Coquina Sands - The Parador

McGreevy and Comisar are the team Parador owners call first when they are ready to sell, and the team buyers call when they want the building’s real record before they tour. The Parador is an 18-residence condominium inside the neighborhood of Coquina Sands in Naples, Florida, at 1200 Gulf Shore Boulevard North, Naples, FL 34102, on the southeast corner of Gulf Shore Boulevard North and Yucca Road. It stands on the east, inland side of the boulevard: it is not a beachfront building, it has no bay or dock frontage, and its front door faces The Whitehall and Colonial Club across the street. Lowdermilk Park, the City’s beachfront park, is about a four-minute walk to the north. Coquina Sands is a City of Naples neighborhood with no mandatory homeowners association, and The Parador is one of its twelve condominiums.

The Parador was declared a condominium on 31 December 1980 and dates to 1981 on both the City’s list and the county roll: six stories on the City’s record, eighteen homes of 1,409 to 1,810 square feet, one elevator and a state-permitted pool. Jesse McGreevy and Marc Comisar lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012 and Top 1% of agents nationally since 2008. This page is built from the building’s state condominium, elevator and pool records, the City of Naples milestone list, zoning code and GIS layers, FEMA’s flood map queried across the parcel, the county’s evacuation map and the Collier County roll for all 18 residences with every recorded sale since 1981. Where the public record stops, we say so and name the document that answers the question.

If you own at The Parador and are weighing a sale, start with the market snapshot and the seller section, then call Jesse. If you are buying, the floor-by-floor values, the flood and coastal-line findings and the comparison with Eleven Hundred Gulfshore Club next door will tell you whether The Parador 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 Parador

McGreevy and Comisar are the best realtor for The Parador 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 Parador market read built from all 18 unit parcels on the county roll and every recorded Parador deed since 1981.

If you’re searching for the best realtor for The Parador in Coquina Sands, Naples, whether you’re ready to sell your Parador 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 Parador for a specific reason: it is one of the quietest markets on Gulf Shore Boulevard North. Eighteen homes, long-tenured owners, and one county-qualified resale in the last five years. Eleven of the eighteen residences have not recorded a priced deed since 2013 or earlier, and one has not changed hands for a price since 1986 (Collier County roll and sales file, files dated 29 August 2026). A listing agent who prices a Parador home off the county’s assessed value, or off a single deed without reading the size, the floor and the condition behind it, is guessing. A listing agent who calls it beachfront is setting up a buyer to walk away at the first showing.

Recent The Parador track record (60 months to 29 August 2026): In the Southwest Florida MLS Matrix, pulled 26 September 2026, The Parador shows 2 closings in the last 60 months, from $1,150,000 to $1,535,000 at a median of $1,342,500, with a median 72.5 days on market and a median 93.97% of list price; the one closing in the last 12 months was $1,535,000 on 27 August 2026 after 142 days on market, and none was listed for sale on the pull date. The sales below are the county’s recorded deeds. In the 60 months to 29 August 2026, The Parador recorded 1 qualified resale: unit 402 at $1,150,000, recorded 27 August 2024, Official Records Book 6395, Page 3099, about $816 per square foot on the county’s 1,409 square feet; none in the last 24 months (Collier County roll and sales file, files dated 29 August 2026). That sale is also the highest amount ever recorded at The Parador. No priced deed of any kind has recorded at the building since. We tracked every recorded Parador sale in the Collier County roll through 29 August 2026, 33 qualified sales since January 1982. Ask us and we will walk you through the deeds one by one.

For Parador sellers: premium marketing, including cinematic video, drone, professional photography, a qualified-buyer database, and discretion with off-market capability when a sale needs to stay quiet. Eight of the eighteen owners mail their tax bills outside Florida, one of them overseas, so a sale has to run well with the owner out of town (Collier County roll, 2026). We build the file a Parador 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 inspection summary and structural integrity reserve study, the master insurance declarations, and a plain, accurate description of where the building sits relative to the beach.

For Parador buyers: the first question at The Parador is size, because the county records three plans, 1,409, 1,773 and 1,810 square feet, and the price follows the plan. The second is the record: what the milestone inspection found, how the reserves are funded, and what the budget carries for a single hydraulic elevator installed in 1980. The third is fit: eighteen neighbors, seven of them year-round homesteaders, a pool, and a four-minute walk to the public beach at Lowdermilk Park rather than sand behind the building. Sellers and buyers comparing the best real estate agents in Naples should ask each one to answer those three questions for a specific Parador 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 Parador home? Get a free Parador home valuation or call Jesse direct at (239) 898-6072.

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

Living in The Parador as a Homebuyer

Living in The Parador means a condominium home of 1,409 to 1,810 square feet in an 18-household, six-story building on the inland side of Gulf Shore Boulevard North, with a pool on the grounds, one elevator, a corner lot on Yucca Road, and the public beach at Lowdermilk Park about a four-minute walk away.

The Parador is small, owner-heavy and quiet, and each of those facts shapes daily life. One association of eighteen owners governs the building and the grounds; above it there is no master association and no community development district, because Coquina Sands has neither. What follows is what living at The Parador looks like, drawn from the state’s records, the City’s files and the county roll.

What Is The Parador?

The Parador is a residential condominium under Chapter 718 of the Florida Statutes, registered with the Florida Department of Business and Professional Regulation as project PR1S008872, file 58187, with 18 units, a recorded date of 31 December 1980 and a status of approved and recorded (DBPR condominium projects extract). The state’s record spells the name “PARDOR THE, A CONDO”, a clerical misspelling that matters if you search the state’s databases: a search for “Parador” returns nothing, and a search for “Pardor” finds the building. Its association is Parador Condominium Association, Inc., an active Florida not-for-profit corporation, document 755258, filed on 24 November 1980 (Florida Division of Corporations). It is not a cooperative and it is not a homeowners association: each owner holds a deed to a unit and an undivided share of the common elements.

Eighteen Residences on Five Numbered Floors

The Collier County roll carries 18 unit parcels at 1200 Gulf Shore Blvd N, the same count the state registered in 1980: four homes on each of floors one through four, numbered x01 to x04, and two on the fifth floor, units 502 and 503 (Collier County roll, files dated 29 August 2026). There is no 501 or 504 on the roll. The City of Naples lists the building at six stories (City of Naples 2024 milestone buildings), and the state’s elevator record shows six landings (DBPR elevator extract). Residences are numbered on five levels; what occupies the sixth level is not described in any public record we read, so we do not describe it.

Six Stories, One Elevator, 1981

The City’s 2024 milestone list reads “PARADOR, THE A CONDOMINIUM, 1200 GULF SHORE BLVD N” with 6 stories and 1981 (City of Naples 2024 milestone buildings), and every one of the 18 roll parcels carries a 1981 year built. A single hydraulic passenger elevator, state license 29999, serves six landings with a 2,500-pound capacity and 45 feet of travel; it was installed in 1980, passed its most recent state inspection on 18 May 2026, and carries a certificate of operation to 1 August 2027 (DBPR elevator extract). One elevator for eighteen households is an honest trade: fewer neighbors to share it with, and no second car when it is out of service.

Inland of the Boulevard, a Short Walk From the Sand

On this stretch of Gulf Shore Boulevard North, even house numbers sit on the east, inland side, and 1200 is one of them. The City’s parcel and street centerline layers put The Parador’s lot on the east side of the road, bounded by the boulevard on the west, Yucca Road on the north, single-family lots on Oleander Drive on the east and Eleven Hundred Gulfshore Club on the south (City of Naples GIS parcels; City of Naples GIS street centerlines). Across the boulevard stand The Whitehall and Colonial Club, both Gulf-front. The next section covers the beach question in detail, because it is the single most misunderstood fact about this building.

Who Owns at The Parador?

Seven of the eighteen residences carry a Florida homestead exemption, units 201, 202, 203, 204, 302, 403 and 502, so every home on the second floor is somebody’s primary residence (Collier County roll, 2026). Ten owners mail their tax bills to a Florida address and eight mail outside Florida, to New York, New Hampshire, Tennessee, Pennsylvania, Ohio, Texas, West Virginia and Italy. At 39 percent homesteaded, The Parador sits in the owner-occupied group of the Gulf Shore corridor, alongside Charleston Square and The Laurentians at 50 percent and Via Delfino at 46 percent, and well above Eleven Hundred at 10 percent and Del Mar Club at 9 percent (same roll, same metric). It is a building with a year-round core, not a seasonal rental stack.

A Day at The Parador

Morning coffee, then a walk north along the boulevard sidewalk, across at the marked crosswalk and into Lowdermilk Park, the City’s beachfront park at 1301 Gulf Shore Boulevard North, open 5:00 a.m. to 11:00 p.m. with restrooms and freshwater showers (City of Naples, Lowdermilk Park). The routed walk is about 0.2 mile and four minutes (OSRM foot routing, measured 26 September 2026). Back to the pool on the grounds for the afternoon, then dinner downtown: Fifth Avenue South is 1.86 road miles and about five minutes away, NCH Baker Hospital 1.22 miles and about four minutes, and Naples Airport 4.69 miles, all free-flow times that run longer in season.

Built in 1981, and What That Means in 2026

A 1981 building predates the Florida Building Code of 2002, the 2022 condominium safety laws and today’s flood maps. That is not a defect; it is a set of questions. The Parador was on the City’s 2024 milestone inspection list, so its first milestone inspection was due by 31 December 2024 (City of Naples milestone inspections by year), and as a six-story condominium it falls squarely inside Florida’s structural integrity reserve study requirement (Fla. Stat. §718.112). Whether either was completed, and what either found, is not on the public record; the milestone section below says what to ask for.

What The Parador Does Not Have

Six things buyers sometimes assume. No beach frontage: the building is inland of the boulevard, and the sand is reached through Lowdermilk Park. No dock or bay frontage: the lot backs onto single-family homes on Oleander Drive, not Moorings Bay. No association website: Florida’s condominium website requirement applies only to associations of 25 or more units, and The Parador has 18 (Fla. Stat. §718.111). No master association or CDD: Coquina Sands has neither, and its neighborhood association is voluntary at $90 a year. No short-term hotel use: the building’s R3-15 zoning does not permit transient lodging (Naples Code, Chapter 58, Division 12). No published pet, lease or parking rules: those live in the declaration and rules, covered below.

Is The Parador Beachfront? What the Map Shows

The Parador is not beachfront. It stands on the east, inland side of Gulf Shore Boulevard North at 1200, across the street from The Whitehall and Colonial Club, with no Gulf, bay or canal frontage; owners reach the beach on foot through Lowdermilk Park, about 730 feet away in a straight line and a four-minute routed walk.

The building is often described as beachfront, or as “directly across from Lowdermilk Park,” in listing descriptions and summaries, and an earlier version of our own page for The Parador said it too. The public record says otherwise, and we correct it here because a buyer who tours expecting sand at the back gate will walk away, and a seller whose listing promised it will lose the buyer’s trust at the first showing.

What Is Across the Street

Directly across Gulf Shore Boulevard North from The Parador are two Gulf-front condominiums: The Whitehall at 1255 and Colonial Club at 1275. Their parcels, not a public park, sit between The Parador and the Gulf (City of Naples GIS parcels). Across Yucca Road to the north is Del Mar Club at 1300, also on the east side; the Lowdermilk Park land begins on the west side of the boulevard, north of Colonial Club and The Laurentians.

How Far Is the Beach?

We measured it three ways on 26 September 2026. In a straight line, the City’s address point for 1200 Gulf Shore Blvd N sits about 730 feet (0.14 mile) from the nearest Lowdermilk Park address point (City of Naples GIS address points). Along the sidewalks, the routed walk is about 0.20 mile, roughly four minutes, and it requires crossing the boulevard (OSRM foot routing, routing.openstreetmap.de). By car it is 0.21 mile and about a minute (OSRM routing). The City’s sidewalk layer shows sidewalks on both sides of the boulevard here and marked crosswalks near The Parador and at the Lowdermilk entrance (City of Naples GIS sidewalks).

The Accurate Description

“One block south of Lowdermilk Park, on the inland side of Gulf Shore Boulevard North, about a four-minute walk to the park’s beach.” That is how we describe The Parador in a listing, and it is how a buyer should expect to live there. The public beach at Lowdermilk has full restrooms, showers and a concession, which a private strip of sand behind a building usually does not (City of Naples, Lowdermilk Park).

Deeded Beach Access

Whether The Parador’s association holds any deeded beach easement across the Gulf-side parcels is not shown in any public record we read. We do not claim one. If a seller’s materials say the building has private beach access, ask for the recorded instrument that grants it; the declaration and a title search answer the question.

Views

The units are numbered by stack, 01 to 04 on each floor, and the orientation of each stack is not in any public record. Upper floors may catch Gulf glimpses between the Gulf-front towers across the street; that is plausible, not verified, and it varies by unit. We show buyers the view from the specific residence rather than publish a view claim for the building.

The Parador Market Snapshot: What Residences Actually Sell For

The Parador recorded one county-qualified resale in the 60 months to 29 August 2026: unit 402, 1,409 square feet, at $1,150,000 on 27 August 2024, about $816 per square foot. It is the highest price ever recorded at the building, and no priced deed of any kind has recorded there since.

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

Southwest Florida MLS Matrix, pulled 26 September 2026: 2 closings at The Parador in the last 60 months, at a median of $1,342,500. The sales below are the county’s recorded deeds. We tracked every recorded Parador sale in the Collier County roll through 29 August 2026, from the developer-era conveyances of 1981 to the newest priced deed of 27 August 2024, 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 for nominal amounts, 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 base area for the unit sold, which is the one measure published for all eighteen homes.

The Only Qualified Sale in Five Years

Eighteen homes, five years, one qualified sale. The table adds the building’s previous qualified sale, in 2017, for context; together they are the only two qualified Parador sales in ten years.

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 base area.

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 Parador no window short of the building’s entire recorded history reaches ten.

The all-history set runs from 1982 to 2024, and most of it predates 2005. A median across forty-two years of prices describes the 1980s and 1990s, not today, so we do not quote one; we list every sale instead. A one-sale “median” is a single transaction, and we label it that way everywhere on this page.

The Record Sale

The highest amount of any kind on the Parador roll is $1,150,000 for unit 402, recorded 27 August 2024, Official Records Book 6395, Page 3099, county-qualified. Unit 402 is a fourth-floor home in the 1,409-square-foot plan, so the price works out to about $816 per county square foot. For comparison inside the building, the highest recorded price for one of the larger 1,810-square-foot homes is $660,000, unit 404 in March 2007 (OR 4199/2727); no 1,810-square-foot Parador home has recorded a priced deed since unit 101 at $565,000 in July 2015 (OR 5178/3957). The record, in other words, was set by a smaller home, and the larger plans have no recent in-building comparable at all.

Two Years Without a Priced Deed

Since 27 August 2024, the Collier County roll shows no priced Parador deed of any kind, qualified or not, through 29 August 2026. The only instruments recorded at the building in the last 36 months other than the unit 402 sale are nominal transfers on unit 401 (16 October 2023, OR 6301/1718, with three more in July 2023 just before the window), the kind of deed typically used for trust, estate or title work; the county gives no reason and we do not guess. For a seller, that silence cuts both ways: there is no fresh building comparable to anchor a price, and there is no competing resale to undercut one.

Every Qualified Parador Sale Since 1982

This is the building’s complete qualified-sale record on the county roll, oldest first. It is the evidence behind every statement on this page about Parador prices.

Source: Collier County roll and sales file, files dated 29 August 2026; our per-square-foot arithmetic. Dates before 1991 are shown by month because the county records them to the first of the month.

The Deeds the County Did Not Qualify

Twenty-one other Parador deeds carry real prices but no qualified flag. The most recent five are unit 303 at $560,000 (23 November 2020, OR 5851/1609), unit 102 at $515,000 (18 June 2019, OR 5650/741), unit 102 at $406,400 (5 November 2015, OR 5214/1507), unit 503 at $500,000 (26 March 2014, OR 5022/3281) and unit 304 at $640,000 (3 June 2013, OR 4928/2842). The highest unqualified price on the roll is $799,000 for unit 304 on 1 April 2005 (OR 3764/1178). The earliest, in June and August 1981, are likely the developer’s first conveyances. The county’s reason codes are not in its public extract, and we do not guess at them; we treat all twenty-one as the county does, and none of them enters any figure above.

Parador Prices by Decade

Source: Collier County sales file; our arithmetic. Each period mixes plans and floors, so the rows are indicative, not an index. The final row is a single transaction, not a median in any useful sense.

Same Home, Two Sales

A few Parador homes have more than one qualified sale on record, which is the closest thing to a like-for-like price history an eighteen-home building has. Unit 402 went from $395,000 (26 August 2010, OR 4599/1295) to $1,150,000 (27 August 2024), up 191 percent in fourteen years; the same home had sold for $189,000 in 1982 and $399,000 in 2004. Unit 201 went from $280,000 (April 1999) to $525,000 (August 2013), up 88 percent in about fourteen years. Unit 403 went from $222,000 (April 1998) to $375,000 (April 2010), up 69 percent in twelve years. Unit 404 went from $245,000 (November 1997) to $660,000 (March 2007), up 169 percent in about nine and a half years. Condition and renovation between sales are not in the public record, so treat these as individual stories, not a building index.

What the County Says a Parador Home Is Worth

The Collier County roll values The Parador almost uniformly by the square foot, about $525 to $547, and adds $10,000 for each floor up within a stack (tax year 2026 preliminary roll, files dated 29 August 2026).

The eighteen values total $15,737,450, the median is $948,825 and the range runs from $739,725 to $990,250. Just value is the appraiser’s mass-appraisal estimate as of 1 January, not a price: unit 402 carries $769,725 on the 2026 roll against its $1,150,000 sale, and that gap is normal for a January assessment set against an open-market sale, not evidence that the home is undervalued. An online automated estimate built on the county roll will read The Parador’s plans correctly and its best-presented homes poorly.

The Wider Market That Contains The Parador

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, months of supply stood at 7.1, and condominiums took a median 147 days to sell and closed at 92.5 percent of list price (NABOR July 2026 statistics). Those are one-month, area-wide condominium MLS figures, not Parador figures, and they are not the same metric as a building’s recorded deeds. We print them for orientation only and draw no comparison from them.

Our Read of The Parador Market

The Parador is an eighteen-home building where owners stay for decades, so a price there is made by the specific home and the specific season, not by the building’s average. The 2024 sale showed what a well-positioned 1,409-square-foot home could bring; the larger 1,810-square-foot and fifth-floor 1,773-square-foot homes have no recent in-building sale at all, so their pricing leans on the county’s values, on recent sales in comparable Gulf Shore Boulevard buildings and on condition. A buyer should expect few choices at any one time; a seller should expect a buyer to ask how an asking price relates to the single 2024 deed. That is the question our valuation answers before a listing goes live.

Ready to Sell or Buy at The Parador? Talk to the Team That Read All 18 Parcels

The Parador is one of twelve condominiums in Coquina Sands, and in the 60 months to 29 August 2026 only one of its eighteen homes recorded a qualified sale, unit 402 at a record $1,150,000. In a building that small and that quiet, the seller who prices to the plan and the condition, with the milestone summary, the reserve study and an accurate description of the beach walk already in the file, is the seller who sets the next benchmark.

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

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

How Did The Parador Come to Be?

The Parador came to be in 1980 and 1981: its association was incorporated on 24 November 1980, its declaration of condominium was recorded on 31 December 1980, its elevator was installed in 1980, and the City and the county both date the six-story building to 1981, with the first priced deeds recorded in June 1981.

The Paper Trail, in Order

The sequence is the ordinary one for a developer-built Florida condominium of the period: the association formed first, the declaration was recorded before the first sale, and the developer conveyed units through 1981 and early 1982.

Who Built It

No City record, state registration or news item we read names the original developer. The recorded declaration names the declarant, and the association’s original articles on file with the Division of Corporations list its incorporators; both are the route. We do not name a developer we cannot source.

The Declaration of 1980

The state records the declaration as recorded on 31 December 1980 (DBPR condominium projects extract). Its Official Records book and page are not cited in any public source we could open, so we do not publish one; the instrument is on file with the Collier County Clerk of Courts, and a title search or the seller’s document package supplies it. Florida requires a seller to deliver the declaration to a buyer in any case (Fla. Stat. §718.503).

1200, Not 1250

The state’s elevator record carries the address “1250 Gulfshore Blvd N”, while the association’s current corporate record lists only its manager’s office at 2340 Stanford Court, Naples. The City of Naples address layer has no 1250 Gulf Shore Boulevard North at all; the only 1250 Gulf Shore address in the City is on Gulf Shore Boulevard South, about two miles away (City of Naples GIS address points). The City’s 1200 address point carries the condominium master folio 15750000002, and every one of the 18 county parcels reads 1200 Gulf Shore Blvd N. The address is 1200. When you order title work, insurance or an estoppel certificate, use 1200 Gulf Shore Blvd N, Naples, FL 34102, the unit number, and both spellings of the name the state uses.

“Pardor” in the State’s Files

The Division of Florida Condominiums registers the project as “PARDOR THE, A CONDO” and its managing entity as “PARDOR CONDO ASSN., INC.”, entity MA00014356, care of Anchor Associates, Inc., 2340 Stanford Court, Naples (DBPR condominium projects extract). The Florida corporation record spells it correctly, Parador Condominium Association, Inc. The state also still carries the building’s legacy ZIP code, 33940. None of this affects ownership; all of it affects whether a buyer’s title agent, lender or insurer finds the right record on the first search.

The Name

A parador, in Spanish, is an inn, and Paradores is the name of Spain’s state-run historic hotels; add the fact that Naples is also the English name of Napoli, and a search for “Parador Naples” returns Italian and Spanish travel pages as often as it returns this building. The Parador on this page is the 18-unit condominium at 1200 Gulf Shore Boulevard North in Naples, Florida.

The Land Under the Building

The City’s GIS carries the land under The Parador as parcel 06230440007, about 1.29 calculated acres in Section 33, Township 49 South, Range 25 East, a corner lot on the southeast corner of Gulf Shore Boulevard North and Yucca Road (City of Naples GIS parcels). The City’s building footprint for the tower covers about 14,620 square feet in plan (City of Naples GIS building footprints). Eighteen homes on 1.29 acres is about 14 units per acre, just under the 15-per-acre cap of the building’s R3-15 zoning, a fact that matters for rebuild rights and is covered in the zoning section.

Forty-Five Years of Owners

The roll tells a story of unusual tenure. Unit 301’s last priced deed was in 1986; units 202, 401 and 404 last recorded a priced deed in 2007; unit 203 in 2004 and unit 302 in 2001 (Collier County sales file). Eleven of the eighteen homes have not recorded a priced deed since 2013 or earlier. Owners who buy at The Parador tend to keep what they buy, which is why the market snapshot above has so few recent rows.

The Residences: Eighteen Homes of 1,409 to 1,810 Square Feet

The Parador’s residences are eighteen condominium homes in three plans on the Collier County roll: eight of 1,810 square feet, eight of 1,409 square feet, and two of 1,773 square feet on the fifth floor. Floors one through four hold four homes each; the fifth floor holds two, units 502 and 503.

The Building at a Glance

How to Read a Parador Unit Number

The first digit is the floor and the last two are the stack. The 01 and 04 stacks carry the 1,810-square-foot plan on every floor they appear; the 02 and 03 stacks carry the 1,409-square-foot plan; and the fifth floor has only two homes, 502 and 503, at 1,773 square feet each. Every unit parcel on the roll carries the same street address, 1200 Gulf Shore Blvd N, and a folio in one sequence from 15750040004 to 15750720007, with the condominium’s master folio, 15750000002, on the City’s address point (City of Naples GIS address points). Title work and insurance should always carry the unit number.

Three Plans, and How They Price

On the county’s 2026 values the 1,810-square-foot homes run $960,250 to $990,250, the 1,409-square-foot homes $739,725 to $769,725, and the two fifth-floor 1,773-square-foot homes $948,825 each. The county’s per-foot rate is nearly flat across plans, so the larger homes are valued higher almost exactly in proportion to their size. The market has only one recent data point, a 1,409-square-foot home at $816 a foot in 2024, so whether a larger Parador home commands the same rate per foot today is untested by a recent sale in the building.

The 01 and 04 Homes

The eight 1,810-square-foot homes sit in the stacks numbered 01 and 04, which by number are the end positions of each floor. That suggests corner exposures, but the orientation of each stack is not in any public record we read, so we do not publish it. These are the building’s largest homes, and the qualified sales on record for them run from $200,000 in 1986 to $660,000 in 2007, with $565,000 in 2015 the most recent.

The 02 and 03 Homes

The eight 1,409-square-foot homes sit in the 02 and 03 stacks. They are the building’s most frequently traded plan on the roll, with qualified sales on record from 1982 through 2024, and they hold the building’s record: unit 402 at $1,150,000 in August 2024.

The Fifth Floor

Units 502 and 503 are the only homes on the top residential floor, each 1,773 square feet on the county roll. Unit 503’s first qualified sale was $240,000 in April 1982, then the highest price in the building; unit 502 last recorded a qualified sale at $541,000 in March 2017. Some marketing describes the fifth-floor homes with a larger square footage than the county’s; that difference may be under-air against total area including terraces, and it is not verified. We publish the county’s figure and measure before we list.

Bedrooms, Baths and Exposures: What Is Not in the Public Record

The county records area, not rooms. Bedroom and bath counts for Parador plans are not in any government record we read, and an earlier description of the building as offering two- and three-bedroom plans was unsourced. We will not publish a room count from a listing description. We show buyers the plans in person, and we ask the association for its floor plans when a sale is under way.

What the Association Maintains and What the Owner Maintains

Under Florida’s condominium law the association maintains the common elements and the owner maintains the unit, with the declaration drawing the line between them; the Parador declaration is the document that says where the line falls for windows, balcony surfaces, air conditioning and interior plumbing. The association must carry “adequate property insurance” on the building regardless of what the declaration says (Fla. Stat. §718.111(11)), and each owner carries an HO-6 policy for the interior, contents and loss assessment coverage. Florida sets a floor for that last item: an HO-6 policy must include at least $2,000 of loss assessment coverage (Fla. Stat. §627.714).

Renovating a 1981 Home

A Parador renovation is a City of Naples permit, a condominium approval and, in Zone AE, a flood-rule calculation. The City counts a project whose cost reaches 50 percent of the structure’s market value as a substantial improvement that must bring the building into flood compliance (City of Naples, development in the floodplain); in a condominium the structure is the whole building, so a single unit renovation rarely approaches that line, but the association tracks it. Ask the association for its alteration rules and contractor requirements before you plan work, and check the City’s permit records for the unit’s history (City of Naples permit search). Many 1,409- and 1,810-square-foot Parador homes have not changed hands since the 1990s or 2000s, so a buyer should expect a wide spread of condition from one unit to the next.

What Amenities Come With a Parador Residence?

The Parador’s amenities, on the public record, are a state-permitted swimming pool on the grounds and one hydraulic passenger elevator serving six landings. Parking arrangements, storage, a generator, lobby security and any deeded beach access are not verified in any public record, and the beach itself is the public beach at Lowdermilk Park.

The Pool

The Florida Department of Health’s public pool database lists the “Parador Condominium Swimming Pool” at 1200 Gulf Shore Blvd N under permit 11-60-02938 (Florida Department of Health, public pool and spa inspections). The database row we read carried no recent inspection date or result, so we report the permit and nothing more. Whether the pool is heated, its hours and its guest rules are association matters; a listing that promises a heated pool should be checked against the association’s budget line for pool heating.

The Elevator

One hydraulic passenger elevator, state license 29999, installed in 1980 by West Coast Elevator Co, 2,500-pound capacity, six landings, 45 feet of travel at 125 feet per minute, under a service contract with General Elevator Solutions LLC; it passed state inspection on 18 May 2026, holds a certificate of operation to 1 August 2027, and its alternate power status is recorded as compliant (DBPR elevator extract; DBPR elevator safety public records). The state’s current-year elevator permit file shows no modernization permit for the building (DBPR elevator permits extract). A hydraulic car that is forty-six years old is working and inspected, and it is also one of the first lines a buyer should find in the reserve study.

Parking

How Parador owners park is not stated in any public record we read. The City’s six stories against five numbered residential floors is consistent with a ground level used for parking, lobby or both, but no primary source confirms it, and we do not describe a garage or covered spaces as fact. How many spaces each home has, whether they are assigned or limited common elements, and whether guest parking exists are answered by the declaration and the estoppel; we confirm it in writing before a buyer’s inspection period ends.

Storage, Lobby, Generator and Security

Owner storage, a secured lobby, a building generator and a fitness room have all been attributed to The Parador in unsourced descriptions. None is on a public record we read. Each is a question for the association and a showing, and each belongs in writing in the purchase file if it matters to you.

Management

The state lists the association’s managing entity as care of Anchor Associates, Inc., 2340 Stanford Court, Naples 34112 (DBPR condominium projects extract). Anchor Associates is also the registered agent on the association’s corporation record. The estoppel certificate request goes to the association through its manager.

The Beach Is Public, Not Private

The Parador’s beach is Lowdermilk Park and the public Gulf beach it opens onto, about a four-minute walk north. Florida’s beaches seaward of the mean high-water line are public, and Lowdermilk is the City’s beachfront park in Coquina Sands, with restrooms, showers, a concession and beach wheelchairs (City of Naples, Lowdermilk Park). An owner walking in does not need a beach parking permit; guests who drive do.

What Is Not Verified

Assigned parking counts, guest parking, covered parking, storage lockers, a social room, bicycle storage, EV charging, a generator, security staffing, impact windows building-wide and a heated pool are all unverified for The Parador. Some appear in listing descriptions; listing descriptions are not a source we publish from. The association, the declaration and a showing settle them.

What Are the Condo Fees and Property Taxes at The Parador?

The Parador’s condominium fees are not published anywhere public: Parador Condominium Association, Inc. is a condominium association, not an HOA, it has no website, and no recurring assessment figure appears in any record we read. Property taxes are public: the median 2026 roll bill across the 18 homes is $6,798.27.

The Condominium Assessment: Where the Number Lives

Every Parador owner pays a share of the association’s budget as a regular assessment. We do not publish a figure, because no primary source states one. The two documents that do are the estoppel certificate and the budget. Florida requires the association to deliver an estoppel certificate within 10 business days of a written request, caps the fee, and bars any fee if the association misses the deadline (Fla. Stat. §718.116(8)). The estoppel states the regular assessment, its frequency, any special assessment levied and whether the board must approve the buyer. The budget and the year-end financial report, which the association must prepare under Fla. Stat. §718.111(13), show what the assessment pays for and how much goes to reserves.

Special Assessments

No special assessment for The Parador appears in any public record we read. That is absence of evidence, not evidence of absence: the association publishes no minutes online, and the county’s lien records are not a source for this page. A 1981 building under Florida’s new structural reserve rules, with a 1980 elevator, is exactly the kind of building where a board may have levied or planned one. The estoppel certificate and the board minutes answer it, and a seller must disclose a known special assessment.

Property Taxes on a Parador Residence

Source: Collier County roll, files dated 29 August 2026; our arithmetic.

The Homestead Effect, Side by Side

The clearest illustration on the roll is two 1,409-square-foot homes one floor apart. Unit 203, homesteaded, carries a just value of $749,725 and a total tax bill of $3,579.52; unit 303, not homesteaded, carries $759,725 and $6,529.59 (Collier County roll, 2026). The difference is almost entirely the homestead exemption and the Save Our Homes cap on the homesteaded owner’s assessed value, and neither transfers to a buyer.

The Millage Stack

A Parador residence sits inside the City of Naples and pays about 9.05 mills of total ad valorem tax on tax year 2025 adopted rates (Florida Department of Revenue, Collier County Table 1; City of Naples millage page). The Parador has no bay frontage and is not one of the bay-front Coquina Sands lots in the Moorings Bay Special Taxing District, so the district’s small add-on should not appear on its bills; confirm on the tax bill (City of Naples, Moorings Bay district). 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 Parador buyer: first full-year taxes are about the purchase price times 0.0090514, less the homestead exemptions if you will homestead. A purchase at the 2024 record of $1,150,000 runs about $10,409 a year before any exemption; a purchase at $950,000 about $8,599 (our arithmetic on the 2025 adopted millage).

Homestead and Portability

A buyer who makes a Parador home a permanent Florida residence by 1 January and files by 1 March receives the homestead exemption and the Save Our Homes cap (Fla. Stat. §196.031), and may carry up to $500,000 of accumulated benefit from a prior Florida homestead (Florida Department of Revenue, portability guidance PT-112; homestead exemption PT-113). Seven Parador owners homestead today, including every owner on the second floor.

The Parador’s Layered Costs: Association, Insurance, Taxes and Utilities

The Parador’s layered costs are simpler than most Naples condominiums’: one condominium association, no master association, no community development district and no mandatory neighborhood fee. The layers a Parador owner does carry are the association assessment, property taxes, the owner’s own HO-6 and flood cover, and City utilities.

Layer by Layer

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 Parador owner is required to join (Coquina Sands Association; Fla. Stat. §720.301). The City’s GIS layer of neighborhood associations returns “Coquina Sands” at The Parador’s point, which describes that voluntary association’s area, not a mandatory HOA (City of Naples GIS neighborhood associations).

Insurance Is the Cost That Moves

The association’s master policy premium, deductible and flood coverage are not public; they are in the budget and the insurance declarations a seller delivers. 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). That is a county average, not a Parador figure. 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 eighteen units is $4,500,000 of building coverage (our arithmetic); any excess flood layer the association buys is in its declarations.

Utilities

City of Naples water, sewer and solid waste, and Florida Power and Light for electric (City of Naples Solid Waste Division). Whether water, cable or other services are billed to the association or to each unit is a budget question for the estoppel.

What a Buyer Should Total Before Offering

Add the regular assessment from the estoppel, any special assessment balance, a first-year tax estimate at the purchase price, an HO-6 quote with loss assessment coverage, a flood quote if your lender requires one, and utilities. At The Parador two of those numbers, the assessment and the insurance, are only knowable from the association’s documents, so we request them before the inspection period, not after.

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

The Parador is governed by its Declaration of Condominium, recorded on 31 December 1980, with the association’s articles, bylaws, rules and any recorded amendments, all read against Chapter 718 of the Florida Statutes. None is published online, and at 18 units the association need not post them; a seller must deliver them to a buyer.

The Documents, and Where Each One Lives

Why There Is No Association Website

Florida requires a condominium association managing 25 or more units to post its governing documents, budget, financial report, milestone reports and reserve study on a website or app (Fla. Stat. §718.111(12)(g)). The Parador has 18 units, so the rule does not reach it, and we found no association website. Its neighbor Eleven Hundred Gulfshore Club, at 39 units, is inside the rule. For a Parador buyer the documents arrive through the resale disclosure package, not a public page.

What Florida Law Says the Seller Must Hand Over

On a Parador resale, each prospective purchaser is entitled, at the seller’s expense, to the declaration, articles, bylaws and rules, the annual financial statement and budget, the inspector-prepared summary of any milestone inspection, the association’s most recent structural integrity reserve study or a statement that none has been completed, and the association’s frequently asked questions document (Fla. Stat. §718.503(2)(a)). If those documents are not delivered more than seven days, excluding weekends and legal holidays, before the buyer signs, the contract is voidable by the buyer by written notice within seven days after the buyer receives them. For a seller that is a timing rule; for a buyer it is a safety valve.

Approval of a Buyer, and Rights of First Refusal

Many Florida condominiums of The Parador’s age require the board to approve a sale or reserve a right of first refusal. Whether The Parador’s declaration does, and on what timetable, is not on any public record we read. The estoppel certificate states whether board approval is required, and the declaration states the process. Build the approval window into the contract, not after it.

Leasing, Pets, Vehicles and Alterations

Leasing minimums, pet limits, vehicle rules and alteration procedures at The Parador are set by the declaration and the rules, and no public source states them. Unsourced descriptions of the building’s leasing rules online disagree with each other, one giving a 90-day minimum once a year and another a four-month minimum, which is itself a reason to read the documents rather than a summary. We do not publish a figure for any of them. Two outside rules apply regardless of the documents, and we cover them in the rental section: the City’s zoning bar on transient lodging, and Florida’s protection of existing owners when a rental amendment passes.

Amendments and Owner Votes

An eighteen-owner association amends its documents with very few votes, which cuts both ways: a determined majority can change a rule quickly, and a single owner’s objection weighs more than it would in a large tower. Florida protects owners from one kind of change in particular: an amendment that prohibits or restricts renting applies only to owners who consent and to owners who take title after it takes effect (Fla. Stat. §718.110(13)).

Who Runs the Association

Parador Condominium Association, Inc. is run by a volunteer board of owners listed on its annual report with the Division of Corporations, and it is managed through Anchor Associates, Inc., according to the state’s condominium record (DBPR condominium projects extract). The Division of Corporations record, re-read on 29 September 2026, shows the corporation active, its 2026 annual report filed on 28 April 2026 and Anchor Associates, Inc. as registered agent (Florida Division of Corporations). We do not publish owner names.

Is The Parador a 55+ Community?

The Parador is not a registered 55+ community on any public record we read. No age restriction appears in the state’s condominium record, the City’s files or the county roll, and Coquina Sands has no age-restricted housing designation. Whether the declaration limits occupancy by age is answered by the declaration itself.

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. A building that does not meet those tests cannot lawfully exclude families with children. Nothing in The Parador’s public record suggests it operates as 55+ housing; ask the association in writing if age is a factor in your purchase.

Who Actually Lives Here

The public record describes ownership, not age. Seven of eighteen homes are homesteaded primary residences, eight owners mail outside Florida, and the Gulf Shore Boulevard corridor tract of Coquina Sands is heavily seasonal in Census data, with about 49 percent of housing units held for seasonal use (US Census Bureau data). The Parador is more owner-occupied than that corridor average, and it is not an age-restricted building.

Can You Rent Out a Parador Condo?

Renting a Parador condo is governed first by the declaration and rules, which are not published, and then by two public rules: the City of Naples does not permit transient lodging in the R3-15 zoning district that covers the building, and Florida law protects current owners from new rental restrictions they did not vote for.

The City’s Rule: No Transient Lodging in R3-15

The City’s GIS maps The Parador in the R3-15 multifamily district (City of Naples GIS zoning), and the district’s permitted uses are single-family residences, multifamily residences and accessory structures; transient lodging is not among them (Naples Code, Chapter 58, Division 12). The City does not run a short-term rental permit program; it enforces through its definition of a transient lodging facility, with a published 30-day minimum and a narrow exception for a rental of under 30 days no more than three times in a calendar year, and it prohibits advertising a property as available for less than 30 days (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).

The Association’s Rule

Whether The Parador’s declaration sets a longer minimum lease, limits the number of leases a year, requires board approval of tenants or bars leasing in the first years of ownership is in the declaration and rules, which we do not have in public form. Published summaries of the building’s leasing rule conflict with each other, so none can be relied on. The estoppel certificate and the document package answer it. A buyer who plans to rent should read the leasing article before signing, not after closing.

The Grandfather Rule

If the owners amend the declaration to prohibit rentals, change the rental term or limit how often a unit may be rented, the amendment applies only to owners who consent and to owners who acquire title after it takes effect (Fla. Stat. §718.110(13)). A buyer takes title under the rules in force at closing, including any amendment passed before it.

What the Market for Parador Rentals Looks Like

With seven homesteaded owners and a building of eighteen homes, The Parador is not a rental building in practice, and its year-round core is part of what buyers pay for. Seasonal leases of a month or more are the only rental the City’s zoning allows, and whether the association permits them, how often and with what approval is the document question above.

Taxes on Rental Income

Rentals of six months or less owe Florida’s transient rental tax and Collier County’s tourist development tax on the rent (Fla. Stat. §212.03). A seasonal lease of one to six months is inside that window, and the owner, or the owner’s agent, is responsible for registering and remitting.

Pet Rules at The Parador

The Parador’s pet rules are set by its declaration and rules and are not published in any public record we read, so we state no limit, size or breed rule. An unsourced claim that pets are generally not permitted is a question, not an answer. What is public: no dogs on City of Naples beaches.

What the Public Record Says

Nothing, for the building itself. The declaration and the association’s rules decide whether pets are allowed, how many, and whether tenants may keep them. Ask for the pet provisions in writing with the document package; a pet rule is one of the few that can end a purchase outright, and in an eighteen-unit building with one elevator it is also a daily-life question.

Dogs and the Beach

The City of Naples prohibits animals on its beaches, and the Naples Police Beach Patrol lists pets on the beach among its enforced prohibitions (Naples Police Beach Patrol). That applies at Lowdermilk Park, The Parador’s beach. Dog owners in Coquina Sands use the Naples Dog Park on Riverside Circle, the leashed loop at Baker Park and the Gordon River Greenway, each roughly two miles east (Baker Park; Gordon River Greenway).

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. A pet rule in the declaration does not override that; the association may request the documentation the law allows.

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

The Parador is on the City of Naples 2024 milestone inspection list as a six-story, 1981 building, so its first milestone inspection was due by 31 December 2024, and as a condominium of three or more stories it owed a structural integrity reserve study by 31 December 2025. Whether either was completed is not on the public record.

The Milestone Inspection: What Was Due and When

Florida requires a milestone inspection of every condominium or cooperative building 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 initial inspection before 31 December 2024 (Fla. Stat. §553.899). A 1981 building turned 30 in 2011, long before the program began, so The Parador was due by the end of 2024. The City of Naples lists “PARADOR, THE A CONDOMINIUM, 1200 GULF SHORE BLVD N” with 6 stories and 1981 on its 2024 list (City of Naples 2024 milestone buildings), and its program page applies the rule to buildings three stories or more (City of Naples milestone inspections). Phase one is a visual examination; phase two follows only if the inspector finds substantial structural deterioration. Within 45 days the association must give every owner the inspector’s summary.

What the Public Record Does Not Show

Whether The Parador’s milestone inspection was completed, whether it triggered a phase two, and what it recommended are not published by the City and were not on any record we could read. We do not know whether it was completed, and we do not report a completion date or a result. The City’s list tells you which buildings were required to inspect, not which ones did. The seller’s inspector-prepared summary is the document that answers it, and Florida law entitles a resale buyer to it; a City Building Department records request is the second route.

The Structural Integrity Reserve Study

Associations that existed on or before 1 July 2022 must have a structural integrity reserve study completed for each building three stories or higher; the 2025 law set the deadline at 31 December 2025 (Fla. Stat. §718.112(2)(g); HB 913 of 2025, enrolled). At six stories The Parador is squarely inside the rule. The study must cover the roof, structure, fireproofing and fire protection, plumbing, electrical, waterproofing and exterior painting, windows and exterior doors, and any other item over the indexed deferred-maintenance threshold. Whether The Parador has completed and reported its study is not determined. The state’s reporting database sits behind a verification screen we could not query, and it carries the project under the misspelled name “Pardor”, so a manual lookup should search “Parador”, “Pardor” and the managing entity number MA00014356 (DBPR SIRS reporting and database; DBPR condominium inspections). Ask the seller for the most recent study, or the association’s written statement that none has been completed; §718.503 entitles a resale buyer to one or the other.

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, added flexibility for older buildings: structural reserves may be funded by regular or special assessments, lines of credit or loans; a board may borrow to fund milestone repairs without a further owner vote if the loan is disclosed; and an association that completed a milestone inspection in the prior two years may pause reserve contributions for up to two budgets to fund the recommended repairs (HB 913 of 2025). At an eighteen-owner building every one of those choices lands on eighteen households, so it matters which the board made.

The Elevator Is a Reserve Question

The Parador’s single hydraulic elevator was installed in 1980 and has no modernization permit in the state’s current-year permit file (DBPR elevator permits extract). It passed inspection in May 2026, so it is safe to ride; the question is what the reserve study says about its remaining useful life and what the budget sets aside to modernize it. In a one-elevator building, modernization also means a period without an elevator, which a board plans for and a buyer on an upper floor should ask about.

Concrete Restoration and the Building Itself

No balcony or facade concrete restoration, roof, window or Hurricane Ian repair project for 1200 Gulf Shore Blvd N appears in the City records or news we searched. That is absence of evidence only; the City’s permit system sits behind a verification screen we did not pass, and the milestone summary and reserve study describe the building’s condition (City of Naples permit search; City of Naples CityView permit locator).

The Buyer’s Script

Ask for the phase one milestone report and the inspector’s summary; the phase two report if one was triggered; the structural integrity reserve study or the association’s statement that none was completed; the current budget showing reserve funding for each structural component; whether the board has approved a special assessment, line of credit or loan; whether it has paused reserve contributions; and the permits pulled to carry out any recommended repairs. At The Parador add two items: what the reserve study says about the 1980 elevator, and whether any exterior structural work has needed a state coastal permit, for the reason explained in the zoning section.

Hurricanes, Flood Zone and Insurance at The Parador

The Parador sits in FEMA Zone AE with a base flood elevation of 10 feet NAVD88 across most of the building, stepping to 9 feet at its north end toward Yucca Road, on panel 12021C0391J, effective 8 February 2024. There is no coastal high hazard VE zone on the parcel. It is in Collier County hurricane evacuation Zone A.

The Flood Zone, Measured Across the Parcel

We queried FEMA’s National Flood Hazard Layer on 26 September 2026 on a grid across The Parador’s parcel, three points from west to east on each of five lines from south to north (FEMA NFHL, flood hazard zones).

Base flood elevations in feet NAVD88. The City’s own flood layer at the address point agrees: Zone AE, static base flood elevation 10, subtype coastal floodplain (City of Naples GIS FEMA zones). The effective map is FIRM panel 12021C0391J, effective 8 February 2024 (FEMA NFHL, FIRM panels; City of Naples 2024 flood insurance rate maps).

What AE Means Here, and What It Does Not

The City defines Zone AE as an area subject to inundation by the 1 percent 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 VE zone and no Limit of Moderate Wave Action touch The Parador’s parcel; the nearest mapped wave-action line lies to the northwest, around Lowdermilk Park on the Gulf side of the boulevard (FEMA NFHL map service). That is one real advantage of an inland-side building over its Gulf-front neighbors. It does not make the building dry: AE 10 still means a mapped 1 percent annual chance flood elevation of 10 feet, and a ground level sits below it. An elevation certificate, not a map, sets the building’s flood rating; ask the association for one.

New Flood Maps Are Coming

FEMA issued a preliminary flood insurance rate map for Collier County and the City of Naples on 20 March 2025; 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). We did not check The Parador’s preliminary zone parcel by parcel for this edition and make no claim about a new map for this address; any buyer can check it on FEMA’s viewer (FEMA Flood Map Changes Viewer).

Evacuation Zone A

Collier County’s hurricane evacuation layer places The Parador in Zone A, the first zone ordered to leave (Collier County hurricane evacuation zones; Florida Division of Emergency Management, Know Your Zone). Owners should plan to leave when Zone A is ordered, whatever floor they live on: the building may stand, but power, water and the elevator may not, and the boulevard itself floods. The City’s coastal high hazard area layer puts the address inside its category 2 storm polygon, with modeled surge of 7.4 to 11.9 feet in the City’s 1991 dataset (City of Naples GIS coastal high hazard area).

Hurricane Ian and The Parador

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; NOAA inundation history, Naples gauge 8725110). Lowdermilk Park’s north playground was destroyed. No damage report, repair permit or insurance assessment specific to The Parador appears in the City records or news we searched, and we do not speculate about one. The building’s permit history, the association’s minutes and a seller’s disclosure are the route.

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 Parador-specific damage from either appears in the records 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 1200 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). That is the standard for new construction today; it says nothing about the 1980 design of the building. Window and door permits, and a wind mitigation inspection for the unit, tell a buyer what protection is actually installed (FLOIR wind mitigation resources).

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, wind deductible, flood coverage and premium are in the documents a seller delivers, not in public. Because the building is in Zone AE, a federally backed mortgage requires flood coverage, and a new NFIP policy carries a 30-day waiting period, so build it into the closing calendar (FEMA flood insurance). A cash buyer is not required to buy flood insurance, and in Zone AE should consider it anyway. 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, the large majority of condominium unit-owner policies are written in the voluntary market, with Citizens holding the rest (FLOIR stability report).

Which Schools Serve The Parador?

The Parador is zoned to Lake Park Elementary, Gulfview Middle and Naples High School, the three Collier County public schools that serve Coquina Sands, and all three carry a Florida Department of Education grade of A for 2025-26. Confirm any address with the district’s attendance zone tool before relying on it.

The Three Assigned Schools

Sources: Collier County Public Schools 2026-27 attendance zone locator; FDOE school grades; NCES Common Core of Data; drive times routed from the building’s Census-geocoded point, free-flow, 26 September 2026. Naples High’s figure is the neighborhood anchor measured from Banyan Boulevard because its address did not geocode on the Census service. The district’s tool was run for Coquina Sands and found no split anywhere in the neighborhood; we did not run 1200 Gulf Shore Blvd N separately, so run your exact address before you rely on it (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, most Parador families will not need it, and with seven homesteaded owners The Parador is one of the Gulf Shore buildings where a school zone can matter.

Private Schools Nearby

St. Ann Catholic School on Eighth Avenue South is the closest private school to Coquina Sands, about two miles away, 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.

City Permits, Zoning and the Coastal Line at The Parador

The Parador is zoned R3-15 multifamily by the City of Naples, a mid-rise district with a 60-foot height limit and a cap of 15 units per net acre; at 18 units on about 1.29 acres the building sits just under it. The City’s mapped Coastal Construction Control Line appears to cross the site; confirm with the state.

The Zoning, Line by Line

R3-15, Not R3-15 Coquina Sands

Coquina Sands also has its own district, R3-15 Coquina Sands, with a limit of two habitable stories and 35 feet (Naples Code, Chapter 58, Division 13). The City’s GIS maps The Parador in plain R3-15, the same polygon as Eleven Hundred next door, not in the Coquina Sands variant. Because the difference between the two districts is the difference between a six-story building and a two-story one, anyone relying on rebuild rights should get a zoning verification letter from the City’s Planning Department rather than rely on a map.

Density and Rebuild Rights

Eighteen units on 1.29 calculated acres is about 14 units per acre, just under R3-15’s 15 per net acre (our arithmetic; GIS acreage is calculated, not surveyed, and “net acre” may differ). Two practical consequences: a rebuild on this parcel under today’s rules could not add units, and the building does not appear to depend on grandfathered density the way some older neighbors do. Its height and whether it conforms to today’s height and setback rules are not in any public record we read, and we do not call it conforming or nonconforming; the zoning verification letter answers it.

The Coastal Construction Control Line

The state’s Coastal Construction Control Line marks where Florida regulates construction for beach and dune protection, and structures seaward of it may need a state permit for structural work (Fla. Stat. §161.053; FDEP Coastal Construction Control Line program). The City’s mapped line appears to cross the Parador site, unusual for a building on the inland side of the boulevard (City of Naples GIS coastal construction control line). The City’s layer is a digitized copy, not the state’s survey, so confirm the line’s position with FDEP before relying on it (FDEP coastal open data, CCCL layer). If it holds, some exterior structural work at The Parador could need a state coastal permit, and the R3-15 height bonus that depends on a structure not being subject to the line would not be available; ask the association how past exterior projects were permitted.

Permits on File

The City’s permit history for 1200 Gulf Shore Blvd N was not retrieved for this edition; the City’s permit system sits behind a verification screen. Look there for the milestone report submission, roof, window and impact-glass permits, any concrete work and any Ian-related repairs (City of Naples permit search). The state’s current-year elevator permit file shows no elevator permit for the building (DBPR elevator permits extract).

What the Neighbors Have Filed

Directly across the boulevard, The Whitehall’s association won design approval in January 2024 to rebuild its storm-damaged service rooms above flood level, and in 2026 filed a nonconformity petition for a rooftop generator whose outcome we have not verified (City of Naples, Design Review Board agenda, 24 January 2024; City of Naples, Whitehall Petition 26-N1 application). Diagonally across the boulevard to the south, the former Bahama Club site at 1121 Gulf Shore Blvd N is the subject of a six-story, twelve-residence design review application (City of Naples, 1121 Gulf Shore Blvd N application). Neither changes The Parador’s zoning; both shape the view from the boulevard.

What Is Being Built Near The Parador?

Near The Parador, Coquina Sands is in the largest redevelopment cycle in its history: Naples Beach Club, A Four Seasons Resort opened in November 2025 at the neighborhood’s south end, Olana Naples is planned across the boulevard at 1121, Rosewood Residences Naples is rising at 1601, 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 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 (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, from development (City of Naples, conservation easement). For a Parador owner the resort is a dining, spa and golf neighbor inside Coquina Sands, not an amenity included with the condominium.

Olana Naples Residences, 1121 Gulf Shore Blvd N

On the Gulf side of the boulevard, diagonally across and south of The Parador, the former Bahama Club site is planned as Olana Naples: twelve estate residences over six stories by Kolter Urban with BH Group, priced from $30 million (Kolter Urban, Olana Naples; City of Naples, 1121 Gulf Shore Blvd N application). For Parador owners it means construction traffic on the boulevard, and a new Gulf-front benchmark a few hundred feet away.

Rosewood Residences Naples, 1601 Gulf Shore Blvd N

Forty-two residences in two buildings by The Ronto Group with Rosewood Hotels and Resorts, topped off on 1 August 2025, with completion targeted for late 2026 (The Ronto Group, Rosewood Residences Naples; Gulfshore Business).

Harbour House, 1624 to 1672 Gulf Shore Blvd N

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

Ocean Terrace, 1500 Gulf Shore Blvd N

Farther north on the east side, the former Ocean Terrace condominium now sits on a single county parcel that recorded a $16,000,000 transfer in June 2023, flagged non-qualified, and a design review petition proposes four residences there; its condominium association was administratively dissolved in September 2024 (Collier County roll; City design review petition; Florida Division of Corporations). It is a reminder that small older buildings on this boulevard can be bought out whole. No evidence of any offer, assemblage or termination proposal for The Parador appeared in anything we read, and absence of evidence is not evidence of absence.

What the New Buildings Mean for The Parador

New product priced in the tens of millions a few hundred yards away confirms the land value under the boulevard and widens the gap between new and existing homes, which is why The Parador’s buyer is usually someone who wants to live a four-minute walk from the beach at a fraction of Gulf-front pricing. It also means construction traffic on Gulf Shore Boulevard North through 2027. 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, and Coquina Sands is a named neighborhood on the comment form (Naples 2045).

Daily Logistics and Beach Access at The Parador

Daily life at The Parador runs on short distances: Lowdermilk Park’s beach about a four-minute walk north, NCH Baker Hospital about four minutes by car, Fifth Avenue South about five minutes and Naples Airport about eleven, all measured from 1200 Gulf Shore Boulevard North in free-flow traffic.

Drive Times From 1200 Gulf Shore Blvd N

Method: origin geocoded by the US Census Bureau Geocoder, whose interpolated point sits a little south of the building, so the shortest trips are slightly understated; 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 or the airport corridor takes longer; budget about 45 minutes to Southwest Florida International without traffic, more with it.

The Walk to Lowdermilk Park

Lowdermilk Park is the City’s beachfront park at 1301 Gulf Shore Boulevard North, 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). From The Parador the walk is north along the boulevard, across at a marked crosswalk, and into the park: about 0.2 mile and four minutes. The City’s capital plan carries $1,545,000 for Lowdermilk improvements, including replacing the playground lost in Hurricane Ian (WINK News, Lowdermilk playground).

Beach Parking and Permits

Lowdermilk is metered, and vehicles with a valid City or County beach parking permit park free; Collier County property taxpayers and full-time residents are eligible for an annual permit, which City residents obtain at City Hall (City of Naples beach parking information; beach parking permits). A Parador owner who walks does not need one; guests who drive in do.

The Corner Lot and the Boulevard

The Parador’s lot fronts Gulf Shore Boulevard North and wraps the corner onto Yucca Road, a short residential street (City of Naples GIS street centerlines). The City’s centerline data carries a 30-mile-per-hour speed zone on this segment of the boulevard. Sidewalks run on both sides of the boulevard, which is what makes the walk to the beach practical (City of Naples GIS sidewalks).

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; Lowdermilk remains open and carries more of the load (City of Naples, Naples Pier rebuild; public beach accesses).

Groceries, Dining and Services

The Four Seasons’ restaurants at the south end of the neighborhood are the nearest resort dining; Fifth Avenue South and Third Street South, downtown Naples’ dining and shopping streets, are about five minutes south by car. City of Naples Police, with a dedicated Beach Patrol, and City Fire-Rescue serve the building (Naples Police Beach Patrol). Trash days inside the building, mail handling, move-in rules and contractor hours are association rules and are not published.

Healthcare

NCH Baker Hospital, 350 7th Street North, with a 24-hour emergency department, is 1.22 road miles from The Parador. For a full-time owner that proximity matters more than almost anything else on this list.

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, since The Parador has no dock of its own (Naples Landing Park and boat launch).

How Does The Parador Compare to The Whitehall, Colonial Club, Eleven Hundred and Other Coquina Sands Buildings?

The Parador compares with its Coquina Sands siblings as the mid-priced, owner-heavy building on the inland side of the boulevard: 18 homes against Eleven Hundred’s 39 next door, a median county value of $948,825 against $413,000 there and $3,165,000 at The Whitehall across the street, and one qualified resale in 60 months.

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 resales in the 60 months to 29 August 2026; the City of Naples milestone lists for stories and year built. Same source, same window, same metric on every row.

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. A one-sale “median” is a single transaction.

Reading the Table

On the county’s yardstick The Parador sits in the middle of the Gulf Shore Boulevard buildings and near the top of the inland side: across every east-side building on the neighborhood roster, only Charleston Square and Naples Casamore carry a higher median county value. Eleven Hundred Gulfshore Club next door is the lowest-priced condominium on this stretch and the most liquid. Del Mar Club, across Yucca Road, is the neighborhood’s largest cooperative and faces Lowdermilk Park. Charleston Square, farther north on the inland side, is the newest building in the table. Across the boulevard the Gulf-front buildings, The Whitehall, Colonial Club, The Laurentians and Via Delfino, carry county values from about one and a half to more than four times The Parador’s, which is the price of sand at the back gate.

Per Square Foot, Same Metric Both Sides

On the 2026 preliminary roll The Parador’s median just value per county square foot is about $536, against about $439 at Eleven Hundred next door (our arithmetic on each building’s county area). On recorded sales, The Parador’s one qualified sale in 60 months ran $816 per county square foot, and Eleven Hundred’s seven ran $495 to $670, median $596, over the same window. Same source, same metric, same window, but one sale against seven: The Parador’s figure is a single transaction, and we would not rest a price on it without reading the home behind it.

The Inland-Side Trade

Every building on the east side of this stretch makes the same trade: a walk to the beach instead of the beach at the door, in return for a much lower price than the Gulf-front towers across the street and, at The Parador, no VE zone on the parcel. The Parador’s version of that trade comes with larger homes than its immediate inland neighbors and a far higher share of owners who live there year-round.

The Parador vs Eleven Hundred Gulfshore Club: Which Should You Choose?

The Parador vs Eleven Hundred Gulfshore Club is the choice between next-door condominiums on the inland side of Gulf Shore Boulevard North: The Parador has 18 homes of 1,409 to 1,810 square feet on six stories, built in 1981, and Eleven Hundred has 39 homes of 940 square feet on three stories, built in 1972.

The Decision Table

Sources: DBPR condominium projects extract; DBPR elevator extract; Florida Department of Health, public pool inspections; City of Naples 2024 milestone list; City of Naples GIS zoning; FEMA NFHL; Fla. Stat. §718.111; Collier County roll and sales file, files dated 29 August 2026. Eleven Hundred’s roll figures use its 39 residential parcels; a $100 non-residential parcel in the county extract is excluded.

Who Should Choose The Parador

Choose The Parador if you want a full-size home, 1,409 to 1,810 square feet, rather than a compact seasonal apartment; eighteen neighbors instead of thirty-nine, with four homes to a floor; a building where nearly two in five owners live year-round; a building about nine years newer, on a lot already near its density cap; and a quieter ownership record, accepting that you will rarely have more than one home to choose from at a time.

Who Should Choose Eleven Hundred

Choose Eleven Hundred Gulfshore Club if you want the lowest entry price to this walk-to-Lowdermilk stretch of the boulevard, a 940-square-foot seasonal home with lower taxes, and a deep pool of recent comparable sales, seven qualified in 60 months, which makes both buying and reselling easier to price.

What Both Share

Both are inland-side condominiums on the east side of Gulf Shore Boulevard North, and neither is beachfront. Both are in R3-15, Flood Zone AE and Evacuation Zone A; both were on the City’s 2024 milestone list; both rely on a single hydraulic elevator; both are a short walk from Lowdermilk Park and zoned to the same A-rated schools; and both answer to Florida’s same condominium, milestone and reserve-study laws. For either one, the milestone summary, the reserve study and the insurance declarations decide more than the address does.

Selling a Parador home? Get a free Parador 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 Parador

The Parador’s pros are larger homes than its inland neighbors, eighteen owners with a year-round core, no VE zone on the parcel and a four-minute walk to a full-service public beach. Its cons are that it is not beachfront, a 1981 structure with unpublished inspection results, one 1980 elevator, unpublished fees and rules, and a very thin resale record.

Pros

• Full-size homes. 1,409 to 1,810 square feet on the county roll, well above the compact apartments of the older inland buildings.
• Small and owner-heavy. Eighteen homes, seven homesteaded, every home on the second floor a primary residence.
• Close to the sand. About four minutes on foot to Lowdermilk Park, with restrooms, showers and a concession the private beaches lack.
• No VE zone. The whole parcel maps AE 10 or AE 9, with no coastal high hazard zone and no wave-action line.
• A priced-in discount to the Gulf side. County values a fraction of The Whitehall and Via Delfino across the street.
• City of Naples services. City police, fire-rescue and utilities, no CDD, no master association.
• Strong schools. Three A-rated zoned public schools within about two miles.

Cons

• Not beachfront. The building is inland of the boulevard and faces other buildings, not the Gulf; descriptions that say otherwise are wrong.
• A 1981 building. A milestone inspection due in 2024 and a structural reserve study due in 2025, with completion and results not on the public record.
• One elevator, installed 1980. Inspected and working, a likely reserve line, and no second car during modernization.
• Nothing published. No association website, no public fee, pet, lease or parking rules; every answer comes from the documents.
• A very thin market. One qualified sale in 60 months and no priced deed since August 2024; pricing is hard in both directions.
• Flood and evacuation exposure. Zone AE and Evacuation Zone A, like the whole corridor.
• A coastal line to confirm. The City’s mapped CCCL appears to cross the site; confirm with FDEP before relying on it either way.

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

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

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

Data updated: September 2026 (Collier County recorded sales through 29 August 2026; newest recorded Parador sale 27 August 2024)

The Parador is a building where a seller has almost no in-building comparables and a great deal to explain: one qualified sale in five years, three different plans with no recent sale in two of them, a 1981 structure under Florida’s new condominium safety laws, a single 1980 elevator, and a location that is routinely misdescribed as beachfront. 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 Parador listing along with the file a Parador buyer 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 Parador Residences Sold For: the Recorded Set

The county’s 12-month and 24-month windows hold no qualified Parador sale, and the 60-month window holds one, so we list it instead of leaning on a median. Southwest Florida MLS Matrix, pulled 26 September 2026: 2 closings at The Parador in the last 60 months, at a median of $1,342,500.

• 12 months to 29 August 2026: 0 qualified resales, and no priced deed of any kind.
• 60 months to 29 August 2026: 1 qualified resale, unit 402 at $1,150,000 (27 August 2024, OR 6395/3099); dollar volume $1,150,000.
• 120 months to 29 August 2026: 2 qualified resales, unit 402 above and unit 502 at $541,000 (16 March 2017, OR 5372/2939).
• The record: $1,150,000 for unit 402, about $816 per county square foot.
• Days on market and sale-to-list: The Parador has two MLS closings in the last 60 months, with a median 72.5 days on market and a median 93.97% of list price; two sales are too few for a firm average (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 Parador figure.

Selling a Parador Residence Is Different in Six Ways

• The location, described accurately. “One block south of Lowdermilk Park, a four-minute walk to the beach” sells; “beachfront” loses the buyer at the first showing. We write it right the first time.
• The document package is the listing. Florida requires the seller to deliver the declaration, rules, budget, financial statement, milestone summary and reserve study or a statement that none exists, and a buyer who receives them late gets a seven-day right to cancel (Fla. Stat. §718.503). With no association website, we assemble it before the first showing.
• The estoppel sets the numbers. Order it early; the association has 10 business days and a capped fee (Fla. Stat. §718.116).
• The “Pardor” problem. The state files the building under a misspelled name; we tell the buyer’s title agent and lender before they search and come back empty.
• The elevator and the reserves. A buyer on an upper floor will ask about the 1980 elevator; we get the reserve study’s answer in writing.
• The out-of-town owner. Eight of eighteen owners mail outside Florida, one overseas, and we run showings, inspections and closing for owners who are not in Naples.

Plan, Floor and Condition: What Moves a Parador Price

The county adds $10,000 a floor and values the three plans almost exactly in proportion to their size. The market’s single recent answer, $816 a foot for a fourth-floor 1,409-square-foot home, says more about that home than about the building. For the larger 1,810-square-foot homes and the two fifth-floor homes there is no in-building sale since 2017, so we price them against the county’s values, the 2024 sale, recent sales in comparable inland and Gulf-front buildings on the boulevard, and above all the home’s condition, because many Parador homes have not traded in twenty years. We tell you which of those your buyer will lean on.

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

Start with a free Parador home valuation. It takes about a minute, and Jesse follows up with the sales that actually fit your home: the same plan, a comparable floor, adjusted for renovation, furnishings and terms. An online automated estimate reads the county’s values; it cannot read a renovation, a view 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 Parador condo?

For a home priced to the record, yes. Naples Beach area condominium supply fell to 7.1 months in July 2026 (NABOR July 2026 statistics), listing in the fall reaches the winter buyer pool, and with no competing Parador resale since 2024 a well-presented home has the building to itself.

Should I price my Parador home off the $1,150,000 sale?

As a reference, not as the basis. It was one 1,409-square-foot home on the fourth floor, and its condition is not in the public record. A 1,810-square-foot home is not automatically worth 1,810 times $816; the buyer pool for that price point also looks at the Gulf-front buildings across the street.

Will buyers mind that The Parador is not on the beach?

Not if they know it before they tour. The buyers who choose The Parador want the larger home and the walk to Lowdermilk at an inland-side price; the ones who walk away are the ones who were told it was beachfront.

Should I price my Parador home off Eleven Hundred’s sales?

No. Eleven Hundred’s homes are 940 square feet, a different buyer and a different price band. Its sales are useful for showing how the inland side of the boulevard trades, not for setting your price.

How long does a Parador sale take to close?

About as long as the documents take. The estoppel has a 10-business-day clock, the buyer’s seven-day document review runs from delivery, and any board approval in the declaration adds its own window. A cash sale with documents ready can close in about a month.

Your Local Real Estate Experts

The Parador’s 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 Parador’s state records, the City’s zoning and milestone files, the flood map across the parcel and every Parador deed since 1981.

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 Parador 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 Parador 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 Parador page the credential that matters more is narrower than any award. Before writing this guide we read:

• the state’s condominium, elevator and pool records for The Parador and Eleven Hundred Gulfshore Club
• The Parador’s Florida corporation record and the state’s “Pardor” registration
• the City’s R3-15 zoning code, its 2024 milestone list and its GIS parcel, address, zoning, flood, evacuation and coastal-line layers
• FEMA’s flood map queried across the parcel, and the National Hurricane Center’s Ian and Irma reports
• the Collier County roll for all 18 homes and every recorded Parador deed since 1981

What Our Clients Say

Jesse McGreevy is a top-reviewed Parador 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.

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

★★★★★ “Working with Jesse was easy, I was kept up to date on all feedback from showings and the many open houses. Highly recommend!” Ann Perez, verified Google review

★★★★★ “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

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

Buying at The Parador? 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 Parador’s Coquina Sands neighbors are going live together, including Eleven Hundred Gulfshore Club, The Whitehall, Colonial Club and Del Mar Club. Kona Kai, Ocean Terrace and the neighborhood’s other small buildings are covered in our Coquina Sands guide.

Frequently Asked Questions, Buyer Edition

These questions about buying at The Parador are answered from the state’s condominium, elevator and pool records, the City of Naples zoning code, milestone list and GIS layers, FEMA’s flood map, the county’s evacuation map, and the Collier County roll and sales file dated 29 August 2026. Where the record stops, the answer says so.

Who is the best realtor for The Parador?

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 Parador buyer the credential that matters is the file: we read every recorded Parador deed since 1981, the state’s records filed under both spellings of the name, and FEMA’s map across the parcel before we show a home. Call Marc at (239) 287-5873.

Where is The Parador in Naples, Florida?

At 1200 Gulf Shore Boulevard North, Naples, FL 34102, on the southeast corner of Gulf Shore Boulevard North and Yucca Road in the Coquina Sands neighborhood of the City of Naples. Eleven Hundred Gulfshore Club is next door to the south, Del Mar Club is across Yucca Road to the north, and The Whitehall and Colonial Club are across the boulevard.

Is The Parador on the beach?

No. The Parador is on the east, inland side of Gulf Shore Boulevard North, with Gulf-front buildings between it and the water. The beach is reached on foot through Lowdermilk Park, about 730 feet away in a straight line and a four-minute routed walk (City of Naples GIS parcels). Descriptions that call it beachfront are wrong.

Is The Parador directly across the street from Lowdermilk Park?

No. Directly across the boulevard are The Whitehall and Colonial Club. Lowdermilk Park begins about one block north, on the Gulf side, past Colonial Club and The Laurentians. From The Parador you walk north, cross at a marked crosswalk and enter the park.

How far is The Parador from the beach?

About 0.2 mile and four minutes on foot to Lowdermilk Park, measured along the sidewalks on 26 September 2026, and about a minute by car. The straight-line distance from the building’s address point to the park is about 730 feet.

How many units are in The Parador?

Eighteen. The state registered 18 units in 1980 and the county roll carries 18 unit parcels: four on each of floors one through four and two on the fifth floor, units 502 and 503 (DBPR condominium projects extract).

How many stories is The Parador, and when was it built?

Six stories, built in 1981, according to the City of Naples 2024 milestone list (City of Naples). Its elevator serves six landings, and the homes are numbered on five floors. The declaration was recorded on 31 December 1980.

How big are Parador condos?

Three plans on the county roll: 1,810 square feet in the 01 and 04 stacks, 1,409 square feet in the 02 and 03 stacks, and 1,773 square feet for the two fifth-floor homes. Total living area across the building is 29,298 square feet.

How many bedrooms do Parador condos have?

The public record does not say. The county records area, not rooms, and no government record we read states bedroom or bath counts. We show buyers the plans in person rather than publish a room count from a listing.

What do Parador condos sell for?

The only county-qualified sale in the last five years was unit 402, 1,409 square feet, at $1,150,000 in August 2024. The one before it was unit 502, 1,773 square feet, at $541,000 in March 2017. The county’s 2026 values run from $739,725 to $990,250, which are assessments, not prices.

What is the highest price ever paid at The Parador?

$1,150,000 for unit 402, recorded 27 August 2024, Official Records Book 6395, Page 3099, county-qualified. It is the highest amount of any kind on the building’s roll.

How many Parador condos sold in the last year?

None. The county roll shows no qualified sale, and no priced deed of any kind, at The Parador in the 12 or 24 months to 29 August 2026. The last priced deed recorded on 27 August 2024.

What is the price per square foot at The Parador?

The 2024 record sale works out to about $816 per county square foot. That is one sale; the county’s 2026 values average about $536 a foot across the building. Use the per-foot figure as a reference, not a rule.

Is The Parador a condo or a co-op?

A condominium under Chapter 718 of the Florida Statutes. Each owner holds a deed to a unit and a share of the common elements. Del Mar Club, across Yucca Road, is a cooperative under Chapter 719, where owners hold shares and a proprietary lease instead of a deed.

Does The Parador have an HOA?

It has a condominium association, Parador Condominium Association, Inc., not an HOA. Above it there is no master association. The Coquina Sands Association is a separate, voluntary neighborhood group at $90 a year, with no power to lien a home.

What are the monthly condo fees at The Parador?

They are not published. The association has no website, and no assessment figure appears in any public record. The estoppel certificate, which the association must issue within 10 business days, and the current budget state the regular assessment and any special assessment (Fla. Stat. §718.116).

Has The Parador had a special assessment?

None appears in any public record we read, which is not proof that none exists. Ask for the estoppel certificate and the last two years of board minutes; a seller must disclose a known special assessment.

Has The Parador completed its milestone inspection?

The public record does not say. The City listed The Parador on its 2024 milestone list, so the initial inspection was due by 31 December 2024, but the City publishes which buildings must inspect, not results. Ask the seller for the inspector-prepared summary; Florida law entitles a resale buyer to it.

Does The Parador have a structural integrity reserve study?

As a six-story condominium it was required to complete one by 31 December 2025. Whether it did is not determined; the state’s database files the building as “Pardor” and could not be queried for this page. Ask for the study or the association’s written statement that none has been completed.

What flood zone is The Parador in?

FEMA Zone AE, base flood elevation 10 feet NAVD88 across most of the building, stepping to 9 feet at the north end toward Yucca Road, on panel 12021C0391J, effective 8 February 2024. There is no VE zone on the parcel (FEMA NFHL).

Is The Parador seaward of the Coastal Construction Control Line?

The City’s mapped line appears to cross the site, which is unusual for an inland-side building. The City’s layer is a digitized copy; confirm the line’s position with the Florida Department of Environmental Protection before relying on it (FDEP CCCL program).

Is The Parador in a hurricane evacuation zone?

Yes, Collier County Zone A, the first zone ordered to evacuate (Florida Know Your Zone). Plan to leave when Zone A is ordered, whatever floor you live on.

Do I need flood insurance at The Parador if I pay cash?

Not by law; a federally backed mortgage is what makes flood coverage mandatory in Zone AE. A cash buyer in Zone AE should still price it, and a new NFIP policy has a 30-day waiting period.

What does the master insurance policy cover?

The association insures the building as the declaration and Florida law require; each owner’s HO-6 covers the interior, improvements, contents, loss of use and loss assessment, with at least $2,000 of loss assessment coverage required by statute. The master policy’s carrier, wind deductible and flood coverage are in the seller’s documents.

How did The Parador fare in Hurricane Ian?

No building-specific damage report, repair permit or assessment for The Parador appears in the City records or news we searched. Ian’s surge reached 6 to 9 feet above ground in parts of Naples. Ask the association for its claims history and the seller for a disclosure.

Does The Parador have a pool?

Yes. The Florida Department of Health lists the “Parador Condominium Swimming Pool” at 1200 Gulf Shore Blvd N under permit 11-60-02938. Whether it is heated is not verified.

How many elevators does The Parador have?

One hydraulic passenger elevator, installed in 1980, serving six landings, which passed state inspection on 18 May 2026 and carries a certificate to 1 August 2027 (DBPR elevator extract).

Does The Parador have garage or covered parking?

Not verified. The building’s six stories against five numbered residential floors is consistent with ground-level parking, but no public record we read confirms it or says how many spaces each home has. The declaration and the estoppel answer it.

Does The Parador have boat docks?

No. The parcel has no bay, canal or Gulf frontage; it backs onto single-family homes on Oleander Drive. Boaters in Coquina Sands launch at Naples Landing, about two miles away.

Can I rent my Parador condo short term?

Not for less than 30 days. The City’s R3-15 zoning does not permit transient lodging, and the City enforces a 30-day minimum with a narrow exception (City of Naples handout). The association’s own leasing rules may be stricter.

What is the minimum lease at The Parador?

It is set by the declaration and rules, which are not published. Unsourced summaries online disagree, one saying 90 days once a year and another four months, so rely on neither. Read the leasing article in the document package before you sign.

Are pets allowed at The Parador?

The pet rules live in the declaration and rules and are not published. An unsourced description says pets are generally not permitted. Ask for the pet provisions in writing before you sign; service and support animals are protected by fair housing law regardless.

Does the association have to approve buyers?

The public record does not say. Many Florida condominiums of The Parador’s age require board approval or hold a right of first refusal. The estoppel certificate states whether approval is required, and the declaration sets the process.

What schools serve The Parador?

Lake Park Elementary, Gulfview Middle and Naples High School, all graded A by the Florida Department of Education for 2025-26. Confirm your exact address with the district’s attendance zone tool (CCPS zone locator).

How far is The Parador from Fifth Avenue South, the hospital and the airports?

In free-flow traffic: NCH Baker Hospital 1.22 miles, about 4 minutes; Fifth Avenue South 1.86 miles, about 5 minutes; Naples Airport 4.69 miles, about 11 minutes; Southwest Florida International about 32 miles, about 45 minutes. Season adds time.

What is The Parador’s zoning?

R3-15 Multifamily on the City’s GIS, a mid-rise district with a 60-foot height limit and 15 units per net acre, not the two-story R3-15 Coquina Sands variant. For anything that depends on it, get a City zoning verification letter.

How many Parador owners live there year-round?

Seven of eighteen homes carry a Florida homestead exemption, 39 percent, including all four homes on the second floor. That is one of the higher shares on the Gulf Shore corridor.

What are property taxes on a Parador condo?

On the 2026 preliminary roll the median bill is $6,798.27, ranging from $3,579.52 for a homesteaded home to $8,536.85. A buyer’s taxes reset to the purchase price: budget roughly the price times 0.0090514 before any homestead exemption.

How does The Parador compare with Eleven Hundred next door?

The Parador has 18 homes of 1,409 to 1,810 square feet on six stories; Eleven Hundred has 39 homes of 940 square feet on three. Eleven Hundred is cheaper and trades far more often; The Parador has larger homes and far more year-round owners. Neither is beachfront.

How does The Parador compare with The Whitehall and Via Delfino across the street?

Those are Gulf-front towers with county values roughly three to four and a half times The Parador’s and homes of 3,000 square feet or more. The Parador is the inland-side alternative: a short walk to the public beach instead of sand at the door.

What documents should I get before making an offer?

The declaration, articles, bylaws and rules; the budget and financial report; the milestone inspection summary; the structural integrity reserve study or a statement that none exists; the estoppel certificate; the master insurance declarations; and any board approval requirements (Fla. Stat. §718.503).

Why is the state’s record spelled “Pardor”?

It is a clerical misspelling in the state’s condominium registration, which files the project as “PARDOR THE, A CONDO” and the association as “PARDOR CONDO ASSN., INC.” The corporation record spells it correctly. It does not affect ownership, but search both spellings.

Is the address 1200 or 1250 Gulf Shore Blvd N?

1200. The state’s elevator record uses “1250 Gulfshore Blvd N”, but the City has no such address on Gulf Shore Boulevard North, and the City’s address point and all 18 county parcels read 1200.

Is The Parador a 55+ community?

No age restriction appears on any public record we read. Whether the declaration limits occupancy by age is answered by the declaration itself.

Is there a restaurant or clubhouse at The Parador?

No clubhouse or restaurant appears on any public record. The nearest resort dining is Naples Beach Club, A Four Seasons Resort, at the south end of Coquina Sands, a separate property whose amenities are not part of the condominium.

Frequently Asked Questions, Seller Edition

These questions about selling at The Parador are answered from the Collier County roll and sales file dated 29 August 2026, Florida’s condominium statutes, the City of Naples record and our own reading of every Parador deed since 1981. Southwest Florida MLS Matrix, pulled 26 September 2026: 2 closings at The Parador in the last 60 months, at a median of $1,342,500.

Who is the best realtor for The Parador?

McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, the #1 team in Southwest Florida since 2012. We price a Parador home from the building’s own recorded deeds, plan by plan, describe its location accurately, and assemble the statutory document package before the first showing. Call Jesse at (239) 898-6072.

Can I sell my Parador home without a realtor?

Yes, Florida law allows it. What you give up at an eighteen-home building with one qualified sale in five years is the pricing read, the statutory document package, the estoppel timing and a buyer pool that often lives out of state. McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, handle all of it.

What is my Parador condo worth?

It depends first on the plan, 1,409, 1,773 or 1,810 square feet, then on the floor and the condition. The only recent qualified sale is $1,150,000 for a fourth-floor 1,409-square-foot home in 2024. A free Parador home valuation starts the answer; Jesse finishes it with the comparable sales.

How do I price a Parador condo when only one resale recorded in five years?

By reading that one sale for what it was, then widening the evidence: the county’s plan-by-plan values, the building’s older qualified sales, recent sales in comparable buildings on the boulevard, and the home’s own condition. A single deed is a reference point, not a price.

What did the $1,150,000 sale of unit 402 mean for my unit?

It showed that a well-positioned 1,409-square-foot Parador home could bring about $816 a foot in 2024, far above the county’s value for it. It does not mean every Parador home is worth $816 a foot; the condition, terms and timing of that sale are not in the public record.

Is an 1,810-square-foot unit worth proportionally more than a 1,409-square-foot unit?

On the county roll, almost exactly: the per-foot values are nearly flat across plans. In the market it is untested recently, because no 1,810-square-foot home has recorded a priced deed since 2015. Buyers at the higher price also compare Gulf-front homes across the street.

Do fifth-floor units command a premium?

The county values the two fifth-floor homes at $948,825 each, in line with their 1,773 square feet. The last fifth-floor qualified sale was $541,000 in 2017, so there is no recent market evidence of a premium; views and condition will decide it.

How long does it take to sell a Parador condo?

The Parador has two MLS closings in the last 60 months, with a median 72.5 days on market and a median 93.97% of list price; two sales are too few for a firm average (Southwest Florida MLS Matrix, pulled 26 September 2026). For area context, Naples Beach condominiums took a median 147 days to sell in July 2026 on NABOR’s figures. A correctly described, well-priced home with its documents ready sells faster than one that is not.

Why has no Parador sale recorded since August 2024?

Because Parador owners rarely sell. Eleven of eighteen homes have not recorded a priced deed since 2013 or earlier. The quiet is a feature of the ownership, and it means a new listing has no competing Parador resale beside it.

Which nearby sales can a buyer’s appraiser use?

The 2024 unit 402 sale, the building’s older qualified sales, and recent qualified sales in comparable Gulf Shore Boulevard buildings, adjusted for size, age and location. We prepare that comparable set before listing so the appraisal does not surprise you.

How do buyers view the milestone inspection and SIRS when I sell?

As the first documents they read. A completed milestone summary and a funded reserve study reassure a buyer; a missing one raises questions about future assessments. We collect both, or the association’s statement, before the first showing.

What milestone and SIRS documents must I give a buyer?

The inspector-prepared summary of the milestone inspection, if applicable, and the association’s most recent structural integrity reserve study or a statement that none has been completed, along with the declaration, rules, budget and financial report (Fla. Stat. §718.503).

Do I have to disclose a pending special assessment?

Yes. A known special assessment must be disclosed, and it appears on the estoppel certificate in any case. The contract should say who pays assessments levied before closing.

How do I order an estoppel certificate?

Through the association’s manager; the state lists the association care of Anchor Associates, Inc. in Naples. The association must deliver within 10 business days of a written request, and the fee is capped by statute (Fla. Stat. §718.116(8)).

Does the association have to approve my buyer?

Only if the declaration requires it; that provision is not on the public record. The estoppel certificate states whether approval is required. If it is, we build the approval window into the contract.

What condominium documents must I deliver under Florida law?

The declaration, articles, bylaws and rules, the annual financial statement and budget, the milestone summary if applicable, the reserve study or a statement that none exists, and the association’s frequently asked questions document. Late delivery gives the buyer a seven-day right to cancel.

Will my buyer be surprised that The Parador is not beachfront?

Only if someone told them it was. We describe The Parador as one block south of Lowdermilk Park, a four-minute walk to the beach, and we market the larger home and the year-round community, which is what its buyers actually want.

How does the coastal control line affect a buyer?

The City’s mapped Coastal Construction Control Line appears to cross the site; if FDEP confirms it, some exterior structural work may need a state permit. It does not affect a unit sale directly, but a careful buyer will ask, so we confirm the line and the association’s permit history first.

How does flood zone AE affect my buyer’s financing?

A buyer using a federally backed mortgage must carry flood insurance on a home in Zone AE, and a new NFIP policy has a 30-day waiting period. We get flood quotes early so they do not delay closing.

Will new FEMA maps change my buyer’s flood premium?

Possibly. FEMA’s preliminary maps for Collier County are in their appeal period with a target effective date of summer 2027, and we have not checked The Parador’s parcel on them. A buyer’s agent should check the preliminary zone before closing.

Does my homestead exemption transfer to my buyer?

No. The home is reassessed at just value on the next 1 January after the sale, and your capped assessment ends with your ownership (Fla. Stat. §193.155).

Can I keep my Save Our Homes benefit if I buy another Florida home?

Yes, through portability: up to $500,000 of accumulated benefit can move to a new Florida homestead if you establish it within the time the law allows (Florida Department of Revenue, PT-112).

Should I renovate before selling?

Usually not a full renovation. Paint, lighting, flooring repairs and a deep clean pay back; a new kitchen rarely does before a sale. Many Parador homes have not traded in twenty years, so a clean, well-presented original home competes on price and lets the buyer choose finishes.

Does the City’s 50 percent rule apply to my renovation?

In a condominium the City measures substantial improvement against the whole building, so a single unit renovation rarely reaches it, but the association tracks cumulative work (City of Naples, development in the floodplain).

What permits do I need to renovate inside my unit?

A City of Naples building permit for most work beyond cosmetic finishes, and the association’s alteration approval under its rules. Open or unclosed permits are a common closing delay, so we check the unit’s permit history before listing.

Can I sell my Parador condo furnished?

Yes. Furnishings are personal property and should be listed on an inventory attached to the contract, with any value stated. Many seasonal buyers prefer a furnished home; others want it empty. We price both ways.

When is the best time of year to list a Parador condo?

Early fall through winter, when seasonal buyers are in Naples. Listing in October or November reaches the January to April buyer pool with photos and documents already in place.

How do out-of-state and overseas owners sell?

Remotely, with a local team. Eight of eighteen Parador owners mail outside Florida, one in Italy. We handle showings, inspections, the estoppel and a mail-away or remote closing, and coordinate with the owner’s own advisers on tax withholding where it applies.

What closing costs does a Parador seller pay?

Typically the documentary stamp tax on the deed, the estoppel fee, prorated taxes and assessments, and the brokerage commission, which is negotiable. We estimate your net before you list.

What documentary stamp tax applies?

Florida charges documentary stamp tax on the deed at 70 cents per $100 of consideration in Collier County (Fla. Stat. §201.02). On a $1,150,000 sale that is $8,050.

How do I sell a unit held in a trust or estate?

The trustee or personal representative signs, and the title company will ask for the trust certificate or probate authority. Unit 401 recorded several nominal transfers of the kind typically used for trust or estate work in 2023, so this is not unusual here, and we coordinate with the estate’s attorney.

Will a buyer’s lender require anything special for a 1981 building?

Expect a condominium questionnaire covering the association’s budget, reserves, insurance, litigation and any milestone or reserve-study findings. Lenders now read those documents closely for older Florida condominiums, so we collect them early.

How does the single 1980 elevator affect buyer perception?

Upper-floor buyers will ask about it. It passed state inspection in May 2026; the question is what the reserve study sets aside for modernization. A clear answer from the association turns a worry into a line item.

What will the Olana project across the boulevard do to my value?

It confirms the land value along the boulevard and brings construction traffic until it is finished. New Gulf-front residences priced from $30 million are a different market from The Parador, so they shape the neighborhood’s image more than your comparable sales.

Should I list with an agent who specializes in Coquina Sands?

Yes. At a building this small, knowing the difference between the inland and Gulf sides, the state’s “Pardor” filing, the milestone and reserve rules and the comparable buildings on the boulevard is what protects your price.

How do I get a free valuation for my Parador condo?

Start with a free Parador home valuation, or call Jesse at (239) 898-6072. We follow up with the comparable sales for your plan and floor.

What if my unit has not been updated since the 1980s?

That is common at The Parador, and it is sellable. Price it as an original home, show the plan and the light, and let the buyer see the renovation opportunity. We recommend repairs that affect inspection, not a remodel.

How do I sell a Parador condo for the most money?

Describe it accurately, price it against the right comparables for your plan, have the documents ready before the first showing, and list when seasonal buyers are here. Buyers pay most for certainty, and the documents are where certainty comes from.

Does the commission have to be a set percentage?

No. Commission is negotiable and not set by law. We explain our listing terms in person, alongside the marketing plan for your home.

Sources and Authoritative References

Every fact about The Parador on this page comes from a state, City, county or federal record, FEMA’s flood map, a developer’s own release, reputable local news, or the Collier County roll and sales file dated 29 August 2026. Southwest Florida MLS Matrix, pulled 26 September 2026: 2 closings at The Parador in the last 60 months, at a median of $1,342,500.

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.

Florida Department of Business and Professional Regulation

1. DBPR, condominium projects extract (Condo_CW), “PARDOR THE, A CONDO” PR1S008872 and Eleven Hundred Gulfshore Club PR1S018304
2. DBPR Bureau of Elevator Safety, elevator extract, license 29999 (The Parador) and license 10489 (Eleven Hundred)
3. DBPR, Elevator Safety public records
4. DBPR, elevator permits extract, current fiscal year
5. DBPR, condominium and cooperative SIRS reporting and database
6. DBPR, condominium inspections and structural integrity reserve studies

Florida Division of Corporations

7. Sunbiz, corporation search by name (Parador Condominium Association, Inc., document 755258; Coquina Sands Association, Inc., document 745253)

Florida Department of Health

8. Florida Department of Health, public swimming pool and spa inspections (permits 11-60-02938 and 11-60-00328)

Florida Statutes and Legislation

9. Fla. Stat. §553.899, milestone inspections
10. Fla. Stat. §718.110, amendment of declarations, rental amendments
11. Fla. Stat. §718.111, association powers, insurance, official records and websites
12. Fla. Stat. §718.112, bylaws and structural integrity reserve studies
13. Fla. Stat. §718.116, assessments and estoppel certificates
14. Fla. Stat. §718.503, disclosure prior to sale
15. Fla. Stat. §718.117, termination of condominium
16. Fla. Stat. §627.714, condominium unit owner loss assessment coverage
17. Fla. Stat. §161.053, coastal construction and excavation, the Coastal Construction Control Line
18. Fla. Stat. §193.155, homestead assessments and reassessment on change of ownership
19. Fla. Stat. §193.1554, nonhomestead residential assessment limitation
20. Fla. Stat. §196.031, homestead exemption
21. Fla. Stat. §201.02, documentary stamp tax on deeds
22. Fla. Stat. §212.03, transient rentals tax
23. Fla. Stat. §720.301, homeowners association definitions
24. Fla. Stat. §719.103, cooperative definitions
25. Florida Senate, HB 913 of 2025, condominium and cooperative associations
26. Florida Senate, HB 913 of 2025, enrolled bill text

City of Naples, Building, Flood and Milestone Programs

27. City of Naples, 2024 milestone buildings list, “PARADOR, THE A CONDOMINIUM”, 6 stories, 1981
28. City of Naples, 2029 milestone buildings list
29. City of Naples, milestone inspections
30. City of Naples, milestone inspections by year
31. City of Naples, public portal and electronic permit search
32. City of Naples, CityView permit locator
33. City of Naples, flood zone maps
34. City of Naples, 2024 flood insurance rate maps
35. City of Naples, development in the floodplain
36. City of Naples, flood mitigation guidelines and regulations for property owners
37. City of Naples, answers to frequently asked 50 percent rule and FEMA questions

City of Naples, Parks, Beaches and Neighborhood

38. City of Naples, Lowdermilk Park
39. City of Naples, beach parking information
40. City of Naples, beach parking permits
41. Naples Police Department, Beach Patrol
42. City of Naples, Naples Pier
43. City of Naples, Naples Pier rebuild project
44. City of Naples, public beach accesses and beach end seawall projects
45. City of Naples, Baker Park
46. City of Naples, Fleischmann Park
47. City of Naples, Naples Preserve and the Hedges Family Eco-Center
48. City of Naples, River Park Aquatic Center
49. City of Naples, Naples Landing Park and public boat launch
50. City of Naples, beach outfalls project
51. City of Naples, Coquina Sands neighborhood, Streets and Stormwater
52. City of Naples, conservation easement with Naples Beach Club Holdings, 29 June 2022

City of Naples, Finance, Districts, Code Compliance and Planning

53. City of Naples, property taxes and millage rate
54. City of Naples, Moorings Bay Special Taxing District
55. City of Naples, dependent special districts
56. City of Naples, short-term rental and code compliance handout
57. City of Naples, Code Compliance frequently asked questions
58. City of Naples, Solid Waste Division
59. City of Naples, Future Land Use Element
60. City of Naples, design review application, 1121 Gulf Shore Blvd N
61. City of Naples, Petition 26-N1 application, 1255 Gulf Shore Blvd N
62. City of Naples, Design Review Board agenda, 24 January 2024

City of Naples GIS

63. City of Naples GIS, REST services directory
64. City of Naples GIS, address and unit points (1200 Gulf Shore Blvd N, master folio 15750000002)
65. City of Naples GIS, parcels (parcel 06230440007)
66. City of Naples GIS, street centerlines
67. City of Naples GIS, sidewalks
68. City of Naples GIS, building footprints
69. City of Naples GIS, zoning
70. City of Naples GIS, future land use
71. City of Naples GIS, neighborhood associations layer
72. City of Naples GIS, planning neighborhoods
73. City of Naples GIS, Coastal Construction Control Line
74. City of Naples GIS, FEMA flood zones and panels
75. City of Naples GIS, wind speed, Risk Category II
76. City of Naples GIS, coastal high hazard area

Naples Code of Ordinances and Comprehensive Plan

77. Naples Code, Chapter 58, Division 12, R3-15 Multifamily District
78. Naples Code, Chapter 58, Division 13, R3-15 Coquina Sands district
79. Naples Code, Chapter 56, Subdivisions and Site Development
80. Naples Code, Chapter 16, Article IV, Floodplain Management
81. Naples Comprehensive Plan
82. Naples 2045 comprehensive plan rewrite
83. Naples Beach Restoration and Water Quality Improvements project

Collier County Government

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

Florida Division of Emergency Management

92. Florida Division of Emergency Management, Know Your Zone

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. Collier County Public Schools, home page
98. Naples High School, advanced studies, AICE and AP Capstone
99. Florida Department of Education, school grades
100. Florida Department of Education, EduData school report cards
101. St. Ann Catholic School, admissions
102. Seacrest Country Day School, tuition

Florida Department of Revenue

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

Florida Office of Insurance Regulation

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

FEMA

110. FEMA National Flood Hazard Layer, flood hazard zones (layer 28)
111. FEMA National Flood Hazard Layer, FIRM panels (layer 3), panel 12021C0391J
112. FEMA National Flood Hazard Layer, map service
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 Construction Control Line program
120. FDEP, coastal permitting open data
121. FDEP, Coastal Construction Control Line layer

NOAA and the National Hurricane Center

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

Federal Data and Routing

128. US Census Bureau Geocoder, 1200 Gulf Shore Blvd N, Naples, FL 34102
129. US Census Bureau, data portal
130. OSRM open routing engine, driving method
131. OSRM foot routing, walking method

Naples Area Board of REALTORS

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

Developers, Resort and Associations

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, iconic Naples Beach Club sells for $362 million
147. Gulfshore Business, Four Seasons debuts revamped Naples Beach Club resort
148. Gulfshore Business, Naples advances plan for 25% stormwater rate hike in 2026
149. Business Observer, Naples Beach Club nears opening
150. Florida Weekly, Naples Beach Club Four Seasons resort opens
151. WINK News, Naples considers Lowdermilk Park upgrade to replace playground lost in Ian
152. Naples Daily News, Naples Council on repair permits, beaches and generators after Ian

Records and Data Files Cited in Plain Text

153. Declaration of Condominium of The Parador, recorded 31 December 1980 per the state’s registration, on file with the Collier County Clerk of Courts (book and page not published in any public source we could open)
154. Collier County Property Appraiser bulk roll, tax year 2026 preliminary, files dated 29 August 2026, the 18 unit parcels at 1200 Gulf Shore Blvd N (folios 15750040004 to 15750720007) and the 39 residential parcels at 1100 Gulf Shore Blvd N
155. Collier County Property Appraiser sales file, every recorded Parador sale from 1981 to 27 August 2024 with the county’s qualified flag and Official Records book and page
156. Recorded Parador deeds cited by book and page, including OR 6395/3099, OR 5372/2939, OR 4599/1295, OR 4199/2727, OR 5178/3957, OR 954/1149, OR 963/135, OR 967/1368, OR 3764/1178, OR 5851/1609 and OR 6301/1718, on file with the Collier County Clerk of Courts
157. Eleven Hundred Gulfshore Club recorded record sale, unit 103, OR 6580/2571, 17 April 2026, on file with the Collier County Clerk of Courts

Downloadable Documents

The official documents below are published by the City of Naples, the State of Florida and federal agencies. They are the public documents we read for The Parador, and the ones a Parador buyer or seller should download and read before signing anything.

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

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