Gordon Drive, Naples, Florida
A free, no-obligation valuation from McGreevy and Comisar. Gordon Drive runs from Olde Naples condominiums to Gulf-front estates, and few homes here sell in any year, so a street average tells you very little. We price your home from the county roll, the Clerk's recorded deeds and every MLS closing on the street.
Updated September 2026 · By Jesse McGreevy and Marc Comisar, Domain Realty
If you own a home or condominium anywhere on Gordon Drive, from the 1100 block in Olde Naples to the end of the road at Gordon Pass, the honest answer to “what is my Gordon Drive home worth?” starts with which stretch of the street you are on, not with a single number. Our guide to the Gordon Drive Gulf-front estates covers the 53 beach parcels on the west side; this page covers the whole street, 190 county parcels, from Pierre Club condominiums that closed at $875,000 in April 2026 to Gulf-front land recorded at $57,500,000 two months later. Only 3 single-family homes closed on the Southwest Florida MLS in the twelve months to September 2026, so we list them, widen the window step by step and show you what the county’s deed record adds. Use the Home Valuation form at the top of this page, or call Jesse McGreevy direct at (239) 898-6072.
A Gordon Drive home is worth what its stretch of the street, its land and its condition support. Single-family homes on the street closed at a median of $19,250,000 over the 36 months to September 2026 (12 closing records), but the street runs from $875,000 condominiums to $57,500,000 Gulf-front land, so no single figure prices your home.
Data updated: September 2026 (Southwest Florida MLS, retrieved 29 Sep 2026; Collier County Property Appraiser records, file dated 29 Aug 2026)
Gordon Drive is one City of Naples street in ZIP 34102 that holds five different markets. On Collier County’s 2026 preliminary roll it has 190 parcels: 123 single-family homes, 25 condominium units, 16 vacant homesites and 26 other parcels such as beach strips, submerged land and rights-of-way. The county values the typical single-family home at $13,050,579, and the Southwest Florida MLS recorded 68 single-family closings in ten years at a median of $10,225,000, but those two figures blend a 1,200-square-foot condominium block, Olde Naples cottages, Aqualane Shores canal houses, Port Royal canal houses and Gulf-front estates. The value of your home is built from the sales on your own stretch, the land under it, the coastal and flood rules that apply to it and the condition of the house, and tested against the deed record, which sees trades the MLS never lists.
This page is about every home and condominium addressed on Gordon Drive in ZIP 34102: 190 parcels on Collier County’s 2026 preliminary roll. Our Gulf-front guide covers the 53 west-side beach parcels from 2370 to 4550 in depth, our Port Royal neighborhood guide covers the canal streets on the east side, and our Naples real estate guide covers the city around them. Here we do what none of those pages does: value a home by its position on the street. If your home sits on Olde Naples’ north end, the Aqualane Shores stretch or Gordon Drive East, the Aqualane Shores neighborhood guide covers the streets that meet Gordon Drive there.
A condominium in the 1100 block is valued from condominium closings and the association’s documents. An older Olde Naples house is valued mostly as land with a house on it. A house on the Aqualane Shores stretch is valued from Aqualane comparables and its floor height against FEMA’s line. A canal house on the Port Royal side is valued from Port Royal closings, its dock and seawall and the association’s rules. A Gulf-front estate is valued land first, by frontage and depth, then for what the house adds. Using one method on all five is how a valuation on this street goes wrong by millions.
You get the sales themselves, listed where there are too few to average, with the window named beside every figure; the county’s roll values by stretch; the deed record for the Gulf-front trades the MLS misses; the flood, insurance and disclosure rules that shape a price; and a method for turning all of it into a written opinion of value on your home. You also get plain statements of what we do not know. Domain Realty, our brokerage, closed 658 transaction sides in Naples in the 60 months to October 5, 2026, $521.5 million in volume counted by side, per the Southwest Florida MLS pulled that day. McGreevy and Comisar are the #5 real estate team in Florida in the 2026 RealTrends rankings.
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 the house and the work you have done since you bought it, 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 recorded sales on your stretch of Gordon Drive, adjusted for land, time and condition, tested against the county’s roll and the deed record, with every source named. 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 Gordon Drive home because a street where three houses sold on the MLS in a year cannot be priced by formula. We build the number from the deed record, the county roll and the coastal, flood and condominium rules, and we have been Top 1% Real Estate Agents Nationally Since 2008.
Those are career numbers across Lee and Collier County. 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: he reads the recorded transfers on your stretch of the street at the county and the Clerk, separates qualified sales from coded-out ones, reads your parcel’s roll history, checks FEMA’s zone for the address and assembles the documents your buyer’s lender and insurer will ask for. Marc Comisar walks the property, judges land, finish, layout and condition against what buyers at your price are actually choosing between, and handles the field work, which is what lets a seasonal 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 3 single-family closings and 1 condominium closing on the Southwest Florida MLS for the whole street. What we bring to a Gordon Drive valuation is the method on this page, the career record above and a working knowledge of how Naples land, coastal and condominium sales clear inspection, insurance and appraisal. If an agent quotes you a Gordon Drive median or a price per foot, ask which stretch it covers, which window it uses and how many sales stand behind it.
On most streets a seller can look at last quarter’s sales and get close. On Gordon Drive there is no last quarter: three single-family closings in twelve months, twelve in three years, and a Gulf-front record set by deeds that never reached the MLS. Between those sales the values moved sharply. The MLS median for single-family sales on the street was $10,400,000 in 2021 and $19,000,000 in 2025, and the county’s median value for the 123 houses now sits at $13,050,579. A price picked from memory or from a neighbor’s hopes can miss by millions. A written valuation that names each sale, says how it was adjusted and says where the evidence is thin is the only defensible starting point, for you and for the appraiser your buyer’s lender will send.
This page answers what your home is worth. If you have decided to sell and want the listing plan, read our guide to selling your home on Gordon Drive. If you are buying on the street, start with buying a home on Gordon Drive, and for buyers anywhere in Southwest Florida, read how we represent buyers. For the Gulf-front estates in depth, use the Gordon Drive Gulf-front guide. For neighbors on the north end, our guides to selling in Aqualane Shores and selling in Royal Harbor show how we handle the streets around Gordon Drive.
Gordon Drive home values rest on a thin, uneven record: 190 county parcels, 3 single-family MLS closings in the last twelve months, a $19,250,000 single-family median over 36 months, a $729,000 condominium median over ten years and Gulf-front deeds of $19,500,000 to $57,500,000 in 2026 that the MLS never recorded. These points frame every valuation.
Data updated: September 2026 (Southwest Florida MLS, retrieved 29 Sep 2026; Collier County Property Appraiser records, file dated 29 Aug 2026; Collier County Clerk deed record, searched 29 Sep 2026)
Your Gordon Drive home is on one of five stretches: the 1100s to 1400s in Olde Naples, 1500 to 2099 in Olde Naples and Aqualane Shores, the Gulf-front west side from 2370 to 4550, the Port Royal canal side on the east, or the Gordon Pass end. Each has its own parcels, zoning, flood exposure and buyers.
Data updated: September 2026 (Collier County Property Appraiser records, file dated 29 Aug 2026; Southwest Florida MLS, retrieved 29 Sep 2026)
Stretch | What it is | Parcels on the roll | Median 2026 roll value, houses | MLS closings, ten years |
|---|---|---|---|---|
1100s to 1400s | Olde Naples: Pierre Club and Kasota South condominiums, older homes | 37: 25 condominium units, 11 houses, 1 small multifamily parcel | $4,310,709 (11 houses) | Houses: 1 closing. Condominiums: 19, median $729,000 |
1500 to 2099 | Olde Naples and Aqualane Shores, including the Gordon Drive Estates plat | 29: 25 houses, 3 vacant homesites, 1 tourist or club parcel | $8,487,279 (25 houses) | 26 closings, median $6,175,000 |
Gordon Drive East | The Aqualane Shores loop off the 1500 to 2099 stretch | 7 houses | $9,540,507 (7 houses) | 2 closings, listed below |
2100 to 4550 | Aqualane Gulf stretch, Port Royal estates and canal houses to Gordon Pass | 117: 80 houses, 13 vacant homesites, 9 miscellaneous residential, 9 submerged or waste land, 3 rights-of-way, 1 municipal, 1 parking lot, 1 tourist or club | $18,068,810 (80 houses) | 39 closings, median $14,950,000 |
Collier County Property Appraiser records, 2026 preliminary roll, file dated August 29, 2026; roll values are county just value as of January 1, not sale prices. MLS: Southwest Florida MLS single-family closings September 29, 2016 to September 29, 2026, grouped by the street number on the record; the April 2025 three-parcel assemblage counts as three MLS records in the 2100 to 4550 median. Condominium closings are Pierre Club and Kasota South.
The street begins in Olde Naples, the City’s original town, and the first blocks are mostly condominiums. The county roll shows 25 condominium units, 11 single-family homes and one small multifamily parcel in this stretch. The two condominium buildings that trade on the MLS are Pierre Club and Kasota South, and together they recorded 19 closings in ten years at a median of $729,000, from $365,000 to $1,200,000. The 11 houses carry a median roll value of $4,310,709, and only one closed on the MLS in ten years, in March 2021 at $4,450,000 after 345 days on the market. This is the entry point of the street, and it is valued by condominium comparables and, for the houses, by land.
Between the 1500 and 2099 blocks the street runs through Olde Naples and the Aqualane Shores outline. The county lists 25 houses, 3 vacant homesites and 1 tourist or club parcel, and the houses carry a median roll value of $8,487,279. This stretch recorded 26 single-family MLS closings in ten years at a median of $6,175,000, and it includes the small gated Gordon Drive Estates subdivision, whose 2010 to 2070 addresses are not the Gulf-front estates our Gordon Drive guide covers. In the 36 months to September 2026 this stretch closed 6 times, from $5,300,000 to $20,925,000. It is the stretch where a teardown sells for land value and a new house sells for $20,925,000, and it is the one where our valuation most often turns on whether the house or the lot is the asset.
Gordon Drive East is a short loop off the main street inside the Aqualane Shores outline, and the county roll shows 7 houses on it, with a median roll value of $9,540,507. The MLS recorded two closings there in ten years: $4,350,000 in November 2017 and $8,725,000 in March 2020. Two sales are not a market, and both sit below the current roll median, the 2017 sale far below it, so a Gordon Drive East valuation leans on the neighboring Aqualane Shores sales and the county’s values. Two Gordon Drive East houses were listed for sale on September 29, 2026, at asking prices of $17,995,000 and $18,995,000; we give asking prices only as context, never as value.
South of 2100 the street passes the Aqualane Shores Gulf stretch, then the Gulf-front estates and Port Royal’s canal houses. The county lists 80 houses, 13 vacant homesites, 9 miscellaneous residential parcels, 9 submerged or waste-land parcels, 3 rights-of-way, 1 municipal parcel, 1 parking lot and 1 tourist or club parcel, and the houses carry a median roll value of $18,068,810. This stretch recorded 39 MLS closings in ten years at a median of $14,950,000, from $3,900,000 to $133,177,500. Within it, the 53 Gulf-front estates on the west side from 2370 to 4550 are covered in our Gordon Drive Gulf-front guide, and the canal streets on the east side in our Port Royal guide.
The road ends at Gordon Pass. A U.S. Geological Survey crew marked Hurricane Irma’s mud line at the end of Gordon Drive at Gordon’s Pass at 4.334 feet NAVD88, about half a foot above the ground, according to the survey’s high-water mark record, and the Army Corps of Engineers awarded a maintenance-dredging contract for the pass in September 2025, per its news release. The southernmost parcels, at 4540 and 4550 on Beach Estates No. 2, are the last of the Gulf-front estates.
Three labels mislead. First, the Southwest Florida MLS files the April 2025 assemblage of three Gulf-front parcels under Port Royal, but the City places those parcels north of Port Royal, in Aqualane Shores, so we describe them that way. Second, the small gated Gordon Drive Estates subdivision near the 2010 to 2070 addresses shares a name with the Gulf-front estates but sits at the Olde Naples and Aqualane end of the road. Third, the MLS “Development” field is a filing label, not a boundary, so a house tagged Port Royal can sit outside Port Royal’s plats.
Start with the street number: the 1100s to 1400s, 1500 to 2099 and 2100 to 4550 bands above follow the numbers. Then check the plat and zoning on the City of Naples zoning map, and the flood zone on FEMA’s National Flood Hazard Layer. Your title commitment names the plat. We confirm all three before we choose comparables, because a valuation built on the wrong stretch prices the wrong market.
A Gordon Drive home is valued by finding which stretch it sits on, pricing the land first on the Gulf side and the house and lot together elsewhere, comparing condominiums only with condominiums, separating market sales from coded-out deeds, adjusting for time, and testing the result against the sales a buyer will tour the same season.
Data updated: September 2026 (Southwest Florida MLS, retrieved 29 Sep 2026; Collier County Property Appraiser records, file dated 29 Aug 2026; Collier County Clerk deed record, searched 29 Sep 2026)
Before any number, we place the parcel: the street-number band, the recorded plat, the City’s zoning district and FEMA’s flood zone at the parcel. Those four facts decide which sales are comparable. A house on the 1500 to 2099 stretch is compared with Olde Naples and Aqualane Shores sales, a canal house on the Port Royal side with Port Royal closings, a Gulf-front estate with Gulf-front land and house sales, and a condominium with other units in the same building. We write the placement into the valuation so your buyer’s appraiser can follow it.
The record on this street has three layers. The Southwest Florida MLS holds the brokered sales, including sales entered after the fact as off-market records. The Collier County Property Appraiser’s sales file holds every recorded transfer with the county’s qualification code, and the Collier County Clerk’s Official Records hold the deeds themselves. We read all three and match them by parcel and date, so that no sale counts twice and no large trade is missed. The MLS alone saw 3 single-family closings in the last twelve months; the county and the Clerk add a $57,500,000 vacant Gulf-front lot, and that difference is the reason a valuation on this street cannot rest on the MLS.
A median of three is not a market. So we widen the window in steps, 12 months, 24, 36, 60 and 120, and stop at the first window with 10 or more closings. For single-family sales on Gordon Drive that is 36 months, 12 closing records, and we name the window beside every figure. Below 10, we list the sales. That rule keeps a $133,177,500 assemblage from being averaged into your house’s price without a label.
On the Gulf-front estates, the land is most of the value. On Collier County’s 2026 preliminary roll, land is about 81 percent of the median Gulf-front house’s value, and several of the largest recent trades were vacant lots or teardowns (Gordon Drive Gulf-front guide). So we start from frontage and depth. Where a deed states Gulf frontage, we price by the front foot: the June 2026 deed for 2790 Gordon Drive describes about 170 feet on the mean high water line, and $57,500,000 divided by 170 feet is about $338,000 per Gulf front foot. That is one vacant lot, not a rate, so we set it beside the nearest deeds in size and depth and treat the result as a range.
On the Port Royal canal side, the Aqualane Shores stretch and the Olde Naples houses, a buyer usually buys a house and a lot in one price, and many buyers plan to rebuild. We value the lot as land, using the county’s land value and the nearest vacant-lot and teardown sales, then ask what the house adds: its age, floor height against the flood line, construction and condition. When the house adds little, the lot sets the price; when it is new, it adds a great deal. In the 1700 block, one Aqualane Shores house closed in April 2021 at $6,500,000 as a 1,475-square-foot older house and again in April 2026 at $20,925,000 as a new 8,984-square-foot house, on the same lot.
A Pierre Club or Kasota South unit is valued from other units in its own building: same size, similar floor and finish, similar month. The two buildings recorded 19 closings in ten years at a median of $729,000, and the last twelve months hold one closing at $875,000, so we list the sales and read the association’s documents rather than average a small sample. No condominium figure is ever mixed into a house median on this page, and no house sale is used to price a unit.
Collier County marks each recorded transfer as qualified or not. A qualified sale is one the county accepted as an arm’s-length market transaction. On this street, 20 recorded transfers of $1,000,000 or more in the 60 months to the file date were not marked qualified, many of them multi-parcel, entity or related-party deeds. We therefore treat the county’s qualified count on this street as a floor, not a total. A coded-out deed is a real recorded price and untested market evidence; we report it, label it and weigh it, and we never call it a comp without saying so.
The street’s prices moved a great deal in five years, but a median across the whole street mixes stretches, so it is not a price index. The MLS single-family median by closing year was $10,400,000 for 20 closings in 2021, $22,995,000 for 4 in 2022, $12,400,000 for 3 in 2024, $19,000,000 for 7 in 2025 and $28,712,500 for 2 in 2026. Those swings are partly the mix of homes that sold each year. We adjust a sale for time from repeat sales of the same parcel and from the county’s own value history, and we say when the evidence for an adjustment is thin.
On the Gulf side, the state’s Coastal Construction Control Line, the City’s coastal setback permit and the seawall or revetment permit history change what a buyer can do and what a lender and insurer will accept. Everywhere on the street, the flood zone and the floor height against it shape the insurance quote. We read the permit file and the elevation certificate before we set a number, not after the buyer’s insurer does.
The records cannot see finish, layout, light, views or the quality of a renovation. Marc walks the property and lists what is there, then we compare it with what buyers at the same price are choosing between. The last step is honesty: the written opinion names each sale, says how it was adjusted and gives a range with the reasons for its width. On a street with 3 single-family MLS closings in a year, every valuation carries more uncertainty than one in a busy neighborhood, and the range says so.
Gordon Drive has 190 parcels and five markets, and only 3 single-family homes sold on the MLS in the last twelve months, so a valuation that starts from your stretch’s own record is worth an hour of your time now. Use the Home Valuation form at the top of this page or our free home valuation request, and if you have already decided to list, read our plan for selling your home on Gordon Drive. Call Jesse direct at (239) 898-6072. Buying as well as selling? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.
Gordon Drive single-family homes sold for a median of $19,250,000 across 12 closing records in the 36 months to September 2026, the first window with 10 or more. In the last 12 months, 3 closed at $19,000,000, $20,925,000 and $36,500,000. Over ten years, 68 closed at a median of $10,225,000.
Data updated: September 2026 (Southwest Florida MLS, retrieved 29 Sep 2026; Collier County Property Appraiser records, file dated 29 Aug 2026)
Every figure below names its window. We tracked every closing on Gordon Drive in ZIP 34102 from September 29, 2016 to September 29, 2026 on the MLS, 87 closings in all, 68 single-family and 19 condominium, plus 9 active or pending listings on September 29, 2026. The 12-month and 24-month windows hold fewer than 10 single-family closings, so they are listed or shown with their counts; the 36-month window is the first with 10 or more. Where the April 2025 assemblage appears, it is three MLS records for what was one purchase.
Here is every closing recorded on the Southwest Florida MLS from September 29, 2025 to September 29, 2026. Segment is the stretch of the street; no house numbers are shown.
Closed | Segment | Type | Beds | Living area | Final list | Sold | Days on market |
|---|---|---|---|---|---|---|---|
July 2026 | 2100 to 4550, Port Royal side | House | 6 or more | 9,074 sq ft | $39,995,000 | $36,500,000 | 156 |
April 2026 | 1500 to 2099, Aqualane Shores | New house | 6 or more | 8,984 sq ft | $24,995,000 | $20,925,000 | 123 |
April 2026 | 1100s to 1400s, Pierre Club | Condominium | 2 | 1,200 sq ft | $950,000 | $875,000 | 153 |
November 2025 | 1500 to 2099, Olde Naples | House | 5 plus den | 6,770 sq ft | $19,950,000 | $19,000,000 | 988 |
Southwest Florida MLS (Matrix), closings September 29, 2025 to September 29, 2026, pulled September 29, 2026. With three single-family sales, the sales are listed rather than reduced to a median. The July 2026 house also appears in the county file as a recorded transfer coded not qualified.
The three houses sold at 83.7 to 95.2 percent of final list price, a median of 91.3 percent, and the November 2025 house needed 988 days on the market. Read together, the last year on Gordon Drive was three large, slow, negotiated sales, not a rush.
Widening to 24 months (closings since September 29, 2024) adds six single-family closing records to the three above: the three-parcel April 2025 assemblage recorded at $44,910,000, $46,912,500 and $133,177,500, a Gordon Drive Estates house at $5,300,000, an Aqualane Shores house at $16,000,000 and another at $18,500,000. That is 9 records, a median of $20,925,000, a median sale-to-list ratio of 85.5 percent and a median of 562 days on market, but with the three assemblage records counted as one purchase, the count of separate buyers is 7. Nine is still under 10, so this window is context, not a headline.
Widening to 36 months (closings since September 29, 2023) adds three more records: an Aqualane Shores house at $19,500,000, a Port Royal-side parcel at $9,850,000 and a Port Royal-side house at $12,400,000 recorded as an off-market sale. That gives 12 records, a median of $19,250,000, a median sale-to-list ratio of 88.8 percent, a median of $2,723 per square foot of living area and a median of 562 days on market. This is the headline figure we use for the street as a whole, always with its window, and always with the reminder that it blends stretches.
Window | Single-family closing records | Median sold | Range | Median sale-to-list | Median days on market |
|---|---|---|---|---|---|
12 months | 3 | $20,925,000 | $19,000,000 to $36,500,000 | 91.3% | 156 |
24 months | 9 | $20,925,000 | $5,300,000 to $133,177,500 | 85.5% | 562 |
36 months | 12 | $19,250,000 | $5,300,000 to $133,177,500 | 88.8% | 562 |
60 months | 21 | $19,500,000 | $5,300,000 to $133,177,500 | 91.3% | 156 |
120 months | 68 | $10,225,000 | $2,500,000 to $133,177,500 | 94.6% | 204 |
Southwest Florida MLS (Matrix), single-family closings on Gordon Drive, ZIP 34102, through September 29, 2026. Even counts take the midpoint of the middle two sales. The 12-month row has 3 sales and is shown for context only.
Widening to 60 months (closings since September 29, 2021) gives 21 single-family closing records, a median of $19,500,000, a median sale-to-list ratio of 91.3 percent, a median of 156 days on market and a median of $2,810 per square foot of living area, from $5,300,000 to $133,177,500. The window includes the 2021 and early 2022 run of Gulf-front and Port Royal trades, so it is a fair picture of a market that peaked and thinned. Of the 21 records, 15 closed below their final list price.
The ten-year window (closings since September 29, 2016) holds 68 single-family closings and a median of $10,225,000, with a median sale-to-list ratio of 94.6 percent, a median of 204 days on market and a median of $2,334 per square foot of living area. Only 13 of the 68 closed at or above their final list price. By year, closings ran 6 in 2017, 8 in 2018, 5 in 2019, 12 in 2020, 20 in 2021, 4 in 2022, 1 in 2023, 3 in 2024, 7 in 2025 and 2 so far in 2026. The busiest year, 2021, produced 20 of the 68; the years since are thin, which is why the county and the Clerk matter so much here.
Stretch | Closings | Median sold | Range | Median sale-to-list | Median days on market |
|---|---|---|---|---|---|
1100s to 1400s | 1 | not shown (one sale, $4,450,000, March 2021) | n/a | 90.9% | 345 |
1500 to 2099 | 26 | $6,175,000 | $2,500,000 to $29,990,000 | 95.5% | 126 |
Gordon Drive East | 2 | not shown (two sales, $4,350,000 and $8,725,000) | n/a | 95.8% | 204 |
2100 to 4550 | 39 | $14,950,000 | $3,900,000 to $133,177,500 | 91.3% | 214 |
Southwest Florida MLS (Matrix), single-family closings September 29, 2016 to September 29, 2026, grouped by street number. The 2100 to 4550 row counts the April 2025 three-parcel assemblage as three records. Groups under 10 closings are listed, not averaged.
The Aqualane Shores stretch and the Port Royal stretch sit in different price worlds. The 1500 to 2099 stretch’s ten-year median of $6,175,000 is less than half the 2100 to 4550 median of $14,950,000, and in the 60 months to September 2026 the two medians were $19,000,000 (9 closings) and $31,525,000 (12 records). The first rests on 9 closings and the second on 12 records that count the April 2025 assemblage three times, so we treat them as ranges of context, and price your home from the sales on the same stretch.
Condominium closings on Gordon Drive are a different market and never enter the house medians above. The MLS recorded 19 condominium closings in ten years at a median of $729,000, from $365,000 to $1,200,000, with a median sale-to-list ratio of 92.1 percent and a median of 112 days on market. In the last 12 months there was 1 closing at $875,000; over 24 months, 2 closings at a median of $900,000; over 36 months, 3 at $910,000; and over 60 months, 4 at $917,500, all in Pierre Club, a building of two-bedroom units of 1,070 to 1,300 square feet. Kasota South’s larger units, 1,920 to 2,200 square feet, closed at $750,000 to $1,200,000 in 2018 and 2020.
On September 29, 2026 the MLS showed 9 Gordon Drive listings active or pending: 7 houses and 2 Pierre Club condominiums. House asking prices ran from $6,900,000 to $26,990,000 with a median of $17,950,000, and asking prices for the two condominiums were $899,000 and $966,000. Against 3 house closings in the last twelve months, 7 house listings is about 28 months of supply, by our arithmetic at that pace. Asking prices are what sellers hope for; the 3 closings sold at a median 91.3 percent of their final list, and the seven houses have been listed a median of 229 days. Prices in a valuation come from closings.
On Gordon Drive the gap between asking and selling is the seller’s biggest decision variable. Over ten years the median house closed at 94.6 percent of final list price, and the more recent windows are lower: 88.8 percent over 36 months and 85.5 percent over 24 months. A first price set 10 to 15 percent above what a buyer will pay does not just cost the gap; it costs months, and on this street the median wait in recent windows is measured in many months, not weeks. That is why we would rather show you the closings and set the first price where a buyer’s appraiser can support it.
The MLS misses the biggest Gordon Drive sales because many are private trades, vacant-land deeds and multi-parcel transfers that never list. The Collier County Clerk recorded four Gulf-front deeds from 2023 to 2026 at $47,500,000, $19,500,000, $50,950,000 and $57,500,000, and none has an MLS closing behind it.
Data updated: September 2026 (Collier County Clerk Official Records, searched 29 Sep 2026; Southwest Florida MLS, retrieved 29 Sep 2026; Collier County Property Appraiser records, file dated 29 Aug 2026)
The Gordon Drive Gulf-front guide publishes the Clerk’s recorded series for the 53 beach parcels, with each price computed from the documentary stamp tax on the recorded deed. Four of those deeds, all recorded since 2023, matter most to a valuation, and none of them is an MLS closing.
Recorded | Address | Price (from doc stamps) | Vacant or improved | Note |
|---|---|---|---|---|
April 2023 | 2490 Gordon Drive | $47,500,000 | Vacant | Not an MLS closing |
February 2026 | 3600 Gordon Drive | $19,500,000 | Vacant | FDOR code 01, qualified; not an MLS closing |
April 2026 | 3430 Gordon Drive | $50,950,000 | Improved | FDOR code 37, not a qualified market sale; not an MLS closing |
June 2026 | 2790 Gordon Drive | $57,500,000 | Vacant | Not an MLS closing |
Source: Collier County Clerk Official Records, deed index and deed images, searched September 29, 2026, with the 2026 qualification codes from Florida’s copy of the 2026 preliminary Collier roll. These are the Gulf-front deeds as the Gordon Drive guide prints them; no other Gordon Drive deed is shown with an address here.
Every Florida deed pays documentary stamp tax at 70 cents per $100 of consideration under s. 201.02, Florida Statutes, and the Clerk’s index carries the consideration for each deed. The Florida Department of Revenue then grades each sale with a qualification code, published in its transfer code list: code 01 is a qualified arm’s-length sale and code 37 means the property’s market exposure or the parties’ motivation was atypical. A price computed from stamps is a recorded price; a qualification code says whether the state treats it as a market comp.
The April 2026 deed on the Gulf-front house at 3430 Gordon Drive is recorded at $50,950,000, but the Department of Revenue coded it 37, so it is a recorded consideration, not a qualified market comp. It is among the largest recorded prices for an improved Gulf-front house on the street, and it did not come through the MLS. In a valuation we show it, label it and weigh it below the qualified sales. The same house last closed on the MLS in May 2019 at $19,750,000 after 242 days on the market, a fact that shows how far the Gulf front moved and how little the MLS saw of the move.
The February 2026 deed on the vacant lot at 3600 Gordon Drive is recorded at $19,500,000 and coded 01, qualified. The Clerk’s series records the parcel’s November 2022 deed at $16,000,000 as a vacant lot, and the MLS holds a $16,000,000 closing on the same parcel that month with no days on market. Between the two deeds, three years and three months apart, the recorded price rose $3,500,000, about 21.9 percent by our arithmetic. It is the cleanest repeat sale of a Gulf-front parcel on the street, and it is a lot price, not a house price.
The April 2023 deed on the vacant lot at 2490 Gordon Drive at $47,500,000, and the June 2026 deed on the vacant lot at 2790 Gordon Drive at $57,500,000, are the two highest vacant-lot prices on the record. Neither is an MLS closing, and they are the reason a Gulf-front valuation starts with land. Per acre, using the roll’s land area, the Gordon Drive guide computes about $34.9 million per acre at 2490, $29.1 million at 3600 and $53.7 million at 2790, and it warns that per-acre figures on the Gulf are distorted by how deep a lot’s sand runs.
The county’s file shows two other 2026 transfers that belong in any honest account of the street. A single-family parcel in the 2100 block was recorded in June 2026 at $86,000,000, coded not qualified by the county, and we state only what the record shows: a recorded price, untested as market evidence. And a Port Royal-side house closed on the MLS in July 2026 at $36,500,000, with the county recording the same transfer as not qualified. Both are real recorded prices; neither is treated as a qualified comp.
In April 2025, three adjoining Gulf-front parcels north of Port Royal, inside the City’s Aqualane Shores outline, closed together for $225,000,000 combined across three MLS records: $44,910,000, $46,912,500 and $133,177,500. They were one purchase, and we count them as one purchase whenever we count buyers. The MLS files the parcels under Port Royal; the City places them in Aqualane Shores. The county codes the corresponding recorded transfers not qualified, so the assemblage is a recorded price and not a qualified comp for a neighboring house.
Some Gordon Drive sales reach the MLS only as records entered after the fact. In the ten-year file, several closings, including a February 2024 sale at $12,400,000 and a September 2021 sale at $40,000,000, are off-market sales entered in the MLS afterwards, with no days on market. They are real sales that the market never saw listed, and they are a reminder that a “days on market” figure on this street comes from the sales that did list.
Across the 60 months to the county’s file date, the county lists 22 qualified sales of $100,000 or more on Gordon Drive (17 single-family or vacant, 1 miscellaneous residential and 4 condominium) and 20 recorded transfers of $1,000,000 or more that it did not mark qualified. Many large Gulf-front trades are coded unqualified because they are multi-parcel, entity or related-party deeds. A valuation that used only qualified sales would miss much of the top of the market. One that used every deed would mix in prices that were never tested. We use both, and label each.
Collier County’s 2026 preliminary roll values the median Gordon Drive single-family home at $13,050,579, from $4,310,709 in the 1100s to 1400s to $18,068,810 in the 2100 to 4550 stretch, on 123 houses. Just value is an assessment as of January 1 for taxes, not market value, and it lags sale prices.
Data updated: September 2026 (Collier County Property Appraiser records, 2026 preliminary roll, file dated 29 Aug 2026)
The county roll lists Gordon Drive’s 190 parcels as 123 single-family homes, 25 condominium units, 16 vacant residential parcels, 9 miscellaneous residential parcels, 9 submerged or waste-land parcels, 3 rights-of-way, 2 tourist or club parcels, 1 municipal parcel, 1 parking or mobile-home lot and 1 multifamily parcel of fewer than 10 units. Only the first 3 kinds are usually sold as homes; the rest are beach strips, water bottoms, roads and a club. Counting them as homes is one way a casual account of Gordon Drive overstates how many homes there are.
Stretch | Houses | Median just value |
|---|---|---|
1100s to 1400s | 11 | $4,310,709 |
1500 to 2099 | 25 | $8,487,279 |
Gordon Drive East | 7 | $9,540,507 |
2100 to 4550 | 80 | $18,068,810 |
All Gordon Drive houses | 123 | $13,050,579 |
Collier County Property Appraiser records, 2026 preliminary roll, file dated August 29, 2026. County just value as of January 1, not a sale price.
The 123 houses carry $2,401,520,335 of just value between them, from a low of $2,506,997 to a high of $113,011,794. The median roll value on the 2100 to 4550 stretch is more than four times the median on the 1100s to 1400s, which is the clearest single fact about how different the ends of the street are.
The median 2026 preliminary total tax on a Gordon Drive house is $95,539, from $5,037 to $1,017,965. Homestead exemptions appear on 55 of the 123 houses, so nearly half carry the Save Our Homes cap that limits a homestead owner’s assessment growth. A buyer does not inherit that cap: under s. 193.155, Florida Statutes, the assessment resets to just value on a change of ownership. The November 2026 tax bill is the final record.
The median house sits on 0.53 acre, from 0.19 to 9.38 acres. The median year built for the newest building on each parcel is 2012, from 1920 to 2025, and 57 of the 122 houses with a year built were built in 2015 or later. The median county base area is 3,744 square feet. Those figures show a street that has rebuilt heavily: nearly half its houses are less than about eleven years old, and the county’s base area is a different measure from the living area an MLS listing reports, so we never divide a county figure by an MLS figure or the reverse.
On Gordon Drive the roll and the market are far apart in both directions. The county’s median house value of $13,050,579 sits well above the MLS’s ten-year median of $10,225,000 and below its 36-month median of $19,250,000. The Gulf-front Clerk deeds of 2026 ran from $19,500,000 to $57,500,000, well above the $13,050,579 median for the street. Mass appraisal values thousands of parcels from general models; it is not built to price a $50 million beach estate. We use the roll for what it does well, the parcel’s land, age, size and the direction of value, and we price from sales.
On the Gulf-front estates, the roll puts about 81 percent of the median house’s value in the land, and about 73 percent in aggregate across the 34 houses (Gordon Drive Gulf-front guide). That is why several of the largest recent trades were lots and teardowns. Elsewhere on the street the split differs parcel by parcel, and we read each parcel’s land value and building value on the roll before we choose whether the house or the lot is the asset.
The county’s base area and the MLS’s living area measure different things, so a county value per square foot and an MLS price per square foot are never compared on this page. The MLS median for single-family sales over 36 months was $2,723 per square foot of living area, and $2,334 over ten years; those are MLS figures for houses that sold, not values for houses that did not.
Your Gordon Drive lot may be worth more than the house, especially on the Gulf side and in the older parts of Olde Naples and Aqualane Shores. Land is about 81 percent of the median Gulf-front house’s roll value, and Gulf-front vacant lots recorded $19,500,000 to $57,500,000 from 2023 to 2026.
Data updated: September 2026 (Collier County Clerk, searched 29 Sep 2026; Southwest Florida MLS, retrieved 29 Sep 2026; Collier County Property Appraiser records, file dated 29 Aug 2026; City of Naples code)
One house in the 1700 block shows the arithmetic on the street. It sold in April 2021 for $6,500,000 as an older 1,475-square-foot house with 0 days on the market, and in April 2026 for $20,925,000 as a new 8,984-square-foot house after 123 days. The county records the 2026 sale as qualified. The lot did not change; the difference is what was built on it, and it shows why we value a lot as land and then ask what the house adds.
The Clerk’s recorded series shows three vacant Gulf-front deeds of $47,500,000 in April 2023, $19,500,000 in February 2026 and $57,500,000 in June 2026, alongside the 2022 deed of $16,000,000 for the same parcel as the 2026 $19,500,000 deed. Vacant lots carry no house to depreciate, no roof to insure and no flood-elevation question about a floor, which is why a buyer will pay for them. It also means an older Gulf-front house is often priced by buyers as a lot with a house on it that they may knock down.
Older houses on the Gulf front have been demolished soon after sale. The Gordon Drive guide reports the June 2018 sale of 2500 Gordon Drive at $48.8 million, reported by The Real Deal as the highest price ever paid for a Collier County residence at the time, with the house demolished within weeks, and the January 2019 sale of 2440 Gordon Drive at $22.5 million, also demolished, per the Naples Daily News. An older house below today’s flood elevation may be priced by buyers as land; a newer house built to the current code usually is not.
What a buyer can build is set by the City’s zoning district. On the Gulf-front estates, 11 lots are R1-E, the City’s beach estate district, with a 67,500-square-foot minimum lot and a 35-foot height limit, and 40 are R1-15, with a 15,000-square-foot minimum and a 30-foot limit (City of Naples Code, R1-E and R1-15). Port Royal’s canal plats are R1-15A, and most of Aqualane Shores is R1-10 with a 30-foot height limit and a 10,000-square-foot minimum lot, per the City’s zoning map. Confirm your parcel’s district on that map before you price the lot.
Seaward of the state’s Coastal Construction Control Line, in force in Collier County since June 29, 1989 under Rule 62B-26.022, s. 161.053, Florida Statutes requires a DEP permit for a structure, and the City of Naples adds its own coastal setback permit. DEP may not permit a major structure that its erosion projections put seaward of the seasonal high-water line within 30 years. A buyer of a Gulf-front lot is buying what those rules allow, which is why permits already in hand add value.
The City measures substantial improvement and substantial damage per project at 50 percent of a building’s market value, and a house past that line must be brought up to current flood rules, including the base flood elevation plus one foot, per the City’s flood mitigation guidance. A 2025 state law, SB 180, bars cumulative look-back rules. For a buyer of an older house, the 50 percent line is the point at which renovating becomes rebuilding, and it shapes what the lot is worth.
Frontage decides how much beach a Gulf-front lot owns, and it is the best unit for comparing lots when a deed states it. Lots on the Gulf side range from about half an acre in Beach Estates to several acres at the north end, and zoning follows: R1-E lots need 150 feet of width, and R1-15 lots need 100. The one recent deed that states frontage is the June 2026 deed for 2790 Gordon Drive, about 170 feet on the mean high water line, or about $338,000 per Gulf front foot. A single deed is not a rate, and we do not quote it as one.
Some Gordon Drive estates span more than one parcel, or include a beach strip or an interest in one. The Department of Revenue records a multi-parcel sale’s full price on every parcel, which is why a $7,200,000 price appears on one Beach Estates sliver of 436 square feet in the 2026 roll data. That price was for an east-side home site conveyed together with the beach strip interest, and it is not a Gulf-front price. When your estate has more than one parcel, we map each parcel and its zoning so the price reflects the whole.
A Pierre Club or Kasota South condominium on Gordon Drive is worth what comparable units in the same building sold for: Pierre Club’s two-bedroom units closed at $875,000 in April 2026 and $925,000 in September 2025, and the two buildings’ 19 closings in ten years had a median of $729,000. These are chapter 718 condominiums with their own documents.
Data updated: September 2026 (Southwest Florida MLS, retrieved 29 Sep 2026; Collier County Property Appraiser records, file dated 29 Aug 2026; Florida Statutes)
Under 10 sales, we list them. The MLS recorded four Pierre Club closings from September 29, 2021 to September 29, 2026, and no Kasota South closing in that window.
Closed | Beds | Living area | Final list | Sold | Days on market |
|---|---|---|---|---|---|
April 2026 | 2 | 1,200 sq ft | $950,000 | $875,000 | 153 |
September 2025 | 2 | 1,125 sq ft | $999,000 | $925,000 | 142 |
July 2024 | 2 | 1,125 sq ft | $1,100,000 | $910,000 | 216 |
December 2021 | 2 | 1,300 sq ft | $995,000 | $1,025,000 | 2 |
Southwest Florida MLS (Matrix), Pierre Club closings September 29, 2021 to September 29, 2026, pulled September 29, 2026. Sale-to-list ratios ranged from 82.7 percent to 103.0 percent; the median of the four was 92.3 percent.
The county’s qualified sales file agrees with the MLS on the same four sales, at $875,000, $925,000, $910,000 and $1,025,000. The last twelve months hold one closing, so a 12-month median would be a median of one.
Over ten years, the two buildings recorded 19 closings from $365,000 to $1,200,000 at a median of $729,000, a median sale-to-list ratio of 92.1 percent and a median of 112 days on market. Pierre Club’s units of 1,070 to 1,300 square feet closed at $365,000 to $1,025,000, and Kasota South’s units of 1,920 to 2,200 square feet closed at $750,000 to $1,200,000. Prices rose from 2018 to 2021 and have been level near $900,000 for the two-bedroom units since 2024. A median of $729,000 over ten years therefore describes the past more than it describes a unit sold today, and the 60-month median of $917,500 is closer.
On September 29, 2026 two Pierre Club units were on the MLS: one active at $899,000 after 223 days and one pending at $966,000 after 171 days. Both are two-bedroom units of 1,125 square feet. Asking prices are what sellers hope for, and the most recent closings of the same floor plan were $910,000 in July 2024 and $925,000 in September 2025.
A condominium unit and a house share only a street name. The unit’s value depends on its size, floor, view and finish, on the building’s condition and budget, and on assessments the association sets. A house’s value depends on land, coastal and flood rules and the house itself. We never use a condominium sale to price a house or a house sale to price a unit, and no condominium figure enters the house medians on this page.
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. The declaration, bylaws, rules, budget and the FAQ sheet are what a buyer reads before committing, and each can move the price: a rental restriction narrows the buyer pool, a healthy budget reassures it, a planned special assessment gets priced in. We collect them before we list.
The association’s estoppel certificate under s. 718.116, Florida Statutes states what a unit owes. Fees are 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 estoppel certificate fee schedule. A current account keeps the certificate simple and the fee at its lowest, and the closing agent requests it.
The public record we read does not give either building’s assessments, budget, rental rules, number of stories, year built or flood zone. We do not state them, and we do not guess whether Florida’s milestone inspection law applies, since s. 553.899, Florida Statutes turns on a building’s height and the documents answer it. The association’s documents at resale, not this page, are the authority on all of them.
Online estimates miss on Gordon Drive homes at $10 million to $130 million because a street with 3 single-family MLS closings a year gives them almost nothing to read. They also treat land, coded-out deeds and multi-parcel assemblages as ordinary sales, and they cannot see frontage, permits, floor height or condition.
Data updated: September 2026 (Southwest Florida MLS, retrieved 29 Sep 2026; Collier County Property Appraiser records, file dated 29 Aug 2026)
An automated model needs recent sales of similar homes nearby. On Gordon Drive the last twelve months hold 3 single-family closings, spread from $19,000,000 to $36,500,000 across two different stretches, and the ten-year record runs from $2,500,000 to $133,177,500. A model in that position either stretches back years without adjusting for the market’s rise or reaches for other streets, and its confidence score rarely says it is guessing.
Any figure for “Gordon Drive” mixes five markets. The ten-year median of $10,225,000 blends a $365,000 condominium block, Olde Naples cottages, Aqualane Shores houses, Port Royal canal houses and Gulf-front estates. A homeowner on the 1500 to 2099 stretch, where the ten-year median is $6,175,000, and a homeowner on the 2100 to 4550 stretch, where it is $14,950,000, are in different markets on the same road.
The MLS files the April 2025 three-parcel assemblage under Port Royal even though the City places those parcels north of Port Royal, in Aqualane Shores, and the “Development” field on other records is a filing label, not a boundary. A model or a search that trusts the label prices your house against the wrong neighborhood.
Automated tools often treat every recorded transfer as a sale. On this street, 20 transfers of $1,000,000 or more in five years were not marked qualified, and the four Gulf-front deeds recorded since 2023 never reached the MLS. A tool that reads only MLS closings sees too few sales; a tool that reads every deed can read a multi-parcel price as a single-lot price, as the $7,200,000 price on a 436-square-foot beach sliver shows.
An estimate built on square feet of living area misses the fact that land is most of the value on the Gulf side. The MLS median was $2,806 per square foot of living area over the last 12 months and $2,334 over ten years, but a house’s price per foot swings with its lot: two houses of the same size, one on a lot with 170 feet of Gulf frontage and one inland, are different assets.
Frontage, seawall and revetment permits, coastal permits, elevation certificates, floor height, wind mitigation, finish, layout and views are not in any record a model reads. On a street where a new house sold for $20,925,000 on the lot where an older house sold for $6,500,000, what stands on the lot is much of the value.
The county’s just value is an assessment as of January 1, not a sale price. The county values the median house at $13,050,579, while the last three houses to sell on the MLS closed at $19,000,000 to $36,500,000. County roll figures and MLS figures measure different things, so neither can stand in for the other.
Treat it as a question, not an answer. Ask which sales it used, whether any were on your stretch, whether it counted condominiums, multi-parcel deeds or the assemblage, and how it adjusted for time and land. If it cannot answer, it cannot price your home. A written valuation that names its sales can.
Flood and insurance records change a Gordon Drive price by stretch: Gulf-front lots carry Zone VE on the beach and dune, Aqualane Shores is 95 percent Zone AE at 8 or 9 feet, and Citizens cannot insure most of these homes. A buyer’s insurer reads the elevation certificate first.
Data updated: September 2026 (FEMA National Flood Hazard Layer, effective FIRM 8 Feb 2024; Florida Statutes; NOAA and USGS storm records)
On FEMA’s 2024 map, 52 of the 53 Gulf-front parcels have part of their land in Zone VE, the coastal high hazard zone. At each parcel’s representative point, 24 are VE 11 to VE 13, 19 are AE 8 to AE 10, 2 are AO and 8 are X, and the share of each lot in VE runs from about 18 percent to 89 percent depending on the block (FEMA National Flood Hazard Layer, panel 12021C0581J, effective February 8, 2024). A point is not the whole lot: a house can sit in AE or X while its beach is in VE.
Aqualane Shores’ outline is almost entirely Zone AE. On the map effective February 8, 2024, 95 percent of its parcels carry a base flood elevation of 8 or 9 feet NAVD88, and only the 17 Gulf-front lots touch Zone VE on their seaward portions (FEMA flood zones; FEMA FIRM panels). For a Gordon Drive house on that stretch, the first pricing question is where the lowest floor sits against 8 or 9 feet.
On the Port Royal plats, about three in four parcels sit in a special flood hazard area, mostly Zone AE at 8 feet, per our Port Royal guide and the Gordon Drive Gulf-front guide. The canal side answers a different question from the beach: where the floor sits against the bay’s surge, and what the seawall and dock look like. We do not state a zone for a specific house here; FEMA’s map and the elevation certificate answer that.
We did not measure the flood zone of the Olde Naples condominium buildings, and the public record we read does not state it, so we make no claim about it. For a Pierre Club or Kasota South unit, the association’s documents and its insurance declarations pages answer the flood and insurance questions, and a buyer’s lender will ask for them.
The City of Naples is NFIP community 125130 and a Community Rating System Class 5 community, which the City describes as “up to a 25% Discount” on its flood insurance page. The City’s design flood elevation is the base flood elevation plus one foot, and substantial improvement and damage are measured per project at 50 percent of market value. A 2025 state law, SB 180, bars cumulative look-back rules.
Section 627.351, Florida Statutes makes “a structure that has a dwelling replacement cost of $700,000 or more” ineligible for Citizens coverage. Separately, any major structure newly built, or rebuilt or expanded by more than 25 percent of its finished area, under a permit applied for after July 1, 2015 “is not eligible for coverage by the corporation if the structure is seaward of the coastal construction control line”. Every new Gulf-front house permitted since then is in that class, whatever its value, so these buyers insure in the private market.
The National Flood Insurance Program limits residential building coverage to $250,000 and contents to $100,000, per FEMA. Under Risk Rating 2.0, most renewals rise at most 18 percent a year, and a seller’s policy can be assigned to a buyer. For a house worth millions, an NFIP policy covers only the first layer, and excess or private flood coverage is the real decision.
Wind design speed in the City is 170 mph for ordinary houses. Beyond that, the house’s age and construction, its lowest floor against the base flood elevation, its shutters and roof, the armoring in front of it and its claim history set the price. No public record publishes a typical premium for a Gordon Drive home, so we do not print one. The elevation certificate and a quote on the specific house are the only reliable numbers, and having both ready before you list is worth more than any adjustment we could make afterward.
Irma’s mud line at the end of Gordon Drive was 4.334 feet NAVD88, about six inches above the ground. The National Hurricane Center’s report on Ian says “Maximum inundation of 6 to 9 ft AGL occurred in Naples,” and three days after Ian, parts of Gordon Drive were still blocked with sand, per a Naples Daily News report. The Port Royal Club’s clubhouse on Gordon Drive was lost. Helene’s inundation from south of Bonita Beach to Naples was 2 to 4 feet, per the Helene report, and Milton’s 3 to 5 feet, per the Milton report. No public record measures water inside individual Gordon Drive houses.
OpenFEMA records 301 NFIP claims totaling $25.9 million from Ian in the Census block group that contains the 53 Gulf-front parcels and is mostly Port Royal, per its claims data. Those are block-group figures, not Gordon Drive claims. How your house came through each storm, and any claims or repairs since, belong in your disclosure and your listing file, and buyers will ask for them.
Buyers price a Gordon Drive address above a typical Aqualane Shores side street: in the 12 months to September 24, 2026 Aqualane Shores’ median single-family sale was $9,075,000 on 26 sales, against $19,250,000 for Gordon Drive over 36 months. The difference is Gulf frontage, land, zoning and a street with no canal.
Data updated: September 2026 (Southwest Florida MLS, Aqualane Shores single-family closings 25 Sep 2025 to 24 Sep 2026, pulled 24 Sep 2026; Gordon Drive closings through 29 Sep 2026; Collier County Property Appraiser records, file dated 29 Aug 2026)
Gordon Drive runs through and beside Aqualane Shores, and the 1500 to 2099 stretch and the seven homes on Gordon Drive East are inside its outline. A buyer who can pay for Aqualane Shores usually looks at both a Gordon Drive address and a side street, so an owner on either is priced against the other. Our Aqualane Shores neighborhood guide covers the side streets in full, and this page covers what a Gordon Drive address adds.
Yardstick | Gordon Drive | An Aqualane Shores side street |
|---|---|---|
Water | Gulf beach on the west side; Port Royal canals on the east; no dock on the Gulf side | Canal or bay water; the outline holds 17 Gulf-front lots on Gordon Drive and Gulf Shore Boulevard South |
Zoning | Gulf-front R1-E or R1-15; Port Royal canal plats R1-15A | Mostly R1-10, 30-foot height, 10,000-square-foot minimum lot |
Association | None mandatory; voluntary Port Royal Associate class at $735 or Port Royal membership at $835; the Olde Naples condominiums have their own | None mandatory; voluntary Aqualane Shores Association at $100 a year |
Flood | VE on the Gulf-front beach and dune; the rest by parcel | 95 percent AE at 8 or 9 feet |
Median roll value, houses | $13,050,579 across the street; $8,487,279 on the 1500 to 2099 stretch | not compared on the same file |
12-month closings and median | 3 single-family closings, listed above | 26 closings, median $9,075,000 |
Median price per living sq ft | $2,723 over 36 months | $1,772.02 over 12 months |
Median days on market | 562 over 36 months | 204 over 12 months |
Median sale-to-list | 88.8 percent over 36 months | 91.21 percent over 12 months |
Median single-family tax bill | $95,539 on the 2026 preliminary roll | $49,353 on the seven Aqualane plats |
Sources: Collier County Property Appraiser records; the Aqualane Shores Association; the Port Royal Property Owners Association; the City’s zoning map; FEMA. Market rows: Southwest Florida MLS, Aqualane Shores by its own Development name over 12 months to September 24, 2026; Gordon Drive over 36 months to September 29, 2026. The windows differ because Gordon Drive’s 12-month window holds only 3 sales, so read the two columns as different-sized samples, not a like-for-like comparison.
Gordon Drive wins on land and position. The Gulf-front estates own beach that no canal lot can, the 2100 to 4550 stretch carries Port Royal’s canal houses on the same road, and the street’s Gulf-front deeds of $19,500,000 to $57,500,000 in 2026 sit far above the Aqualane Shores median. The Aqualane median of $9,075,000 is less than half the street’s 36-month median of $19,250,000. Buyers who want the Gulf at their back door pay for it, and the record shows how much.
A side street wins on cost, speed and simplicity. Its median tax bill on the roll is $49,353 against $95,539 for a Gordon Drive house, its houses took a median of 204 days to sell in the last 12 months against 562 days for Gordon Drive over 36 months, and its houses are not in Zone VE, which touches only the 17 Gulf-front lots in the outline. Its price per living square foot, $1,772.02, is well under Gordon Drive’s $2,723.
Not every Gordon Drive house prices like a Gulf-front estate. A house on the 1500 to 2099 stretch, or on Gordon Drive East, is inside the Aqualane Shores outline and is often priced against the side streets, with a premium for the Gordon Drive frontage and address. A house on the 2100 to 4550 stretch is priced against Port Royal and Gulf-front sales. We decide which comparison your house belongs to before we choose a single comparable.
Choose Gordon Drive for beach frontage or Port Royal water, the largest lots and the strongest recent deeds, and be ready for coastal permits, flood rules and a longer wait. Choose an Aqualane Shores side street for lower cost, faster sales and no coastal line. For a Gordon Drive seller, price for the first buyer, not the second: your buyer chose the street over the side street and will pay for the difference, but only as far as a buyer’s appraiser can follow. Our guide to selling in Aqualane Shores shows the side-street plan.
A Gordon Drive buyer prices in property tax at 9.0076 mills reset to full value on purchase, a median roll bill of $95,539 on the street’s houses, private flood and wind insurance, and, on some parcels, voluntary association dues of $100 to $835 a year. Most of the street has no mandatory association or community development district.
Data updated: September 2026 (Collier County Property Appraiser records, file dated 29 Aug 2026; City of Naples utility rates and budget reports; association websites, retrieved September 2026)
Layer | Amount | Mandatory? | Source |
|---|---|---|---|
Property tax | 9.0076 mills: School Board 4.1470, Collier County 3.2449, City of Naples 1.2900, water management and mosquito control 0.3257 combined | Yes | 2026 preliminary roll; City rate raised from 1.23 to 1.29 on September 16, 2026, per Gulfshore Business |
Median 2026 preliminary tax, 123 houses | $95,539, from $5,037 to $1,017,965 | Yes | same roll |
Computed 2026 tax on the 34 Gulf-front houses | Median about $215,000 | Yes | Gordon Drive Gulf-front guide, computed from the roll; not a bill |
Stormwater, solid waste, water, sewer | $49.56 stormwater and $77.08 solid waste per billing cycle; water base $21.48 and sewer base $53.76 plus use | Yes | |
Port Royal Property Owners Association | $735 a year (Associate class) or $835 (Port Royal plat property) | Voluntary | |
Aqualane Shores Association | $100 a year | Voluntary | |
Olde Naples condominium associations | Not published | Yes, for unit owners | Estoppel certificate at resale |
Community development district | None | n/a | County CDD layer |
Flood and wind insurance | Quoted house by house | Lender-driven | See the flood section above |
The Port Royal Club does not publish its joining payment or annual dues, and whether any Gordon Drive Gulf-front lot is eligible for membership is not published either, so no club cost can be stated for these lots. The rates above are the ones the hubs measured for the Gulf-front and Aqualane Shores parcels; we did not measure the Olde Naples condominium buildings’ tax rate.
Under s. 193.155, Florida Statutes, a homestead owner’s capped assessment resets to just value on a change of ownership, effective the following January 1. On a long-held Gordon Drive house the difference is large: one long-held homesteaded Beach Estates house carries a computed 2026 bill of about $36,000 on a roll just value of about $21.8 million. Your buyer will not inherit your bill, and a buyer who plans from the seller’s bill can be surprised in the first November. We give buyers the tax on the purchase price before the offer.
Most of Gordon Drive has no mandatory homeowners association. There is no architectural review committee for a house, no transfer fee to a master association and no board that can levy a special assessment on your lot. The Port Royal association and the South Gordon Drive Neighborhood Association are voluntary, and an Associate membership gives no transferable interest. What a buyer inherits instead is the City’s code, the state’s coastal rules and whatever is recorded on the title, which is why a current title commitment and survey belong in the listing file.
In Collier County the seller customarily pays the deed’s documentary stamp tax at $0.70 per $100 of price under s. 201.02, Florida Statutes, confirmed by the Florida Department of Revenue, though the contract decides. At the street’s actual prices, by our arithmetic, that is $6,125 on an $875,000 condominium, $37,100 on a $5,300,000 house, $134,750 on the 36-month median of $19,250,000, $255,500 on a $36,500,000 house and $402,500 on a $57,500,000 lot. It is the same stamp amount that puts your price on the public record.
Commissions are negotiable and, since the NAR settlement took effect on August 17, 2024, any offer of buyer-broker compensation is made off the MLS, per NAR. Property taxes are prorated from January 1 to the day before closing and credited to the buyer, per the Collier County Tax Collector. In Collier County the buyer customarily pays the owner’s title policy and chooses the closing agent, though the contract always governs. We put all of it on a net sheet beside the valuation, so you see what you keep, not just what a buyer pays.
A Gordon Drive seller owes the buyer different disclosures by stretch. Most of the street has no mandatory homeowners association, so the section 720.401 summary does not arise for those resales. The Olde Naples condominiums sell under section 718.503, and Gulf-front sellers owe the coastal-line disclosure. This is information, not legal advice.
Data updated: September 2026 (Florida Statutes 2024 to 2026; Gordon Drive Gulf-front guide; association records)
Florida’s homeowners’ association disclosure summary, s. 720.401, Florida Statutes, applies before a contract is signed, in communities with a mandatory homeowners’ association, and it does not apply to associations under chapters 718, 719, 721 or 723. On the resale of a parcel in a community with a mandatory association, the seller supplies the summary. Most of Gordon Drive is on the other side of the fork: the Gulf-front estates have no homeowners association, Aqualane Shores has no mandatory association, and the Port Royal Property Owners Association and the South Gordon Drive Neighborhood Association are voluntary, so the summary does not arise for those resales. Which regime applies to a particular parcel is a question for your closing agent or attorney.
The small gated Gordon Drive Estates subdivision has its own not-for-profit association on the state’s corporate register, Gordon Drive Estates, Inc. Whether membership is mandatory for its owners, and therefore whether section 720.401 applies to a resale there, depends on the recorded declaration, which we did not find in the public record we read. If you own in that subdivision, your closing agent or attorney reads the declaration and tells you which regime applies before you list.
Pierre Club and Kasota South are condominiums, so the chapter 718 regime applies instead of section 720.401. On a 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. The earlier those documents reach the buyer, the earlier that window closes and the more certain your contract becomes.
Florida’s coastal properties disclosure statute, s. 161.57, Florida Statutes, requires a seller of property lying partially or totally seaward of the Coastal Construction Control Line to disclose that fact in the contract and, unless the buyer waives it in writing, to provide an affidavit or survey showing where the line crosses the property. Nearly every Gulf-front home site is crossed by the line. Your attorney confirms the form and timing; we have the DEP line, the survey and the permit history ready before a Gulf-front listing goes live.
Every Florida residential seller’s contract carries the property tax disclosure summary required by s. 689.261, Florida Statutes, warning the buyer not to rely on the seller’s current property taxes, because a change of ownership or improvements triggers reassessment. On Gordon Drive, where homestead caps hold some bills far below the tax on a house’s full value, that warning describes a real difference, and we explain it to buyers in writing before the offer.
Florida’s common-law disclosure duty comes from the Florida Supreme Court’s decision in Johnson v. Davis (1985): “Where the seller of a home knows of facts materially affecting the value of the property which are not readily observable and are not known to the buyer, the seller is under a duty to disclose them.” An “as is” contract does not remove that duty for a known latent defect. On Gordon Drive the facts most likely to matter are flood damage and claims, storm damage and repairs, seawall or revetment condition and any planned assessment. Disclosing early is also good pricing.
A Gordon Drive sale runs on documents: a current survey showing DEP’s coastal line, the elevation certificate, DEP and City permits for the house, pool and any seawall or revetment, the title commitment, the insurance declarations pages and claims history, and, for a condominium, the declaration, budget and estoppel certificate. We assemble that file before listing, because every one of those documents answers a question a buyer’s lender, insurer or attorney will ask, and a question answered in the listing does not become a renegotiation later.
Selling on Gordon Drive means selling into a street where few homes come up: 87 closings in ten years across 190 parcels, 3 single-family closings in the last 12 months and 9 listings active or pending on September 29, 2026. Scarcity helps a well-priced home, and it hurts an overpriced one, because the buyer pool is small.
Data updated: September 2026 (Southwest Florida MLS, retrieved 29 Sep 2026; Collier County Property Appraiser records, file dated 29 Aug 2026)
On average, the street turns over a few homes a year: 68 single-family closings in ten years, 21 in five, 3 in the last twelve months. That means the next owner who sells is more likely to meet a buyer who has been waiting than a buyer who has a list of alternatives, and it also means there is no recent sale on a given block to lean on. Few homes here come up for sale, so the next owner who sells should call us first.
When few homes come up, a buyer who wants this street has few choices, and the choice of your house may not come again for a year. Estates, Gulf frontage and a Gordon Drive address cannot be built elsewhere, and the 2026 deeds show buyers paying $19,500,000 to $57,500,000 for Gulf-front land. For a home priced from the evidence and documented before the first showing, that scarcity is an advantage.
It also means there is no recent sale to support your price. A buyer’s lender orders an appraisal, and the appraiser faces the same thin record we do. The last year’s houses took 123 to 988 days on the market and sold at 83.7 to 95.2 percent of final list price. A price the record cannot support struggles at appraisal no matter how scarce the street is, and a small buyer pool means a mispriced house can wait a very long time.
Several of the largest Gulf-front trades since 2023 never appeared as MLS closings. For sellers who want privacy, we offer discretion and off-market capability, marketing quietly to qualified buyers; for sellers who want the widest exposure, we use cinematic video, drone, professional photography and our qualified-buyer database. Either path is real on this street, and we explain the trade-off in reach and price before you choose. Confidential conversations are welcome at (239) 898-6072.
The median single-family MLS sale on the street took 156 days on the market over 12 months and 60 months, 562 over 24 and 36 months and 204 over ten years, and the seven houses now listed have been on the market a median of 229 days. Plan on months, sometimes more than a year, then the survey, insurance, inspection and appraisal period before closing. The right first price shortens the wait more than any marketing plan can.
Of the 68 single-family closings in ten years, 38 closed from March to July and only 6 from August to October, per the MLS, and 2021 alone produced 20. For most sellers that points to a listing that is priced, documented and photographed by the autumn, so that it is in front of buyers when the closing months arrive. Private buyers arrive year-round, and a private sale does not follow the calendar.
Whether to sell a Gordon Drive home now, lease it or wait depends on your plans, your carrying costs and the evidence. The street’s 2026 record is strong at the top, with Gulf-front deeds of $19,500,000 to $57,500,000, while single-family MLS closings were only 3 in twelve months and 7 houses are listed.
Data updated: September 2026 (Collier County Clerk, searched 29 Sep 2026; Southwest Florida MLS, retrieved 29 Sep 2026; City of Naples rental guidelines and voting records)
Waiting carries the tax line, insurance, maintenance and, on the Gulf side, the cost of armoring and permits. A Gordon Drive house’s median roll tax is $95,539 a year, and the Gulf-front houses’ computed median is about $215,000. Waiting can still be right, for tax, estate or personal reasons, and we will say so in writing if the evidence points that way.
The 2026 record is strong at the top. The Clerk recorded Gulf-front deeds from $19,500,000 to $57,500,000 between February and June, and the $57,500,000 lot is the highest recorded price on the Gulf-front stretch. Supply is thin, with 7 houses listed on the whole street. For a well-priced, well-documented home, that combination favors selling, but the answer depends on your house, your lot and your timing, and the last year’s three houses took 123 to 988 days.
City of Naples rules allow rentals of less than 30 days only three times a year. 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 condominium’s documents may be stricter. A seasonal lease of a month or more can bridge a year or two, but a tenant in place can narrow the buyer pool when you do sell.
Five dated items could change the numbers: the November 2026 tax bills, which replace the preliminary roll figures; a statewide amendment on the November 2026 ballot that, as Gulfshore Business reported, “would increase nonschool property tax exemptions for primary homes from $25,000 to $150,000 in 2027 and $250,000 in 2028”; the City’s possible seawall minimum of 5.6 feet NAVD88, which Council agreed in September 2025 to study and has not adopted; the Naples 2045 Comprehensive Plan, now scheduled for adoption in August 2027; and the City’s higher 1.29-mill rate. We do not predict the ballot outcome.
We recommend the course the evidence supports for your home, in writing. If your plans are flexible and the record says the home would sell below what you need, we will say wait, and tell you what would change our view. If the record supports your number, we will say so, and show you the evidence a buyer’s appraiser will see.
What is changing on and around Gordon Drive is mostly coastal and infrastructure work: armoring permits along the Gulf front, new houses on old lots, the Port Royal Club’s rebuild, a higher City tax rate, a November 2026 beach project that no record we read extends to the Gulf-front estates and maintenance dredging at Gordon Pass.
Data updated: September 2026 (Florida DEP permit file; City of Naples voting records; Collier County and U.S. Army Corps of Engineers announcements)
DEP issued armoring permits in 2026 at 2600 Gordon Drive (March), 2800 Gordon Drive (May) and jointly for 3630 to 3888 Gordon Drive (August 14), and modifications for 2700 and 2750 Gordon Drive (January), per its permit file. The vacant lots at 2400, 2490, 2790 and 3600 Gordon Drive are the next likely building sites, and 2490 and 2790 already hold DEP single-family permits. A continuous wall across eight Beach Estates lots changes how that stretch of beach and dune behaves, and a buyer on or beside those lots will read the permit.
The Port Royal Club is rebuilding its clubhouse at 2900 Gordon Drive under City approvals from 2024 to 2026, including added outdoor dining and live entertainment approved on September 2, 2026, per the City’s 2026 voting record. For the Gulf-front neighbors nearby, the reopening means more valet traffic, dining and events next door. The club has not published an opening date.
The County has scheduled Naples Beach renourishment for November 2026, and nothing in the records the Gordon Drive Gulf-front guide reviewed places that project south of R79; the Gordon Drive Gulf front is at R80 to R88. Gordon Pass, at the south end, is under a federal maintenance-dredging contract awarded in September 2025, per the Army Corps.
The City of Naples raised its operating millage from 1.23 to 1.29 mills for fiscal 2026-27 at the final budget hearing on September 16, 2026, and the preliminary roll already carries 1.29. City code caps new and replacement seawalls at 4.8 feet NAVD88 under Sec. 52-92; at a September 2025 workshop the City’s consultant recommended a 5.6-foot minimum, and Council agreed to study it without adopting a number. The Naples 2045 Comprehensive Plan schedule was extended by eight months on June 15, 2026, per the City’s voting record.
The changes around the street are the kind buyers want settled: armoring permits issued, a club rebuild underway and a beach project that no record we read extends to the Gulf-front estates. None is a reason to wait or to rush. Each is a question a buyer will ask, and a listing file that answers it plainly removes a reason to discount.
The location is worth a great deal to a Gordon Drive buyer: a City of Naples street from Olde Naples to Gordon Pass, zoned for A-graded public schools, minutes from downtown’s Fifth Avenue South, the Naples Pier and NCH Baker Hospital, with beach on the Gulf side and no gate.
Data updated: September 2026 (Collier County Public Schools lookup for 2026-27; FLDOE school grades; free-flow routing from the centre of Port Royal)
Gordon Drive is a City of Naples street, and the City zones, permits and polices it and provides police, fire, water, sewer and trash service. It is not a gated drive. City beach parking permits are free to City residents and Collier County property taxpayers, per the City’s beach parking information, and the City lists a 20-foot strip at 3590 Gordon Drive as an open beach access on its public beach access page.
Every Port Royal outline address, Gordon Drive included, that the school district’s lookup recognizes is zoned for Lake Park Elementary, Gulfview Middle and Naples High School for 2026-27, and all three were graded A in the Florida Department of Education’s 2026 school grades. The district’s address lookup confirms a specific address. We did not test the Olde Naples condominium addresses, so a condominium buyer with children should confirm the unit’s address with the district.
From the centre of Port Royal, measured on OpenStreetMap routing without traffic, the Naples Pier is about 6 minutes, Fifth Avenue South 9, NCH Baker Hospital 11, Naples Airport 16, Waterside Shops 19 and Southwest Florida International Airport 57; in-season traffic is longer. NCH Baker Hospital, at 350 7th Street North, is one of two state-listed comprehensive stroke centers in Collier County; the county has no state trauma center, and the nearest is Gulf Coast Medical Center in Fort Myers. The northern blocks of the street are closer to downtown than that centre point.
The Gulf side has private beach at the back of each estate and no dock, and the east side has Port Royal’s canals, docks and protected water to Gordon Pass under Port Royal’s pier rules. The beach in front of the Gulf-front estates is critically eroded and sits outside the regular nourishment reach, per the Gordon Drive Gulf-front guide, so a buyer will ask what armoring is in place. Whether a particular house has a dock, a slip or beach rights is a question for its survey and title, and we do not assume it.
Whether a Gordon Drive lot is eligible for the Port Royal Club is not published. The club is open to owners of “all eligible Port Royal properties,” publishes no eligibility list, and its membership office is the only source of an answer for a specific lot, per its membership page. A seller who obtains the club’s written statement on the property before listing turns a question mark into a fact.
What moves a Gordon Drive number before listing is evidence: a survey showing the coastal line, the elevation certificate, DEP and City permits, the title commitment, insurance pages and claims history, condominium documents where they apply, and a price set from your own stretch’s recorded sales. On a street this thin, documents do more than decoration.
Data updated: September 2026 (Collier County Clerk, searched 29 Sep 2026; Southwest Florida MLS, retrieved 29 Sep 2026; Florida Statutes; City of Naples permit and flood records)
We assemble the survey, the elevation certificate, the DEP and City coastal permits, the permits for the house, pool and any seawall or revetment, the title commitment, the insurance declarations and claims history, the club’s statement where relevant and the utility and tax bills before the listing goes live. Every document answers a question a buyer’s lender, insurer or attorney will ask.
A Gordon Drive buyer’s first question is what the property costs to own each year. Put the tax illustration at full value, the insurance picture and any association dues on one page, with sources. A buyer who sees the whole carrying cost on day one decides faster and argues less about price.
A new roof, impact windows, an elevated floor, a permitted seawall and a renovated kitchen do not appear in any sale record, and each changes what a buyer pays. List them with dates and permits. Documented work is worth more than described work, and on this street a documented rebuild is what separates a $20,925,000 house from a $6,500,000 one.
The temptation on Gordon Drive is to price from the biggest number in the news: the $133,177,500 record, the $57,500,000 lot or the $50,950,000 deed. Resist it. The assemblage was one purchase across three parcels, the lot is land and the deed was not a qualified market sale. Price from your own stretch’s sales, adjusted for time and land, then position against the houses a buyer will tour. A price the appraiser can follow is worth more than a higher price that cannot close.
On the Gulf side, and on any older house whose value is mostly land, decide whether you are selling a finished home or a building site. We show buyers both values, with the zoning and permits a rebuild would need, and we tell you which the market is paying for. A house that the market prices as land should be presented as land.
Thirty-eight of the 68 single-family closings in ten years came from March to July. A listing that is priced, documented and photographed by the autumn is in front of buyers when those months arrive, and a summer listing can work if it is priced for the smaller pool it will meet.
A free in-person Gordon Drive 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 walks the property, Jesse builds the analysis from the recorded sales on your stretch, and you receive a written opinion of value with sources.
A written opinion of value for your home, built from the sales on your own stretch of the street, with each sale identified as an MLS closing, a qualified county sale, a coded-out deed or an off-market record, adjusted for time, land and condition. Beside it, the cost picture your buyer will underwrite: the tax reset, any association dues, the insurance and flood documents. Then a net sheet. And a plain recommendation on list price and timing, with a stated range and the reasons for its width, including the case for waiting if the evidence says wait.
Your closing statement from your purchase, your survey and elevation certificate if you have them, permits for major work, insurance declarations, and a list of improvements with approximate dates. For a condominium, the declaration, budget and latest assessment notice. None of it is required to start; all of it makes the number sharper.
The first conversation takes minutes. The written valuation follows the walk-through, once we have read the record for your stretch and whatever documents you can share. For a seasonal owner, Marc can see the property while you are away, and the whole process can run by phone and email, in confidence if you prefer.
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 on Gordon Drive covers pricing, marketing, negotiation and the documents a Gordon Drive sale runs on.
McGreevy and Comisar are a top-reviewed real estate team on Google, and Gordon Drive owners can read what past clients say before they choose who values their home. The quotes below are genuine five-star reviews in each reviewer’s own words, with no aggregate score. Read the full set on the McGreevy and Comisar Google reviews profile.
★★★★★ “Their recommendation on pricing my unit was sound and proved prescient. I never questioned their integrity and found it easy to rely on their recommendations. I would work with them again in a heartbeat.” Verified Google review
On a street with almost no recent sales, pricing advice is the whole job, which is why this review leads.
★★★★★ “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
★★★★★ “Marc and Jesse were amazing to work with AGAIN! We just sold our 3rd home with them and couldn’t have been happier! If we ever move again we’ll always call Jesse and Marc!” Verified Google review
★★★★★ “We have used his services for 5 transactions and every one has gone smoothly. He is a fantastic communicator, offers great representation, and is extremely honest.” Verified Google review
★★★★★ “Jesse and his team at Domain have taken care of me, my family and my friends for many years. They have listed and sold our properties, facilitated the purchase of our properties and arranged for rentals.” Verified Google review
Jesse McGreevy and Marc Comisar are the local real estate experts behind this Gordon Drive valuation page. They co-founded Domain Realty, lead a team of agent partners across Lee and Collier County, and build every valuation from the county’s recorded sales, the deed record, the MLS and the coastal, flood and condominium rules. 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 runs the pricing analysis, the recorded-document work and the coastal, flood and tax 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 property before any number is written down. Reach him at (239) 287-5873, and read his full profile on the Marc Comisar agent page.
McGreevy and Comisar lead Domain Realty Group, a team of agent partners who share the work and the standards on every listing. Read how the partnership works on the about McGreevy and Comisar page.
If you are buying your next home as well as selling this one, we run both sides of that math in one conversation. Call Marc at (239) 287-5873, or start with how we represent buyers in Southwest Florida.
These are the valuation questions Gordon Drive owners actually ask, answered from the Southwest Florida MLS, Collier County’s roll and recorded sales, the Clerk’s deed record, Florida’s statutes and FEMA’s flood map. Nothing here is tax, legal or insurance advice, and none of it replaces a written valuation of your home.
It depends on your stretch of the street, your land and your home’s condition. Single-family homes closed at a median of $19,250,000 over the 36 months to September 2026 (12 closing records), Pierre Club condominiums at $875,000 in April 2026 and $925,000 in September 2025, and Gulf-front deeds at $19,500,000 to $57,500,000 in 2026. Use the Home Valuation form at the top of this page, or call Jesse McGreevy at (239) 898-6072, for a written number on your home.
There is no single meaningful median, because five markets share one street. The 36-month single-family median is $19,250,000 (12 records), the 60-month median $19,500,000 (21 records) and the ten-year median $10,225,000 (68 closings). The ten-year condominium median is $729,000 (19 closings). Always ask which window and how many sales stand behind a figure.
Collier County’s 2026 preliminary roll lists 190 parcels on Gordon Drive in ZIP 34102: 123 single-family homes, 25 condominium units, 16 vacant homesites, and 26 other parcels such as beach strips, submerged land, rights-of-way and a club. Counting every parcel as a home overstates the street.
Three single-family homes closed on the MLS from September 29, 2025 to September 29, 2026: $19,000,000 in November 2025 in the 1500 to 2099 stretch, $20,925,000 in April 2026 for a new house on the same stretch and $36,500,000 in July 2026 on the Port Royal side. One Pierre Club condominium closed at $875,000 in April 2026. With three sales, we list them rather than average them.
Pierre Club and Kasota South recorded 19 closings in ten years at a median of $729,000, from $365,000 to $1,200,000. In the last 60 months, four Pierre Club two-bedroom units closed at $875,000 to $1,025,000, with a median of $917,500. Condominium sales never enter the house medians on this page.
It depends on the record. The largest single MLS record is $133,177,500, one of three records for the April 2025 purchase of three adjoining Gulf-front parcels north of Port Royal, in Aqualane Shores, for $225,000,000 combined. The Clerk’s highest recorded Gulf-front deed on the stretch in our guide is $57,500,000 for a vacant lot in June 2026, and the county lists a June 2026 transfer of $86,000,000 in the 2100 block that it did not mark qualified.
Because few homes come up for sale and many of the largest trades are private. The MLS recorded 87 closings in ten years across 190 parcels, and four Gulf-front deeds recorded from 2023 to 2026 have no MLS closing behind them. The county and the Clerk fill that gap, and we read all three records.
No. The four Gulf-front deeds of $47,500,000 (April 2023), $19,500,000 (February 2026), $50,950,000 (April 2026) and $57,500,000 (June 2026) are Clerk records and never appeared as MLS closings, so they are not in the MLS medians on this page. We show them separately, with the qualification code where the Gordon Drive guide states one.
It means the Florida Department of Revenue or the county did not accept the transfer as an arm’s-length market sale for its own purposes, for reasons such as a multi-parcel, entity or related-party deed or atypical market exposure. It does not mean the price was false. We report a coded-out deed as a recorded price and weigh it below qualified sales.
No. The April 2025 sale was three adjoining Gulf-front parcels of more than 15 acres north of Port Royal, in Aqualane Shores, bought together as one assemblage, and the county codes the transfers not qualified. It is a real recorded price and not a comp for a single house.
Collier County’s 2026 preliminary roll values the median Gordon Drive house at $13,050,579, from $4,310,709 in the 1100s to 1400s to $18,068,810 in the 2100 to 4550 stretch. Your parcel’s own value is on the roll, and it is an assessment as of January 1, not a market value.
No. Just value is an assessment for tax purposes, and on this street it sits well below the Gulf-front deeds and, at the median, below the 36-month MLS median of $19,250,000. Use the roll for land, age, size and direction, and price from sales.
Land first. On the roll, land is about 81 percent of the median Gulf-front house’s value, and three of the four recent Gulf-front deeds were vacant lots. We price by frontage and depth where a deed states them, then value the house for what it adds, which depends on its age, its floor height against FEMA’s line and whether it was permitted under the current coastal rules.
Sometimes. One house in the 1700 block sold for $6,500,000 as an older house in April 2021 and $20,925,000 as a new house in April 2026, on the same lot. An older house below today’s flood elevation may be priced by buyers as land, and a newer house built to current code usually is not. We show both values before you set a price.
The one recent recorded example is the June 2026 deed for 2790 Gordon Drive, $57,500,000 with about 170 feet on the mean high water line, or about $338,000 per Gulf front foot. One sale is not a rate, so we measure your frontage from your deed and survey and compare it with the nearest deeds in size and depth.
As a house and lot together, from Port Royal canal-side closings, its land value on the roll and its floor height against FEMA’s line, with the dock, seawall and lot depth read from the survey and permits. Where the house adds little, the lot sets the price, and where it is new it adds a great deal.
From other units in the same building: the same floor plan, a similar floor and finish, a similar month and the association’s budget and rules. Four Pierre Club closings in five years, at $875,000 to $1,025,000, are listed in the sales section above, and an estoppel certificate states what a unit owes.
Because the street gives them almost nothing to read. They may blend five markets into one, use condominiums or multi-parcel deeds as comparables, trust an MLS filing label as a boundary, mix county base area with living area and miss frontage, permits, floor height and finish. A written valuation names its sales.
The 1100s to 1400s are Olde Naples condominiums and older homes, 1500 to 2099 is Olde Naples and Aqualane Shores, Gordon Drive East is the Aqualane loop, and 2100 to 4550 runs through and beside Port Royal to Gordon Pass. Your street number, plat, zoning district and flood zone place you, and we confirm all four before choosing comparables.
No. Gordon Drive Estates is a small gated subdivision near the 2010 to 2070 addresses at the Olde Naples and Aqualane end of the road, with its own not-for-profit association on the state’s register. The Gulf-front estates are the 53 beach parcels on the west side from 2370 to 4550, covered in our Gordon Drive Gulf-front guide.
Only the part of it that runs through the City’s Port Royal outline. The Gulf-front estates from 2370 south sit inside that outline but on older plats, the canal houses on the east side are on Port Royal’s plats, and the north end is Olde Naples and Aqualane Shores. Our Port Royal guide covers the canal streets.
On the record, Aqualane Shores had 26 single-family closings in the 12 months to September 24, 2026 at a median of $9,075,000, against a $19,250,000 median for Gordon Drive over 36 months. A house on the 1500 to 2099 stretch is inside the Aqualane outline and is often priced against the side streets, with a premium for the Gordon Drive address.
It depends on the stretch. Gulf-front lots have part of their land in Zone VE, Aqualane Shores’ outline is 95 percent Zone AE at 8 or 9 feet, and about three in four Port Royal parcels are in a special flood hazard area. FEMA’s map effective February 8, 2024 and your elevation certificate answer it for a specific house.
Usually not. Citizens cannot insure a dwelling with a replacement cost of $700,000 or more under s. 627.351, Florida Statutes, and it will not cover a major structure newly built or expanded by more than 25 percent under a permit applied for after July 1, 2015, seaward of the coastal construction control line. Most buyers insure in the private market.
Yes. The National Hurricane Center reports 6 to 9 feet of inundation in Naples, and parts of Gordon Drive were still blocked with sand three days later. No public record measures water inside individual Gordon Drive houses, so how your house came through belongs in your disclosure and listing file.
The buyer’s assessed value resets to just value on purchase under s. 193.155, Florida Statutes, so a buyer does not inherit a homestead cap. The median 2026 preliminary bill on the street’s houses is $95,539, and the computed median for the 34 Gulf-front houses is about $215,000. The November 2026 tax bill is the final record.
Yes. A change of ownership resets a homestead assessment to just value on the following January 1. One long-held homesteaded Beach Estates house carries a computed 2026 bill of about $36,000 on a roll just value of about $21.8 million, and its buyer’s bill would be many times that. We show buyers the tax on the purchase price.
In Collier County the seller customarily pays the deed’s documentary stamp tax at $0.70 per $100, which is $134,750 on the 36-month median of $19,250,000 and $6,125 on an $875,000 condominium, by our arithmetic, plus the listing commission, which is negotiable, and the prorated tax credit to the buyer. The contract governs. We prepare a net sheet with the valuation.
Not on most of Gordon Drive. The section 720.401 summary applies in communities with a mandatory homeowners’ association, and the Gulf-front estates and most of Aqualane Shores have none, while the Port Royal and South Gordon Drive associations are voluntary. Olde Naples condominiums sell under s. 718.503, and Gordon Drive Estates depends on its recorded declaration. Confirm with your closing agent or attorney; this is information, not legal advice.
Florida’s s. 161.57 requires a seller of property lying partially or totally seaward of the Coastal Construction Control Line to disclose that in the contract and, unless the buyer waives it in writing, provide an affidavit or survey showing where the line crosses the property. Nearly every Gulf-front home site is crossed by the line. Your attorney confirms the details.
Florida’s common-law rule from Johnson v. Davis requires a seller to disclose known facts that materially affect value and are not readily observable. On Gordon Drive that usually means flood damage and claims, storm damage and repairs, seawall or revetment condition and any planned assessment. Your closing agent or attorney can confirm what your contract requires.
A survey showing DEP’s coastal line where relevant, the elevation certificate, DEP and City permits for the house, pool and armoring, the title commitment, the insurance declarations and claims history, utility and tax bills and, for a condominium, the declaration, budget and estoppel certificate. With that file ready, buyers’ lenders, insurers and attorneys get answers on day one.
The median single-family sale took 156 days on the market over 12 and 60 months, 562 over 24 and 36 months and 204 over ten years, and the seven houses listed on September 29, 2026 have been on the market a median of 229 days. Plan on months, sometimes more than a year, then the survey, insurance, inspection and appraisal period.
For a well-priced, well-documented home, the 2026 record favors selling: Gulf-front deeds of $19,500,000 to $57,500,000 and 7 house listings on the whole street. It is a hard time for an overpriced one, because the three houses that closed in the last year sold at 83.7 to 95.2 percent of final list price after 123 to 988 days.
Both paths are real on this street. Several of the largest Gulf-front trades since 2023 never appeared as MLS closings. A private sale protects privacy and reaches fewer buyers; an MLS listing reaches the most buyers and puts the price on record. We explain the trade-off before you choose, and we can market quietly first.
Yes. We offer discretion and off-market capability, marketing quietly to qualified buyers before or instead of a public listing, with confidentiality terms for anyone who tours. Call Jesse direct at (239) 898-6072 to talk in confidence. Recorded deeds are public, so complete anonymity after closing depends on how title is held, which is a question for your attorney.
On the City’s terms: rentals must be 30 days or longer, except that three times a year a property may be rented for less than 30 days, and a property may not be advertised for stays under 30 days. A condominium’s documents may be stricter, so read them first. A tenant in place can narrow the buyer pool when you sell.
It can, which is why the answer should be in hand before listing. The club does not publish whether Gordon Drive Gulf-front lots are eligible, per its membership page. A written statement from the club on your property replaces a question mark with a fact, and we ask for one before a Gulf-front listing goes live.
Gulf-front lots are R1-E (11 lots) or R1-15 (40 lots), Port Royal’s canal plats are R1-15A, and most of Aqualane Shores is R1-10, per the City’s zoning map. Three Gulf-front edge lots are split or mapped partly R1-15A or R1-10, so a zoning verification letter from City Planning settles an edge case before you list.
What we bring is the method on this page, a career record across Lee and Collier County and the willingness to say where the evidence is thin. If an agent quotes you a Gordon Drive record, ask for the dates and the parcels.
Request a written valuation through the Home Valuation form at the top of this page or call Jesse McGreevy at (239) 898-6072, and start gathering your closing statement, survey, permits and insurance pages. If you have already decided to sell, read our plan for selling your home on Gordon Drive. Few homes here come up for sale, so the next owner who sells should call us first.
Sources retrieved September 2026. Every figure on this Gordon Drive page traces to a primary source below: Collier County’s recorded sales and tax roll, the Clerk’s deed record, the Southwest Florida MLS, City of Naples records, federal and state agencies, Florida Statutes, the voluntary associations, or news reports labelled as reported.
Nothing is drawn from a listing aggregator or from another brokerage. County figures come from Collier County Property Appraiser records, 2026 preliminary roll and recorded sales, data files dated August 29, 2026. Southwest Florida MLS figures were pulled from Matrix on September 29, 2026 for Gordon Drive in ZIP 34102, closings from September 29, 2016 and active and pending listings on that date, and are cited as that system rather than linked, because the MLS is a members-only database. Aqualane Shores comparison figures were pulled September 24, 2026.
Collier County records
City of Naples ordinances, code and records
State of Florida
Federal sources
Associations and clubs
News, industry and local sources
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. Condominium declarations, budgets and rules, elevation certificates and surveys for individual lots are not posted publicly; they come from the association, the seller or the surveyor.
Document | What it proves for a Gordon Drive valuation | Official authority |
|---|---|---|
Florida Statutes section 720.401 | The homeowners’ association summary and why it does not arise where there is no mandatory association | |
Florida Statutes section 718.503 | The condominium resale disclosure a Pierre Club or Kasota South seller delivers | |
Florida Statutes section 718.116 | The estoppel certificate and what a unit owes | |
DBPR estoppel certificate fee schedule | The $299 cap and the expedited and delinquent add-ons | |
Florida Statutes section 161.57 | The coastal-line disclosure on the Gulf side | |
Florida Statutes section 161.053 | The DEP permit seaward of the Coastal Construction Control Line | |
Rule 62B-26.022, F.A.C. | The legal description of Collier County’s Coastal Construction Control Line | |
Florida Statutes section 193.155 | Why the seller’s tax bill is not the buyer’s | |
Florida Statutes section 201.02 | The documentary stamp tax on the deed | |
Florida Statutes section 689.261 | The property tax disclosure summary in every residential contract | |
Florida transfer (sale qualification) codes | What code 01 and code 37 mean on a recorded deed | |
FEMA flood hazard layer | The 2024 flood zone at a parcel | |
City of Naples short-term rental guidelines | The City’s 30-day rental rule | |
Port Royal Property Owners Association Bylaws | The voluntary Associate class in Article III, Section 3 |
You reach the Gordon Drive valuation team through the Home Valuation form at the top of this page, by calling Jesse McGreevy direct at (239) 898-6072, or by calling Marc Comisar at (239) 287-5873. The first conversation is free, and on a street where few homes come up, it is the most valuable hour a seller spends.
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, SL3101296) and Marc Comisar (Broker Associate, BK3060671) 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, about the Gulf-front estates on our Gordon Drive Gulf-front guide, and about the canal streets on our Port Royal neighborhood guide. If you are buying on the street, read buying a home on Gordon Drive. 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.
Recorded-sale and roll figures are from Collier County Property Appraiser records (recorded sales and the 2026 preliminary roll, data files dated August 29, 2026) and the Collier County Clerk’s deed record (searched September 29, 2026). Market data from Southwest Florida MLS, pulled September 29, 2026.
Information is deemed reliable but not guaranteed. Brokered by Domain Realty.