Coquina Sands - The Laurentians

McGreevy and Comisar are the team Laurentians owners call when they are ready to sell quietly and well, and the team buyers call when they want the building’s rulebook, reserve study and recorded sales read before the first tour. The Laurentians of Naples is a 32-residence Gulf-front condominium inside the neighborhood of Coquina Sands in Naples, Florida, at 1285 Gulf Shore Boulevard North, Naples, FL 34102: two towers of eight residential floors over parking, on 3.4 acres with 300 feet of beach, directly south of Lowdermilk Park.

Coquina Sands is a City of Naples neighborhood with no mandatory homeowners association, and The Laurentians is one of its twelve condominiums and the best documented of them. Its association publishes its declaration, rules, 2025 dues, milestone inspection letters and structural integrity reserve study on its own website, which is rare on this boulevard. 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 those association documents, the state’s condominium and elevator records, the City of Naples milestone list, zoning and GIS, FEMA’s flood map queried at both towers, and the Collier County roll for all 32 residences with every recorded sale since 1976. Where the public record stops, we say so and name the document that answers the question.

If you own at The Laurentians and are weighing a sale, start with the market snapshot, the approval rules and the seller section, then call Jesse. If you are buying, the dues, the no-rental and no-pet rules, the board interview and the comparison with The Whitehall below will tell you whether The Laurentians fits before you tour.

By Jesse McGreevy and Marc Comisar, McGreevy and Comisar, Domain Realty Group. Updated September 2026.

Why McGreevy and Comisar Are the Best Realtor for The Laurentians

McGreevy and Comisar are the best realtor for The Laurentians because the case is on the record: the #1 team in Southwest Florida since 2012, Top 1% of agents nationally since 2008, over $900 million in personal sales, and a Laurentians market read built from all 32 unit parcels on the county roll and every recorded Laurentians deed since 1976.

If you’re searching for the best realtor for The Laurentians in Coquina Sands, Naples, whether you’re ready to sell your Laurentians 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 The Laurentians for a specific reason: it is the quietest resale market on Gulf Shore Boulevard North, and it runs on rules most buildings never write down. No priced deed of any kind has recorded on a Laurentians unit since December 2020 (Collier County roll and sales file, files dated 29 August 2026). The declaration bans leasing and pets, requires the board’s written approval of every buyer after an interview, requires a seller to give written notice to the other 31 owners before listing, and bars “For Sale” and “Open House” signs (Amended and Restated Declaration of Condominium). The rules add that open houses are not permitted and that the listing agent must be present at every showing (Rules and Regulations, revised 19 October 2021). A listing agent who does not know those rules before the listing agreement is signed will break one of them in the first week.

Recent The Laurentians track record (120 months to 29 August 2026): In the Southwest Florida MLS Matrix, pulled 26 September 2026, The Laurentians shows no closing in the last 60 months (the most recent MLS sale closed on 16 December 2020), and one residence was listed at $4,495,000 on the pull date. The sales below are the county’s recorded deeds. In the 12, 24, 36 and 60 months to 29 August 2026 The Laurentians recorded 0 qualified resales. In the 120 months to 29 August 2026 it recorded 11 qualified resales; median $3,200,000; range $1,723,000 to $3,875,000 (Collier County roll and sales file, files dated 29 August 2026). The highest Laurentians sale on record is $3,875,000, unit 5B, recorded 4 August 2020, Official Records Book 5819, Page 2412. The most recent priced deed recorded on 9 December 2020, unit 5C at $3,200,000 (OR 5863/2318); no priced deed has recorded since December 2020, only trust, estate and family transfers at $0. We tracked every recorded Laurentians sale in the Collier County roll through 29 August 2026. Ask us and we will walk you through all eleven deeds one by one.

For Laurentians sellers: premium marketing, including cinematic video, drone, professional photography, a qualified-buyer database, and discretion with off-market capability, all run inside the building’s rules: the 10-day written notice to fellow owners before listing, no signs, no open houses, one board-approved reception for agents, and a listing agent at every showing. Thirteen of the 32 owners mail their tax bills outside Florida (Collier County roll, 2026), so a Laurentians sale also has to run well with the owner out of town. We build the file a Laurentians buyer will ask for before the first showing: the declaration and rules Florida law requires you to deliver (Fla. Stat. §718.503), the estoppel certificate with the current assessment and any special assessment, the association’s milestone summary letters and its November 2024 structural integrity reserve study, the master insurance declarations, and a plain account of the building’s Hurricane Ian repairs and the owner lawsuit the association discloses.

For Laurentians buyers: the first question at The Laurentians is fit, because the declaration decides it: no leasing, no pets, one unit per owner, a board interview and $47,000 a year in 2025 dues. The second is the stack and the floor, because the county values the A and B homes $150,000 above the C and D homes on every floor. The third is the record: what the milestone inspection found, how the reserves are funded, and what Ian did. Sellers and buyers comparing the best real estate agents in Naples should ask each one to answer those three questions for a specific Laurentians residence; we answer them below.

Honors and recognition:

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

Selling your Laurentians home? Get a free Laurentians home valuation or call Jesse direct at (239) 898-6072.

Buying a home in The Laurentians? Call Marc at (239) 287-5873 for a personalized buyer consultation, or read how we represent buyers in Southwest Florida.

Living in The Laurentians as a Homebuyer

Living in The Laurentians means a four-bedroom Gulf-front condominium home that shares its floor with one neighbor, in one of two towers of sixteen homes each, on 3.4 acres with 300 feet of beach, a heated salt-water pool, a garden, a clubhouse and deeded garage parking, with Lowdermilk Park next door and no renters in the building.

The Laurentians is a full-time building by rule and largely by practice. The declaration bars leasing, so every resident is an owner or an owner’s family or guest, and half of the 32 residences carry a Florida homestead exemption. One association governs the towers, the grounds and the beach frontage; above it there is no master association and no community development district, because Coquina Sands has neither. What follows is what daily life looks like, drawn from the association’s own documents, the state’s records, the City’s files and the county roll.

What Is The Laurentians of Naples?

The Laurentians is a residential condominium under Chapter 718 of the Florida Statutes, registered with the Florida Department of Business and Professional Regulation as project PR1S011313, “LAURENTIANS, THE”, with 32 units and a status of approved and recorded (DBPR condominium projects extract). Its legal name is “The Laurentians, a Condominium”, and its association is The Laurentians of Naples, Inc., an active Florida not-for-profit corporation, document 728662, filed 29 January 1974 (Florida Division of Corporations). The original declaration was recorded on 22 May 1975 in Official Records Book 619, Pages 1897 and following, and the association now operates under an amended and restated declaration it posts online (Declaration of Condominium). It is not a cooperative and it is not a homeowners association: each owner holds a deed to a unit and a one-thirty-second undivided share of the common elements.

Thirty-Two Residences in Two Towers

The Laurentians has 32 residences, numbered 1A through 8D, in two towers standing side by side on the Gulf. The association describes “Two eight story buildings; only two units per floor” (Laurentians Fast Facts), and its structural engineer describes “two, eight story buildings” with “A one level garage … beneath each building” (Structural Integrity Reserve Study, 14 November 2024). The City of Naples lists the same two buildings as “LAURENTIANS, THE A CONDOMINIUM I” and “… II”, nine stories each, built 1975, counting the garage level (City of Naples 2024 milestone buildings). Eight residential floors over a garage, nine stories on the City’s list: the same building described two ways.

On the Gulf, Next to the Park

The Laurentians is on the west, Gulf side of Gulf Shore Boulevard North. The City’s address point for 1285 sits inside the south tower’s footprint, and both tower footprints lie west of the boulevard (City of Naples GIS address points; building footprints). The association says the campus has “300 feet of Gulf frontage” with “secure beach gates” and sits “directly south of Lowdermilk Park” (About Our Community), and the City’s parcel map confirms it: the association’s own land abuts the City’s Lowdermilk Park parcels on the north (City of Naples GIS parcels). A Laurentians owner walks from the pool deck to the sand without crossing a street.

Two Parcels, 3.44 Acres

The land is split in a way that matters to owners. The condominium parcel, 06230080001, covers 0.76 acre, essentially the two tower footprints; a second parcel, 06230120000, covers 2.68 acres and is owned of record by the association itself (City of Naples GIS parcels). The declaration explains why: the association “owns or leases certain land which was not submitted to condominium ownership”, the Common Areas, which “include parking spaces, recreation facilities, the manager’s apartment, and other property for the use of the unit owners” (Declaration §6.4). Together they make the 3.44 acres the association rounds to 3.4.

Who Owns at The Laurentians?

Sixteen of the 32 residences carry a Florida homestead exemption, 50 percent, which ties Charleston Square for the highest share on the Gulf Shore corridor and doubles The Whitehall’s 25 percent (Collier County roll, 2026). Nineteen owners mail their tax bills to a Florida address and thirteen mail outside Florida: three to Illinois, two each to Michigan and Ohio, and one each to Maryland, Kansas, Indiana, Tennessee, Wisconsin and Minnesota. No owner mails to a foreign address. Across the 278 parcels of the two Coquina Sands plats the homestead rate is 58 percent, and The Laurentians comes closer to that single-family figure than almost any Gulf tower.

A Day at The Laurentians

Morning on the 300 feet of beach behind the towers, then a walk north past the beach gate onto Lowdermilk Park’s sand, the City’s beachfront park at 1301 Gulf Shore Boulevard North (City of Naples, Lowdermilk Park). The heated salt-water pool and the garden with its gas grills, lunch at Naples Beach Club, A Four Seasons Resort, about 0.3 mile south, and an evening on the west lanai, which most owners have enclosed with windows, facing the sunset over the Gulf. NCH Baker Hospital is 1.32 road miles and about four minutes away, Fifth Avenue South 1.89 miles, and Naples Airport 4.60 miles, all free-flow times that run longer in season.

Built in 1975, and What That Means in 2026

A 1975 building predates the Florida Building Code of 2002, the 2022 condominium safety laws and today’s flood maps, and The Laurentians has answered each of those questions in writing. Both towers completed their first milestone inspection in March 2024 with no phase two required and the next inspection due in 2034 (East Tower milestone summary; West Tower milestone summary). The structural integrity reserve study was completed on 14 November 2024 (SIRS). The four elevators were modernized in 2024 and 2025 (Fast Facts). Hurricane Ian damaged ground-level balconies and west-side courtyards, and a unit’s owners have sued the association over the repairs. Each of those facts has its own section below.

What The Laurentians Does Not Have

Seven things buyers sometimes assume. No rentals: the declaration prohibits leasing. No pets: the declaration prohibits “pets of any kind or description”. No second unit: owning more than one is listed good cause for the board to disapprove a purchase. No master association or CDD: Coquina Sands has neither, and its neighborhood association is voluntary at $90 a year. No resort membership: the Four Seasons to the south is a separate property. No fitness room or guest suite appears in any association document we read. No boat dock: The Laurentians faces the Gulf, not Moorings Bay.

Ready to Sell or Buy at The Laurentians? Talk to the Team That Read Every Document

The Laurentians is one of twelve condominiums in Coquina Sands, and its 32 residences have recorded no priced deed since December 2020, after five qualified sales in 2020 from $3,200,000 to a record $3,875,000. In a building where a sale begins with a notice to 31 neighbors and ends with a board interview, the seller who prices to the stack and floor and follows the rules to the letter sets the next benchmark.

Selling a Laurentians home? Get a free Laurentians home valuation or call Jesse direct at (239) 898-6072.

Buying at The Laurentians? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.

The Laurentians Market Snapshot: What Residences Actually Sell For

The Laurentians recorded 11 county-qualified resales in the 120 months to 29 August 2026, at a median of $3,200,000 and a range of $1,723,000 to $3,875,000, and none in the last 60 months. No priced deed has recorded since December 2020. The record is $3,875,000 for unit 5B, August 2020 (Collier County roll and sales file).

Data updated: September 2026 (Collier County recorded sales through 29 August 2026)

Southwest Florida MLS Matrix, pulled 26 September 2026: no Laurentians closing in the last 60 months; the last MLS sale closed in December 2020. The sales below are the county’s recorded deeds. We tracked every recorded Laurentians sale in the Collier County roll through 29 August 2026, 202 recorded instruments on the 32 parcels since the building’s first deeds, and we read each one against the county’s own qualified flag. The county qualifies a deed when it treats the transfer as an open-market sale; transfers of $100 or less, trust and estate transfers, corrective deeds and related-party sales are recorded but not qualified. Every price per square foot below uses the county’s 3,000 square feet, the one measure that is the same for all 32 homes; the association describes its homes as 3,175 to 3,500 square feet, so a per-foot figure on the county’s area reads high.

The Eleven Qualified Sales in 120 Months

Thirty-two homes, ten years, eleven qualified sales, and all eleven recorded between June 2017 and December 2020.

Source: Collier County roll and sales file, files dated 29 August 2026; instruments on file with the Collier County Clerk of Courts, cited by book and page. Price per square foot is our arithmetic on the county’s 3,000 square feet. The eleven deeds total $32,515,500.

The Windows, Named Beside Every Figure

The build rule for this page is to widen the window until it holds ten or more qualified sales, and to list the sales instead of quoting a median where it does not. At The Laurentians the 12, 24, 36 and 60 month windows are empty.

In all recorded history The Laurentians has 58 county-qualified resales. That all-history median of $1,425,000 spans 44 years and says almost nothing about value today, which is why the eleven sales of the last ten years are listed in full above and the 120-month line leads this page.

No Priced Deed Since December 2020

This is the most distinctive market fact on the page, so we state it plainly. The last priced deed on any Laurentians unit recorded on 9 December 2020. In the 68.7 months from then to the roll date of 29 August 2026, every instrument recorded on the 32 parcels carried a $0 consideration and no qualified flag: unit 4C in June 2021, 8D in August 2021 and again in February 2024, 8B in September 2022, 6A in September 2023, 7D in May 2026, and three instruments on 6C in June 2026 (Collier County sales file). Those are trust, estate and family transfers, the way a building of long-tenured owners passes from one generation to the next. By county record, nobody has bought a Laurentians home on the open market in almost six years.

2020: Five Sales in Ten Months

The freshest evidence of value is the 2020 cluster: five qualified sales between February and December, at a median of $3,250,000 and a range of $3,200,000 to $3,875,000, totaling $17,200,000. Unit 5D recorded at $3,250,000 in February, 5B at the record $3,875,000 in August, 2A at $3,675,000 in September, and 1C and 5C at $3,200,000 each two days apart in December. On the county’s area those five ran from $1,067 to $1,292 per square foot.

The Record Sale

The highest amount of any kind on the Laurentians roll is $3,875,000 for unit 5B, recorded 4 August 2020, Official Records Book 5819, Page 2412, county-qualified, which works out to $1,292 per county square foot. The next highest is 2A at $3,675,000 a month later. For context from the same county source: The Whitehall’s record is $4,900,000 (unit 3S, February 2024, OR 6336/1436) and Via Delfino’s is $7,300,000 (unit 502, May 2023, OR 6248/2330). Those records were set during the 2021 to 2024 run-up in Gulf-front prices; The Laurentians has not recorded a priced sale since 2020, so its record predates that run-up. It does not mean a Laurentians home is worth less than its neighbors; it means no Laurentians home has been priced by the market since.

The Deeds the County Did Not Qualify

Two priced Laurentians deeds in the last decade carry real amounts but no qualified flag. Unit 5B recorded at $3,225,000 on 30 November 2016 (OR 5338/231), and unit 5D at $2,000,000 on 7 May 2018 (OR 5510/95); 5D then recorded a qualified sale at $3,250,000 in February 2020. The county’s reason codes are not in its public extract, and we do not guess at them. We treat both as the county does.

Laurentians Prices Over Time, 1976 to 2020

Source: Collier County sales file; our arithmetic. Periods with no qualified sale are omitted rather than shown as zero.

Same Home, Two Sales

Many Laurentians homes have sold more than once; the seven repeat qualified sales below, each ending in the last decade, are the closest thing the building has to a like-for-like price history. Unit 5B went from $1,375,000 (20 September 2010, OR 4615/663) to $3,875,000 (4 August 2020), up 181.8 percent in about 9.9 years; it had also sold for $1,375,000 in August 2003, so its 2003 and 2010 prices were identical. Unit 1C went from $1,723,000 (June 2017) to $2,900,000 (October 2019) to $3,200,000 (December 2020), up 85.7 percent in about 3.5 years. Unit 5C doubled, from $1,600,000 (June 2013, OR 4935/3793) to $3,200,000 (December 2020). Unit 2A went from $950,000 (May 2003, OR 3291/305) to $3,675,000 (September 2020), and 8C from $875,000 (January 2000, OR 2632/248) to $2,600,000 (October 2019). Unit 5A went from $2,300,000 (March 2006, OR 4007/3165) to $3,200,000 (June 2017), a 39.1 percent gain across the 2008 to 2011 downturn, and 4C sold at $1,935,000 in 2005, $2,295,000 in 2016 and $2,500,000 in 2019. Condition and renovation between the sales are unknown, so treat these as seven stories, not a building index.

What the County Says a Laurentians Home Is Worth

The Collier County roll carries every Laurentians home at 3,000 square feet and values the A and B homes on each floor alike, the C and D homes alike, with A and B exactly $150,000 higher on every floor (tax year 2026 preliminary roll, files dated 29 August 2026).

The 32 values total $91,440,000, the median is $2,830,000, and the eighth floor sits $310,000 above the first in both pairs, 11.2 percent for A and B and 11.8 percent for C and D. Floors four through seven step only $15,000 a floor. Which letters sit in which tower is shown on the plot plans recorded with the 1975 declaration, not in any document we read, so we do not map stacks to towers here. Just value is the appraiser’s mass-appraisal estimate, not a price, and every 2020 sale closed above the corresponding 2026 value.

The Wider Market That Contains The Laurentians

The Naples Area Board of REALTORS reports condominiums for its “Naples Beach” area, ZIP codes 34102, 34103 and 34108, which includes Coquina Sands along with Park Shore, The Moorings, Pelican Bay and Vanderbilt Beach. In July 2026 that area’s condominium median closed price was $950,000, down 3.7 percent from $986,875; months of supply stood at 7.1, down from 11.9; condominiums took a median 147 days to sell and closed at 92.5 percent of list price (NABOR July 2026 statistics). ZIP 34102 across all property types posted a $2,475,000 median on 37 sales that month. Those are area-wide MLS figures, not Laurentians figures, and they are not the same metric as a building’s recorded deeds. As positioning only: The Laurentians’ 2020 deeds sit at roughly three to four times the Naples Beach condominium median, a different buyer pool from the area’s typical condominium.

Our Read of The Laurentians Market

The Laurentians is a building whose owners stay. A no-leasing declaration, a board interview, a one-unit-per-owner rule and a 50 percent homestead share produce exactly what the roll shows: long holds, family transfers and rare open-market sales. When a Laurentians home does come to market, the buyer pool is narrow by design, end users who want to live on the Gulf full time or for the season without renters or pets around them, and the comparables are a 2020 cluster and the recorded sales of Gulf-front neighbors since. Pricing that home is a judgment about how far the market has moved since 2020, supported by the nearest same-type deeds, and it is the question our valuation answers before any notice goes to the other owners.

Selling a Laurentians home? Get a free Laurentians home valuation or call Jesse direct at (239) 898-6072. Buying? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.

How Did The Laurentians Come to Be?

The Laurentians came to be in the mid-1970s: its association was incorporated on 29 January 1974, its declaration was recorded on 22 May 1975, and the City dates both towers to 1975, while the association’s engineer says construction ran from 1973 to 1975. Two Gulf-front towers of sixteen homes each rose on 3.4 acres beside Lowdermilk Park.

The Corporation of 1974

The Laurentians of Naples, Inc. was filed with the Florida Department of State on 29 January 1974 as document 728662 and remains active, with its principal address at 1285 Gulf Shore Boulevard North (Florida Division of Corporations). The state’s condominium division carries the project as PR1S011313, file 59081, with 32 units; its recorded-date field reads 1 January 1974, a placeholder-style date that does not match the declaration’s own recording date (DBPR condominium projects extract). The declaration governs.

The Declaration of 1975

“On May 22, 1975, the original Declaration of Condominium of The Laurentians, a Condominium … was recorded in O. R. Book 619, at Pages 1897 et seq., of the Official Records of Collier County, Florida,” with its legal description, survey, plot plans and floor plans as exhibits (Amended and Restated Declaration, page 1). The instrument is on file with the Collier County Clerk of Courts. The association later restated the declaration, articles and bylaws in full, prepared by the Naples law firm Samouce, Murrell and Gal; the recording book and page of the restatement are not printed on the posted copy, and a title search supplies them.

1973 or 1975?

The City’s milestone list and the county roll both say 1975 (City of Naples 2024 milestone list). The state’s elevator records show all four elevators installed in 1975 (DBPR elevator extract). The association’s structural engineer writes that the property “was constructed in 1973 and 1975” (SIRS), which reads as two towers completed in sequence. We publish 1975 as the year the building was complete, and note the engineer’s range.

The Name

The Laurentians shares its name with the mountain region of Quebec north of Montreal, and search results for “Laurentian condos” mix the two. No other Florida entity with the name turned up in our search of state records. When you order title work or insurance, use the association’s full legal name, The Laurentians of Naples, Inc., and the address 1285 Gulf Shore Blvd N, Naples, FL 34102.

First Owners, 1976 to 1985

The county’s sales file opens with qualified sales in October 1976 and carries six qualified sales through 1985 at a median of $398,000, or $133 per county square foot (Collier County sales file). By 1995 the eight qualified sales of 1993 to 1995 ran at a median of $618,500. The 2003 to 2006 boom brought fifteen qualified sales, the busiest stretch in the building’s history, at a median of $1,315,000.

Rezoned in 2002

In 2002 the City rezoned the west side of Gulf Shore Boulevard North, from Oleander Drive to Doctors Pass, from R3-T18 to R3-18 under Ordinance 02-9497, naming “LAURENTIANS 1285 GSBN” among the parcels (City of Naples Ordinance 02-9497). The City Council agenda of the day lists “Laurentians, 1285 Gulf Shore Boulevard N.” and records the vote as 6-0-1 (City Council agenda; earlier agenda item). The ordinance’s recitals say R3-18 “does not permit transient lodging as a permitted use”, a zoning rule that sits beside the declaration’s own ban on leasing.

The Beach Easement of 2006

When Collier County renourished Naples Beach in 2006, the City accepted easements from Gulf-front owners to place sand. City Resolution 06-11272, passed 16 August 2006, lists “Laurentians of Naples, Inc.” with the easement recorded at OR 3919, Page 0052, on the association’s 2.68-acre parcel (City of Naples Resolution 06-11272). The association’s beach has been part of the public renourishment program for twenty years.

Forty Years of Capital Work

The association posts a table of its annual capital expenditures from fiscal 1982 through fiscal 2021 (Annual Capital Expenditures Through 2021). The heaviest years were fiscal 2017, $870,481 or $27,203 per unit; fiscal 2018, $530,203 or $16,567 per unit; and fiscal 2019, $1,186,785 or $37,087 per unit, the years of the roof, mansard, lobby, exterior and pool work listed in the next sections. Fiscal 2021 ran $152,958, or $4,780 per unit. Those are the association’s figures for money spent; they do not say how each year was funded.

The Residences: Thirty-Two Four-Bedroom Homes, Two per Floor

The Laurentians’ residences are 32 condominium homes, two to a floor on eight residential floors in each of two towers, numbered 1A through 8D. The association describes them as 3,175 to 3,500 square feet with four bedrooms and baths and Gulf views; the county roll carries every one at a uniform 3,000 square feet.

The Floor Plate at a Glance

The association’s figures are the better guide to living area; the county’s uniform 3,000 is an assessment convention, not a measurement, and The Whitehall’s sixteen homes carry the same uniform figure. We label any per-foot number on this page “per county square foot” for that reason.

Two Homes, One Elevator Lobby

Each floor of each tower holds two homes, so every Laurentians owner shares a floor with exactly one neighbor, and the rules treat each floor’s elevator lobby as shared between those two owners (Rules and Regulations §5(j)). The towers carry west lanais facing the Gulf and east balconies facing the boulevard (SIRS; Rules §5(k)), and the association describes the homes as offering “expansive Gulf views” (About Our Community).

West Lanais and East Balconies

“Most of the west facing balconies have been enclosed with window assemblies,” the reserve study reports (SIRS), and the rules allow a west lanai to be enclosed or raised with board approval and the support of the association’s engineer, while enclosing an east balcony is prohibited (Rules §5(k)). The west balconies were renovated in 2019 and the east balconies and walkways in 2022, when the east facade was also painted (SIRS; Fast Facts). The balcony, patio or porch serving a unit is a limited common element, used by that owner alone (Declaration §8.1).

How to Read a Laurentians Unit Number

The number is the floor and the letter is the stack. 5B is a fifth-floor home in the B stack; 8D is an eighth-floor home in the D stack. Every unit parcel carries the same street address, 1285 Gulf Shore Blvd N, and a county folio from 11680040000 (1A) to 11681280005 (8D). The City labels the two buildings I and II, the milestone engineer calls them East and West, the reserve-study engineer North and South, and the association’s photo gallery a “South Tower”; the City’s footprints show a southern tower that is also the more westerly (City of Naples GIS building footprints). Which stacks are in which tower is on the recorded plot plans, so title work and insurance should always carry the unit designation.

Which Stack and Floor Sell for More?

The county’s answer is mechanical: A and B homes are valued $150,000 above C and D homes on every floor, and the eighth floor $310,000 above the first. The market’s answer, on eleven qualified sales in ten years, is less tidy: the record was a fifth-floor B home at $3,875,000, the next a second-floor A home at $3,675,000, while a first-floor C home and a fifth-floor C home each sold for $3,200,000 in December 2020. Stack and floor move a Laurentians price; condition and the lanai enclosure move it as much.

What the Association Maintains and What the Owner Maintains

The declaration draws the line. Windows, screens and doors serving one unit are limited common elements that the owner maintains, and window replacement needs the board’s and the association’s structural engineer’s approval and must meet the current Florida Building Code (Declaration §8.1; Rules §8(b)). Each unit’s air conditioning equipment is also a limited common element. The association insures the building under Florida’s requirement of “adequate property insurance” (Fla. Stat. §718.111(11)), and each owner insures the unit’s interior and personal property (Declaration §14.1). Florida sets a floor for an owner’s loss assessment coverage: an HO-6 policy must include at least $2,000 of it (Fla. Stat. §627.714).

Renovating a 1975 Home

A Laurentians renovation is a board approval, a City of Naples permit and, in Zone AE, a flood-rule calculation. The rules require board approval and a signed Remodeling Agreement (Rules, Appendix IV), and the buyer application warns that work “may only be performed during the designated construction season” (Membership Application). Contractors may work weekdays from 8 a.m. to 4 p.m. only, never on weekends or holidays (Rules §7(d)). Hard flooring needs board approval for sound, and wall-to-wall carpet is encouraged (Rules §8(a)). The City counts a project that reaches 50 percent of the structure’s market value as a substantial improvement (City of Naples, development in the floodplain); in a condominium the structure is the whole building, so a single unit rarely approaches that line.

What Amenities Come With a Laurentians Residence?

The Laurentians’ amenities, on the association’s own record, are 300 feet of Gulf beach with secure gates, a heated salt-water pool, a garden with grills, a two-story clubhouse, deeded garage parking, a climate-controlled storage locker for every home, bike and kayak storage, four elevators, emergency generators and an on-site manager.

The Beach

“On the Gulf with 300 feet of beach front; with secure beach gates,” the association says (Fast Facts). The state’s coastal records agree: the only state coastal permit keyed to 1285 Gulf Shore Blvd N, a 1989 seawall and bulkhead permit, locates the property 345 to 645 feet south of beach range monument R-061, a 300-foot span (FDEP coastal permits). Florida’s beaches seaward of the mean high-water line are public, so the wet sand behind the towers is shared with walkers from Lowdermilk Park next door.

The Pool, the Garden and the Clubhouse

The heated pool was converted to salt water in 2018 and 2019, and the pool, its paver deck and railings were replaced in 2019 (Fast Facts; SIRS). There is no lifeguard (Rules §5(c)). The garden was redesigned between 2017 and 2020 and has “patio seating and dining furniture”, with gas grills on the pool deck and in the garden (Rules §5(g)). The two-story clubhouse, which the rules call the Lanai Building, holds a party and meeting room, an office and a bathroom, and owners may book it for private events on a limited basis with a $100 deposit (Rules §5(d) and (e)). Florida exempts a condominium pool serving no more than 32 units from the Department of Health’s supervision except for water quality, and The Laurentians sits exactly at 32 (Fla. Stat. §514.0115).

Deeded Garage Parking

“The deed to each unit includes at least one parking space in the garage identified by the Unit Owner’s number” (Rules §5(m)). Assigned spaces are limited common elements, some units have two, and an owner with two may transfer the use of one to another unit by a recorded certificate the board approves (Declaration §8.1 and §8.2). The driveways into the garages are for owners’ second cars, and a large surface lot serves residents and guests (Fast Facts). Boats, trailers, recreational vehicles and commercial vehicles not actively serving a unit are not allowed (Declaration §10.11). The garages were rehabilitated in 2020, “including extensive repairs to the post tensioned cables, coatings, and waterproofing” (SIRS).

Storage, Bikes and Kayaks

Every home has “Secured individual climate-controlled storage areas”, and no unit may hold more than one locker (Fast Facts; Declaration §8.1(D)). There is bike and kayak storage; bicycles are not allowed in the elevators (Rules §5(o)).

Four Elevators, Modernized in 2024 and 2025

The state’s elevator records list four elevators at 1285 Gulf Shore Blvd N, certificates 23229 to 23232: two passenger cars of 2,000 pounds and two freight or service cars of 2,500 pounds, each serving nine landings over 78 feet of travel, all installed in 1975 (DBPR elevator extract). All four passed state inspection on 24 June 2026 and carry certificates valid to 1 August 2027, under a service contract (DBPR Elevator Safety public records). The association lists “Elevator modernization 2024-2025” and “Elevator interiors updated mid 2025” (Fast Facts).

Security, Power and Services

Facial recognition entry was added at the lower-level lobbies in 2025, an entry phone and cameras in 2020 and grounds cameras in 2024, and fiber optic reached the lobbies in 2020 (Fast Facts). Generators in each building restore power to the elevators, emergency lighting, stairwell lights and each unit’s main refrigerator circuit (Rules §10(a)). Every unit has water leak detection with automatic shut-off, replaced in 2024 (Rules §13(e)). Trash chutes serve each floor, and staff accept non-postal packages and deliver them to units on weekdays (Rules §6 and §12(d)).

On-Site Management

Castle Group manages the property with an on-site property manager and maintenance supervisor, office hours weekdays 8:00 a.m. to 4:30 p.m., and an after-hours emergency line (Management Contacts). The manager’s apartment is part of the association’s Common Areas (Declaration §6.4).

Recent Improvements, as the Association Lists Them

What Is Not Verified

A fitness room, a guest suite, cabanas, a beach equipment service, installed EV chargers and the number of surface parking spaces do not appear in any association document we read. The rules allow an owner to install an EV charger beside the owner’s own space with the board’s prior written approval (Rules §16), which is not the same as chargers being in place.

What Are the HOA Fees and Property Taxes at The Laurentians?

The Laurentians’ 2025 dues are published by the association: $47,000 per unit for the year, paid as $11,750 a quarter, the same for every home. It is a condominium association, not an HOA. Property taxes are public too: the median 2026 roll bill across the 32 homes is $24,996.10.

The 2025 Assessment

“The 2025 annual dues are $47,000. Unit owners are asked to pay $11,750 quarterly,” the association states in the frequently asked questions sheet Florida requires it to keep, dated 21 April 2025 (FAQ and Answers Sheet, 2025); its Fast Facts sheet carries the same figure (Fast Facts). Because every unit owns one thirty-second of the common elements and assessments follow that share, every Laurentians home pays the same (Declaration §6.1 and §12.2). The monthly equivalent is $3,916.67, and 32 homes at $47,000 imply $1,504,000 a year of assessment income (our arithmetic; the budget itself is not posted). The sheet also answers two questions buyers ask: “No other memberships are required,” and “There are no rents or land use fees or other fees.”

What $47,000 Buys

The published figure is high by Naples standards and has to be read against what it carries: an on-site manager and maintenance supervisor, a manager’s apartment, four elevators, two garages, generators, a heated pool, a clubhouse, 3.4 acres of grounds and 300 feet of beach, master property and flood insurance on two Gulf-front towers, and reserves. The budget line by line, including the insurance premium and the reserve contribution, is in the budget a seller must deliver (Fla. Stat. §718.503).

2026 Dues and the Estoppel

The 2026 figure is not posted; the association’s fiscal year begins 1 February (Bylaws §6.9), and the posted sheet is the April 2025 edition. The estoppel certificate states the current assessment. Florida requires the association to deliver it within 10 business days of a written request, and caps the fee at $250 when the account is current, plus $100 for delivery within three business days and up to $150 more if the account is delinquent (Fla. Stat. §718.116(8)). Quarterly dues fall due on 1 February, 1 May, 1 August and 1 November, with a lien and collection referral at 30 days late (Rules §14).

Special Assessments and the $1.34 Million Line

The association’s Fast Facts sheet says “Capital reserves fully funded per statute requirements (Association may levy special assessments)” (Fast Facts). Its bylaws cap special assessments falling due in a fiscal year at 15 percent of the total annual budget, reserves included, unless a majority of the voting interests first consent (Bylaws §6.6). The November 2024 reserve study’s cash-flow chart for components outside the structural study carries a line labeled “Assessment” of $1,340,000 in 2024, against $1,335,000 of 2024 spending in a year that included the elevator work (SIRS). We did not read a board resolution or owner notice, so we do not treat that line as a levied special assessment. Ask for the board minutes and the estoppel certificate to confirm what, if anything, was levied and whether it is paid.

Property Taxes on a Laurentians Residence

Source: Collier County roll, files dated 29 August 2026; our arithmetic. The lowest bills belong to long-held homesteads, whose assessed values are capped well below just value.

The Millage Stack

A Laurentians residence sits inside the City of Naples and pays about 9.05 mills of total ad valorem tax on tax year 2025 adopted rates: 4.8024 mills non-school and 4.2490 school (Florida Department of Revenue, Collier County Table 1; City of Naples millage page). The Laurentians is on the Gulf side and outside the Moorings Bay Special Taxing District (City of Naples, Moorings Bay district), and there is no community development district anywhere inside the City of Naples.

The Reset on Resale

When a Florida home changes hands it is reassessed at just value on the next 1 January, and the seller’s capped assessment does not transfer (Fla. Stat. §193.155). Non-homestead residential assessments are capped at 10 percent a year, but that cap does not cover school taxes (Fla. Stat. §193.1554). The underwriting rule for a Laurentians buyer: first full-year taxes are about the purchase price times 0.0090514, less the homestead exemptions if you will homestead. A $3,200,000 purchase runs about $28,960 a year; a $3,875,000 purchase about $35,070 (our arithmetic on the 2025 adopted millage).

Homestead and Portability

A buyer who makes a Laurentians home a permanent Florida residence by 1 January and files by 1 March receives the homestead exemption and the Save Our Homes cap, and may carry up to $500,000 of accumulated benefit from a prior Florida homestead (Florida Department of Revenue, PT-112; PT-113). Sixteen Laurentians owners do this today.

The Laurentians’ Layered Costs: Dues, Reserves, Insurance, Taxes and Utilities

The Laurentians’ layered costs are unusually visible: one condominium association with published dues of $47,000 a year for 2025, no master association, no community development district and no mandatory neighborhood fee. On top of the dues an owner carries property taxes, an HO-6 policy with loss assessment cover, and utilities.

Layer by Layer

A Worked Year

On the published and public numbers, a Laurentians owner at the median tax bill carries $47,000 of 2025 dues and $24,996 of taxes, about $72,000 a year before insurance and utilities (our arithmetic). A new buyer’s tax line resets to the purchase price, so a buyer at $3,200,000 should budget about $76,000 for the same two lines before homestead.

What the Reserve Study Says About Funding

The November 2024 structural integrity reserve study prices the structural components at a combined replacement cost of $4,171,600, against $291,400 of available funds at the time of the study, and sets a fully funded annual contribution of $343,343 for those items, about $10,729 per unit a year, against $145,861, about $4,558 per unit, under the current-funding scenario it also models (SIRS, Appendix C2A and C3A). The components outside the structural study carry another $4,109,050 of replacement cost, led by the elevator cabs and equipment (SIRS, Appendix C2B). Which option the board adopted is in the budget, which is not posted; the association’s own statement is that reserves are “fully funded per statute requirements” (Fast Facts). Per-unit figures are our arithmetic at one thirty-second.

The Voluntary Neighborhood Association

The Coquina Sands Association is a Florida not-for-profit corporation, document 745253, with $90-a-year voluntary membership and no lien authority; it is not a homeowners association and no Laurentians owner is required to join (Coquina Sands Association; Fla. Stat. §720.301).

Insurance Is the Cost That Moves

The association’s master policy carrier, deductible and premium are not public; they are in the budget and insurance declarations Florida requires a seller to deliver. What is public: Collier County’s average condominium unit-owner premium including wind was $3,545 a year as of 31 March 2025, against $1,858 excluding wind (FLOIR Property Insurance Stability Report). The National Flood Insurance Program caps a condominium building policy at the lesser of replacement cost or $250,000 times the number of units (FEMA flood insurance), which for 32 units is $8,000,000 of building coverage (our arithmetic). Water damage between units follows the allocation the rules set out in their Appendix V (Rules).

Utilities

City of Naples water, sewer and solid waste, and Florida Power and Light for electric. Whether each is billed to the association or the unit is a budget question for the estoppel. The City’s stormwater rate is scheduled to rise in 2026 (City of Naples Solid Waste Division; Gulfshore Business, stormwater rate plan).

The Laurentians Declaration, Bylaws and Rules: What Governs a Residence

The Laurentians is governed by its Amended and Restated Declaration of Condominium, restated articles and bylaws, and Rules and Regulations revised 19 October 2021, all read against Chapter 718 of the Florida Statutes. Unusually for Gulf Shore Boulevard North, the association posts every one of them on its own public website.

The Documents, and Where Each One Lives

Florida requires an association of 25 or more units to post its official documents on a website (Fla. Stat. §718.111(12)); The Laurentians, at 32, is over the line, and its governing documents folder is open without a login (Governing Documents folder). Neighbors under 25 units, The Whitehall among them, have no such duty.

Use: One Family, Residential Only

Each unit is for residential use by one family at a time; public lodging is treated as a prohibited commercial use (Declaration §10.1). Minors are welcome but “closely supervised at all times by an adult” (Declaration §10.6). No “For Sale”, “For Rent”, “Open House” or other sign may appear anywhere on the property, including windows and vehicles (Declaration §10.9). Hurricane shutters must be the model, style and color the board adopts (Declaration §9.10).

Guests When the Owner Is Away

When the owner is in residence, guests are limited only by the County’s occupancy code, and the rules ask owners to tell the manager when more than eight will stay (Declaration §10.5; Rules §4(a)). When the owner is away, a parent, child or sibling of the owner or spouse may stay up to 15 days a visit, no more than six people, up to six visits and 60 days a calendar year; any other house guest is limited to one family of up to six for one week, twice a year, with notice to the manager (Declaration §10.3; Rules §4(b)).

Smoking, Moves and Other House Rules

Common areas, lanais, balconies, the pool and the garden are non-smoking; smoking is allowed inside units and 30 feet from entrances (Rules §10(b)). Moves happen on manager-approved dates, 8 a.m. to 4 p.m. Monday to Friday (Rules §11(e)). EV chargers may be installed only beside the owner’s own space with prior written board approval (Rules §16).

Amendments and Owner Votes

An amendment to the declaration needs the approval of at least two-thirds of the voting interests and takes effect when recorded (Declaration §20.2 and §20.4). With 32 votes, one per unit, that is 22 owners. Florida protects owners from one kind of change: an amendment that prohibits or restricts renting binds only owners who consent and owners who take title after it (Fla. Stat. §718.110(13)). At The Laurentians the leasing ban is already in the declaration, so every buyer takes title subject to it.

Who Runs the Association

The bylaws set a board of six directors elected to staggered two-year terms (Bylaws §4.1); the state’s corporate record lists the officers (Florida Division of Corporations), and we do not publish owner names. Castle Group provides on-site management (Management Contacts). The state’s condominium record names the association, attention of its treasurer, at the building’s address as the managing entity (DBPR condominium projects extract).

Board Approval, Owner Notice and the Buyer Interview at The Laurentians

Every sale or gift of a Laurentians unit needs the board’s prior written approval, after an application and a personal interview; a seller must give the other owners written notice before listing so they can make an offer; and owning more than one unit is listed good cause for disapproval.

Notice to the Other Owners Before Listing

“A unit owner intending to make a bona fide sale of his unit … shall give to the Association and to all other unit owners prompt written notice of such intention prior to listing the unit for sale, to the end that other owners may make an offer to purchase the unit” (Declaration §13.3(A)(1)). The rules set the notice at “10-day advance written notice” (Rules §11(a)). This is not a right of first refusal: no owner gets to match a third party’s contract. It is a head start, and at a building where owners stay for decades it regularly produces the first serious inquiry.

Thirty Days Before Closing

At least 30 days before closing, the seller notifies the board with the buyer’s name, the contract and other information the board requires, and “The Board may require a personal interview with any purchaser or donee and his spouse” (Declaration §13.3(A)(2)). An Admissions Committee reviews the buyer’s Membership Application and interviews the buyers; the board then approves and a Certificate of Approval is recorded (Rules §11(b)).

What the Buyer’s Application Asks

The Membership Application asks for occupation, birthplace and date of birth, children, bank references, a felony disclosure and consent to a credit report, and asks the buyer to confirm that the unit is taken “for personal use”, that “No leasing or renting is permitted”, that no regular occupants beyond a spouse or partner and dependent children are planned, and that “The Laurentians prohibits the keeping of pets of any kind” (Membership Application). A buyer who cannot sign those confirmations should not write an offer.

The Board’s Clock

The board must approve or disapprove within 30 days after it receives all the information and completes any interview, or 60 days after the seller’s notice, whichever comes first; if it does neither, the transfer is deemed approved (Declaration §13.3(B)). Build that window into the contract’s closing date.

Disapproval, With and Without Good Cause

Disapproval for good cause needs a majority of the whole board and a written opinion of counsel. The listed good causes include certain felonies, “a record of financial irresponsibility, including without limitation prior bankruptcies, foreclosures or bad debts”, and a transfer that “would result in that person owning legal or beneficial title to more than one (1) unit in the Condominium” (Declaration §13.3(C)(1)). If the board disapproves without good cause and the seller has made a written demand, the association must deliver an approved alternate purchaser at the same price and terms within 30 days, or the original buyer is deemed approved (Declaration §13.3(C)(2) and (3)). An unapproved transfer “shall be void” (Declaration §13.5).

Heirs, Lenders, Trusts and Companies

A spouse or first-degree blood or adopted relative who inherits cannot be denied (Declaration §13.2(B)), which is why the recent $0 family transfers on the roll pass quietly. A first mortgagee that takes title through foreclosure is exempt from approval (Declaration §13.4). An entity or several co-owners may buy, but must designate a “primary occupant”, who may be changed once every 12 months (Declaration §13.1).

The Application Fee

The association may charge “a preset fee for processing the application, such fee not to exceed the maximum amount allowed by law” (Declaration §13.6). Florida caps condominium transfer fees by statute (Fla. Stat. §718.112); The Laurentians’ current fee is not printed in any document we read, and the manager or the estoppel supplies it.

Is The Laurentians a 55+ Community?

The Laurentians is not a 55+ community. Its declaration contains no age restriction, and it expressly contemplates minors living in or visiting a unit, requiring only that they be “closely supervised at all times by an adult”. No record we read registers the building as housing for older persons.

How Age Restrictions Work in Florida Condominiums

A Florida condominium can operate as housing for older persons only if it meets the federal Housing for Older Persons Act, which requires, among other things, that at least 80 percent of occupied units have at least one resident aged 55 or older and that the community publish and follow policies showing that intent. The Laurentians’ declaration has no such provision (Declaration §10.6), so it cannot lawfully exclude families with children, and its guest rules speak directly to children and grandchildren visiting.

Who Actually Lives Here

The record describes ownership, not age. Half the homes are homesteaded, nineteen owners mail to Florida addresses, and the Gulf Shore Boulevard corridor tract of Coquina Sands carries a median age in the mid-sixties in Census data (US Census Bureau data). The Membership Application asks buyers about children, and the building’s three zoned public schools are graded A. In practice The Laurentians reads as a building of mostly mature, long-tenured owners, without being an age-restricted one.

Can You Rent Out a Laurentians Condo?

No. The Laurentians’ declaration states that “the leasing of units is prohibited”, and the 2021 rules extend the ban expressly to short-term rental platforms and timeshare. A buyer who needs rental income, even for a season, should look at another Coquina Sands building.

The Declaration’s Rule

“The leasing of units is prohibited” (Declaration §10.2), and the declaration’s definition of a lease repeats the ban (Declaration §4.12). The rules add: “Renting or leasing of units is prohibited. For the avoidance of doubt, this includes renting or leasing” through vacation rental platforms, “timeshare or other similar platforms” (Rules §3(a)).

Why Florida’s Grandfather Rule Does Not Help

Florida law says an amendment that prohibits or restricts renting binds only owners who consent and owners who acquire title after it takes effect (Fla. Stat. §718.110(13)). That protects an owner who bought before a ban. At The Laurentians every buyer today takes title with the ban already in the declaration, so the statute gives no route to rent.

The City’s Rule Adds a Second Lock

The Laurentians sits in the City’s R3-18 multifamily district, which “does not permit transient lodging as a permitted use” (Ordinance 02-9497). The City enforces its transient lodging rule with a 30-day minimum and prohibits advertising a property for shorter stays (City of Naples, short-term rental and code compliance handout; Code Compliance FAQ). City of Naples properties do not register with Collier County’s short-term rental program (Collier County short-term vacation rental registration). At The Laurentians the declaration is stricter than the City in any case.

What Owners Can Do Instead

Family and guests can use a unit within the limits described above: parents, children and siblings for up to 60 days a year in visits of up to 15 days, and other guests one week twice a year, with notice to the manager (Rules §4(b)). That is not a rental program and may not be run as one; the application asks the buyer to confirm personal use (Membership Application).

What the Ban Means for Value

A rental ban narrows the buyer pool to end users and removes investors entirely. It also means no rental turnover in the elevators and hallways, no rental wear on the common areas and a neighbor on your floor who owns and lives there. Owners here chose that trade, and the 50 percent homestead share is the result. For a seller, the ban is a fact to price in and to market to the buyer who wants it.

Pet Rules at The Laurentians

The Laurentians prohibits pets. Its declaration states that “The keeping of pets of any kind or description within the Condominium is prohibited”, and the rules extend that to guests’ and family members’ animals. Service and support animals are handled through a written reasonable accommodation process in the rules.

What the Documents Say

“The keeping of pets of any kind or description within the Condominium is prohibited” (Declaration §10.7). The rules apply the ban to visiting pets as well (Rules §4(c)), and the buyer’s Membership Application asks every applicant to acknowledge that “The Laurentians prohibits the keeping of pets of any kind” (Membership Application). Because the ban is in the declaration, changing it would take a two-thirds owner vote.

Service and Support Animals

Florida and federal fair housing law require a condominium to make reasonable accommodations for service animals and emotional support animals regardless of a no-pets rule. The Laurentians sets out its accommodation process in an appendix to its rules (Rules, Appendix VI). A buyer who needs an assistance animal should raise it with the application, not after closing.

Dogs and the Beach

The City of Naples prohibits animals on its beaches, including the beach behind the towers and at Lowdermilk Park, and the Naples Police Beach Patrol lists pets on the beach among its enforced prohibitions (Naples Police Beach Patrol). Dog owners in Coquina Sands use Baker Park and the Gordon River Greenway, each roughly two miles east (Baker Park; Gordon River Greenway). For a buyer with a dog, the nearest Coquina Sands alternatives are buildings whose declarations allow pets, and we will tell you which those are.

Milestone Inspections, Structural Reserve Studies and Florida Condo Law at The Laurentians

The Laurentians completed its first milestone inspection in March 2024: both towers were found “in good condition”, no phase two was required, and the next inspection is due in 2034. Its structural integrity reserve study was completed on 14 November 2024. Both documents are posted on the association’s website.

What the Law Requires

Florida requires a milestone inspection of every condominium or cooperative building of “three habitable stories or more in height” by 31 December of the year the building reaches 30 years of age, and every 10 years after; a building that reached 30 before 1 July 2022 had to complete its first inspection before 31 December 2024 (Fla. Stat. §553.899). The City of Naples lists both Laurentians towers, “LAURENTIANS, THE A CONDOMINIUM I” and “… II”, nine stories, 1975, on its 2024 list (City of Naples 2024 milestone buildings; milestone inspections by year). Phase one is a visual examination; phase two follows only if the inspector finds substantial structural deterioration.

What the Inspector Found

Jezerinac Group, PLLC, structural engineers of West Palm Beach, completed phase one reports dated 25 March 2024 and issued summary letters dated 12 April 2024, one for the “East Tower” and one for the “West Tower” (East Tower summary; West Tower summary). Both letters say the same things: the building structures “are in good condition”; “There were no observed instances of Substantial Structural Deterioration … and therefore a Phase 2 Milestone Inspection is not necessary”; and the engineer “recommends this property be approved for certification by the authority having jurisdiction”. No unsafe condition and no shoring were reported.

What the Inspector Recommended

Two items within five years: “Concrete repair and restoration to address localized distress observed at the building exterior surfaces within 5 years”, and “Repainting of the building within 5 years” (East Tower summary). The letter refers to “three projects” but lists two. The next regular milestone inspection is “in 10-years, in 2034”. Whether the City has formally accepted the reports is not on the City’s public list, which names buildings rather than results; the City’s permit portal is where to look (City of Naples permit search).

The Structural Integrity Reserve Study

Associations that existed on or before 1 July 2022 had to complete a structural integrity reserve study by 31 December 2025 for each building three stories or higher (Fla. Stat. §718.112(2)(g)). The Laurentians’ study, by Engineering and Technical Consultants, Inc., project M0-3964, is dated 14 November 2024, rests on a site inspection of 15 March 2024 and the two milestone reports, and updates a 2020 study (SIRS). It finds concrete-frame towers on presumed deep foundations with “no evidence of movement or settlement”, modified bitumen roofs with metal mansards, post-tensioned garage structures rehabilitated in 2020, and emergency generators in fair condition with 10 to 15 years of remaining life.

What the Study Flags

The study rates the west balcony concrete and deck coatings “Fair/poor” with two years of remaining life, and lists $150,000 of short-term balcony and walkway concrete repair among its near-term items, alongside smaller lines for pavers, inlets, retaining walls and wall cracks (SIRS, Appendix B). That is consistent with the milestone engineer’s five-year concrete restoration recommendation. A buyer should ask what the board has scheduled and how it will be paid for. The state’s SIRS database lists associations that reported; we did not verify The Laurentians’ entry there (DBPR SIRS reporting and database).

Reserves: What Changed in 2024 and 2025

For budgets adopted on or after 31 December 2024, owners may no longer vote to waive or reduce reserves for the study’s structural components. The 2025 law, HB 913, allows structural reserves to be funded by regular or special assessments, lines of credit or loans, lets a board borrow for milestone repairs without a further owner vote if the loan is disclosed, and lets an association that completed a milestone inspection in the prior two years pause reserve contributions for up to two budgets to fund the recommended repairs (HB 913 of 2025). The Laurentians’ inspection was completed in 2024, so a buyer should ask whether the board used that pause.

The Buyer’s Script

Ask for the two milestone summary letters and the phase one reports behind them; the November 2024 reserve study; the current budget showing reserve funding for each structural component and whether the board adopted the study’s fully funded option; any board resolution on the 2024 “Assessment” line in the study; the schedule and funding for the recommended concrete restoration and repainting; and the permits for the elevator modernization and the post-Ian balcony work. All of it is on the association’s website or in the documents Florida requires a seller to deliver (Fla. Stat. §718.503(2)(a)).

Hurricane Ian, the Owner Lawsuit and the Repairs at The Laurentians

Hurricane Ian damaged three of The Laurentians’ four ground-level balconies and eroded the courtyards and walkways on the west side of both towers. The association repaired the balconies with helical piers, and in August 2024 a unit’s owners sued the association and a contractor over the post-Ian repairs; the association discloses the case as insured.

What Ian Did

Hurricane Ian made landfall on 28 September 2022. The NOAA gauge at the Naples Pier recorded 6.18 feet above mean higher high water before it failed, and the National Hurricane Center reports inundation of 6 to 9 feet above ground in Naples (NHC Tropical Cyclone Report, Hurricane Ian). At The Laurentians, the association’s reserve-study engineer recorded the damage: “Three of the four ground level balconies were damaged during Hurricane Ian and extensive repairs were performed, including providing helical pier supporting under the concrete slabs,” and “Restoration of portions of the eroded courtyards and walkways along the west side of the buildings was required” (SIRS). At the engineer’s inspection on 15 March 2024, the balcony work “was not fully complete”.

What Ian Did Not Do

The towers themselves came through. The milestone engineer inspected both towers in March 2024, eighteen months after Ian, and found “no observed instances of Substantial Structural Deterioration” in either (East Tower summary; West Tower summary). The garages had been rehabilitated in 2020 and the roofs replaced between 2017 and 2020, before the storm (SIRS; Fast Facts).

The Lawsuit, as the Association Discloses It

The association’s April 2025 frequently asked questions sheet states: “The Association is a defendant in a case … filed on August 29, 2024. This is a lawsuit filed by the Owners of a Unit against the Association and a contractor related to post-hurricane Ian repairs. The association intends to vigorously defend this suit. (Covered By Insurance).” (FAQ and Answers Sheet, 2025). That is the whole of what we publish. The claims, the parties’ positions and the case’s status after April 2025 are not in any document we read; the next edition of the association’s sheet, the seller’s disclosures and the court docket are the routes. We take no view on the merits.

What a Buyer Should Ask

Whether the case is still pending or resolved; whether the association’s insurer is defending it, as the sheet indicates; whether any judgment or settlement could fall to the owners beyond insurance; and whether the post-Ian balcony and courtyard work is complete and permitted (City of Naples permit search). Florida requires the association’s frequently asked questions sheet, which lists litigation, to be delivered to a resale buyer (Fla. Stat. §718.503(2)(a)).

Hurricanes, Flood Zone and Insurance at The Laurentians

Both Laurentians towers sit in FEMA Zone AE, base flood elevation 9 feet NAVD88, on panel 12021C0391J, effective 8 February 2024. The coastal high hazard VE zone begins on the beach about 50 feet west of the south tower and about 220 feet west of the north tower.

The Flood Zone, Measured at Both Towers

We queried FEMA’s National Flood Hazard Layer on 26 September 2026 at the east face, centroid and west face of each tower, at the entrance drive and on the beach (FEMA NFHL, flood hazard zones).

The effective map is FIRM panel 12021C0391J, effective 8 February 2024 (FEMA NFHL, FIRM panels), and the City’s own FEMA layer returns the same AE 9 at the south tower (City of Naples GIS FEMA zones). No Letter of Map Amendment or Revision touches the site. The City defines Zone AE as “an area subject to inundation by the 1% annual chance flood” with wave heights under three feet, and Zone VE as a coastal high hazard area where wave action can cause structural damage (City of Naples flood zone maps). No elevation certificate was read, so we do not publish a lowest-floor elevation; the homes begin one level above the garages.

New Flood Maps Are Coming

FEMA issued a preliminary flood insurance rate map for Collier County and the City of Naples, and Collier County opened a 90-day appeal period on 19 August 2026, with a target effective date of summer 2027 (Collier County, proposed flood map notice). FEMA’s preliminary map service shows the same panel number at The Laurentians and returned no revised flood-hazard polygon at the towers in our query (FEMA preliminary NFHL). Read that as “no change found”, not as a guarantee, and confirm on FEMA’s viewer (FEMA Flood Map Changes Viewer).

Coastal Lines on the Beach

The state’s generalized Coastal Construction Control Line crosses this latitude east of Gulf Shore Boulevard North, which places the whole Laurentians site seaward of it on the state’s map (FDEP CCCL layer); seaward construction needs a state CCCL permit. The beach here lies inside the state’s “South of Doctor’s Pass” critically eroded segment, from monument R057.8 to R089 (FDEP critically eroded beaches). The association granted a renourishment easement in 2006 (Resolution 06-11272), and Collier County scheduled Naples Beach for renourishment in November 2026 and asked beachfront owners for temporary easements (Collier County renourishment notice); how the board answered is a fair question.

Irma, Helene and Milton

Hurricane Irma, 10 September 2017, pushed the Naples gauge to 4.25 feet above mean higher high water (NHC report, Hurricane Irma). Helene and Milton in 2024 brought flooding to parts of the City (NHC report, Helene; NHC report, Milton); no Laurentians-specific damage from any of the three appears in the documents we read. The Naples gauge’s long record shows sea level rising 3.35 millimetres a year from 1965 to 2023 (NOAA sea level trends, Naples).

Wind Design

The City’s wind map places 1285 Gulf Shore Blvd N in the 170-mile-per-hour ultimate design wind speed zone for Risk Category II buildings (City of Naples GIS wind speed layer). Window and door replacements must meet the current Florida Building Code and the association’s engineer’s approval (Rules §8(b)), and the board sets one approved shutter model (Declaration §9.10).

Insurance: What Is Required and What Is Public

The association must carry adequate property insurance on the building (Fla. Stat. §718.111(11)); its carrier, deductible and premium are in the documents a seller delivers, not in public. Because the towers are in Zone AE, a federally backed mortgage requires flood coverage, and a new NFIP policy carries a 30-day waiting period (FEMA flood insurance). The City of Naples is a Community Rating System Class 5 community, worth a 25 percent NFIP discount inside the special flood hazard area (FEMA Community Status Book, Florida; FEMA Community Rating System). Statewide, 94.52 percent of condominium unit-owner policies were written in the voluntary market in the first quarter of 2025 (FLOIR stability report). Wind mitigation credits on an HO-6 depend on documented opening protection (FLOIR wind mitigation resources).

Evacuation

The City’s evacuation layer returned no zone at the towers in our query, so we do not state one. Collier County’s Know Your Zone lookup, by address, is the authority, and a Gulf-front owner should check it before the season starts. The County’s floodplain management office publishes its flood guidance separately (Collier County floodplain management).

Which Schools Serve The Laurentians?

The Laurentians is zoned to Lake Park Elementary, Gulfview Middle and Naples High School for 2026-27, the three Collier County public schools that serve all of Coquina Sands, and all three carry a Florida Department of Education grade of A for 2025-26. Confirm any address in the district’s zone locator.

The Three Assigned Schools

Sources: Collier County Public Schools 2026-27 attendance zone locator; FDOE school grades; drive times routed from the building’s Census-geocoded point, free-flow, 26 September 2026. Naples High’s campus point could not be geocoded exactly, so we give no routed time for it. The Lake Park zone covers the whole Gulf-front strip from The Moorings through Coquina Sands and Old Naples; we did not run 1285 through the district tool separately, so run your exact address (CCPS attendance boundaries).

Advanced Programs and Choice

Naples High offers Cambridge AICE and Advanced Placement, including the AP Capstone Diploma (Naples High advanced studies). Collier runs controlled open enrollment, called Parental Choice, with no district transportation for choice students (CCPS Parental Choice). With three A-rated zoned schools, few Laurentians families will need it.

Private Schools Nearby

St. Ann Catholic School on Eighth Avenue South is the closest private school to Coquina Sands, about 2.3 miles from Coquina Sands, followed by The Village School of Naples and Seacrest Country Day School, each within about six miles (St. Ann admissions; Seacrest tuition). Tuition and admissions are the schools’ to confirm.

Children at The Laurentians

The declaration allows minors to live in and visit units, with adult supervision (Declaration §10.6), and the guest rules let an owner’s children and grandchildren stay while the owner is away within the family limits. There is no age restriction to work around.

City Permits and Zoning at The Laurentians

The Laurentians is zoned R3-18 multifamily by the City of Naples, with a future land use of high-density mid-rise residential, on two parcels totaling 3.44 acres. At 32 homes it sits at about 9.3 units per acre, about half the district’s density cap. No City petition naming 1285 turned up after the 2002 rezoning.

The Zoning, Line by Line

Height: What We Do Not Claim

The state’s elevator records show 78 feet of travel from the lowest landing to the top (DBPR elevator extract), but no document we read gives the roof height, and the City has made no statement about whether the towers conform to today’s height limit. The City called The Whitehall, two doors south, an “Existing Nonconforming Condominium Building”; it has said nothing of the kind about The Laurentians that we found, so we do not call it nonconforming. A buyer who wants certainty on rebuild rights after a casualty should ask the City’s planning staff about this parcel; Florida’s SB 180 of 2025 also freezes more restrictive local land-use measures through 1 October 2027 (SB 180 of 2025).

Permits on File

The City’s permit history for 1285 was not pulled for this edition. Look there for the milestone report submission and City acceptance, the 2024 to 2025 elevator modernization, the post-Ian balcony helical piers, the 2024 office roof, and window and lanai enclosure permits for a specific unit (City of Naples permit search). Our search of the City’s Design Review Board and Planning Advisory Board records found no petition naming 1285 since the 2002 rezoning; that is absence of evidence only.

Floodplain Rules for Renovation

In Zone AE the City applies FEMA’s substantial improvement rule: work reaching 50 percent of the structure’s market value triggers flood compliance (City of Naples, answers to 50 percent rule questions; Naples Code, floodplain management). The City’s flood mitigation guidance for owners is published (City of Naples flood mitigation guidelines).

What Is Being Built Near The Laurentians?

Near The Laurentians, Coquina Sands is in the largest redevelopment cycle in its history: Naples Beach Club, A Four Seasons Resort opened in November 2025 about 0.3 mile south, Rosewood Residences Naples is under construction at 1601 just north of Lowdermilk Park, Olana Naples is approved at 1121, and Harbour House is approved at 1624 to 1672.

Naples Beach Club, A Four Seasons Resort

The 125-acre former Naples Beach Hotel and Golf Club, bought in October 2021 by a joint venture of The Athens Group and MSD Partners, reopened as Naples Beach Club, A Four Seasons Resort on 17 November 2025, with 153 residences planned in total (Four Seasons opening release; PR Newswire, acquisition announcement). Its golf course is due in 2027. A perpetual conservation easement signed on 29 June 2022 and held by the North American Land Trust protects 104.6 acres, 84 percent of the site (City of Naples, conservation easement). For a Laurentians owner the resort is a dining, spa and tennis neighbor, not an amenity included with the condominium.

Rosewood Residences Naples, 1601 Gulf Shore Blvd N

Forty-two residences in two buildings of six residential floors over parking, by The Ronto Group with Rosewood Hotels and Resorts, on the site of the former Mansion House cooperative; topped off on 1 August 2025, with completion targeted for late 2026 (The Ronto Group, Rosewood Residences Naples; Gulfshore Business). It is the next Gulf-front property north of Lowdermilk Park, so Laurentians owners will see its construction from the beach.

Olana Naples Residences, 1121 Gulf Shore Blvd N

Twelve estate residences over six stories, more than 10,000 square feet each, by Kolter Urban with BH Group, on the Gulf side south of Via Delfino (Kolter Urban, Olana Naples).

Harbour House, 1624 to 1672 Gulf Shore Blvd N

Fourteen residences in three two-story buildings over garages on the bay side, with unanimous Design Review Board approval on 25 March 2026 (Gulfshore Business, Harbour House).

Ocean Terrace, 1500 Gulf Shore Blvd N

The former Ocean Terrace condominium, whose association was administratively dissolved in September 2024, now sits on a single county parcel that recorded a $16,000,000 transfer on 8 June 2023 (OR 6257/2716), and a design petition signed on 9 December 2024 proposes four residences there. A multi-unit condominium giving way to four residences is a sign of where the boulevard is heading.

What the New Buildings Mean for The Laurentians

New Gulf-front residences priced at many multiples of a Laurentians home confirm the land value under the boulevard and widen the gap between new product and 1970s towers, which is why a Laurentians buyer is usually someone who wants a Gulf-front address, 3.4 acres of grounds and a settled owner community without new-construction pricing. It also means construction traffic on Gulf Shore Boulevard North through 2027, and the City’s beach outfall and water quality project, the largest capital project in its history, runs along the boulevard (Naples beach improvements; City of Naples beach outfalls). The City’s Naples 2045 comprehensive plan rewrite is open for public comment until 23 October 2026 (Naples 2045).

Daily Logistics and Beach Access at The Laurentians

Daily life at The Laurentians runs on short distances: its own 300 feet of beach, Lowdermilk Park next door, the Four Seasons about 0.3 mile south, NCH Baker Hospital about four minutes by car, Fifth Avenue South about five, and Naples Airport about eleven, all measured from 1285 Gulf Shore Boulevard North in free-flow traffic.

Drive Times From 1285 Gulf Shore Blvd N

Method: origin geocoded by the US Census Bureau Geocoder; routes from the public OSRM routing engine, free-flow with no traffic model, run 26 September 2026. In season, January through April, anything on US 41, Pine Ridge Road or the airport corridor takes longer.

Lowdermilk Park, Next Door

The association’s land abuts the City’s Lowdermilk Park parcels on the north, and the north tower stands roughly 150 to 200 feet from the park’s parcel line (our measurement on City parcel and footprint maps). Lowdermilk is open 5:00 a.m. to 11:00 p.m., with restrooms, showers, a concession grill, gazebos, volleyball and beach wheelchairs (City of Naples, Lowdermilk Park). The City has moved to replace the playground lost in Ian, and its capital plan carries $1,545,000 for Lowdermilk improvements (WINK News, Lowdermilk playground). A Laurentians owner reaches it along the sand.

Beach Parking and Permits

Lowdermilk is metered at $5.00 an hour with a $2.50 minimum, and vehicles with a valid City or County beach parking permit park free (City of Naples beach parking information; beach parking permits). Owners do not need one for their own beach; guests who park at the building use the association’s surface lot, and guests who come to Lowdermilk use the meters or a permit.

The Naples Pier and Beach Closures

The Naples Pier is closed for reconstruction, with reopening targeted for July 2027, and several beach ends south of Coquina Sands are closed for the outfall project (City of Naples, Naples Pier rebuild; public beach accesses). Lowdermilk remains open and carries more of the load, so expect busier sand north of the towers in season.

Groceries, Dining and Services

The Four Seasons’ restaurants are the nearest dining, about 0.3 mile south; Fifth Avenue South and Third Street South, downtown Naples’ dining and shopping streets, are about two miles south. City of Naples Police, with a dedicated Beach Patrol, and City Fire-Rescue serve the building (Naples Police Beach Patrol). Staff accept non-postal packages and deliver them to units on weekdays (Rules §12(d)).

Healthcare

NCH Baker Hospital, 350 7th Street North, with a 24-hour emergency department, is 1.32 road miles from The Laurentians. The nearest state-designated Level II trauma center is Gulf Coast Medical Center in Fort Myers, about 27 road miles from Coquina Sands, which matters for a full-time owner and is worth knowing in a building where half the homes are homesteaded.

Parks and Recreation Within a Few Miles

Fleischmann Park, the Naples Preserve boardwalk, Baker Park on the Gordon River and the River Park Aquatic Center are all within about two miles (Fleischmann Park; Naples Preserve; River Park Aquatic Center). Boaters launch at Naples Landing, about two miles away (Naples Landing Park and boat launch), and kayakers can store their boats in the building’s kayak room.

How Does The Laurentians Compare to The Whitehall, Colonial Club, Via Delfino and Other Coquina Sands Buildings?

The Laurentians compares with its Coquina Sands siblings as the largest and most rule-bound of the Gulf-front towers: 32 homes on 3.4 acres against The Whitehall’s 16, a median county value of $2,830,000 against $3,165,000 two doors south, the corridor’s highest homestead share at 50 percent, and no qualified sale in the 36 months to 29 August 2026.

The Benchmark Table

Yardstick: the Collier County roll, tax year 2026 preliminary (files dated 29 August 2026), for units, median just value per parcel, homestead share and qualified sales in the 36 months to 29 August 2026; the City of Naples milestone lists for stories and year built.

Sources: Collier County roll and sales file; City of Naples 2024 milestone list and 2029 list. Del Mar Club is a cooperative, so its roll parcels describe co-op interests, not condominium units, and its figures are not like-for-like with the condominium rows; it is included for location, not price. In the 120 months to 29 August 2026 The Laurentians recorded 11 qualified sales at a median of $3,200,000; the 36-month column is where it stands out.

Reading the Table

On the county’s yardstick The Laurentians is the corridor’s big, settled tower pair. The Whitehall, two doors south, is a single nine-story tower of sixteen homes with a higher county value per parcel and four qualified sales since 2024. Colonial Club, the five-story 1967 building between them at 1275, is smaller in every dimension. Via Delfino, at 1221, is fifteen years newer with larger homes and the highest county values among the towers. Embassy Club of Naples, the ten-story tower at the north end of the neighborhood, has 36 homes at about 60 percent of The Laurentians’ median value. Charleston Square across the boulevard shares the 50 percent homestead share in a three-story 2004 building on the bay side, and Naples Casamore is a condominium of detached bay-side villas. The Parador is a six-story 1981 building on the east side, and Del Mar Club, directly across the street facing Lowdermilk Park, is the neighborhood’s largest cooperative.

Per Square Foot, Same Metric Both Sides

On the 2026 preliminary roll, The Laurentians’ median just value per county square foot is $943; The Whitehall’s is $1,055 (our arithmetic on each building’s county area, 3,000 square feet per home at both). On recorded qualified sales, The Laurentians’ five 2020 sales ran $1,067 to $1,292 per county square foot, and The Whitehall’s four sales of 2024 and 2026 ran $1,042 to $1,633. Same source and same metric, but not the same period: the Laurentians figures are from 2020 and the Whitehall figures from 2024 and 2026, so the comparison says as much about the calendar as about the buildings.

Rules as a Yardstick

Most of the neighbors publish nothing about leasing or pets, and a buyer learns the rules only from the documents at contract. The Laurentians publishes all of it: no leasing, no pets, board approval with an interview, owner notice before listing, and $47,000 of 2025 dues (Declaration; FAQ Sheet 2025). That is the single largest practical difference between The Laurentians and every sibling in the table.

The Laurentians vs The Whitehall: Which Should You Choose?

The Laurentians vs The Whitehall is the choice between two 1970s Gulf-front condominiums 0.03 mile apart on Gulf Shore Boulevard North, both two homes to a floor and 3,000 square feet on the county roll: The Laurentians has 32 homes in two towers on 3.4 acres with published rules, and The Whitehall has 16 homes in one tower.

The Decision Table

Sources: DBPR condominium projects extract; DBPR elevator extract; City of Naples 2024 milestone list; FEMA NFHL; the association documents cited above; Collier County roll and sales file, files dated 29 August 2026; our Whitehall guide for The Whitehall’s City filings.

Who Should Choose The Laurentians

Choose The Laurentians if you want the rules in writing before you offer, and want them to be these rules: no renters, no pets, a board that interviews every buyer, one home per owner. Choose it for land and amenities, 3.4 acres with 300 feet of beach, a garden, a heated pool, a clubhouse, deeded garage parking and a storage locker; for four elevators modernized in 2024 and 2025; for a milestone report with no phase two and a posted reserve study; for Lowdermilk Park next door; and for neighbors who live there, half of them year-round.

Who Should Choose The Whitehall

Choose The Whitehall if you want a smaller association, sixteen owners in one tower; a building with recent recorded trading, four qualified deeds since February 2024, which makes pricing easier to see; higher county values per floor and a higher recorded ceiling; and an association that has already moved its storm-damaged service rooms above flood level. Choose it also if you need flexibility the Laurentians declaration does not give, and confirm in the documents that The Whitehall’s rules allow it.

What Both Share

Both are Gulf-front condominiums in R3-18 on the City’s 2024 milestone list, both carry every home at 3,000 square feet on the county roll with two homes to a floor, both are within a short walk of Lowdermilk Park, both are zoned to the same A-rated schools, and both answer to Florida’s same condominium, milestone and reserve-study laws. Colonial Club stands between them.

Selling a Laurentians home? Get a free Laurentians home valuation or call Jesse direct at (239) 898-6072. Buying? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.

Honest Pros and Cons of Owning at The Laurentians

The Laurentians’ pros are 300 feet of Gulf beach on 3.4 acres beside Lowdermilk Park, published documents, a clean milestone report, modernized elevators and no renters. Its cons are $47,000 of 2025 dues, no pets or leasing, a board interview, concrete work ahead, an owner lawsuit and almost six years without a priced sale.

Pros

• On the beach, with land. Three hundred feet of Gulf frontage and 3.44 acres, large for this boulevard, with Lowdermilk Park next door.
• Nothing hidden. Declaration, rules, dues, milestone letters and reserve study are posted for anyone to read.
• A clean structural record. Both towers in good condition in 2024, no phase two, next inspection 2034.
• Recent capital work. Roofs, exteriors, pool, garages, lobbies, leak detection and four modernized elevators, most since 2017.
• Owners, not renters. No leasing by declaration, half the homes homesteaded.
• Two homes per floor. One neighbor on your floor, and homes of about 3,175 to 3,500 square feet with four bedrooms.
• Strong schools and City services. Three A-rated zoned public schools, City police and fire-rescue, no CDD and no master association.

Cons

• High dues. $47,000 a year for 2025, before taxes and insurance.
• No pets, no rentals. Fixed in the declaration, changeable only by a two-thirds vote.
• Board approval. An application, a credit check, an interview, one unit per owner, and a 30 to 60 day approval clock.
• Concrete ahead. The milestone engineer recommends concrete restoration and repainting within five years, and the reserve study rates the west balcony concrete fair to poor.
• Litigation. A unit’s owners sued the association and a contractor in August 2024 over post-Ian repairs; the association says it is insured.
• Flood exposure. Zone AE at 9 feet, with VE on the beach about 50 feet from the south tower.
• A frozen market. No priced deed since December 2020, so every valuation is a judgment.

If the pros outweigh the cons for you, the next step is a specific home and its documents.

Selling a Laurentians home? Get a free Laurentians home valuation or call Jesse direct at (239) 898-6072. Buying? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.

Thinking of Selling Your Laurentians Home? List With the #1 Team in Southwest Florida Since 2012

If you’re searching for a Laurentians listing agent, or thinking, ‘I need someone to sell my Laurentians home…’ start here. We tracked every recorded Laurentians deed through 29 August 2026; McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, price your home from that record and market it inside the building’s rules.

Data updated: September 2026 (Collier County recorded sales through 29 August 2026; newest priced Laurentians deed 9 December 2020)

The Laurentians is a building where a seller has no recent comparable in the building, a declaration that shapes every step of the sale, and a buyer pool narrowed by design to owner-occupants without pets. As the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate, and Jesse McGreevy and Marc Comisar account for over $900 million in personal sales inside that number. We bring that reach to a Laurentians listing along with the file a Laurentians buyer and board will ask for.

Honors and recognition:

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

What Laurentians Residences Sold For: the Recorded Set

The county’s 12, 24, 36 and 60 month windows hold no qualified Laurentians sale, so we list the ten-year set instead of leaning on a median. Southwest Florida MLS Matrix, pulled 26 September 2026: no Laurentians closing in the last 60 months; the last MLS sale closed in December 2020.

• 12, 24, 36 and 60 months to 29 August 2026: 0 qualified resales. No priced deed of any kind since 9 December 2020.
• 120 months to 29 August 2026: 11 qualified resales, median $3,200,000, range $1,723,000 to $3,875,000; dollar volume $32,515,500, our total of the eleven deeds.
• 2020: 5 qualified resales, median $3,250,000, range $3,200,000 to $3,875,000; dollar volume $17,200,000.
• The record: $3,875,000 for unit 5B, 4 August 2020 (OR 5819/2412), $1,292 per county square foot.
• Days on market and sale-to-list: The Laurentians has no MLS closing in the last 60 months, so there is no current days-on-market figure; across its 44 MLS closings since 1999 the median was 107 days on market and 92.51% of list price (Southwest Florida MLS Matrix, pulled 26 September 2026). For context only, Naples Beach area condominiums took a median 147 days to sell and closed at 92.5 percent of list in July 2026 (NABOR July 2026 statistics); that is an area MLS figure, not a Laurentians figure.

How We Market a Laurentians Home Inside the Rules

The declaration and rules take away the tools most listing plans lean on: no yard or window sign, no open house, no manager showing the unit (Declaration §10.9; Rules §11(d)). Here is how we sell inside those lines.

• The owner notice comes first. Before the listing goes live, we prepare and deliver the 10-day written notice to the association and the other 31 owners that the declaration requires (Declaration §13.3(A)(1); Rules §11(a)). We treat it as the first marketing step, not a formality: a neighbor’s family member or friend who wants to live in the building can make an offer before anyone else hears of the sale.
• Private first, if you choose. Our qualified-buyer database and off-market network let us put a Laurentians home in front of vetted Gulf-front buyers quietly during and after the notice period, with no public sign and no public open house, which suits a building of 32 long-tenured owners.
• Presentation carries the weight a sign would. Cinematic video, drone of the 300 feet of beach and the 3.4 acres, professional photography of the west lanai at sunset, and a floor plan: the showing starts online because it cannot start at the curb.
• One reception, used well. The rules permit “A single reception for real estate agents” under the board’s supervision, size and timing guidelines (Rules §11(d)). We plan it for the top of season with the agents most likely to have a qualified buyer.
• Every showing attended. “Authorized real estate agents may show the unit between the hours of 9 AM and sunset,” and the listing agent “must always be present during a showing”, with the buyer’s agent present too (Rules §11(d)). One of us is there for every showing, so the manager is never asked to open the door.
• Buyers screened for fit before they tour. We walk every buyer through the no-lease, no-pet and one-unit rules and the Membership Application before the showing, so the buyer who writes an offer is one the board will approve (Membership Application).

Selling a Laurentians Residence Is Different in Six Ways

• The approval is part of the contract. The board has up to 30 days after a complete application and interview, or 60 days after notice, to decide; we set the closing date around that clock (Declaration §13.3(B)).
• The document package is mostly posted. Florida requires the seller to deliver the declaration, rules, budget, financial statement, milestone summary and reserve study, and a buyer who receives them late gets a seven-day right to cancel (Fla. Stat. §718.503). Most of them are on the association’s website; we deliver the full set before the buyer signs.
• The estoppel sets the numbers. Order it early; the association has 10 business days and a capped fee (Fla. Stat. §718.116).
• The lawsuit, told plainly. The association’s own sheet discloses the post-Ian repair case as insured; we deliver it with the documents and let the buyer’s attorney read it.
• The 2024 assessment line. A buyer who reads the reserve study will ask about the $1,340,000 line; we get the board’s answer and the estoppel in writing before listing.
• The out-of-town owner. Thirteen of 32 owners mail outside Florida, and we run notices, showings, the board process and closing for owners who are not in Naples.

Stack, Floor, Condition and Timing: What Moves a Laurentians Price

The county adds $150,000 for an A or B home over a C or D home on the same floor, and $310,000 from the first floor to the eighth. The 2020 market put the record on a fifth-floor B home and two December sales at $3,200,000 on the first and fifth floors of the C stack. Condition, the lanai enclosure, finishes, furnishings, the season and the buyer pool each move a Laurentians price, and none of them is in the county’s file. We price your home against the 2020 set, the county’s stack and floor values, The Whitehall’s 2024 and 2026 deeds two doors south and the wider Gulf-front market, and we tell you which of those your buyer will lean on.

What Is Your Laurentians Home Worth? Get a Free Valuation in 60 Seconds.

Start with a free Laurentians home valuation. It takes about a minute, and Jesse follows up with the sales that actually fit your home: the same stack, a comparable floor, adjusted for renovation, furnishings and the six years since the building’s last priced deed. An online automated estimate reads the county’s floor values; it cannot read a renovation, a lanai enclosure or a board’s reserve plan. We price to the record.

(239) 898-6072, text or call. Confidential conversations welcome.

Is now a good time to sell a Laurentians condo?

For a home priced to the market’s movement since 2020, yes. Naples Beach area condominium supply fell to 7.1 months in July 2026 from 11.9 a year earlier (NABOR July 2026 statistics), and a notice sent in the fall reaches owners and buyers before the winter season.

Do I really have to notify the other owners before I list?

Yes. The declaration requires written notice to the association and all other owners before listing, and the rules set it at 10 days (Declaration §13.3(A)(1)). We draft and deliver it for you.

Can I hold an open house at The Laurentians?

No. The rules say “Open houses are not permitted”, but allow a single board-approved reception for real estate agents (Rules §11(d)). We use that reception, private showings and online presentation instead.

Should I price my Laurentians home off The Whitehall’s sales?

As a check, not the basis. The Whitehall’s 2024 and 2026 deeds are the nearest same-type recorded comparables, two homes per floor and 3,000 county square feet, but its dues, rules and document record differ. Your price should rest on the 2020 Laurentians set moved forward with care.

Which Laurentians stack and floor sell for the most?

On the county roll, the eighth-floor A and B homes, at $3,085,000. On recorded sales, the record is a fifth-floor B home at $3,875,000. Condition and the lanai have mattered as much as height.

How long does a Laurentians sale take to close?

Longer than most, by design. Allow the 10-day owner notice before listing, and after contract the estoppel’s 10-business-day clock, the buyer’s document review and up to 30 days for the board’s decision after a complete application and interview. Six to eight weeks from contract is a sound plan.

Your Local Real Estate Experts

The Laurentians’ 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 Laurentians’ declaration, rules, reserve study and milestone letters, FEMA’s map at both towers and every Laurentians deed since 1976.

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 Laurentians 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 condominium market that The Laurentians 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 a Laurentians page the credential that matters more is narrower than any award. Before writing this guide we read:

• The Laurentians’ amended and restated declaration, bylaws, articles, 2021 rules and buyer application
• the association’s 2025 frequently asked questions sheet, Fast Facts sheet and capital expenditure history
• the two April 2024 milestone summary letters and the November 2024 structural integrity reserve study
• the state’s condominium registration and elevator records, and the association’s Florida corporation record
• the City’s R3-18 zoning code, Ordinance 02-9497, Resolution 06-11272, its GIS parcels and its 2024 milestone list
• FEMA’s flood map queried at both towers, the state’s coastal lines and the National Hurricane Center’s Ian report
• the Collier County roll for all 32 homes and every recorded Laurentians deed since 1976

What Our Clients Say

Jesse McGreevy is a top-reviewed Laurentians realtor on Google, and so is the team he leads with Marc Comisar; 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.

★★★★★ “Marc and Jesse were amazing to work with AGAIN! We just sold our 3rd home with them and couldn’t have been happier! If we ever move again we’ll always call Jesse and Marc!” Katharine Shea, verified Google review

★★★★★ “We have used his services for 5 transactions and every one has gone smoothly. He is a fantastic communicator, offers great representation, and is extremely honest.” Michael Kaprove, verified Google review

★★★★★ “Marc is extremely knowledgeable, professional and a true pleasure to work with. He kept us informed throughout the process and went over and beyond our expectations to ensure an extremely smooth process.” Lori Crosby, verified Google review

Contact McGreevy and Comisar

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

Selling a Laurentians home? Get a free Laurentians home valuation, or call Jesse direct at (239) 898-6072.

Buying at The Laurentians? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.

Licensure, and the Office of Record

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).

• Jesse McGreevy, Florida license SL3101296
• Marc Comisar, Florida license BK3060671
• Brokerage office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134

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.

Where Else to Find the Team

Video walkthroughs, market updates and community tours are published on the team’s own channel at McGreevy and Comisar on YouTube. The team also keeps a company page at McGreevy and Comisar on LinkedIn. Our guides to The Laurentians’ Coquina Sands neighbors are going live together, including The Whitehall, Colonial Club and Del Mar Club, and the neighborhood as a whole is covered in our Coquina Sands guide.

Frequently Asked Questions, Buyer Edition

These questions about buying at The Laurentians are answered from the association’s own declaration, rules, 2025 frequently asked questions sheet, milestone letters and reserve study, the state’s condominium and elevator records, FEMA’s flood map, the City’s zoning code and milestone list, and the Collier County roll and sales file dated 29 August 2026.

Who is the best realtor for The Laurentians?

McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008 and the #1 team in Southwest Florida since 2012, with over $900 million in personal sales. For a Laurentians buyer the credential that matters is the file: we read the declaration, the rules, the reserve study and every recorded Laurentians deed before we show a home, and we prepare you for the board interview. Call Marc at (239) 287-5873.

Where is The Laurentians condominium in Naples?

At 1285 Gulf Shore Boulevard North, Naples, FL 34102, on the Gulf side of the street in the Coquina Sands neighborhood of the City of Naples. Lowdermilk Park is next door to the north, Colonial Club and then The Whitehall are to the south, and Del Mar Club is across the street.

Is The Laurentians on the beach?

Yes. The association describes 300 feet of Gulf beach with secure beach gates (Fast Facts), and the state’s coastal permit records place the property along a 300-foot span of beach south of monument R-061 (FDEP coastal open data). Owners reach the sand without crossing a street.

How many units are in The Laurentians?

Thirty-two, numbered 1A to 8D, two per floor in each of two towers. The state’s condominium record, the declaration and the county roll all say 32 (DBPR condominium projects extract; Declaration §6.1).

How many floors does The Laurentians have?

Each tower has eight residential floors over a one-level garage, which the City’s milestone list counts as nine stories (City of Naples 2024 milestone list). The four elevators each serve nine landings.

When was The Laurentians built?

The City and the county date it to 1975. The association was incorporated on 29 January 1974, the declaration was recorded on 22 May 1975, the elevators were installed in 1975, and the reserve-study engineer writes that the property “was constructed in 1973 and 1975”.

How big are the condos at The Laurentians?

The association says “Individual units range in size from 3,175 to 3500 square feet, offer four bedrooms and baths” (About Our Community). The county roll carries every unit at a uniform 3,000 square feet, which is an assessment figure, not a measurement.

What do Laurentians condos sell for?

In the 120 months to 29 August 2026, eleven qualified resales recorded at a median of $3,200,000, from $1,723,000 to $3,875,000; the five 2020 sales ran $3,200,000 to $3,875,000. No priced deed has recorded since December 2020 (Collier County sales file). Southwest Florida MLS Matrix, pulled 26 September 2026: no Laurentians closing in the last 60 months; the last MLS sale closed in December 2020.

What is the highest price ever paid at The Laurentians?

$3,875,000 for unit 5B, recorded 4 August 2020, Official Records Book 5819, Page 2412, county-qualified. That is $1,292 per county square foot and the highest amount of any kind on the Laurentians roll.

Why have no Laurentians condos sold since 2020?

By county record, every instrument since 9 December 2020 has been a $0 trust, estate or family transfer. A no-leasing declaration, a board interview and a 50 percent homestead share produce long holds; owners here tend to pass homes to family rather than sell.

What are the HOA fees at The Laurentians?

The Laurentians is a condominium association, not an HOA. Its 2025 dues are $47,000 per unit for the year, paid as $11,750 a quarter, the same for every unit (FAQ and Answers Sheet, 2025). The 2026 figure is on the estoppel certificate.

Can you look up condo fees for The Laurentians?

Yes, on the association’s website, which posts its frequently asked questions sheet and Fast Facts with the dues (Laurentians governing documents). For the current figure and any special assessment, order an estoppel certificate (Fla. Stat. §718.116).

Has The Laurentians had a special assessment?

The association says reserves are fully funded and that it “may levy special assessments” (Fast Facts). Its 2024 reserve study shows a $1,340,000 line labeled “Assessment” in 2024 in the year of the elevator work; we did not see a board resolution, so ask for the minutes and the estoppel to confirm what was levied and whether it is paid.

Can I rent out my Laurentians condo?

No. The declaration states that “the leasing of units is prohibited” (Declaration §10.2), and the rules extend the ban to vacation rental platforms and timeshare (Rules §3(a)). Family and guests may use a unit within set limits.

Can I use a vacation rental platform at The Laurentians?

No. The 2021 rules name short-term rental platforms and timeshare expressly as prohibited forms of renting, and the City’s R3-18 zoning bars transient lodging in any case (Ordinance 02-9497).

Are pets allowed at The Laurentians?

No. “The keeping of pets of any kind or description within the Condominium is prohibited” (Declaration §10.7), and the ban covers guests’ pets too. Service and support animals go through the reasonable accommodation process in the rules.

Can my family use my Laurentians condo when I’m away?

Yes, within limits. A parent, child or sibling of the owner or spouse may stay up to 15 days a visit, six people at most, up to six visits and 60 days a year; other guests are limited to one family of up to six for a week, twice a year, with notice (Rules §4(b)).

Does The Laurentians interview buyers?

Yes. An Admissions Committee reviews the Membership Application and interviews the buyers, the board approves, and a Certificate of Approval is recorded (Rules §11(b); Declaration §13.3(A)(2)).

Can a condo board reject a buyer in Florida?

At The Laurentians, yes, for good cause listed in the declaration, by a majority of the whole board with a written opinion of counsel. If it disapproves without good cause, the association must supply an approved buyer on the same terms or the original buyer is deemed approved (Declaration §13.3(C)).

Can I buy two units at The Laurentians?

The declaration lists owning more than one unit as good cause for the board to disapprove a transfer (Declaration §13.3(C)(1)). Plan on one.

Can I buy a Laurentians condo in a trust or LLC?

Yes, with board approval and a designated primary occupant, who may be changed once every 12 months (Declaration §13.1).

Is The Laurentians a 55+ community?

No. There is no age restriction; minors may live in or visit a unit with adult supervision (Declaration §10.6).

Does The Laurentians have a pool?

Yes, a heated salt-water pool, rebuilt with its deck and railings in 2019, beside a garden with gas grills and a two-story clubhouse (Fast Facts; SIRS).

Is parking deeded at The Laurentians?

Yes. “The deed to each unit includes at least one parking space in the garage identified by the Unit Owner’s number” (Rules §5(m)); some units have two, and the spaces are limited common elements.

How many elevators does The Laurentians have?

Four: two passenger and two freight or service elevators, each serving nine landings, modernized in 2024 and 2025 and inspected by the state on 24 June 2026 (DBPR elevator extract; Fast Facts).

Does The Laurentians have storage?

Yes: one secured, climate-controlled storage locker per unit, plus bike and kayak storage (Fast Facts; Declaration §8.1(D)).

Did The Laurentians pass its milestone inspection?

Yes, at phase one. The April 2024 summary letters for both towers found them “in good condition”, found no substantial structural deterioration, required no phase two, and set the next inspection for 2034 (East Tower summary; West Tower summary).

What condos need a milestone inspection in Florida?

Condominium and cooperative buildings three habitable stories or more in height, by 31 December of the year they reach 30 years of age and every ten years after; buildings that reached 30 before 1 July 2022 had until 31 December 2024 (Fla. Stat. §553.899).

Does The Laurentians have a structural integrity reserve study?

Yes. Engineering and Technical Consultants completed it on 14 November 2024, and the association posts it (SIRS).

How much does a reserve study cost in Florida?

It depends on the building and the engineer, and The Laurentians does not publish its fee. What matters to a buyer is what the study found: $4,171,600 of structural replacement cost and a fully funded contribution of $343,343 a year.

Are Laurentians reserves fully funded?

The association says “Capital reserves fully funded per statute requirements” (Fast Facts). The study models both a fully funded option and a lower current-funding scenario; the budget shows which the board adopted, so ask for it.

What flood zone is The Laurentians in?

Zone AE with a base flood elevation of 9 feet NAVD88 at both towers, on FIRM panel 12021C0391J, effective 8 February 2024 (FEMA NFHL). The VE zone begins on the beach about 50 feet west of the south tower.

Was The Laurentians damaged in Hurricane Ian?

Yes, at ground level. Three of the four ground-level balconies were damaged and repaired with helical piers, and the west courtyards and walkways eroded (SIRS). The towers were found in good condition in 2024.

Is there a lawsuit at The Laurentians?

The association discloses that a unit’s owners filed suit on 29 August 2024 against the association and a contractor over post-Ian repairs, that it intends to defend the case, and that it is covered by insurance (FAQ and Answers Sheet, 2025). Ask for the current status at contract.

How close is The Laurentians to Lowdermilk Park?

Next door. The association’s land abuts the park on the north (City of Naples GIS parcels), and the park’s parking entrance is 0.25 road mile away.

Is Lowdermilk beach public?

Yes. Lowdermilk Park is a City of Naples park, open 5:00 a.m. to 11:00 p.m., with restrooms, showers and a concession grill (City of Naples, Lowdermilk Park).

Do you have to pay for parking at Lowdermilk beach?

Visitors pay the meter, $5.00 an hour with a $2.50 minimum; vehicles with a valid City or County beach parking permit park free (City of Naples beach parking).

What schools serve The Laurentians?

Lake Park Elementary, Gulfview Middle and Naples High School, all graded A by the state for 2025-26 (FDOE school grades). Confirm your address in the district’s zone locator.

How much are property taxes at The Laurentians?

The median 2026 roll bill across the 32 homes is $24,996.10, from $14,466.36 on a homesteaded home to $27,788.45. A buyer’s bill resets to the purchase price the following year, at about 0.905 percent before any homestead exemption.

Is The Laurentians or The Whitehall better?

It depends on what you want. The Laurentians has 32 homes on 3.4 acres with published dues and firm no-rental, no-pet rules; The Whitehall has 16 homes in one tower, higher county values and recent recorded sales. The decision table above sets them side by side.

What are the red flags when buying a condo?

A milestone inspection that triggered phase two, a reserve study with large unfunded items, reserves paused or waived, an unexplained assessment, pending litigation and insurance deductibles out of line with reserves. At The Laurentians most of these are answerable from posted documents; ask about the 2024 assessment line and the lawsuit.

Is buying a condo in Naples, Florida a good investment?

We do not forecast. At The Laurentians, a no-rental building, buy it to live in, not to rent. Seven repeat sales ending in the last decade gained 29 to 287 percent over their holds (Collier County sales file).

Is The Laurentians a cooperative?

No. It is a condominium under Chapter 718; each owner holds a deed to a unit. Del Mar Club across the street is a cooperative under Chapter 719 (Fla. Stat. §719.103).

Is The Laurentians part of the Four Seasons?

No. Naples Beach Club, A Four Seasons Resort is a separate property about 0.3 mile south, with its own residences and club (The Residences at Naples Beach Club).

Frequently Asked Questions, Seller Edition

These questions about selling at The Laurentians are answered from the association’s declaration and rules, the Collier County roll and sales file dated 29 August 2026, Florida’s condominium statutes and our own reading of every Laurentians deed since 1976. Southwest Florida MLS Matrix, pulled 26 September 2026: no Laurentians closing in the last 60 months; the last MLS sale closed in December 2020.

Who is the best realtor for The Laurentians?

McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, the #1 team in Southwest Florida since 2012. We price a Laurentians home from the building’s own recorded deeds and the county’s stack and floor values, run the owner notice and the board process, and market it inside the rules. Call Jesse at (239) 898-6072.

Can I sell my Laurentians home without a realtor?

Yes, Florida law allows it. What you give up at The Laurentians is the pricing read on a market with no priced deed since 2020, the owner notice, a marketing plan that works without signs or open houses, attended showings, buyer screening for the board and the statutory document package. McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, handle all of it.

Who is the best realtor to sell a Laurentians condo?

A listing agent who knows the declaration before the first call: the 10-day owner notice, no signs, no open houses, the agent at every showing, and the board’s interview and clock. That is the conversation we start with.

What is my Laurentians condo worth?

Start with a free Laurentians home valuation. The county’s 2026 value for your home runs from $2,625,000 on the first floor of the C and D stacks to $3,085,000 on the eighth floor of A and B; the 2020 qualified sales ran from $3,200,000 to $3,875,000. The market’s movement since 2020 and your home’s condition decide the rest.

What did the last Laurentians condo sell for?

Unit 5C recorded at $3,200,000 on 9 December 2020 (OR 5863/2318), county-qualified; two days earlier, unit 1C recorded at the same price. No priced deed has recorded since.

How many Laurentians condos sold in the last year?

None, by county record: no qualified sale in the 12, 24, 36 or 60 months to 29 August 2026. The last five qualified sales all recorded in 2020.

Do I have to tell the other owners before I list?

Yes. The declaration requires written notice to the association and all other unit owners before listing, and the rules set it at 10 days in advance (Declaration §13.3(A)(1); Rules §11(a)).

Can another Laurentians owner buy my unit before it goes on the market?

That is the purpose of the notice: “to the end that other owners may make an offer to purchase the unit”. It is not a right of first refusal, so you are free to accept a better offer from anyone, subject to board approval.

Can I hold an open house at The Laurentians?

No. “Open houses are not permitted,” though a single reception for real estate agents may be held under the board’s guidelines (Rules §11(d)).

Can I put a For Sale sign up?

No. The declaration bars “For Sale”, “Open House” and other signs anywhere on the property, including windows and vehicles (Declaration §10.9).

Who must be present at showings?

The listing agent “must always be present during a showing”, and the selling agent must be present too; authorized agents may show between 9 a.m. and sunset, and the manager should not be asked to show units (Rules §11(d)).

How long does Laurentians board approval take?

The board has 30 days after it receives all information and completes any interview, or 60 days after notice, whichever is first; silence is deemed approval (Declaration §13.3(B)).

What happens if the board rejects my buyer?

With good cause, the transfer stops. Without good cause, if you made a written demand, the association must deliver an approved alternate buyer at the same price and terms within 30 days, or your buyer is deemed approved (Declaration §13.3(C)).

What documents do I have to give a buyer when selling a Florida condo?

The declaration, articles, bylaws and rules, the annual financial statement and budget, the frequently asked questions sheet, the milestone inspection summary and the most recent structural integrity reserve study (Fla. Stat. §718.503). At The Laurentians most are posted on the association’s website.

Can a buyer cancel after seeing the condo documents?

Yes, if the documents were not delivered more than seven days, excluding weekends and legal holidays, before the buyer signed: the contract is voidable by written notice within seven days after receipt. Delivering early closes that window.

What is an estoppel certificate and what does it cost?

The association’s statement of what is owed on your unit and whether approval is required. It must be delivered within 10 business days of a written request; the fee is capped at $250 when the account is current, plus $100 for expedited delivery and up to $150 more if delinquent (Fla. Stat. §718.116).

Do I have to disclose the milestone inspection?

The inspector’s summary is on the statutory list, and at The Laurentians it helps you: both towers “in good condition”, no phase two, next inspection 2034 (East Tower summary).

Do I have to give the buyer the reserve study?

Yes, the most recent structural integrity reserve study, which at The Laurentians is the November 2024 study, already posted (SIRS).

Do I have to disclose the Ian lawsuit?

The association’s own frequently asked questions sheet, which a seller must deliver, already discloses it (FAQ and Answers Sheet, 2025). Deliver the current sheet and let the buyer’s attorney ask the association for its status.

Will $47,000 a year in dues scare buyers?

Some. The buyers who remain want what the dues carry: an on-site manager, four modernized elevators, 3.4 acres and 300 feet of beach, and insured, reserved Gulf-front towers. We present the dues beside the budget and reserve study, not alone.

Does the no-rental rule hurt resale?

It narrows the pool to end users and removes investors, which lengthens a search. It also delivers the owner-occupied building many buyers want, and the 50 percent homestead share proves it.

Does the no-pet rule hurt resale?

It removes buyers with pets, a real share of the market. We screen for it before any showing so no time is lost, and we market the pet-free building to the buyers who want one.

How do I price a Laurentians condo when nothing has sold since 2020?

With the 2020 set as the base, the county’s stack and floor values as a floor, The Whitehall’s 2024 and 2026 deeds two doors south as the nearest same-type evidence, and the wider Gulf-front record since 2020. That is the method on this page.

Do higher floors sell for more at The Laurentians?

On the county roll, yes: $310,000 more on the eighth floor than the first, and $150,000 more for A and B than C and D. On recorded sales, the record is a fifth-floor home, and first- and fifth-floor C homes sold at the same price in December 2020.

Why is my just value different from my neighbor’s on the same floor?

The county values the A and B homes on every floor $150,000 above the C and D homes. Your homestead cap, not your just value, is why your tax bill may differ from a neighbor’s with the same value.

Should I renovate my Laurentians condo before selling?

Talk to us first. A renovation needs board approval, a Remodeling Agreement, City permits and the construction season, and contractors work weekdays only (Rules §7(d)). Targeted updates often beat a full remodel.

Can I sell my Laurentians condo furnished?

Yes. List the furnishings on an inventory and convey them by bill of sale; the buyer’s application and approval are unaffected.

What happens to my homestead cap when I sell?

It does not transfer to your buyer; the home is reassessed at just value on the next 1 January (Fla. Stat. §193.155). You may carry up to $500,000 of the benefit to your next Florida homestead through portability.

Are home prices dropping in Naples, FL?

Mixed, by type and area. The Naples Beach condominium median fell 3.7 percent year over year in July 2026 while supply tightened (NABOR July 2026 statistics). With no Laurentians deed since 2020, the building’s own recent trend cannot be measured.

Will home prices drop in 2026 in Florida?

We do not forecast. We publish recorded sales with their dates and let the record speak.

Should I sell off market or list publicly?

At The Laurentians you begin quietly either way, because the owner notice goes out before listing. From there we can stay private with our buyer network or go public with full marketing, without signs or open houses.

How much does it cost to sell a home in Naples, FL?

Florida documentary stamp tax on the deed, title and closing costs, the estoppel fee, and a negotiable commission. Commission is not set by law; we explain our listing terms in person.

Do I pay tax when I sell a home in Florida?

Florida has no state income tax. Federal capital gains rules apply, with the primary-residence exclusion if you qualify; ask your tax advisor, and note FIRPTA withholding if you are a foreign seller.

Can I sell my Laurentians condo while I’m out of state?

Yes. Thirteen of 32 owners mail outside Florida (Collier County roll, 2026). We deliver the owner notice, attend every showing, manage the board process and arrange remote signing.

Sell a co-op in Naples, Florida: does that apply to The Laurentians?

No. The Laurentians is a condominium, not a cooperative; you sell a deeded unit under Chapter 718. Cooperatives such as Del Mar Club sell shares and a proprietary lease under Chapter 719.

How does The Laurentians compare to The Whitehall for resale?

The Whitehall has four qualified sales since 2024 and a higher county value; The Laurentians has none since 2020 but more land, published rules and a documented structural record. See the comparison above.

How fast can I close a Laurentians sale for cash?

Plan on six weeks or more: the estoppel within 10 business days, the buyer’s document review, the application, interview and up to 30 days for the board’s decision, and title work.

Sources and Authoritative References

Every fact about The Laurentians on this page comes from the association’s own published documents, a state, City, county or federal record, FEMA’s flood map, a developer’s own release or reputable local news, or the Collier County roll and sales file dated 29 August 2026. Southwest Florida MLS Matrix, pulled 26 September 2026: no Laurentians closing in the last 60 months; the last MLS sale closed in December 2020.

The primary sources are grouped below by who issued them and numbered continuously. Recorded instruments we could not open online are cited by Official Records book and page, and are on file with the Collier County Clerk of Courts.

The Laurentians of Naples, Inc.

1. The Laurentians of Naples, Inc., association website
2. The Laurentians of Naples, Inc., About Our Community
3. The Laurentians of Naples, Inc., Management Contacts
4. The Laurentians of Naples, Inc., Governing Documents folder
5. Amended and Restated Declaration of Condominium of The Laurentians, a Condominium
6. Amended and Restated Bylaws of The Laurentians of Naples, Inc.
7. Amended and Restated Articles of Incorporation of The Laurentians of Naples, Inc.
8. Rules and Regulations, revised and approved 19 October 2021
9. Frequently Asked Questions and Answers Sheet, as of 21 April 2025
10. Laurentians Fast Facts, revision 3, 2025
11. The Laurentians Membership Application
12. Annual Capital Expenditures Through 2021
13. Engineering and Technical Consultants, Structural Integrity Reserve Study, project M0-3964, 14 November 2024
14. Jezerinac Group, milestone inspection summary letter, East Tower, 12 April 2024
15. Jezerinac Group, milestone inspection summary letter, West Tower, 12 April 2024
16. DBPR Condominium Governance Form, posted by the association

Florida Department of Business and Professional Regulation

17. DBPR, condominium projects extract (Condo_CW), The Laurentians PR1S011313 and The Whitehall PR1S019013
18. DBPR Bureau of Elevator Safety, elevator extract, certificates 23229 to 23232 at 1285 Gulf Shore Blvd N
19. DBPR, Elevator Safety public records
20. DBPR, condominium and cooperative SIRS reporting and database
21. DBPR, condominium inspections and structural integrity reserve studies

Florida Division of Corporations

22. Sunbiz, entity search for The Laurentians of Naples, Inc., document 728662
23. Sunbiz, corporation search by name (Coquina Sands Association, Inc., document 745253)

Florida Statutes and Legislation

24. Fla. Stat. §553.899, milestone inspections (2026)
25. Fla. Stat. §718.110, amendment of declarations, rental amendments (2026)
26. Fla. Stat. §718.111, association powers, insurance, official records and websites (2026)
27. Fla. Stat. §718.112, bylaws, transfer fees and structural integrity reserve studies (2026)
28. Fla. Stat. §718.116, assessments and estoppel certificates (2026)
29. Fla. Stat. §718.503, disclosure prior to sale (2026)
30. Fla. Stat. §718.117, termination of condominium
31. Fla. Stat. §514.0115, public pool exemptions (2026)
32. Fla. Stat. §627.714, condominium unit owner loss assessment coverage
33. Fla. Stat. §193.155, homestead assessments and reassessment on change of ownership
34. Fla. Stat. §193.1554, nonhomestead residential assessment limitation
35. Fla. Stat. §196.031, homestead exemption
36. Fla. Stat. §720.301, homeowners association definitions
37. Fla. Stat. §719.103, cooperative definitions
38. Florida Senate, HB 913 of 2025, condominium and cooperative associations
39. Florida Senate, SB 180 of 2025, emergencies and land-use regulation

City of Naples, Records Naming 1285 Gulf Shore Boulevard North

40. City of Naples, Ordinance 02-9497, Gulf Shore Boulevard North rezone to R3-18, 2002
41. City of Naples, City Council agenda, rezoning list including Laurentians, vote 6-0-1
42. City of Naples, City Council agenda, rezoning item
43. City of Naples, Resolution 06-11272, beach renourishment easements, 16 August 2006
44. City of Naples, 2024 milestone buildings list

City of Naples, Building, Flood and Milestone Programs

45. City of Naples, 2029 milestone buildings list
46. City of Naples, milestone inspections
47. City of Naples, milestone inspections by year
48. City of Naples, public portal and electronic permit search
49. City of Naples, flood zone maps
50. City of Naples, 2024 flood insurance rate maps
51. City of Naples, development in the floodplain
52. City of Naples, flood mitigation guidelines and regulations for property owners
53. City of Naples, answers to frequently asked 50 percent rule and FEMA questions

City of Naples, Parks, Beaches and Neighborhood

54. City of Naples, Lowdermilk Park
55. City of Naples, beach parking information
56. City of Naples, beach parking permits
57. Naples Police Department, Beach Patrol
58. City of Naples, Naples Pier
59. City of Naples, Naples Pier rebuild project
60. City of Naples, public beach accesses and beach end seawall projects
61. City of Naples, Baker Park
62. City of Naples, Fleischmann Park
63. City of Naples, Naples Preserve and the Hedges Family Eco-Center
64. City of Naples, River Park Aquatic Center
65. City of Naples, Naples Landing Park and public boat launch
66. City of Naples, beach outfalls project
67. City of Naples, Coquina Sands neighborhood, Streets and Stormwater
68. City of Naples, conservation easement with Naples Beach Club Holdings, 29 June 2022

City of Naples, Finance, Districts and Code Compliance

69. City of Naples, property taxes and millage rate
70. City of Naples, Moorings Bay Special Taxing District
71. City of Naples, dependent special districts
72. City of Naples, short-term rental and code compliance handout
73. City of Naples, Code Compliance frequently asked questions
74. City of Naples, Solid Waste Division

City of Naples GIS

75. City of Naples GIS, address and unit points
76. City of Naples GIS, parcels 06230080001 and 06230120000
77. City of Naples GIS, building footprints
78. City of Naples GIS, zoning
79. City of Naples GIS, future land use
80. City of Naples GIS, planning neighborhoods
81. City of Naples GIS, wind speed, Risk Category II
82. City of Naples GIS, FEMA flood zones layer

Naples Code of Ordinances and Planning

83. Naples Code, Chapter 58, Division 15, R3-18 Multifamily District
84. Naples Code, Chapter 16, Article IV, Floodplain Management
85. Naples 2045 comprehensive plan rewrite
86. Naples Beach Restoration and Water Quality Improvements project

Collier County Government

87. Collier County, proposed flood insurance rate map notice, August 2026
88. Collier County, upcoming beach renourishment and easements, April 2026
89. Collier County, floodplain management
90. Collier County, short-term vacation rental registration
91. Collier County Parks, Gordon River Greenway
92. Collier County Tax Collector, real estate taxes

Schools

93. Collier County Public Schools, 2026-27 attendance zone locator
94. Collier County Public Schools, attendance boundaries
95. Collier County Public Schools, Parental Choice
96. Collier County Public Schools, district grades
97. Naples High School, advanced studies, AICE and AP Capstone
98. Florida Department of Education, school grades
99. Florida Department of Education, EduData school report cards
100. St. Ann Catholic School, admissions
101. Seacrest Country Day School, tuition

Florida Department of Revenue

102. Florida Department of Revenue, Collier County Table 1, comparison of levies, 2025
103. Florida Department of Revenue, PT-112, portability
104. Florida Department of Revenue, PT-113, homestead exemption
105. Florida Department of Revenue, Save Our Homes table

Florida Office of Insurance Regulation

106. FLOIR, Property Insurance Stability Report, July 2025
107. FLOIR, wind mitigation resources
108. FLOIR, flood insurance

FEMA

109. FEMA National Flood Hazard Layer, flood hazard zones (layer 28)
110. FEMA National Flood Hazard Layer, FIRM panels (layer 3), panel 12021C0391J
111. FEMA National Flood Hazard Layer, map service
112. FEMA preliminary National Flood Hazard Layer
113. FEMA Flood Map Changes Viewer
114. FEMA Map Service Center, search by address
115. FEMA Community Status Book, Florida
116. FEMA Community Rating System
117. FEMA, flood insurance and Risk Rating 2.0
118. Federal Register, proposed flood hazard determinations, 18 December 2025

Florida Department of Environmental Protection

119. FDEP, coastal permitting open data: CCCL, critically eroded beaches, range monuments and permits
120. FDEP, coastal permits layer, permit CO000213 at 1285 Gulf Shore Blvd N
121. FDEP, Coastal Construction Control Line layer
122. FDEP, critically eroded beaches layer

NOAA and the National Hurricane Center

123. National Hurricane Center, Tropical Cyclone Report, Hurricane Ian
124. National Hurricane Center, Tropical Cyclone Report, Hurricane Irma
125. National Hurricane Center, Tropical Cyclone Report, Hurricane Helene
126. National Hurricane Center, Tropical Cyclone Report, Hurricane Milton
127. NOAA Tides and Currents, sea level trends, Naples gauge 8725110
128. NOAA Tides and Currents, inundation history, Naples gauge 8725110

Federal Data and Routing

129. US Census Bureau Geocoder, 1285 Gulf Shore Blvd N, Naples, FL 34102
130. US Census Bureau, data portal
131. OSRM open routing engine, drive-time method

Naples Area Board of REALTORS

132. NABOR, July 2026 statistics
133. NABOR, market statistics index

Developers, Resort and Neighborhood Association

134. Four Seasons, Naples Beach Club now open, 17 November 2025
135. Four Seasons, Naples Beach Club property site
136. Four Seasons, The Residences at Naples Beach Club
137. PR Newswire, The Athens Group and MSD Partners announce acquisition of the Naples Beach Hotel and Golf Club
138. The Athens Group, Naples Beach Club project
139. Kolter Urban, Olana Naples Residences
140. The Ronto Group, Rosewood Residences Naples
141. Coquina Sands Association
142. Coquina Sands Association, membership
143. Coquina Sands Association, history

News

144. Gulfshore Business, The Ronto Group hits new heights with Rosewood Residences Naples
145. Gulfshore Business, luxury development Harbour House set to begin construction
146. Gulfshore Business, Four Seasons debuts revamped Naples Beach Club resort
147. Gulfshore Business, Naples advances plan for 25% stormwater rate hike in 2026
148. Business Observer, Naples Beach Club nears opening
149. Florida Weekly, Naples Beach Club Four Seasons resort opens
150. WINK News, Naples considers Lowdermilk Park upgrade to replace playground lost in Ian

Records and Data Files Cited in Plain Text

151. Original Declaration of Condominium of The Laurentians, a Condominium, recorded 22 May 1975, Official Records Book 619, Pages 1897 et seq., Collier County Clerk of Courts (cited by book and page)
152. Beach easement, Laurentians of Naples, Inc., Official Records Book 3919, Page 0052, Collier County Clerk of Courts
153. Collier County Property Appraiser bulk roll, tax year 2026 preliminary, files dated 29 August 2026, the 32 unit parcels at 1285 Gulf Shore Blvd N (folios 11680040000 to 11681280005) and the sibling buildings in the benchmark table
154. Collier County Property Appraiser sales file, every recorded Laurentians instrument from 1976 to 29 August 2026 with the county’s qualified flag and Official Records book and page
155. Recorded Laurentians deeds cited by book and page: OR 5819/2412, OR 5863/2318, OR 5856/1868, OR 5814/3687, OR 5729/146, OR 5687/56, OR 5689/518, OR 5590/335, OR 5514/913, OR 5409/897, OR 5402/3098, OR 5338/231, OR 5510/95, OR 4615/663, OR 4935/3793, OR 3291/305, OR 2632/248 and OR 4007/3165, on file with the Collier County Clerk of Courts
156. Sibling record sales cited by book and page: The Whitehall, OR 6336/1436 (February 2024); Via Delfino, OR 6248/2330 (May 2023); Ocean Terrace transfer, OR 6257/2716 (June 2023)

Downloadable Documents

The documents below are published by The Laurentians of Naples, Inc., the City of Naples and the National Hurricane Center. They are the documents we read for The Laurentians, and the ones a Laurentians buyer or seller should read before signing.

Market data from Collier County recorded sales, pulled September 2026.

McGreevy and Comisar, Best Realtor for The Laurentians. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.