want one. It tracks new Aqualane Shores sales and your home’s estimated value, so you can watch the market move for as long as you like before you decide anything. There is no obligation attached to it, and you can stop it with one reply.
Use the Home Valuation form at the top of this page, or our free home valuation request, or call Jesse McGreevy direct at (239) 898-6072. Marc Comisar is at (239) 287-5873. There is no charge and no obligation to list. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008 and the #1 Team in Southwest Florida since 2012. If you have already decided to sell, our plan for selling your home in Aqualane Shores covers pricing, marketing, negotiation and the waterfront paperwork in full.
Every neighborhood we value gets the same method, and the result looks different each time because the neighborhoods are different. Our Audubon Country Club home valuation prices a gated North Naples golf community street by street from recorded deeds, and our Autumn Woods home valuation prices three product types behind one gate. Reading one beside this page is a quick way to see why a neighborhood median is never the answer.
McGreevy and Comisar are a top-reviewed real estate team on Google. The three quotes below are genuine five-star client reviews reproduced in the reviewer’s own words, with no aggregate score and no star rating widget, because a page that asks you to check its numbers should hold itself to the same standard. Read the whole set on the McGreevy and Comisar Google reviews profile.
★★★★★ “We had been on the market for several months with no offers. When we signed with Marc our house was sold in 2 weeks. He has a unique system for selling homes.” Verified Google review
In a neighborhood where the median home takes 204 days to sell, the difference between a listing that sits and one that sells is usually the price and the presentation in the first month.
★★★★★ “Jesse was very professional, helpful and kept in touch with ideas and suggestions which developed into a sale. Highly recommend his company for their excellent follow through.” Verified Google review
★★★★★ “Not living in the area, Jesse made life easy for me when we decided to sell our condo. His attention to detail, patience, understanding, and tenacity in dealing with all the moving parts was truly impressive.” Verified Google review
Many Aqualane Shores owners live elsewhere for part of the year, which is why Marc does the field work and Jesse runs the paperwork from start to finish.
Jesse McGreevy and Marc Comisar are the local real estate experts behind this Aqualane Shores valuation page. They co-founded Domain Realty, lead a team of agent partners across Lee and Collier County, and build every valuation from the Southwest Florida MLS, Collier County’s roll and FEMA’s flood map. Reach Jesse direct at (239) 898-6072.
Jesse McGreevy is a licensed Florida REALTOR and Sales Associate with Domain Realty, a co-founder of the brokerage, and one half of McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008. He started in Southwest Florida real estate in October 2004 and runs the pricing analysis, the record work and the permit and flood paperwork on every valuation the team writes. Reach him at (239) 898-6072 or [email protected], and read his full profile on the Jesse McGreevy agent page.
Marc Comisar is a licensed Florida REALTOR and Broker Associate with Domain Realty and the other half of McGreevy and Comisar. He runs the field side of the partnership, in the homes, at the inspections and at the closing table, and he is the one who walks your Aqualane Shores home and stands on your seawall before any number is written down. Reach him at (239) 287-5873, and read his full profile on the Marc Comisar agent page.
Here is what we tell every Aqualane Shores seller before we put a number on paper. Price the lot before the house: on the county’s roll the land carries most of the value, and the MLS shows canal, bayfront and Gulf-side lots trading as three different markets. Pull the paper a buyer’s attorney will ask for first: the elevation certificate, the seawall permit’s final survey, the dock permit and whether the dock predates the City’s 2010 rewrite of the Aqualane dock paragraph. Sound the water at the seawall at low tide, because no public survey of the canals exists. And tell buyers plainly that Aqualane Shores has no mandatory association, so the City’s code, not a board, is what they are buying into.
For the wider market around your home, see our Naples real estate guide. If you are buying your next home as well as selling this one, a Florida homesteader who sells and establishes a new Florida homestead may be able to carry an accrued Save Our Homes benefit to the new home under the portability provision of section 193.155, and we run both sides of that math in one conversation. Start with how we represent buyers in Naples.
These are the valuation questions Aqualane Shores owners in Naples actually ask, answered from the Southwest Florida MLS, Collier County’s 2026 preliminary roll, FEMA’s flood map and the City of Naples code. Nothing here is tax, insurance or legal advice, and none of it replaces a written valuation of your specific home.
It depends first on frontage and size: in the 12 months to September 24, 2026, Aqualane Shores canal-front homes sold at a median $8,600,000 (20 sales) and the dry Gordon Drive and Gulf Shore Boulevard South estate lots at a median $13,850,000 (4 sales), while the neighborhood median was $9,075,000 and $1,772.02 per square foot of living area (Southwest Florida MLS, by our frontage classification). For a written number on your address, use the Home Valuation form at the top of this page or call Jesse McGreevy at (239) 898-6072.
Ask for a written opinion of value built from closed sales in your own frontage tier, matched for living area, lot, build year and elevation, adjusted for time with the neighborhood’s own five-year record and tested against the current active listings. Ask for the sources to be named. McGreevy and Comisar provide exactly that at no charge and with no obligation to list.
Automated estimates exist, but they cannot see what drives Aqualane Shores prices: the water at your seawall, whether the lot faces a canal, the bay or the Gulf side, the home’s elevation above the 8 or 9 foot flood line, and the dock the City’s rules allow. In the last 12 months those differences split the neighborhood into three price tiers (Southwest Florida MLS), which is why a valuation here needs the matching sales, not an average.
With 26 sales a year spread across three frontage tiers and houses built from 1950 to 2024, an automated model has too few matching sales and fills the gap with sales that do not match. Price per square foot ran from $1,029.92 to $3,579.04 in the last 12 months (Southwest Florida MLS), so small differences in which sales a model borrows produce large differences in its answer.
The land carries most of an Aqualane Shores home’s value: on Collier County’s 2026 preliminary roll, the median homesite on the seven plats has a land value of $5.05 million, and improvements are a median of only 20 percent of total value. Roll values are the county’s January 1 estimates, not sale prices; the MLS figures on this page cover homes, and vacant-lot sales were not part of this pull, so a lot is priced from the closed sales of the oldest houses on comparable lots.
Over five years of Aqualane Shores single-family sales, open-bay or Gordon Pass frontage sold at a median $10,900,000 and $2,641.14 per square foot (9 sales), canal frontage at $7,500,000 and $1,865.07 (69 sales), and the dry lots near the Gulf at $13,800,000 and $2,219.10 (20 sales), by our frontage classification (Southwest Florida MLS, September 2021 to September 2026). Size differences drive part of those gaps.
Frontage matters, but in Aqualane Shores the dry lots near the Gulf sold highest: over five years their median was $13,800,000 against $10,900,000 for open-bay frontage and $7,500,000 for canal frontage (Southwest Florida MLS, by our frontage classification), because those Gordon Drive and Gulf Shore Boulevard South lots hold larger estate homes a short walk from the beach.
The 12-month median was $1,772.02 per square foot of living area (26 sales, Southwest Florida MLS), with a range of $1,029.92 to $3,579.04, because a teardown sells for its land. County roll figures and MLS figures measure different things. The county values every parcel as of January 1, and its values are not sale prices; the MLS records only the homes that sold, at their contract price, and measures living area rather than the county’s total area under roof. The two sets of numbers should never be compared directly.
Collier County’s 2026 preliminary just value is the county’s estimate of market value as of January 1; the median for a house on the seven Aqualane plats is $7.21 million. It is not a sale price, and in the 12 months to September 24, 2026 the MLS median sale was $9,075,000; the two use different measures and should never be compared directly.
In the 12 months to September 24, 2026, 26 Aqualane Shores homes closed for $259.9 million in total, from $4,300,000 to $20,925,000, at a median of $9,075,000; the highest price was $20,925,000 in April 2026 (Southwest Florida MLS). Over five years the top sale was a Gulf-front estate at $62,000,000 in July 2022.
Aqualane Shores recorded 26 single-family closings in the 12 months to September 24, 2026 and 29 in the year before, with a median of 204 days on market in the latest 12 months against 110 a year earlier (Southwest Florida MLS). Calendar-year closings ran 18, 13, 13 and 32 from 2022 to 2025.
The median Aqualane Shores sale in the 12 months to September 24, 2026 closed at 91.21 percent of its final list price, and only 1 of 25 closings with a recorded list price closed at or above it (Southwest Florida MLS). The ratio is measured against the final list price, after any reductions.
On September 24, 2026, 26 single-family homes were listed for sale in the Aqualane Shores MLS Development at a median asking price of $11,699,500, from $5,495,000 to $19,995,000, with one pending sale and three Aqualane Manor condominiums also listed (Southwest Florida MLS). That is 12.0 months of single-family supply.
The median Aqualane Shores sale rose 21 percent year over year to $9,075,000 while the median price per square foot fell about 6 percent, because larger homes sold: median living area rose from 4,524 to 5,349 square feet. Supply is high, and only 1 of 25 recent sales closed at or above its final list price (Southwest Florida MLS).
We do not publish forecasts; the record shows where the market is. Through September 24, 2026, 21 Aqualane Shores single-family homes had closed in 2026 at a median of $10,350,000, with 26 active listings and 12 months of supply, so sellers are pricing into a market where buyers have choices (Southwest Florida MLS).
It is a market with choices for buyers: 26 active single-family listings on September 24, 2026 equal 12 months of supply, the median sale took 204 days, and the median sale closed at 91.2 percent of its final list price. Prices have held, with the 12-month median up 21 percent year over year (Southwest Florida MLS), so pricing and preparation decide the outcome.
Closings in Aqualane Shores cluster in late winter and spring: in the 12 months to September 24, 2026, 9 of 26 closings fell in March and April (Southwest Florida MLS). Because the median sale took 204 days on market, a listing that should close in season usually needs to be live by the fall before.
No single month is proven hardest in a market this size, but in the 12 months to September 24, 2026 Aqualane Shores recorded one closing each in October, December, January, May and June, against five in March and four in April (Southwest Florida MLS).
The MLS does not record seawall or dock age, so no public figure measures the discount. What is on the record is what a buyer will check: the City caps new seawall caps at 4.8 feet (NAVD88), declares a failed seawall a public nuisance, and limits a new pier to 15 feet or 10 percent of the waterway; a dock built before the City’s 2010 rewrite may exceed today’s pier limit. Have the seawall’s last permit survey and the dock permit ready.
Almost every Aqualane Shores lot outside Little Harbour is in FEMA Zone AE with an 8 or 9 foot base flood elevation, so the difference between houses is elevation: a home whose floor sits above the design flood elevation costs less to insure and avoids the 50 percent rule’s rebuild trigger. The MLS does not record elevation, so bring the elevation certificate to the listing.
Aqualane Shores buyers and their insurers will ask for one, because flood premiums are priced from the home’s own elevation. The county’s database holds none for Aqualane Shores; the City of Naples keeps its own, and its flood portal is the place to search the address.
It can: under Risk Rating 2.0, flood premiums are set for each property from its own elevation, distance to water and replacement cost, so two similar Aqualane Shores houses can price very differently. An elevation certificate and a current policy in hand let a buyer’s agent get quotes early, before the inspection period ends.
FEMA allows an NFIP policy to be assigned to a buyer; ask your insurance agent to confirm the assignment steps for your policy well before closing.
A buyer planning a major remodel must keep the work under 50 percent of the structure’s market value or bring the house up to current flood rules, under City Code Sec. 16-144, which measures each project on its own. That is why buyers of older Aqualane Shores houses often price the lot and plan a new house instead.
If repairs would cost 50 percent or more of the structure’s pre-damage market value, the City treats the house as substantially damaged, and it must then be brought up to current flood rules, usually by elevating or rebuilding. Many damaged Aqualane Shores homes are therefore priced for their land; bring any City damage determination and the insurance file to the valuation.
Rebuilding is common here: about one house in five on the seven plats was rebuilt or substantially enlarged between 2015 and 2025 by our comparison of county building maps. A rebuild must meet R1-10 and the flood rules, with the floor at least a foot above the 8 or 9 foot base flood elevation, and in the last 12 months newer, larger homes set the top of the market (Southwest Florida MLS). The trade-off is carrying costs and time against the land’s value today.
Pull the City permit file for the seawall and its final survey, which the City requires after a new or replacement wall and which shows the top-of-cap elevation; the City’s checklist also requires adjoining seawall and cap elevations on new plans. An engineer’s condition report answers the buyer’s next question.
No public record gives a lifespan for Aqualane Shores walls; age and condition are lot-specific. City-wide, the City’s consultant reported in 2025 that most of the City’s seawalls were privately built between 1950 and 1980, and that about 30 percent of bayfront walls can already be overtopped at a king tide.
Yes. Seawalls, docks, lifts, davits and pilings in the City of Naples need a City marine permit, and any required state or federal authorization must be shown before the City issues it. Replacing residential deck boards alone does not need a permit.
No current survey of the Aqualane canals is published; a buyer with a deep-draft boat should have the water at the specific seawall sounded at low tide. We recommend sellers do that sounding before listing, so the answer is a dated measurement rather than a guess.
NOAA’s chart data shows no fixed bridge and no overhead cable between the mouths of the Aqualane canals and Gordon Pass. The residential canals themselves are not charted, so clearance inside a given canal should be checked on site. Gordon Pass is about 1.6 to 2.1 nautical miles in a straight line from the canal mouths.
When an Aqualane Shores home sells, Florida law resets its assessed value to full just value for the new owner, so the Save Our Homes cap the seller enjoyed does not transfer; the median difference on homesteaded Aqualane houses is $2.41 million of assessed value on the 2026 preliminary roll. That is why buyers should budget from the just value, not the seller’s bill.
Your Save Our Homes difference does not pass to the buyer, but Florida law lets you carry an accrued benefit to a new Florida homestead under the portability provision of section 193.155; ask the county for the amount that applies to you.
No. Aqualane Shores has no mandatory homeowners association; Aqualane Shores Association is voluntary at $100 a year, and Collier County’s community development district layer shows no district over the neighborhood. Little Harbour and Aqualane Manor have their own associations, whose dues and assessments are not published.
The 2019 Aqualane Shores utility-line assessment was billed in four annual installments starting with the November 2020 tax bill ($747 a year for gas and fiber on a single-family home, or $2,712 paid at once), and Collier County’s 2026 preliminary roll shows no non-ad-valorem assessment on any Aqualane Shores parcel; your last tax bill confirms your parcel’s status.
The MLS sells the seven Aqualane plats, the neighboring Rust Development and Marina Shores lots and the Gulf-side lots inside the City’s outline under the single name Aqualane Shores; Little Harbour is its own MLS development, and the Aqualane Manor condominium sits inside the outline on its own record. Your deed’s legal description names your plat.
Little Harbour is a gated enclave of 34 homesites created by City Ordinance 94-7222 in 1994, with its own association, and it is its own MLS development. It recorded six sales in five years, from $5,970,000 to $12,450,000 (Southwest Florida MLS), so a Little Harbour home is valued from those sales and the closest matching Aqualane Shores sales, not from the neighborhood median.
A lender’s appraisal is written for a lender, usually after a contract exists. A listing valuation is written for you, before you choose a price. In a market with 26 sales a year, an appraiser will lean on the same thin set of closings we do, so pricing from those closings at the start is what keeps a contract from failing at appraisal later.
You can, within the City’s rule: rentals must be 30 days or longer, except three times a year, and may not be advertised for shorter stays. Compare that income with a median $49,353 tax bill on the seven plats (2026 preliminary roll) and insurance on a home that may sit empty.
The costs a seller controls are commission, which is negotiated, preparation such as the seawall survey, elevation certificate and wind-mitigation inspection, and carrying costs while the home is on the market, which at a median 204 days here is real money: property tax alone runs a median $49,353 a year on the seven plats (2026 preliminary roll).
McGreevy and Comisar lead Domain Realty Group, the #1 Team in Southwest Florida since 2012, and have been Top 1% Real Estate Agents Nationally Since 2008, with over $900 million in personal sales, which makes them among the most experienced listing teams an Aqualane Shores seller can hire. We value an Aqualane Shores home with its record in hand: the plat and frontage, FEMA’s zone and the elevation certificate, the dock and seawall permits, and the last 12 months of sales by frontage. Call Jesse direct at (239) 898-6072.
Get a written valuation built from your frontage tier’s closed sales, gather the elevation certificate, seawall survey and dock permits, have the water at your seawall sounded at low tide, and decide on timing with the 26 active listings in view. Start with the Home Valuation form at the top of this page, or call Jesse McGreevy at (239) 898-6072.
Sources retrieved September 2026. Every figure on this page traces to a primary source below: the Southwest Florida MLS, Collier County’s roll and recorded instruments, the City of Naples code and records, Florida Statutes, or federal agencies. Nothing is drawn from a listing aggregator or from another brokerage. Southwest Florida MLS figures were pulled from Matrix on 24 September 2026 (Development Aqualane Shores and peer Developments, closed and active listings) and are cited as that system rather than linked, because the MLS is a members-only database.
Collier County roll, parcels and recorded instruments
City of Naples code (Municode)
City of Naples ordinances, resolutions and records
City of Naples flood, seawall and storm records
Florida Statutes and state agencies
Federal flood, storm and navigation records
Schools, clubs and news (dated)
Every row below links the official custodian of the document, so you always see the authoritative version rather than a copy we made. We host none of these files ourselves.
Document | What it proves for an Aqualane Shores valuation | Official authority |
|---|---|---|
City Code Sec. 56-93, the Aqualane Shores dock paragraph | The pier, lift and setback limits a buyer inherits on your canal | |
City Ordinance 10-12741 (2010) | The dock-code rewrite that separates older docks from today’s limits | |
City seawall permit checklist (rev. 2025) | What a seawall permit must show, including cap elevations | |
City Marine Permit Application (rev. March 2022) | Dock, lift and seawall permit fees and prerequisites | |
AECOM seawall presentation to City Council (September 22, 2025) | The seawall inventory findings and the proposed 5.6-foot minimum | |
City Flood Protection Newsletter (August 2025) | The City’s CRS Class 5 rating, flood zones and the 50 percent rule | |
FEMA Map Service Center, flood map search by address | The flood zone and base flood elevation for one specific address | |
FEMA Hurricane Ian NFIP Claims Analysis (December 2023) | How elevated and non-elevated homes fared in claims | |
City Resolution 2019-14327 | The Aqualane Shores gas and fiber assessment and its installments | |
City of Naples 2026 utility rates | Water, sewer, stormwater and solid-waste charges a buyer will carry | |
City Short-Term Rental Guidelines | The 30-day rental rule for owners weighing rent versus sell | |
City Ordinance 94-7222 (1994) | The Little Harbour planned development: 34 homesites, gatehouse, private drives, community dock | |
City Resolution 94-7288 (OR 2000/1694) | The official names of the Aqualane channels and coves | |
Florida Statutes section 720.401 | The disclosure summary a seller in a mandatory association owes before contract | |
Florida Statutes section 193.155 | Why the seller’s tax bill is not the buyer’s, and how portability works | |
Florida OIR uniform mitigation verification form resources | The wind-mitigation form that sets insurance discounts | |
Aqualane Shores, Inc. v. Commissioner, 30 T.C. 519 (1958) | Federal findings on the 1949 purchase and the canal plan |
The documents that matter most to a specific Aqualane Shores sale are held for the address, not published: the elevation certificate, the seawall and dock permit files and final surveys, and the flood policy declarations page. The City of Naples holds the permit files and its own elevation certificates; your insurer holds the policy.
You reach the Aqualane Shores valuation team by using the Home Valuation form at the top of this page, calling Jesse McGreevy direct at (239) 898-6072, or calling Marc Comisar at (239) 287-5873. The first conversation costs nothing, and in a market with 12 months of supply it is usually the most valuable hour a seller spends before listing.
Jesse McGreevy: (239) 898-6072, [email protected]. Marc Comisar: (239) 287-5873. Office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134.
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 at DomainRealtyGroup.com. Read more about the team on the about McGreevy and Comisar page, and about the neighborhood on our Aqualane Shores community guide. Nothing on this page is legal, tax or insurance advice. Confirm anything that affects your transaction with your closing agent, attorney, accountant or insurance professional.