Eleven Hundred Gulfshore Club is a 39-unit, three-story 1972 condominium at 1100 Gulf Shore Blvd N in Coquina Sands, Naples: every unit 940 sq ft, east of the boulevard, a short walk to Lowdermilk Park. Talk to McGreevy and Comisar.
McGreevy and Comisar are the team Eleven Hundred Gulfshore Club owners call first when it is time to sell, and the team buyers call when they want the building’s real record before they sign. Jesse McGreevy and Marc Comisar lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012, and for this guide they read every recorded Eleven Hundred transfer on the Collier County roll, the state’s condominium and elevator registrations, and the statutes that govern a Florida condominium sale.
By Jesse McGreevy and Marc Comisar, McGreevy and Comisar, Domain Realty Group. Updated September 2026.
Eleven Hundred Gulfshore Club is a 39-unit, three-story condominium inside the neighborhood of Coquina Sands in Naples, Florida. It stands at 1100 Gulf Shore Boulevard North, ZIP 34102, on the east side of the boulevard, across the street from the private Olana site at 1121 and about a four to five minute walk south of Lowdermilk Park. Built in 1972, it is one of the lowest price points on Gulf Shore Boulevard North.
Owners and neighbors know the building by several names. The association’s corporate name is ELEVEN HUNDRED GULF SHORE CLUB, INC.; the Florida Department of Business and Professional Regulation registers the condominium as ELEVEN HUNDRED GULFSHORE CLUB, project PR1S018304, with exactly 39 units (DBPR condominium extract); the City of Naples milestone list still carries the original name, ELEVEN HUNDRED GULF SHORE APTS INC. A CONDO (City of Naples 2024 Milestone Buildings); the state’s elevator record calls it the 1100 CLUB (DBPR elevator extract); and most people on the boulevard simply say “the 1100 Club.” They are one building.
One fact belongs at the top of this page, because the address sounds like the beach: Eleven Hundred Gulfshore Club is not on the sand. The City of Naples’ address points, street centerlines and building footprints all put the building on the east side of Gulf Shore Boulevard North, between the boulevard and Oleander Drive, with its west wall roughly 50 feet east of the road’s centerline (City of Naples address points; City of Naples street centerlines; City of Naples building footprints). Across the street is 1121 Gulf Shore Boulevard North, the former Bahama Club and now the private Olana Naples site. The public route to the beach is a short walk north to Lowdermilk Park, the City’s beachfront park.
This page is built from the Collier County Property Appraiser’s bulk roll for all 39 Eleven Hundred units and every recorded transfer since June 1972 (files dated 29 August 2026); the Florida DBPR condominium and elevator registrations; the Florida Division of Corporations record for the association; the City of Naples 2024 milestone building list and its zoning, parcel, address, sidewalk, park and floodplain layers; FEMA’s National Flood Hazard Layer; Florida DEP’s coastal construction line; Collier County’s evacuation layer; Chapters 718 and 553 of the Florida Statutes; and Collier County Public Schools’ attendance zones. Where the public record stops, we say so and name the document that would answer the question.
If you own at Eleven Hundred and are thinking about a sale, start with the market snapshot and the seller section, then call Jesse. If you are buying, the sections on the 940-square-foot residences, the milestone and reserve-study law, and what the association must hand you before you sign will tell you whether Eleven Hundred fits before you tour.
McGreevy and Comisar are the best realtor for Eleven Hundred Gulfshore Club 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 an Eleven Hundred read built on every recorded transfer in the building since 1972.
If you’re searching for the best realtor for Eleven Hundred Gulfshore Club in Coquina Sands, Naples, whether you’re ready to sell your Eleven Hundred Gulfshore Club 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 Eleven Hundred for a specific reason: it is the most uniform condominium on Gulf Shore Boulevard North. The county roll carries all 39 units at the same 940 square feet and the same 1972 build year, and values them in only three tiers: $403,000, $413,000 and $423,000 (Collier County Property Appraiser roll, tax year 2026 preliminary, files dated 29 August 2026). The market does not follow the tiers neatly. The seven qualified resales of the last five years ran from $465,000 to $630,000, every one of them above the county’s value for the same unit, and the record was set by a first-floor unit, not a third-floor one. Several priced transfers, including a $721,000 transfer in 2023 and a $700,000 transfer in 2025, were recorded but not qualified by the county at all. A listing agent who prices an Eleven Hundred unit off one online number, without separating floor, position, condition, qualification and the building’s reserve position, misses most of that.
Recent Eleven Hundred Gulfshore Club track record (last 60 months): In the 60 months to 29 August 2026 Eleven Hundred Gulfshore Club recorded seven qualified resales in the county’s records, with a median of $560,000 and a range of $465,000 to $630,000 (Collier County Property Appraiser roll and sales history, files dated 29 August 2026, newest qualified Eleven Hundred sale recorded 15 June 2026). No shorter window reaches ten sales: 12 months holds five, 24 months six and 36 months seven, so we list all seven sales in the market snapshot rather than lean on a median. The highest qualified Eleven Hundred sale on record is $630,000, for unit 103, recorded 17 April 2026 (Official Records Book 6580, Page 2571, on file with the Collier Clerk). In the Southwest Florida MLS Matrix, pulled 26 September 2026, Eleven Hundred Gulfshore Club shows 9 closings in the last 60 months, from $337,500 to $721,000 at a median of $560,000, with a median 35 days on market and a median 93.49% of list price; 4 of them closed in the last 12 months, at a median of $563,500, and one residence was listed at $679,000 and one was pending on the pull date. The sales here are the county’s recorded deeds. Ask us and we will walk you through all seven sales one by one.
For Eleven Hundred Gulfshore Club 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 Eleven Hundred the marketing has to reach the right buyer: 25 of the 39 owners mail their tax bills outside Florida, so the typical buyer is a second-home or seasonal buyer from the Northeast or Midwest, and the typical seller is selling from out of state (Collier County roll, 2026). We build the condominium file before the first showing: the declaration, articles, bylaws, rules, budget and year-end financial report that Florida requires a seller to deliver (Florida Statute 718.503); the association’s estoppel certificate, which states the regular assessment, any special assessment and whether the board must approve the buyer (Florida Statute 718.116); the milestone inspection summary and the structural integrity reserve study, which a post-2024 buyer must be offered; and your own unit’s tax and homestead facts.
For Eleven Hundred Gulfshore Club buyers: the first question at Eleven Hundred is the building’s condition and reserves, because a 1972 three-story building sits exactly at the floor of Florida’s milestone and reserve-study laws. The second is the unit’s position and condition, because the county’s own tiers and the seven recent sales both say they move the price. The third is the document file: the declaration and rules for leasing and pets, the budget and reserves, the master insurance declarations, and what the City would allow to be rebuilt on the site after a casualty. Sellers and buyers comparing the best real estate agents in Naples should ask each one to answer those three questions for a specific Eleven Hundred unit number; we answer them below.
Honors and recognition:
Selling your Eleven Hundred Gulfshore Club home? Get a free Eleven Hundred Gulfshore Club home valuation or call Jesse direct at (239) 898-6072.
Buying a home in Eleven Hundred Gulfshore Club? Call Marc at (239) 287-5873 for a personalized buyer consultation, or read how we represent buyers in Southwest Florida.
Living in Eleven Hundred Gulfshore Club means a 940-square-foot condominium in a three-story, elevator-served 1972 building on Gulf Shore Boulevard North, a pool on the property, and Lowdermilk Park’s beach, restrooms and showers a four to five minute walk north, inside the City of Naples and about five minutes by car from Fifth Avenue South.
Eleven Hundred is the Coquina Sands building that most buyers meet on foot: it faces the boulevard at a walking scale, three floors of thirteen units each, with single-family Oleander Drive at its back. What follows is what daily life there looks like, drawn from the county roll, the City’s records and Florida’s condominium law.
Eleven Hundred Gulfshore Club is a residential condominium under Florida Chapter 718. Each owner holds a deed to one unit plus an undivided share of the common elements, and the association, ELEVEN HUNDRED GULF SHORE CLUB, INC., runs the building. Florida DBPR carries it as condominium project PR1S018304, file 62525, Approved and Recorded, with 39 units (DBPR condominium extract). The City lists it as a condominium, three stories, built 1972 (City of Naples 2024 Milestone Buildings). It is not a cooperative, and it is not an HOA.
The building fills the block between Gulf Shore Boulevard North on the west and Oleander Drive on the east, on a City parcel of 1.78 acres, number 06230400005, in Section 33, Township 49 South, Range 25 East (City of Naples parcels layer). The next building north on the same side of the boulevard is The Parador at 1200. To the south, past the Oleander Drive and Crayton Road junction, lie the grounds of the Naples Beach Club. To the east are the single-family homes of Oleander Drive, zoned R1-15 (City of Naples zoning layer). The City’s own neighborhood layer places the property inside Coquina Sands (City of Naples CityView property and zoning service).
On this stretch of Gulf Shore Boulevard North the even-numbered addresses sit on the east side and the odd numbers on the Gulf side, and 1100 follows the pattern. The City’s street centerline for the 1100 block assigns 1100 to 1198 to the east side of the road, and the City address point for 1121, directly across the street, plots about 425 feet farther west at the same latitude. FEMA’s flood map agrees: the Eleven Hundred footprint is in Zone AE, and the VE zone that marks the Gulf-front sites begins roughly 170 to 200 meters west, seaward of the Olana site (FEMA National Flood Hazard Layer). Crossing the road here does not put you on a public beach: 1121 is private land. The practical reading for a buyer is still positive. Eleven Hundred owners reach the Gulf through Lowdermilk Park, one of only two City beach locations with full restrooms and showers, without paying for Gulf frontage.
The City’s footprint layer shows one building of about 14,770 square feet on the ground, roughly 47 meters east to west and 69 meters north to south. The county roll numbers the units 101 to 113, 201 to 213 and 301 to 313, thirteen on each floor, which matches DBPR’s 39 units and a single elevator with three landings. Thirteen units of 940 square feet make 12,220 square feet of living area a floor, which leaves roughly 2,500 square feet of each floor for halls, stairs, the elevator and service space (our arithmetic on the City footprint and the county roll). Whether the corridors are enclosed or open-air walkways is not in any public record, and we do not describe them.
Mostly second-home owners from the Northeast and Midwest. Of the 39 Eleven Hundred units, 25 (64%) mail their tax bills outside Florida, one of them to Canada; the most common states after Florida are New York (6), Illinois (4), and Massachusetts, New Jersey, Ohio and Tennessee (2 each). Only 4 of 39 units (10.3%) carry a homestead exemption: units 106, 111, 205 and 206 (Collier County Property Appraiser roll, 2026 preliminary). That profile shapes everything from the building’s quiet summers to who shows up at the annual meeting, and it puts Eleven Hundred squarely in the seasonal pattern of the Gulf Shore Boulevard buildings rather than the year-round pattern of the neighborhood’s inland streets.
A morning walk takes you out the door and north along the east-side sidewalk of Gulf Shore Boulevard North, across the marked crosswalk near The Parador, and up the west-side sidewalk to the Lowdermilk Park entrance, about a fifth to a quarter of a mile (City of Naples sidewalks layer). The park opens at 5:00 a.m. and closes at 11:00 p.m., and has sand volleyball, a children’s playground, picnic tables, rentable gazebos, ADA beach mats and beach wheelchairs (City of Naples, Lowdermilk Park). Back at the building there is the Eleven Hundred Club pool, which the Florida Department of Health inspected with a Satisfactory result on 15 May 2026. Fifth Avenue South is about five minutes by car, NCH Baker Hospital about four, and the Village Shops on Venetian Bay about seven (free-flow road-network routing from the City address point, 26 September 2026).
Eleven Hundred’s owners-only website sits behind a log-in, and its governing documents are not posted anywhere public (archived association owner portal, June 2026). The regular assessment, any special assessment, the leasing rules, the pet rules, parking, storage and laundry arrangements, and any sale approval process are not in any primary public source. That is common for an older Naples condominium, and it is not a warning sign in itself. It does mean the buyer’s file comes from the association, through the documents Florida law requires it to hand over, and we list each one below.
A 1972 three-story concrete building on the Gulf coast sits exactly at the floor of every modern safety deadline Florida has set for condominiums. Eleven Hundred is on the City’s list of buildings due a first milestone structural inspection by 31 December 2024, and as a condominium association that existed before July 2022 with a building of three stories, it had to complete a structural integrity reserve study by 31 December 2025 (Florida Statute 553.899; Florida Statute 718.112). Whether the inspection and the study were completed, and what they found, is not published by the City or the association. A buyer is entitled to see both, and we ask for them first.
Eleven Hundred Gulfshore Club recorded seven qualified resales in the 60 months to 29 August 2026, from $465,000 to $630,000, with a median of $560,000 (Collier County Property Appraiser sales history). Five of the seven closed in the last twelve months. No shorter window reaches ten sales, so below we list all seven.
Data updated: September 2026 (Collier County recorded sales through 29 August 2026)
Southwest Florida MLS Matrix, pulled 26 September 2026: 9 closings at Eleven Hundred Gulfshore Club in the last 60 months, at a median of $560,000. The sales below are the county’s recorded deeds. We tracked every recorded Eleven Hundred Gulfshore Club sale in the Collier County roll through 29 August 2026: 39 unit parcels and 249 deed records since June 1972, 92 of them county-qualified sales, each with the county’s own “qualified” flag and its Official Records book and page. A qualified sale is one the county treats as an open-market, arm’s-length price. A transfer the county does not qualify (a family transfer, a trust or estate deed, a corrective deed, or a priced transfer the county set aside for its own reasons) is reported separately and never mixed into a median.
Eleven Hundred is a small market with a clean yardstick. Thirty-nine units produced between zero and five qualified sales a year this decade, and none at all in 2022 or 2023. So we follow the card rule: widen the window 12, 24, 36, then 60 months until it holds ten sales, and if none does, list the sales. None does. Because every unit on the roll is 940 square feet, price per square foot compares like with like here in a way it rarely does in a Naples condominium.
Collier County Property Appraiser sales history, files dated 29 August 2026, qualified sales at 1100 Gulf Shore Boulevard North recorded 29 August 2021 to 29 August 2026. Price per square foot uses the roll’s 940 square feet, which is the same for all 39 units.
Recorded | Unit | Floor | Sale price | $ per roll sq ft | 2026 county just value | Price to value | Official Records |
|---|---|---|---|---|---|---|---|
15 June 2026 | 304 | Third | $560,000 | $596 | $413,000 | 1.36 | 6599/2122 |
15 May 2026 | 101 | First | $570,000 | $606 | $413,000 | 1.38 | 6589/3683 |
17 April 2026 | 103 | First | $630,000 | $670 | $413,000 | 1.53 | 6580/2571 |
9 February 2026 | 108 | First | $567,000 | $603 | $413,000 | 1.37 | 6552/3533 |
5 January 2026 | 301 | Third | $555,000 | $590 | $423,000 | 1.31 | 6543/725 |
30 June 2025 | 110 | First | $465,000 | $495 | $413,000 | 1.13 | 6486/3592 |
29 March 2024 | 312 | Third | $502,000 | $534 | $413,000 | 1.22 | 6347/144 |
Seven sales, total $3,849,000, mean about $549,857, median $560,000 (an odd count, so the median is an observed price, unit 304’s June 2026 sale). The median price per roll square foot is $596, and the range is $495 to $670. The Official Records instruments are on file with the Collier Clerk; the county roll carries the book and page.
Window to 29 August 2026 | Qualified sales (n) | Median | Low | High |
|---|---|---|---|---|
12 months | 5 | $567,000 | $555,000 | $630,000 |
24 months | 6 | $563,500 (even n: $560,000 and $567,000) | $465,000 | $630,000 |
36 months | 7 | $560,000 | $465,000 | $630,000 |
60 months | 7 | $560,000 | $465,000 | $630,000 |
120 months (depth only) | 24 | $382,500 | $258,000 | $630,000 |
The 36- and 60-month windows hold the same seven sales because Eleven Hundred recorded no qualified sale between June 2021 and March 2024. The 60-month window misses unit 109’s $420,000 sale of 1 June 2021 by about three months. The twelve-month qualified volume was $2,882,000 across five sales, all five recorded between January and June 2026. Reaching back ten years gives 24 qualified sales at a median of $382,500; that figure mixes prices from before and after 2020 and belongs in the trend, not the headline. The county’s full history holds 92 qualified sales since June 1972, whose median of $91,250 mixes 1972 prices with 2026 prices and means nothing as a price.
The county recorded 18 instruments on Eleven Hundred parcels in the 36 months to 29 August 2026: seven qualified sales, three priced transfers the county did not qualify ($138,400 to $700,000), and eight at $0. A $0 or nominal deed in a condominium is usually a transfer into or out of a trust, an estate, a family member or a corrective filing. The roll shows the county’s flag but not its reason, so we do not characterize any individual unqualified transfer, and we never use one as a comparable.
Priced transfers the county did not qualify, 2016 onward | Unit | Amount | Official Records |
|---|---|---|---|
10 October 2025 | 209 | $700,000 | 6517/3328 |
4 March 2025 | 109 | $138,400 | 6460/1705 |
5 September 2023 | 103 | $337,500 | 6285/2634 |
23 February 2023 | 302 | $721,000 | 6222/2544 |
18 January 2022 | 305 | $575,000 | 6074/229 |
3 June 2019 | 110 | $283,000 | 5639/786 |
9 March 2017 | 210 | $135,000 | 5372/2723 |
2 February 2016 | 302 | $205,000 | 5238/3560 |
The largest priced transfer of any kind on Eleven Hundred’s record is $721,000 for unit 302 in February 2023, recorded the same day as a $0 deed on the same unit (Official Records 6222/2537), and the county did not qualify it. The $700,000 transfer of unit 209 in October 2025 was not qualified either. Neither is a sale price we can rely on, and neither is the record. The gap in the qualified series in 2022 and 2023 is not a gap in activity: priced transfers recorded in both years, and the county set each of them aside. Why is not in the roll; the instruments are on file with the Collier Clerk.
The highest qualified sale in Eleven Hundred’s recorded history is $630,000 for first-floor unit 103, recorded 17 April 2026 (Official Records 6580/2571), about $670 per roll square foot and 1.53 times the county’s 2026 value for the unit. Unit 103 had recorded a $337,500 transfer in September 2023 that the county did not qualify. We found no City permit record describing work in the unit between the two, and we do not speculate about what changed; a buyer’s appraiser will see both deeds, and so should a seller.
The county holds 92 qualified Eleven Hundred sales from June 1972 to June 2026. A single median across that span would mix 1972 and 2026 prices and say nothing about today, so we show the history by period instead.
Period | Qualified sales | Median | Low | High |
|---|---|---|---|---|
1972 to 1979 | 8 | $24,900 | $23,900 (see note) | $39,500 |
1980 to 1989 | 16 | $74,500 | $40,100 | $80,000 |
1990 to 1999 | 23 | $79,900 | $73,000 | $92,500 |
2000 to 2004 | 5 | $225,000 | $135,000 | $265,000 |
2005 to 2011 | 0 | none qualified | ||
2012 to 2013 | 8 | $183,000 | $169,000 | $210,000 |
2014 to 2017 | 11 | $265,000 | $230,000 | $283,000 |
2018 to 2020 | 9 | $305,000 | $258,000 | $365,000 |
2021 to 2023 | 5 | $445,000 | $400,000 | $450,000 |
2024 to 2026 | 7 | $560,000 | $465,000 | $630,000 |
Source: Collier County Property Appraiser sales history, qualified sales only, files dated 29 August 2026; periods and medians are our arithmetic. The first deeds of June and July 1972 recorded $23,900 to $24,900 a unit; the 1970s count also includes a $2,400 deed on unit 213 in June 1972 that the county flagged as qualified, which is plainly not a unit price, so we show the low as $23,900. The county qualified no Eleven Hundred sale between 2005 and 2011, though priced transfers were recorded in 2005, 2006 and 2007; we do not fill that gap with a guess. From 2016 to the first eight months of 2026 the calendar-year median roughly doubled, from $275,000 on three sales to $567,000 on five, with the caveat that samples this small always need their n beside them.
Repeat sales strip out the differences between units. Five Eleven Hundred chains from the county roll, qualified sales only:
Unit 301 and unit 101 both roughly doubled in eight to ten years, and unit 312 rose about 86% in under six years. Unit 110 is the reminder that condition and terms matter: its 2025 sale at $465,000 is the lowest of the seven recent resales, a year before its neighbors on the same floor set the building’s highs.
Qualified sales per year at Eleven Hundred: 2012, 5; 2013, 3; 2014, 3; 2015, 3; 2016, 3; 2017, 2; 2018, 5; 2019, 2; 2020, 2; 2021, 5; 2022, 0; 2023, 0; 2024, 1; 2025, 1; 2026, 5 to 29 August. Twenty-four qualified resales in ten years across 39 units is a turnover of about 6% of the building a year, well above Del Mar Club’s pace of 19 qualified sales in ten years across 82 apartments, about 2% a year, on the same county file. That is good news for liquidity, and it means a seller at Eleven Hundred usually has recent comparables in the same building.
The 2026 preliminary roll values all 39 units at a combined $16,087,000, a median of $413,000 and a range of $403,000 to $423,000 (Collier County Property Appraiser roll, files dated 29 August 2026). The roll also carries one $100 parcel with a different condominium code at the same address, which is not a residence; we leave it out of every figure on this page. All seven recent qualified sales closed above the county’s value for the same unit, at 1.13 to 1.53 times it. Just value is an assessment concept, not a market price, and an online automated estimate built on the county roll will tend to understate an Eleven Hundred unit that has been updated.
The Naples Area Board of REALTORS reports a July 2026 median closed price of $950,000 for condominiums in its “Naples Beach” area, ZIPs 34102, 34103 and 34108, with 7.1 months of supply, 147 days on market and 92.5% of list price received (NABOR July 2026 statistics). That is an MLS monthly median for condominiums across three ZIP codes; Eleven Hundred’s figures are county-recorded condominium sales over 60 months in one building. The two are different metrics, periods and geographies, so we set them side by side for context only: Eleven Hundred is a 940-square-foot entry point to a Naples Beach condominium market whose one-month MLS median in July 2026 was $950,000.
Three things stand out. First, 2026 has already matched the building’s busiest years of the last decade, five qualified sales as in 2018 and 2021, and it produced the building’s record. Second, the spread is narrow for a Naples condominium: five 2026 sales between $555,000 and $630,000, all within about $75,000 of each other, which is what identical floor plans do to a market. Third, the county’s values sit well below every recent sale, which helps a buyer’s first-year tax estimate only until the reassessment and hurts a seller who lets an automated estimate anchor the conversation.
Before we put a number on an Eleven Hundred unit we pull its own parcel on the roll (floor, position, just value, homestead, tax bill), its full recorded chain, every qualified sale in the building since 2016, and every unqualified transfer that a buyer’s appraiser might mistake for a comparable, including the $721,000 and $700,000 transfers. Then we ask the association for the estoppel certificate, the budget, the reserve schedule, the insurance declarations, the milestone summary and the structural integrity reserve study, because at a 1972 building those documents move the price as much as the renovation does.
Eleven Hundred Gulfshore Club is the lowest-priced condominium on Gulf Shore Boulevard North in Coquina Sands by median county value, and in the twelve months to 29 August 2026 five of its 39 units recorded a qualified sale, including the building’s $630,000 record. In a market that active and that uniform, the seller who prices to the position and the condition, with the milestone summary, the reserve study and the estoppel certificate already in the file, is the seller who sets the next benchmark.
Selling an Eleven Hundred Gulfshore Club home? Get a free Eleven Hundred Gulfshore Club home valuation or call Jesse direct at (239) 898-6072.
Buying at Eleven Hundred Gulfshore Club? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.
Eleven Hundred Gulfshore Club came to be in the early 1970s, when Gulf Shore Boulevard North between downtown Naples and Doctors Pass was filling with apartment buildings. The association was filed with the State of Florida on 26 April 1971, the building’s first unit deeds were recorded in June 1972, and it has been a condominium ever since.
The land under Eleven Hundred was part of the northern Naples holdings that passed in 1946 to The Naples Company, the Watkins family firm that bought the Naples Hotel, the golf course and roughly 2,200 acres, about 90 percent of the land in Naples (Gulfshore Life, the Watkins family). The Naples Company platted Coquina Sands in two units in 1954 and 1956, and it gave the City the beachfront land that became Lowdermilk Park in place of the beach access points the original town plat had shown on every block (Coquina Sands Association history). That bargain is why an Eleven Hundred owner walks to one large public park rather than to a street-end access, and why there is no public beach path directly across the street.
Many of the multifamily buildings on this corridor went up between the late 1950s and the early 1970s, some as cooperatives and some, like Eleven Hundred, as condominiums. Coquina Sands today holds five cooperatives and twelve condominiums. Several older buildings on the same boulevard, among them the Bahama Club directly across the street, have since been sold to developers and cleared (Naples Daily News, Gulf Shore Boulevard redevelopment). Eleven Hundred, at 39 units, is still a residence.
The association was filed with the Florida Department of State on 26 April 1971 as ELEVEN HUNDRED GULF SHORE APTS., INC., Division of Corporations document 720800, and changed its name by amendment on 9 June 1976 to ELEVEN HUNDRED GULF SHORE CLUB, INC.; it is active today (Sunbiz corporate search). The old name survives on the City’s milestone list. The registered agent of record is Newell Property Management, the building’s management company, which also manages several other Coquina Sands associations. The corporate name carries neither “condominium” nor “cooperative”; the classification rests on the state’s condominium registration, the City’s “A CONDO” listing and the county’s condominium coding of each unit.
The earliest Eleven Hundred unit deeds on the county roll are dated June and July 1972, in Official Records books 457 to 467: unit 113 at $23,900, unit 207 at $24,400 and unit 303 at $24,900 in June, and unit 109 at $24,900 in July. The declaration of condominium was therefore recorded before Official Records book 457; its exact book and page are not in the state’s extract, and the instrument is on file with the Collier Clerk. DBPR’s record carries a placeholder recorded date of 1 January 1972, and the building’s single elevator was installed the same year, according to the state’s elevator record (DBPR elevator extract).
The Florida Division of Florida Condominiums, Timeshares and Mobile Homes registers Eleven Hundred as condominium project PR1S018304, file 62525, at 1100 Gulf Shore Blvd N, with 39 units and a status of Approved and Recorded (DBPR condominium extract). Its managing-entity entry, MA00010878, still shows an older management address, while the elevator record and the corporate filing point to Newell. The county roll’s 39 unit parcels match DBPR’s 39 units exactly: two independent records agree on the size of the building.
Fifty-four years on, Eleven Hundred is the lowest-priced condominium on Gulf Shore Boulevard North in Coquina Sands and one of the few 1970s buildings on the boulevard still operating as a residence rather than a redevelopment site. Its future is its owners’ to decide. What we can say from the public record is that it is registered, inside the City’s milestone program, carrying a current elevator certificate, and surrounded by a neighborhood whose values are being reset upward by the construction around it.
Eleven Hundred Gulfshore Club holds 39 condominium units across three floors of one building, and the county roll records every one of them at 940 square feet and a 1972 build year. The differences that matter at Eleven Hundred are the floor, the position on the floor, and what each owner has done inside the unit since 1972.
The roll carries 13 units on each floor, numbered 01 to 13: 101 to 113 on the first floor, 201 to 213 on the second and 301 to 313 on the third. Base and adjusted area are 940 square feet on every parcel (Collier County Property Appraiser roll, tax year 2026 preliminary, files dated 29 August 2026). No unit on the roll is smaller or larger.
Floor | Units on the roll | Count | 2026 just value, units ending 01, 02, 03, 08, 09, 10, 11 and 13 | 2026 just value, units ending 04, 05, 06, 07 and 12 |
|---|---|---|---|---|
1 | 101 to 113 | 13 | $413,000 (8 units) | $403,000 (5 units) |
2 | 201 to 213 | 13 | $413,000 (8 units) | $403,000 (5 units) |
3 | 301 to 313 | 13 | $423,000 (8 units) | $413,000 (5 units) |
Total | 39 | 24 units | 15 units |
The pattern is mechanical and consistent. On every floor the county places the units numbered 04, 05, 06, 07 and 12 one $10,000 step below the other eight, and it values the whole third floor one step above the first and second. In all, 10 units sit at $403,000, 21 at $413,000 and 8 at $423,000. The roll does not say why those positions differ, whether it is orientation, outlook, corner exposure or layout, and we do not guess. We show buyers the difference in person.
Of the seven qualified resales of the last 60 months, four were on the first floor (101, 103, 108 and 110) and three on the third (301, 304 and 312); none was on the second. The first-floor sales ran from $465,000 to $630,000 and include the building’s record; the third-floor sales ran from $502,000 to $560,000. Five of the seven were in the county’s upper position group for their floor; units 304 and 312, in the lower group, sold for $560,000, the median of the set, and $502,000. Seven sales cannot prove a floor premium or a position discount, and the record on the first floor is a reminder that condition and terms can outweigh height. What the record does support is that recent buyers paid well above the county’s tiers in every position.
The county roll records square footage, not bedrooms, and no association website, City record or state record publishes Eleven Hundred floor plans. Third-party listing descriptions commonly describe two-bedroom, two-bath units, but a listing is the seller’s description, not a public record, and fifty years of owner alterations can change a layout. The only reliable way to know a unit’s layout is to see it and to read the floor-plan exhibit to the declaration, which a buyer receives with the condominium documents.
In a condominium the owner owns the interior of the unit, as the declaration defines its boundaries, and the association controls the structure, the building systems and the common elements. Eleven Hundred’s alteration rules are not published. For a buyer planning a kitchen, bath or flooring project, the practical steps are the same in any Naples condominium: read the declaration and rules, ask the manager for the alteration application, and expect any work touching plumbing, electrical, windows or walls to need both association approval and a City of Naples building permit (City of Naples permit search portal). Many Naples associations also restrict noisy work during the winter season, and flooring rules for upper-floor units often require sound underlayment; ask for both rules in writing.
Not on the county roll. Every Eleven Hundred parcel, including every third-floor unit, is recorded at 940 square feet. If a listing describes a larger unit, ask whether two units were combined, how the declaration and the association’s records reflect it, and whether the county roll still carries two parcels. A buyer who needs more than 940 square feet on this stretch of the boulevard looks next door: The Parador’s units run from 1,409 to 1,810 square feet on the same county file.
The amenities that come with an Eleven Hundred Gulfshore Club condominium, on the primary record, are a pool on the property, one elevator serving all three floors, and Lowdermilk Park’s beach a four to five minute walk north. Parking, storage and laundry arrangements are set by the declaration and rules, which are not published.
Amenity | What the record shows | Source |
|---|---|---|
Pool | “Eleven Hundred Club Pool”, inspected Satisfactory on 15 May 2026 | Florida Department of Health public pool program |
Elevator | One hydraulic passenger elevator, license 10489, 3 landings, 2,000 lb, installed 1972; certificate of operation current to 1 August 2027; last passed state inspection 6 August 2024 | |
Building | One three-story building of 1972, about 14,770 square feet on the ground | City of Naples 2024 Milestone Buildings; City of Naples building footprints |
Site | 1.78-acre City parcel between Gulf Shore Blvd N and Oleander Drive | |
Beach frontage | None; the property is on the east side of Gulf Shore Blvd N | |
Boat dock | None; the site has no water frontage | City of Naples parcel and street layers |
Parking, storage, laundry, social room | Not published in any primary source | Ask the association and read the declaration exhibits |
The elevator matters more than it looks. Eleven Hundred’s elevator dates from the building’s first year and carries a current state certificate, which matters to owners who plan to stay into later life and to the buyers they will one day sell to. A 1972 hydraulic elevator is also a reserve item, so ask what the structural integrity reserve study and the budget carry for its eventual modernization.
Lowdermilk Park is Eleven Hundred’s real amenity package. The City’s park parcel covers 6.89 acres at 1301 Gulf Shore Boulevard North and is owned by the City of Naples (City of Naples parks layer). On the City’s GIS, the nearest point of the park is about 234 meters, roughly 0.15 mile, in a straight line from the building’s northwest corner. On foot, the route runs north on the east-side sidewalk about 150 meters, across the marked crosswalk near The Parador, and north on the west-side sidewalk about 110 meters to the park entrance: roughly 0.2 to 0.25 mile, four to five minutes at an easy pace, and a few minutes more through the park to the sand (our measurement on the City’s sidewalk and crosswalk layers).
The City lists sand volleyball courts, a children’s playground, picnic tables and benches, full restroom and shower facilities, two gazebos for rent, ADA beach access mats, beach wheelchairs for rent and the Flip Flop Beach Grill concession (City of Naples, Lowdermilk Park). Gazebos rent at $35 an hour for Collier residents and $165 an hour for non-residents, plus tax and a $50 deposit. The park’s north-side playground was lost to Hurricane Ian in 2022; a $699,787 replacement playground and shelter contract went to City Council in mid-2026 (WINK News, Lowdermilk Park upgrade); check the City for the current status.
Coquina Sands has one flagship beach park instead of the street-end accesses found elsewhere in Naples, because The Naples Company gave the Lowdermilk land in place of the per-block accesses on the original plat (Coquina Sands Association history). The land across the street from Eleven Hundred, 1121 Gulf Shore Boulevard North, is private, and so are the Naples Beach Club grounds to the south, which the City’s parks layer marks as a private park. So the walk north to Lowdermilk is the public route, and a pleasant one.
Coquina Sands has no mandatory neighborhood association, no clubhouse, no gate and no golf membership attached to its homes. The Coquina Sands Association is a voluntary civic association that charges $90 a year per household and has no lien authority over any Eleven Hundred unit (Coquina Sands Association). Membership is a choice. The Naples Beach Club, A Four Seasons Resort, just south of Eleven Hundred at the neighborhood’s southern edge, is a private resort and residence club; an Eleven Hundred unit carries no rights there.
Beyond Lowdermilk, City of Naples residents use Cambier Park downtown, Fleischmann Park for sports fields, Baker Park on the Gordon River and the River Park Aquatic Center, all run by City Parks and Recreation (City of Naples, Fleischmann Park; City of Naples, Baker Park). The Naples Pier is about five minutes south by car (City of Naples, Naples Pier), and Clam Pass Park, a Collier County beach park with a boardwalk through mangroves, is a short drive north (Collier County Parks, Clam Pass Park).
Eleven Hundred Gulfshore Club’s regular assessment is not published by the association or by any public source, so no figure appears on this page. Property taxes are public: each unit has its own county tax bill, the median across all 39 units on the county roll is $3,720.13, and bills run from $1,122.37 to $3,810.22.
A condominium assessment covers the association’s whole budget: the master property, wind and flood insurance, reserves, management, common-area utilities, the pool, the elevator and any debt the association carries. Eleven Hundred publishes none of it, and we will not print a figure we cannot source. The number, and anything else owed, comes from three documents. The first is the estoppel certificate, which the association must deliver within 10 business days of a written request, for a fee capped at $250 when the account is current, plus $100 for delivery within three business days and up to $150 more if the account is delinquent (Florida Statute 718.116). The second is the current annual budget, and the third is the year-end financial report; a seller must deliver both to the buyer (Florida Statute 718.503).
With 39 units, Eleven Hundred is also inside Florida’s website rule: an association managing a condominium of 25 or more units must post its declaration, bylaws, rules, budget, financial report, milestone inspection reports and most recent structural integrity reserve study on a website or an app, which may sit behind an owner log-in (Florida Statute 718.111). Owners see the budget there; buyers see it in the resale package.
Measure | Eleven Hundred Gulfshore Club, 39 parcels |
|---|---|
Median total taxes | $3,720.13 |
Lowest bill | $1,122.37 (unit 111, homesteaded) |
Highest bill | $3,810.22 (third-floor upper-tier units) |
Total taxes, all 39 units | $138,617.89 |
Full-value non-homestead bill as a share of just value | about 0.90% |
Units with homestead | 4 of 39 |
Source: Collier County Property Appraiser roll extract, files dated 29 August 2026; the total and ratios are our arithmetic. Unit 101, for example, carries a non-homestead bill of $3,720.13 against a 2026 just value of $413,000, about 0.90%. Some long-held non-homestead units pay less, for example unit 102 at $3,188.62 on the same $413,000 value, about 0.77%, which is consistent with Florida’s 10% annual cap on non-homestead assessment increases. A buyer should budget from the full-value bills, about 0.9% of just value and more after a purchase resets the assessment toward the price paid, not from the seller’s bill.
A Coquina Sands parcel carried roughly 9.05 mills of ad valorem tax on tax year 2025 adopted rates, built line by line from each levying authority, of which the City of Naples’ own operating rate was 1.2300 mills (City of Naples millage page). The City rate replaces the unincorporated county’s municipal services levy and a fire-district levy, because the City runs its own police and fire-rescue. There is no community development district inside the City of Naples, so an Eleven Hundred bill carries no CDD line. The Collier County Tax Collector issues the bills (Collier County Tax Collector, real estate taxes).
An Eleven Hundred owner who makes the unit a permanent Florida residence can claim homestead on it, as four owners do today. The exemption removes $25,000 of assessed value from all levies and an additional, inflation-indexed amount ($26,411 for 2026) from non-school levies, and Save Our Homes then caps the annual rise in the homesteaded assessment at the lower of 3% or inflation (Florida Department of Revenue, homestead guidance PT-113; Florida Statute 193.155). A non-homestead unit’s assessment is capped at a 10% annual rise for non-school levies (Florida Statute 193.1554). The number that matters to a buyer is not the seller’s bill: the assessment resets to market value on 1 January after the purchase. A buyer moving homestead from another Florida home may be able to port up to $500,000 of accumulated benefit (Florida Department of Revenue, portability guidance PT-112).
We found no public record of an Eleven Hundred special assessment. That is absence of evidence, not evidence of absence: associations levy special assessments by board action and notice to owners, and none of that is published for Eleven Hundred. For a 1972 building that owed a milestone inspection in 2024 and a structural integrity reserve study in 2025, this is the single most important question in the file. Since the 2025 amendments to Florida’s condominium law, an association may fund required milestone and reserve-study work through regular assessments, special assessments, lines of credit or loans, and must disclose any such financing (Florida Statute 718.112). The estoppel certificate states any special assessment levied or pending on the unit, and the board minutes posted for owners show what is being discussed.
Eleven Hundred Gulfshore Club’s cost stack is short. There is the condominium’s regular assessment, the unit’s own county tax bill, and the owner’s own insurance, and nothing else mandatory: no master association, no community development district, and a Coquina Sands Association that is voluntary. The one-time costs of buying and selling are set largely by statute.
Layer | Mandatory? | What is known |
|---|---|---|
Eleven Hundred Gulf Shore Club, Inc. regular assessment | Yes | Not published; estoppel certificate and budget |
County tax bill for the unit’s parcel | Yes | Median $3,720.13 on the 2026 roll extract |
Owner’s HO-6 unit-owner policy | Lender and prudence | Interior, contents, liability, loss assessment |
Owner’s flood policy | Required by a federally backed lender in Zone AE | Priced on the unit and the building |
Community development district | Does not exist | No CDD inside the City of Naples |
Coquina Sands Association | No, voluntary | $90 a year per household, no lien authority |
City stormwater utility fee | Billed by the City | Set by City ordinance; ask how it is billed at Eleven Hundred |
The City of Naples raised its stormwater utility rate for 2026 (Gulfshore Business, Naples stormwater rate); ask the manager how it is billed at Eleven Hundred, and whether water, sewer and trash are billed to the association or to each unit.
No gatehouse, no golf equity, no club dues, no master association, no CDD bond line. Compared with a North Naples golf-community condominium, the absence of layers is Eleven Hundred’s cost advantage; compared with a Gulf-front condominium, the absence of beach frontage and the 940-square-foot plan keep both the price and the tax bill lower. The one layer that can grow quickly in a 1970s coastal building is the assessment, because it carries the master insurance and the reserves, and Florida’s post-2022 reserve law and the coastal insurance market both push on it.
Eleven Hundred Gulfshore Club is governed by its recorded declaration of condominium, its articles of incorporation, its bylaws and the board’s rules, read together with Florida’s Condominium Act, Chapter 718. None of the Eleven Hundred documents is posted publicly, so Florida law’s disclosure rules decide what a buyer sees, and when.
Document | What it does | Where it is |
|---|---|---|
Declaration of condominium, with exhibits and amendments | Creates the condominium, defines each unit’s boundaries and the common elements, and sets use, leasing and reconstruction rules | Recorded before Official Records book 457 in 1972; on file with the Collier Clerk; delivered by the seller |
Articles of incorporation, as amended in 1976 | Creates ELEVEN HUNDRED GULF SHORE CLUB, INC. and its powers | Florida Division of Corporations filings, document 720800 |
Bylaws | Board, meetings, elections, budgets, assessments | Association records; posted for owners |
Rules and regulations | Leasing, pets, alterations, parking, use of the pool and common areas | Association records |
Budget and year-end financial report | What the assessment pays for, and the reserve schedule | Association records; delivered by the seller |
Frequently asked questions and answers sheet | The statutory summary of governance, assessments and use restrictions | Association records (Florida Statute 718.504) |
Milestone inspection summary and structural integrity reserve study | The building’s condition and the reserve plan | Association records; delivered by the seller |
On a condominium resale, each prospective purchaser is entitled, at the seller’s expense, to the declaration, articles, bylaws and rules, the annual financial statement and budget, the frequently asked questions document, the inspector-prepared summary of the milestone inspection “if applicable”, and “the association’s most recent structural integrity reserve study or a statement that the association has not completed a structural integrity reserve study” (Florida Statute 718.503). If those documents are not delivered more than seven days, excluding weekends and legal holidays, before the buyer signs, the contract is voidable by the buyer by written notice within seven days after the buyer receives them. At Eleven Hundred both the milestone summary and the reserve study apply, because the building is three stories.
Florida requires a condominium association to keep its official records and to let owners inspect them, and an association of 25 or more units must post its key documents on a website or app (Florida Statute 718.111). The posting list includes the recorded declaration and amendments, bylaws, articles, rules, the annual budget and financial report, the milestone inspection reports under section 553.899, the most recent structural integrity reserve study, and building permits for ongoing or planned construction. Eleven Hundred ran an owners-only portal for this purpose; the domain archived in June 2026 no longer resolved to a site when we checked in September 2026, so owners should ask the manager where the documents now sit. A seller can use the owner’s inspection right to build a complete file before listing.
Many Florida condominiums of Eleven Hundred’s age require the board to approve a sale or lease, and some reserve a right of first refusal. Whether Eleven Hundred’s declaration does, and on what timetable, is not on any public record we read. The estoppel certificate states whether board approval is required, and the declaration states the process (Florida Statute 718.116). Where approval is required, Florida caps the approval fee at $100 per applicant, with a married couple counted as one applicant (Florida Statute 718.112). Build the approval window into the contract, not after it.
Rules for renovation seasons, contractor hours and elevator reservations for move-ins and deliveries are building rules at Eleven Hundred and are not published. Plan for them anyway: in a one-elevator, 39-unit building, a move or a renovation is a scheduling event, and a hydraulic elevator of 2,000 pounds sets real limits on what goes up in one trip.
Financing an Eleven Hundred Gulfshore Club purchase works like any Florida condominium: a mortgage on the deeded unit, subject to the lender’s review of the whole project, or cash. At a 1972 building in Zone AE, the project review is where a loan succeeds or stalls, so a financed buyer should start it early.
A lender making a conventional condominium loan reviews the association as well as the borrower: the budget, reserves, insurance, litigation, owner-occupancy and any critical repairs. Fannie Mae’s Selling Guide sets project standards and lists project characteristics that make a condominium ineligible for its loans, including projects in need of critical repairs that affect safety, soundness or structural integrity (Fannie Mae Selling Guide B4-2.1-03, ineligible projects). After Florida’s 2022 condominium safety laws, lenders ask pointed questions about milestone inspections and reserve studies. Whether any lender has reviewed or approved Eleven Hundred is not published.
The lender’s condominium questionnaire goes to the association or its manager, and the answers come from the same documents a buyer reads: the budget, the reserve study, the milestone summary, the insurance declarations and the minutes. A building with a completed milestone inspection, a funded reserve plan and no unresolved structural repairs is easy to finance; a building with an open phase two inspection or an unfunded repair is not. Eleven Hundred’s own status is not public, which is exactly why we request the questionnaire answers before a financed buyer’s inspection period runs out. If there is a loan, the contract’s financing contingency should allow time for the project review, not just the borrower’s approval.
Because the building sits in FEMA Zone AE, a special flood hazard area, a federally regulated or federally backed lender will require flood insurance on the building, usually satisfied by the association’s master flood policy, and may require the owner to carry flood coverage too (FEMA Flood Map Service Center). Ask the manager for the master flood policy’s declarations page early in the contract.
Selling an Eleven Hundred Gulfshore Club condominium to a financed buyer? Get a free Eleven Hundred Gulfshore Club home valuation or call Jesse direct at (239) 898-6072.
Buying at Eleven Hundred with a mortgage? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.
Eleven Hundred Gulfshore Club is not published anywhere as a 55-and-over community. We found no public document restricting occupancy by age, and the county roll shows a mix of owners. Any age restriction would have to appear in the condominium’s own documents and meet the federal and Florida housing-for-older-persons rules, so ask the association in writing.
Housing that claims the older-persons exemption under Florida’s Fair Housing Act must meet the statute’s requirements, including the 80% occupancy rule for 55-and-over housing and published policies showing the intent to serve older persons (Florida Statute 760.29). If Eleven Hundred’s declaration contains an age provision, the frequently asked questions sheet and the rules will show it. Until then, the honest description is that the owner profile skews to second-home owners from the Northeast and Midwest, and that no public record makes Eleven Hundred an age-restricted building.
Eleven Hundred Gulfshore Club’s own leasing rules, including any minimum term, cap on leases a year, first-year restriction or board approval of tenants, are not published in any primary source. What is certain is the City of Naples floor under any rule: rentals must run 30 days or longer, except three shorter rentals a year.
The City’s guidance reads: “Rental terms must be 30 days or longer; except that three times per year, a property may be rented for less than 30 days. A property may not be advertised as available for less than 30-day rentals” (City of Naples short-term rental guidelines). Transient lodging is not a permitted use in the R3-15 district where Eleven Hundred sits (City of Naples code compliance handout). Nightly rentals are out; seasonal leases of a month or more are the Naples norm.
A Florida condominium’s declaration can be stricter than the City: a longer minimum, a cap on leases per year, a rule against leasing in the first years of ownership, and board approval of each tenant, with any approval fee capped at $100 per applicant (Florida Statute 718.112). Leasing figures for Eleven Hundred do circulate online, and they disagree with one another, including on the number of leases allowed a year, so we treat every one of them as unconfirmed until we read the declaration and rules. Read them before you count on rental income.
One statutory limit matters to every buyer who plans to rent: an amendment that prohibits or regulates the rental of units, or changes the duration or frequency of rentals, generally applies only to owners who consent to it and to owners who acquire title after it takes effect (Florida Statute 718.110). The subsection has limits, so have your closing attorney read it against the declaration you receive.
Eleven Hundred Gulfshore Club’s pet rules are not published in any primary source. Whether owners may keep a dog or a cat, and whether tenants may, is set by the declaration and rules, which a buyer receives under Florida law before the contract becomes binding. Ask before you write an offer if a pet is part of your plan.
Claims about Eleven Hundred’s pet policy appear on listing pages, but they are not a primary source and we do not repeat them. Two legal points apply regardless of the building’s rules. Florida and federal fair housing law require housing providers to consider reasonable accommodation requests for assistance animals, and Florida sets out what documentation a provider may request for an emotional support animal (Florida Statute 760.27). And a pet rule usually binds tenants as well as owners, so a buyer who plans to rent should read the rule from both sides. Florida’s special protection for existing owners covers rental amendments, not pet rules, so a pet restriction adopted by amendment after you buy can generally bind you; read the amendment procedure in the declaration.
Eleven Hundred Gulfshore Club sits exactly at the floor of both of Florida’s post-Surfside safety laws, which start at three stories. The City listed the building on its 2024 milestone inspection list, and as a pre-2022 condominium it owed a structural integrity reserve study by 31 December 2025. Neither result is published.
Florida requires a milestone structural inspection of every building of three habitable stories or more that is subject to condominium or cooperative ownership, and “if a building reached 30 years of age before July 1, 2022, the building’s initial milestone inspection must be performed before December 31, 2024” (Florida Statute 553.899). The City of Naples applies a 25-year trigger to buildings within three miles of the coastline and set 31 December 2024 as the deadline for buildings already past their milestone year (City of Naples milestone inspection program). Collier County’s milestone buffer layer covers the Gulf Shore Boulevard corridor within that three-mile coastal band (Collier County milestone buffer layer).
The City’s 2024 list carries the row “ELEVEN HUNDRED GULF SHORE APTS INC. A CONDO, 1100 GULF SHORE BLVD N, NAPLES, FL 34102, 3 stories, 1972” (City of Naples 2024 Milestone Buildings). The list is citywide and includes inland buildings, so it says nothing about the beach; it says the inspection was due. The City publishes which buildings were required, not what the inspections found or whether they were completed (City of Naples milestone inspections by year). Under the statute’s “every 10 years thereafter”, the next cycle after a 2024 inspection falls about ten years later; we state no Eleven Hundred date beyond that rule.
A milestone inspection starts with a visual examination by a licensed architect or engineer. A second phase, with testing, follows only where the first finds substantial structural deterioration. Either way, the association must deliver the inspector-prepared summary of material findings to every owner and post the reports for owners, and a buyer under a post-2024 contract must be offered the summary (Florida Statute 553.899; Florida Statute 718.503). Ask the association for the phase one report, any phase two report, the summary, and the status of any repairs it recommended.
Condominium associations that existed on or before 1 July 2022 “must have a structural integrity reserve study completed by December 31, 2025, for each building on the condominium property that is three stories or higher in height” (Florida Statute 718.112). The study must cover the roof, structure, fireproofing and fire protection, plumbing, electrical, waterproofing and exterior painting, windows and exterior doors, and any other item over the statute’s indexed deferred-maintenance threshold, and it must be redone at least every ten years. A 54-year-old three-story concrete building one block from the Gulf, with a 1972 hydraulic elevator, is the kind of building the study was written for.
Florida DBPR runs a public reporting database for condominium and cooperative reserve studies (DBPR condominium and cooperative SIRS reporting). It is an interactive application behind a reCAPTCHA that could not be queried programmatically for this edition, and it states that it lists associations that submitted before July 2025, so we make no statement about what it shows for Eleven Hundred. A manual check of that database is the fastest way to see whether the study has been reported, and the association must give a buyer its most recent study, or a statement that none was completed, under Florida Statute 718.503 in any case.
For budgets adopted on or after 31 December 2024, a unit-owner-controlled condominium association that must have a reserve study may not waive or reduce reserves for the items the study covers. The 2025 amendments added flexibility, including a temporary pause of reserve contributions after a milestone inspection in limited circumstances and the option of funding required work through special assessments, lines of credit or loans (Florida Statute 718.112; Florida Senate, HB 913 of 2025). For an Eleven Hundred buyer the questions are simple: what did the study recommend, what is the reserve balance against it, and is any assessment, loan or credit line planned to close the gap?
“SB 4-D” of 2022 and “SB 154” of 2023 are the popular names. The operative law for Eleven Hundred is Florida Statute 553.899 (milestone inspections), 718.112(2)(g) (reserve studies), 718.112(2)(f) (reserves), 718.111(12) (records and website posting) and 718.503 (resale disclosure), as amended by the 2024 and 2025 condominium acts, including HB 913 of 2025. The Florida DBPR’s condominium inspections page explains how the Division applies them (DBPR condominium inspections).
In an older Gulf-coast building the milestone and reserve-study results are the largest unknown in the price. A clean report with funded reserves supports a seller’s number; a report that calls for concrete restoration, window replacement, roof work or elevator modernization, unfunded, becomes a special assessment that the buyer will price in. With only 39 units to share a cost, every $100,000 of unfunded work is about $2,564 a unit if shared equally; the declaration sets the actual shares. We read both reports before we price an Eleven Hundred unit, and we put them in front of buyers early.
Selling at Eleven Hundred with the reports in hand? Get a free Eleven Hundred Gulfshore Club home valuation or call Jesse direct at (239) 898-6072.
Buying at Eleven Hundred and want the reports read with you? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.
Eleven Hundred Gulfshore Club sits in FEMA flood Zone AE with a base flood elevation of 10 feet NAVD88 on panel 12021C0391J, effective 8 February 2024, landward of the VE zone that covers the Gulf-front sites. It is also in Collier County Hurricane Evacuation Zone A and in the City of Naples’ mapped Coastal High Hazard Area.
We queried FEMA’s National Flood Hazard Layer inside the Eleven Hundred footprint and westward across the boulevard and the Olana site to the water on 26 September 2026 (FEMA National Flood Hazard Layer, flood hazard zones; FEMA National Flood Hazard Layer, FIRM panels).
Point | Zone | Static base flood elevation (ft NAVD88) |
|---|---|---|
Center of the Eleven Hundred footprint | AE, coastal floodplain | 10 |
Southwest part of the footprint | AE | 10 |
Northeast part of the footprint | AE | 10 |
Gulf Shore Blvd N in front of the building | AE | 10 |
Olana site across the street | AE | 9 |
Farther west, inland of the beach | AE | 10 |
Toward the beach, about 170 to 200 m west of the building | VE | 11 |
Beach to the water | VE | 14 |
The building sits in plain Zone AE, a special flood hazard area, with the VE coastal high hazard zone starting seaward of the Olana site. The City’s Floodplain Coordinator confirms the reading for any specific structure (City of Naples flood zone maps). The City of Naples is NFIP community 125130 and holds a Community Rating System Class 5, which gives NFIP policies in the special flood hazard area a 25% discount (FEMA Community Status Book, Florida; FEMA Community Rating System).
We found no elevation certificate for Eleven Hundred in the City’s records. A 1972 building with a ground floor of residences predates modern base flood elevation rules, and whether the first-floor units (101 to 113) sit above or below the 10-foot base flood elevation is not public. It matters to the master flood premium and to any substantial-improvement question after a storm. The association’s elevation certificate, if it has one, or a surveyor’s certificate answers it. FEMA issued preliminary revised flood maps for Collier County in 2025, so check the preliminary map before closing (Collier County, proposed Flood Insurance Rate Map).
Hurricane Ian on 28 September 2022 drove water to 6.18 feet above mean higher high water at the NOAA Naples gauge before the gauge failed, the highest level ever recorded there (NOAA Tides and Currents, Naples), and the National Hurricane Center reported 6 to 9 feet of inundation above ground in Naples (National Hurricane Center, Hurricane Ian report). Hurricane Irma in 2017 pushed water 4.25 feet above mean higher high water at the same gauge, and Hurricane Milton in 2024 flooded many areas of the city (National Hurricane Center, Hurricane Irma report; National Hurricane Center, Hurricane Milton report). On this block, Ian damaged the Bahama Club directly across the street, which was later sold and razed, and destroyed Lowdermilk Park’s north playground. We found no primary record describing Ian’s effects at Eleven Hundred specifically, and we do not claim damage or its absence. Ask the association what Ian did to the ground-floor units, the pool and the elevator, what was repaired, and how it was paid for.
In a Florida condominium the association insures the building: the master property, wind and flood policies cover the structure and the common elements as the declaration and Florida law allocate them, and the owner’s HO-6 policy covers the unit’s interior finishes and improvements, contents, liability and loss assessments. Eleven Hundred’s master carriers, wind deductible and flood coverage are not published. The estoppel certificate process and the resale package are the route to the declarations pages (Florida Statute 718.116). Zone AE, Evacuation Zone A and a 1972 structure together mean flood and wind drive the master premium, and the master premium drives the assessment.
For the owner’s own policy, the Florida Office of Insurance Regulation’s published Collier County averages as of 31 March 2025 were $3,545 a year for a condominium unit-owner policy including wind and $1,858 excluding wind; statewide, about 94.5% of condominium unit-owner policies were written in the voluntary market and about 5.5% by Citizens (Florida Office of Insurance Regulation, Property Insurance Stability Report). Those are averages, not an Eleven Hundred quote. A new NFIP policy carries a 30-day waiting period, and NFIP pricing under Risk Rating 2.0 uses distance to water, elevation and replacement cost (FEMA Risk Rating 2.0). Wind-mitigation credits apply to building features the association controls, such as opening protection and roof attachment (Florida Office of Insurance Regulation, wind mitigation).
Eleven Hundred Gulfshore Club is zoned to Lake Park Elementary, Gulfview Middle and Naples High School, the same three Collier County public schools that serve all of Coquina Sands, and each earned an A from the Florida Department of Education for 2025-26. All three are within about two and a quarter driving miles of the building.
Lake Park Elementary | Gulfview Middle | Naples High School | |
|---|---|---|---|
Address | 1295 14th Ave N | 255 6th St S | 1100 Golden Eagle Cir |
Grades | PK to 5 | 6 to 8 | 9 to 12 |
FLDOE grade, 2025-26 | A | A | A |
Drive from Eleven Hundred | 1.45 mi, about 4 min | 1.63 mi, about 5 min | 2.16 mi, about 6 min |
Drive times are free-flow road-network routes from the City address point for 1100 Gulf Shore Blvd N, run 26 September 2026; season traffic is slower. School grades: Florida Department of Education school grades.
The assignment was verified against Collier County Public Schools’ 2026-27 attendance-zone tool at 212 Banyan Boulevard in Coquina Sands, and the Lake Park Elementary zone covers the whole Gulf Shore corridor through the neighborhood with no split found. Eleven Hundred’s own address was not separately run, so enter 1100 Gulf Shore Blvd N in the district’s tool and confirm with the Department of Student Assignment at (239) 377-0540 before an offer depends on it (Collier County Public Schools attendance zone locator; Collier County Public Schools attendance boundaries). Naples High School runs Cambridge AICE and AP Capstone programs (Naples High School advanced studies). With 4 of 39 units homesteaded, few Eleven Hundred households have school-age children, but the zoning matters to the resale pool and to families who winter here.
Eleven Hundred Gulfshore Club’s building permits are held by the City of Naples Building Department, not the county, because the property is inside the city limits. The City’s permit search is an interactive portal that could not be queried programmatically for this edition, and our searches found no City petition naming the building, so no permit list appears here.
Search the City of Naples permit portal for “1100 Gulf Shore Blvd N” and look for four kinds of work since 2022: structural and concrete restoration, which often follows a milestone inspection; roofing; window and door replacement, which decides wind-mitigation credits; and any post-Ian repair. A permit shows scope and date; the association’s records show cost and how it was funded. Florida also requires an association of Eleven Hundred’s size to post permits for ongoing or planned construction for owners (Florida Statute 718.111).
Interior renovations that touch plumbing, electrical, walls or windows need a City permit as well as the association’s consent. After Hurricane Ian the City issued emergency repair permitting orders (City of Naples, Hurricane Ian emergency repair permitting order), and floodplain rules on substantial improvement apply to buildings in the special flood hazard area (City of Naples, development in the floodplain). For a 1972 building in Zone AE, a large enough improvement or repair can trigger floodplain compliance for the whole structure, which is an association-level question (City of Naples, answers to frequently asked 50 percent rule questions).
Eleven Hundred Gulfshore Club is zoned R3-15 Multifamily in the City of Naples, with single-family R1-15 zoning immediately east across Oleander Drive and R3-18 multifamily across the boulevard at the Olana site. The building predates the City’s current R3-15 density limit, which makes rebuild rights after a casualty a real question.
The R3-15 code is direct: “The maximum allowable density imposed upon lands and property zoned R3-15 is 15 dwelling units per net acre,” and “Maximum height of structures in the R3-15 district is 60 feet,” with a conditional allowance above that (Naples Code of Ordinances, R3-15 district). Eleven Hundred’s height, three stories, is well inside the cap. Its density is another matter on simple arithmetic: 39 units on the City’s 1.78-acre parcel is about 21.9 units per acre, and at 15 per acre the same parcel would support about 26 units today (our arithmetic on the City parcel layer, a gross area, against a limit stated per net acre). The City has not been asked, and only a City zoning determination can say whether the building is legally nonconforming as to density and what could be rebuilt after a total loss. Read that alongside the declaration’s reconstruction clause. It is a fair question for any older Gulf Shore Boulevard building, and an important one here.
Coquina Sands has its own multifamily district, R3-15-CS, which caps multifamily buildings at two habitable stories (Naples Code of Ordinances, Division 13). The City’s zoning layer shows the base R3-15 district at Eleven Hundred, not the CS district, so the two-story cap is not the rule on this parcel on the current map; a zoning verification letter from the City confirms it for a specific transaction.
Florida DEP’s statewide Coastal Construction Control Line for Collier County, set in 1989, is mapped at approximately the Eleven Hundred west wall, running north and south along the building line at GIS precision (Florida DEP Coastal Construction Control Line layer; City of Naples CCCL layer). Exterior work on the Gulf side of the building may need a Florida DEP coastal construction review, and DEP’s Map Direct shows the exact line for any project (Florida DEP, locate the CCCL). We do not state whether the building sits seaward or landward of the line; at this precision it is on it.
Eleven Hundred Gulfshore Club sits in the middle of the largest redevelopment cycle Gulf Shore Boulevard North has seen. Olana is approved and selling directly across the street at 1121, the Four Seasons resort opened just south in November 2025, Rosewood Residences is under construction at 1601, and Harbour House is approved at 1624 to 1672.
The 36-unit Bahama Club cooperative at 1121 Gulf Shore Boulevard North, directly across from Eleven Hundred, was damaged by Hurricane Ian, sold in April 2024 for about $102.6 million in a redevelopment sale and razed (Naples Daily News, Miracle Mile sale for redevelopment, April 2024). The 2.47-acre site is now Olana Naples Residences, 12 estate residences over six stories from Kolter Urban, with prices from about $30 million (Kolter Urban, Olana Naples Residences). We describe it as approved and selling, pre-construction, until a building permit is on the record. For Eleven Hundred owners, Olana means three things: construction traffic on the boulevard for several seasons, a six-story building where the Bahama Club stood, which will change the outlook from the west-facing units, and a new top-of-market neighbor that resets how buyers see the block.
Project | Address | What it is | Status |
|---|---|---|---|
Olana Naples Residences | 1121 Gulf Shore Blvd N | 12 estate residences over six stories | Approved and selling, pre-construction |
Rosewood Residences Naples | 1601 Gulf Shore Blvd N | 42 residences in two buildings | Under construction, topped off 1 August 2025 |
Harbour House | 1624 to 1672 Gulf Shore Blvd N | 14 residences in three two-story buildings | Unanimous Design Review Board approval 25 March 2026 |
1500 Gulf Shore Blvd N | 1500 Gulf Shore Blvd N | 4 residences proposed on the former Ocean Terrace site | Proposed, in City review |
1785 Gulf Shore Blvd N | 1785 Gulf Shore Blvd N | Entitled for 24 units in an eight-story building | Entitled site, listed for sale |
Sources: Gulfshore Business, Rosewood Residences Naples; Gulfshore Business, Harbour House. The former Ocean Terrace condominium at 1500 now sits on one county parcel that recorded a $16,000,000 transfer in June 2023, flagged non-qualified by the county, and a Design Review Board petition proposes four residences there. Asking prices at these projects run from several million dollars to well above $30 million. New product at those levels resets the top of the neighborhood’s market; it does not price a 940-square-foot unit, and it brings construction traffic on the boulevard in front of Eleven Hundred for the next few seasons.
The 125-acre former Naples Beach Hotel and Golf Club at the south edge of Coquina Sands, a short walk south of Eleven Hundred, reopened as Naples Beach Club, A Four Seasons Resort, on 17 November 2025, with golf scheduled for 2027 and 153 residences (Four Seasons opening release). The buyer was a joint venture of The Athens Group and MSD Partners (PR Newswire, Athens Group and MSD Partners acquisition). On 29 June 2022 the owner and the City executed a perpetual conservation easement, held by the North American Land Trust, over 104.6 acres, 84% of the site (City of Naples, conservation easement release). For Eleven Hundred the resort is a neighbor that raises the profile of the whole corridor and guarantees that most of the land south of the building stays open.
Nothing in the public record suggests an offer for Eleven Hundred, and quiet assemblages do not make the news, so we claim neither that one exists nor that none does. Ending a condominium to sell the land is a termination under Chapter 718 and the declaration, a decision for the owners, not the board alone (Florida Statute 718.117). Two facts would shape any such conversation: the land is on the east side of the boulevard rather than the beach, and the building appears to exceed today’s R3-15 density on the City’s parcel figure, so what could be built there is a City Planning question before it is a price question.
The City’s stormwater beach outfall project and the Naples Pier rebuild have closed several downtown beach ends and the pier for stretches of 2026, which concentrates beachgoers at the accesses that remain open, Lowdermilk among them (City of Naples, beach outfalls; City of Naples, Naples Pier rebuild). The City’s Naples 2045 comprehensive plan rewrite was open for public comment in 2026 (Naples 2045).
Daily life at Eleven Hundred Gulfshore Club runs on a short walk to the beach and a short drive to everything else: Lowdermilk Park four to five minutes north on foot, NCH Baker Hospital about four minutes by car, Fifth Avenue South about five, and Southwest Florida International about 45 to 50.
Destination | Driving distance | Free-flow time |
|---|---|---|
Lowdermilk Park lot | 0.42 mi | about 1 min |
NCH Baker Hospital, 350 7th St N | 1.41 mi | about 4 min |
Lake Park Elementary, 1295 14th Ave N | 1.45 mi | about 4 min |
Third Street South at Broad Ave | 1.61 mi | about 5 min |
Gulfview Middle, 255 6th St S | 1.63 mi | about 5 min |
Fifth Avenue South at 3rd St S | 1.78 mi | about 5 min |
Naples Pier | 1.92 mi | about 5 min |
Naples High School, 1100 Golden Eagle Cir | 2.16 mi | about 6 min |
Village Shops on Venetian Bay | 2.56 mi | about 7 min |
Waterside Shops | 3.87 mi | about 9 min |
Artis Naples | 4.45 mi | about 10 min |
Southwest Florida International Airport | about 32 to 35 mi | about 45 to 50 min |
Method: road-network routing on OpenStreetMap roads with the public OSRM engine from the City of Naples address point for 1100 Gulf Shore Blvd N, run 26 September 2026, free-flow, destinations at approximate street points (OSRM routing engine). January to April traffic is slower.
Most Eleven Hundred owners walk. For the car, Lowdermilk is a visitor and metered beach access: parking is $5.00 an hour with a $2.50 minimum, and vehicles with a valid City or County beach parking permit park free (City of Naples beach parking information). Collier County property owners and full-time residents are eligible for an annual beach parking permit, and each Eleven Hundred unit carries its own county tax bill (City of Naples beach parking permits). The Naples Police Department’s Beach Patrol publishes the beach rules (Naples Police Department Beach Patrol).
NCH Baker Hospital at 350 7th Street North, about four minutes from Eleven Hundred, runs a 24-hour emergency department. It is not a Level I or Level II trauma center; the nearest state-designated Level II trauma center is Lee Health’s Gulf Coast Medical Center in Fort Myers, about 45 minutes by road, and major multi-system trauma travels there by ground or air.
None of these is documented for Eleven Hundred in any primary source, and we do not describe them. Ask the manager four specific questions: how many parking spaces go with the unit and whether any are covered, assigned or deeded; whether there is a storage locker; where laundry is done and whether in-unit machines are permitted; and how trash, recycling and mail are handled. City of Naples solid waste collection serves multifamily properties, and the building’s own arrangements are the association’s (City of Naples Solid Waste Division).
From Eleven Hundred the beach, the park’s grill and the Gulf Shore Boulevard sidewalks are on foot. Downtown, Fifth Avenue South and Third Street South are under two miles south, an easy bicycle ride in the cool months. Naples Airport handles private and charter aviation about ten minutes away; commercial flights leave from Southwest Florida International.
Eleven Hundred Gulfshore Club is the lowest-priced condominium on Gulf Shore Boulevard North in Coquina Sands and the third-lowest of all seventeen Coquina Sands associations by median county just value per unit. It is also one of the most liquid, with seven qualified resales in five years, which is the combination buyers come to Eleven Hundred for.
The yardstick below is the same for every building: the Collier County Property Appraiser’s 2026 preliminary roll, files dated 29 August 2026, with the median just value per parcel, the homestead share and the year built, plus the City’s milestone list and the county’s qualified sales in the 60 months to 29 August 2026. Just value measures assessment, not sale price, and it is the one measure available for every building on identical terms.
Building | Form | Units | Built | Stories | Median just value | Homestead | 60-month qualified median (n) | City milestone list |
|---|---|---|---|---|---|---|---|---|
Eleven Hundred Gulfshore Club | Condominium | 39 | 1972 | 3 | $413,000 | 4 of 39 | $560,000 (7) | 2024 |
The Parador | Condominium | 18 | 1981 | 6 | $948,825 | 7 of 18 | $1,150,000 (1) | 2024 |
Surfside Club | Condominium | 64 | 1963 | 2 | $792,000 | 6 of 64 | $1,987,500 (2) | Not listed |
Del Mar Club | Cooperative | 82 | 1966 | 7 | $422,500 | 7 of 82 | $518,750 (6) | 2024 |
Coquina Cove | Condominium | 18 | 1973 | Under 3 | $407,440 | 6% | $499,000 (1) | Not listed |
Banyan Club | Condominium | 24 | 1970 | Under 3 | $488,800 | 17% | $600,000 (6) | Not listed |
Colonial Club | Condominium | 17 | 1967 | 5 | $1,369,650 | 24% | $1,600,000 (3) | 2024 |
Via Delfino | Condominium | 24 | 1990 | 9 | $4,216,800 | 46% | $5,212,500 (4) | 2024 |
Source: Collier County Property Appraiser roll and sales history, files dated 29 August 2026 (Data updated: September 2026); City of Naples 2024 milestone list (City of Naples 2024 Milestone Buildings). Medians and shares are our arithmetic on the roll; where n is 1 or 2, the “median” is a list of sales, not a market rate. Sorted across all seventeen Coquina Sands associations by median just value, the five lowest are Lago Mar ($304,610), Coquina Cove ($407,440), Eleven Hundred Gulfshore Club ($413,000), Kona Kai ($421,500) and Del Mar Club ($422,500). Coquina Cove sits on Banyan Boulevard, so Eleven Hundred is the lowest-valued condominium on Gulf Shore Boulevard North itself.
Eleven Hundred’s closest price neighbors are the small interior condominiums and the older cooperatives, not the buildings on its own side of the boulevard. Del Mar Club, the seven-story cooperative across from Lowdermilk Park, carries almost the same median value per apartment on a smaller 850-square-foot plan, with co-op financing and shares instead of a deed. Coquina Cove and Banyan Club, low-rise condominiums on Banyan Boulevard, sit in the same band. Next door, The Parador is valued at more than twice Eleven Hundred’s median on larger units. Across the boulevard and a little south, Surfside Club is a two-story Gulf-front condominium, and at the top of the neighborhood Via Delfino carries a median value above $4.2 million on units about four times Eleven Hundred’s size.
Because every Eleven Hundred unit is 940 square feet, its qualified sales convert to a clean price per square foot: $495 to $670 in the last 60 months, median $596. Del Mar’s six qualified sales in the same window, on 850 square feet, averaged about $599 per roll square foot, and The Parador’s one qualified sale, $1,150,000 on 1,409 square feet, was about $816 (Collier County Property Appraiser sales history, our arithmetic). Counts that small are a list of sales, not a market rate, which is why we show n beside every median.
On the City’s lists, Eleven Hundred, The Parador, Del Mar, Colonial Club and Via Delfino were all on the 2024 milestone list, and Surfside Club, a two-story condominium, is on neither the 2024 nor the 2029 list (City of Naples 2029 Milestone Buildings). Eleven Hundred is the only three-story building in that group, which is why it sits exactly at the statutory threshold.
Eleven Hundred Gulfshore Club and The Parador are next-door condominiums on the east side of Gulf Shore Boulevard North. Eleven Hundred is a three-story, 39-unit building of 940-square-foot units at about half the price; The Parador is a six-story, 18-unit building of 1,409 to 1,810 square feet. Choose Eleven Hundred for price and liquidity, The Parador for space and height.
The Parador stands at 1200 Gulf Shore Boulevard North, on the southeast corner of the boulevard and Yucca Road, directly north of Eleven Hundred on the same side of the street. Florida DBPR registers it as condominium project PR1S008872, with 18 units and a declaration recorded 31 December 1980, under the misspelled name “PARDOR THE, A CONDO” (DBPR condominium extract); the association, PARADOR CONDOMINIUM ASSOCIATION, INC., was filed on 24 November 1980. The City lists it as six stories, built 1981 (City of Naples 2024 Milestone Buildings), and it is not beachfront either.
Yardstick | Eleven Hundred Gulfshore Club | The Parador |
|---|---|---|
Ownership | Condominium (Chapter 718) | Condominium (Chapter 718) |
State registration | DBPR PR1S018304, 39 units | DBPR PR1S008872, 18 units |
Address and side | 1100 Gulf Shore Blvd N, east side, across from the Olana site | 1200 Gulf Shore Blvd N, east side, at Yucca Road |
Built | 1972 | 1981 |
Height | 3 stories, one elevator, 3 landings | 6 stories, one elevator, 6 landings |
Units per floor | 13 on each of three floors | 4 on each of floors one to four, 2 on the fifth (county roll) |
Size on the county roll | 940 sq ft, every unit | 1,409, 1,773 and 1,810 sq ft |
Median 2026 just value | $413,000 | $948,825 |
Just value range | $403,000 to $423,000 | $739,725 to $990,250 |
Median total taxes | $3,720.13 | $6,798.27 |
Homestead | 4 of 39 (10%) | 7 of 18 (39%) |
Owners mailing outside Florida | 25 of 39 (64%) | 8 of 18 (44%) |
Qualified resales, 12 months | 5, median $567,000 | 0 |
Qualified resales, 60 months | 7, $465,000 to $630,000, median $560,000 | 1: $1,150,000 (unit 402, August 2024) |
Qualified resales, 120 months | 24, median $382,500 | 2, $541,000 (2017) and $1,150,000 (2024) |
Record qualified sale | $630,000, unit 103, April 2026, about $670 per sq ft | $1,150,000, unit 402, August 2024, about $816 per sq ft |
City parcel and density | 1.78 acres, about 21.9 units per acre, above today’s R3-15 cap on simple arithmetic | 1.29 acres, about 14 units per acre, under the cap on the same arithmetic |
Flood zone | AE, base flood elevation 10 ft | AE, base flood elevation 10 ft (AE 9 at the northwest corner) |
Coastal construction line | Mapped at about the west wall | Mapped across the building footprint |
Evacuation zone | A | A |
Zoning | R3-15 | R3-15 |
Milestone inspection and reserve study | 2024 list; reserve study due by 31 December 2025; results not published | 2024 list; reserve study due by 31 December 2025; results not published |
Walk to Lowdermilk Park | About 4 to 5 minutes | A little shorter; the address point is about 120 m closer to the park |
Management of record | Newell Property Management | Anchor Associates |
Leasing, pets, dues | Not published; declaration and estoppel | Not published; declaration and estoppel |
Sources: Collier County Property Appraiser roll and sales history, files dated 29 August 2026; City of Naples GIS parcel, address, zoning and CCCL layers and 2024 milestone list; FEMA National Flood Hazard Layer; Florida DEP CCCL layer; DBPR condominium and elevator extracts (DBPR elevator extract). Just value is compared to just value and county qualified sales to county qualified sales, with n shown. Density figures are our arithmetic on the City’s gross parcel acreage against a limit stated per net acre; the City has not ruled on either building.
The Parador’s single qualified sale in five years, $1,150,000 for a 1,409-square-foot unit, is about twice Eleven Hundred’s median, and its median county value is about 2.3 times Eleven Hundred’s. Per square foot the gap narrows: about $816 at The Parador’s one sale against $596 at Eleven Hundred’s median, because The Parador’s smallest unit is half again the size of Eleven Hundred’s. What a Parador buyer pays for is space, height, a quieter 18-unit building and more year-round neighbors; what an Eleven Hundred buyer gets for less is the lowest-cost way onto this stretch of Gulf Shore Boulevard North, in a building with a real resale market.
Choose Eleven Hundred if you want the lowest-cost condominium deed on Gulf Shore Boulevard North in Coquina Sands, a 940-square-foot seasonal home that is easy to lock and leave, a building where five units changed hands in the last twelve months so you can see the market and exit it, and a tax bill near $3,700 a year before reassessment. Accept a three-story, 39-unit building with thirteen neighbors a floor, a single 940-square-foot plan, a density question on rebuild, and reserve-study results you must read before you sign.
Choose The Parador if you need 1,400 to 1,800 square feet, want to live higher than a third floor, prefer an 18-unit building where more than a third of owners live year-round, and can pay about twice the price with a tax bill near $6,800. Accept a thinner resale record, one qualified sale in five years, which makes pricing and appraisal harder in both directions, and a building on the same 2024 milestone list with results not published.
Weighing an Eleven Hundred sale against a move to The Parador? Get a free Eleven Hundred Gulfshore Club home valuation or call Jesse direct at (239) 898-6072.
Comparing the two as a buyer? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.
Owning at Eleven Hundred Gulfshore Club trades beach frontage, space and height for the lowest condominium entry price on Gulf Shore Boulevard North in Coquina Sands and a short walk to Lowdermilk Park. The honest list below is what we tell every Eleven Hundred buyer and seller before they commit.
Selling at Eleven Hundred? Get a free Eleven Hundred Gulfshore Club home valuation or call Jesse direct at (239) 898-6072.
Buying at Eleven Hundred? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.
If you’re searching for an Eleven Hundred Gulfshore Club listing agent, or thinking, ‘I need someone to sell my Eleven Hundred Gulfshore Club home…’ start here. We tracked every recorded Eleven Hundred transfer on the Collier County roll through 29 August 2026; McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, price from it.
Data updated: September 2026 (Collier County recorded sales through 29 August 2026)
Eleven Hundred is the Coquina Sands building where a seller has the most identical neighbors and, this year, the most recent comparables. Thirty-nine units share the same 940 square feet, five of them recorded a qualified sale in the last twelve months, and the buyer walking through yours will compare it, unit by unit, with those five. 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 an Eleven Hundred listing along with the condominium file an Eleven Hundred buyer will ask for.
Honors and recognition:
The widest window we needed at Eleven Hundred is 60 months, and even it holds fewer than ten sales, so we list them. In the 60 months to 29 August 2026 Eleven Hundred Gulfshore Club recorded seven qualified resales (Collier County Property Appraiser sales history, files dated 29 August 2026). We will walk you through all seven on request.
When every unit is 940 square feet, price comes from four things: position, floor, condition and terms. The county values the third-floor upper-tier units $20,000 above the lower-tier units on the first and second floors, and recent sales have run from 1.13 to 1.53 times the county’s value. We price your unit against the qualified sales that match its condition and position, adjust for renovation, furnishings and any lease in place, and set aside every unqualified transfer. An online automated estimate built on the county roll cannot see any of that, and on this building the county’s own value has sat below every recent qualified sale.
Start with a free Eleven Hundred Gulfshore Club home valuation. It takes about a minute, and Jesse follows up with the Eleven Hundred sales that actually fit your unit: the same position group, the nearest condition, adjusted for furnishings and any lease in place.
(239) 898-6072, text or call. Confidential conversations welcome.
For a unit priced to Eleven Hundred’s own recorded sales, 2026 has been one of the building’s strongest years: five qualified resales by August and a new record of $630,000 (Collier County Property Appraiser sales history). Listing in the fall reaches the winter buyer pool, which for Eleven Hundred is mostly second-home buyers from the Northeast and Midwest.
The county thinks so: it values the third floor one $10,000 step above the first two. The recent record does not prove it. The building’s high, $630,000, was on the first floor, and the three third-floor sales of the last five years ran from $502,000 to $560,000. Seven sales are too few to measure a floor premium; condition has mattered more.
No. The Parador’s units are 1,409 to 1,810 square feet in a six-story building, and it recorded one qualified sale in five years. It is a useful check on the block’s direction, not a comparable for a 940-square-foot unit. Your unit should be priced on Eleven Hundred’s own qualified sales.
Homestead ends with your ownership, and the buyer’s assessment resets on the next 1 January. If you are buying another Florida home, you may be able to carry up to $500,000 of your Save Our Homes benefit with you through portability; file with the property appraiser in your new county (Florida Department of Revenue, portability guidance PT-112).
Not if you have them. Buyers in older Naples buildings expect a milestone report and a reserve study, and the law now requires the seller’s side to offer them. What unsettles a buyer is a missing report, or a report with unfunded repairs and no plan. We read the reports with you before listing and present them plainly.
Both, and we say so to buyers. A $30-million-and-up project across the street raises the profile of the block and signals where land values are going; it also brings construction for several seasons and a six-story building where a lower one stood. We do not claim it has moved Eleven Hundred’s prices, because the recorded sales cannot separate its effect from everything else in 2026.
Eleven Hundred Gulfshore Club 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 for this guide they read the building’s state registrations, the county roll for all 39 units and every recorded transfer since 1972.
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 Eleven Hundred Gulfshore Club 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 market, condominiums and cooperatives alike.
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 an Eleven Hundred page the credential that matters more is narrower than any award. Before writing this guide we read:
Honors and recognition:
McGreevy and Comisar is a top-reviewed Eleven Hundred Gulfshore Club realtor on Google, and the quotes below are genuine five star client reviews reproduced in the reviewer’s own words. We publish no aggregate score and no star rating widget. Read the full set on the McGreevy and Comisar Google Business Profile.
★★★★★ “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
★★★★★ “No one knows real estate, especially Florida real estate like Marc and Jesse. Smart and savvy. They also have a great team that is knowledgeable and professional.” Christian Schnabel, verified Google review
★★★★★ “Jesse and his team were the most professional and communicative people throughout the entire process! Always available and helpful! Highly recommended!” Matt Haines, verified Google review
Selling an Eleven Hundred Gulfshore Club home? Get a free Eleven Hundred Gulfshore Club home valuation, or call Jesse direct at (239) 898-6072.
Buying at Eleven Hundred Gulfshore Club? 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. For the wider market around Eleven Hundred, see our guide to Coquina Sands and our Naples guide. Our guides to Eleven Hundred’s neighbors are live: The Parador next door, Surfside Club across the boulevard, Del Mar Club across from Lowdermilk Park, and Via Delfino on the Gulf. Kona Kai and the neighborhood’s other buildings without their own guide are covered in our Coquina Sands guide.
These Eleven Hundred Gulfshore Club buyer questions are answered from the Collier County roll and sales history (files dated 29 August 2026), the Florida DBPR condominium and elevator records, City of Naples and FEMA records, and Florida’s Condominium Act. Where the public record stops, we say so and name the document that answers it.
The 1100 Club is the everyday name for Eleven Hundred Gulfshore Club, a 39-unit, three-story condominium of 1972 at 1100 Gulf Shore Blvd N, Naples, FL 34102, in the Coquina Sands neighborhood. The state’s elevator record even lists it as “1100 CLUB” (DBPR elevator extract).
A condominium. Florida DBPR registers it as condominium project PR1S018304, and the City of Naples lists it as “A CONDO” (City of Naples 2024 Milestone Buildings). Owners hold a deed to a unit under Chapter 718. It is not one of the five Coquina Sands cooperatives.
No. The building is on the east side of Gulf Shore Boulevard North. The City’s address points, street centerlines and building footprints place it east of the road, and across the street is the private Olana site at 1121, not a public beach. The public route to the sand is Lowdermilk Park, a short walk north.
About a four to five minute walk to the Lowdermilk Park entrance, roughly 0.2 to 0.25 mile by the City’s sidewalks and the marked crosswalk near The Parador, and a few minutes more through the park to the sand (City of Naples sidewalks layer). By car the Lowdermilk lot is 0.42 mile.
The 2.47-acre site at 1121 Gulf Shore Blvd N, formerly the Bahama Club cooperative, which was damaged by Hurricane Ian, sold for redevelopment in 2024 and razed. It is now Olana Naples Residences, 12 residences over six stories, approved and selling (Kolter Urban, Olana Naples Residences).
Thirty-nine. DBPR registers 39 units, and the county roll carries 39 unit parcels, 13 on each of three floors (DBPR condominium extract).
The county roll records every one of the 39 units at 940 square feet. There is no larger or smaller plan on the roll. Bedroom counts are not in any public record; see the unit and the declaration’s floor-plan exhibit to confirm the layout.
In 1972. The City’s milestone list and the county roll both give 1972, the first unit deeds were recorded in June 1972, the elevator was installed in 1972, and the association was filed with the State on 26 April 1971.
Yes. Florida DBPR’s elevator record shows one hydraulic passenger elevator, license 10489, serving three landings, 2,000 pounds, installed in 1972, with a certificate of operation current to 1 August 2027 and a passed state inspection on 6 August 2024 (DBPR elevator extract).
Yes. The Florida Department of Health’s public pool program lists the “Eleven Hundred Club Pool”, with a Satisfactory inspection result on 15 May 2026.
In the 60 months to 29 August 2026, seven qualified resales ran from $465,000 to $630,000, with a median of $560,000 (Collier County Property Appraiser sales history). Five of them closed in the twelve months to August 2026, at a median of $567,000.
The highest qualified sale is $630,000 for unit 103, recorded 17 April 2026 (Official Records 6580/2571). A $721,000 transfer of unit 302 in February 2023 and a $700,000 transfer of unit 209 in October 2025 were recorded but not qualified by the county, so neither is treated as a sale price.
On the seven qualified resales of the last 60 months, $495 to $670 per roll square foot, median $596. Because every unit is 940 square feet, the figure compares like with like across the building.
Eleven Hundred is a condominium association, not an HOA, and its regular assessment is not published anywhere public. The estoppel certificate and the budget state it, and a seller must deliver the budget (Florida Statute 718.503). We request both for every buyer.
We found no public record of one, which is not proof there is none. The estoppel certificate states any special assessment levied or pending on the unit (Florida Statute 718.116), and the board minutes posted for owners show what is under discussion. Ask specifically about milestone and reserve-study work.
The median total bill across the 39 units on the county roll extract is $3,720.13, and bills run from $1,122.37 (a homesteaded unit) to $3,810.22. A full-value non-homestead bill is about 0.9% of just value, and a buyer’s assessment resets toward the purchase price on the next 1 January.
Subject to the declaration and rules, which are not published, and to the City’s floor: rentals of 30 days or longer, with up to three shorter rentals a year (City of Naples short-term rental guidelines). Lease counts quoted online for Eleven Hundred conflict with each other; read the declaration before counting on rental income.
The pet rules are not published in any primary source, and we do not repeat listing-page claims. The declaration and rules decide it, and you receive them before your contract becomes binding. Assistance animals are a separate matter under fair housing law (Florida Statute 760.27).
Eleven Hundred’s approval procedure is not published. The estoppel certificate states whether board approval of a transfer is required, and the declaration states the process. Where approval applies, the fee is capped at $100 per applicant (Florida Statute 718.112).
No public record makes it an age-restricted building, and we found no housing-for-older-persons registration or policy. Any age provision would appear in the declaration and would have to meet Florida’s fair housing exemption rules (Florida Statute 760.29).
The City listed it on its 2024 milestone list, so its first milestone inspection was due by 31 December 2024. The City publishes which buildings must inspect, not the results or completion (City of Naples milestone inspections by year). Ask the association for the inspector’s summary, which it must provide to owners and to resale buyers.
It was required to complete a structural integrity reserve study by 31 December 2025, as a pre-2022 condominium with a three-story building (Florida Statute 718.112). Whether it did is not published, and the state’s database could not be queried for this edition. A seller must give you the study or a statement that none was completed.
Condominium and cooperative buildings of three habitable stories or more, first at 30 years of age, or 25 years where the local official requires it for buildings near salt water, and every ten years after (Florida Statute 553.899). The City of Naples applies the 25-year trigger near the coast. Eleven Hundred, at three stories, is covered.
FEMA Zone AE, a coastal special flood hazard area, with a base flood elevation of 10 feet NAVD88 on panel 12021C0391J, effective 8 February 2024. The VE zone begins roughly 170 to 200 meters west, seaward of the Olana site (FEMA National Flood Hazard Layer).
Yes, Collier County Hurricane Evacuation Zone A, the first zone ordered out in a surge threat (Collier County hurricane evacuation zones). It is also in the City’s mapped Coastal High Hazard Area.
We found no primary record describing Ian’s effects at 1100 Gulf Shore Blvd N, so we claim neither damage nor its absence. Ian damaged the Bahama Club across the street and Lowdermilk Park’s north playground. Ask for the board minutes, the insurance claim history and any City permits for post-Ian repairs.
With a federally backed mortgage, flood insurance is required on a building in Zone AE, usually through the association’s master flood policy, and many lenders also look at the owner’s coverage. The owner’s HO-6 policy covers the interior, contents, liability and loss assessments (FEMA Risk Rating 2.0). Ask for the master declarations pages early.
Yes, as a condominium it is eligible for conventional condominium financing if the project passes the lender’s review of budget, reserves, insurance and repairs. Fannie Mae lists project characteristics that make a condominium ineligible, including critical repairs affecting safety or structure (Fannie Mae Selling Guide B4-2.1-03).
Lake Park Elementary, Gulfview Middle and Naples High School, each graded A by the Florida Department of Education for 2025-26, per the district’s attendance-zone tool as verified for Coquina Sands (Collier County Public Schools attendance zone locator). Confirm the exact address in the tool before an offer depends on it.
Yes. The property is inside the city limits, so City police, fire-rescue, building department and parks serve it, and there is no community development district on the tax bill (City of Naples millage page).
No. The Coquina Sands Association is a voluntary civic association, $90 a year per household, with no lien authority (Coquina Sands Association). Eleven Hundred’s own condominium association is the mandatory one for its owners.
Most owners walk. For the car, Lowdermilk Park’s lot is metered at $5.00 an hour with a $2.50 minimum, and vehicles with a City or County beach parking permit park free (City of Naples beach parking information).
About 1.8 miles, roughly five minutes by car in free-flow traffic, and Third Street South is about 1.6 miles. Season traffic from January to April adds time.
NCH Baker Hospital at 350 7th Street North is about 1.4 miles, roughly four minutes by car. The nearest Level II trauma center is Gulf Coast Medical Center in Fort Myers, about 45 minutes.
Neither in general. Eleven Hundred is the lower-cost, more liquid choice, 940 square feet at a 60-month median of $560,000 with five sales in the last year; The Parador next door offers 1,409 to 1,810 square feet over six stories and recorded one qualified sale in five years, at $1,150,000. See our side-by-side above and our guide to The Parador.
By median county just value, Eleven Hundred Gulfshore Club, at $413,000. Across all seventeen Coquina Sands associations only Lago Mar, a cooperative, and Coquina Cove, a condominium on Banyan Boulevard, have lower medians on the 2026 roll.
Not verified. The building is three stories on the east side of the boulevard, and the Olana project across the street is approved for six stories. Any view claim should be checked in person from the specific unit, with Olana’s plans in mind.
Nothing in the public record suggests an offer. A sale of the whole property would require terminating the condominium under Chapter 718 and the declaration, a decision for the owners (Florida Statute 718.117). The building appears to exceed today’s R3-15 density on the City’s parcel figure, so what could replace it is a City Planning question.
Five things to read first: the milestone summary and any phase two report, the structural integrity reserve study and reserve balance, any special assessment, loan or line of credit, the master insurance declarations, and the declaration’s leasing, pet and reconstruction clauses. At Eleven Hundred add the City’s view on rebuild density.
It depends on the building more than the city. At Eleven Hundred the recorded qualified median roughly doubled from 2016 to 2026 on small samples, and the building has an active resale market; against that sit a 1972 structure, unpublished reserve results and coastal insurance costs. Read the documents before you decide.
McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, lead Domain Realty Group, the #1 team in Southwest Florida since 2012. For this guide we read every recorded Eleven Hundred transfer since 1972, the state’s condominium and elevator records and the City’s milestone, zoning and flood layers. Call Jesse at (239) 898-6072 or Marc at (239) 287-5873.
These Eleven Hundred Gulfshore Club seller questions are answered from the county’s recorded sales, Florida’s condominium statutes and our own practice selling Naples condominiums. Where a figure is not public, we say so and name the document that has it.
On recorded evidence, the building’s seven qualified resales of the last 60 months ran from $465,000 to $630,000, median $560,000, and the five of the last twelve months from $555,000 to $630,000 (Collier County Property Appraiser sales history). Your unit’s number depends on condition, position, furnishings and terms; a free Eleven Hundred Gulfshore Club home valuation starts there.
Yes, Florida allows a for-sale-by-owner sale, and you still owe the buyer the full condominium disclosure package or the buyer gets a seven-day right to cancel (Florida Statute 718.503). Most sellers find the pricing, the document file and the out-of-state logistics worth delegating. McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, handle all three; call Jesse at (239) 898-6072.
The agent who can price a 940-square-foot unit against Eleven Hundred’s own qualified sales, separate the unqualified transfers, and put the milestone summary, reserve study and estoppel in front of buyers before they ask. That is how we list here.
Start from the building’s own qualified sales per square foot, $495 to $670 over the last 60 months, then adjust for condition, position, furnishings and any lease. Ignore the county’s just value as a price; every recent sale closed 1.13 to 1.53 times above it.
The county places units numbered 04, 05, 06, 07 and 12 one $10,000 step below the other eight on every floor, and the third floor one step above the first two. The roll does not say why, so we do not attribute it to views or layout without seeing the units.
Across its 9 MLS-marketed closings in the last 60 months, Eleven Hundred Gulfshore Club sold after a median 35 days on market at a median 93.49% of the final list price (Southwest Florida MLS Matrix, pulled 26 September 2026). For context only, NABOR’s July 2026 figure for Naples Beach condominiums was 147 days on market, a three-ZIP, one-month MLS figure, not an Eleven Hundred number (NABOR July 2026 statistics).
Most Eleven Hundred owners and buyers are seasonal, so a listing that is photographed, documented and live by late fall reaches the winter buyer pool at its largest. All five of 2026’s qualified sales recorded between January and June.
The declaration, articles, bylaws and rules, the annual financial statement and budget, the frequently asked questions sheet, the inspector’s milestone summary, and the most recent structural integrity reserve study or a statement that none was completed (Florida Statute 718.503). We assemble them before listing.
You must provide the inspector-prepared summary of the milestone inspection, where one applies, as part of the resale package, and at Eleven Hundred one applies because the building is three stories (Florida Statute 553.899).
Yes: the association’s most recent structural integrity reserve study, or a statement that the association has not completed one (Florida Statute 718.503). If it has not been completed, buyers and lenders will ask why.
Request it in writing from the association or its manager, Newell Property Management. The association must deliver it within 10 business days, and the fee is capped at $250 for a current account, plus $100 for delivery within three business days (Florida Statute 718.116).
Only if Eleven Hundred’s declaration requires it, which is not public. The estoppel certificate states whether approval is required. Where it is, the fee is capped at $100 per applicant and the timeline goes into the contract.
It changes the negotiation, not the saleability. A disclosed, funded plan is priced in; an undisclosed or open-ended one scares buyers and lenders. The estoppel states any assessment levied or pending, and the contract decides who pays it.
It makes the building’s condition and reserves part of every buyer’s price. A completed inspection with no phase two and a funded reserve plan supports your number; unfunded repairs become a discount. We read both reports before we recommend a price.
Yes, subject to the declaration’s leasing rules and the City’s 30-day rental floor (City of Naples short-term rental guidelines). Investors will ask for the leasing article first, so we have it ready.
Give the buyer the lease, the tenant’s contact and move-out terms, and time showings around the tenancy. A lease that runs through season can suit an investor buyer and deter a second-home buyer, so decide early whether to sell vacant.
Commission as negotiated, documentary stamp tax of $0.70 per $100 of price on the deed, which the seller customarily pays in Collier County (Florida Statute 201.02), title and closing charges as the contract assigns them, the estoppel fee, and your share of prorated taxes and assessments.
Florida has no state personal income tax, but federal capital gains rules apply, and a second home does not get the primary-residence exclusion. Ask your CPA before you list.
Yes. Twenty-five of the 39 owners mail their tax bills outside Florida, so a remote sale is routine here. We run the showings, vendors, the estoppel request and a remote or mail-away closing, and coordinate every step.
Usually not a full renovation. Recent sales suggest condition matters, but a major remodel needs association approval, a City permit and months; fresh paint, lighting, repairs and staging usually return more. We walk the unit with you before advising.
Yes. A three-story building with a state-certified elevator serving every floor widens the buyer pool to include buyers who cannot, or would rather not, climb stairs with luggage and groceries (DBPR elevator extract).
That depends on the lender’s project review: budget, reserves, insurance and whether any critical structural repair is open. We ask the association for its lender questionnaire answers early so a financed buyer does not stall at underwriting.
The building’s master flood coverage is the association’s; the buyer’s own HO-6 and any required flood coverage are widely available in the voluntary market, which wrote about 94.5% of Florida condominium unit-owner policies in early 2025 (Florida Office of Insurance Regulation, Property Insurance Stability Report). Early quotes prevent late surprises.
Five qualified resales from January to June 2026: unit 301 at $555,000, 108 at $567,000, 103 at $630,000, 101 at $570,000 and 304 at $560,000 (Collier County Property Appraiser sales history).
Because Florida caps annual increases in assessed value, 3% or inflation for a homestead and 10% for non-homestead non-school levies, and the cap ends at a sale (Florida Statute 193.155; Florida Statute 193.1554). The buyer’s assessment resets to market value the next 1 January.
No. Just value is the county’s assessment as of 1 January. Every one of the seven qualified sales of the last five years closed above the county’s value for the same unit, at 1.13 to 1.53 times it.
Yes, but Florida still requires the condominium disclosure package, and Florida case law requires a seller to disclose known material defects not readily observable to the buyer. As-is limits repairs, not disclosure.
The statutory condominium package under section 718.503, including the milestone summary and reserve study, plus known latent material defects affecting value. Your closing attorney or our team can walk you through the standard disclosure form before you list.
The county’s recorded deeds are the public source, and this page lists every Eleven Hundred qualified sale of the last five years with its Official Records book and page. For the wider market, NABOR publishes monthly statistics (NABOR market statistics).
A sale the county treats as an open-market, arm’s-length transaction usable for its valuation work. Family, trust, estate and corrective deeds, and priced transfers the county sets aside, are unqualified; the roll shows the flag, not the reason.
Because the county did not qualify it. The February 2023 transfer of unit 302 at $721,000 was recorded the same day as a $0 deed on the same unit, and the October 2025 $700,000 transfer of unit 209 was also unqualified. The qualified record is $630,000, unit 103, April 2026.
No offer is on the public record. A termination and sale would follow Chapter 718 and the declaration, with proceeds allocated under the termination plan (Florida Statute 718.117). Treat any unsolicited offer letter as a reason to call your attorney and us.
Nothing unless you join. It is voluntary, $90 a year per household, with no lien authority (Coquina Sands Association). Your Eleven Hundred assessment is separate and mandatory.
The ones who need sand at the door will buy on the Gulf side and pay for it. Eleven Hundred’s buyers are choosing a lower price and a four to five minute walk to Lowdermilk Park; we market exactly that, not a beachfront claim.
The declaration’s reconstruction clause and the master insurance govern, and the City’s floodplain and zoning rules decide what can be rebuilt. With density above today’s R3-15 cap on simple arithmetic, ask the City and the board how a rebuild would work before a storm, not after.
Settle title first: the estate or trust needs authority to sell, and a probate or trust deed may need recording. Then the sale runs like any other, with the disclosure package and estoppel.
A pre-listing inspection of the unit, plus the association’s milestone summary and reserve study, lets you fix or disclose before a buyer’s inspector finds it. At a 1972 building, buyers will inspect plumbing, electrical panels, windows and the air-conditioning closely.
At Eleven Hundred, $495 to $670 per roll square foot over the last 60 months, median $596, and $590 to $670 in 2026 (Collier County Property Appraiser sales history). Del Mar Club’s six qualified sales on 850 square feet averaged about $599 over the same period.
Every Eleven Hundred Gulfshore Club fact on this page comes from a state, county, city or federal record, a Florida statute, FEMA or NOAA data, the association’s own filings and archived owner site, or reputable news. The primary sources below are numbered continuously and grouped by the authority that issued them.
County roll and sales figures come from the Collier County Property Appraiser’s own bulk files dated 29 August 2026, read directly. Recorded instruments are cited by their Official Records book and page and are on file with the Collier Clerk. Where a record names a private owner, we cite it in plain text and do not link it.
The official Eleven Hundred Gulfshore Club documents below are published by the City of Naples, the Florida Legislature, the Florida DBPR and FEMA. They are the public documents an Eleven Hundred Gulfshore Club buyer or seller should read before signing.
The association’s own declaration, bylaws, rules, budget, milestone summary and reserve study are not public and come from the association or the seller.
Document | Issued by | Date | What it covers | Link |
|---|---|---|---|---|
2024 Milestone Buildings list | City of Naples Building Department | 2024 | Lists Eleven Hundred Gulf Shore Apts Inc. A Condo, 3 stories, built 1972 | |
Short-term rental guidelines | City of Naples | Current | The 30-day minimum and the three-times-a-year exception | |
Condominium registration extract | Florida DBPR, Division of Florida Condominiums, Timeshares and Mobile Homes | Downloaded 26 September 2026 | Project PR1S018304, ELEVEN HUNDRED GULFSHORE CLUB, 39 units | |
Elevator registration extract | Florida DBPR, Bureau of Elevator Safety | Downloaded 26 September 2026 | License 10489, 1100 CLUB, 3 landings, installed 1972 | |
Chapter 718, Condominiums: sections 718.112 and 718.503 | The Florida Legislature | 2026 statutes | Transfer fee cap, reserves, reserve studies, and what a buyer must receive before signing | Read 718.112 and 718.503 |
Section 553.899, milestone inspections | The Florida Legislature | 2026 statutes | Who must inspect, when, and what owners receive | |
Flood Insurance Rate Map panel 12021C0391J | FEMA | Effective 8 February 2024 | Zone AE, base flood elevation 10 ft, at Eleven Hundred Gulfshore Club |
Market data from Collier County recorded sales, pulled September 2026.
McGreevy and Comisar, Best Realtor for Eleven Hundred Gulfshore Club. 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.
