Embassy Club of Naples is a 36-residence, ten-story Gulf-front condominium at 1717 Gulf Shore Blvd N in Coquina Sands, with 1,650 and 1,780 sq ft plans, a beachfront pool and a $2,565,000 record sale. Talk to McGreevy and Comisar.
Selling at Embassy Club of Naples starts with a fact most owners have never seen written down: the county has recorded no priced resale in the building since 3 January 2024, so the next sale sets the market. Jesse McGreevy and Marc Comisar are the team Embassy Club sellers call first, and the team buyers call for the building’s real record.
By Jesse McGreevy and Marc Comisar, McGreevy and Comisar, Domain Realty Group. Updated September 2026.
Embassy Club of Naples is a 36-residence Gulf-front condominium tower inside the neighborhood of Coquina Sands in Naples, Florida. It stands on the beach side of Gulf Shore Boulevard North at number 1717, ten stories tall on the City of Naples’ own list, with four residences to a floor, a beachfront pool, covered carports and, in the association’s words, “Gulf views from every unit” (Embassy Club of Naples). It is the northernmost standing tower in Coquina Sands and the only ten-story building in the neighborhood.
The City of Naples and the Collier County roll both date Embassy Club of Naples to 1970, and its two elevators were installed in 1970 (Florida DBPR elevator records); the association’s own website says 1972, which is also the year the architect Nelson A. Faerber’s works list gives for “The Embassy Club Apartments” (SWFL McMo Exhibition biography). Individual units were being deeded to owners by July 1975, and Florida DBPR’s condominium record carries a 1976 recorded date. Every one of the 36 residences is either a 1,780-square-foot corner home or a 1,650-square-foot interior home on the county roll. Jesse McGreevy and Marc Comisar lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012 and Top 1% of agents nationally since 2008.
This page is built from the Collier County Property Appraiser’s bulk roll files dated 29 August 2026 (all 36 parcels and every recorded Embassy Club deed since 1975), the Florida Department of Business and Professional Regulation’s condominium and elevator records, the City of Naples milestone list, zoning ordinance, beach-easement resolution and GIS layers, FEMA’s National Flood Hazard Layer, the Florida Statutes that govern a condominium sale, the association’s own website and the Naples Daily News reporting on the building’s fire-safety history. In the Southwest Florida MLS Matrix, pulled 26 September 2026, Embassy Club shows 6 closings in the last 60 months, from $1,750,000 to $2,565,000 at a median of $2,062,500, with a median 8.5 days on market and a median 96.4% of list price; none closed in the last 12 months, and one residence was listed at $1,950,000 on the pull date. The sales below are the county’s recorded deeds. Where the public record stops, we say so and name the document that answers the question.
If you own at Embassy Club and are weighing a sale, start with the market snapshot and the seller section, then call Jesse. If you are buying, the plan, floor and document detail below will tell you whether the building fits before you tour.
McGreevy and Comisar are the best realtor for Embassy Club of Naples 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 Embassy Club market read built on every recorded deed in the building since 1975.
If you’re searching for the best realtor for Embassy Club of Naples in Coquina Sands, Naples, whether you’re ready to sell your Embassy Club of Naples 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 Embassy Club for a specific reason: this is a building where the comparables have gone quiet. The six qualified resales of the last 60 months all recorded between 14 April 2023 and 3 January 2024, and in the 32 months since, the only deeds recorded at 1717 Gulf Shore Boulevard North have been $0 transfers, the kind usually recorded for trust, estate, family or correction deeds, though the roll does not say which (Collier County Property Appraiser bulk roll files dated 29 August 2026). The county’s own values sit well below those sales: the 2026 preliminary roll puts the median residence at $1,660,000, while the six recorded prices ran from $1,750,000 to $2,565,000. A seller who prices off the county’s figure leaves money behind; a seller who prices off the December 2023 record without separating the plan, the floor and the building’s document file overshoots. Our job is to know which of the six sales actually fits your residence.
Recent Embassy Club of Naples track record (60 months to 29 August 2026): In the 60 months to 29 August 2026 Embassy Club of Naples recorded 6 qualified resales; the county shows none since 3 January 2024. The twelve- and 24-month windows hold no qualified sales at all, and the 36-month window holds four, so we widened to 60 months and list every sale below rather than lean on a median of six. For reference, the 60-month median is $2,062,500 (six sales, an even count, so it is the average of the middle two, $2,000,000 and $2,125,000). The highest Embassy Club sale on record is $2,565,000 for residence 701, a seventh-floor 1,780-square-foot corner home, recorded 12 December 2023 (Collier County Official Records, OR 6318/2648), about $1,441 per county square foot. Across its 6 MLS-marketed closings in the last 60 months, Embassy Club sold after a median 8.5 days on market at a median 96.4% of the final list price (Southwest Florida MLS Matrix, pulled 26 September 2026), and we do not state how many of these sales we represented; ask us and we will walk you through all six deeds one by one.
For Embassy 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 Embassy Club the marketing has to reach owners who do not live here: 24 of the 36 owners mail their tax bills outside Florida, three of them outside the United States (Collier County roll, 2026). We build the paperwork file before the first showing, because Florida law makes the file part of the sale: the declaration, articles, bylaws and rules, the latest annual financial statement and budget, the inspector-prepared summary of the milestone inspection and the most recent structural integrity reserve study (or a statement that none exists) all go to the buyer at the seller’s expense (Florida Statute 718.503). With no priced sale in 32 months, price and paperwork are the whole conversation.
For Embassy Club buyers: the first question is the plan, because it decides size and price: a corner home (stacks 01 and 04) is 1,780 square feet and the county values it $310,000 above the interior home on the same floor; an interior home (stacks 02 and 03) is 1,650 square feet. The second is the floor, because the county adds value for every floor you climb. The third is the building’s document file: the milestone inspection summary, the structural integrity reserve study, the insurance declarations, and what the association has done about fire protection since the Naples Daily News reported in 2017 that the building had no sprinklers (Naples Daily News, 12 July 2017). Sellers and buyers comparing the best real estate agents in Naples should ask each one to answer those three questions for a specific Embassy Club residence; we answer them below.
Honors and recognition:
Selling your Embassy Club of Naples home? Get a free Embassy Club of Naples home valuation or call Jesse direct at (239) 898-6072.
Buying a home in Embassy Club of Naples? Call Marc at (239) 287-5873 for a personalized buyer consultation, or read how we represent buyers in Southwest Florida.
Living in Embassy Club of Naples means a single-level residence of 1,650 or 1,780 square feet in a ten-story tower directly on the Gulf, one of four homes on its floor, with a beachfront pool, carport parking, an on-site manager and Lowdermilk Park about 650 feet to the south in a straight line.
Embassy Club is one of the few genuine towers on this stretch of Gulf Shore Boulevard North. Most of Coquina Sands is either platted single-family streets or two- to three-story buildings, and the neighborhood’s own zoning district, where it applies, holds new multifamily building to two habitable stories. What follows is what daily life at Embassy Club looks like, drawn from the association’s own statements, the county’s records and the City’s.
Embassy Club of Naples is a residential condominium governed by Chapter 718 of the Florida Statutes. Florida’s Division of Condominiums lists it as condominium project PR1S018554, “EMBASSY CLUB THE,” 36 units, status Approved and Recorded, managed by “EMBASSY CLUB OF NAPLES INC., THE” (DBPR condominium extract). The City of Naples lists the building as “EMBASSY CLUB OF NAPLES (CONDO)” on its 2024 milestone list (City of Naples, 2024 Milestone Buildings), and the Collier County roll carries 36 separate condominium unit parcels, each with its own owner, value and tax bill. The association’s corporation, Embassy Club of Naples, Inc., is Florida document 716132, filed 28 February 1969 and active, with a reinstatement recorded on 1 August 2005 (Florida Division of Corporations).
The corporate name carries neither “Condominium Association” nor “Cooperative,” a naming pattern that often marks an early Naples cooperative, so it is worth saying plainly: every public record we reviewed treats Embassy Club as a condominium, and a buyer here receives a deed to a unit and an undivided share of the common elements, not shares and a proprietary lease. Embassy Club is also not an HOA, and it is not part of one. The Coquina Sands Association that serves the neighborhood is a voluntary civic association, Sunbiz 745253, charging $90 a year per household, with no lien authority (Coquina Sands Association).
The unit numbers tell the layout. Residences run from 101 to 904: four to a floor on nine numbered floors, the first digit the floor and the last two the stack. Stacks 01 and 04 are the corner homes of 1,780 square feet; stacks 02 and 03 are the interior homes of 1,650 square feet (Collier County roll, base area per parcel). The association says the building “features Gulf views from every unit” (Embassy Club of Naples). The City counts ten stories and each elevator serves ten landings, so one level carries no numbered residences; the public record we reviewed does not say what occupies it, and a tour answers that in a minute.
Two hydraulic passenger elevators serve the building, Florida licenses 8020 and 8021, each with ten landings and a 2,500-pound capacity, both installed in 1970. Both last passed state inspection on 24 June 2026 and carry operating certificates that expire 1 August 2027 (DBPR Bureau of Elevator Safety extract). Original 1970 hydraulic elevators in a Gulf-front tower are exactly the kind of component a structural integrity reserve study and a budget have to plan for, which is why we read those line items for every buyer.
Embassy Club sits on the Gulf side of Gulf Shore Boulevard North; the City’s address point lies about 100 meters west of the street’s centerline (City of Naples GIS address points). The land parcel is 2.09 acres, folio 06287480007, legally the north 119.2 feet of Lot 5 and the south 75 feet of Lot 6 of Coquina Sands Unit 2 (City of Naples GIS parcels). That legal description spans about 194 feet of lot width along the Gulf, per the schedule in the City’s 2006 beach-easement resolution (City of Naples Resolution 06-11272); it is a lot width, not a surveyed beach frontage.
The association’s homepage describes the building as “built on the Coquina Sands / Moorings beachfront.” The public record settles which: the City’s planning-neighborhood layer places the parcel in Coquina Sands (City of Naples GIS planning neighborhoods), and the northern boundary with The Moorings falls between 1785 and 1801 Gulf Shore Boulevard North. Only one parcel, the cleared site at 1785, stands between Embassy Club and The Moorings.
Embassy Club is a second-home building. Only 8 of the 36 residences carry a homestead exemption, 22%, and 24 of the 36 owners mail their tax bills outside Florida: Georgia leads with four, and Kentucky, New York, Michigan, Connecticut, New Jersey and Ohio each account for two, with two owners in Canada and one in England (Collier County roll, 2026 preliminary). That shapes the building’s rhythm: a full house in season, quieter floors in summer, and a board and manager that run much of the year for owners who are away.
The association is professionally managed by Paramont Property Management, 5629 Strand Blvd, Naples, and the building has its own on-site manager; the association’s management page lists both (Embassy Club of Naples, property management). The association’s website also keeps a password-protected owners’ section with tabs for the board, minutes, contracts, documents, forms, engineering studies and reports, financial information and insurance, which matches what Florida law requires of a condominium association with 25 or more units (Florida Statute 718.111). A buyer cannot log in, but a seller can download from it, and that is where most of a buyer’s document file comes from.
Morning coffee over the Gulf from your own floor. A walk south along the sand past the Rosewood Residences construction site to Lowdermilk Park, about 650 feet away in a straight line. The beachfront pool in the afternoon. Dinner at the Four Seasons’ restaurants at Naples Beach Club, about a mile away by car, or on Fifth Avenue South, about 2.3 road miles away. The beach is the walk here; downtown is a bike ride or a seven-minute drive.
A 1970 tower on the open Gulf is a different purchase from a 2011 villa across the street. It predates the modern Florida Building Code, its structure and systems are the subject of Florida’s milestone-inspection and reserve-study laws, and its fire-protection history is on the public record. None of that is a reason to walk away; all of it is a reason to read the documents before you write an offer. The sections on milestone inspections and on storms take each item in turn.
Several things buyers sometimes assume are not in any public source. No enclosed garages: the association describes “covered carports.” No published amenity list beyond the pool and carports: a fitness room, guest suite, social room, storage lockers or beach equipment storage may exist, but the association’s public site does not name them, so we confirm on a tour. No published dues, rental rule or pet rule: each lives in the declaration, the rules and the budget, which the seller must provide. No published special assessment history: we found none in any allowed source, which is absence of evidence, not evidence of absence.
Embassy Club of Naples is the ten-story Gulf-front tower of Coquina Sands, and its county record shows six qualified resales in 60 months and none since 3 January 2024. In a market that quiet, the seller who prices to the plan and the floor, with the milestone summary, reserve study and insurance declarations already in the file, is the seller who sets the next benchmark.
Selling an Embassy Club of Naples home? Get a free Embassy Club of Naples home valuation or call Jesse direct at (239) 898-6072.
Buying at Embassy Club of Naples? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.
Embassy Club of Naples recorded six qualified resales in the 60 months to 29 August 2026, from $1,750,000 to $2,565,000, every one of them between 14 April 2023 and 3 January 2024. The county has recorded no priced resale since 3 January 2024, and the building record remains $2,565,000 for residence 701.
Data updated: September 2026 (Collier County recorded sales through 29 August 2026)
We tracked every recorded Embassy Club sale in the Collier County roll through 29 August 2026: 41 county-qualified priced sales since the first, residence 101 at $97,000 on 1 May 1976, and every $0 transfer since the first unit deeds of July 1975 (Collier County Property Appraiser bulk roll files dated 29 August 2026). Southwest Florida MLS Matrix, pulled 26 September 2026: 6 closings at Embassy Club in the last 60 months, at a median of $2,062,500. The sales below are the county’s recorded deeds, and each is cited by its Official Records book and page, an instrument on file with the Collier County Clerk.
Embassy Club is a thin market. Thirty-six residences produce a handful of qualified sales in a good year and none in a quiet one. The card we build to says: start at twelve months, widen to 24, 36 and 60 months, and take the first window with ten or more qualified sales; under ten, list the sales instead of leaning on a median. At Embassy Club the first window with ten or more is all recorded history, 41 sales across 48 years at a median of $675,000, a figure that blends 1976 prices with 2023 prices and says nothing about today. So we list the six sales of the 60-month window, name the window beside every figure, and then break the record down by plan, by floor and by period.
Collier County Property Appraiser sales file, qualified sales recorded 29 August 2021 to 29 August 2026, price per square foot on the county’s base area for the residence:
Recorded | Residence | Floor | Plan (county sq ft) | Price | Price per county sq ft | Instrument |
|---|---|---|---|---|---|---|
14 April 2023 | 803 | 8 | Interior, 1,650 | $2,000,000 | $1,212 | OR 6237/3074 |
16 May 2023 | 402 | 4 | Interior, 1,650 | $1,900,000 | $1,152 | OR 6248/2639 |
6 November 2023 | 403 | 4 | Interior, 1,650 | $1,750,000 | $1,061 | OR 6316/1990 |
12 December 2023 | 701 | 7 | Corner, 1,780 | $2,565,000 | $1,441 | OR 6318/2648 |
28 December 2023 | 601 | 6 | Corner, 1,780 | $2,450,000 | $1,376 | OR 6321/414 |
3 January 2024 | 101 | 1 | Corner, 1,780 | $2,125,000 | $1,194 | OR 6319/3207 |
Six sales in 60 months is a list, not a statistic, but for reference: the 60-month median is $2,062,500, the average of the middle two sales ($2,000,000 and $2,125,000) because six is an even count, so it is not a price anyone paid. Dollar volume across the six is $12,790,000, and the mean of the six per-sale prices per county square foot is about $1,239 (our arithmetic; we average the per-sale ratios, never divide total dollars by total feet).
The newest priced deed at Embassy Club is residence 101, $2,125,000, recorded 3 January 2024. Since then the county has recorded fourteen more instruments against Embassy Club residences, from February 2024 to 19 December 2025, and every one carries a $0 consideration and the county’s “not qualified” flag. That is roughly 32 months without a priced resale in a 36-residence building.
Is that real, or a lag in the county file? We checked. The same 29 August 2026 bulk files carry recorded deeds as late as 5 August 2026 at Charleston Square and 6 August 2026 at Via Delfino, 29 April 2026 at The Whitehall and 28 May 2026 at Del Mar Club, so the files were current for recording into early August 2026. The absence of a priced Embassy Club sale is in the record, not a gap in it. The residual risk is narrow: a closing recorded between about 7 and 29 August 2026, or a deed whose qualified flag had not yet been coded, would not show. The next county release will settle it, and we will update this page when it does.
Every rung of the ladder, same source, windows ending 29 August 2026:
Window | Qualified sales | Median | Low to high |
|---|---|---|---|
12 months | 0 | none | none |
24 months | 0 | none | none |
36 months | 4 | $2,287,500 (even count, average of $2,125,000 and $2,450,000) | $1,750,000 to $2,565,000 |
60 months | 6 | $2,062,500 (even count, average of $2,000,000 and $2,125,000) | $1,750,000 to $2,565,000 |
All recorded history, 1 May 1976 to 3 January 2024 | 41 | $675,000 (the 21st of 41) | $97,000 to $2,565,000 |
120 months (for context only, not a rung) | 11 | $1,750,000 | $925,000 to $2,565,000 |
The 36-month median is higher than the 60-month median only because the two 2023 spring sales, $2,000,000 and $1,900,000, fall outside the shorter window. Neither window is a trend line; each is a short list of recorded prices.
The highest recorded Embassy Club sale is $2,565,000 for residence 701, a seventh-floor corner home of 1,780 county square feet, recorded 12 December 2023 (OR 6318/2648), about $1,441 per county square foot. The second highest came sixteen days later: $2,450,000 for residence 601, the corner home directly below it, recorded 28 December 2023 (OR 6321/414), about $1,376 per square foot. The highest interior-plan sale is $2,000,000 for residence 803, April 2023 (OR 6237/3074), about $1,212 per square foot.
The 60-month set splits evenly by plan, and the split is the first thing we show a seller:
Plan | Stacks | County sq ft | Qualified resales, 60 months | Prices | Mean price per county sq ft |
|---|---|---|---|---|---|
Corner | 01 and 04 | 1,780 | 3 | $2,125,000; $2,450,000; $2,565,000 | about $1,337 |
Interior | 02 and 03 | 1,650 | 3 | $1,750,000; $1,900,000; $2,000,000 | about $1,142 |
In dollars the three corner sales ran $125,000 to $815,000 above the three interior sales; per square foot they ran higher too, which says the corner premium in this building is more than the extra 130 square feet. The floor shows in the record as well: the two highest sales were on the sixth and seventh floors, and the one first-floor sale, residence 101, came in at $2,125,000, about $1,194 per square foot, below both. Three sales per plan is too few to put a number on the floor premium, and we do not pretend otherwise; the county’s own ladder, below, is the one systematic floor-by-floor measure in the public record.
Qualified sales by period, Collier County Property Appraiser sales file:
Period | Qualified sales | Prices | Median | Mean price per county sq ft |
|---|---|---|---|---|
2016 to 2019 | 5 | $925,000; $940,000; $950,000; $1,100,000; $1,225,000 | $950,000 | about $594 |
2020 to 2022 | 2 | $980,000; $1,650,000 | $1,315,000 (even count) | about $760 |
2023 to August 2026 | 6 | $1,750,000 to $2,565,000 | $2,062,500 (even count) | about $1,239 |
Qualified resale prices roughly doubled between the 2016 to 2019 set and the 2023 to 2024 set. The step change is visible in one residence: 704, a corner home, sold for $950,000 in March 2017 (OR 5384/250) and for $1,650,000 in February 2021 (OR 5899/1); it had sold for $297,600 in December 1997. Other clean repeat sales tell the same story: residence 101 at $1,100,000 in March 2016 (OR 5258/792) and $2,125,000 in January 2024; residence 402 at $660,000 in August 2011 and $1,900,000 in May 2023; residence 503 at $675,000 in February 2011 and $940,000 in June 2017.
The Collier County Property Appraiser values Embassy Club on a strict ladder (tax year 2026 preliminary roll). Each floor up adds $15,000 to both plans from the second floor to the eighth; the step from the first floor to the second is $100,000 and from the eighth to the ninth is $50,000; and a corner home carries a $310,000 premium over the interior home on the same floor.
Floor | Corner, 1,780 sq ft (stacks 01, 04) | Interior, 1,650 sq ft (stacks 02, 03) |
|---|---|---|
1 | $1,695,000 | $1,385,000 |
2 | $1,795,000 | $1,485,000 |
3 | $1,810,000 | $1,500,000 |
4 | $1,825,000 | $1,515,000 |
5 | $1,840,000 | $1,530,000 |
6 | $1,855,000 | $1,545,000 |
7 | $1,870,000 | $1,560,000 |
8 | $1,885,000 | $1,575,000 |
9 | $1,935,000 | $1,625,000 |
The median just value across all 36 residences is $1,660,000 (the average of the 18th and 19th values, $1,625,000 and $1,695,000), the range $1,385,000 to $1,935,000, and the total $60,460,000. By plan, the corner median is $1,840,000 (about $1,034 per square foot) and the interior median is $1,530,000 (about $927). Just value is the appraiser’s mass-appraisal figure, not a market price: each of the six 60-month sales recorded at 1.16 to 1.37 times the 2026 preliminary value of the same residence (our arithmetic). An online automated estimate built on the county roll will understate most Embassy Club residences.
Rarely, and more often by gift, trust or estate than by sale. In the 36 months to 29 August 2026 the county recorded 19 instruments against Embassy Club residences: four priced, qualified sales between 6 November 2023 and 3 January 2024, and fifteen $0 transfers (Collier County roll). One more priced transfer sits outside every figure on this page: $1,820,000 for residence 501, recorded 24 August 2022 (OR 6169/564), which the county coded as not qualified. We treat it as the county does, as a recorded deed and not as a market comparable.
The median total tax bill on the county’s August 2026 roll extract is $14,087.28, the range $3,327.43 to $16,844.22 (Collier County roll; the extract does not label which tax year its “total taxes” column reflects, so we do not assign one). The spread is homestead at work. The eight homesteaded residences carry a median of about $6,666, the 28 others about $14,923. Under Florida Statute 193.155, a homestead residence is reassessed at just value on the 1 January after it changes hands, so the seller’s bill is not the buyer’s bill. On the adopted 2025 rates, about 9.05 mills in all inside the City of Naples (City of Naples millage), a buyer at the 60-month median of $2,062,500 would face roughly $18,670 a year before any exemption, and a buyer at the record price roughly $23,220, if the appraiser reset the residence to the purchase price. The appraiser usually lands below the price, so treat those as ceilings.
For context only, and naming both sides: the Naples Area Board of REALTORS reported a July 2026 median closed price of $950,000 for condominiums in its Naples Beach reporting area (ZIPs 34102, 34103 and 34108), 147 days on market until sale, 92.5% of list price received and 7.1 months of supply (NABOR July 2026 statistics). That is an MLS monthly median across three ZIP codes; Embassy Club’s figures are county-recorded deeds for one building over five years. They are different metrics, periods and geographies, and we do not compare them as if they were the same thing. What the NABOR report does tell an Embassy Club seller is that the beach condominium market in mid-2026 is a buyer’s market by months of supply, which argues for pricing to the record rather than to hope.
The 2023 sales set a level, and nothing since has tested it. A buyer in 2026 will compare an Embassy Club residence with the four 2024 to 2026 sales at The Whitehall, with 1970s Gulf-front buildings elsewhere on the boulevard, and with the building’s own document file. The residence that is priced to its plan and floor inside the 2023 range, with the milestone summary, reserve study and fire-protection answer ready, is the one that sets the next Embassy Club benchmark. The residence that asks for a 2026 premium over December 2023 without that file is the one that sits.
We start with the six deeds above and the county’s ladder, then add what the county cannot see: the residence’s stack and floor, its renovation and window history, whether its owner has opening protection, what the association has assessed or borrowed for concrete, fire protection or the elevators, and how the building’s insurance is structured. Then we read the association’s budget and reserve schedule, because a buyer’s lender and insurer will. That is the same file we ask every seller to assemble before the first showing.
Selling an Embassy Club of Naples residence? Get a free Embassy Club of Naples home valuation, priced against the six recorded sales that fit your plan and floor, or call Jesse direct at (239) 898-6072.
Buying at Embassy Club of Naples? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.
Embassy Club of Naples rose on two Gulf-front lots of the 1956 Coquina Sands Unit 2 plat. Its corporation was filed in February 1969, the City and county date the tower to 1970, the association and its architect’s works list say 1972, and individual units were being deeded to owners by July 1975.
Coquina Sands was replatted in 1954 (Unit 1) and 1956 (Unit 2), and the Gulf Shore Boulevard North lots of Unit 2 became the beachfront corridor that the cooperatives and condominiums of the 1960s and 1970s filled. Embassy Club’s parcel is the north 119.2 feet of Lot 5 and the south 75 feet of Lot 6, folio 06287480007, per the schedule in City of Naples Resolution 06-11272. Its neighbor to the south, the Mansion House cooperative, held Lots 2, 3 and 4 and the south 30.8 feet of Lot 5; to the north, 1785 Gulf Shore Boulevard North was the last Coquina Sands folio before The Moorings.
Embassy Club of Naples, Inc. was filed with the Florida Division of Corporations on 28 February 1969, Sunbiz document 716132 (Sunbiz). The corporation existed before the tower, which is consistent with an entity formed at the start of a project. Its record also shows a reinstatement on 1 August 2005, meaning it was administratively dissolved at some point before that and restored.
Four different years attach to this building, and they are not contradictions once each is read for what it measures:
Year | What it measures | Source |
|---|---|---|
28 February 1969 | Filing of the corporation, Embassy Club of Naples, Inc. | Florida Division of Corporations |
1970 | Year built on the City’s 2024 milestone list, “10” stories | |
1970 | Year built on all 36 county roll parcels | Collier County roll, 2026 preliminary |
1970 | Year both elevators were installed | |
1972 | “Built on the Coquina Sands / Moorings beachfront in 1972” | |
1972 | “The Embassy Club Apartments, Naples, 1972” in the architect’s principal works | |
July 1975 | First mass recording of individual unit deeds | Collier County roll, OR 624/1797 to 1824 |
5 March 1976 | DBPR’s “recorded date” for condominium project PR1S018554 |
We publish 1970, the year the City’s building department, the county and the state elevator record agree on, and we note that the association’s own site says 1972. A building can be structurally complete in one year and finished, occupied and marketed in another, and three independent government records point to 1970.
The architect attribution is new to this page. The biography of Nelson A. Faerber AIA prepared for the Southwest Florida mid-century modern exhibition lists “The Embassy Club Apartments, Naples, 1972” among his principal works (Thomas J. and Donna A. McQuade, 2011, SWFL McMo Exhibition). The word “Apartments” is the architect’s. What it says about how the building was first owned is a question for the recorded declaration, not for a works list, and we do not publish a guess.
The county’s sales file shows eighteen individual Embassy Club unit deeds recorded on a single day, 1 July 1975, in Official Records Book 624, pages 1797 to 1824, all at $0, and the first county-qualified priced sale, residence 101 at $97,000, recorded 1 May 1976 (OR 651/131). Florida’s Division of Condominiums carries a recorded date of 5 March 1976 for the condominium project (DBPR). Because unit deeds were already being recorded in July 1975, the 1976 date is most likely an amended or restated declaration or the project’s entry into the Division’s records, not the first declaration. The recorded Declaration of Condominium, on file with the Collier County Clerk and provided to every contract buyer, is the document that settles the building’s legal history; we did not publish its book and page because we could not read it from an allowed source.
On 23 January 2002 the City of Naples adopted Ordinance 02-9497, rezoning the west side of Gulf Shore Boulevard North between Oleander Drive and Doctors Pass from R3-T18 to R3-18, and it names “EMBASSY 1717 GSBN” among the properties (City of Naples Ordinance 02-9497). The ordinance explains why: R3-18 “does not permit transient lodging as a permitted use” and eliminates the extra height and lot coverage that R3-T18 allowed for buildings with most of their parking underneath. The petitioner was the Gulf Shore Property Owners Association, and City Council approved first reading on 9 January 2002, 6 to 0 with one abstention (City Council minutes). Since 2002 the Embassy Club parcel has been zoned against hotel-style use.
On 16 August 2006 the City accepted beach renourishment easements from Gulf-front owners for the 2006 Collier County beach renourishment project, and the schedule lists easement 06-1009 from Embassy Club of Naples over its legal description, recorded at OR Book 3919, Page 0048 (City of Naples Resolution 06-11272). The instrument is on file with the Collier County Clerk. The same schedule is the document that places Embassy Club inside the Coquina Sands folio family rather than The Moorings.
In July 2017 the Naples Daily News reported that about a dozen older Naples condo towers did not fully meet fire-safety standards for sprinkler systems (Naples Daily News, 8 July 2017), and named Embassy Club: “The Embassy Club, doesn’t have any sprinklers in its building and hasn’t submitted a fire safety plan to the city. The Embassy Club residents, who in 2013 voted to opt out of installing a full sprinkler system in their building, were hoping state legislation easing code requirements would pass,” the paper reported, quoting the property manager at the time: “We don’t have an option now, so we’ll have to do something” (Naples Daily News, 12 July 2017). What the association has installed or filed since is not settled by any public record we could reach; the milestone and life-safety section below explains how a buyer gets the answer.
Embassy Club has outlasted most of its original neighbors. Across the street, Naples Casamore’s twelve villas were completed in 2011 on the sites of two older buildings. To the south, the Mansion House cooperative at 1601 was cleared, and in January 2024 the Naples Daily News photographed “the site of the former Mansion House condominiums … next to the Embassy Club” (Naples Daily News, 4 February 2024); Rosewood Residences Naples is now rising there. To the north, the cooperative at 1785 has been cleared and entitled for a new building. Embassy Club, at 56 years, is one of the older standing towers on the boulevard.
Embassy Club of Naples holds 36 residences in two plans on the county roll: eighteen corner homes of 1,780 square feet in stacks 01 and 04, and eighteen interior homes of 1,650 square feet in stacks 02 and 03, four to a floor on nine numbered floors, every one described by the association as having a Gulf view.
Collier County Property Appraiser roll, tax year 2026 preliminary, all 36 residences:
Plan | Stacks | Residences | County sq ft | Median 2026 county value | Median value per county sq ft | Qualified resales, 60 months to 29 August 2026 |
|---|---|---|---|---|---|---|
Corner | 01 and 04 | 18 | 1,780 | $1,840,000 | about $1,034 | 3 (residences 101, 601, 701) |
Interior | 02 and 03 | 18 | 1,650 | $1,530,000 | about $927 | 3 (residences 402, 403, 803) |
All | 01 to 04 | 36 | 61,740 in total | $1,660,000 | about $970 | 6 |
The county’s base area and adjusted area are the same figure for every Embassy Club residence, 1,650 or 1,780. That square footage is the county’s measure, not an architect’s; a listing may quote a different number, and we state every price per square foot on this page per county square foot so that all 36 homes are measured the same way.
The first digit is the floor and the last two are the stack: 101 to 104 on the first floor, 901 to 904 on the ninth. So residence 701, the building’s record sale, is the seventh-floor home in stack 01, a corner plan; residence 403 is the fourth-floor home in stack 03, an interior plan. The DBPR elevator record carries the location line “1717 GULFSHORE BLVD STE 505,” a unit-style address for the elevator permit and not a residence (DBPR elevator extract).
The county roll does not carry bedroom or bathroom counts for Embassy Club residences, and the association’s public site does not publish floor plans. We do not publish bedroom counts or which stack faces which compass point without a source we can cite. The route is simple: the association’s floor plans, a listing’s current plan, or a walk through the building. Because the building is on the Gulf side of the boulevard and the corner stacks sit at the ends of each floor, the corner homes carry two exposures; which two, for a given stack, is something we show a buyer in person.
On the county’s total adjusted building area, which includes lanais and garages and is not living area (parent building table, Coquina Sands), Embassy Club’s 1,715-square-foot mean sits in the middle of the Coquina Sands corridor: well above the 850 to 1,100 square feet typical of the neighborhood’s cooperatives and of Surfside Club, and well below the 3,000 square feet of every residence at The Whitehall and the 3,788-square-foot median at Via Delfino. For a buyer that is the building’s position in one line: Gulf-front, full-service tower living at roughly half the floor area, and roughly half the price, of the boulevard’s larger-plan buildings.
Interior work in a condominium runs through two approvals: the association’s, under the declaration and rules, and the City’s, through the Building Division’s permit system (City of Naples permit search). Windows and exterior doors in a condominium are often a shared responsibility between the owner and the association, and the declaration says which; Florida’s reserve-study law lists “windows and exterior doors” among the components a structural integrity reserve study must cover (Florida Statute 718.112). Before you plan a renovation, get the association’s written renovation rules and ask whether a building-wide window or concrete program is pending, because a building project can change what you should do inside your own walls.
Embassy Club of Naples publishes two amenities by name: a beachfront pool and carport parking under a roof. The association adds that every residence has a Gulf view, and the building has two elevators, an on-site manager and direct access to the beach west of the tower.
“Amenities include a beachfront pool, and covered carports,” the association’s homepage says (Embassy Club of Naples). The pool sits on the Gulf side of the building. Florida’s Department of Health inspects public pools, including condominium pools, but its record for Embassy Club was not pulled for this page, so we do not state an inspection date or result; ask the manager for the most recent inspection report.
Embassy Club parking is covered carports, not enclosed garages, per the association’s homepage. The City’s building-footprint layer shows a separate structure of roughly 2,760 square feet between the tower and the street, which fits a carport structure, though the layer does not label its use (City of Naples GIS building footprints). How spaces are assigned, whether each residence has one space or more, and where guests park are rules in the declaration or the rules and regulations, not in any public source.
The tower stands on about 194 feet of lot width along the Gulf, per the legal description in the City’s 2006 beach-easement schedule (Resolution 06-11272). FEMA’s flood map shows the coastal high-hazard V zone beginning on the sand roughly 15 to 25 meters west of the tower’s west face (FEMA National Flood Hazard Layer), so the beach in front of the building is dynamic ground. Collier County announced in April 2026 that Naples Beach is scheduled for renourishment in November 2026 and that it needs temporary beach renourishment easements from beachfront owners and communities to place sand (Collier County, April 2026). Embassy Club granted a permanent easement for the 2006 project; ask the association how it has answered the 2026 request.
A fitness room, social room, guest suite, storage lockers, bicycle storage, beach equipment storage and a grilling area are the kinds of amenities buyers ask about in a building like this. The association’s public website names none of them, so we do not claim them. We confirm each on a tour and in the documents, and we tell a buyer which were confirmed and how.
Coquina Sands has no clubhouse, gate or community pool of its own, and Embassy Club owners use the City’s amenities like everyone else. Lowdermilk Park, the 6.89-acre City beach park at 1301 Gulf Shore Boulevard North, has full restrooms and showers, a beach grill concession and beach wheelchairs to rent, and is open 5:00 a.m. to 11:00 p.m. (City of Naples, Lowdermilk Park). The River Park Aquatic Center offers free general admission year-round (City of Naples, River Park Aquatic Center), and Naples Beach Club, A Four Seasons Resort, about a mile south by car, opened in November 2025 with restaurants, a spa, a racquet club and more than 1,000 feet of restored public Gulf shoreline access (Four Seasons opening release).
Embassy Club of Naples does not publish its condominium assessment, reserve contribution or special assessment history in any source we can cite, so we publish no fee figure. Property taxes are on the record: the median total bill across the 36 residences on the county’s August 2026 roll extract is $14,087.28.
No Embassy Club dues figure appears on the association’s public website or in any government record, and the alternative, quoting a number from a listing, is how buyers end up underwriting the wrong building. Florida law closes the gap three ways. The seller must give a contract buyer the latest annual financial statement and budget (Florida Statute 718.503). The estoppel certificate states the assessment, what is owed and any special assessment levied, and its fee “may not exceed $250” when nothing is delinquent, with up to $100 more for delivery within three business days (Florida Statute 718.116). And the association’s official records, including minutes, are open to owners under Florida Statute 718.111, which is why we ask a seller to pull the last two years of board minutes before listing.
We found no Embassy Club special assessment in any allowed public source. That is absence of evidence, not evidence of absence, and we do not write “no special assessments.” A 1970 Gulf-front tower that has faced a milestone inspection, a reserve-study deadline, hurricanes Ian and Milton and the fire-safety question raised in 2017 is exactly the kind of building where a buyer must ask. The estoppel certificate discloses assessments levied; the minutes disclose assessments under discussion; the budget and financial statement show reserve balances and any line of credit or loan, which Florida law now requires the association to disclose to prospective purchasers.
No Embassy Club capital contribution or transfer fee is published. If the declaration requires association approval of a sale or lease, Florida law caps the approval fee at $150 per applicant (Florida Statute 718.112). The estoppel certificate must also say, on the statutory form, whether board approval is required and whether a right of first refusal exists (Florida Statute 718.116), so a buyer never has to guess.
Collier County roll, total taxes as carried on the August 2026 extract:
Group | Residences | Median total taxes | Range |
|---|---|---|---|
All residences | 36 | $14,087.28 | $3,327.43 to $16,844.22 |
Homesteaded | 8 | about $6,666 | $3,327.43 to $13,833.41 |
Not homesteaded | 28 | about $14,923 | $11,874.93 to $16,844.22 |
Corner plan, not homesteaded | 16 | about $15,995 | $14,853.11 to $16,844.22 |
The highest bills belong to residences 701 and 704, $16,844.22 each; the lowest, $3,327.43, belongs to a homesteaded corner home on the sixth floor. The difference is the Save Our Homes cap, which limits the annual growth in a homestead’s assessed value to the lower of 3% or inflation, 2.7% for 2026 (Florida Department of Revenue, Save Our Homes), and the homestead exemption itself (Florida Statute 196.031). Non-homestead residences are capped at 10% a year, but that cap does not reach school levies (Florida Statute 193.1554), and on a building where 28 of 36 residences are not homesteaded that matters.
When an Embassy Club residence sells, the new owner’s assessment starts over at just value on the following 1 January (Florida Statute 193.155). A buyer who will live here full time can file for homestead by 1 March and, if leaving a Florida homestead, may carry up to $500,000 of Save Our Homes benefit under portability (Florida Department of Revenue, PT-112). A buyer keeping a home elsewhere pays the non-homestead bill. Either way, the seller’s current bill is a fact about how long the seller has owned, not about what you will pay.
Embassy Club of Naples owners carry four layers of cost: the condominium assessment, which is unpublished; City of Naples and Collier County property taxes of about 9.05 mills on 2025 adopted rates; their own insurance and utilities; and a voluntary $90 Coquina Sands Association membership. There is no community development district and no master association.
Layer | At Embassy Club | Source or route |
|---|---|---|
Condominium assessment (operating and reserves) | Applies; not published | Budget and estoppel certificate, Florida Statute 718.116 |
Special assessments, lines of credit or loans | None found in allowed sources; must be disclosed if approved | Estoppel, minutes, financial statement |
Master or umbrella association | None; Embassy Club is a single condominium | DBPR condominium record |
Coquina Sands Association | $90 a year per household, voluntary, no lien authority | |
Ad valorem, non-school | 4.8024 mills, tax year 2025 | |
Ad valorem, school | 4.2490 mills, tax year 2025 | |
Moorings Bay Special Taxing District | Applies only to listed bay-front parcels; read the TRIM notice for a “Moorings Bay System” line | |
Community development district | None; no CDD exists inside the City of Naples | |
Unit owner insurance (HO-6) and flood | Owner’s own policies | |
City water, sewer, trash and stormwater | Commonly billed to the association in a tower; confirm in the budget |
Florida documentary stamp tax on the deed is $0.70 per $100 of consideration in Collier County, with no local surtax (Florida Statute 201.02); who pays it is negotiated in the contract. Add the estoppel certificate fee, any association approval fee (capped at $150 per applicant), title insurance, recording, any lender costs and a City lien search. A cash buyer with no lender still needs flood and HO-6 decisions made before closing, and a new National Flood Insurance Program policy carries a 30-day waiting period (FEMA).
Three lines move over a hold. The City’s stormwater charge is rising in scheduled steps after Council approved a phased increase to fund its drainage program (Gulfshore Business). Condominium insurance on the Gulf follows the reinsurance market. And since budgets adopted on or after 31 December 2024, Florida condominium owners may no longer vote to waive or reduce reserves for the structural components a reserve study covers (Florida Statute 718.112). The 2025 law added flexibility, letting associations fund those reserves with special assessments, lines of credit or loans and, in limited cases, pause contributions after a milestone inspection (HB 913 of 2025). Ask which of those the Embassy Club board has used.
Embassy Club of Naples is governed by its recorded Declaration of Condominium, its articles, bylaws and rules, and Chapter 718 of the Florida Statutes. The association publishes none of its rules on its public website, so every rule on leasing, pets, sale approval and renovation lives in documents a seller must give a contract buyer.
Four layers of law and document govern every Embassy Club residence. First, Chapter 718, the Florida Condominium Act, which sets the rules no declaration can override: official records, budgets and reserves, estoppel certificates, insurance, milestone inspections and structural integrity reserve studies (Florida Statute 718.112). Second, the recorded Declaration of Condominium and its amendments, on file with the Collier County Clerk; the county file shows the first individual unit deeds in July 1975 and Florida’s Division of Condominiums shows a recorded date of 5 March 1976 (DBPR condominium extract). Third, the articles of incorporation and bylaws of Embassy Club of Naples, Inc., Florida document 716132 (Sunbiz). Fourth, the board’s rules and regulations. The City’s zoning code sits over all of it.
Florida law puts the burden on the seller. A unit owner selling an Embassy Club residence must give the buyer, at the seller’s expense, the declaration, articles of incorporation, bylaws and rules of the association, the latest annual financial statement and annual budget, a copy of the inspector-prepared summary of the milestone inspection report if applicable, the association’s most recent structural integrity reserve study or a statement that none has been completed, and the frequently asked questions and answers document (Florida Statute 718.503). The same section requires every resale contract to state, in conspicuous type, either that the buyer received the declaration, bylaws, rules, financial statement, budget and question-and-answer sheet more than 7 days, excluding weekends and legal holidays, before signing, or that the contract is voidable by the buyer within 7 such days after signing and receipt. That seven-day window is the buyer’s real diligence period at Embassy Club, and a well-prepared seller shortens it to nothing by delivering the file before an offer.
Many 1970s Naples declarations require the board to approve a sale or give the association a right of first refusal. Whether Embassy Club’s does is not published, and we do not state it. The estoppel certificate answers it on a statutory form: whether board approval of the transfer is required, whether it has been given, whether a right of first refusal exists and whether it has been exercised (Florida Statute 718.116). If approval is required, the fee is capped at $150 per applicant, and we build the association’s review time into the contract calendar from day one.
An Embassy Club declaration can be amended by the owner vote the declaration itself sets. One statutory limit matters to every buyer: an amendment that prohibits or regulates rental of units, or changes the duration or frequency of rentals, “applies only to unit owners who consent to the amendment and unit owners who acquire title to their units after the effective date of that amendment” (Florida Statute 718.110). A buyer takes title subject to every rental amendment adopted before closing, even if the seller was grandfathered. Ask for the full amendment history, not just the current rules.
Because Embassy Club has more than 25 units, Florida law requires the association to post specified official records on a website or app with a protected owners-only section (Florida Statute 718.111). The association’s site carries that section, with tabs for board meeting minutes, contracts, documents, forms, engineering studies and reports, financial information and insurance (Embassy Club of Naples). A prospective buyer cannot open it; a selling owner can, which is why we ask sellers to download the file early.
The estoppel certificate is the most underused document in a Florida condominium sale. For an Embassy Club residence it states the regular assessment and how often it is paid, any amount owed, any special assessment levied and its schedule, whether a capital contribution or transfer fee is due, whether approval is required and whether the unit is subject to a right of first refusal. It is valid for 30 days if delivered electronically and 35 days if mailed, and the fee is refundable if the sale does not close (Florida Statute 718.116).
Embassy Club of Naples is not advertised or documented as a 55 and over community in any public source we reviewed. The association’s website describes a Gulf-front condominium with no age language, and the county roll carries no age information. Whether the declaration restricts occupancy by age is answered by the declaration itself.
Under the federal Housing for Older Persons Act, a condominium may lawfully restrict occupancy by age only if it is intended and operated for persons 55 or older, at least 80% of its occupied units have at least one occupant 55 or older, and it publishes and follows policies showing that intent and verifies ages. None of that appears in Embassy Club’s public record. Many owners at a Gulf-front building like this are retirees or near-retirees, but ownership patterns are not a rule, and a family with children can buy here unless the declaration says otherwise.
The county roll shows a building dominated by second-home owners: 28 of 36 residences carry no homestead exemption, and 24 of 36 owners mail their tax bills outside Florida (Collier County roll, 2026). That is a statement about how owners use the building, not about their ages.
Embassy Club of Naples leasing rules are not published; they live in the recorded declaration and the association’s rules. The City of Naples sets the outer limit: in the R3-18 district that covers Embassy Club, transient lodging is not a permitted use, and the City’s short-term rental rule is a 30-day minimum with narrow exceptions.
The City of Naples does not run a short-term rental permit program; it enforces through the zoning definition of a transient lodging facility. Its published rule is a 30-day minimum, with an exception allowing a property to be rented for fewer than 30 days no more than three times per calendar year, and a prohibition on advertising a property as available for under 30 days (City of Naples short-term rental handout; City of Naples code compliance FAQ). The Embassy Club parcel has been zoned R3-18 since Ordinance 02-9497, which states that R3-18 “does not permit transient lodging as a permitted use” (City of Naples Ordinance 02-9497). Properties inside the City are exempt from Collier County’s short-term rental registration (Collier County, short-term vacation rental registration), and Collier County’s tourist development tax still applies to rentals of six months or less.
No Embassy Club leasing rule appears in any allowed public source. We have seen a minimum lease term and a once-a-year limit quoted for this building on sites we do not cite, and we do not repeat it as fact; the declaration and rules decide. Read three things before you buy with rental income in mind: the leasing article of the declaration and every amendment to it; the rules on lease approval, application fees and any association-held security deposit; and the board minutes for any proposed change, remembering that a rental amendment adopted before your closing binds you (Florida Statute 718.110).
A lease does not stop a sale, but the buyer takes the residence subject to it. Disclose the lease and its end date from the start, coordinate showing terms with the tenant, and confirm whether the association requires approval of the new owner before the tenant’s lease is assigned. A seasonal lease ending in April is a common fit for a spring Embassy Club closing.
Embassy Club of Naples pet rules are not published on the association’s website or in any public source we can cite, so we state no limit on number, size or species. The recorded declaration and the association’s rules are where the pet rule lives, and a buyer with a pet should read both before signing.
Ask for the pet article of the declaration, every amendment to it and the current rules and regulations; ask whether tenants and guests may keep pets, whether pets may use the elevators and the pool deck, and whether the board has a registration requirement. A seller must provide the declaration and rules under Florida Statute 718.503, so the answer is always available before the seven-day contract window closes.
A declaration’s pet rule does not override federal and Florida fair housing law on service animals and assistance animals for residents with a disability. If that applies to you, raise it with the association in writing early; it is handled as a request for reasonable accommodation, not as a pet application.
The beach in front of Embassy Club is part of the City of Naples shoreline, where the City’s own beach rules apply. The Naples Police Department’s Beach Patrol enforces those rules seven days a week (Naples Police Department, Beach Patrol). Check the current rule on dogs on the sand before assuming a morning walk on the beach is allowed.
Embassy Club of Naples is on the City of Naples’ 2024 milestone inspection list as a ten-story building from 1970, so a milestone inspection and a structural integrity reserve study are both required. Whether each was completed, and what fire protection the building has today, is not settled by any public record we could reach.
The City of Naples Building Division’s 2024 Milestone Buildings list includes “EMBASSY CLUB OF NAPLES (CONDO), 1717 GULF SHORE BLVD N, NAPLES, FL 34102, 10, 1970” (City of Naples, 2024 Milestone Buildings; Milestone Inspections by Year). The City’s rule for buildings within three miles of the coastline is 25 years of age from the certificate of occupancy, then every 10 years, and buildings already past their milestone year were due by 31 December 2024 (City of Naples, Milestone Inspections). Eight other Coquina Sands buildings of three stories or more share the 2024 list, including The Whitehall, Via Delfino and Del Mar Club.
Florida’s milestone inspection law applies to a building of three habitable stories or more held in whole or in part in the condominium or cooperative form, and lets a local agency require the first inspection at 25 years near salt water (Florida Statute 553.899). Phase one is a visual examination by a licensed architect or engineer; phase two follows only if phase one finds substantial structural deterioration. Within 45 days of receiving the report, the association must distribute the inspector-prepared summary to every unit owner, and the seller must give a copy of that summary to a buyer (Florida Statute 718.503).
The City publishes which buildings were required to inspect, not whether each report was filed or what it found, and its permit portal could not be queried for this page (City of Naples permit search). The association’s owners’ portal carries an “Engineering Studies and Reports” tab, which confirms the association keeps engineering reports but not what they say. So the accurate statement is this: Embassy Club of Naples is on the City’s 2024 milestone list, and the inspector-prepared summary is a document the seller must provide. Ask for phase one, any phase two report and the repair plan that followed.
A residential condominium association must have a structural integrity reserve study completed at least every 10 years for each building three habitable stories or higher, covering the roof, structure, fireproofing and fire protection systems, plumbing, electrical systems, waterproofing and exterior painting, windows and exterior doors, and any other item with a deferred maintenance or replacement cost over $25,000 (Florida Statute 718.112). For an existing condominium the deadline was 31 December 2025; an association required to complete a milestone inspection on or before 31 December 2026 could complete the study at the same time, but in no event after 31 December 2026. Florida’s Division of Condominiums keeps a SIRS reporting database (DBPR SIRS reporting); it could not be queried for this page, and we do not state that a study was or was not filed. A seller must give the buyer the most recent study or a statement that none has been completed.
Embassy Club has a documented fire-safety history. In July 2017 the Naples Daily News reported that Florida law required condo towers taller than 75 feet to install full sprinkler systems, or to opt out and adopt an engineered life safety system, and that the governor had vetoed a bill that would have eased the requirement. The paper reported that Embassy Club “doesn’t have any sprinklers in its building and hasn’t submitted a fire safety plan to the city,” and that its residents “in 2013 voted to opt out of installing a full sprinkler system in their building” (Naples Daily News, 12 July 2017; Naples Daily News, 8 July 2017).
The current status is not verified. We found no public record we could open that says what fire protection Embassy Club has installed, filed or had approved since 2017, and we do not guess. The question has three direct answers: the association’s written answer and the related board minutes; the City of Naples permit history for 1717 Gulf Shore Boulevard North, searchable through the City’s portal; and the structural integrity reserve study, which must include “fireproofing and fire protection systems” (Florida Statute 718.112). Ask how any system was funded, too, because a sprinkler retrofit in an occupied ten-story tower is a significant capital project.
Both hydraulic elevators date from 1970 and passed their most recent state inspection on 24 June 2026 (DBPR elevator extract). A current certificate says the cars are safe to operate today; it does not say when the association expects to modernize them. That answer is in the reserve schedule.
Before an Embassy Club buyer spends money on inspections, we ask the seller and the association for:
Embassy Club of Naples sits in FEMA flood zone AE with a base flood elevation of 10 feet on panel 12021C0391J, effective 8 February 2024, and the coastal V zone begins on the beach just west of the tower. The association insures the building; each owner insures the residence’s interior, contents and loss assessments.
We queried FEMA’s National Flood Hazard Layer at the City’s address point and at three points across the building’s footprint, and every one returned Zone AE, “coastal floodplain,” static base flood elevation 10 feet (FEMA NFHL flood hazard zones). The FIRM panel is 12021C0391J, effective 8 February 2024, in the City of Naples’ NFIP community 125130 (FEMA NFHL FIRM panels). Seaward, Zone VE begins roughly 15 to 25 meters west of the tower’s west face, with a base flood elevation of 11 feet near the line rising to 14 feet farther out. The pool and beach side of the property therefore sit closer to the high-hazard zone than the tower does. An official flood zone determination for the building, and the association’s elevation certificate if it has one, are the documents that settle it for insurance.
In a condominium the flood decision is made twice. The association buys the building’s flood policy; under the National Flood Insurance Program a residential condominium building association policy is capped at the lesser of replacement cost or $250,000 times the number of units, which for Embassy Club’s 36 units is a ceiling of $9,000,000 of building coverage, and many Gulf-front associations buy excess flood above that layer. The owner buys an HO-6 policy and, if wanted, a unit-owner flood policy for contents and improvements. The City of Naples is Community Rating System Class 5, a 25% discount on NFIP premiums in A and V zones (City of Naples, flood insurance; FEMA Community Status Book). A lender will require flood coverage in Zone AE; a cash buyer decides for themselves, and a new NFIP policy has a 30-day waiting period (FEMA Risk Rating 2.0).
In the City of Naples, the part of an AE zone between the V zone and the Limit of Moderate Wave Action is treated as a Coastal A Zone, mapped AE for insurance but built to V-zone-style standards on a rebuild (Naples Code, Chapter 16 Article IV). Our query returned no Limit of Moderate Wave Action line in the immediate area of the Embassy Club footprint; that is a narrow query, not a determination. Confirm with the City’s floodplain staff before relying on it.
FEMA issued preliminary flood maps for Collier County and the City of Naples in March 2025, and Collier County opened a 90-day appeal period on 19 August 2026 with a target effective date of summer 2027 (Collier County, August 2026). We do not characterize what the preliminary maps show for Embassy Club. Ask your insurance agent to rate both the effective and the preliminary map for the building.
Hurricane Ian, on 28 September 2022, drove the NOAA gauge at the Naples Pier to 6.18 feet above mean higher high water before the gauge failed, and the National Hurricane Center reports 6 to 9 feet of inundation above ground level in Naples (NHC Tropical Cyclone Report, Ian). Hurricane Milton, in October 2024, produced 5.78 feet of storm surge at the Naples Bay North gauge (NHC Tropical Cyclone Report, Milton). Neither report breaks damage down by building, and we found no allowed public source describing Embassy Club’s damage, claims or repairs from either storm. The ground level with its carports and the pool deck are the building’s most exposed areas. Ask the association for its Ian and Milton claim history, what was repaired and how it was paid for, and whether a special assessment followed. The NOAA gauge record is at NOAA Tides and Currents.
Two City rules matter to a 1970 Gulf-front tower after a storm. The first is the substantial improvement and substantial damage rule: repair or improvement costing 50% or more of the structure’s market value triggers full compliance with the City’s flood regulations, including elevation (City of Naples, development in the floodplain; City FAQ on the 50 percent rule). The second is zoning. A ten-story building on a 2.09-acre parcel in today’s R3-18 district may exceed current height or density limits, which would make it a legally nonconforming structure, and what may be rebuilt after a casualty is set by the City’s code. We have not confirmed Embassy Club’s status, and it is a fair question for the association’s counsel and the City’s planning staff before you buy.
Florida law requires the association’s property policy to cover the condominium property as originally installed, or replacement of like kind and quality; everything an owner or prior owner added or upgraded inside the unit is the owner’s to insure (Florida Statute 718.111). Every unit-owner policy must include at least $2,000 of loss assessment coverage (Florida Statute 627.714), and on a Gulf-front building a much higher endorsement is one of the cheapest protections available. For scale only: Florida’s Office of Insurance Regulation reported a Collier County average condominium unit-owner premium of $3,545 a year including wind, as of 31 March 2025 (FLOIR Property Insurance Stability Report); a Gulf-front residence with a high contents and improvements limit will price above a county average. A wind mitigation inspection documents opening protection and earns credits under Florida’s rules (FLOIR wind mitigation resources).
Embassy Club is a Gulf-front building in a coastal flood zone. We did not query Collier County’s evacuation-zone tool for this page, so we do not state a zone; check the address with Collier County Emergency Management’s Know Your Zone lookup, and plan to leave early for any storm that threatens surge.
Embassy Club of Naples lies in the Coquina Sands attendance area for Lake Park Elementary, Gulfview Middle and Naples High School, all three rated A by the Florida Department of Education for 2025-26. Because school zones can split at a single address, confirm 1717 Gulf Shore Boulevard North in the district’s own locator before relying on it.
Collier County Public Schools’ 2026-27 attendance-zone tool, verified for Coquina Sands at a Banyan Boulevard address, places the neighborhood in the Lake Park Elementary, Gulfview Middle and Naples High School zones, and the Lake Park Elementary zone runs continuously down the Gulf-front corridor from The Moorings south past Coquina Sands (CCPS attendance zone locator). We did not re-run the tool for 1717 specifically.
School | Address | Grades | FLDOE grade 2025-26 | Drive from 1717 Gulf Shore Blvd N |
|---|---|---|---|---|
Lake Park Elementary | 1295 14th Ave N | PK to 5 | A | 2.04 mi, about 5.7 min |
Gulfview Middle | 255 6th St S | 6 to 8 | A | 2.14 mi, about 6.1 min |
Naples High School | 1100 Golden Eagle Cir | 9 to 12 | A | about 1.4 mi from the neighborhood’s Banyan Boulevard anchor, about 5 min |
Grades from the Florida Department of Education. Drive times are free-flow routed estimates (method below). The district’s own disclaimer applies: its maps are general information, not a guarantee of placement, and the Department of Student Assignment at (239) 377-0540 is the authority for a specific address.
Collier County runs controlled open enrollment, which it calls Parental Choice, subject to capacity and without district transportation (CCPS Parental Choice). The nearest private school to Coquina Sands is St. Ann Catholic School on Eighth Avenue South, about 2.3 miles from the neighborhood, and Seacrest Country Day School, The Village School of Naples and First Baptist Academy are each within about 15 minutes. Naples High offers Cambridge AICE and the AP Capstone Diploma (Naples High School advanced studies).
Few Embassy Club households do. With 28 of 36 residences carrying no homestead exemption and most owners mailing tax bills out of state, the building is primarily a second-home building. For a family moving here full time, the three A-rated zoned schools within about six minutes’ drive are a genuine advantage, and the school question rarely drives an Embassy Club price.
Embassy Club of Naples is zoned R3-18 Multifamily under City of Naples Ordinance 02-9497 of 2002, with a future land use of Residential, High Density Mid Rise. Permits for the building are issued by the City’s Building Division, whose public permit history for 1717 Gulf Shore Boulevard North could not be pulled for this page.
The City’s zoning layer carries the parcel as R3-18, with Ordinance 02-9497 as the ordinance of record (City of Naples GIS zoning). The 2002 ordinance moved the west side of Gulf Shore Boulevard North between Oleander Drive and Doctors Pass from R3-T18 to R3-18, ending transient lodging as a permitted use and removing the extra height and lot coverage R3-T18 allowed over under-building parking (City of Naples Ordinance 02-9497). The district’s standards are in the City code (Naples Code, R3 Multifamily District), and the future land use category is Residential, High Density Mid Rise (City of Naples GIS future land use).
The zoning changes block by block on this boulevard, and it explains the heights of everything around Embassy Club. Parts of Coquina Sands, including the Harbour House site and 1500 Gulf Shore Boulevard North across the boulevard, are in the R3-15 Multifamily District, Coquina Sands, which caps new multifamily building at two habitable stories and 35 feet (Naples Code, Division 13); that is why Harbour House, across the boulevard, is approved at two stories over garages. The Olana site at 1121 is zoned R3T-18 (Naples Code, R3T District). A buyer should never assume a Gulf Shore Boulevard parcel carries tower rights because its neighbor does.
The City’s permit portal sits behind a verification step and could not be queried for this page (City of Naples permit search). For an Embassy Club purchase, the permits worth pulling are the milestone inspection and any repair permits that followed, concrete restoration, fire sprinkler or life safety work, roofing, windows and doors (building-wide and for the residence you are buying), elevator work and any open or expired permits on the unit. We pull that history with the buyer before inspection, and we ask a seller to close out any open permit before listing.
Most interior work beyond cosmetic finishes needs a City permit and the association’s written approval. Window and door replacement also needs product approval for wind loads on a Gulf-front tower. Keep every final inspection, because the next buyer’s insurer and wind mitigation inspector will ask for them.
Embassy Club of Naples sits between two redevelopment sites: Rosewood Residences Naples, under construction next door to the south at 1601 Gulf Shore Boulevard North, and the cleared, entitled parcel at 1785 next door to the north. Harbour House is approved across the boulevard, and Naples Beach Club, A Four Seasons Resort, opened about a mile south in November 2025.
The former Mansion House cooperative site immediately south of Embassy Club is becoming Rosewood Residences Naples: 42 residences in two buildings of six residential floors over parking, from about 4,226 to 9,673 square feet, priced from $12.75 million to $45 million, developed by The Ronto Group with Wheelock Street Capital and Rosewood Hotels and Resorts (The Ronto Group; Gulfshore Business). It topped off on 1 August 2025, with completion targeted for late 2026. For Embassy Club owners that means construction next door through the end of the project, then a new neighbor of an entirely different price class. The Naples Daily News documented the Gulf Shore Boulevard redevelopment wave in early 2024 (Naples Daily News).
The 2.10-acre parcel at 1785, the last Coquina Sands folio before The Moorings, has been cleared and is entitled for 24 units in an eight-story building; it was being marketed for sale in 2026, so confirm its current status directly. Nothing is under construction there as of this edition.
Harbour House at 1624 to 1672 Gulf Shore Boulevard North, on the bay side, won unanimous Design Review Board approval on 25 March 2026: 14 residences in three buildings of two stories over garages, with Gulf-access boat slips (Gulfshore Business). Directly across from Embassy Club, the twelve villas of Naples Casamore, completed in 2011, each with a private dock, are already built.
Farther south, at 1121 Gulf Shore Boulevard North, Kolter Urban’s Olana Naples Residences is approved and selling as twelve estate residences over six stories, pre-construction (Kolter Urban, Olana).
About a mile south by car, Naples Beach Club, A Four Seasons Resort opened its hotel on 17 November 2025, with 153 residences planned across beachside and golfside buildings and its Tom Fazio golf course due in 2027 (Four Seasons, Naples Beach Club). The buyer was a joint venture of The Athens Group and MSD Partners, and 104.6 acres of the 125-acre site, 84%, are under a perpetual conservation easement held by the North American Land Trust since 29 June 2022 (City of Naples). For an Embassy Club owner the resort is a restaurant, spa and tennis neighbor, not a view.
The City’s $86 million beach outfall and water quality project runs along the Gulf Shore Boulevard right-of-way from Oleander Drive, at the south end of Coquina Sands, toward downtown, with contractual completion in June 2027 (Naples Beach Improvements), and Collier County’s Naples Beach renourishment is scheduled for November 2026. Both touch Embassy Club’s beach experience more than its building.
Embassy Club of Naples puts the beach at the pool deck, Lowdermilk Park about 650 feet south in a straight line, NCH Baker Hospital about 1.7 road miles away and Fifth Avenue South about 2.3 road miles. Southwest Florida International Airport is about 35.5 road miles north.
Routed with the OSRM public router, driving profile, free-flow, run 26 September 2026 from the City’s address point, destinations geocoded with the US Census Bureau geocoder or fixed points (OSRM):
Destination | Drive | Straight line |
|---|---|---|
Lowdermilk Park, northern address point | 0.50 mi, 2.6 min (a car must enter the park lot) | 0.12 mi |
Naples Beach Club, A Four Seasons Resort | 1.02 mi, 3.2 min | 0.83 mi |
NCH Baker Hospital, 350 7th St N | 1.70 mi, 5.5 min | 1.28 mi |
Lake Park Elementary | 2.04 mi, 5.7 min | 1.15 mi |
Gulfview Middle | 2.14 mi, 6.1 min | 1.66 mi |
Fifth Avenue South at 3rd Street South | 2.32 mi, 6.6 min | 1.84 mi |
Naples Pier | 2.49 mi, 6.8 min | 2.38 mi |
Venetian Village, 4200 Gulf Shore Blvd N | 3.00 mi, 8.4 min | 2.03 mi |
Naples Airport terminal | 4.82 mi, 11.5 min | 2.84 mi |
Southwest Florida International Airport | 35.50 mi, 49.4 min | 25.82 mi |
These are free-flow times with no traffic model. From January through April, anything that touches US 41 or the airport corridor runs slower; treat the distances as firm and the times as off-season.
Embassy Club residents walk to the beach from the building. Lowdermilk Park, the City’s 6.89-acre beachfront park at 1301 Gulf Shore Boulevard North, is the neighborhood’s public access, with full restrooms, showers, a playground site under replacement, volleyball, picnic gazebos and a beach grill, open 5:00 a.m. to 11:00 p.m. (City of Naples, Lowdermilk Park). Only the Rosewood site separates the two parcels. Parking at Lowdermilk is metered, and vehicles with a City or County beach parking permit park free; Collier County property taxpayers, including Embassy Club owners, are eligible for a permit (City of Naples beach parking permits). The Naples Pier is closed for reconstruction, with reopening targeted for July 2027 (City of Naples, Naples Pier rebuild).
Embassy Club’s entry is directly off Gulf Shore Boulevard North, a City street. The nearby Crayton Road and Harbour Drive intersection is in final design for a roundabout, and Gulf Shore Boulevard itself will carry construction traffic from the Rosewood site until it is finished. For daily errands, the Village Shops on Venetian Bay are about three road miles north and downtown about two and a half miles south.
Embassy Club is inside the City of Naples, which means City of Naples Police, including a Beach Patrol that works seven days a week, and City of Naples Fire-Rescue (Naples Police Department, Beach Patrol). Trash, recycling, water and sewer are City services, usually billed to a tower’s association rather than to each owner.
Embassy Club of Naples is the entry point to Gulf-front tower ownership in Coquina Sands: its $1,660,000 median county value is about half The Whitehall’s and well under half Via Delfino’s, it is the only ten-story building in the neighborhood, and it has the longest current gap since a priced sale among the buildings compared here.
Yardstick: the Collier County Property Appraiser roll, tax year 2026 preliminary, files dated 29 August 2026 (parcels, median just value, homestead), the City of Naples milestone lists (stories, year built, list year) and county-qualified recorded sales in the 60 months to 29 August 2026.
Building | Address | Side | Form | Roll parcels | Median 2026 county value | Homestead | Stories and year (City) | Milestone list | Qualified sales, 60 months (median) |
|---|---|---|---|---|---|---|---|---|---|
Embassy Club of Naples | 1717 Gulf Shore Blvd N | Gulf | Condominium | 36 | $1,660,000 | 8 of 36 | 10, 1970 | 2024 | 6 ($2,062,500) |
The Whitehall | 1255 Gulf Shore Blvd N | Gulf | Condominium | 16 | $3,165,000 | 4 of 16 | 9, 1974 | 2024 | 4 ($3,912,500) |
Via Delfino | 1221 Gulf Shore Blvd N | Gulf | Condominium | 24 | $4,216,800 | 11 of 24 | 9, 1990 | 2024 | 5 ($5,650,000) |
Charleston Square | 1400 Gulf Shore Blvd N | East | Condominium | 24 | $1,896,512 | 12 of 24 | 3, 2004 | 2029 | 3 ($2,600,000) |
Surfside Club | 1065 Gulf Shore Blvd N | Gulf | Condominium | 64 | $792,000 | 6 of 64 | under 3, not listed | not subject | 2 ($1,987,500) |
Del Mar Club | 1300 Gulf Shore Blvd N | Gulf | Cooperative | 83 | $422,500 | 8 of 83 | 7 each (2 buildings), 1966 | 2024 | 6 ($518,750) |
Naples Casamore | 1720 to 1764 Gulf Shore Blvd N | East (bay) | Condominium villas | 12 | $4,663,998 | 4 of 12 | 3 levels, 2011 | not yet due | 3 ($5,600,000) |
Sources: sibling roll extracts from the same county files; City of Naples, 2024 Milestone Buildings and 2029 Milestone Buildings. Del Mar Club is a cooperative under Chapter 719, so its roll parcels and recorded transfers are per-unit share interests rather than condominium units, and its figures are not a like-for-like price comparison. The Naples Casamore figures exclude a parcel on Gulf Shore Boulevard South that a site-address match picks up.
Three things stand out. First, Embassy Club sits in the gap between the neighborhood’s small-plan Gulf buildings, Surfside Club and Del Mar Club, and its large-plan towers, The Whitehall and Via Delfino. Second, its median county value is close to Charleston Square’s, but Charleston Square is a 2004 three-story building on the east side of the boulevard, with no milestone inspection due until 2029, while Embassy Club is a 1970 tower on the beach. Third, Embassy Club has the lowest homestead share of the Gulf-front condominiums in the table apart from Surfside Club: 22% against 25% at The Whitehall and 46% at Via Delfino.
The Laurentians at 1285, Colonial Club at 1275 and Eleven Hundred Gulf Shore at 1100 are the other Gulf-front condominiums on the 2024 milestone list, and The Parador at 1200, on the east side, is the corridor’s other condominium of six stories or more. We do not have dedicated pages for those buildings yet; the county figures for all seventeen Coquina Sands associations are on our Coquina Sands page.
Embassy Club of Naples and The Whitehall are two of the 1970s Gulf-front condominium towers of Coquina Sands, 0.38 mile apart on Gulf Shore Boulevard North. Embassy Club offers 1,650 and 1,780 square feet, four homes per floor, at about half The Whitehall’s county value; The Whitehall offers 3,000 square feet, two homes per floor.
Collier County roll and sales file (files dated 29 August 2026), City of Naples 2024 milestone list, Florida DBPR and Sunbiz records:
Yardstick | Embassy Club of Naples | The Whitehall |
|---|---|---|
Address | 1717 Gulf Shore Blvd N, Gulf side | 1255 Gulf Shore Blvd N, Gulf side |
Form | Condominium, DBPR project PR1S018554 | Condominium, DBPR project PR1S019013 |
Residences | 36 | 16 roll parcels (DBPR lists 17 units) |
Residences per floor | 4 | 2 (north and south) |
Stories and year built (City list) | 10, 1970 | 9, 1974 |
DBPR recorded date | 5 March 1976 | 3 October 1972 |
Association filed (Sunbiz) | 716132, 28 February 1969 | 724472, 3 October 1972 |
Residence size (county) | 1,650 interior, 1,780 corner | 3,000, every residence |
Median 2026 county value | $1,660,000 | $3,165,000 |
Median county value per sq ft | about $970 | about $1,055 |
Homestead | 8 of 36 (22%) | 4 of 16 (25%) |
Owners mailing outside Florida | 24 of 36 | 7 of 16 |
Median total taxes | $14,087 | $27,930 |
Qualified sales, 12 months | 0 | 2 (median $3,212,500) |
Qualified sales, 36 months | 4 (median $2,287,500) | 4 (median $3,912,500) |
Qualified sales, 60 months | 6 (median $2,062,500) | 4 (median $3,912,500) |
Mean price per county sq ft, 60-month qualified sales | about $1,239 | about $1,321 |
Latest qualified sale | $2,125,000, 3 January 2024 | $3,125,000, residence 6S, 29 April 2026 (OR 6584/1503) |
Record recorded sale | $2,565,000, residence 701, December 2023 | $4,900,000, residence 3S, February 2024 (OR 6336/1436) |
Milestone list | 2024 | 2024 |
Elevators on the state record | 2, installed 1970 | not pulled for this comparison |
Published amenities | Beachfront pool, covered carports | per its own documents |
Sources: DBPR condominium extract; City of Naples, 2024 Milestone Buildings; Sunbiz; Collier County roll. The Whitehall’s four 60-month qualified sales are $4,900,000 (3S, February 2024), $4,525,000 (5S, February 2024), $3,300,000 (3N, April 2026) and $3,125,000 (6S, April 2026).
Per square foot the two buildings are closer than their prices suggest: about $1,239 against $1,321 on recorded 60-month sales, and about $970 against $1,055 on county value. The Whitehall’s premium is mostly size and privacy, not a different price per foot. The difference that matters for a buyer in 2026 is freshness of evidence: The Whitehall recorded two qualified sales in April 2026, both below its 2024 prices, so its market has been re-tested; Embassy Club’s has not been tested since January 2024.
Choose Embassy Club if you want Gulf-front ownership in Coquina Sands at roughly half The Whitehall’s per-residence entry, a single-level plan of 1,650 or 1,780 square feet that is easy to leave for the summer, a full-service tower with an on-site manager and two elevators, and a building whose owners are mostly seasonal. Choose it with the document file in hand: the milestone summary, the reserve study, the insurance declarations and a clear written answer on fire protection.
Choose The Whitehall if you want a 3,000-square-foot residence with only one neighbor on your floor, a slightly higher share of full-time owners, and a market that recorded sales as recently as April 2026. Expect to pay about twice as much per residence and about twice the tax bill. Both buildings are on the City’s 2024 milestone list, so the diligence is the same in either tower.
Selling at Embassy Club or The Whitehall? Get a free home valuation built on your building’s own recorded sales, or call Jesse direct at (239) 898-6072.
Deciding between the two? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.
Embassy Club of Naples offers Gulf-front living in Coquina Sands at the corridor’s most accessible tower price, with Gulf views, a beachfront pool and a short walk to Lowdermilk Park. The tradeoffs are a 1970 structure, unpublished fees and rules, a documented sprinkler history and no priced resale since January 2024.
Weighing a sale? Get a free Embassy Club of Naples home valuation or call Jesse direct at (239) 898-6072. Weighing a purchase? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
If you’re searching for an Embassy Club of Naples listing agent, or thinking, ‘I need someone to sell my Embassy Club of Naples home…’ start here. We tracked every Embassy Club deed in the county roll through 29 August 2026, and McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, price from that record.
Data updated: September 2026 (Collier County recorded sales through 29 August 2026; newest priced Embassy Club deed 3 January 2024)
Embassy Club is the Coquina Sands tower where a seller has the fewest fresh comparables and the most to document. The six qualified resales of the last 60 months all recorded in 2023 and the first days of 2024, the county’s values sit well below those prices, and the buyer touring your residence has usually just toured a newer building and will ask about milestone reports, reserve studies and sprinklers. 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 Embassy Club listing along with the file an Embassy Club buyer will ask for.
Honors and recognition:
The twelve-month window holds no Embassy Club sales, and neither does the 24-month window; the 36-month window holds four. In the 60 months to 29 August 2026, Embassy Club of Naples recorded 6 qualified resales (Collier County Property Appraiser sales file dated 29 August 2026). We will walk you through all six on request.
Each difference is a document, and we put each one in the file before the first showing.
The county values Embassy Club mechanically: $310,000 more for a corner home than an interior home on the same floor, $15,000 more for each floor from the second to the eighth, and bigger steps at the bottom and top (2026 preliminary roll). The market adds what the county cannot see. The three corner sales of 2023 and 2024 ran about $1,337 per county square foot on average against about $1,142 for the three interior sales, and the two highest sales were on the sixth and seventh floors. Condition matters more in a 1970 building than in a new one: renovated kitchens and baths, impact-rated windows and doors with permits, and updated electrical and plumbing are what separate one 1,780-square-foot corner home from the next. We price your residence against the sales that match its plan, its floor and its condition.
With no priced sale since January 2024, an Embassy Club listing sells through photography, video, floor plans, the MLS, our qualified-buyer database and private showings to buyers who already know the boulevard. The comparison buyers will make is with The Whitehall’s April 2026 sales and with newer buildings, so we show the value case in the building’s own terms: Gulf-front ownership at about half the per-residence price of the larger-plan towers.
Start with a free Embassy Club of Naples home valuation. It takes about a minute, and Jesse follows up with the Embassy Club sales that actually fit your residence: the same plan, a comparable floor, adjusted for renovation, opening protection, furnishings and any lease in place. An online automated estimate cannot see that every one of the six recent sales recorded well above the county’s value for the same residence. We price to the record.
(239) 898-6072, text or call. Confidential conversations welcome.
Buying instead? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.
For a residence priced to Embassy Club’s own recorded sales, with its document file ready, yes. No priced resale has recorded since January 2024, so there is no recent sale undercutting you, and listing in the fall reaches the winter buyer pool. The risk is pricing above the 2023 range without evidence; NABOR’s July 2026 Naples Beach condominium figures describe a buyer’s market by supply.
Start from the six 2023 and 2024 deeds for your plan, adjust for floor and condition, and test the result against The Whitehall’s April 2026 sales per square foot and the current Naples Beach condominium market. The county’s value is a floor, not a price: all six recent sales recorded 1.16 to 1.37 times the county’s 2026 value for the same residence.
Yes, on every measure in the record. The county values a corner home $310,000 above the interior home on the same floor, and the three corner sales of 2023 and 2024 averaged about $1,337 per county square foot against about $1,142 for the three interior sales. The extra 130 square feet does not explain all of the difference.
They will ask whether the building has sprinklers or an approved engineered life safety system, because the Naples Daily News reported in 2017 that it had neither after a 2013 opt-out vote. Get the association’s written answer, the related permits and the reserve study’s fire-protection line into your file before you list.
Yes. Florida law requires a condominium seller to provide the inspector-prepared summary of the milestone inspection report, if applicable, and the association’s most recent structural integrity reserve study or a statement that none has been completed, along with the declaration, bylaws, rules, budget and financial statement.
Yes, and most Embassy Club owners do: 24 of 36 mail their tax bills outside Florida. Listing paperwork, showings, inspections and closing can all be handled remotely, with a mobile notary or a mail-away closing. We coordinate access with the on-site manager so the residence shows well while you are away.
Embassy Club of Naples owners and buyers work directly with Jesse McGreevy and Marc Comisar, not with a call center. The two have sold Southwest Florida real estate for more than twenty years, and before writing this guide they read the building’s county roll, every recorded Embassy Club deed since 1975 and the public record behind each fact here.
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 Embassy Club of Naples 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 Gulf-front condominium market that Embassy Club sits in.
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 Embassy Club page the credential that matters more is narrower than any award. Before writing this guide we read:
Jesse McGreevy is a top-reviewed Embassy Club of Naples realtor on Google, and Marc Comisar shares that profile; 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.
★★★★★ “Not living in the area, Jesse made life easy for me when we decided to sell our condo. His attention to detail, patience, understanding, and tenacity in dealing with all the moving parts was truly impressive.” Eric Acra, verified Google review
★★★★★ “Their recommendation on pricing my unit was sound and proved prescient. I never questioned their integrity and found it easy to rely on their recommendations. I would work with them again in a heartbeat.” Charlie Carroll, verified Google review
★★★★★ “Marc Comisar did an excellent job working with a very difficult client (me) selling our condo in a tough condo market. He went above and beyond.” Derek Dixon, verified Google review
Selling an Embassy Club of Naples home? Get a free Embassy Club of Naples home valuation, or call Jesse direct at (239) 898-6072.
Buying at Embassy Club of Naples? 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 Embassy Club, see our guide to Coquina Sands and our Naples guide. Our guides to Embassy Club’s Coquina Sands neighbors are live: The Whitehall, Via Delfino, Charleston Square, Del Mar Club, Surfside Club and Naples Casamore.
These Embassy Club of Naples buyer questions are answered from the Collier County roll and sales file dated 29 August 2026, Florida DBPR and Sunbiz records, City of Naples documents, FEMA flood data and the Florida Statutes. Each answer names its source, and where the public record stops, we say so and name the document that answers it.
Embassy Club of Naples is at 1717 Gulf Shore Boulevard North, Naples, Florida 34102, on the Gulf side of the boulevard at the north end of Coquina Sands, inside the City of Naples. Lowdermilk Park is about 650 feet south in a straight line, and the boundary with The Moorings lies just north, between 1785 and 1801 Gulf Shore Boulevard North.
Coquina Sands. The association’s homepage says the building sits on the “Coquina Sands / Moorings beachfront,” but the City’s planning-neighborhood layer places the parcel in Coquina Sands, and the City’s 2006 beach-easement schedule lists it in the Coquina Sands Unit 2 folio family (Resolution 06-11272). The Moorings begins at 1801 Gulf Shore Boulevard North.
A condominium. Florida DBPR lists it as condominium project PR1S018554, the City labels it “(CONDO)” on its milestone list, and the county roll carries 36 separate condominium unit parcels. A buyer receives a deed to a unit plus an undivided share of the common elements under Chapter 718, not cooperative shares and a proprietary lease.
The City of Naples milestone list and the Collier County roll both say 1970, and both elevators were installed in 1970 (DBPR elevator records). The association’s website says 1972, which is also the year the architect’s works list gives. Unit deeds were recorded from July 1975, and DBPR’s condominium record carries a 5 March 1976 recorded date.
The biography of architect Nelson A. Faerber AIA, prepared for the Southwest Florida mid-century modern exhibition, lists “The Embassy Club Apartments, Naples, 1972” among his principal works (SWFL McMo Exhibition). We found no other public record naming the architect or the builder.
Thirty-six. DBPR’s condominium record lists 36 units and the county roll carries 36 unit parcels, numbered 101 to 904, four to a floor on nine numbered floors.
The City of Naples counts ten stories, and each of the two elevators serves ten landings (City of Naples, 2024 Milestone Buildings). Residences occupy nine numbered floors; the public record we reviewed does not say what occupies the remaining level.
Two sizes on the county roll: 1,780 square feet for the corner homes in stacks 01 and 04, and 1,650 square feet for the interior homes in stacks 02 and 03. Bedroom and bathroom counts are not on the roll, and we confirm them from floor plans or a tour.
Every residence whose number ends in 01 or 04: 101, 104, 201, 204 and so on up to 901 and 904. The county values each corner home $310,000 above the interior home on the same floor.
The association says the building “features Gulf views from every unit” (Embassy Club of Naples). The tower stands on the Gulf side of the boulevard. How much Gulf each stack sees varies by floor and exposure, so we show it in person.
Yes. The tower stands on the Gulf side of Gulf Shore Boulevard North, on about 194 feet of lot width along the Gulf per the City’s 2006 beach-easement legal description, and FEMA’s V zone begins on the sand roughly 15 to 25 meters west of the building.
Yes. The association lists “a beachfront pool” among its amenities. Its Florida Department of Health inspection record was not pulled for this page; ask the manager for the latest report.
Covered parking. The association describes “covered carports,” not enclosed garages. How many spaces each residence has, and where guests park, are set by the declaration and rules.
Two hydraulic passenger elevators, Florida licenses 8020 and 8021, installed in 1970, each with ten landings and a 2,500-pound capacity. Both last passed state inspection on 24 June 2026 and hold certificates expiring 1 August 2027 (DBPR elevator extract).
The association does not publish them, and we publish no figure. The current budget, which a seller must provide, and the estoppel certificate, which states the assessment and anything owed, are the two documents that answer it (Florida Statute 718.116).
Ask the listing agent for the current adopted budget and the latest annual financial statement before you write; a seller has to provide both anyway (Florida Statute 718.503). Ask also for the last two years of board minutes, which show assessments under discussion.
We found none in any allowed public source, which is absence of evidence rather than a finding. Ask about concrete restoration, fire protection, elevators and storm repairs, and how each was funded; the estoppel certificate discloses assessments levied, and the minutes show those under discussion.
Only under the declaration’s leasing rules, which are not published, and within City of Naples zoning. The City’s rule is a 30-day minimum, with fewer-than-30-day rentals allowed no more than three times a calendar year (City of Naples). Read the leasing article and every rental amendment before you buy for income.
Nightly and weekly vacation rentals are not an Embassy Club model. The parcel is zoned R3-18, where transient lodging is not a permitted use (Ordinance 02-9497), and the City’s short-term rule sets a 30-day minimum with narrow exceptions. The declaration may be stricter still.
The pet rule is not published. It lives in the declaration and the rules and regulations, which the seller must provide before the contract’s seven-day window closes. Service and assistance animals are handled under fair housing law as reasonable accommodations, not under the pet rule.
Not published. Many 1970s Naples declarations require approval, and the estoppel certificate must state whether approval is required and whether a right of first refusal exists. If approval applies, the fee is capped at $150 per applicant under Florida law.
Embassy Club is on the City of Naples’ 2024 milestone list, so an inspection was required (City of Naples). The City does not publish completion status or findings, and we could not verify either. The seller must provide the inspector-prepared summary, which is the document to ask for first.
Florida law required one by 31 December 2025, or by 31 December 2026 if completed together with a milestone inspection due by then (Florida Statute 718.112). DBPR’s reporting database was not queried for this page, and we do not say whether it was filed. A seller must provide the study or a statement that none exists.
In 2017 the Naples Daily News reported that Embassy Club had no sprinklers and had not submitted a fire safety plan to the City, after residents voted in 2013 to opt out of a full sprinkler system (Naples Daily News). The current status is unverified. Ask the association in writing, pull the City permits and read the reserve study’s fire-protection line.
Zone AE, base flood elevation 10 feet, on FEMA panel 12021C0391J effective 8 February 2024; Zone VE, with base flood elevations of 11 to 14 feet, begins on the beach just west of the tower (FEMA NFHL).
No lender will require it, so the decision is yours. The association insures the building; a unit-owner flood policy protects your contents and improvements, and loss assessment coverage protects you against the association passing a storm shortfall to owners. On a Gulf-front AE building we recommend quoting both.
No allowed public source describes Embassy Club’s damage or repairs. Ian drove the Naples Pier gauge to 6.18 feet above mean higher high water before the gauge failed, and the National Hurricane Center reports 6 to 9 feet of inundation in Naples (NHC). Ask the association for its claim and repair history.
The association’s policy covers the condominium property as originally installed; the owner covers everything added or upgraded inside the unit, personal property and liability under an HO-6 policy, plus loss assessment coverage of at least $2,000 by law (Florida Statute 718.111). Read the master declarations for the hurricane deductible.
Coquina Sands is zoned to Lake Park Elementary, Gulfview Middle and Naples High School, all rated A for 2025-26 (CCPS zone locator). The zone was verified at a Coquina Sands address on Banyan Boulevard, not at 1717; confirm the exact address with the district.
About 0.12 mile, roughly 650 feet, in a straight line to the park’s northern address point, and a short walk south along the sand. By car it is 0.50 mile, because a car has to enter the park’s lot (City of Naples, Lowdermilk Park).
Fifth Avenue South at 3rd Street South is 2.32 road miles, about 6.6 minutes off-season; the Naples Pier is 2.49 road miles, about 6.8 minutes. The pier is closed for reconstruction, with reopening targeted for July 2027.
NCH Baker Hospital is 1.70 road miles, about 5.5 minutes. The Naples Airport terminal is 4.82 miles, about 11.5 minutes, and Southwest Florida International Airport is 35.50 miles, about 49 minutes, all free-flow estimates that run longer in season.
Rosewood Residences Naples, 42 residences in two buildings, is under construction next door to the south at 1601 Gulf Shore Boulevard North, topped off in August 2025 with completion targeted for late 2026 (The Ronto Group). The cleared site to the north at 1785 is entitled for an eight-story building.
In the 60 months to 29 August 2026, six qualified resales recorded from $1,750,000 to $2,565,000, a median of $2,062,500 (an even count, so the average of the middle two). All six recorded between April 2023 and January 2024, and no priced resale has recorded since.
$2,565,000 for residence 701, a seventh-floor corner home of 1,780 county square feet, recorded 12 December 2023 (OR 6318/2648), about $1,441 per county square foot.
The median total bill on the county’s August 2026 roll extract is $14,087.28 across 36 residences, about $14,923 for residences without homestead. A buyer’s assessment resets to just value the January after purchase (Florida Statute 193.155), so budget from the price, at about 9.05 mills on 2025 rates, not from the seller’s bill.
Embassy Club if you want Gulf-front ownership at about half the per-residence price in a 1,650 or 1,780 square foot plan; The Whitehall if you want 3,000 square feet with one neighbor per floor and fresher sales evidence. Per square foot the two are closer than their prices: about $1,239 against $1,321 on 60-month recorded sales.
It is the lowest-cost way into a Gulf-front tower in Coquina Sands, and qualified resale prices roughly doubled between 2016 to 2019 and 2023 to 2024. Against that sit the costs of an older building: milestone repairs, reserves, fire protection and insurance. The investment case depends on the documents, which is why we read them first.
The declaration, articles, bylaws and rules; the budget and financial statement; the milestone summary and any phase two report; the most recent reserve study; the master insurance and flood declarations; the fire-protection answer with permits; 24 months of minutes; and the estoppel certificate. The seller owes most of them under Florida Statute 718.503.
McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008 and the #1 team in Southwest Florida since 2012. We read every recorded Embassy Club deed and the building’s public record before writing this page, and Marc Comisar at (239) 287-5873 will walk you through the document file before you write an offer.
These Embassy Club of Naples seller questions are answered from the Collier County roll and sales file dated 29 August 2026, the Florida Statutes that govern a condominium sale, City of Naples records and the association’s own website. Where a number depends on your residence, we say what decides it and how to get it in writing.
McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, the #1 team in Southwest Florida since 2012, with over $900 million in personal sales. We tracked every Embassy Club deed in the county roll through 29 August 2026 and price from the six sales that matter. Call Jesse McGreevy at (239) 898-6072.
Yes, Florida law allows it, but an Embassy Club sale without representation puts the statutory disclosure package, the estoppel, any approval process, the pricing judgment with no sale since January 2024 and the buyer’s questions about milestone reports and sprinklers on you. McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, handle all of it; call Jesse at (239) 898-6072 before you decide.
It depends on plan, floor and condition. The six qualified resales of the last 60 months ran from $1,750,000 to $2,565,000, the three corner homes from $2,125,000 up and the three interior homes up to $2,000,000. Start with a free Embassy Club of Naples home valuation and Jesse will match your residence to the sales that fit.
Anchor to the 2023 and 2024 deeds for your plan and adjust for floor and condition, then test against the current Naples Beach condominium market and The Whitehall’s April 2026 sales per square foot. The county’s 2026 value for your residence is a floor: the six recent sales recorded 1.16 to 1.37 times it.
The county thinks so: it adds $15,000 per floor from the second to the eighth, $100,000 from the first to the second and $50,000 from the eighth to the ninth. In the recorded sales, the two highest prices were on the sixth and seventh floors and the one first-floor sale sold below them, but three sales per plan are too few to put a precise number on it.
Yes. The county values a corner home $310,000 above the interior home on the same floor, and the three corner sales of 2023 and 2024 averaged about $1,337 per county square foot against about $1,142 for the three interior sales.
Across its 6 MLS-marketed closings in the last 60 months, Embassy Club sold after a median 8.5 days on market at a median 96.4% of the final list price (Southwest Florida MLS Matrix, pulled 26 September 2026). For context, NABOR reported 147 days on market until sale for Naples Beach condominiums in July 2026. A well-priced residence with its document file ready sells faster than that average; an overpriced one without it sits longer.
The declaration, articles, bylaws and rules; the annual financial statement and budget; the frequently asked questions and answers document; the inspector-prepared milestone summary if applicable; and the most recent structural integrity reserve study or a statement that none has been completed, all at your expense (Florida Statute 718.503).
Yes. Embassy Club is on the City’s 2024 milestone list, so the inspector-prepared summary applies, and every condominium seller must provide the most recent structural integrity reserve study or a statement that none has been completed. Pull both from the owners’ portal before you list.
No more than $250 when nothing is delinquent, plus up to $100 for delivery within three business days and more if a delinquency exists; the fee is refundable if the sale does not close (Florida Statute 718.116). Who pays it is set by your contract.
That depends on the declaration, which is not published. The estoppel certificate must state whether approval is required and whether a right of first refusal exists. If approval applies, we build the association’s review period into the contract timeline from the start.
It will slow it. Buyers, lenders and insurers read those documents, and a missing one becomes a negotiation. If the association’s work is still in progress, get a written status and timeline from the board and put it in the file, so the buyer sees the plan rather than a gap.
Many will, but condominium lending reviews the building as well as the buyer: reserves, insurance, special assessments, litigation and structural reports all come into it. A clean, current document file is what keeps a financed buyer’s loan on schedule. Cash buyers are common on this boulevard, and we market to both.
Usually not a full renovation. Fix what an inspector will flag, finish open permits, and present the residence clean and staged. Buyers of 1970 Gulf-front homes often plan their own renovation, and the county’s plan and floor ladder sets most of the value. We walk through the residence and tell you which few items pay back.
Most interior work beyond cosmetic finishes needs a City of Naples permit, and the declaration and rules set what needs the association’s written approval. Windows and exterior doors often involve both. Close out any open permit before listing; a buyer’s title and insurance review will find it (City of Naples permit search).
Disclosure is what matters: any assessment levied must appear on the estoppel certificate, and buyers read board minutes. Who pays an assessment levied before closing is a contract term. We found no Embassy Club special assessment in public sources, so check the minutes and budget before you list.
Your buyer’s assessment resets to just value on the 1 January after closing, so your bill is not theirs. If you homesteaded, your Save Our Homes benefit ends with the sale, though you may carry up to $500,000 of it to a new Florida homestead under portability (Florida Department of Revenue, PT-112).
Listing in the fall reaches the winter buyers who tour in January through April, when most Naples beach buyers are in town. A summer listing reaches fewer buyers but faces less competition. At Embassy Club, where most owners are seasonal, a residence that shows well empty in October often shows best.
The same way we market to buyers who are out of state: professional photography, video, floor plans and remote showings, then private tours in season. Twenty-four of Embassy Club’s 36 owners mail tax bills outside Florida, and many buyers are in the same position, so a remote-first listing is the norm here.
Yes. Furniture and furnishings are listed on the contract or a separate bill of sale, and the contract should say whether they are part of the sale. Seasonal buyers often value a turnkey residence, but furnishings rarely add dollar for dollar to price.
Yes. The buyer takes the residence subject to the lease, so disclose the lease terms and end date, coordinate showings with the tenant, and match the closing date to the lease where possible. The declaration’s leasing rules still bind the new owner.
Commission, title insurance, the estoppel certificate, any association fees for the sale, prorated assessments and taxes, and Florida documentary stamp tax of $0.70 per $100 of price, which the contract allocates between the parties (Florida Statute 201.02). Ask us for a net sheet on your residence.
Florida has no state personal income tax, so any gain is a federal question: your holding period, basis, improvements and whether the residence was your principal residence all matter. Talk to your tax advisor before you list; we will provide the sale figures they need.
It ends with the sale. You file for homestead on your next Florida home by 1 March after you own it on 1 January, and you may transfer part of your Save Our Homes benefit to it under portability, up to $500,000, if you establish the new homestead within the time the law allows.
Start with title: probate, a trust, or a deed from a prior owner decides who can sign. Every Embassy Club transfer recorded since January 2024 has been a $0 deed, the kind usually recorded for trust, estate and family transfers, so this is a common path here. We coordinate with the estate’s attorney and the association before we list.
In the short term construction next door is a showing issue; we schedule around it. In the longer term a completed building priced from $12.75 million next door changes the boulevard, but it is a different product at a different price and is not a comparable for an Embassy Club residence.
A financed buyer must carry flood insurance on the building, which the association holds, and many buyers add unit-owner flood coverage. Zone AE, base flood elevation 10 feet, is standard for this corridor; the V zone begins on the beach, not at the tower. Have the association’s flood policy declarations ready.
Florida requires a seller to disclose known facts that materially affect a residence’s value and are not readily observable. For storm history, that means what you know about damage, repairs and claims to your residence, and the association’s records cover the common elements. Put the association’s storm repair history in the file.
For a 1970 building, often yes, for the residence itself: electrical panel, plumbing, windows, doors and any water intrusion. It lets you fix or disclose before a buyer’s inspector finds it. A wind mitigation inspection is worth adding if your residence has impact-rated openings.
The Whitehall’s 60-month qualified resales ran $3,125,000 to $4,900,000, a median of $3,912,500, against Embassy Club’s $2,062,500. Per county square foot the two are closer: about $1,321 at The Whitehall against about $1,239 at Embassy Club, because every Whitehall residence is 3,000 square feet.
At Embassy Club, a specialist. The pricing depends on six deeds, a county ladder and a document file that includes a milestone summary, a reserve study and a fire-protection answer. An agent who has not read those will either underprice from the county value or overprice from the record.
Commission is negotiable and set by agreement between you and your listing brokerage, including whether and how a buyer’s agent is compensated. Ask each agent you interview what the fee covers in marketing, preparation of the document file and negotiation, and compare the plans rather than the percentage alone.
Only as the declaration’s leasing rules allow, and a lease adds a showing constraint and a closing-date constraint. A lease that ends before the winter buying season is usually the better fit.
Because many owners hold title through trusts or pass residences within families and estates, which record as $0 deeds. In the 36 months to 29 August 2026 the county recorded fifteen $0 instruments against Embassy Club residences and four priced sales. The county codes the $0 transfers as not qualified, and we leave them out of every price figure.
Every Embassy Club of Naples fact on this page comes from a state, county, City or federal record, a Florida statute, FEMA or NOAA data, the association’s own website, a developer’s own release or reputable local news. County figures come from the Collier County Property Appraiser’s bulk roll files dated 29 August 2026; MLS figures come from the Southwest Florida MLS Matrix, pulled 26 September 2026.
The primary sources are grouped below by who issued them, numbered continuously. Recorded instruments we could not open from an allowed source are cited by Official Records book and page and are on file with the Collier County Clerk.
The official Embassy Club of Naples documents below are published by the City of Naples, Florida DBPR, FEMA, NOAA and the Florida Legislature. They are the public documents we read for this page, and the ones an Embassy Club buyer or seller should read before signing.
The association’s own declaration, bylaws, rules, budget, milestone summary and reserve study are not public; a seller provides them to a contract buyer under Florida Statute 718.503.
Document | Issued by | Date | What it covers | Link |
|---|---|---|---|---|
2024 Milestone Buildings list | City of Naples Building Division | 2024 | Embassy Club of Naples, 1717 Gulf Shore Blvd N, 10 stories, built 1970, on the 2024 milestone list | |
Ordinance 02-9497 | City of Naples | Adopted 23 January 2002 | Rezoning of the Gulf side of Gulf Shore Boulevard North, including Embassy Club, from R3-T18 to R3-18 | |
Resolution 06-11272 | City of Naples | Adopted 16 August 2006 | Beach renourishment easements, including Embassy Club’s easement 06-1009 and legal description | |
Condominium project extract | Florida DBPR Division of Condominiums | Current | Project PR1S018554, 36 units, recorded date 5 March 1976 | |
Elevator license extract | Florida DBPR Bureau of Elevator Safety | Current | Licenses 8020 and 8021, installed 1970, last inspection 24 June 2026 | |
Hurricane Ian Tropical Cyclone Report | NOAA National Hurricane Center | 2023 | Storm surge and inundation at Naples in September 2022 | |
Florida Statute 718.503 | Florida Legislature | 2026 | The documents a condominium seller must give a buyer, and the seven-day voidability clause |
Market data from Collier County recorded sales, pulled September 2026.
McGreevy and Comisar, Best Realtor for Embassy Club of Naples. 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.
