Coquina Cove is an 18-unit, two-story condominium at 261 Banyan Blvd in Coquina Sands, on a seawalled tidal basin a six-minute walk from Lowdermilk Park, with the lowest county values of any Coquina Sands condo. Talk to McGreevy and Comisar.
McGreevy and Comisar are the team Coquina Cove sellers call first, and the team its buyers call when they want the building’s recorded history rather than a listing description. Jesse McGreevy and Marc Comisar lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012 and Top 1% of agents nationally since 2008. For this guide we read every recorded instrument on Coquina Cove’s 18 parcels since 1973, the state’s condominium file, the City of Naples zoning, flood and taxing-district layers, and FEMA’s flood map at 261 Banyan Boulevard. If you own one of the 18 condominiums and are weighing a sale, start with the market snapshot and the seller section, then call Jesse. If you are buying, what follows tells you whether this building fits before you tour it.
By Jesse McGreevy and Marc Comisar, McGreevy and Comisar, Domain Realty Group. Updated September 2026.
Coquina Cove is an 18-unit, two-story condominium inside the neighborhood of Coquina Sands in Naples, Florida. It stands at 261 Banyan Boulevard, on the north side of Banyan one block east of Gulf Shore Boulevard North, in the City of Naples, ZIP 34102, and its lot runs back to a seawalled tidal basin with finger piers. By the county’s own values it is the least expensive condominium building in Coquina Sands, and every one of its homes is the same 864 square feet.
Coquina Cove is also easy to confuse with two other properties. Coquina Club, at 3200 Gulf Shore Boulevard North in ZIP 34103, is a separate 69-unit condominium the state recorded in 1973, outside Coquina Sands, with two elevators serving four landings (Florida DBPR condominium project extract; DBPR elevator extract). Coquina Gardens, on Marco Island, is a different property again. Everything on this page is about the two-story building at 261 Banyan Boulevard.
McGreevy and Comisar are the best realtor for Coquina Cove because the case is on the record: the #1 team in Southwest Florida since 2012, Top 1% of agents nationally since 2008, over $900 million in personal sales, and a market read built on every recorded Coquina Cove instrument since 1973.
If you’re searching for the best realtor for Coquina Cove in Coquina Sands, Naples, whether you’re ready to sell your Coquina Cove home or buy your next one, McGreevy and Comisar is the team that delivers. We lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012, Top 1% Nationally since 2008, with over $2.5 billion sold as a team and $900 million in personal sales between Jesse and Marc.
That matters at Coquina Cove for a specific reason: it is one of the thinnest resale markets in Naples. We tracked every one of the 101 recorded instruments on Coquina Cove’s 18 parcels in the Collier County roll through 29 August 2026; only 15 were qualified sales, and only one closed in the last five years. The 18 condominiums are identical in size on paper, yet the county values units ending 01 to 04 at $70,000 more than units ending 05 to 09 on the same floor, and each second-floor unit $10,000 above the one beneath it (Collier County Property Appraiser roll, tax year 2026, files dated 29 August 2026). A listing agent who prices a Coquina Cove unit off “the last sale” without separating those groups, the floor and the deed type misses most of what the record shows.
Recent Coquina Cove track record: In the Southwest Florida MLS Matrix, pulled 26 September 2026, Coquina Cove shows one closing in the last 60 months, $499,000 on 12 January 2026 after 32 days on market, at 91.06% of list price, and none was listed for sale on the pull date. The sales below are the county’s recorded deeds. In the 12 months to 29 August 2026 Coquina Cove recorded 1 qualified resale: $499,000 for unit 104 on 12 January 2026 (OR 6545/259), which is also the highest qualified price ever recorded in the building. The same single sale is the whole of the 24-, 36- and 60-month windows. Widen to ten years and there are three: $499,000 (January 2026), $490,000 (unit 207, May 2021) and $410,000 (unit 201, September 2020). No window short of the building’s full 53-year history reaches ten sales, so we list them rather than headline a median. Ask us and we will walk you through all fifteen.
For Coquina Cove sellers: premium marketing, including cinematic video, drone, professional photography, a qualified-buyer database, and discretion with off-market capability when a sale needs to stay quiet. At Coquina Cove the listing also has to answer questions most Naples condominiums never get. How is the finger-pier space on the basin allocated, and does any of it go with your unit? What does a two-story, 1973 building owe under Florida’s reserve law when it is exempt from the milestone inspection? Is the building’s density above today’s zoning cap, and what does that mean for a buyer’s lender and insurer? Which of the county’s two value groups is your unit in, and why? We build that file before the first showing: the estoppel certificate and resale disclosure package from the association’s manager, the recorded declaration, the association’s budget and reserve schedule, the FEMA flood facts for 261 Banyan Boulevard and your own unit’s recorded sale history.
For Coquina Cove buyers: the first question here is not the plan, because every unit is 864 square feet; it is the position, because the county itself splits the building into two value groups on each floor. The second is the water: the building backs onto a seawalled basin inside the City’s Moorings Bay Special Taxing District, and what you actually get on that water is written in the declaration, not on any public page. The third is the document file: the association’s budget, its reserves, its insurance and its rules, none of which is published because an 18-unit association is not required to post them. Sellers and buyers comparing the best real estate agents in Naples should ask each one to answer those three questions for a specific Coquina Cove unit; we answer what the public record allows below, and name the document for the rest.
Honors and recognition:
Selling your Coquina Cove home? Get a free Coquina Cove home valuation or call Jesse direct at (239) 898-6072.
Buying a home in Coquina Cove? Call Marc at (239) 287-5873 for a personalized buyer consultation, or read how we represent buyers in Southwest Florida.
Living in Coquina Cove means an 864-square-foot condominium on the first or second floor of an 18-unit, two-story walk-up at 261 Banyan Boulevard, with a pool on the water side, a seawalled tidal basin behind the building and Lowdermilk Park’s beach about six minutes away on foot. It is small-building, seasonal, lock-and-leave living.
Coquina Cove sits on the interior of Coquina Sands, off Gulf Shore Boulevard North, but it is not landlocked: its parcel fronts the water at the south end of the Moorings Bay system, which is unusual for a building this far from the boulevard. It is also overwhelmingly a second-home building: 1 of its 18 condominiums carries a homestead exemption on the county roll, and 12 of its 18 owners receive their tax mail outside Florida. What follows is what daily life there looks like, drawn from the state’s records, the City of Naples map layers and the county roll.
Coquina Cove is a condominium recorded with the state as “COQUINA COVE”, Florida Department of Business and Professional Regulation (DBPR) project PR1S019032, file 63010, at “261 BANYAN BOULEVARD, NAPLES”, with 18 units and a recorded declaration date of 21 December 1972. The same state file names the managing entity as Coquina Cove Condo Apts Inc, routed in care of Sandcastle Community Management at 9150 Galleria Court, Suite 201, Naples (Florida DBPR condominium project extract). The association itself is Coquina Cove Condominium Apts, Inc., Florida not-for-profit corporation document number 721650, filed 7 September 1971 and active (Florida Division of Corporations search). The Collier County Property Appraiser roll carries 18 parcels under one condominium code, every one built in 1973 and every one 864 square feet.
The unit numbers tell you the layout. Collier County Public Schools’ address database, the one behind the district’s attendance-zone map, lists exactly 18 addresses at 261 Banyan Boulevard: units 101 to 109 and 201 to 209 (Collier County Public Schools attendance zones). The first digit is the floor, and the last two digits are the position, 01 to 09, repeated on each floor. The City of Naples’ milestone inspection lists, which cover every condominium and cooperative building of three or more stories in the City, do not include Coquina Cove (City of Naples, Milestone Inspections by Year), and the state’s elevator file shows no elevator at 261 Banyan Boulevard (DBPR elevator extract). Second-floor units are reached by stairs.
Coquina Cove’s parcel runs north from Banyan Boulevard to the edge of a tidal basin. The US Geological Survey’s National Hydrography Dataset classifies the water immediately north of the building as tidal (USGS National Hydrography Dataset), and the City of Naples’ 2020 aerial imagery shows a continuous seawall along the north edge of the lot, with finger piers along the Coquina Cove stretch (City of Naples 2020 aerial imagery). The City places the site, legally Coquina Sands Unit 2, Block I, Lots 1 to 16, inside the Moorings Bay Special Taxing District (City of Naples GIS, Moorings Bay Taxing District layer), the dredge-maintenance district for waterfront properties on the Moorings Bay system. The water section below covers what that does and does not mean for an owner.
Coquina Cove is a seasonal building. On the 2026 county roll one unit of 18, unit 101, carries a homestead exemption, about 6 percent. Twelve owners receive their tax mail outside Florida: three in Minnesota, two in Kentucky, and one each in New Jersey, Illinois, Michigan, Wisconsin, Ohio, New York and Massachusetts. Six mail to Florida addresses. That makes Coquina Cove one of the least full-time buildings on the Coquina Sands corridor, alongside Calusa Club at 5 percent, while Charleston Square and The Laurentians sit at 50 percent (Collier County Property Appraiser roll, files dated 29 August 2026). The census tract that holds the corridor reports 49.0 percent of its housing units as seasonal in the 2020 to 2024 American Community Survey, against 24.9 percent for Collier County (US Census Bureau data portal). If you want year-round neighbors, this is not that building; if you want a quiet, mostly northern owner base, it is.
Coffee by the pool on the water side, a walk west on Banyan Boulevard to the signal at Gulf Shore Boulevard North, and onto the sand at Lowdermilk Park in about six minutes. Lowdermilk opens at 5:00 a.m. and closes at 11:00 p.m., and it is one of only two City beach locations with full restrooms and showers, the other being the Naples Pier (City of Naples, Lowdermilk Park). NCH Baker Hospital is about five minutes by car, Fifth Avenue South about six and the Naples Pier about six. Next door to the west, the Charleston Square building has a café and small shops on its ground floor. The daily logistics section has the measured walking and driving table and how it was computed.
By walking to the public park. Coquina Cove has no beach of its own and no private beach access. Its beach is Lowdermilk Park, at the west end of Banyan Boulevard across Gulf Shore Boulevard North, and the routed walk from the building to the sand is about 454 metres, a little over a quarter mile. Lowdermilk sits on the City’s list of visitor beach accesses, so non-residents pay the meters, and holders of a valid City or County beach parking permit park free (City of Naples beach parking information). Every Collier County property taxpayer is eligible for that permit (City of Naples beach parking permits). From Coquina Cove, most owners simply walk.
The declaration was recorded on 21 December 1972, and the county’s roll gives 1973 as the year built for all 18 units. The City’s own aerial photographs bracket it: the 1962 frame shows the lot vacant with the basin already dug, and the 1973 frame shows the present building on the same courtyard footprint, with boats tied at its seawall (City of Naples 1962 aerial imagery; City of Naples 1973 aerial imagery). A 53-year-old building means three practical things for a 2026 buyer: it predates today’s zoning density limit, it predates the flood insurance rate maps for insurance-rating purposes, and its roof, windows, plumbing and seawall are either original or have been replaced on a schedule you should see in writing. The sections below take each in turn.
Five things buyers sometimes assume. No beach of its own: the beach is the public park across Gulf Shore Boulevard North. No elevator: the state’s elevator file shows none at 261 Banyan Boulevard. No published leasing, pet or approval rules: those live in the recorded declaration and the association’s rules, and neither is posted anywhere public. No statutory association website: Florida requires one only of an association managing a condominium “with 25 or more units” (Florida Statute 718.111), and Coquina Cove has 18. No verified dock rights: finger piers are visible on the seawall, but whether any are assigned to units is not in any public record. Beyond those, a pool heater, assigned or covered parking, storage and the building’s current regular assessment do not appear in any public record we could read. We do not publish them as facts; we ask the manager and put the answers in writing for our clients.
Thinking about a move at Coquina Cove? Sellers can get a free Coquina Cove home valuation or call Jesse direct at (239) 898-6072. Buyers can call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.
Coquina Cove recorded one qualified resale in the five years to 29 August 2026: $499,000 for unit 104 on 12 January 2026, the highest qualified price in the building’s history. Ten years back there are three, at $410,000, $490,000 and $499,000. Too few sales exist for a meaningful median, so we list every one.
Data updated: September 2026 (Collier County recorded sales through 29 August 2026)
Southwest Florida MLS Matrix, pulled 26 September 2026: one closing at Coquina Cove in the last 60 months, $499,000 on 12 January 2026 after 32 days on market, at 91.06% of list price. The sales below are the county’s recorded deeds. Every figure in this section comes from the Collier County Property Appraiser’s roll and sales files dated 29 August 2026, read unit by unit, with each sale’s qualification flag and Official Records book and page. Qualified sales are the transfers the county treats as arm’s-length market sales; we exclude the rest from every count and say why.
Our rule for a small building is to look at the last 12 months, then 24, 36 and 60, and to headline the first window that holds ten or more qualified sales. Coquina Cove never gets there. The table below shows every trailing window to 29 August 2026.
Window to 29 August 2026 | Qualified sales | Median | Low | High |
|---|---|---|---|---|
12 months | 1 | $499,000 | $499,000 | $499,000 |
24 months | 1 | $499,000 | $499,000 | $499,000 |
36 months | 1 | $499,000 | $499,000 | $499,000 |
60 months | 1 | $499,000 | $499,000 | $499,000 |
120 months | 3 | $490,000 | $410,000 | $499,000 |
20 years, since 29 August 2006 | 9 | $330,000 | $219,900 | $499,000 |
All recorded history, 1973 to 2026 | 15 | $293,800 | $31,600 | $499,000 |
The first window with ten or more sales is the building’s whole recorded history, and its $293,800 median mixes a 1973 price with a 2026 price, which makes it meaningless as a current value. So we do not headline a median for Coquina Cove at all. The honest summary is the list itself.
These are all 15 qualified sales recorded on Coquina Cove’s 18 parcels since the building opened. Price per square foot uses the county’s 864 square feet, which is the same for every unit. Every instrument is on file with the Collier County Clerk of Courts at the book and page shown.
Date | Unit | Price | Per sq ft | Official Records |
|---|---|---|---|---|
12 January 2026 | 104 | $499,000 | $577.5 | OR 6545/259 |
14 May 2021 | 207 | $490,000 | $567.1 | OR 5953/327 |
8 September 2020 | 201 | $410,000 | $474.5 | OR 5816/1398 |
19 February 2016 | 205 | $355,000 | $410.9 | OR 5244/634 |
17 June 2014 | 207 | $272,500 | $315.4 | OR 5050/1808 |
11 April 2014 | 206 | $293,800 | $340.0 | OR 5026/2686 |
5 September 2012 | 102 | $235,000 | $272.0 | OR 4834/909 |
2 December 2011 | 208 | $219,900 | $254.5 | OR 4744/587 |
27 May 2009 | 101 | $330,000 | $381.9 | OR 4458/2216 |
30 June 2005 | 201 | $375,000 | $434.0 | OR 3833/3961 |
4 February 2004 | 207 | $335,000 | $387.7 | OR 3495/2627 |
28 June 1990 | 107 | $112,500 | $130.2 | OR 1540/1348 |
1 March 1987 | 203 | $109,000 | $126.2 | OR 1252/1619 |
1 April 1982 | 209 | $90,000 | $104.2 | OR 967/1426 |
1 September 1973 | 205 | $31,600 | $36.6 | OR 551/161 |
The January 2026 sale of unit 104 at $499,000 (OR 6545/259) is the newest priced sale in the building and the highest qualified price ever recorded there, about $577.50 per square foot. It closed 6.8 percent above the county’s 2026 just value for that unit, $467,440. Unit 104 is in the higher of the county’s two value groups on the first floor. One sale is one sale: it shows what one buyer paid for one unit in one condition, and it is the best current evidence the public record offers.
The 120-month window holds three qualified sales, all in the higher-value half of the building except one: $410,000 for unit 201 in September 2020, $490,000 for unit 207 in May 2021 and $499,000 for unit 104 in January 2026. Their median is $490,000. Unit 207 is a 05-to-09 position on the second floor, the group the county values lower, and it sold for only $9,000 less than unit 104 five years later. That is one reason we do not treat the county’s $70,000 spread between the two groups as a market fact.
The roll carries 101 recorded instruments on Coquina Cove’s parcels since 1973, and 65 of them were recorded at $0: quitclaims, trust and estate transfers and corrective deeds. Several priced transfers are flagged by the county as not qualified, and we leave them out of every figure above:
The roll does not say why any of these was disqualified; partial-interest, family and distressed transfers are all possible, and we do not guess. After the January 2026 sale, three more $0 instruments were recorded in June 2026 on units 103 and 106 (OR 6601/54, OR 6599/3416 and OR 6597/3448), none of them a market sale.
The first qualified sale on the record is unit 205 at $31,600 in September 1973, the year the building was finished. By 1982 a unit brought $90,000, by 1990 $112,500. The 2004 and 2005 sales, $335,000 and $375,000, marked a peak that the building did not see again for fifteen years: after 2008 the qualified prices fell to $219,900 in December 2011 and $235,000 in September 2012, and it was not until September 2020 that a sale, $410,000, cleared the 2005 figure. Unit 207 shows the arc in one address: $335,000 in February 2004, $272,500 in June 2014, $490,000 in May 2021. Unit 205 shows the long view: $31,600 in 1973 and $355,000 in 2016.
The 2026 roll gives the 18 condominiums a combined just value of $7,803,920, a mean of $433,551 and a median of $407,440, from $397,440 to $477,440. The median works out to about $471.60 per square foot. The values fall into four flat tiers, and every unit is 864 square feet:
Units | County just value, 2026 roll | Units in tier |
|---|---|---|
201 to 204 | $477,440 | 4 |
101 to 104 | $467,440 | 4 |
205 to 209 | $407,440 | 5 |
105 to 109 | $397,440 | 5 |
On each floor the county values the units ending 01 to 04 at $70,000 more than the units ending 05 to 09, and each second-floor unit $10,000 above its first-floor counterpart. The roll does not say why. Position in the building, for example toward the water or the pool rather than the street, is a plausible explanation, but no public document confirms it, and the floor plan in the declaration’s exhibits is the place to check. Just value is the county’s mass-appraisal estimate for tax purposes, not an appraisal of any one unit.
By the same yardstick, the county’s median just value per parcel on the 2026 roll, Coquina Cove at $407,440 is the lowest of the twelve condominiums in Coquina Sands. Eleven Hundred Gulfshore Club is next at $413,000 and Banyan Club, across the street, is at $488,800; at the other end, Naples Casamore’s median is $4,663,998 (Collier County Property Appraiser roll, files dated 29 August 2026). Only one cooperative, Lago Mar, carries a lower median value in the neighborhood. If you want a condominium, rather than cooperative shares, anywhere in Coquina Sands, Coquina Cove is where the county’s numbers start. Its 864-square-foot units are also the smallest median unit size of any Coquina Sands condominium; only two cooperatives, Del Mar Club and Lago Mar, are smaller.
Rarely. Since 2006 the building has recorded nine qualified resales, on units 101, 102, 104, 201, 205, 206, 207 (twice) and 208. Ten of the 18 units have not had a qualified sale in those 20 years. With 1 of 18 units homesteaded and 12 of 18 owners mailing from out of state, many units stay in families and pass by the $0 trust and estate deeds described above rather than through the market. For a buyer that means waiting for a unit; for a seller it means a small pool of direct comparables and a buyer who will lean on the listing agent’s reading of the record.
For context only, not as a like-for-like comparison: the Naples Area Board of REALTORS reported a median closed price of $950,000 for condominiums in the Naples Beach area (ZIPs 34102, 34103 and 34108) in July 2026, down 3.7 percent year over year, with 147 days on market until sale, 92.5 percent of list price received and 7.1 months of supply (NABOR market statistics). Coquina Cove’s single recorded sale in 2026, $499,000 in January, sits at about half that area-wide condominium median. The two figures measure different things over different periods, one building’s one deed against an area’s monthly median, so read the gap as a sense of scale, not a discount.
In the parent Coquina Sands analysis of condominium and cooperative resales from 2024 to 2026, Coquina Cove’s $499,000 (one sale) was the second lowest of thirteen associations, above Lago Mar at $350,000 (three sales) and below Del Mar Club at $518,750 (six sales), Eleven Hundred Gulfshore Club at $560,000 (seven sales) and Banyan Club at $600,000 (six sales).
Three things stand out. First, the building’s recorded prices have climbed from about $220,000 in 2011 to about $500,000 in 2021 and 2026, and the two most recent qualified sales, five years apart and in different value groups, landed within $9,000 of each other. Second, the county’s value split is real on the roll but untested in the market, because only one 05-to-09 unit has sold in the last ten years. Third, supply is the constraint, not demand: one qualified resale in five years means the next well-presented listing will set the price that every later seller and buyer uses.
Before we put a number on a Coquina Cove unit we pull its full chain of title from the county roll, confirm which of the county’s value groups it sits in, read the three sales of the last ten years line by line, and ask the association’s manager for the estoppel certificate, the current budget and the reserve schedule. We then check the unit’s floor against FEMA’s flood data for its end of the building, because the base flood elevation changes from 9 to 10 feet across the footprint. Only then do we compare it with the Naples Beach condominium market and with Banyan Club across the street.
Coquina Cove was organized in September 1971, when Coquina Cove Condominium Apts, Inc. was incorporated, declared as a condominium on 21 December 1972 and completed in 1973 on a lot beside a basin that had been dug a decade earlier. It is one of the older condominiums in Coquina Sands and has kept its original 18-unit form.
The building’s story is short and mostly on the public record: a platted Coquina Sands lot on the water, a small association formed before the declaration was recorded, and a two-story, courtyard building that has changed little since the City photographed it in 1973.
The site is platted as part of Coquina Sands Unit 2, Block I, Lots 1 to 16, the legal description the City’s Moorings Bay district layer returns at the building (City of Naples GIS, Moorings Bay Taxing District layer). The City’s parcel layer shows one 0.92-acre parcel under the building, 39,939 square feet, folio 06286080000 (City of Naples GIS parcels). The neighborhood around it was laid out by the Naples Company, which gave the City the beachfront land that became Lowdermilk Park in lieu of scattered beach access points.
The City of Naples’ 1962 aerial photograph shows the Coquina Cove lot empty and the basin behind it already excavated (City of Naples 1962 aerial imagery). The water came first. That order of events matters today, because it is why the parcel is legally waterfront and why it sits inside the Moorings Bay Special Taxing District when its neighbors across Banyan Boulevard do not.
Coquina Cove Condominium Apts, Inc. was filed with the state on 7 September 1971 as a Florida not-for-profit corporation, document number 721650, and it remains active (Florida Division of Corporations search). The corporation predates the recorded declaration by about fifteen months, a common sequence for a developer who organized the association before recording the condominium. On the state’s corporate record, re-read on 29 September 2026, the association filed its 2026 annual report on 28 March 2026, and its principal address and registered agent are both at 9150 Galleria Court, Suite 201, Naples.
The state’s condominium file gives 21 December 1972 as the recorded date of the Declaration of Condominium for Coquina Cove, 18 units (Florida DBPR condominium project extract). The earliest recorded unit transfers on the county roll are dated January 1973, at Official Records books 500 and 505, so the declaration sits in the Official Records just before them. It is on file with the Collier County Clerk of Courts, and it comes to buyers through the association’s resale package.
The county roll gives 1973 as the year built for all 18 units, and the City’s 1973 aerial frame shows the present building standing, same courtyard footprint, with boats tied at the seawall (City of Naples 1973 aerial imagery). The first qualified sale followed in September 1973: unit 205 at $31,600 (OR 551/161). We found no public record naming the developer, architect or builder, and we do not guess.
Nine units on each of two floors, all 864 square feet, on a 0.92-acre lot. That is about 19.6 units per acre, more than the City’s current R3-12 zoning would allow on the same parcel, as the zoning section explains. In 1973 the rules were different, and the building has kept its count ever since: the state’s file, the county roll and the school district’s address list all show 18.
Date | Event | Source |
|---|---|---|
1962 | Lot vacant, basin already dug | City of Naples aerial imagery |
2 July 1971 | Naples’ first flood insurance rate map; FEMA’s pre-FIRM cutoff is the later of this date and 31 December 1974 | FEMA |
7 September 1971 | Coquina Cove Condominium Apts, Inc. filed, document 721650 | Florida Division of Corporations |
21 December 1972 | Declaration of Condominium recorded, 18 units | Florida DBPR |
January 1973 | First recorded unit transfers | County roll |
1973 | Building completed; boats at the seawall in the City’s aerial | County roll; City of Naples aerial imagery |
September 1973 | First qualified sale, unit 205, $31,600 | County roll, OR 551/161 |
30 June 2005 | $375,000, unit 201, a peak not passed until 2020 | County roll, OR 3833/3961 |
28 September 2022 | Hurricane Ian; highest water on record at the Naples gauge | National Hurricane Center |
8 February 2024 | Current FEMA flood map panel 12021C0391J takes effect | FEMA |
12 January 2026 | Record qualified sale, unit 104, $499,000 | County roll, OR 6545/259 |
2026 | Current with its DBPR annual fees; not on any City milestone list | Florida DBPR; City of Naples |
Coquina Cove, the 18-unit Coquina Sands condominium at 261 Banyan Boulevard, recorded its highest qualified sale, $499,000, in January 2026, and only one qualified resale in five years. If you own one of its 864-square-foot units, get a free Coquina Cove home valuation or call Jesse direct at (239) 898-6072. If you are waiting for one to come up, call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.
Coquina Cove has 18 condominiums, nine on the first floor numbered 101 to 109 and nine on the second numbered 201 to 209, and the county roll records every one at 864 square feet, built in 1973. There is one size, two floors and, by the county’s valuation, two positions on each floor.
That uniformity is unusual in Coquina Sands, where most condominiums mix plan sizes. It makes Coquina Cove easy to compare unit against unit, and it puts the weight of every price difference on floor, position, condition and what goes with the unit, rather than on size.
Floor | Units | County square feet | County just value, 2026 roll |
|---|---|---|---|
First floor | 101 to 104 | 864 each | $467,440 each |
First floor | 105 to 109 | 864 each | $397,440 each |
Second floor | 201 to 204 | 864 each | $477,440 each |
Second floor | 205 to 209 | 864 each | $407,440 each |
Source: Collier County Property Appraiser roll, files dated 29 August 2026. The unit list matches the 18 unit addresses in the school district’s database (Collier County Public Schools attendance zones) and the 18 units in the state’s file (Florida DBPR condominium project extract).
At 864 county square feet, a Coquina Cove unit is a compact condominium by Coquina Sands standards: Banyan Club’s typical unit across the street is 1,064 square feet, and the neighborhood’s larger Gulf-front condominiums run well past 2,000. The county figure is the appraiser’s measured area; the marketed “living area” on a listing may be measured differently, and the room count is in the declaration’s floor plan exhibit, not in any public record we could read. Most buyers treat the size as a seasonal or lock-and-leave residence rather than a family home, which matches the building’s 6 percent homestead rate.
Each floor has its trade-off. The first floor is at grade, with no stairs, and in a flood zone its floor sits closest to the base flood elevation, which is the single biggest factor in flood risk and in any unit-level flood premium. The second floor is a walk-up with no elevator on file, and the county values it $10,000 above the unit below. The recorded sales do not settle which the market prefers: in the last ten years two second-floor units and one first-floor unit sold, and the first-floor unit set the record. Buyers who cannot manage stairs should know that the building has no elevator in the state’s elevator file.
On both floors the county puts units 01 to 04 in a higher group and units 05 to 09 in a lower one, $70,000 apart. Four units on each floor are in the higher group and five in the lower. The building’s footprint, in the City’s 2020 aerial, is a courtyard form between Banyan Boulevard and the water (City of Naples 2020 aerial imagery), so position relative to the pool and the basin may explain the split. The declaration’s site plan shows exactly where each unit sits; until you have read it, treat the split as the county’s view, not a fact about views.
Each Coquina Cove unit is a single-level condominium on one floor, not a townhouse. The owner holds title to the unit by deed, with an undivided share of the common elements set by the declaration. That is the key legal difference from the three cooperatives near Banyan Boulevard, Calusa Club, Del Mar Club and Lago Mar, where an owner holds shares and a proprietary lease under Florida’s cooperative law, Chapter 719, rather than a deeded unit under Chapter 718 (Florida Statute 719.103). Financing, title insurance and homestead are simpler for a deeded condominium.
In a Florida condominium the association maintains the common elements, usually the structure, roof, exterior walls, grounds, pool and seawall, and the owner maintains the unit’s interior. Exactly where the line falls for windows, sliding doors, air conditioning equipment and plumbing is set by the Coquina Cove declaration, which we have not read in full because it is not published. Ask the manager for the maintenance responsibility chart or the relevant declaration article before you plan a renovation, because it decides who pays for what after a storm.
Most buyers of a 53-year-old condominium plan some work. Interior renovation needs association approval under most declarations and City of Naples permits for electrical, plumbing, mechanical and window or door work (City of Naples permit portal). Replacement windows and doors must meet the City’s wind design requirement, which the City’s own map puts at an ultimate design wind speed of 170 miles per hour at this address (City of Naples GIS, wind speeds, Risk Category II). Window type and finishes vary by unit and are not in any public record; ask for the permit history of the specific unit.
Coquina Cove’s verifiable amenities are a pool on the water side of the building, a seawall with finger piers on a tidal basin, and surface parking, all visible in the City of Naples’ aerial imagery. Whether the pool is heated, whether parking is assigned and how pier space is allocated are not in any public record.
We separate what the public record shows from what the listing copy says, because at a small building the difference can be the whole question. Everything below is either verified from a named public source or labelled as unverified with the document that answers it.
The City of Naples’ 2020 orthoimagery shows a swimming pool on the north side of the building, between the building and the water, with a sundeck and a small roofed structure beside it (City of Naples 2020 aerial imagery). Whether it is heated is not verified in any public source, and we do not repeat that claim. The Florida Department of Health keeps public-pool inspection records for condominium pools; its search is the place to check the pool’s permit and inspection history (Florida Department of Health, swimming pools).
The same 2020 aerial shows a continuous seawall along the lot’s north edge, with finger piers along the Coquina Cove stretch and another at the west property line, and the City’s 1973 frame shows boats tied at the same seawall the year the building was finished (City of Naples 1973 aerial imagery). How dock space is allocated is not verified. Whether the piers are common elements, limited common elements assigned to particular units, leased by the association or first come, first served, and what size of boat they can take, is set by the declaration and the association’s rules. We do not describe any Coquina Cove unit as having a boat slip.
The 2020 aerial shows surface paver parking on the east side of the building and a paved front court along Banyan Boulevard. No garages or carports are visible. Whether spaces are assigned to units, how many each unit gets and where guests park are not in any public record; we do not describe any unit as having an assigned space. Banyan Boulevard in front of the building is a divided street with bike lanes.
The state’s elevator file lists no elevator at 261 Banyan Boulevard (DBPR elevator extract); it does list the Calusa Club elevator across the street at 226 Banyan Boulevard and the Charleston Square elevator next door at 225 Banyan Boulevard. Second-floor units at Coquina Cove are reached by stairs unless the documents show otherwise.
A pool heater, assigned or covered parking, storage lockers, a clubhouse or fitness space, laundry arrangements, cable or internet in the budget, and screened lanais or private patios on particular units do not appear in any public record we could read. Each may exist. We ask the manager in writing and put the answers in our clients’ files; we do not put them on this page as facts.
Lowdermilk Park at 1301 Gulf Shore Boulevard North is the City of Naples beachfront park at the west end of Banyan Boulevard, open 5:00 a.m. to 11:00 p.m., with restroom and shower facilities, picnic tables, sand volleyball, rentable gazebos, beach wheelchairs and a concession (City of Naples, Lowdermilk Park). Its north playground was destroyed by Hurricane Ian in 2022, and the City has moved to replace it with a new playground and gazebo (WINK News, Lowdermilk Park upgrade). Dogs are not allowed on City of Naples beaches (Naples Police Department beach patrol).
Naples Beach Club, A Four Seasons Resort, inside Coquina Sands at the south end of Gulf Shore Boulevard North, opened on 17 November 2025 (Four Seasons opening release). Its restaurants and spa are open to the public on the resort’s terms, and its golf course is scheduled for 2027 (Four Seasons, Naples Beach Club). No Coquina Cove document gives owners any right at the resort, and nothing about it is an amenity of the building.
The Coquina Sands Association is the neighborhood’s voluntary civic association, Sunbiz document 745253, at $90 per household per year, with no lien authority. It is not a homeowners association, it has no power over Coquina Cove, and joining is optional (Coquina Sands Association). Among other things it maintains the neighborhood entrance signage, including the sign at Banyan Boulevard and US 41, the entrance Coquina Cove residents use (Coquina Sands Association membership benefits). Florida’s homeowners association statute requires membership as a condition of ownership and a recorded declaration, neither of which applies to the neighborhood group (Florida Statute 720.301).
Coquina Cove is an interior Coquina Sands condominium whose parcel still fronts tidal water. Its lot ends at a seawalled basin at the south end of the Moorings Bay system, inside the City’s Moorings Bay Special Taxing District, while Banyan Club across Banyan Boulevard has no water frontage and no district.
For many buyers this is the building’s defining feature, and it is also where listing copy most often runs ahead of the record. What follows is exactly what the public record shows, and what it does not.
The US Geological Survey’s National Hydrography Dataset classifies the basin immediately north of the parcel as tidal water (USGS National Hydrography Dataset). FEMA maps the basin itself in Zone AE with a base flood elevation of 10 feet (FEMA National Flood Hazard Layer). The City of Naples’ parcel layer shows the Coquina Cove parcel running to the seawall (City of Naples GIS parcels).
The basin is part of the Moorings Bay water system, but no primary source we could read names the water at this exact point, so we call it what the record supports: a seawalled tidal basin of the Moorings Bay system. The association’s documents or NOAA’s nautical chart for the area are where a formal name would appear.
The City of Naples created the Moorings Bay Special Taxing District to fund water quality, navigability and maintenance dredging for the waterfront properties around the Moorings Bay system, including Doctors Pass (City of Naples, Moorings Bay Special Taxing District; City of Naples Ordinance 87-5328). The City’s district layer returns “Coquina Sands, Unit 2, Block I, Lot 1-16, District Moorings Bay” at the building (City of Naples GIS, Moorings Bay Taxing District layer). The levy is 0.0125 mills, about $5 a year on $400,000 of taxable value. A test point on Banyan Club’s parcel south of Banyan Boulevard returns no district. Being in the district is the City’s own confirmation that the parcel is waterfront on the Moorings Bay system.
Finger piers are visible on the seawall in the City’s aerials, but how the association allocates dock space, and whether any pier goes with a particular unit, is unverified. We have not seen the declaration’s language on the piers, and no public source describes it. If boat access matters to you, it is the first document question to ask, and it should be answered in writing before you sign, including whether a pier right can be transferred with the unit and any limits on boat length, beam or liveaboard use.
The Moorings Bay system reaches the Gulf of Mexico through Doctors Pass, north of Coquina Sands, and the district’s dredging keeps the canals and the pass navigable. Clearance under any bridge between the basin and the pass, water depth at the Coquina Cove seawall at low tide and the practical size of boat that can use the piers are not in any public record we could read. Owners who trailer a boat can use public ramps such as the City’s Naples Landing (City of Naples, Naples Landing Park and public boat launch).
The City publishes a seawall owners manual for Moorings Bay district properties and regulates seawall and dock work through its Natural Resources division (City of Naples Seawall Owners Manual; City of Naples Natural Resources, Moorings Bay). At a condominium the seawall is usually a common element, so its repair or replacement is an association cost that belongs in the budget’s reserves. Ask for the seawall’s age, its last inspection and any City permits on it.
Coquina Cove’s condominium assessment is not published in any public source, so we do not print a number; the estoppel certificate and the association’s budget give the exact figure. Property taxes are public: the 18 units carry a median 2026 tax bill of $3,675.16, from $3,458.48 to $4,306.57 on the county roll.
Coquina Cove is a condominium association, not a homeowners association, and Florida gives a buyer statutory routes to every number the association does not publish. What follows is what the public record shows, and the document that answers the rest.
No Coquina Cove budget, assessment schedule or reserve balance appears on any public web page, and because the building has 18 units, below the statutory threshold of 25, the association is not required to post its documents online (Florida Statute 718.111). Numbers that circulate in listing copy are unverified and go stale every budget year, so we do not repeat them. The assessment is allocated by each unit’s share of the common expenses as set in the declaration; with 18 identical units, the shares may well be equal, but that too is a declaration question.
Three statutory documents close the gap. The estoppel certificate states what is owed on a specific unit, including regular and special assessments; the association must issue it within 10 business days of a written request, and Florida caps its fee at $250 when the account is current, plus up to $100 for delivery within three business days and up to $150 more if the unit is delinquent (Florida Statute 718.116). The resale disclosure package gives the buyer the declaration, articles, bylaws, rules, the most recent annual financial statement and budget, and the question-and-answer sheet (Florida Statute 718.503). And the association’s official records are open to owners under section 718.111. At Coquina Cove all three come through Sandcastle Community Management, the manager named in the state’s file (Sandcastle Community Management).
The county’s 2026 roll shows a median total tax bill of $3,675.16 across the 18 units, a total of $69,151.88 for the building, a mean of $3,841.77 and a range from $3,458.48 (units 105 to 109) to $4,306.57 (units 201 to 204). Unit 101, the one homesteaded unit, pays $3,862.15. Non-homestead bills run about 0.87 to 0.90 percent of the county’s just value (Collier County Property Appraiser roll, files dated 29 August 2026; our arithmetic). Current bills are billed and collected by the Collier County Tax Collector.
Coquina Cove pays the City of Naples millage stack, which on tax year 2025 adopted rates totals 9.0514 mills, including the City’s own levy, the county’s, the school board’s and the special districts’ (City of Naples, property taxes and millage rate; Florida Department of Revenue, Collier County comparison of levies). On top of it sits the Moorings Bay Special Taxing District at 0.0125 mills, for a total of 9.0639 mills. There is no community development district anywhere in the City of Naples (City of Naples, dependent special districts).
A buyer’s tax bill is not the seller’s. When a Florida property changes hands it is reassessed at just value on the next 1 January, and the seller’s Save Our Homes or non-homestead cap benefit ends (Florida Statute 193.155; Florida Statute 193.1554). A useful first-year estimate is the purchase price times 0.0090639, less the homestead exemptions if you will homestead. At $499,000, the building’s record qualified price, that is about $4,523 a year before exemptions, against the $4,131.75 unit 104 carried on the 2026 roll (our arithmetic on the 2025 adopted rates). At Coquina Cove the reset is modest, because the county’s values already sit close to recent prices.
Only one Coquina Cove owner homesteads today. For a buyer who will live there full time, the homestead exemption is $25,000 against all levies plus an additional, inflation-indexed exemption against non-school levies, and the Save Our Homes cap limits annual growth in assessed value (Florida Statute 196.031; Florida Department of Revenue, additional homestead exemption; Florida Department of Revenue, Save Our Homes). An owner moving from another Florida homestead can port up to $500,000 of accumulated benefit by filing with the application by 1 March (Florida Department of Revenue, PT-112, portability). The 10 percent cap on non-homestead property does not cover school levies, which are close to half the bill.
Owning at Coquina Cove layers a condominium assessment and reserves, the association’s master insurance, a unit-owner policy, flood coverage, City of Naples property taxes with a small Moorings Bay levy, utilities and an optional $90 neighborhood membership. Only the taxes and the neighborhood dues are published; every other layer comes from the association’s documents.
The table below lists every layer we could identify, what the public record shows, and where the missing number lives. It is a checklist, not an estimate.
Cost layer | What the public record shows | Where the number lives |
|---|---|---|
Condominium assessment | Not published | Estoppel certificate; current budget (F.S. 718.116, 718.503) |
Special assessments | None found in any public source | Estoppel certificate; board minutes |
Reserves (roof, painting, paving, items over $25,000) | Required in the budget unless members vote to waive or reduce | Budget reserve schedule (F.S. 718.112(2)(f)) |
Structural integrity reserve study | Not required: the building is under three stories | Not applicable (F.S. 718.112(2)(g)) |
Association master insurance, including wind and flood | Not published | Insurance declarations pages in the resale package |
Unit-owner (HO-6) policy | Collier average $3,545 a year including wind, all condominiums countywide | Your own quote |
Loss assessment coverage on the unit policy | $2,000 statutory minimum | Your own policy (F.S. 627.714) |
Property taxes | Median $3,675.16 on the 2026 roll | Collier County Tax Collector |
Moorings Bay Special Taxing District | 0.0125 mills, about $5 a year per $400,000 | Tax bill |
Community development district | None; none exist in the City of Naples | Not applicable |
Dock or pier fee | Not published; allocation unverified | Declaration and rules |
Coquina Sands Association | $90 a year per household, voluntary | Association website |
City water, sewer, solid waste, stormwater | Published City rates; the building’s billing structure is not published | Budget; City rate schedule |
Estoppel certificate at sale | $250 base, $100 expedited, $150 if delinquent | F.S. 718.116 |
Documentary stamp tax on the deed | $0.70 per $100 of price | F.S. 201.02; allocation is negotiated |
Sources for the rows: Florida Statute 718.112; Florida Statute 627.714; Florida Office of Insurance Regulation, Property Insurance Stability Report; Florida Statute 201.02; City of Naples utility rates.
In a condominium the association insures the building under a master policy and each owner insures the interior and contents under a unit-owner policy. The Florida Office of Insurance Regulation’s county averages as of 31 March 2025 put a Collier County condominium unit-owner policy at $3,545 a year including wind and $1,858 excluding wind, across all condominiums in the county (FLOIR Property Insurance Stability Report). The master policy’s hurricane deductible matters as much as its premium, because it is paid by the association and can come back to owners as a special assessment. Every unit-owner policy in Florida must carry at least $2,000 of loss-assessment coverage, a floor rather than an adequate limit for an 18-unit building where each owner’s share of a large deductible is sizeable.
Eighteen owners share every capital cost. A roof, a repainting, a seawall repair or a paving job that a 100-unit building absorbs across many owners falls on 18 at Coquina Cove, which makes the reserve schedule the most important page in the budget. Florida requires reserve accounts for roof replacement, building painting, pavement resurfacing and any item with a deferred maintenance or replacement cost above $25,000, but lets the members vote to waive or reduce reserves that are not structural integrity reserves (Florida Statute 718.112). A buyer should see whether reserves are fully funded or waived, and for how long.
City of Naples water, reclaimed water, sewer, garbage and stormwater rates rose 2.2 percent on 1 October 2025 (City of Naples utility rates), and Council advanced a 25 percent stormwater rate increase phased over four years to fund $280 million in projects (Gulfshore Business, Naples stormwater rate plan). Whether Coquina Cove’s utilities are billed through the association or by individual meters is not published, so ask the manager which lines sit in the condominium budget.
Florida’s documentary stamp tax on a deed is $0.70 per $100 of price in Collier County, and the statute does not say which party pays it, so the purchase contract allocates it (Florida Statute 201.02). On a $499,000 sale that is about $3,493. The estoppel fee, title insurance, the City’s lien search and any association approval or transfer fee allowed by the documents round out the list.
Coquina Cove is governed by its recorded Declaration of Condominium of 21 December 1972, its articles and bylaws, and rules adopted by the board of Coquina Cove Condominium Apts, Inc., a Florida not-for-profit corporation managed by Sandcastle Community Management. None of those documents is published online, so a buyer gets them through the resale package.
Florida’s Condominium Act, Chapter 718, sits above all of it: it sets the owner’s rights to records, the resale disclosure, the estoppel certificate, the rules on rental amendments and the reserve requirements. What follows is who is who, and where each rule lives.
The state’s condominium file lists Coquina Cove as project PR1S019032, 18 units, primary status Approved, secondary status Recorded, with managing entity number MA00002314, Coquina Cove Condo Apts Inc, in care of Sandcastle Community Management, 9150 Galleria Court, Suite 201, Naples, FL 34109 (Florida DBPR condominium project extract). The Division’s payment history shows the association billed $72 a year, $4 for each of its 18 units, and paid through the 2026 billing year (DBPR payment history extract; Florida Statute 718.501). The association is current with its state annual fees.
Coquina Cove Condominium Apts, Inc., document number 721650, was filed on 7 September 1971 and is active; since 2022 its principal address on the state record has been 9150 Galleria Court, Suite 201, Naples, not the building (Florida Division of Corporations search). Its last annual report on file listed a five-seat board. We do not publish the names of individual owners or directors. The state’s record, re-read on 29 September 2026, shows the 2026 annual report filed on 28 March 2026 and a registered agent at 9150 Galleria Court, Suite 201, Naples.
Sandcastle Community Management manages the association, according to the state’s file, and it is the route for the budget, rules, estoppel certificate, approval applications and the resale package (Sandcastle Community Management; contact page). The same firm is named on the state’s file for Coquina Club at 3200 Gulf Shore Boulevard North, the similarly named building outside Coquina Sands, so when you write to the manager, give the full name and address, 261 Banyan Boulevard.
Florida requires an association managing a condominium with 25 or more units to post its governing documents, budget, financial reports and other official records on a website or app (Florida Statute 718.111). Coquina Cove has 18 units and Banyan Club across the street has 24, so neither is required to post anything, and we found no association website. That is normal for a building this size, not a warning sign; it just means due diligence runs through the manager and takes longer.
The declaration is the building’s constitution. It defines the units and common elements, each unit’s share of common expenses, what the association maintains, and the use restrictions: leasing, pets, occupancy, approval of buyers and tenants, and, at Coquina Cove, the piers on the basin. It is on file with the Collier County Clerk of Courts, recorded just before the first unit transfers at Official Records book 500 in January 1973. A later amendment can change any of it, so ask for the declaration with every amendment and the current rules, not a single copy of the original.
Many Florida condominiums of Coquina Cove’s age reserve the right to approve a buyer or tenant, and some reserve a right of first refusal. Whether Coquina Cove’s declaration does either is not public. If approval is required, Florida law caps the fee the association may charge for it at $150 per applicant (Florida Statute 718.112) and the documents set the timeline; build both into the contract. We do not state a Coquina Cove approval rule because we have not seen one.
Under section 718.503, if the buyer has not received these documents more than seven days, excluding weekends and legal holidays, before signing, the contract is voidable by the buyer for seven such days after receiving them (Florida Statute 718.503).
Coquina Cove does not appear as an age-restricted community in any public record we could find. Neither the state’s condominium file nor any other primary source identifies it as a 55 and older community, so the building should be treated as open to buyers of any age unless its recorded declaration says otherwise.
Federal housing law allows a community to restrict occupancy by age only if it meets the Housing for Older Persons Act requirements, including published policies and age verification. We found no such registration or policy for Coquina Cove.
If Coquina Cove has any occupancy restriction, it is in the declaration or its amendments, not on any public page. Confirm it in the resale package before you rely on it either way. A family buyer should also check any rule on the minimum age of occupants or guests, which some older declarations carry.
On the 2026 roll, 1 of the 18 units is homesteaded and 12 owners mail their tax bills outside Florida, most of them to the Midwest and the Northeast. The public record does not show owners’ ages. In practice Coquina Cove is a seasonal building of small condominiums, which tends to draw retirees and second-home buyers, but that is a description of the market, not a rule.
Coquina Cove owners can rent within two sets of limits: the City of Naples rule that residential rentals run 30 days or longer, with limited exceptions, and whatever minimum term, frequency and approval rules the Coquina Cove declaration sets, which are not published. The declaration can be stricter than the City, never looser.
With 12 of 18 owners mailing from out of state, seasonal rentals are a real question at this building. What follows is the part of the answer that is public, and where the rest lives.
The City of Naples regulates short-term rentals in residential zoning. Its Code Compliance guidance says rental terms must be 30 days or longer, with an allowance of three shorter rentals a year, and that a property may not be advertised for rentals of less than 30 days (City of Naples, short-term rental guidelines; City of Naples, transient lodging handout). Coquina Cove’s R3-12 zoning does not list transient lodging as a permitted use. Collier County’s short-term vacation rental registration does not apply inside the City of Naples (Collier County, short-term vacation rental registration).
The Coquina Cove declaration and rules can set a longer minimum lease term, limit the number of leases a year, require board approval of tenants, charge an application fee within statutory limits and restrict who may occupy a unit while it is leased. None of that is published. Ask the manager for the leasing article and the rules, and for how long approvals take, before you plan rental income.
Florida protects owners from a rental ban adopted after they buy. An amendment “prohibiting unit owners from renting their units or altering the duration of the rental term or specifying or limiting the number of times unit owners are entitled to rent their units during a specified period applies only to unit owners who consent to the amendment and unit owners who acquire title to their units after the effective date of that amendment” (Florida Statute 718.110). For a buyer the lesson is the reverse: any rental amendment already recorded binds you, even if the seller was exempt.
A rental of six months or less in Florida is subject to state sales tax and the county tourist development tax, collected and remitted by the owner or the owner’s agent (Florida Statute 212.03). Longer leases are not. An owner who homesteads a unit and then rents it out risks the homestead exemption, so a full-time owner planning to rent should read the rules on homestead and rental first (Florida Statute 196.031).
Coquina Cove’s pet rules are not published anywhere public. Whether dogs or cats are allowed, how many, of what size, and whether a tenant may keep one are set by the Coquina Cove declaration and the board’s rules, which a buyer gets through the resale package from the association’s manager.
We do not state a pet rule for Coquina Cove because we have not seen one, and a rule quoted from an old listing can be years out of date.
Pet restrictions in a Florida condominium usually sit in the declaration’s use-restriction article, with details in the rules. Some declarations allow pets for owners but not tenants, or grandfather existing pets after a rule change. Ask for both documents and for any board resolution on pets, and get the answer in writing before you sign.
Federal and Florida fair housing law require a condominium to make reasonable accommodations for a person with a disability, including an assistance animal, even in a building with a no-pet rule. The association may ask for reliable documentation where the disability or need is not obvious. That is a separate process from the pet rule and runs through the association’s manager.
Wherever Coquina Cove’s rules land, dogs are not allowed on the City of Naples beaches, including Lowdermilk Park (Naples Police Department beach patrol). Dog owners in Coquina Sands walk the neighborhood streets instead.
Coquina Cove is a two-story building and is not on the City of Naples milestone inspection lists; Florida’s milestone inspection (section 553.899) and structural integrity reserve study (section 718.112(2)(g)) requirements apply to buildings of three or more stories. Ordinary reserve budgeting under section 718.112(2)(f) still applies.
Since the 2021 Surfside collapse, Florida has rewritten its condominium law in stages, and much of it turns on building height. Coquina Cove sits on the lighter side of that line, but it is not outside the law.
The City of Naples publishes a milestone inspection list for each year from 2024 through 2033, covering every condominium and cooperative building of three or more stories in the City (City of Naples, Milestone Inspections by Year). We read the 2024 list row by row (City of Naples 2024 Milestone Buildings list). It carries Calusa Club, across Banyan Boulevard at 236 Banyan, three stories, built 1969, and Coquina Club at 3200 Gulf Shore Boulevard North, four stories, built 1973, the similarly named building outside Coquina Sands. Coquina Cove does not appear, and neither does Banyan Club. A 1973 building of three or more stories would have been on the 2024 list.
Florida requires a milestone inspection of “a building that is three habitable stories or more in height” held in condominium or cooperative form, by 31 December of the year the building reaches 30 years of age and every 10 years after that (Florida Statute 553.899). A two-story building is outside that requirement. That does not mean the building has never been inspected; we have no record either way of any voluntary engineering inspection by the association, and we do not guess.
The structural integrity reserve study, or SIRS, requires associations to study and fund reserves for structural items such as the roof, load-bearing walls, foundation, plumbing and windows, and the statute says plainly that it “does not apply to buildings less than three stories in height” (Florida Statute 718.112). Coquina Cove is not expected to report a SIRS on the state’s reporting portal, which is where three-story-and-taller associations file (DBPR, condominium and cooperative SIRS reporting).
The exemption is narrower than it sounds. Section 718.112(2)(f) still requires the annual budget to include reserve accounts that “must include, but are not limited to, roof replacement, building painting, and pavement resurfacing, regardless of the amount of deferred maintenance expense or replacement cost, and any other item that has a deferred maintenance expense or replacement cost that exceeds $25,000” (Florida Statute 718.112). The difference is that the members of a building under three stories may vote to waive or reduce those reserves. At Coquina Cove, whether they have done so, and for how many years, is the most important financial fact a buyer can learn, and it is in the budget and the minutes.
Florida’s 2024 and 2025 condominium laws expanded owners’ rights to records, added board education and conflict-of-interest rules, and changed how associations may fund and use reserves (Florida Legislature, HB 913 of 2025). Many of those provisions apply to every condominium regardless of height, including the rules on official records, budget meetings and the question-and-answer sheet a seller must deliver. A buyer’s attorney or title agent should confirm how each applies to an 18-unit, two-story building.
Each answer belongs in writing, from the manager or the board, before you sign.
Coquina Cove sits in FEMA flood Zone AE on panel 12021C0391J, effective 8 February 2024, and the building straddles a base flood elevation line: 9 feet NAVD88 at its center and east end, 10 feet at its west end. Ground under the building samples about 5.4 to 6.6 feet, and the 1973 building is pre-FIRM for flood insurance rating.
A first-floor condominium in a 1973 building beside tidal water is the most flood-exposed position in any Naples condominium, and a buyer should read this section before the amenities. What follows is the mapped flood risk, the ground elevation, the storm record, the insurance structure and the documents that confirm each.
We queried FEMA’s National Flood Hazard Layer at five points on 26 September 2026 (FEMA National Flood Hazard Layer, flood hazard zones):
Test point | Zone | Static base flood elevation (NAVD88) |
|---|---|---|
Building center, 26.16276 N, 81.80728 W | AE, coastal floodplain | 9 feet |
West end of the building | AE, coastal floodplain | 10 feet |
East end of the building | AE, coastal floodplain | 9 feet |
The basin north of the building | AE | 10 feet |
Banyan Club, south side of Banyan Boulevard | AE, coastal floodplain | 9 feet |
The FIRM panel at the building is 12021C0391J, effective 8 February 2024 (FEMA NFHL, FIRM panels). The building is not in a V zone and not in shaded X. Because it straddles the 9 and 10 foot lines, a unit-specific flood zone determination or an elevation certificate governs, which is exactly what the City advises: “Prior to purchase of or construction on a property, flood information should always be confirmed with an official flood zone determination” (City of Naples floodplain information).
The US Geological Survey’s 3D Elevation Program point service, which reads a one-metre lidar surface, returns 6.59 feet NAVD88 at the building’s center, 6.41 feet at the west end, 6.61 feet at the east end, 5.79 feet near the seawall and 5.40 feet at the front court on Banyan Boulevard (USGS Elevation Point Query Service, queried 26 September 2026). Bare ground under and around Coquina Cove is therefore about 2.4 to 4.6 feet below the 9 to 10 foot base flood elevation. The finished floor of the first-floor units is higher than the ground, but by how much is on the building’s elevation certificate, which we have not seen.
FEMA defines a post-FIRM building as one built “after December 31, 1974 or on or after the effective date of an initial Flood Insurance Rate Map, whichever is later” (FEMA glossary, post-FIRM building). Naples’ first flood insurance rate map was published on 2 July 1971, so the later date is 31 December 1974, and Coquina Cove, completed in 1973, is a pre-FIRM building for flood insurance purposes (FEMA NFIP glossary). Pre-FIRM buildings were built before today’s elevation standards, which is why first-floor units below the base flood elevation are the most exposed flood-insurance risk in the building.
Inside a special flood hazard area, the City of Naples treats any improvement or repair whose cost equals or exceeds 50 percent of the market value of the structure as a substantial improvement, which requires bringing the building into compliance with current flood rules (Naples Code of Ordinances, Chapter 16, Article IV, floodplain management; City of Naples, 50 percent rule questions). In a condominium the test runs against the whole building, so one unit’s kitchen does not trigger it. It matters after a major storm, when building-wide repairs to a pre-FIRM structure can approach the threshold (City of Naples, development in the floodplain).
Hurricane Ian on 28 September 2022 pushed water at the Naples Pier gauge to 6.18 feet above mean higher high water before the gauge failed, the highest level ever recorded there, and the National Hurricane Center reports inundation of 6 to 9 feet above ground in Naples (National Hurricane Center, Hurricane Ian report; NOAA inundation history, Naples gauge 8725110). Hurricane Milton in October 2024 brought further flooding to the city (National Hurricane Center, Hurricane Milton report). Sea level at the Naples gauge has risen about 3.35 millimetres a year since 1965 (NOAA sea level trends, Naples).
No public source reports building-specific Ian damage, insurance claims or repairs at 261 Banyan Boulevard, and we do not infer any. With ground at about 5.4 to 6.6 feet and Ian’s reported Naples inundation, ground-floor flooding at this address is plausible, but plausible is not a fact. The association’s claim history, the board minutes, the City’s permit record for post-storm repairs and the seller’s disclosure are where the answer lives (City of Naples permit portal; Mayor’s Hurricane Ian emergency repair permitting order).
In a Florida condominium the association carries the building’s flood policy, and each owner may add unit-level contents and improvements coverage. Under the National Flood Insurance Program, a residential condominium building association policy is capped at the lesser of 100 percent of replacement cost or $250,000 times the number of units; for Coquina Cove’s 18 units that is at most $4,500,000 of NFIP building coverage (our arithmetic on the program’s published limit). NFIP pricing under Risk Rating 2.0 uses distance to water, elevation and replacement cost, and annual increases are capped at 18 percent for most policies (FEMA Risk Rating 2.0). Flood insurance is mandatory with a federally backed mortgage in Zone AE, and a new policy normally carries a 30-day waiting period. The City of Naples is a Community Rating System Class 5 community, a 25 percent discount on NFIP premiums inside the special flood hazard area (FEMA Community Status Book, Florida; FEMA Community Rating System).
The City of Naples’ wind map puts the ultimate design wind speed at Coquina Cove at 170 miles per hour for Risk Category II buildings under the Florida Building Code (City of Naples GIS, wind speeds). That is the standard new windows, doors and roofing must meet. For insurance, the Florida wind mitigation form records roof covering, roof-to-wall connections and opening protection (Florida OIR, Uniform Mitigation Verification Inspection Form); in a condominium the master policy covers the structure, so ask the association for its wind mitigation report.
FEMA has issued preliminary flood maps for Collier County and the City of Naples; proposed flood hazard determinations were published on 18 December 2025, and Collier County opened a 90-day appeal period on 19 August 2026, with a target effective date in summer 2027 (Federal Register, proposed flood hazard determinations; Collier County, proposed flood map). FEMA’s preliminary map service returned no flood-zone feature at 261 Banyan Boulevard when we queried it (FEMA preliminary NFHL), which is a gap in the service rather than a finding. Check the preliminary panel through the FEMA Map Service Center or the City’s own map pages before you close (City of Naples 2024 flood insurance rate maps).
Coquina Cove is zoned to Lake Park Elementary, Gulfview Middle and Naples High School. The Collier County Public Schools address database lists all 18 unit addresses at 261 Banyan Boulevard, and every one returns the same three schools, each rated A by the Florida Department of Education for 2025-26.
Collier County Public Schools assigns students by address, and Coquina Cove’s result matches the rest of Coquina Sands, including Banyan Club at 252 Banyan Boulevard across the street.
School | Address | Grades | FLDOE grade 2025-26 | Drive from Coquina Cove |
|---|---|---|---|---|
Lake Park Elementary | 1295 14th Ave N | PK to 5 | A | 1.68 mi, about 4.5 min |
Gulfview Middle | 255 6th St S | 6 to 8 | A | 1.95 mi, about 5.5 min |
Naples High School | 1100 Golden Eagle Cir | 9 to 12 | A | 1.68 mi, about 4.9 min |
Assignments from the district’s own address database behind its 2026-27 zone map (Collier County Public Schools attendance zones 2026-27; attendance boundaries); grades from the Florida Department of Education school grades. The district describes its results as “general information as to schools of assignment” and not “a guarantee of student placement”. Drive times are free-flow routes from the building, measured as described in the logistics section.
Collier County runs controlled open enrollment under its Parental Choice program, with no district transportation for choice students (Collier County Public Schools Parental Choice). With three A-rated zoned schools, most Coquina Cove families will not need it. The nearest private school to Coquina Sands is St. Ann Catholic School on Eighth Avenue South, about two miles away (St. Ann Catholic School admissions). The district publishes each school’s 2026-27 start and dismissal times (Collier County Public Schools start and dismissal times).
Coquina Cove is an 18-unit building of 864-square-foot condominiums, with one homesteaded unit, and nothing in the public record counts children there. Families buying at Coquina Cove are the exception, and a family that wants school-age neighbors will find more of them in the single-family blocks of Coquina Sands, where 58 percent of parcels are homesteaded.
Coquina Cove is zoned R3-12 Multifamily by the City of Naples, with a future land use of Residential Medium Density. By our arithmetic its 18 units on a 0.92-acre parcel exceed the district’s current cap of 12 units per net acre, so the building appears to be legally nonconforming as to density, which the City must confirm.
Zoning matters to a Coquina Cove owner in two ways: it controls what can be built next door, and it controls what could be rebuilt on this lot if the building were ever destroyed or sold for redevelopment.
The City’s zoning layer returns R3-12 Multifamily at the building (City of Naples GIS, CityView property and zoning layers). The district’s purpose is “a mixture of single-family homes and one-, two- and three-story apartments”; it caps height at 30 feet, limits any R3-12 development adjacent to or across an alley from single-family R1 property to two stories, caps multifamily building area at 25 percent of the lot, sets setbacks of 25 feet in front, 10 feet on the sides for a two-story building and 20 feet in the rear, and caps density at 12 units per net acre (Naples Code of Ordinances, Chapter 58, Division 10, R3-12 Multifamily District). The same layer shows the future land use as Residential, Medium Density.
The City parcel under the building is 0.92 acres (City of Naples GIS parcels). Eighteen units on 0.92 acres is about 19.6 units per acre, above the R3-12 cap of 12; at 12 per acre the same parcel would support about 11 units. Banyan Club, across the street and also R3-12, runs about 22 units per acre on its 1.08-acre parcel. Both buildings predate today’s district rules, which makes them nonconforming as to density rather than illegal. This is our derivation from the City’s own layers, and the City of Naples Planning Department must confirm it before anyone relies on it (City of Naples Planning Department).
The practical question is what happens if a nonconforming building is destroyed. A 1993 City ordinance allowed a nonconformity “damaged or destroyed by fire, flood, explosion, collapse, wind or other like catastrophe” to be “replaced to the density, height, parking, landscaping, and setback conditions which existed at the time of the catastrophe, provided that permits for the rebuilding are issued within one year” (City of Naples Ordinance 93-7017). The current rule lives in the nonconformities section of the City code, and Florida’s 2023 Resiliency and Safe Structures Act and later amendments may bear on it (Florida House analysis, CS/HB 1317 of 2023). We do not state Coquina Cove’s rebuild rights, because the current text has to be read with City Planning. It is one of the best questions a buyer or seller can ask.
Immediately west is the Charleston Square Planned Development, with shops and offices below condominiums; across Banyan Boulevard, Banyan Club and Calusa Club are also zoned R3-12 (City of Naples GIS, CityView property and zoning layers). Any change on a neighboring R3-12 lot would be held to today’s lower density and two-story limits beside single-family land. Florida’s 2025 SB 180 also bars local governments in its covered hurricane-affected counties from adopting land-use rules more restrictive than those in place on 1 August 2024, through 1 October 2027 (SB 180 of 2025).
The City of Naples issues building, roofing, window, dock and seawall permits through its public permit portal (City of Naples permit search). We did not pull Coquina Cove’s permit history for this edition, so we do not state roof, window, seawall or post-Ian repair permit dates. A buyer planning a renovation should check open permits on the unit and on the building before closing, because an open permit can delay a sale.
The City is rewriting its Comprehensive Plan as Naples 2045, and Coquina Sands is a named neighborhood on the public comment form (Naples 2045). The current Future Land Use Element is published by the City (City of Naples Future Land Use Element). A Coquina Cove owner who cares how the Banyan Boulevard blocks evolve can comment directly.
Coquina Cove sits a block off Gulf Shore Boulevard North during its largest redevelopment cycle in decades: Rosewood Residences Naples under construction at 1601, Harbour House approved at 1624 to 1672, a four-residence proposal at 1500, Olana approved at 1121, and the new Four Seasons resort and residences at the neighborhood’s south end.
None of these projects changes Coquina Cove’s zoning, but together they reset what buyers compare a Coquina Sands address with, and they bring construction traffic to the boulevard for several years.
Project | Address | What it is | Status, late 2026 |
|---|---|---|---|
1500 Gulf Shore Blvd N (formerly Ocean Terrace) | East side of the boulevard | Proposed 4 residences on one parcel | Design Review Board petition signed 9 December 2024 |
Harbour House | 1624 to 1672 Gulf Shore Blvd N, east side | 14 residences | Approved by the Design Review Board 25 March 2026 |
Rosewood Residences Naples | 1601 Gulf Shore Blvd N, Gulf side | 42 residences in two buildings | Under construction |
Olana Naples Residences | 1121 Gulf Shore Blvd N, Gulf side | 12 estate residences | Approved, pre-construction |
The Residences at Naples Beach Club | Inside Coquina Sands, south end | 153 residences | Beachside closing in 2026; golfside under construction |
Sources: Gulfshore Business, Harbour House set to begin construction; The Ronto Group, Rosewood Residences Naples; Kolter Urban, Olana Naples Residences; Four Seasons, The Residences at Naples Beach Club; Naples Daily News, Gulf Shore Boulevard redevelopment.
Every one of these projects is a Gulf Shore Boulevard address priced in the millions. They do not compete with an 864-square-foot condominium on Banyan Boulevard; they raise the profile of the neighborhood around it. The practical effects on Coquina Cove are construction traffic on the boulevard, a busier Lowdermilk Park while beach ends to the south are closed for public works, and a widening gap between the cost of new construction in Coquina Sands and the cost of the neighborhood’s existing small condominiums.
Farther east on Banyan Boulevard, the former Carlyle site at 345 Banyan Boulevard was replaced by Banyan Corners, a five-unit condominium declared on 16 January 2018 and managed by the same firm as Coquina Cove. On Gulf Shore Boulevard North, the proposal for number 1500 follows the single-parcel sale of the former Ocean Terrace property, recorded on 8 June 2023 for $16,000,000 and flagged non-qualified (OR 6257/2716). Neither is a Coquina Cove matter, but both show how small older buildings in this neighborhood can change hands whole.
Naples Beach Club, A Four Seasons Resort, opened on 17 November 2025. The Athens Group and MSD Partners bought the property in 2021 (PR Newswire, The Athens Group and MSD Partners acquisition), and on 29 June 2022 a perpetual conservation easement held by the North American Land Trust placed 104.6 acres, 84 percent of the 125-acre site, beyond development (City of Naples, conservation easement release). The golf course is scheduled for 2027. For Coquina Cove, the resort adds restaurants and a spa within a short drive and keeps its golf land open permanently.
The City’s beach outfall and water quality project, the largest capital project in its history, runs along the Gulf Shore Boulevard right-of-way and is scheduled for completion in June 2027 (Naples Beach Restoration and Water Quality Improvements; City of Naples beach outfalls). Collier County scheduled beach renourishment for Naples Beach in November 2026 (Collier County, beach renourishment easements). The Naples Pier is being rebuilt, with reopening targeted for July 2027 (City of Naples, Naples Pier rebuild).
If any of this changes what your Coquina Cove unit is worth, get an updated number before you plan around an old one. Request a Coquina Cove home valuation or call Jesse McGreevy at (239) 898-6072. Buyers tracking these projects can start with our buyer representation page or call Marc Comisar at (239) 287-5873.
Daily life at Coquina Cove runs on foot to the beach and by car to everything else: the sand at Lowdermilk Park is about 454 metres, or 6 minutes, on foot; NCH Baker Hospital is about 5 minutes by car, Fifth Avenue South about 6, and Southwest Florida International Airport about 43 minutes in free-flowing traffic.
The distances below are measured, not estimated, and the method is stated so you can check them.
Origin: the building’s footprint center, 26.16276 N, 81.80728 W. Walking routes were computed on 26 September 2026 with the OSRM foot profile on OpenStreetMap data (OSRM foot routing). The route runs west on Banyan Boulevard to the signalized crosswalk at Gulf Shore Boulevard North, then into the park.
Destination | Walking distance | Walking time |
|---|---|---|
Lowdermilk Park pavilion area | 424 m, about 0.26 mi | about 5.7 min |
The sand at Lowdermilk Beach | 454 m, about 0.28 mi | about 6 min |
The straight-line distance to the sand is about 1,213 feet. In plain terms the walk is about a quarter mile, across a signalized boulevard.
Routes were computed on 26 September 2026 with the public OSRM routing service, car profile, free-flow, no traffic, from the same origin. Destinations were geocoded with the US Census Bureau geocoder. January to April times on the longer routes run higher.
Destination | Drive distance | Drive time | Straight line |
|---|---|---|---|
NCH Baker Hospital, 350 7th St N | 1.51 mi | 4.8 min | 0.99 mi |
Lake Park Elementary, 1295 14th Ave N | 1.68 mi | 4.5 min | 0.94 mi |
Naples High School | 1.68 mi | 4.9 min | 1.03 mi |
Gulfview Middle, 255 6th St S | 1.95 mi | 5.5 min | 1.38 mi |
Fifth Avenue South | 2.23 mi | 5.6 min | 1.58 mi |
Naples Pier, 25 12th Ave S | 2.28 mi | 6.0 min | 2.14 mi |
Naples City Hall, 735 8th St S | 2.33 mi | 6.0 min | 1.78 mi |
Waterside Shops | 4.28 mi | 9.7 min | 3.50 mi |
Naples Municipal Airport | 4.47 mi | 10.3 min | 2.58 mi |
Mercato | 6.79 mi | 12.9 min | 6.33 mi |
Estero Village Hall | 19.67 mi | 32.4 min | 18.48 mi |
Marco Island, 51 Bald Eagle Dr | 19.44 mi | 35.6 min | 16.58 mi |
Southwest Florida International Airport (RSW) | 31.97 mi | 43.2 min | 25.00 mi |
Downtown Fort Myers | 42.38 mi | 55.8 min | 33.34 mi |
The airport run is about 43 minutes in free-flowing traffic; allow more in season.
Lowdermilk Park’s metered parking is $5.00 an hour with a $2.50 minimum, free with a valid City or County beach parking permit (City of Naples beach parking information). Coquina Cove owners who pay Collier County property tax qualify for a County permit, which helps when guests drive to the beach; residents usually walk (City of Naples beach parking permits).
Coquina Cove is in the City of Naples utility service area for water, sewer, trash and recycling, at the City’s published rates (City of Naples utility rate schedule). Whether the association pays those as a common expense or units are metered separately is set by the budget, which is not published. Mail and package handling at the building, and any vehicle, guest or quiet-hours rules, are in the association’s rules.
Coquina Cove residents reach US 41 by driving east on Banyan Boulevard to the Coquina Sands entrance, marked by the Coquina Sands Association’s sign at Banyan and US 41 (Coquina Sands Association membership benefits). Banyan Boulevard along the building is a divided street with a 30 mile-per-hour limit and bike lanes. Gulf Shore Boulevard North, a block west, carries the beach traffic.
Coquina Cove is in Zone AE beside tidal water. Check Collier County’s evacuation zone for 261 Banyan Boulevard and follow the County’s orders; in a two-story, 1973 building beside tidal water, a first-floor owner should plan to leave when a surge warning is issued. The County’s floodplain management office and the City’s floodplain pages carry the current maps (Collier County floodplain management; City of Naples flood zone maps).
On the county’s own yardstick, median just value per parcel on the 2026 roll, Coquina Cove at $407,440 is the lowest of the twelve Coquina Sands condominiums, with the smallest median unit of any of them at 864 square feet. It is also one of the few Coquina Sands buildings below three stories, and one of the least homesteaded.
The table compares Coquina Cove with its nearest neighbors on Banyan Boulevard and with the other small or older buildings on the corridor. Every row uses the same yardstick and the same source, so the numbers compare like for like.
Building | Form | Units | Median just value, 2026 roll | Median unit size (sq ft) | Median tax, 2026 roll | Homestead share | Built | Stories and milestone status | Site |
|---|---|---|---|---|---|---|---|---|---|
Coquina Cove | Condominium | 18 | $407,440 | 864 | $3,675 | 6% | 1973 | 2; not on City lists | 261 Banyan Blvd, north side, on a tidal basin |
Banyan Club | Condominium | 24 | $488,800 | 1,064 | $4,349 | 17% | 1970 | Under 3; not on City lists | 252 to 298 Banyan Blvd, south side |
Calusa Club | Cooperative | 19 | $454,600 | 988 | $3,970 | 5% | 1969 | 3; 2024 City list | 212 to 250 Banyan Blvd |
Eleven Hundred Gulfshore Club | Condominium | 39 | $413,000 | 940 | $3,720 | 10% | 1972 | 3; 2024 City list | 1100 Gulf Shore Blvd N, east side |
Del Mar Club | Cooperative | 82 | $422,500 | 850 | $3,617 | 9% | 1966 | 7; 2024 City list | 1300 Gulf Shore Blvd N, east side |
Lago Mar | Cooperative | 16 | $304,610 | 817 | $2,432 | 12% | 1963 | Under 3; not on City lists | 1550 Gulf Shore Blvd N |
Surfside Club | Condominium | 64 | $792,000 | 1,015 | $6,231 | 9% | 1963 | Under 3; not on City lists | 1065 Gulf Shore Blvd N |
Charleston Square | Condominium | 24 | $1,896,512 | Nine plans, 1,974 to 3,784 | $15,038 | 50% | 2004 | 3; 2029 City list | 1400 Gulf Shore Blvd N, next door to the west |
Sources: Collier County Property Appraiser roll, files dated 29 August 2026 (values, sizes, taxes, homestead, year built); City of Naples 2024 Milestone Buildings list and 2029 Milestone Buildings list (stories and status); Florida DBPR condominium project extract (units). Cooperative values are the county’s per-unit parcels; a cooperative owner holds shares and a proprietary lease, not a deed, so compare those rows with care.
Three things. First, among condominiums Coquina Cove is the entry point to Coquina Sands, about $5,560 below Eleven Hundred Gulfshore Club and about $81,000 below Banyan Club in median just value. Second, it is the smallest condominium product in the neighborhood; only the Del Mar Club and Lago Mar cooperatives have smaller median units. Third, per square foot it is not the cheapest: at a median of about $471.60 per square foot, Coquina Cove sits above Banyan Club’s median of about $458.50 on the same roll, a gap consistent with, though not proof of, value the county places on its waterfront site.
Coquina Cove’s two neighbors to the south are both older than it and neither backs onto water. Banyan Club is a 24-unit condominium on the south side of Banyan, compared in full in the next section. Calusa Club is a 19-unit cooperative, three stories with an elevator, on the City’s 2024 milestone list, which means shares and a proprietary lease rather than a deed, and a structural inspection regime that does not apply at Coquina Cove.
Of the older Gulf Shore Boulevard buildings, Eleven Hundred Gulfshore Club is the closest condominium match on price, at a median of $413,000 for a larger 940-square-foot unit, but it is a three-story building on the City’s 2024 milestone list. Next door to the west, Charleston Square is a 2004 condominium above shops, with a median value more than four times Coquina Cove’s. The two share the Banyan Boulevard corner, the Moorings Bay district and the walk to Lowdermilk Park, and almost nothing else.
Coquina Cove and Banyan Club face each other across Banyan Boulevard, both older two-story-scale condominiums a six-minute walk from Lowdermilk Park. Coquina Cove offers the lower price, water frontage and the Moorings Bay district; Banyan Club offers about 200 more square feet per unit and a much deeper resale record.
Both are R3-12 condominiums from the early 1970s, both are outside the milestone and SIRS regime, both are in Zone AE, both are zoned to the same three A-rated schools and neither publishes its rules. The differences are water, size, liquidity and price.
Question | Coquina Cove | Banyan Club |
|---|---|---|
Address | 261 Banyan Blvd, units 101 to 209 | 252 to 298 Banyan Blvd, each unit its own street number |
Side of Banyan Boulevard | North | South |
State project and units | PR1S019032, 18 units | PR1S016746, 24 units |
Declaration recorded | 21 December 1972 | 9 September 1970 |
Year built (county roll) | 1973 | 1970 |
Unit sizes (county roll) | All 864 sq ft | 22 at 1,064 sq ft; 2 at 1,534 sq ft |
Median just value, 2026 roll | $407,440 | $488,800 |
Median just value per sq ft | about $471.60 | about $458.50 |
Median tax, 2026 roll | $3,675.16 | $4,348.87 |
Water frontage | Seawalled tidal basin with finger piers; dock allocation unverified | None |
Moorings Bay Special Taxing District | Yes | No |
Pool | Yes, on the water side | Yes |
Elevator | None on file | None on file |
Milestone inspection and SIRS | Not required (two stories) | Not required (under three stories) |
FEMA zone | AE, base flood elevation 9 to 10 ft | AE, base flood elevation 9 ft |
Zoning and density | R3-12; about 19.6 units per acre | R3-12; about 22 units per acre |
Qualified sales, 60 months to 29 August 2026 | 1, at $499,000 | 7, median $580,000 |
Qualified sales, 120 months | 3, median $490,000 | 15, median $490,000 |
Record qualified sale | $499,000, unit 104, January 2026 | $685,000, 260 Banyan Blvd, September 2024 |
Homesteaded | 1 of 18 | 4 of 24 |
Owners mailing out of state | 12 of 18 | 10 of 24 |
Manager | Sandcastle Community Management | Newell Property Management |
Schools | Lake Park, Gulfview, Naples High | Same |
Sources: Florida DBPR condominium project extract; Collier County Property Appraiser roll and sales files dated 29 August 2026; City of Naples GIS, Moorings Bay Taxing District layer; FEMA National Flood Hazard Layer; City of Naples GIS parcels; City of Naples 2024 Milestone Buildings list.
In the 60 months to 29 August 2026, Banyan Club recorded seven qualified resales at a median of $580,000, all of them 1,064-square-foot units; Coquina Cove recorded one, at $499,000 for 864 square feet. Per square foot, Coquina Cove’s single sale, about $577.50, is above Banyan Club’s 60-month median of about $545, but one sale against seven is not a trend. Over the 120-month window both buildings have the same median, $490,000, on three sales at Coquina Cove and fifteen at Banyan Club.
This is the biggest practical difference. Banyan Club has recorded 65 qualified sales in its history and 15 in the last ten years; Coquina Cove has recorded 15 in its history and 3 in the last ten years. A Banyan Club seller has a steady stream of comparable sales to price from, and a buyer waiting for a unit usually has one to look at within a season. A Coquina Cove buyer may wait years for the right unit, and a Coquina Cove seller prices from a thin record.
Coquina Cove’s tidal basin, seawall and piers are the reason to choose it over its neighbor, and also its main long-term cost: a seawall is an association capital item, the Moorings Bay levy is small but permanent, and water on the north side sits beside the building’s lowest ground. Banyan Club’s lot has no water to maintain. If the piers matter to you, get the declaration’s pier language before you compare prices, because a unit with a usable pier and a unit without one are different products.
Choose Coquina Cove if you want the lowest condominium entry price in Coquina Sands by the county’s values, a compact 864-square-foot unit for seasonal use, a pool on the water side and a building backing onto tidal water inside the Moorings Bay district, and you accept very thin resale liquidity, a walk-up second floor and unverified dock rights.
Choose Banyan Club if you want about 200 more square feet, or one of its two 1,534-square-foot end units, a deeper resale record that makes pricing easier on both sides, each unit with its own street address, and a slightly higher homestead share, and you do not need water frontage.
Coquina Cove’s strengths are the lowest condominium entry price in Coquina Sands by county value, a waterfront lot with a pool and finger piers, a six-minute walk to Lowdermilk Park and no milestone or SIRS obligations. Its weaknesses are a pre-FIRM building in Zone AE, no elevator, unpublished documents and a very thin resale market.
We state both lists from the public record. Where a con depends on documents we have not seen, we say so.
Selling a Coquina Cove unit? Get a free Coquina Cove home valuation or call Jesse direct at (239) 898-6072.
Buying at Coquina Cove? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.
If you’re searching for a Coquina Cove listing agent, or thinking, ‘I need someone to sell my Coquina Cove home…’ start here. We tracked all 15 qualified Coquina Cove sales in the Collier County record, and McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, price from that record.
Data updated: September 2026 (Collier County recorded sales through 29 August 2026)
Coquina Cove is the Coquina Sands building where a seller has the fewest comparables and the most to explain. One qualified resale has recorded in five years, the county splits identical units into two value groups, and the buyer walking through your unit will ask about the piers, the reserves, the flood zone and the stairs before asking about the finishes. As the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate, and Jesse McGreevy and Marc Comisar account for over $900 million in personal sales inside that number. We bring that reach to a Coquina Cove listing, along with the file a Coquina Cove buyer will ask for.
Honors and recognition:
Southwest Florida MLS Matrix, pulled 26 September 2026: one closing at Coquina Cove in the last 60 months, $499,000 on 12 January 2026 after 32 days on market, at 91.06% of list price. The sales below are the county’s recorded deeds. The 12-month window to 29 August 2026 holds one qualified sale, and so do the 24-, 36- and 60-month windows; no window short of the building’s whole history reaches ten sales, so we list them.
Request a free Coquina Cove home valuation. We will pull your unit’s recorded history, the county’s current value for your group and floor, the three sales of the last ten years and the building’s documents, and give you a number and the reasoning behind it.
Talk to Jesse direct: (239) 898-6072, text or call.
A dedicated Coquina Cove seller guide is in preparation; until it is live, this section and a call to Jesse are the fastest route.
Buying instead? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.
Start with the three qualified sales of the last ten years, $410,000, $490,000 and $499,000, then adjust for your floor, your value group, condition and anything that goes with the unit, such as a pier or parking assignment. Use the county’s values to compare units with each other, not as a price, and check the Banyan Club sales across the street for the direction of the market.
The county says yes, by $70,000. The market has not proved it: in the last ten years the only lower-group sale, unit 207 at $490,000 in May 2021, landed within $9,000 of the January 2026 record for unit 104 in the higher group. Price from condition and position, and use the roll’s split as a question, not an answer.
Some will, mainly about flood and reserves, not about age itself. The building is outside the milestone and SIRS requirements, so the questions are whether ordinary reserves are funded, when the roof and seawall were last done, and where your unit’s floor sits against the base flood elevation. A seller who answers those in writing sells faster.
It adds to the building’s appeal, and per square foot the county values Coquina Cove’s parcels above those of Banyan Club, which has no water. Whether it adds value to your unit depends on your position and on any pier right that goes with it, which the declaration settles.
The estoppel certificate, the recorded declaration and amendments, the rules, the current budget and reserve schedule, any vote to waive reserves, the master insurance declarations, any pier or parking assignment, your unit’s elevation certificate if you have one, your renovation permits and your own tax bill. We order the association documents for you.
Yes. Most Coquina Cove owners do. We handle showings, inspections and the association’s approval steps locally, and the closing can be signed remotely through the title company. Tell us early if a tenant is in place or if the unit is in a trust, so the title work starts on time.
Coquina Cove owners and buyers work directly with Jesse McGreevy and Marc Comisar, not with a call center. The two have sold Southwest Florida real estate for more than twenty years, and before writing this guide they read the building’s state records, the City of Naples map layers and every recorded Coquina Cove instrument since 1973.
You can read the longer version of how the team was built on our about the McGreevy and Comisar team page. McGreevy and Comisar are the Domain Realty team behind this Coquina Cove guide: Jesse McGreevy, Sales Associate, and Marc Comisar, Broker Associate. Jesse has been in the business since October 2004, the team launched in October 2008, and both work the Naples beach-corridor condominium market that Coquina Cove sits in.
Between them that is more than twenty years of Southwest Florida transactions, and it is local in the literal sense: the team keeps offices from Naples to Fort Myers, and Jesse has lived in Estero since 2003.
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about our team at DomainRealtyGroup.com.
McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008. On a Coquina Cove page the credential that matters more is narrower than any award. Before writing this guide we read:
Jesse McGreevy is a top-reviewed Coquina Cove realtor, and McGreevy and Comisar’s clients say so on Google in their own words. The quotes below are genuine five-star client reviews reproduced verbatim. We publish no aggregate score and no star-rating widget. Read the full set on the McGreevy and Comisar Google Business Profile.
★★★★★ “If you’re looking for a Realtor in Naples (or nearby areas), Jesse is your guy. I referred a friend to him for a winter home search. He has great connections, sharp negotiating, and he found them an off-market brand new build. Highly recommend!” Ali Poklepovic, verified Google review
★★★★★ “Marc was great! He helped us find a place that matched our needs, without trying to upsell us into something too big. And he’s helped us settle into the area. 100% recommendation!” Guy Avagliano, verified Google review
★★★★★ “Working with Jesse was easy, I was kept up to date on all feedback from showings and the many open houses. Highly recommend!” Ann Perez, verified Google review
Selling a Coquina Cove home? Get a free Coquina Cove home valuation, or call Jesse direct at (239) 898-6072.
Buying at Coquina Cove? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.
Jesse McGreevy (Sales Associate) and Marc Comisar (Broker Associate) are licensed Florida REALTORS® with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC).
License status for either name can be verified directly through the Florida Department of Business and Professional Regulation’s public licensee search, which is the authority of record for Florida real estate licensure.
Video walkthroughs, market updates and community tours are published on the team’s own channel at McGreevy and Comisar on YouTube. The team also keeps a company page at McGreevy and Comisar on LinkedIn. Our guides to Coquina Cove’s Coquina Sands neighbors, Banyan Club, Calusa Club, Charleston Square, Eleven Hundred Gulfshore Club and Del Mar Club, are linked in the comparison and market sections above.
These Coquina Cove buyer questions are answered from the state’s condominium and elevator records for 261 Banyan Boulevard, the City of Naples map layers, FEMA’s flood map, the school district’s address records and the county roll and sales files dated 29 August 2026. Where the record stops, we say so.
Coquina Cove is at 261 Banyan Boulevard, Naples, FL 34102, on the north side of Banyan one block east of Gulf Shore Boulevard North, inside the City of Naples and the Coquina Sands neighborhood. Charleston Square is next door to the west, and Banyan Club and Calusa Club are across the street. The Moorings lies to the north, Old Naples to the south.
No. Coquina Cove is an interior building with no beach of its own and no private beach access. Its beach is Lowdermilk Park, a City park at the west end of Banyan Boulevard across Gulf Shore Boulevard North, about a quarter mile away.
About 454 metres, or 0.28 mile, to the sand, roughly six minutes on foot, and about 424 metres to the pavilion area. We routed the walk from the building’s footprint on 26 September 2026 with the OSRM foot profile; it crosses Gulf Shore Boulevard North at a signal (OSRM foot routing).
Yes, on the back. The parcel runs to a seawalled tidal basin at the south end of the Moorings Bay system, and the City places it inside the Moorings Bay Special Taxing District (City of Naples GIS, Moorings Bay Taxing District layer). It is not Gulf-front.
Finger piers are visible on the building’s seawall in the City’s 2020 aerial imagery, and the 1973 frame shows boats tied there. How dock space is allocated, and whether any pier goes with a particular unit, is unverified: it is set by the declaration and rules, which are not public. Ask before you rely on it.
Yes. The City of Naples’ 2020 aerial imagery shows a pool on the north side of the building, between the building and the water, with a sundeck (City of Naples 2020 aerial imagery). Whether it is heated is not verified.
No elevator appears in the state’s elevator records for 261 Banyan Boulevard (DBPR elevator extract). Second-floor units are reached by stairs unless the association’s documents show otherwise.
Eighteen: 101 to 109 on the first floor and 201 to 209 on the second. The state’s condominium file, the county roll and the school district’s address list all agree (Florida DBPR condominium project extract).
Every unit is 864 square feet on the county roll. That is the smallest median unit of any condominium in Coquina Sands; only the Del Mar Club and Lago Mar cooperatives are smaller.
The declaration was recorded on 21 December 1972 and the building was completed in 1973, the year the county roll gives for all 18 units and the year the City’s aerial photograph first shows it standing.
Two. The unit numbering runs across two floors, the building is absent from the City of Naples milestone lists that cover every condominium of three or more stories, and no elevator is on file (City of Naples, Milestone Inspections by Year).
The last three qualified sales were $499,000 in January 2026, $490,000 in May 2021 and $410,000 in September 2020 (Collier County Property Appraiser sales file, dated 29 August 2026). There have been too few sales for a meaningful median. The county’s 2026 just values run from $397,440 to $477,440.
$499,000 for unit 104 on 12 January 2026, recorded at OR 6545/259, about $577.50 per square foot. A $440,000 transfer of unit 201 in 2007 was flagged non-qualified by the county and is not a record.
Rarely. The building recorded one qualified resale in the five years to 29 August 2026 and three in ten years. Ten of its 18 units have had no qualified sale since 2006, and many transfers are family or trust deeds at $0.
Coquina Cove has a condominium association, not an HOA, and its assessment is not published. The exact figure comes from the estoppel certificate, which Florida caps at a $250 base fee, or from the current budget in the resale package (Florida Statute 718.116). We do not print a number we cannot verify.
A condominium association. Coquina Cove Condominium Apts, Inc. governs the building under Florida’s Condominium Act, Chapter 718. The Coquina Sands Association is a separate, voluntary neighborhood group at $90 a year, with no lien authority and no power over the building.
Sandcastle Community Management, 9150 Galleria Court, Suite 201, Naples, according to the state’s condominium file (Sandcastle Community Management). The manager is the route for documents, the estoppel certificate and approvals.
The pet rules are not published. They sit in the declaration and the board’s rules, which you receive in the resale package. Dogs are not allowed on City of Naples beaches regardless of the building’s rule.
Within limits. The City of Naples requires residential rentals of 30 days or longer, with limited exceptions (City of Naples, short-term rental guidelines), and the Coquina Cove declaration may set a longer minimum, a cap on leases a year or approval of tenants. Read the leasing article first.
Not in the vacation-rental sense. City rules require terms of 30 days or more, apart from a small number of shorter rentals a year, and bar advertising rentals of under 30 days. The declaration can be stricter.
No age restriction appears in any public record we could find, including the state’s condominium file. Confirm it in the declaration before you rely on it either way.
It may. Many Florida condominiums of Coquina Cove’s era require approval of buyers or tenants, but Coquina Cove’s approval rule is not public. If one exists, the fee is capped by statute at $150 per applicant and the timeline is in the declaration.
No. Florida’s milestone inspection applies to condominium and cooperative buildings “three habitable stories or more in height” (Florida Statute 553.899). Coquina Cove is two stories and is not on any City of Naples milestone list.
No. The structural integrity reserve study requirement “does not apply to buildings less than three stories in height” (Florida Statute 718.112). Ordinary reserves for the roof, painting, paving and large items still apply unless the members vote to waive or reduce them.
We found no special assessment, lawsuit or redevelopment offer in any public source. Every building can face one, and with 18 owners sharing costs, each owner’s share of a roof, seawall or insurance deductible is large. The estoppel certificate and the last year of board minutes are where to look.
FEMA Zone AE on panel 12021C0391J, effective 8 February 2024, with a base flood elevation of 9 feet NAVD88 at the center and east end and 10 feet at the west end (FEMA National Flood Hazard Layer).
Nine feet NAVD88 at the building’s center and east end, 10 feet at its west end. Ground under the building samples about 5.4 to 6.6 feet (USGS Elevation Point Query Service). A unit’s own elevation certificate shows its finished floor.
A lender requires it in Zone AE; a cash buyer does not have to buy it, but the association’s master policy and your own contents coverage are what stand between you and a flood loss. In a pre-FIRM building in Zone AE, most cash buyers still insure.
No public source reports Ian damage at 261 Banyan Boulevard, and we do not infer any. Ask the association for its claim and repair history and check the City’s permit portal for post-storm permits (City of Naples permit portal).
Lake Park Elementary, Gulfview Middle and Naples High School, each rated A for 2025-26. The school district’s address database returns the same three schools for all 18 units (Collier County Public Schools attendance zones 2026-27).
R3-12 Multifamily, with a future land use of Residential, Medium Density (City of Naples GIS, CityView property and zoning layers). The district caps density at 12 units per net acre and height at 30 feet.
Only if the owners chose to terminate the condominium under Florida law, and any new building would face today’s R3-12 limits, which by our arithmetic allow about 11 units on this parcel against 18 today. What could be rebuilt after a disaster depends on the City’s nonconformity rules, which City Planning must confirm.
Yes. The City’s district layer returns Coquina Sands, Unit 2, Block I, Lots 1 to 16 at the building. The district levies 0.0125 mills, about $5 a year per $400,000 of taxable value, to fund dredging and water quality (City of Naples, Moorings Bay Special Taxing District).
The 2026 roll shows a median total bill of $3,675.16, from $3,458.48 to $4,306.57. A buyer’s first-year bill resets to the purchase price; at $499,000 that is about $4,523 before any homestead exemption (our arithmetic on the 2025 adopted City of Naples rates).
It depends on what you want. Coquina Cove has the lower county values, the water and the Moorings Bay district; Banyan Club has larger units, 1,064 square feet against 864, and a far deeper resale record, 15 qualified sales in ten years against 3. The comparison section above has the full decision table.
No. Coquina Club is a separate 69-unit condominium at 3200 Gulf Shore Boulevard North, ZIP 34103, outside Coquina Sands, with two elevators and four stories; it appears on the City’s 2024 milestone list. Coquina Gardens, on Marco Island, is a different property too.
No. One of 18 units is homesteaded on the 2026 roll, and 12 of 18 owners receive their tax mail outside Florida. It is one of the most seasonal buildings in Coquina Sands.
That depends on your time horizon and the building. At Coquina Cove the recorded prices rose from about $220,000 in 2011 to about $500,000 in 2021 and 2026, but the building sells rarely, which cuts both ways at resale. Read the reserves and the flood file before you decide.
The declaration with amendments, articles, bylaws, rules, the current budget and reserve schedule, the latest financial statement, the insurance declarations, recent board minutes, the question-and-answer sheet and the estoppel certificate. If you have not received them more than seven business days before signing, Florida gives you seven business days after receipt to cancel (Florida Statute 718.503).
Yes, if it is your permanent Florida residence on 1 January and you apply by 1 March. As a deeded condominium unit it qualifies like any other residence (Florida Statute 196.031). Only one owner does so today.
Usually, but a lender will review the condominium project: its budget, reserves, insurance, owner-occupancy and any litigation. A building with one homesteaded unit and possibly waived reserves may draw questions, so involve your lender early and give it the budget and insurance pages.
Because units come up rarely and the record is thin. McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, read every recorded Coquina Cove instrument before writing this page, and we know which documents answer the questions a listing does not. Call Marc at (239) 287-5873.
These Coquina Cove seller questions are answered from the Collier County Property Appraiser roll and sales files dated 29 August 2026, the Florida statutes that govern condominium resales, FEMA’s flood data and the City of Naples records for 261 Banyan Boulevard. Where the answer depends on your unit’s documents, we say which ones.
McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008 and the #1 team in Southwest Florida since 2012. For this guide we tracked every recorded Coquina Cove instrument since 1973, and we price a Coquina Cove unit from that record, its county value group, its floor and its documents. Call Jesse at (239) 898-6072.
Yes, Florida law allows it, but at Coquina Cove a seller without an agent has to assemble the resale disclosure package, order the estoppel certificate, manage any association approval, price from one sale in five years and answer flood, reserve and pier questions alone. McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, handle all of it and market to a qualified-buyer database.
Your unit’s value starts with the three qualified sales of the last ten years, $410,000, $490,000 and $499,000, adjusted for floor, value group, condition and anything that goes with the unit. The county’s 2026 just value for your unit is between $397,440 and $477,440. Request a free Coquina Cove home valuation for a number and the reasoning behind it.
Use the ten-year record, not the five-year one, then look across Banyan Boulevard at Banyan Club’s recent sales for the direction of the market, adjusting for its larger units. Use the county’s values only to rank units within the building. A thin record rewards a precise, well-documented listing price.
Unit 104 sold for $499,000 on 12 January 2026 (OR 6545/259), the building’s highest qualified price. Since then the county has recorded only $0 transfers on the building’s parcels, through 29 August 2026.
The county roll values units ending 01 to 04 at $70,000 more than units ending 05 to 09 on each floor, but it does not say why. Position relative to the water or the pool is plausible and unconfirmed. The declaration’s site plan shows where each unit sits.
The county values each second-floor unit $10,000 above the one beneath it. Recorded sales are too few to prove a market premium: the record sale was a first-floor unit. Second floors trade stairs for distance from the flood elevation; first floors trade flood exposure for no stairs.
The Naples Area Board of REALTORS reported 147 days on market until sale for Naples Beach area condominiums in July 2026 (NABOR market statistics). That is an area-wide figure, not a Coquina Cove figure; the county record does not show marketing time.
Only if the declaration says so. The approval rule is not public. If approval is required, we build the timeline into the contract and submit the application early, because a slow approval can delay the closing.
It is the association’s statement of what is owed on your unit. The association must issue it within 10 business days, and the fee is capped at $250 if your account is current, plus up to $100 for delivery within three business days and $150 more if the account is delinquent (Florida Statute 718.116).
The declaration, articles, bylaws and rules, the most recent annual financial statement and budget, and the question-and-answer sheet (Florida Statute 718.503). Deliver them early, because the buyer’s cancellation window runs from receipt.
Yes, if the buyer did not receive the documents more than seven days, excluding weekends and legal holidays, before signing. The contract is then voidable by the buyer for seven such days after receiving them. Delivering the package before the contract closes that window.
Florida sellers must disclose known facts that materially affect value and are not readily observable, and flood history is the classic example. Disclose any flooding, claims or repairs you know of, and ask the association for the building’s claim history so your disclosure is complete.
It shapes the buyer’s flood-insurance quote, which can matter more for a first-floor unit. It does not stop a sale. An elevation certificate for your unit turns a worry into a number, which is why we ask for one early.
Yes, if the buyer finances with a federally backed mortgage, because Coquina Cove is in Zone AE. Cash buyers can choose, but most insure. The association’s master flood policy covers the building; the buyer’s policy covers contents and improvements.
No law requires one to sell, but it is the document that tells a buyer’s insurer where your floor sits against the 9 to 10 foot base flood elevation. If the association or a past owner has one, include it; if not, a surveyor can prepare one.
It helps in one way: at two stories the building has no milestone inspection or structural reserve study to fund. Buyers will still ask whether ordinary reserves are funded or waived, so have the budget and reserve schedule ready.
It can. Lenders review a condominium’s budget and reserves, and a building whose members have waived reserves may face closer review. Provide the current budget and reserve schedule at the start, so any lender question comes up early.
Usually not a full renovation. Clean, repair, paint and fix anything an inspector would flag. At a building with this few sales, a well-kept original unit priced right often does better than a rushed renovation, and any renovation needs association approval and City permits.
Yes. Many seasonal buyers want a furnished unit. List the furniture on a separate inventory, agree on whether it carries a separate price, and keep it out of the loan appraisal unless the lender agrees.
Yes. The buyer takes the unit subject to the lease, so the lease term, showing rights and closing date must be coordinated. A rental amendment adopted after you bought may not bind you, but it will bind your buyer (Florida Statute 718.110).
The way 12 of the building’s 18 owners would: remotely. We manage showings, inspections and the association steps locally, and the title company arranges remote or mail-away signing. You do not need to fly in.
In Florida the deed carries documentary stamp tax of $0.70 per $100 of price, about $3,493 on a $499,000 sale, allocated by the contract (Florida Statute 201.02). Capital gains are a federal and personal tax matter for your adviser; Florida has no state income tax.
Most seasonal buyers are in Naples from January to April, which is when showings peak. At a building with a small buyer pool, listing ready in late fall or early winter puts your unit in front of them when they arrive.
With someone who knows this building’s record. The value groups, the piers, the reserves, the flood line through the footprint and the rival across the street are specific to Coquina Cove, and a buyer’s agent will ask about all of them.
Over the last ten years both buildings have a median of $490,000, on 3 sales at Coquina Cove and 15 at Banyan Club. Banyan Club’s units are larger, 1,064 square feet, and its 60-month median is $580,000 on seven sales. Per square foot, Coquina Cove’s January 2026 sale was higher.
By county value, Coquina Cove has the lowest median of the twelve Coquina Sands condominiums, $407,440 on the 2026 roll. In the neighborhood’s 2024 to 2026 resale comparison, its $499,000 was the second lowest of thirteen associations.
That depends on the declaration and rules, which are not public. If a pier is a limited common element assigned to your unit, it normally passes with the unit; if the association allocates piers by rule or lease, it may not. Get the answer in writing before you market the pier.
Disclose it, with what was repaired and by whom, and gather the permits. A documented repair is a selling point in a pre-FIRM building; an undocumented one is a problem for the buyer’s inspector and insurer.
Possibly, in either direction. FEMA’s preliminary maps target an effective date in summer 2027, and the proposed zone at 261 Banyan Boulevard is not yet verified (Collier County, proposed flood map). We check the preliminary panel before we price.
Any adopted special assessment appears on the estoppel certificate and must be disclosed. We found none in public sources. If one has been proposed, tell us, because the contract should say who pays it.
It ends with your ownership, and the unit is reassessed at just value for the buyer on the next 1 January. If you buy another Florida homestead, you may port up to $500,000 of your accumulated Save Our Homes benefit (Florida Statute 193.155).
It is the City of Naples’ 0.0125-mill levy on waterfront properties on the Moorings Bay system, which funds dredging, navigability and water quality. At Coquina Cove it is about $5 a year per $400,000 of taxable value, and it shows buyers the parcel is legally waterfront.
Any buyer can make an offer, but terminating a Florida condominium to sell it whole requires the owner vote and procedures set by statute and the declaration. We found no public record of a redevelopment offer for Coquina Cove, and we do not speculate on one.
Three qualified sales in the 120 months to 29 August 2026: $410,000, $490,000 and $499,000. Nine qualified resales have recorded since 2006.
$499,000 for unit 104, recorded 12 January 2026 at OR 6545/259, the highest qualified sale in the building’s history.
Request a free Coquina Cove home valuation or call Jesse direct at (239) 898-6072. We will pull your unit’s recorded history, its county value group and floor, the building’s documents and the Banyan Club sales across the street, and give you a number with the reasoning.
Every Coquina Cove fact on this page comes from a City of Naples record or map layer, a Florida statute or state file, FEMA, NOAA or USGS data, a Collier County agency, the county’s roll and sales files dated 29 August 2026, a developer’s release or a named news report. Southwest Florida MLS Matrix, pulled 26 September 2026: one closing at Coquina Cove in the last 60 months, $499,000 on 12 January 2026 after 32 days on market, at 91.06% of list price.
The primary sources are grouped below by who issued them and numbered continuously. Recorded instruments are cited by Official Records book and page and are on file with the Collier County Clerk of Courts. Where a document names a private individual, we cite the document and do not repeat the name.
The official Coquina Cove documents below are issued by the City of Naples, the Florida Department of Business and Professional Regulation, FEMA, the National Hurricane Center and the Florida Office of Insurance Regulation. They are the public documents we read for this page, and the ones a Coquina Cove buyer or seller should read before signing.
The Declaration of Condominium is recorded with the Collier County Clerk of Courts and comes to buyers through the association’s resale package.
Document | Issued by | Date | What it covers | Link |
|---|---|---|---|---|
2024 Milestone Buildings list | City of Naples Building Department | 2024 | Every three-story-plus condominium and cooperative due in 2024; Coquina Cove is absent, Coquina Club and Calusa Club are listed | |
Short-term rental guidelines | City of Naples Code Compliance | Current | The 30-day rental floor and advertising rule in residential districts | |
Ordinance 93-7017 | City of Naples | 1993 | Rebuilding nonconforming structures after a catastrophe | |
Seawall Owners Manual | City of Naples | Current | Seawall care and rules for Moorings Bay district properties | |
Condominium project extract | Florida DBPR | Current | Coquina Cove, PR1S019032, 18 units, recorded 21 December 1972, managing entity | |
National Flood Insurance Program glossary | FEMA | Current | Definitions including pre-FIRM and post-FIRM buildings | |
Tropical Cyclone Report, Hurricane Ian | National Hurricane Center | 2023 | Storm surge and inundation in Naples | |
Uniform Mitigation Verification Inspection Form OIR-B1-1802 | Florida Office of Insurance Regulation | Current | The wind mitigation form insurers use |
Market data from Collier County recorded sales, pulled September 2026.
McGreevy and Comisar, Best Realtor for Coquina Cove. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.
Thinking about buying or selling in Southwest Florida? Tell us what you are trying to do and we will tell you honestly what it will take. McGreevy and Comisar, Domain Realty Group.
