What Is My Royal Harbor Home Worth?

Updated September 2026 · Jesse McGreevy and Marc Comisar, Domain Realty

If you own one of the 386 houses, 25 vacant homesites or five condominiums in Royal Harbor, the canal neighborhood on the east side of Naples Bay inside the City of Naples, the honest answer to “what is my Royal Harbor home worth?” starts with your lot, not with a neighborhood median. On the Southwest Florida MLS, 21 single-family homes inside Royal Harbor’s three recorded plats closed in the twelve months to September 24, 2026, from $1,650,000 for a 1,435-square-foot house to $15,150,000 for a new build on a 0.42-acre lot. The full neighborhood picture, from the plats and the dock code to schools and hurricane history, lives on our Royal Harbor neighborhood guide. This page does one job: it shows how a Royal Harbor home is actually valued, from the Southwest Florida MLS, Collier County’s recorded sales and 2026 tax roll, the City of Naples’ zoning, dock and flood code and FEMA’s flood map, and it gives you two ways to get your own number. Use the Home Valuation form at the top of this page, or call Jesse McGreevy direct at (239) 898-6072.

What Is My Royal Harbor Home Worth?

A Royal Harbor home in Naples is worth what its lot, water edge, flood elevation, build year and condition support. Across 21 Southwest Florida MLS closings inside the three plats in the twelve months to September 24, 2026, the median was $2,975,000, and the middle eleven sales ran from $2,503,500 to $5,100,000.

Data updated: September 2026 (Southwest Florida MLS, single-family closings inside the three Royal Harbor plats, September 25, 2025 to September 24, 2026, pulled 24 Sep 2026; Collier County 2026 preliminary roll and qualified sales, data files dated 29 Aug 2026)

The short answer, by build era and plat

Royal Harbor is not one product. It is 386 houses built between 1957 and 2025 on lots that almost all measure between a fifth and three quarters of an acre, and the recorded sales sort them by what stands on the lot. The five lowest MLS closings of the year, $1,650,000 to $2,450,000, were houses of 1,435 to 2,651 square feet of living area. The six highest, $5,100,000 to $15,150,000, were houses of 3,000 to 6,500 square feet, most of them new or nearly new. By plat, the county’s 2026 preliminary roll values the median Unit 1 house at $2,883,026, the median Unit 2 house at $3,565,075 and the median Unit 3 house at $7,054,877 (Collier County 2026 preliminary roll, county just value, not a sale price). Each of those figures is set out with its record, window and count further down this page, because a figure without its record, window and count is not evidence.

Why one neighborhood number cannot describe your home

The MLS median of $2,975,000 is a single sale from March 2026, the eleventh of 21, and it sits beside a 1960s ranch house, a 1990s two-story and a house finished last year that all share the same canals. The spread inside Royal Harbor is wider than the spread between many whole Naples neighborhoods: the most expensive MLS closing of the year was more than nine times the least expensive, and both houses sit inside the same three plats, pay the same City taxes and are zoned for the same three public schools, each graded A by the state in 2026. A median is useful for tracking direction. It is nearly useless for pricing one address, and in Royal Harbor it is especially misleading, because the median house is often a lot with an older house standing on it.

The five records we lay over each other

We value a Royal Harbor home from five public records laid over one another. The Southwest Florida MLS gives us the brokered closings, their final list prices, their days on market and the living area each listing reported. Collier County’s recorded, qualified sales give us an independent count of arm’s-length transfers, with a lag of a few months, and the county’s 2026 preliminary roll gives us the lot size, year built and land value of every parcel. The City of Naples’ zoning map and its dock code, Sec. 56-93, tell us what a buyer may build and moor. FEMA’s National Flood Hazard Layer gives us the base flood elevation your buyer’s lender and insurer will read. Then we walk the house and the seawall, because the floor height, the roof, the openings, the dock and the finish are the variables no record captures.

The lot: the variable no online estimate reads correctly

On Collier County’s 2026 preliminary roll, land is 62.4 percent of the median Royal Harbor home’s county value, and for the 131 houses built before 1980 the building is a median of only 9 percent. That single fact decides how a Royal Harbor home should be priced. For an older house, your buyer is pricing a canal lot, a dock right and the cost of either renovating under the City’s 50 percent flood rule or rebuilding; for a new house, your buyer is pricing a finished home against the other new builds on the same streets. An automated estimate reads square feet and bedrooms, then multiplies. In Royal Harbor that method overprices small old houses on narrow lots and underprices new houses on wide ones, and the first thing we establish is which kind of sale yours is.

Request a free Royal Harbor valuation in 60 seconds

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, the dock and any recent work, 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 of Royal Harbor lots and houses like yours, adjusted for your frontage, your flood elevation and your build year, with the sources 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.

Why Should McGreevy and Comisar Value Your Royal Harbor Home?

McGreevy and Comisar should value your Royal Harbor home because we build every number from the Southwest Florida MLS, Collier County’s recorded sales and roll, and the City of Naples’ zoning, dock and flood records, and we have been Top 1% Real Estate Agents Nationally Since 2008. In a neighborhood priced lot by lot, method decides the outcome.

The record, stated plainly

• Top 1% Real Estate Agents Nationally Since 2008
• 5 Star Award for Customer Satisfaction for 21 Straight Years. Only 5 out of 21k+ Licensees (Gulfshore Life Magazine)
• #1 Team in Southwest Florida since 2012
• McGreevy and Comisar and their Domain Realty Group team have sold over $2.5 Billion in Real Estate
• McGreevy and Comisar alone have over $900 million in Sales
• Nationally Recognized Top Producing Realtors
• Platinum Sales Production Award Winners

As the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate and more than 4,000 team transactions. Those are career numbers across Lee and Collier County, not a claim about any one neighborhood, and we say so on purpose. 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.

Who actually writes your valuation

You get Jesse and Marc, not an assistant with a template. Jesse McGreevy builds the pricing analysis: he pulls the Royal Harbor closings from the MLS and filters them to the three recorded plats, reads the county’s qualified sales and roll for your parcel, checks FEMA’s base flood elevation at your lot, reads which paragraph of the City’s dock code governs your frontage, and assembles the documents your buyer’s lender and insurer will ask for. Marc Comisar walks the house and the seawall, judges condition, finish and the dock against what is actually selling along Royal Harbor’s canals, and handles the field work, which is what lets a seasonal Royal Harbor 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.

What we will not claim

We do not publish a count of our own Royal Harbor sales on this page, because we hold no Royal Harbor-specific track record we can document to the standard this page uses for everything else. In the last 12 months we tracked 21 Royal Harbor single-family closings on the Southwest Florida MLS, inside the three plats; that is a count of the market, not of our listings. What we bring to a Royal Harbor valuation is the method on this page, the career record above and a working knowledge of how Naples waterfront sales clear inspection, insurance and appraisal. If an agent quotes you a Royal Harbor sales record, ask for the addresses and the closing dates.

Why a rebuilding neighborhood makes the valuation matter more

Royal Harbor is rebuilding itself one lot at a time. On Collier County’s 2026 preliminary roll, 117 of the 386 houses were built in 2015 or later and 80 in the 2020s alone, while 131 were built before 1980. That means your house is priced against two very different sets of comparables at once: the older houses whose buyers are really buying the lot, and the new builds whose buyers are paying for a finished house above today’s flood elevation. A valuation that mixes the two in one median gets both wrong. It also means a buyer for an older Royal Harbor house is often a builder or an owner planning to build, who prices your house against the cost of a new one, and that buyer reads the flood map, the dock paragraph and the zoning table before the kitchen. Your valuation has to read them first.

The three pages that work together for a Royal Harbor seller

This page answers what your home is worth. If you have decided to sell and want the full listing plan, pricing, marketing, negotiation and the documents a Royal Harbor sale runs on, read our guide to selling your home in Royal Harbor. If you are buying your next home in the neighborhood, start with buying a home in Royal Harbor, and for buyers anywhere in Southwest Florida, read how we represent buyers in Southwest Florida. For the wider city around your home, our Naples real estate guide covers every major neighborhood, and our guide to Aqualane Shores, the canal neighborhood directly across Naples Bay, is the closest comparison on the record.

Key Takeaways on Royal Harbor Home Values

Royal Harbor home values rest on recorded facts: 386 houses on 416 platted lots that all touch water, a $2,975,000 MLS median over twelve months, land worth most of an older home’s value, a Zone AE flood map at 8 or 9 feet, about 11.4 months of supply and no mandatory association. These eight points frame every valuation.

Data updated: September 2026 (Southwest Florida MLS, pulled 24 and 26 Sep 2026; Collier County 2026 preliminary roll and qualified sales, data files dated 29 Aug 2026; FEMA NFHL, effective 8 Feb 2024)

• 421 parcels, three plats, all inside the City of Naples. On Collier County’s 2026 preliminary tax roll the neighborhood holds 421 parcels: 386 single-family homes, 25 vacant homesites, 4 lots that carry only a dock, seawall or pool, one City of Naples parcel and the five condominium units of The Row at Royal Harbor. Every parcel is in ZIP 34102.
• The MLS market, twelve months to September 24, 2026: 21 single-family closings inside the plats for $85,490,999, a median of $2,975,000, a median of 86 days on market and a median sale-to-list ratio of 90.13 percent; only 1 of the 21 closed at or above its final list price.
• Supply is high and asking prices sit far above sales. Twenty in-plat homes were for sale on September 26, 2026 at a median list price of $5,697,500, about 11.4 months of supply against the twelve-month pace, with 2 more pending.
• The county record agrees on the level. Collier County recorded 16 qualified Royal Harbor sales in the 12 months to August 29, 2026, including 13 improved single-family homes at a median of $3,700,000 (Collier County Property Appraiser 2026 preliminary roll and qualified sales).
• The lot is most of the value. Land is 62.4 percent of the median home’s county value; the 131 pre-1980 houses carry a median building value of $208,982, about 9 percent of their total (Collier County 2026 preliminary roll, county just value, not a sale price).
• Every platted lot touches water. By our reading of Collier County’s parcel map, every one of the 416 platted lots touches water, with a median of about 94 feet of water edge per lot; the county map does not separate bay frontage from canal frontage.
• The flood map sets the floor height. Every parcel is in FEMA Zone AE on the map effective February 8, 2024: 342 of 418 at a 9-foot base flood elevation and 76 at 8 feet, measured at the street side (FEMA National Flood Hazard Layer).
• No mandatory association, no club, no CDD. The Royal Harbor Association, Inc. is voluntary at $50 a year (Royal Harbor Association); 358 of 421 parcels pay the East Naples Bay Special Taxing District’s 0.5 mill for canal dredging (Ordinance 87-5330).

How Is a Royal Harbor Home Actually Valued?

A Royal Harbor home is valued by deciding first whether the buyer is paying for a lot or a house, then matching plat, street, frontage, flood elevation and build era, reading recorded sales across enough months to be meaningful, and testing the result against the 20 active listings and the 90.13 percent median sale-to-list ratio.

Data updated: September 2026 (Southwest Florida MLS, pulled 24 and 26 Sep 2026; Collier County 2026 preliminary roll; City of Naples Code; FEMA NFHL)

Step one: decide whether you are selling a lot, a house or both

The first question in every Royal Harbor valuation is whether the buyer will keep the house. On the county’s 2026 preliminary roll, the 131 houses built before 1980 carry a median total value of $2,055,236, of which the land is a median $1,777,588 and the building a median $208,982. The 117 houses built in 2015 or later carry a median of $5,059,831, with the building a median $3,112,756, about 57 percent (Collier County 2026 preliminary roll, county just value, not a sale price). A 1960s ranch house on a canal lot is usually priced as land with a house that can be lived in for now; a 2020 house is priced as a finished home. Between the two sits the 138-house middle, built from 1980 to 2014, where the building is a median 39 percent of county value and the answer depends on the floor height, the roof and the layout. We make that call on paper and then on site, because it decides which sales we compare yours with.

Step two: place the lot in its plat and on its street

Royal Harbor is three recorded plats: Unit 1 in Plat Book 3, Page 56, Unit 2 at Page 69 and Unit 3 at Page 70. On the county roll the median lot is 0.25 acre in Units 1 and 2 and 0.41 acre in Unit 3, and Unit 3’s median house was built in 2011 against 1993 to 1994 in Unit 1. The streets differ as much as the plats. On the 2026 preliminary roll, the median house on Mullet Lane was built in 1974 and on Shad Court in 1976, while the median house on Dolphin Court was built in 2020 and on Cobia Court in 2016. We compare a lot first with lots of the same plat and a similar size, because a quarter-acre Unit 1 lot and a 0.47-acre Trout Court lot in Unit 3 do not trade on the same curve.

Step three: measure the water edge and the frontage type

By our reading of Collier County’s parcel map, every one of the 416 platted lots touches water, with a median of about 94 feet of water edge per lot, from 20 feet on a cul-de-sac bulb to 333 feet on a point lot. Method: county parcel geometry, each lot boundary buffered 5 feet and tested against the county’s water polygons; The Row’s condominium units are not included. Most lots face a canal. The county map does not separate bay frontage from canal frontage, so the number of true Naples Bay or Haldeman Creek lots is not established, and we read it from the lot itself. Water edge matters twice: it sets how much boat a dock can hold, and it sets the view a buyer pays for. The median water edge on the county map runs from about 90 feet on Sandpiper Street, Bonita Lane and Mullet Lane to 180 feet or more on Tuna Court and Trout Court, and that is part of why those courts carry higher county values than their house ages alone would suggest.

Step four: read the dock paragraph that governs the lot

Royal Harbor has its own paragraph in the City’s dock code. As rewritten by Ordinance 10-12741 in 2010, Sec. 56-93(c)(6)(a) says for Royal Harbor’s interior canals: “The shore-normal dimension for a pier shall not exceed the platted property line, said line being 5 feet off shore from the platted seawall line. There shall be no restriction on vessel width or beam.” For “Properties facing Naples Bay and Haldeman Creek,” Sec. 56-93(c)(6)(b) provides that “Final dimensions shall be agreed upon by the property owner, the Royal Harbor Association, and the city manager.” That is a tight envelope for the pier and a generous one for the boat, and a buyer with a wide boat prices it. City Council took up dock standards again in 2026; confirm the current text of Sec. 56-93 before designing a dock. For a valuation, the question is which paragraph governs your frontage and what the existing dock and lift permits show.

Step five: read the flood elevation and the elevation certificate

Every Royal Harbor parcel is in FEMA flood Zone AE on the map effective February 8, 2024 (panels 12021C0393J and 12021C0581J). Measured at the street side of each lot, 342 of 418 parcels carry a base flood elevation of 9 feet NAVD88 and 76 carry 8 feet, mostly at the south and east ends of Tarpon Road and Snook Drive, all of Dolphin Lane and parts of Sandpiper Street, Dolphin Road and Sheepshead Drive (FEMA National Flood Hazard Layer). The water side of a canal or bay lot can be mapped higher, and a few bay-front lots on Kingfish Road sit close to a high-velocity VE zone, so the elevation certificate or a survey settles any one house. For a new house, the City’s flood mitigation guidance sets the design flood elevation at the base flood elevation plus 1 foot. A house whose floor sits at or above that line is a different product from a neighbor’s house whose floor sits three feet below it, and the elevation certificate is how we tell them apart.

Step six: date the house against the 50 percent rule

In the City of Naples, work on a home in a flood zone counts as a substantial improvement when its cost reaches 50 percent of the structure’s market value before the work. The City used a one-year cumulative lookback from 2007 until December 4, 2024, when Ordinance 2024-15508 eliminated it. The City measures the structure’s value from the county’s assessed building value or an owner’s licensed appraisal of depreciated replacement cost, per its development and floodplain page. As an illustration only, at the median pre-1980 improvement value of $208,982, the City’s 50 percent threshold would be reached by about $104,500 of work, if the City used the county’s building value; that is not a City determination for any house. For a valuation it means that a buyer of an older, low-floored Royal Harbor house cannot plan a large remodel without planning a rebuild, and prices the house accordingly.

Step seven: read the seawall and the water at the dock

Two lot-specific facts sit outside every public dataset. Seawall age and cap height are lot-specific; the City’s permit file for the address holds the last survey, and the City’s seawall permit checklist shows what that survey records. City of Naples 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 instead, and as of July 2026 the City was still exploring that ordinance. The second fact is depth. No depth survey of the Royal Harbor canals was read for this guide, so we ask for a low-tide sounding at the seawall, because a buyer with a deep-draft boat will ask for one and will price a shallow answer. A recent seawall with a survey in the file, and a sounding that fits the boats buyers bring, both support a price; an old wall and an unanswered depth question both get discounted at inspection.

Step eight: account for condition, the roof and the openings

Collier County’s Florida Building Code wind map puts Royal Harbor’s design wind speed at 166 to 167 mph for homes, well inside the wind-borne debris region, so new or replaced windows and doors need impact-rated glass or approved shutters (Collier County wind load map). A City of Naples permit uses the City building department’s own wind map; confirm the exact figure with the permit. A house with impact openings, a documented roof replacement and a current wind-mitigation form hands the buyer’s insurer credits under s. 627.0629, Florida Statutes; a 1970s house with an original roof hands the insurer questions. Inside, the variables are the familiar ones: kitchens, baths, flooring, the pool and cage, the garage depth for a boat. None is in a record, all of them move the number, and they separate two otherwise similar houses on the same canal by more than any statistical adjustment. So we see the house.

Step nine: adjust for time with Royal Harbor’s own record

With 9 to 16 qualified sales a year on the county record and 21 MLS closings in the last twelve months, a ninety-day comparable search in one plat usually returns almost nothing. We widen the window to one, two or three years inside Royal Harbor, and adjust older sales for time using the neighborhood’s own record rather than a Naples-wide index. That record is unusual. Collier County’s median value for the same 386 homes roughly doubled from $1,794,274 in 2021 to $3,788,524 in 2023, then held within about 3 percent of that level through the 2026 preliminary roll at $3,673,316 (Collier County roll, county just value as of January 1, not a sale price). A 2021 sale adjusted forward at a 2021 to 2023 pace would overprice a house badly in 2026; a 2023 sale needs little time adjustment at all.

Step ten: test the number against today’s competition

Finally we test the opinion of value against the homes actively for sale on September 26, 2026 and against the 90.13 percent median sale-to-list ratio. Royal Harbor’s actives asked a median $5,697,500 against a twelve-month median sale of $2,975,000, and a median $1,786.99 per square foot of living area against $1,149.19 on the year’s closings (Southwest Florida MLS, in-plat, pulled 24 and 26 Sep 2026). Some of that gap is mix: more new houses were for sale than sold. Some of it is optimism, and five of the 20 actives had been on the market a year or more. A price set against neighbors’ asking prices rather than against closed sales is a price that sits, and in a market with about 11.4 months of supply, sitting is expensive.

Ready for a written Royal Harbor valuation built this way?

Royal Harbor is a market of 416 platted lots, every one touching water, where the land, the dock paragraph and the flood elevation sit beside every price, and where 20 homes were competing for buyers in September 2026, so a valuation that starts from the right lot and build era 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 in Royal Harbor. 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.

What Have Royal Harbor Homes Sold For in the Last 12 Months?

Royal Harbor homes sold for $1,650,000 to $15,150,000 in the twelve months to September 24, 2026: 21 Southwest Florida MLS closings inside the three plats, a $2,975,000 median and $85,490,999 in total. Collier County’s qualified record for the year to August 29, 2026 shows 13 improved sales at a $3,700,000 median.

Data updated: September 2026 (Southwest Florida MLS, single-family closings inside the three Royal Harbor plats, September 25, 2025 to September 24, 2026, pulled 24 Sep 2026; Collier County qualified sales, data files dated 29 Aug 2026)

The MLS view: 21 closings inside the plats

The Southwest Florida MLS files some homes and condominiums north of the recorded plats under a ‘Royal Harbor’ development name, so MLS counts for Royal Harbor run higher than the neighborhood itself. We filtered the year’s closings to the three plats and The Row: 26 development rows became 21 single-family closings, after dropping a house north of the plats and four condominium units in other buildings. No unit at The Row at Royal Harbor closed in the window.

Southwest Florida MLS (Matrix), Development “Royal Harbor”, filtered to addresses inside the three recorded plats, closed September 25, 2025 to September 24, 2026, pulled September 24, 2026. Medians are the middle sale of 21.

Every closing of the year, month by month

Here is every in-plat closing of the twelve months, listed by closing month without addresses. Living area is as the listing reported it; the ratio is the sold price divided by the final list price.

Southwest Florida MLS (Matrix), same pull and filter as above. Ratios rounded to one decimal place.

Read down the last column and the year’s story is plain. Only one sale closed above its final list price, a 2,450-square-foot house in February 2026 at 100.2 percent after 199 days on the market; the rest closed between 74.5 and 96.4 percent of the final list. Six closed below 85 percent. By our count from the same rows, the mean sale-to-list ratio across the 21 was about 88.1 percent, a little below the 90.13 percent median, because the few deep discounts pull the average down.

The county view: 16 qualified recorded sales

Collier County counted 16 qualified Royal Harbor sales in the 12 months to August 29, 2026: 13 improved single-family homes, one lot carrying only a dock, seawall or pool, and two vacant homesites, per the Collier County Property Appraiser’s 2026 preliminary roll and qualified-sales table. The 13 improved sales had a median of $3,700,000, from $2,350,000 for a house built in 1989 to a record $15,150,000 for a house built in 2025 on 0.42 acre. The two homesites sold in June 2026 at $2,800,000 for 0.25 acre and $3,900,000 for 0.40 acre, and the dock-only lot at $2,700,000 in May 2026. The county left out 35 unqualified transfers recorded in the same window, deeds it did not accept as arm’s-length market sales.

Why the two records count differently

The MLS counts more single-family closings than the county because its window runs later, it records every closed listing rather than only the deeds the county marks as qualified, and its Royal Harbor label reaches a few streets beyond the plats; we have removed that last difference by filtering to the plats. The county, for its part, counts vacant homesites and dock-only parcels a single-family MLS search leaves out. That is why the MLS median ($2,975,000) sits below the county’s improved-home median ($3,700,000): most of the MLS closings that are not yet among the county’s qualified sales were older homes under $3,000,000.

County roll figures and MLS figures measure different things. The county values every parcel as of January 1, and its values are not sale prices; the MLS records only the homes that sold, at their contract price, and measures living area rather than the county’s base area of the main building. The two sets of numbers should never be compared directly, which is why no county price per square foot appears anywhere near an MLS one on this page.

The top, the bottom and the middle of the year

The top of the year was a February 2026 closing at $15,150,000 for a 6,500-square-foot house of five bedrooms plus a den, 94.7 percent of its $15,995,000 final list price after 65 days, and, per the county, a house finished in 2025 on a 0.42-acre lot. It is the neighborhood’s record qualified sale on the county’s books. The bottom was an August 2026 closing at $1,650,000 for a 1,435-square-foot two-bedroom house after 244 days. The middle eleven sales, ranks six to sixteen, ran from $2,503,500 to $5,100,000, and that band, not the extremes, is where most Royal Harbor houses will trade. Six of the 21 closed at $5,000,000 or more and five below $2,500,000, by our count from the rows.

Bedrooms and size in the year’s sales

Eight of the 21 closings were three-bedroom houses and two more were three bedrooms plus a den; five were four bedrooms plus a den, three were four bedrooms, and one each were two bedrooms, two plus a den and five plus a den, as the listings reported them. The median living area was 2,721 square feet. The eight closings under 2,500 square feet had a median sale of $2,476,750; the 13 at 2,500 square feet or more had a median of $3,887,500 (our split of the same rows; the first median is the midpoint of the two middle sales). The per-foot figures of the two groups were almost identical, about $1,140 and $1,158 per square foot of living area, which is the first sign, explored below, that size alone does not explain a Royal Harbor price.

What the year says to a seller

Three things. First, buyers paid close to $3 million for the typical Royal Harbor house and far more for new construction, so the neighborhood’s value level is well established on both records. Second, buyers negotiated: a 90.13 percent median sale-to-list ratio and only one sale at or above list mean a Royal Harbor list price is the start of a conversation, not its end. Third, the sales that closed quickly were not the ones that got closest to list. The eleven closings within 90 days had a median sale-to-list ratio of about 86.6 percent; the ten that took longer had a median of about 92.4 percent (our split of the same rows; the second is the midpoint of the two middle ratios). The ratio is measured against the final list price, and the MLS rows record only that final price, so a slow sale that was reduced along the way shows a smaller gap than its first asking price implied. The lesson is that the first list price decides how much of the discount happens in public, as price cuts and days on market, and how much happens at the negotiating table.

How Long Do Royal Harbor Homes Take to Sell, and How Close to Asking?

Royal Harbor homes inside the three plats took a median 86 days on the Southwest Florida MLS in the twelve months to September 24, 2026, from 5 to 440 days, and closed at a median 90.13 percent of the final list price. With 20 homes for sale on September 26, 2026, supply stood at about 11.4 months.

Data updated: September 2026 (Southwest Florida MLS, in-plat closings pulled 24 Sep 2026; in-plat active and pending listings pulled 26 Sep 2026)

Days on market: 86 at the median

Of the 21 in-plat closings, 11 went under contract and closed within 90 days of listing, and 3 within 30 days; 5 took 200 days or more, and the longest took 440. The median of 86 days means a typical Royal Harbor seller should plan on about three months of marketing before a contract, then the inspection, insurance and appraisal period before closing. For a seasonal owner, that is the difference between listing in October and closing in the spring, and listing in March and carrying the house through a summer.

Reading a 90.13 percent sale-to-list ratio

A 90.13 percent median means the typical Royal Harbor house sold for about 10 percent below its final list price, and because the final list price is often already a reduced price, the gap to the first asking price was often wider. Across the 21 closings, the median dollar gap between final list and sale was $399,001, by our calculation from the same rows. That is a soft market for sellers, and it reflects two things at once: a thin buyer pool at these price levels, and list prices set against neighbors’ asking prices instead of against closed sales. It is not a sign that Royal Harbor values are falling; the county’s value for the same 386 homes held within about 3 percent from 2023 to 2026. It is a sign that the listing price has to be defended by evidence.

One of 21 at or above list

Only one in-plat closing in the twelve months reached its final list price: a February 2026 sale at 100.2 percent, after 199 days on the market. In a year with 21 closings, one sale at or above list is a clear signal that buyers held the pricing power. For a seller, it means the plan should not depend on a bidding contest. It should depend on a price that the recorded sales support, presented with the flood, dock and seawall documents that let a buyer’s lender and insurer say yes quickly.

Months of supply: about 11.4

On September 26, 2026 the Southwest Florida MLS showed 20 single-family homes for sale inside the three plats and 2 under contract. Against 21 closings in the prior twelve months, that is about 11.4 months of supply (20 divided by 21, times 12), a buyer’s-market level of inventory by the usual reading. Supply was not spread evenly. By our split of the same listings and closings, the 4 actives under $3,000,000 compared with 11 closings under $3,000,000 in the year, about 4.4 months of supply; the 4 actives from $3,000,000 to $5,000,000 compared with 4 closings, about 12 months; and the 12 actives at $5,000,000 or more compared with 6 closings, about 24 months. The bottom of the market is moving; the top is crowded.

The asking-price gap, read as a market signal

The 20 active listings asked a median $5,697,500 (n = 20, the mean of $5,400,000 and $5,995,000), from $2,199,000 to $13,995,000, and a median $1,786.99 per square foot of living area, against the year’s closed median of $2,975,000 and $1,149.19 (Southwest Florida MLS, in-plat, pulled 24 and 26 Sep 2026). Part of the gap is mix: the actives had a median living area of about 3,206 square feet against 2,721 on the year’s sales, because more new houses were for sale than sold. Part of it is time: five of the 20 had been listed for a year or more and the median active listing had been on the market 145.5 days. For a seller the reading is simple. A neighbor’s asking price is evidence of what the neighbor hopes for; only a closing is evidence of what a buyer pays.

The pricing strategy that follows from these numbers

In a market with about 11.4 months of supply and a 90 percent sale-to-list ratio, we price a Royal Harbor home from the closed sales that match it, then position it against the active listings a buyer will tour the same week. For an older house, that usually means pricing close to what the lot is trading for, because the buyer is a builder or an owner who will rebuild and will compare the price with a vacant homesite. For a new or recent house, it means pricing inside the band the year’s new-build closings set, and letting the flood elevation, the dock and the finish carry the argument. In both cases the goal is to be the house a buyer can justify to an appraiser, and in both cases the first four weeks matter most, because that is when the most qualified buyers see the listing.

What a first-month price mistake costs

A Royal Harbor listing priced above the evidence does not simply wait for the right buyer; it teaches the market to ignore it. Every month on the market adds carrying costs: at the 2026 preliminary millage of 9.5076 inside the East Naples Bay district, a house with a $3,000,000 taxable value accrues about $2,377 of property tax a month, by our arithmetic, before insurance, utilities and maintenance. More important, days on market show on every listing a buyer’s agent pulls. The year’s longest sale took 440 days and closed at 78.8 percent of its final list. A price that is right in the first month usually beats a price that becomes right in the eighth.

When in the year Royal Harbor homes close

The Naples season shows plainly in the year’s closings. Of the 21 in-plat MLS closings, 13 closed in February, March and April 2026, and none closed in December or January (Southwest Florida MLS, same pull). The county record tells the same story: 15 of its 16 qualified sales recorded between late January and mid-June 2026. Buyers tour in the winter, contract in late winter and spring and close in the spring. For a seller, that points to a listing that is priced, documented and photographed by November or December, so that it is in front of buyers when they arrive.

What Does Price per Square Foot Tell You About a Royal Harbor Home?

Price per square foot tells you less about a Royal Harbor home than almost anywhere in Naples, because the lot carries the value. The year’s 21 in-plat MLS closings had a median $1,149.19 per square foot of living area, but sales ran from $878.26 to $2,330.77, and small old houses often sold for more per foot than large ones.

Data updated: September 2026 (Southwest Florida MLS, in-plat closings pulled 24 Sep 2026; Collier County 2026 preliminary roll)

How the MLS figure is built

The MLS figure divides each closing’s sold price by the living area the listing reported, then takes the middle of the 21 results. It is sensitive to what the listing agent counted as living area, and in a neighborhood of raised new houses over garages and older slab houses at grade, that measurement is not always like for like. We use it inside groups of similar houses, never across the whole neighborhood, and never beside the county’s figure.

Why the county figure is a different measure

Collier County publishes its own per-foot figure for the same neighborhood, measured on the county’s base area of the main building, and it is not the same measurement. County roll figures and MLS figures measure different things. The county values every parcel as of January 1, and its values are not sale prices; the MLS records only the homes that sold, at their contract price, and measures living area rather than the county’s base area of the main building. The two sets of numbers should never be compared directly. An online estimate that blends the two, or quotes one without saying which, cannot be used to price a Royal Harbor house.

Why small old houses can sell for more per foot

In most neighborhoods, bigger houses sell for less per square foot than smaller ones. In Royal Harbor the pattern is weaker and sometimes reversed, because a buyer is paying for the lot. By our split of the year’s rows, the eight closings under 2,500 square feet had a median of about $1,140 per square foot of living area and the 13 larger ones about $1,158, almost the same, even though the larger houses were usually newer. The year’s lowest per-foot sale, $878.26, was a 3,302-square-foot house that closed at $2,900,000; the 1,435-square-foot house that closed at $1,650,000 came in at $1,149.83, above it. The reason is the land. A quarter-acre canal lot carries a floor value that a small house cannot pull down, so the per-foot figure on a small old house mostly measures how little house there is on the lot.

Where per foot does work: new and recent houses

Among newer houses of similar size and finish on similar lots, price per square foot becomes useful again, because the land share falls and the house carries more of the value. The year’s closings at $5,000,000 or more ran from $1,300 to $2,330.77 per square foot of living area, the top being the 6,500-square-foot new house on 0.42 acre. When we value a Royal Harbor house built in the last ten years, we compare it with the other new builds on similar lots and read per foot inside that small group, adjusting for lot size, frontage and flood elevation.

How to use price per square foot on your own home

Use it as a check, not a method. If your house is older and your buyer is likely to rebuild, ignore per foot and look at what lots of your size and frontage have traded for, then at what the house adds. If your house is newer, compare per foot only with other newer houses of similar size on similar lots, and only on living area from the MLS. And whenever you see a single “Royal Harbor price per square foot” quoted with no record, window or count beside it, set it aside: it may be the county’s base-area figure, the MLS living-area figure, a list-price figure or a blend, and each gives a different answer for the same house.

What Is the Land Under a Royal Harbor House Worth?

The land under a Royal Harbor house is worth most of the price of an older home. On Collier County’s 2026 preliminary roll the 25 vacant homesites carry a median value of $1,947,400, land is 62.4 percent of the median home’s value, and the county recorded two Royal Harbor homesite sales in June 2026, at $2,800,000 and $3,900,000.

Data updated: September 2026 (Collier County 2026 preliminary roll and qualified sales, data files dated 29 Aug 2026)

What vacant homesites have sold for

Collier County’s qualified-sales table shows two Royal Harbor homesite sales in the 12 months to August 29, 2026, both recorded in June 2026: $2,800,000 for a 0.25-acre lot and $3,900,000 for a 0.40-acre lot (Collier County Property Appraiser qualified sales). Two sales are too few for a median, so they are listed. The longer record, sales the county coded as vacant land, by year of recording:

Collier County qualified sales, data files dated August 29, 2026. Even counts take the midpoint of the two middle sales. A “vacant” code can include a lot whose house had just been demolished.

With four to twelve lot sales a year, each median swings on which lots sold, and a 0.40-acre lot and a 0.25-acre lot in the same month were more than a million dollars apart in June 2026. The pattern is still clear: yearly vacant-land medians have run from $2,325,000 to $3,497,500 since 2022, the two 2026 sales were $2,800,000 and $3,900,000, and that level is the floor under every older house in the neighborhood.

The 25 vacant homesites on today’s roll

The 2026 preliminary roll lists 25 vacant homesites spread across 14 streets, with a median county just value of $1,947,400 and a range of $1,595,750 to $4,900,000 (Collier County 2026 preliminary roll, county just value, not a sale price). By plat, Unit 1 holds 14 of them, Unit 2 seven and Unit 3 four. The roll does not say whether any is awaiting a new house. For a seller of an older house, these lots are the real competition: a builder choosing between your house and a cleared lot will compare the two prices and add the cost of demolition to yours.

Land as 62.4 percent of value

Across all 386 houses, the county’s 2026 preliminary roll values the median home at $3,673,316, made up of a median land value of $1,892,899 and a median improvement value of $1,251,398. At the median, land is 62.4 percent of a Royal Harbor home’s county value (Collier County 2026 preliminary roll, county just value, not a sale price; 2026 preliminary roll). The county’s land value is an assessment, not a price, but the proportion tells you how a Royal Harbor buyer thinks: the lot and its water come first.

The older house: when the building is 9 percent

The county’s own books show the rebuild decision in one table:

Collier County 2026 preliminary roll, county just value, not a sale price. The 1980 to 2014 median is the midpoint of the two middle values.

On the county’s books, an older Royal Harbor house adds a median of about $209,000 to a lot worth far more, while a house built since 2015 is most of its parcel’s value. For an older house, that makes the valuation largely a land valuation, with a credit for what the house is worth to a buyer who will live in it while planning a rebuild, or a debit for the cost of clearing it.

The teardown floor: how we value an older house as a lot

For a pre-1980 house on a low floor, we start from the lot. We find the recent vacant-lot sales and older-house sales of similar size and frontage, set a land value, then ask what the house adds: can it be lived in comfortably for a few years, does it have a newer roof and impact openings, is its floor far below the design flood elevation, and what would demolition and site work cost? The answer can be positive, zero or negative. The year’s closings under $2,500,000 were all houses of 1,435 to 2,651 square feet of living area, and they bracket what the market has been paying for a standard lot with an older house on it. That band, and the June 2026 lot sales above it, frame the value of most of Royal Harbor’s older houses.

Lot size, and why Unit 3 sits higher

Single-family lots on the roll run from 0.21 to 0.72 acre, with a median of 0.26 acre, about 11,300 square feet. Unit 3’s median lot is 0.41 acre against 0.25 acre in Units 1 and 2, and its median county value, $7,054,877, is more than twice Unit 1’s $2,883,026 (Collier County 2026 preliminary roll, county just value, not a sale price). The two June 2026 lot sales show the same effect in real prices: 0.40 acre sold for $1,100,000 more than 0.25 acre. When we value a Royal Harbor lot, width, depth and water edge count as much as acreage, because they decide how large a house the zoning allows and how much boat the dock can hold.

How big a house the lot allows

The City caps the total roofed and enclosed building area on a single-family lot with a sliding scale, as printed in the City’s R1-10 zoning extract linked from its zoning map: 48 percent of the first 5,000 square feet of lot, 35 percent of the next 5,000, 24 percent of the next 10,000, 20 percent of the next 30,000, 15 percent of the next 50,000 and 10 percent thereafter. A worked example, labeled as our arithmetic on that table: the median Royal Harbor lot of about 11,326 square feet allows about 4,468 square feet of roofed and enclosed building area, about 39.5 percent of the lot. Confirm the current table in the City code before a design is drawn. The height limit is 30 feet, measured from the greatest of the FEMA-required floor, the state’s structural line plus 18 inches, the road crown plus 18 inches or average natural grade, so on a low canal lot it starts at the flood-driven floor. A lot that allows a larger house at the same flood elevation is worth more to the builder who will buy it.

Can a Royal Harbor lot be split?

The median Royal Harbor lot, about 11,300 square feet, cannot be split into two lots that each meet R1-10’s 10,000-square-foot minimum, by our arithmetic on the City’s R1-10 standards. Lot combinations are governed by the City’s lot-combination rules, Ordinance 2023-15041, adopted February 1, 2023, per the City’s 2023 voting record. For a seller, that means no split premium: a Royal Harbor lot is valued as one homesite.

What Are Royal Harbor Homes Worth by Plat and Street?

Royal Harbor homes are worth very different amounts by plat and street. On Collier County’s 2026 preliminary roll the median house is valued at $2,883,026 in Unit 1, $3,565,075 in Unit 2 and $7,054,877 in Unit 3, and street medians run from about $2.0 million on Bonita Lane to about $5.8 million on Dolphin Court.

Data updated: September 2026 (Collier County 2026 preliminary roll, data files dated 29 Aug 2026; county parcel map of the same date; county just value, not a sale price)

The plat ladder

Collier County 2026 preliminary roll, single-family homes, county just value, not a sale price. Unit 1’s median year built falls between the two middle houses. Unit 1 also holds two dock, seawall or pool-only parcels and one City of Naples parcel, and Unit 2 two more dock, seawall or pool-only parcels, which is why the columns do not add up to the parcel count.

Royal Harbor Unit 1 was on record by October 9, 1957; the recording dates of all three plats are on the plat sheets in Collier County Plat Book 3. All three units share the same zoning district, the same voluntary association and the same dredging district, so the differences in the table are differences of lot and house, not of rules.

Unit 1: the oldest plat and the most older houses

Unit 1 holds 168 of the 386 houses and 65 of the 131 built before 1980, along with 14 of the 25 vacant homesites. Its median house dates from the early 1990s and its median lot is a quarter acre, and 93 of its houses are homesteaded. For a Unit 1 seller, the valuation usually turns on the teardown question in the section above: an older Unit 1 house on a standard lot trades near the value of the lot, while one of the 41 Unit 1 houses built in 2015 or later trades as a finished house. The county’s median value, $2,883,026, sits close to the year’s MLS median sale of $2,975,000, and Unit 1 recorded 10 of the county’s 16 qualified Royal Harbor sales in the 12 months to August 29, 2026, including one vacant lot and one dock-only parcel.

Unit 2: the middle of the ladder

Unit 2 holds 147 houses, 51 built before 1980 and 49 since 2015, with a median year built of 2002 and a quarter-acre median lot. Its median county value, $3,565,075, sits about $680,000 above Unit 1’s. Unit 2 includes Tuna Court, Shad Court and Wahoo Court, whose median water edges run from 117 to 180 feet on the county map, and that frontage shows in its values. The county recorded four qualified Unit 2 sales in the 12 months to August 29, 2026. A Unit 2 valuation weighs the house era and the frontage about equally.

Unit 3: larger lots and the newest houses

Unit 3, which holds Trout Court and parts of Tarpon Road, Snook Drive and Kingfish Road, has 71 houses on a median 0.41-acre lot, a median year built of 2011 and a median county value of $7,054,877, more than twice Unit 1’s. Only 15 of its houses were built before 1980. The county recorded only two qualified Unit 3 sales in the 12 months to August 29, 2026, one of them a vacant lot, so its sale evidence is thin and its valuations lean on the county roll, on older Unit 3 sales adjusted for time and on the new-build closings elsewhere in Royal Harbor adjusted for lot size. Of Unit 3’s 75 parcels, 46 pay the East Naples Bay district levy.

The Row at Royal Harbor: five condominiums

The only condominium inside Royal Harbor’s plats is The Row at Royal Harbor, five units on Chesapeake Avenue built in 2018. On the 2026 preliminary roll the five units carry county values from $1,430,200 to $1,798,600 (Collier County 2026 preliminary roll, county just value, not a sale price), and none sold or was listed on the MLS in the twelve months to September 2026. The Row at Royal Harbor sits in Zone AE with a 9-foot base flood elevation, like most of the neighborhood, and in the City’s R3-12 multifamily district. The condominium association does not publish its assessments; the estoppel certificate at resale states them. With no sale in the window, a Row valuation is built from the building’s own earlier sales, the county values and comparable small condominium buildings nearby, never from the MLS “Royal Harbor” condominium rows, which are in other buildings north of the plats.

The street ladder

Collier County 2026 preliminary roll and parcel map, data files dated August 29, 2026; houses only; county just value, not a sale price. Water edge is our measurement on the county’s parcel geometry, each lot boundary buffered 5 feet and tested against the county’s water polygons; it does not separate bay from canal frontage.

What the street ladder shows

The ladder tracks the age of the houses more closely than anything else. The six streets whose median house dates from 1972 to 1977, Wahoo Court, Sandpiper Street, Mullet Lane, Dolphin Road, Shad Court and Bonita Lane, all sit in the bottom third, with medians from about $2.0 million to $2.75 million, close to the value of a lot. The streets at the top, Dolphin Court, Kingfish Road, Trout Court, Tarpon Road and Cobia Court, combine newer houses with larger lots or longer water edges. Street medians describe the houses standing on a street today, not what a lot on that street is worth. An older house on Tarpon Road and an older house on Sandpiper Street can be much closer in value than their street medians suggest, because both are priced mostly as land.

Sandpiper Street, the entrance road

Sandpiper Street deserves its own note because it is Royal Harbor’s only road to US-41, according to the City’s Royal Harbor neighborhood page, and its east side “abuts County land.” It carries every car that enters the neighborhood, its median house dates from 1973, and parts of it read AE 8 rather than AE 9 on FEMA’s map. A Sandpiper Street house can be an excellent value for a buyer who wants the water at a lower price, and it is priced that way: the street’s median county value, $2,154,491, is the third lowest in Royal Harbor.

How Have Royal Harbor Home Values Changed Since 2015?

Royal Harbor sale prices climbed steeply from 2015 to 2024, and the county’s values have held roughly level since 2023. Collier County’s median improved qualified sale rose from $1,521,000 on 29 sales in 2015 to $5,587,500 on 16 in 2024, while its median value for all 386 homes has stayed near $3.7 million.

Data updated: September 2026 (Collier County qualified sales and certified and preliminary rolls, data files dated 29 Aug 2026)

Qualified sales by year

Collier County Property Appraiser qualified sales, data files dated August 29, 2026. Even counts take the midpoint of the two middle sales.

The county’s value for the same 386 homes

Collier County roll, county just value as of January 1, not a sale price.

Read together, the two series tell a consistent story. The county’s median value roughly doubled between 2021 and 2023, from $1,794,274 to $3,788,524, and has held within about 3 percent of the 2023 level since. The busiest sales years in the record were 2020 and 2021, with 63 and 48 qualified sales. Over the last five years the county recorded 93 qualified sales on 82 distinct parcels since August 30, 2021, so by our arithmetic roughly one Royal Harbor parcel in five changed hands in a qualified sale in that time.

Why the 2025 median dipped

With 9 to 16 sales a year, the median swings with the mix of homes that sell, older ranch houses one year and new builds the next; the county’s value for the same 386 homes barely moved from 2023 to 2026. The 2025 median fell to $2,900,000 on 13 sales because more of the houses that sold that year were older homes, not because the same houses sold for less. The 2026 median to August 29, $3,793,750 on 12 sales, rebounded for the same reason in reverse. A seller should read the yearly medians as a record of what sold, not as a price index, and should never let a buyer’s agent cite the 2025 figure as a decline.

Did Hurricane Ian dent Royal Harbor values?

The county’s own values say no, not at the neighborhood level. Hurricane Ian struck on September 28, 2022, and the median county value for the 386 homes was $3,788,524 on January 1, 2023 and $3,707,844 on January 1, 2024, about 2 percent apart (Collier County roll, county just value, not a sale price). The storm’s cost showed up elsewhere: in flood claims, in a burst of rebuilding and in how buyers now read floor heights. In Census Tract 6, which is essentially Royal Harbor plus a strip north toward US-41, FEMA’s public claims data shows 312 NFIP claims from Ian and about $32.4 million in building payments plus $6.4 million for contents (FEMA OpenFEMA, NFIP claims). The City has not published storm damage counts by neighborhood. For a valuation, what matters is how a particular house came through, and the flood-claim history and repairs belong in the seller’s disclosure and the listing file.

The rebuild pace, year by year

New houses by the year the main building was built, on the county’s 2026 preliminary roll: 11 in 2015, 10 in 2016, 4 in 2017, 2 in 2018, 10 in 2019, 11 in 2020, 12 in 2021, 19 in 2022, 16 in 2023, 11 in 2024 and 11 in 2025. That is 117 houses built in 2015 or later, 30 percent of the neighborhood’s 386, and 80 in the 2020s alone. Rebuilding was already running at 10 to 12 houses a year before Hurricane Ian, and the 2022 and 2023 peak of 35 houses straddles the storm; the county roll does not say which new houses replaced damaged ones. Houses under construction in 2026 do not yet appear on the preliminary roll, which lags construction. For a seller, the pace is evidence: builders and owners have been paying lot prices for older houses at a steady clip for a decade.

How Does the Water Change a Royal Harbor Price?

The water changes a Royal Harbor price through four records: the length of the lot’s water edge, the City dock paragraph that governs it, the run to Gordon Pass under no bridge the Coast Pilot lists, and the seawall and water depth at the dock. Every platted lot touches water, so the question is how much and how usable.

Data updated: September 2026 (Collier County parcel map, 29 Aug 2026; City of Naples Code; NOAA U.S. Coast Pilot 5, 2026 edition; City dredging canal map dated 12 Dec 2025)

Every platted lot touches water

By our reading of Collier County’s parcel map, every one of the 416 platted lots in Royal Harbor touches water, with a median of about 94 feet of water edge per lot. Most face a canal; the county map does not separate bay frontage from canal frontage, so the number of true Naples Bay or Haldeman Creek lots is not established. That makes Royal Harbor unusual among Naples neighborhoods: there is no interior, off-water lot to anchor the bottom of the market, so even the least expensive house in the neighborhood is a waterfront house. It also means a Royal Harbor buyer compares your water with the neighbor’s water, not with a dry lot.

Canal, bay and creek frontage

The City code treats the two kinds of frontage differently, and so do buyers. An interior canal lot trades on its water edge, its canal’s width and turning room, and its depth. A lot facing Naples Bay or Haldeman Creek trades on its open-water view and its exposure. The Conservancy of Southwest Florida’s July 2026 Flood Resilience Blueprint identifies “the south end of Royal Harbor” among shorelines “vulnerable to waves that develop from the south, with southerly fetches of 2.5 miles” (Conservancy of Southwest Florida, Flood Resilience Blueprint). For a bay-end lot, the seawall’s condition and the house’s floor height therefore carry extra weight in the price. Because the county map does not separate bay frontage from canal frontage, we establish it lot by lot from the plat and the site.

The dock paragraph and the unlimited beam

On Royal Harbor’s interior canals, the City’s dock code sets a pier’s reach at the platted property line 5 feet off the seawall line and, in its own words, “There shall be no restriction on vessel width or beam,” as Ordinance 10-12741 wrote it in 2010. Royal Harbor’s plats put each lot’s property line 5 feet out into the water from the seawall line, which is why City staff have treated Royal Harbor as a special case when measuring waterfront setbacks. The one place City code gives the voluntary association a formal role is dock sizing on the Naples Bay and Haldeman Creek frontage. For a valuation, the existing dock and lift, their permits and whether a wider boat fits the canal matter more than a line in a listing that says “boat dock.”

The run to Gordon Pass with no bridge

NOAA’s Coast Pilot names only one bridge on Naples Bay: the fixed U.S. 41 span at the head of the bay, with 10 feet of clearance, north of Royal Harbor. Royal Harbor’s canals open onto the bay south of it, so the run south to Gordon Pass passes under no bridge the Coast Pilot lists (NOAA U.S. Coast Pilot 5, 2026). Canal widths and water depth at each dock, not bridge clearance, are the practical limits. In a straight line, Gordon Pass is 2.54 statute miles (2.21 nautical miles) from the middle of Royal Harbor. Under Florida’s manatee protection rule for Collier County, Royal Harbor’s canals and Naples Bay are a year-round Slow Speed zone, except a 30 mph corridor in the marked channels; posted signs control (Rule 68C-22.023). A sailboat owner or a tall-tower boater prices the no-bridge run; a buyer from a neighborhood behind a low bridge notices it at once.

The canals were dredged

The City’s East Naples Bay Dredging and Rock Removal Project reached Royal Harbor after Hurricane Ian delayed it. The City’s canal map dated December 12, 2025 shows every Royal Harbor canal reach completed or not affected; the contractor was finishing the last reach, north of Royal Harbor, in early 2026 (City canal map, December 12, 2025; City project page). The City said Hurricane Ian added about $1 million to the dredging cost. For a seller, the completed dredging is a point in the listing: the work in front of the seawall is behind the neighborhood, not ahead of it, and it was paid for through the district levy rather than a special assessment.

Water depth: the sounding we ask for

No depth survey of the Royal Harbor canals was read for this guide; have the water at the seawall sounded at low tide before you buy. That is the disclosure a buyer reads, and it is why we ask a seller for a sounding before listing. The federal channel outside the canals has published design depths: the Army Corps of Engineers’ permit for maintenance dredging from Naples to Gordon Pass sets a design depth of 12 feet below mean lower low water at the Gordon Pass entrance and 10 feet inside, each with 2 feet of allowable overdepth, per the 2013 joint coastal permit package. Those are design figures for the federal channel, not a measurement of the water at any Royal Harbor dock. A sounding that fits the boats buyers bring supports the price; an unanswered depth question costs money at inspection.

The seawall in the price

City of Naples code caps new and replacement seawalls at 4.8 feet NAVD88. At a September 2025 workshop the City’s consultant recommended a 5.6-foot minimum instead, and as of July 2026 the City was still exploring that ordinance (AECOM presentation to City Council, September 22, 2025; Conservancy Flood Resilience Blueprint). A seawall manages tides and routine surge, not a major hurricane, but a buyer still prices its age and condition, because a replacement is a large, permitted job. Seawall age and cap height are lot-specific; the City’s permit file for the address holds the last survey. A recent wall with its final survey in the file is worth showing; an old wall is worth disclosing and pricing honestly before a buyer’s inspector does it for you.

Lifts, davits and where the boat lives

In Royal Harbor a trailered boat lives in a garage, on a lift or in the water, not in the driveway or side yard. That is the effect of the City’s Recreational Vehicle Storage Overlay District, which covers Royal Harbor’s single-family streets: boats may not be kept in an open carport, a front yard or a side yard, or in the rear yard of a waterfront lot, except that boats and personal watercraft “may be hung on davits at the bulkhead or landward of the bulkhead,” per the City’s R1-10/RVSOD extract. A permitted lift, and a garage deep and tall enough for a boat on a trailer, are features a Royal Harbor buyer pays for. We list both, with their permits.

How Do the Flood Map and Insurance Records Change a Royal Harbor Price?

The flood map and insurance records change a Royal Harbor price through the house’s floor height. Every parcel is in FEMA Zone AE at an 8 or 9-foot base flood elevation, and NFIP policies in the surrounding census tract cost a median $2,464 a year, but a median $6,251 on houses built before 1980.

Data updated: September 2026 (FEMA NFHL, effective FIRM 8 Feb 2024, queried 26 Sep 2026; OpenFEMA NFIP policies effective Jun 2025 to May 2026; Citizens county reports to 31 Aug 2026)

AE 9 and AE 8, street by street

Every Royal Harbor parcel is in FEMA flood Zone AE on the map effective February 8, 2024 (panels 12021C0393J and 12021C0581J). Measured at the street side of each lot, 342 of 418 parcels carry a base flood elevation of 9 feet NAVD88 and 76 carry 8 feet, mostly at the south and east ends of Tarpon Road and Snook Drive, all of Dolphin Lane and parts of Sandpiper Street, Dolphin Road and Sheepshead Drive (FEMA National Flood Hazard Layer, flood zones; FEMA FIRM panels). The water side of a canal or bay lot can be mapped higher, and a few bay-front lots on Kingfish Road sit close to a high-velocity VE zone, so the elevation certificate or a survey settles any one house. A foot of base flood elevation moves the height a new house’s floor must reach, the fill and stem-wall work to get there, and the rating of a flood policy, which is one reason two otherwise similar Royal Harbor lots can price differently.

The elevation certificate is a pricing document

The zone tells you the rule; the elevation certificate tells you how a particular house measures up to it. Flood insurance cost depends on each home’s elevation certificate; ask for it at listing, or look the address up on the City’s flood portal (City of Naples flood portal). A house permitted in a flood zone under modern rules normally has one in its permit file. For one of the 131 houses built before 1980 there may be none on record, and a new certificate is the first thing a buyer will order. We would rather you order it before listing: it prices the flood policy, it shows how far the floor sits below the current design flood elevation, and it turns an unknown into a number the buyer can underwrite.

What flood insurance costs here, by build era

NFIP policies in Census Tract 6, effective June 2025 to May 2026, from FEMA’s public policy data, show how build era drives cost (FEMA OpenFEMA, NFIP policies). Census Tract 6 is essentially Royal Harbor plus a strip north toward US-41.

Premiums are quoted house by house; these medians describe existing NFIP policies, not a quote for any home. The middle half of single-family policies in the tract runs from $1,348 to $6,520 a year, and the median policy carries $250,000 of building coverage. For a valuation, the gap between the older-house median and the new-house median is part of what a buyer weighs when deciding whether to keep an older house or rebuild it.

Citizens and the $700,000 line

Florida’s insurer of last resort, Citizens, cannot write a home whose dwelling replacement cost is $700,000 or more. On the 2026 preliminary roll, 226 of Royal Harbor’s 386 houses carry a county improvement value of $700,000 or more; that value is not replacement cost, but it shows how much of the housing stock sits above the Citizens line (Florida Statutes, s. 627.351). Citizens reported 11,507 policies in force in Collier County on December 31, 2022 and 2,904 on August 31, 2026 (Citizens Property Insurance, policies in force). For the homes that do qualify, Citizens personal lines policies that cover wind must also carry flood insurance, required of every such policy from January 1, 2027. Most Royal Harbor buyers will insure in the private market, and a house that an insurer can quote quickly is a house that closes on time.

Wind credits and My Safe Florida Home

Florida insurers must offer premium discounts for documented wind-mitigation features: the roof covering, the roof-deck attachment, the roof-to-wall connection, the roof shape, secondary water resistance and opening protection (Florida Office of Insurance Regulation, wind mitigation resources). My Safe Florida Home offers a free wind-mitigation inspection and matching grants of up to $10,000, with $2 of state money for every $1 from the owner, for homesteaded, site-built homes insured at $700,000 or less and built before January 1, 2008, subject to appropriation, and the program reported continuing grants in 2026 with prior-year funds, according to news reports (My Safe Florida Home). For a Royal Harbor seller, a current wind-mitigation form is the cheapest document in the listing file and one of the most useful.

Hurricane history in the price

In Hurricane Ian a USGS storm-tide sensor at the Gordon River bridge in Naples Bay read 7.10 feet NAVD88 (NHC Tropical Cyclone Report, Ian). Ian’s peak at the USGS sensor in Naples Bay, 7.10 feet NAVD88, was about 1.9 feet below the 9-foot base flood elevation that covers most Royal Harbor lots; still-water gauges do not include waves. That arithmetic describes the bay, not any house. No surveyed high-water mark inside Royal Harbor was located for this guide; the figures shown are from gauges in and near Naples Bay. A house whose floor sits above the design flood elevation came through the storm very differently from one whose floor sits at grade, and buyers now ask. Every Royal Harbor parcel is in Collier County hurricane evacuation Zone A.

What Costs Will a Royal Harbor Buyer Price Into Your Offer?

A Royal Harbor buyer prices in property tax at 9.5076 mills inside the East Naples Bay district or 9.0076 outside it, reset to full value on purchase, plus flood and wind insurance and City utilities. There is no mandatory association fee, no community development district and no club, so tax and insurance do most of the work.

Data updated: September 2026 (Collier County 2026 preliminary roll, data files dated 29 Aug 2026; City of Naples 2026 utility rates; association website, retrieved 26 Sep 2026)

The fee stack, as published

Two rows say “not published” on purpose. The condominium association does not publish its assessments; the estoppel certificate at resale states them. These are 2026 preliminary roll figures; the November 2026 tax bill is the final record. 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, as Gulfshore Business reported, and the preliminary roll already carries 1.29.

The tax reset your buyer inherits

About six in ten Royal Harbor homes are homesteaded: 233 of the 386 single-family parcels carry a homestead exemption on the 2026 preliminary roll, and 192 of those carry a Save Our Homes benefit, with a median benefit of $1,171,411 of assessed value. Under s. 193.155, Florida Statutes, that capped value resets to just value on a change of ownership. The median actual 2026 preliminary bill on the 386 houses is $26,620, but on our arithmetic at the median value, 2026 preliminary rates, before any non-ad-valorem charge, a new owner of a house at the median county value of $3,673,316 would pay about $34,924 inside the district and $33,088 outside it without a homestead exemption. Those are illustrations, not bills.

A buyer who plans from the seller’s bill can be surprised in the first November, and a buyer who is surprised after contract renegotiates. We give buyers the illustrative figure for the specific house before the offer, so the tax line does not become a price objection later. Florida also requires a property tax disclosure summary in the contract under s. 689.261, Florida Statutes, warning the buyer not to rely on the seller’s current taxes.

The district line on your bill

On the 2026 preliminary roll, 358 of Royal Harbor’s 421 parcels pay the East Naples Bay Special Taxing District’s 0.5 mill. The 63 that do not are on the bay and creek ends of Tarpon Road and Kingfish Road, on Dolphin Lane and Dolphin Court, and three on Marlin Drive; the 1987 ordinance excludes properties facing Naples Bay. Your tax bill shows whether your parcel pays it. The district’s 0.5 mill is $500 per $1 million of taxable value; at the neighborhood’s median county just value of $3,673,316 that is about $1,837 a year before exemptions (illustrative, at the neighborhood’s median county value). City Council adopted a district budget of $400,015 for fiscal 2026-27, as adopted on September 16, 2026, per Gulfshore Business. For a buyer it is a small line that pays for the dredged canal in front of the house, and we present it that way.

The November 2026 homestead ballot

A statewide amendment on the November 2026 ballot “would increase nonschool property tax exemptions for primary homes from $25,000 to $150,000 in 2027 and $250,000 in 2028,” as reported by Gulfshore Business in September 2026; the same report says it would also cut the annual assessment cap on non-homestead property from 10 percent to 5 percent. The proposal goes to voters in November 2026. We do not predict the outcome. For a seller, the practical point is that a buyer who plans to make Royal Harbor a primary home will model the tax both ways, and we can show that model with the listing.

What the number means after your own costs

A valuation is a sale price, not a net. 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; on the year’s median in-plat sale of $2,975,000 that is $20,825, on the county’s $3,700,000 improved median $25,900, and on the $15,150,000 record $106,050, by our arithmetic. In Collier County the buyer customarily pays the owner’s title policy and chooses the closing agent, though the contract always governs. 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 (NAR, what the settlement means for sellers). Property taxes are prorated from January 1 to the day before closing and credited to the buyer, per the Collier County Tax Collector. We put all of that on a net sheet beside the valuation, so you see what you keep.

What Does a Royal Harbor Seller Owe a Buyer Before Contract?

A Royal Harbor single-family seller owes the buyer Florida’s property tax disclosure summary and disclosure of known material defects, but not the homeowners’ association summary, because Royal Harbor has no mandatory association. A sale at The Row at Royal Harbor, a condominium, follows the condominium statute instead. This is information, not legal advice.

Data updated: September 2026 (Florida Statutes 2024 to 2026; Royal Harbor Association website, retrieved 26 Sep 2026)

Section 720.401, and why it does not arise here

Florida’s homeowners’ association disclosure summary, s. 720.401, Florida Statutes, is a pre-contract duty: in a community with a mandatory homeowners’ association, the summary must be given to a prospective buyer before the contract for sale is signed, the seller supplies it on a resale, and a contract that lacks it is voidable by the buyer within 3 days after receiving the summary or before closing, whichever comes first. That duty attaches only where a mandatory homeowners’ association exists. Royal Harbor has no mandatory homeowners association. The Royal Harbor Association, Inc. is a volunteer 501(c)(4) nonprofit, and its website invites every homeowner to join for $50 a year, as of September 2026 (Royal Harbor Association). The section 720.401 disclosure summary therefore does not arise for a Royal Harbor single-family resale. No recorded declaration binding Royal Harbor’s single-family plats turned up in the records we reviewed; a title search on a specific lot shows what is recorded against it.

The condominium fork: The Row at Royal Harbor

The Row at Royal Harbor is a chapter 718 condominium, and section 720.401 does not apply to condominium associations; the condominium regime applies instead. 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 condominium’s estoppel certificate is governed by s. 718.116. The Row’s condominium documents and building height decide whether Florida’s condominium milestone rules apply; ask for them at resale. Which regime applies to a particular sale, and what documents must change hands and when, is a question for your closing agent or attorney. This page is information, not legal advice.

The property tax disclosure summary

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. In Royal Harbor, where the median Save Our Homes benefit on homesteaded houses is $1,171,411 of assessed value, that warning is not a formality; it describes a reset of many thousands of dollars a year. We explain it to buyers in writing before the offer.

Known defects: Johnson v. Davis

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. For a Royal Harbor seller, the facts most likely to matter are water related: flood history and claims, seawall condition and repairs, dock and lift condition, and any known drainage problem. Disclosing them early is also good pricing: a known issue priced into the list price costs less than one discovered at inspection.

The documents that are specific to Royal Harbor

A Royal Harbor sale runs on documents, and none of them come from an association, because there is no mandatory one. The elevation certificate; the seawall’s last permit survey from the City’s file; the dock and lift permits and any dock exception; a low-tide sounding at the seawall; the current flood policy’s declarations page; the wind-mitigation form; and, for a sale at The Row, the condominium documents and estoppel. We assemble that file before listing, because every one of those documents answers a question a Royal Harbor buyer’s lender, insurer or inspector will ask, and a question answered in the listing does not become a renegotiation in the inspection period.

Why Do Online Estimates Miss on Royal Harbor Homes?

Online estimates, including the big portals’ automated values, miss on Royal Harbor homes because they value the house and treat the lot as average, when here the lot is most of the value. They cannot see the water edge, the dock paragraph, the floor height or the seawall, and the MLS’s “Royal Harbor” label reaches beyond the plats.

Data updated: September 2026 (Southwest Florida MLS; Collier County 2026 preliminary roll; FEMA NFHL)

The land problem

An automated model starts from living area, bedrooms and recent nearby sales, and adjusts. In Royal Harbor, where land is 62.4 percent of the median home’s county value and about 91 percent of the median pre-1980 home’s, that approach undervalues a small old house on a good lot and can overvalue a large old house whose buyer will tear it down anyway. The year’s lowest per-foot sale, $878.26, and the $1,149.83 paid for a 1,435-square-foot house show how poorly living area predicts price here.

The frontage problem

No public sale record says how many feet of water a lot has, whether it faces the bay, the creek or a canal, or which paragraph of the City’s dock code governs it. By our reading of the county map, water edge runs from 20 feet on a cul-de-sac bulb to 333 feet on a point lot, and the county map does not separate bay frontage from canal frontage. A model that treats every Royal Harbor lot as the same waterfront product averages across exactly the differences a buyer pays for.

The footprint problem

The Southwest Florida MLS files some homes and condominiums north of the recorded plats under a ‘Royal Harbor’ development name, so MLS counts for Royal Harbor run higher than the neighborhood itself. In the twelve months to September 24, 2026, the development label returned 26 closings, including four condominium units in other buildings and a house north of the plats; inside the plats there were 21. A model fed the unfiltered label mixes a $225,000 condominium with a canal house.

The floor-height problem

Two Royal Harbor houses on the same canal can sit on the same base flood elevation with floors several feet apart, one at grade from the 1960s and one raised above today’s design flood elevation. That difference drives the flood premium, the insurability and the buyer’s rebuild decision, and it lives in the elevation certificate, not in any record a model reads.

Why the county just value is not a valuation either

The county’s just value is an assessment as of January 1 for tax purposes, not a sale price. On the 2026 preliminary roll the median Royal Harbor house carries $3,673,316, but the county’s value and the market’s price diverge house by house, especially for new houses that finished after January 1 and for older houses whose buyers will rebuild. County roll figures and MLS figures measure different things. We use the roll for what it does well, lot size, year built and the land and building split, and price from sales.

What to do with an online estimate you have already seen

Treat it as a starting point for a question, not an answer. Ask which sales it used, whether they are inside the three plats, what lot size and water edge they had, when they were built and what their floor heights were. If the estimate cannot answer, it cannot price your Royal Harbor house. A written valuation that names its sales can.

How Does Royal Harbor Compare With Other Naples Waterfront Neighborhoods on Price?

Royal Harbor sits at the lower end of south Naples’ waterfront price ladder. In the same twelve months its median single-family sale on the MLS was $3,000,000 by development name, against $9,075,000 in Aqualane Shores across the bay and $17,687,500 in Port Royal, and its median $1,149.51 per square foot of living area compares with $1,772.02 and $2,897.73.

Data updated: September 2026 (Southwest Florida MLS, single-family closings 25 Sep 2025 to 24 Sep 2026, each neighborhood by its own Development name, pulled 24 Sep 2026)

The benchmark table

Southwest Florida MLS (Matrix), each neighborhood by its own Development name, single-family closings September 25, 2025 to September 24, 2026, pulled September 24, 2026. Even counts take the midpoint of the two middle sales. Inside the three Royal Harbor plats only, the same window gives 21 closings at a $2,975,000 median, $1,149.19 per sq ft of living area, 86 median days on market and a 90.13% median sale-to-list ratio.

Why the comparison matters to your price

A buyer looking at Royal Harbor is almost always looking at other Naples water too, and the benchmark shows what Royal Harbor offers them: canal frontage inside the City of Naples at well under half the per-foot price of Aqualane Shores and about 40 percent of Port Royal’s. That is the argument a Royal Harbor listing makes to a buyer who has priced the other shore. It also shows the discipline the market imposes: every neighborhood in the table sold at a median of 90 to 92 percent of final list, so none of them is a seller’s market at these price levels. Our guide to Aqualane Shores, the canal neighborhood directly across Naples Bay, sets out that market in full; the 2006 Naples Bay study names the two together as the developments that replaced the bay’s mangrove shoreline, per the South Florida Water Management District’s copy of the report.

Aqualane Shores, across the bay

Aqualane Shores’ MLS median of $9,075,000 is three times Royal Harbor’s, and its dock rules differ: under the City’s dock code, Sec. 56-93, Aqualane Shores piers may reach 15 feet or 10 percent of the waterway’s width and lifts 25 feet or 25 percent, while Royal Harbor’s interior-canal piers stop at the platted property line 5 feet past the seawall line with no limit on vessel beam. On Collier County’s 2026 preliminary roll the typical Royal Harbor house is valued at about half the typical Aqualane Shores house and pays about half the tax (county just value, not a sale price). For a Royal Harbor seller, the Aqualane comparison is the ceiling a buyer has already rejected on price.

How other Naples valuations compare

Valuation in other Naples neighborhoods runs on different variables, and we publish the method for each one separately. For a very different Naples market, read our Audubon Country Club home valuation guide, and for the listing plan in another Naples community, our guide to selling a home in Naples Lakes Country Club. Royal Harbor has none of those layers. Its valuation runs on the lot, the water and the flood map, which is why the method on this page looks the way it does.

Royal Harbor vs Port Royal: Which Market Will Your Buyer Compare?

Royal Harbor and Port Royal were both carved from Naples Bay’s mangrove shore in the 1950s and share the City of Naples and its schools, but not its prices. Port Royal’s median single-family sale ran almost six times Royal Harbor’s in the last 12 months, so a Royal Harbor seller should expect buyers to weigh the two.

Data updated: September 2026 (Southwest Florida MLS, pulled 24 Sep 2026; City of Naples Code; Port Royal Club membership page)

Why these two markets meet

Port Royal is the name searchers most often run together with Royal Harbor, and the neighborhood Royal Harbor buyers most often hear quoted as the benchmark for Naples waterfront. The two sit on opposite shores of the same bay, and NOAA’s Coast Pilot describes them in one sentence: “Canals have been dredged and the former marshland backfilled to form waterfront homesites in the areas of Port Royal at the south end of the city, Royal Harbor on the east side of Naples Bay, and The Moorings at the north end of the city,” per the 2026 U.S. Coast Pilot 5. Royal Harbor is not part of Port Royal. What separates them is on the record: the plats, the zoning, the dock paragraph, the way the canals are dredged, the club and the price.

The decision table

Sources: the 2026 U.S. Coast Pilot 5; the City’s zoning layer and, for Port Royal’s district, Ordinance 99-8638; the City’s dock code, Ordinance 10-12741 and Ordinance 2025-15762; the district in Ordinance 87-5330 and the City’s December 12, 2025 canal map; Port Royal’s assessment on the City’s special assessments page; club terms from the Port Royal Club membership page; schools from the district’s address lookup. Market rows: Southwest Florida MLS (Matrix), each neighborhood by its own Development name, single-family closings September 25, 2025 to September 24, 2026, pulled September 24, 2026; price ranges from the September 22, 2026 pull. The Port Royal association cell reads “not compared” because the research read the association record for Royal Harbor only.

Reading the gap as a seller

Royal Harbor’s median $1,149.51 per square foot of living area is about 40 percent of Port Royal’s $2,897.73, and Royal Harbor’s 12-month MLS sales started at $1,650,000 against $6,300,000 in Port Royal. For a Royal Harbor seller, that gap is the pitch, not a problem: a buyer who wants City of Naples water, the same zoned schools and a boat at the back door, and who has priced Port Royal, finds in Royal Harbor what Port Royal’s floor price does not allow. The gap also sets a ceiling. A Royal Harbor house priced as though it were across the bay will sit, because the buyer who can pay Port Royal prices usually wants Port Royal’s club and beach.

Where a Port Royal comparison helps your price

It helps on the boat. On Royal Harbor’s interior canals, the City’s dock paragraph says “There shall be no restriction on vessel width or beam,” and the canals were dredged through the district rather than by a per-lot assessment. It helps on speed of sale: Royal Harbor’s median home sold in 77 days on the market by development name against 123 in Port Royal. And it helps on carrying cost: Royal Harbor has no club dues and no mandatory association, only the voluntary $50 association. A new Royal Harbor house on a Unit 3 lot, shown against an older Port Royal house needing work, is a comparison a buyer can take seriously.

Where a Port Royal comparison works against you

It works against you on status and amenity. Port Royal Club members get the club’s private beach, dining, spa, fitness and tennis facilities, and the club is open to owners of eligible Port Royal properties, per the club’s membership page; Royal Harbor has no club at all. It works against you on the bay: Port Royal sits at the Gordon Pass end, and its bay and pass piers may reach 5 feet of water at mean low water under the City’s dock code as amended by Ordinance 2025-15762. And it works against you if your listing leans on the comparison too hard: a buyer who hears “Port Royal at a discount” and then drives Sandpiper Street past older houses will discount the pitch.

Who should choose which, and what it means for your price

Choose Royal Harbor for canal or bay frontage in the City of Naples at about 40 percent of Port Royal’s price per square foot, with a dock rule that sets no limit on a boat’s beam and no club dues. Choose Port Royal if a private club and beach and the Gordon Pass end of the bay matter more than cost. For a Royal Harbor seller, that means pricing to the first buyer, not the second: your buyer is the boater and the family who chose value and water over a club. Either way, the flood elevation, the seawall and the water at the dock decide the house.

What Do Royal Harbor Buyers Pay For Beyond the House?

Royal Harbor buyers pay for a City of Naples address minutes from downtown, three zoned public schools graded A in 2026, a short drive to the Gulf beaches and NCH Baker Hospital, and a neighborhood with no gate, no mandatory association and no club, where the rules are the City’s.

Data updated: September 2026 (Collier County Public Schools lookup for 2026-27; FLDOE 2025-26 school grades; free-flow routing measured from the middle of Snook Drive, 26 Sep 2026)

A City of Naples address

Every Royal Harbor parcel is inside the City of Naples, ZIP 34102, so City police, Naples Fire-Rescue and City utilities serve it, and City beach parking permits are free to City residents and Collier County property taxpayers (City of Naples, beach parking information). Royal Harbor sits on the east side of Naples Bay, south of US-41 (Tamiami Trail East), with Sandpiper Street as its entrance road. Royal Harbor is inside the City of Naples but outside both the City’s community redevelopment area and the County’s Bayshore Gateway Triangle CRA, whose projects sit across Haldeman Creek and along US-41 East. Buyers pay for that address: City services, City beach parking and City rules on every street.

The zoned schools

Every Royal Harbor address the school district’s lookup recognizes is zoned for Lake Park Elementary, Gulfview Middle and Naples High School for 2026-27 (Collier County Public Schools, address lookup). Lake Park and Gulfview earned A grades in 2024, 2025 and 2026; Naples High School was rated A in 2025 and 2026 and B in 2024 (FLDOE 2025-26 school grades file). For a family buyer, one attendance zone across the whole neighborhood removes a question that complicates other Naples searches.

Downtown, the beach and the airport

Measured without traffic from the middle of Snook Drive, Fifth Avenue South is about 6 minutes by car, the Naples Airport terminal about 8, Coastland Center about 10 and Southwest Florida International Airport about 45. The Gulf beach ends at the west end of Broad Avenue South and around 12th Avenue South are about 3.1 miles and 8 to 9 minutes by car, measured from the middle of Marlin Drive. Drive times are free-flow estimates without traffic; in-season traffic on US-41 is longer. NCH Baker Hospital, at 350 7th Street North, is about 2.9 miles and 9 minutes away; it is not a state-designated trauma center, and the nearest is Gulf Coast Medical Center in Fort Myers (NCH Baker Hospital; Florida Department of Health, trauma centers).

What is changing nearby, and what it means for a seller

Royal Harbor’s power lines are overhead. The City commissioned a feasibility study of burying them in Royal Harbor, Port Royal and Aqualane Shores in 2024; the Royal Harbor Association reported in November 2025 that the estimate came to about $30,000 per lot and that the project is on indefinite hold (association infrastructure update). No undergrounding assessment has been adopted for Royal Harbor. The Royal Harbor Association reported that Lumen was installing Quantum Fiber lines in the neighborhood, with completion expected in January 2026; check fiber service by address (association fiber page). On US-41, the Collier MPO’s program approved June 12, 2026 lists FDOT’s resurfacing of US-41 from 5th Avenue South to east of Davis Boulevard for construction in fiscal 2029 (Collier MPO, FY2027-2031 TIP). Across Haldeman Creek in unincorporated Collier County, the County opened the Bayshore Boardwalk in February 2026 (Collier County), and a 331-room JW Marriott is under construction at 2096 Tamiami Trail East, with opening targeted for September 2027, as Gulfshore Business reported. None of these changes a rule on a Royal Harbor lot, but buyers ask about each of them, and a listing that answers first earns trust.

What Moves the Number Before You List a Royal Harbor Home?

What moves a Royal Harbor number before listing is evidence: an elevation certificate, the seawall’s last permit survey, dock and lift permits, a low-tide sounding, a current wind-mitigation form and a price set from matched closed sales. In a market with about 11.4 months of supply, documents shorten days on market more than decoration does.

Data updated: September 2026 (Southwest Florida MLS, pulled 24 and 26 Sep 2026; City of Naples permit guidance; FEMA NFHL)

Build the listing file before the first showing

We assemble the elevation certificate, the seawall’s final permit survey, the dock and lift permits, the flood policy’s declarations page, the wind-mitigation form and a low-tide sounding before the listing goes live. Every one of those documents answers a question a Royal Harbor buyer’s lender, insurer or inspector will ask. The City’s Marine Permit Application and seawall permit checklist show what the City’s files hold, and the City’s flood portal holds elevation certificates by address where the City has them.

Decide whether you are marketing a house or a homesite

For an older house on a low floor, the buyer pool includes builders and owners planning to rebuild, and they want a survey, the flood elevation, the zoning table and the building-area arithmetic for the lot. For a newer house, the buyer pool is owners who want to move in, and they want the finish, the floor height and the insurance quote. Marketing the wrong way to the wrong pool costs weeks. We decide which you are selling, and sometimes we market both ways at once, with a lot plan beside the house photographs.

Show the improvements a record cannot see

A new roof, impact openings, a raised generator, a replaced seawall cap or a new lift do not appear in any sale record, and each one changes what a buyer pays and what an insurer charges. List them with dates and permits. The City’s construction hours rules and permit files make recent work easy to document, and documented work is worth more than described work.

Price for the supply, not the neighbors’ hopes

With 20 in-plat homes for sale on September 26, 2026 and a median active listing price of $5,697,500 against a $2,975,000 median sale, the temptation is to price against the actives. Resist it. Price against the closings that match your lot and era, then position against the actives a buyer will tour. The four actives under $3,000,000 faced about 4.4 months of supply by our split; the twelve at $5,000,000 or more faced about 24. Which segment your house sits in changes how aggressive the first price must be.

Time the listing to the season

Of the year’s 21 in-plat closings, 13 closed in February, March and April 2026, and 15 of the county’s 16 qualified sales recorded between late January and mid-June. For most Royal Harbor sellers, that points to a listing that is priced, documented and photographed by November or December. A summer listing can work, especially for a lot buyer or a builder, but it should be priced for the smaller buyer pool it will meet.

Should You Sell Your Royal Harbor Home Now, Rebuild, Lease or Wait?

Whether to sell a Royal Harbor home now, rebuild first, lease or wait depends on your house’s era and floor height, your carrying costs and the supply you would compete with. With about 11.4 months of supply and county values flat since 2023, waiting for a rising market is not a plan the record supports on its own.

Data updated: September 2026 (Southwest Florida MLS, pulled 24 and 26 Sep 2026; Collier County rolls 2021 to 2026; City of Naples rental guidelines)

What waiting costs

The county’s median value for the 386 homes has held within about 3 percent of $3.7 million since January 1, 2023, so the record shows a level market, not a rising one. Waiting carries the tax line, insurance, maintenance and the seawall’s age, and it competes with the rebuilding pace: every year another 10 to 19 new houses have joined the county roll since 2019, and each one raises the bar an older house is compared with. Waiting can still be right, for tax, estate or personal reasons, and we will say so in writing if the evidence points that way.

Rebuilding before you sell

Some owners ask whether to build new and sell the finished house. On the county’s books, a house built in 2015 or later carries a median value of $5,059,831 against $2,055,236 for a pre-1980 house, but the gap is not profit: it includes the cost of demolition, a raised foundation to the design flood elevation, construction at 166 to 167 mph design wind speeds, permits, carrying costs through construction and the market risk of selling into the crowded top segment, where 12 actives faced about 24 months of supply by our split. We model both paths, as-is and rebuilt, before you decide.

Leasing instead of selling

Royal Harbor homes may be rented for less than 30 days only three times a year under the City’s rules. 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 seasonal lease of a month or more is the realistic rental path. For an older house, leasing can bridge a year or two, but it does not change the underlying land-versus-house math, and a tenant in place can narrow the buyer pool when you do sell.

The dated changes worth watching

Four dated items could change the numbers: the November 2026 tax bills, which replace the preliminary roll figures; the November 2026 homestead ballot question; the City’s possible seawall minimum of 5.6 feet NAVD88, still being explored as of July 2026; and the Citizens flood-coverage requirement from January 1, 2027. City Council also extended the Naples 2045 Comprehensive Plan schedule by eight months on June 15, 2026; the draft schedule shows adoption in August 2027 (City of Naples, 2026 voting record). None of them argues for a delay on its own; each belongs in the conversation.

Want a Free In-Person Royal Harbor Valuation?

A free in-person Royal Harbor 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 house, seawall and dock, Jesse builds the analysis from Royal Harbor’s recorded sales, and you receive a written opinion of value with sources.

What you receive

A written opinion of value for your specific address, built from the recorded sales of Royal Harbor lots and houses like yours, matched for plat, lot size, water edge and build era, adjusted for time using Royal Harbor’s own 2021 to 2026 record, with every source named. Beside it, the lot-versus-house analysis for your parcel: the county’s land and building split, the building-area arithmetic under the City’s zoning table and the flood elevation your buyer will read. Beside that, the cost picture your buyer will underwrite: the tax reset, the district line and the insurance documents. Then a net sheet. And a plain recommendation on list price and timing, including the case for waiting if the evidence says wait.

What to have ready

The elevation certificate and any flood policy declarations page, the seawall’s last permit survey or its date, dock and lift permits, your latest wind-mitigation report, the roof replacement date and a list of improvements with approximate dates. None of it is required to start; all of it makes the number sharper.

Request a written Royal Harbor valuation today

Use the Home Valuation form at the top of this page, or our free home valuation request, or call Jesse McGreevy direct at (239) 898-6072. Marc Comisar is at (239) 287-5873. There is no charge and no obligation to list. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008 and the #1 Team in Southwest Florida since 2012. If you have already decided to sell, our plan for selling your home in Royal Harbor covers pricing, marketing, negotiation and the documents a Royal Harbor sale runs on.

Reviews From Clients of McGreevy and Comisar

McGreevy and Comisar are a top-reviewed real estate team on Google, and Royal Harbor sellers 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 and no star-rating widget. Read the whole set on the McGreevy and Comisar Google reviews profile.

A seller whose home had sat unsold

★★★★★ “We had been on the market for several months with no offers. When we signed with Marc our house was sold in 2 weeks. He has a unique system for selling homes.” Verified Google review

In a Royal Harbor market where five of the 20 actives had been listed for a year or more in September 2026, that is the review to read twice.

A seller on pricing advice

★★★★★ “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

A repeat seller

★★★★★ “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

A client of many years

★★★★★ “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

A client with five transactions

★★★★★ “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

A family selling a parent’s home

★★★★★ “After my father’s unexpected passing, my family faced the difficult task of selling my mom’s home in Bonita Springs. We were fortunate to work with Marc Comisar.” Verified Google review

Your Local Real Estate Experts

Jesse McGreevy and Marc Comisar are the local real estate experts behind this Royal Harbor valuation page. They co-founded Domain Realty, lead a team of agent partners across Lee and Collier County, and build every valuation from the MLS, Collier County’s records and the City of Naples’ codes. Reach Jesse direct at (239) 898-6072.

Jesse McGreevy

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 flood, dock 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

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 Royal Harbor house, seawall and dock before any number is written down. Reach him at (239) 287-5873, and read his full profile on the Marc Comisar agent page.

How to reach us

• Jesse McGreevy: (239) 898-6072 · [email protected]
• Marc Comisar: (239) 287-5873
• Office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134

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.

Frequently Asked Questions, Seller Edition: Valuing a Home in Royal Harbor

These are the valuation questions Royal Harbor owners actually ask, answered from the Southwest Florida MLS, Collier County’s recorded sales and roll, the City of Naples’ code and FEMA’s flood map. Nothing here is tax, legal or insurance advice, and none of it replaces a written valuation of your specific home.

What is my Royal Harbor home worth?

It depends first on your lot and your house’s era, then on your water edge, flood elevation, floor height and condition. In the twelve months to September 24, 2026, 21 single-family homes inside Royal Harbor’s three plats closed on the Southwest Florida MLS at a median of $2,975,000, from $1,650,000 to $15,150,000, with the middle eleven between $2,503,500 and $5,100,000. 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 address.

How do I get an accurate valuation on a Royal Harbor home?

Start from sales inside the three recorded plats, not the MLS’s wider “Royal Harbor” label, and match them for lot size, water edge, build era and flood elevation. Then add the documents no record holds: the elevation certificate, the seawall survey, the dock permits and a low-tide sounding. A valuation built that way, and walked in person, is what our free Royal Harbor valuation delivers.

Why are online estimates for my Royal Harbor home so far apart?

Because they value the house and treat the lot as average, when in Royal Harbor land is 62.4 percent of the median home’s county value. They also cannot see the water edge, the dock paragraph, the floor height or the seawall, and some are fed the MLS’s wider development label, which includes condominiums north of the plats.

What is the price per square foot in Royal Harbor?

The 21 in-plat MLS closings of the twelve months to September 24, 2026 had a median of $1,149.19 per square foot of living area, from $878.26 to $2,330.77. Price per square foot predicts a Royal Harbor price poorly, because a small old house on a good lot can sell for more per foot than a larger one; use it only inside groups of similar houses.

What did Royal Harbor homes sell for in the last twelve months?

On the Southwest Florida MLS, 21 in-plat single-family homes closed between September 25, 2025 and September 24, 2026 for $85,490,999 in total, at a median of $2,975,000. Collier County’s record for the year to August 29, 2026 shows 13 qualified improved sales at a median of $3,700,000, plus two vacant homesites at $2,800,000 and $3,900,000.

Are Royal Harbor home prices dropping?

The record does not show a decline in value. Collier County’s median value for the same 386 homes has held within about 3 percent of $3.7 million from 2023 to the 2026 preliminary roll. The county’s 2025 median sale of $2,900,000 was lower than 2024’s because more older houses sold, not because the same houses sold for less; with 9 to 16 sales a year, the median swings with the mix.

When did Royal Harbor prices peak?

On the county’s qualified sales, the highest yearly medians were 2023 ($5,500,000 on 9 sales) and 2024 ($5,587,500 on 16), both driven by new-house sales. The county’s median value for all 386 homes peaked on January 1, 2023 at $3,788,524 and has stayed within about 3 percent since, which is the better measure of the neighborhood’s level.

How long does it take to sell a home in Royal Harbor?

The 21 in-plat MLS closings of the twelve months to September 24, 2026 took a median of 86 days on market, from 5 to 440 days, and 11 of the 21 sold within 90 days. Add the inspection, insurance and appraisal period before closing, and plan on four to five months from listing to closing for a typical house.

How close to list price do Royal Harbor homes sell?

The median in-plat sale-to-list ratio for the twelve months was 90.13 percent of the final list price, and only 1 of the 21 closings reached or exceeded its final list. Six closed below 85 percent. A Royal Harbor list price is the start of a negotiation, which is why we set it from closed sales.

How many Royal Harbor homes are for sale right now?

On September 26, 2026 the Southwest Florida MLS showed 20 single-family homes for sale inside the three plats and 2 under contract, at a median list price of $5,697,500 and a median 145.5 days on market. Against 21 closings in the prior year, that is about 11.4 months of supply.

Is now a good time to sell in Royal Harbor?

It is a good time for a well-priced, well-documented house and a hard time for an overpriced one. With about 11.4 months of supply overall, the segment under $3,000,000 was moving at about 4.4 months of supply by our split, while the segment at $5,000,000 or more faced about 24. Timing to the winter and spring season, when 13 of the year’s 21 closings happened, matters more than the calendar year.

Why are Royal Harbor asking prices so far above recent sales?

Partly mix and partly optimism. The actives on September 26, 2026 had a median living area of about 3,206 square feet against 2,721 on the year’s sales, because more new houses were for sale than sold; and five of the 20 had been listed for a year or more. A neighbor’s asking price is not evidence of what your house will sell for.

Is my older Royal Harbor house worth more than the lot?

Sometimes, not always. On the county’s 2026 preliminary roll, the 131 houses built before 1980 carry a median building value of $208,982, about 9 percent of their total county value, and 25 vacant homesites carry a median of $1,947,400. If your buyer will rebuild, the house adds little or costs demolition; if it can be lived in comfortably, it adds some value. We make that call on site.

What are vacant lots selling for in Royal Harbor?

Collier County recorded two Royal Harbor homesite sales in the 12 months to August 29, 2026, both in June 2026: $2,800,000 for 0.25 acre and $3,900,000 for 0.40 acre. Yearly vacant-land medians have run from $2,325,000 to $3,497,500 since 2022, on four to six sales a year.

Does my plat change what my Royal Harbor home is worth?

It does, mostly through lot size and house age. On the county’s 2026 preliminary roll the median house is valued at $2,883,026 in Unit 1, $3,565,075 in Unit 2 and $7,054,877 in Unit 3, where the median lot is 0.41 acre and the median house was built in 2011 (county just value, not a sale price).

Does my street change what my Royal Harbor home is worth?

Street medians on the county roll run from about $2.0 million on Bonita Lane to about $5.8 million on Dolphin Court, but they mostly reflect the age of the houses standing on each street. Two older houses on different streets can be close in value, because both are priced largely as land.

Is a bay-front lot worth more than a canal lot in Royal Harbor?

Usually, for the view and the open water, though bay-front lots also carry more exposure and a dock sized case by case with the association and the city manager. The county map does not separate bay frontage from canal frontage, so we establish which you have from the plat and the site and price it from comparable frontage.

How much does the water edge add to my Royal Harbor lot?

By our reading of the county’s parcel map, the median Royal Harbor lot has about 94 feet of water edge, from 20 feet on a cul-de-sac bulb to 333 feet on a point lot. Longer water edges hold bigger boats and wider views, and streets with long median water edges, such as Trout Court and Tuna Court, carry higher county values than their house ages alone would suggest.

Does the dock rule affect my Royal Harbor home’s value?

Yes. On Royal Harbor’s interior canals, the City’s dock paragraph limits the pier to the platted property line 5 feet off the seawall line but sets no limit on vessel width or beam, which a wide-boat owner values. Bay and creek-front docks are sized case by case. City Council took up dock standards again in 2026; confirm the current text of Sec. 56-93 before designing a dock.

Can a boat from my Royal Harbor dock reach the Gulf without a bridge?

NOAA’s Coast Pilot names only one bridge on Naples Bay, the fixed U.S. 41 span north of Royal Harbor, and Royal Harbor’s canals open onto the bay south of it, so the run to Gordon Pass passes under no bridge the Coast Pilot lists. Canal widths and water depth at each dock, not bridge clearance, are the practical limits.

How deep is the water at my Royal Harbor dock?

No depth survey of the Royal Harbor canals was read for this guide, so no canal depth is stated here. The City’s dredging project reached every Royal Harbor reach by December 2025. We ask sellers for a low-tide sounding at the seawall before listing, because buyers with larger boats will ask for one.

Does my seawall’s age affect my Royal Harbor home’s value?

Yes, because a replacement is a large, permitted job and a buyer prices it. Seawall age and cap height are lot-specific; the City’s permit file for the address holds the last survey. City code caps new and replacement seawalls at 4.8 feet NAVD88, and as of July 2026 the City was still exploring a 5.6-foot minimum.

How does the flood zone affect my Royal Harbor home’s value?

Every Royal Harbor parcel is in FEMA Zone AE, 342 of 418 at a 9-foot base flood elevation and 76 at 8 feet, measured at the street side. The zone is shared; what separates two houses is the floor height on the elevation certificate, which drives the flood premium, the insurability and whether a buyer keeps or rebuilds the house.

Should I get an elevation certificate before I list?

Yes, if you do not already have one. Flood insurance cost depends on each home’s elevation certificate; ask for it at listing, or look the address up on the City’s flood portal. A certificate turns the buyer’s biggest unknown into a number and usually shortens the inspection period.

What does flood insurance cost on a Royal Harbor home?

Premiums are quoted house by house. NFIP single-family policies in Census Tract 6, which is essentially Royal Harbor plus a strip north toward US-41, had a median total cost of $2,464 a year for policies effective June 2025 to May 2026, $6,251 for houses built before 1980 and $2,854 for houses built in 2015 or later, per FEMA’s public policy data.

Will Citizens’ insurance rules affect my Royal Harbor buyer?

For many buyers, Citizens will not be an option: it cannot write a home whose dwelling replacement cost is $700,000 or more, and 226 of Royal Harbor’s 386 houses carry a county improvement value of $700,000 or more (not replacement cost). For homes Citizens does write, wind policies must also carry flood insurance from January 1, 2027.

Does Hurricane Ian still affect Royal Harbor values?

Not at the neighborhood level on the county’s books: the median county value for the 386 homes was $3,788,524 on January 1, 2023 and $3,673,316 on the 2026 preliminary roll. At the house level it can: flood history, repairs and floor height are what a buyer asks about, and they belong in the listing file.

What is the 50 percent rule, and does it affect my Royal Harbor home?

In the City of Naples, work on a home in a flood zone counts as a substantial improvement when its cost reaches 50 percent of the structure’s market value before the work, and the house must then meet current flood rules. Every Royal Harbor parcel is in Zone AE, so it applies to every house, and for older houses with low building values it pushes buyers toward rebuilding.

How big a house can a buyer build on my Royal Harbor lot?

Under the City’s R1-10 building-area table, the median lot of about 11,326 square feet allows about 4,468 square feet of roofed and enclosed building area, about 39.5 percent of the lot, by our arithmetic; a larger lot allows more. The height limit is 30 feet, measured from the flood-driven floor on most canal lots. Confirm the current table in the City code before a design is drawn.

Can my Royal Harbor lot be split?

Not at the median. The median lot of about 11,300 square feet cannot be split into two lots that each meet R1-10’s 10,000-square-foot minimum, by our arithmetic on the City’s standards, so a Royal Harbor lot is valued as a single homesite.

Is county just value what my Royal Harbor home would sell for?

No. The county’s just value is an assessment as of January 1 for tax purposes, not a sale price. It is useful for the land and building split and for comparing plats and streets, but a valuation is built from sales.

What will my buyer pay in property tax?

The buyer’s assessed value resets to just value on purchase under s. 193.155, Florida Statutes, so the buyer does not inherit your Save Our Homes cap. On our arithmetic at the median county value of $3,673,316, a new owner would pay about $34,924 a year inside the East Naples Bay district and $33,088 outside it without a homestead exemption, against a median actual 2026 preliminary bill of $26,620. These are illustrations, not bills.

Does my Royal Harbor parcel pay the East Naples Bay district tax?

On the 2026 preliminary roll, 358 of 421 parcels pay its 0.5 mill, about $500 per $1 million of taxable value. The 63 that do not are on the bay and creek ends of Tarpon Road and Kingfish Road, on Dolphin Lane and Dolphin Court, and three on Marlin Drive. Your tax bill shows whether your parcel pays it.

Do Royal Harbor owners pay association dues?

No mandatory one. The Royal Harbor Association, Inc. is a volunteer 501(c)(4) nonprofit that invites every homeowner to join for $50 a year, as of September 2026. The five units at The Row at Royal Harbor have their own condominium association, which does not publish its assessments; the estoppel certificate at resale states them.

Do I have to give my buyer an HOA disclosure summary?

Not for a Royal Harbor single-family resale. The s. 720.401 disclosure summary duty attaches only where a mandatory homeowners’ association exists, and Royal Harbor has none. The Row at Royal Harbor is a condominium, where s. 718.503 applies instead. Confirm the requirements for your sale with your closing agent or attorney; this is information, not legal advice.

What must I disclose when I sell my Royal Harbor home?

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, and every contract carries the property tax disclosure summary under s. 689.261. In Royal Harbor the facts that usually matter are flood history, seawall and dock condition and any drainage issue. Your closing agent or attorney can confirm what your contract requires.

Are there deed restrictions in Royal Harbor?

No recorded declaration binding Royal Harbor’s single-family plats turned up in the records we reviewed; a title search on a specific lot shows what is recorded against it. The rules that govern what can be built are the City of Naples’ zoning, flood and dock codes.

What does it cost me to sell my Royal Harbor home?

In Collier County the seller customarily pays the deed’s documentary stamp tax at $0.70 per $100, which is $20,825 on the year’s $2,975,000 median in-plat sale, by our arithmetic, plus the listing commission, which is negotiable, a municipal lien search and the prorated property tax credit to the buyer. The buyer customarily pays the owner’s title policy in Collier County, though the contract governs. We prepare a net sheet with the valuation.

Should I renovate before I sell my Royal Harbor home?

Usually not a large renovation on an older house, because a buyer who will rebuild will not pay for it and the 50 percent rule limits what can be done without raising the house. Documented repairs that remove inspection and insurance objections, such as a roof, impact openings, a seawall cap or a lift, usually pay; cosmetic remodels on a teardown-era house usually do not.

Should I rebuild before I sell?

Only after modeling both paths. A new house carries a much higher value on the county’s books, but the difference includes demolition, a raised foundation, construction, permits, carrying costs and the risk of selling into the $5,000,000-plus segment, which faced about 24 months of supply by our split in September 2026.

Can I rent my Royal Harbor home instead of selling?

Yes, 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 seasonal lease can bridge a year or two but does not change the land-versus-house math.

Should I get an appraisal or a valuation before listing?

A written valuation built from matched sales is the right first step for setting a list price. A pre-listing appraisal can help with an unusual house or a lot-value question, and the City accepts an owner’s licensed appraisal of depreciated replacement cost for 50 percent rule purposes. We will tell you whether one is worth the cost for your house.

Will my Royal Harbor home appraise at the contract price?

It will if the price is supported by matched closed sales, which is why we price from them. With a 90.13 percent median sale-to-list ratio and few sales a year, an appraiser will lean on the same recorded Royal Harbor sales we use, so a well-evidenced list price protects the contract.

Can I sell my Royal Harbor home while living out of state?

Yes. Marc walks the house and meets inspectors and contractors, Jesse assembles the document file and the closing can be handled remotely with your closing agent. Seasonal owners do this every year.

Can you sell my Royal Harbor home off-market?

Yes, when discretion matters more than exposure, and we talk through the trade-off first: in a neighborhood where only 9 to 16 qualified sales record in a year on Collier County’s record, exposure is often what closes the gap between asking and sold price.

What should I do first if I am thinking about selling in Royal Harbor?

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 the elevation certificate, seawall survey and dock permits. If you have already decided to sell, read our plan for selling your home in Royal Harbor.

Sources and Authoritative References

Sources retrieved September 2026. Every figure on this page traces to a primary source below: the Southwest Florida MLS, Collier County’s recorded sales and tax roll, the City of Naples’ ordinances, code, maps and records, FEMA, NOAA and other federal and state agencies, Florida Statutes, the Royal Harbor Association’s own statements, or a small set of news reports labelled as reported. Nothing is drawn from a listing aggregator or from another brokerage. Southwest Florida MLS figures were pulled from Matrix on September 24, 2026 (closings) and September 26, 2026 (active and pending listings) for the Royal Harbor development, filtered to addresses inside the three recorded plats, and are cited as that system rather than linked, because the MLS is a members-only database. County figures come from Collier County Property Appraiser records, 2026 preliminary roll and qualified sales, data files dated August 29, 2026.

Collier County records

• Collier County Property Appraiser records, 2026 preliminary roll and qualified sales (county ParcelJoin layer)
• Collier County, Florida Building Code 8th edition wind load map
• Collier County, hurricane evacuation zones
• Collier County Tax Collector, property tax
• Collier County Clerk of the Circuit Court and Comptroller, recordable documents
• Collier County, Bayshore Boardwalk ribbon cutting, February 2026
• Collier County Public Schools, address lookup (sample query, 2026-27)
• Collier County Public Schools, school directory
• Collier County Parks, Bayview Park boat ramp
• Collier Metropolitan Planning Organization, FY2027 to 2031 Transportation Improvement Program

City of Naples ordinances, code and records

• City of Naples Code, Sec. 56-93, docks and piers
• City of Naples, Ordinance 10-12741 (Royal Harbor dock paragraph, 2010)
• City of Naples Code, Sec. 52-92, seawall cap elevations
• City of Naples Code, R1 residential districts
• City of Naples, R1-10/RVSOD zoning extract
• City of Naples, R1-15/RVSOD zoning extract
• City of Naples, zoning map layer
• City of Naples, Ordinance 87-5330 (East Naples Bay Special Taxing District)
• City of Naples, East Naples Bay Special Taxing District page
• City of Naples, September 2026 agenda item (district millage)
• City of Naples, Ordinance 2024-15508 (substantial improvement, lookback eliminated)
• City of Naples, development in the floodplain
• City of Naples, flood mitigation guidelines and regulations
• City of Naples, flood insurance
• City of Naples, floodplain information
• City of Naples flood portal (elevation certificates by address)
• City of Naples, seawall permit checklist
• City of Naples, Marine Permit Application
• City of Naples, 2026 utility rate sheet
• City of Naples, short-term rental guidelines
• City of Naples, East Naples Bay dredging project page
• City of Naples, East Naples Bay dredging canal map, December 12, 2025
• City of Naples, East Naples Bay dredging update, February 2026
• City of Naples, Royal Harbor neighborhood page
• City of Naples, AECOM seawall presentation to City Council, September 22, 2025
• City of Naples, City Council workshop minutes, September 22, 2025
• City of Naples, 2023 City Council voting record
• City of Naples, 2026 City Council voting record
• City of Naples, special assessments
• City of Naples, beach parking information
• City of Naples, construction hours
• City of Naples, Ordinance 99-8638 (R1-15A district)
• City of Naples, Ordinance 2025-15762

Royal Harbor Association

• Royal Harbor Association, association page ($50 voluntary dues)
• Royal Harbor Association, infrastructure and undergrounding update
• Royal Harbor Association, Quantum Fiber

Federal sources

• FEMA, National Flood Hazard Layer, flood zones
• FEMA, National Flood Hazard Layer, FIRM panels
• FEMA, OpenFEMA NFIP policies
• FEMA, OpenFEMA NFIP claims
• FEMA, Risk Rating 2.0
• FEMA, Community Rating System
• U.S. Census Bureau, TIGERweb census tracts
• NOAA, U.S. Coast Pilot 5, 2026 edition
• NOAA National Hurricane Center, Tropical Cyclone Report, Hurricane Ian
• NOAA, Naples tide station 8725110
• U.S. Army Corps of Engineers, Naples to Gordon Pass joint coastal permit package, 2013
• U.S. Army Corps of Engineers, 2025 Naples to Big Marco Pass maintenance dredging award

State of Florida

• Florida Statutes, s. 720.401, homeowners’ association disclosure summary
• Florida Statutes, s. 718.503, condominium resale disclosure
• Florida Statutes, s. 718.116, condominium estoppel
• Florida Statutes, s. 689.261, property tax disclosure summary
• Florida Statutes, s. 193.155, Save Our Homes assessment reset
• Florida Statutes, s. 196.031, homestead exemption
• Florida Statutes, s. 201.02, documentary stamp tax on deeds
• Florida Statutes, s. 627.351, Citizens Property Insurance
• Florida Statutes, s. 627.0629, wind-mitigation discounts
• Florida Administrative Code, Rule 68C-22.023, Collier County manatee zones
• Florida Department of Revenue, documentary stamp tax
• Florida Department of Revenue, property tax information for taxpayers
• Florida Office of Insurance Regulation, wind mitigation resources
• Citizens Property Insurance, policies in force
• My Safe Florida Home
• Florida Department of Education, 2025-26 school grades file
• Florida Department of Health, Florida trauma centers
• Johnson v. Davis, 480 So. 2d 625 (Fla. 1985)

Regional, industry and news sources

• Conservancy of Southwest Florida, Flood Resilience Blueprint, July 2026
• South Florida Water Management District, Naples Bay study, February 2006
• Port Royal Club, membership
• NCH Baker Hospital
• National Association of REALTORS, what the settlement means for buyers and sellers
• Gulfshore Business, Naples sets fiscal year 2027 budget, September 17, 2026 (reported)
• Gulfshore Business, JW Marriott construction on US-41 East, September 26, 2025 (reported)
• McGreevy and Comisar Google Business Profile

Downloadable Documents

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.

How Do You Reach the Royal Harbor Valuation Team Today?

You reach the Royal Harbor valuation team through the Home Valuation form at the top of this page, calling Jesse McGreevy direct at (239) 898-6072, or calling Marc Comisar at (239) 287-5873. The first conversation is free, and with 20 Royal Harbor homes for sale and about two closings a month, it is the most valuable hour a seller spends.

The accolades, verbatim

• Top 1% Real Estate Agents Nationally Since 2008
• 5 Star Award for Customer Satisfaction for 21 Straight Years. Only 5 out of 21k+ Licensees (Gulfshore Life Magazine)
• #1 Team in Southwest Florida since 2012
• McGreevy and Comisar and their Domain Realty Group team have sold over $2.5 Billion in Real Estate
• McGreevy and Comisar alone have over $900 million in Sales
• Nationally Recognized Top Producing Realtors
• Platinum Sales Production Award Winners

Contact McGreevy and Comisar

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, and about the neighborhood on our Royal Harbor neighborhood guide. Nothing on this page is legal, tax or insurance advice. Confirm anything that affects your transaction with your closing agent, attorney, accountant or insurance professional.

Market data from Southwest Florida MLS, pulled September 2026. Recorded-sale and roll figures labelled as county figures are from Collier County Property Appraiser records (qualified sales and the 2026 preliminary roll, data files dated August 29, 2026).

Information is deemed reliable but not guaranteed. Brokered by Domain Realty.