Via Delfino is a 1990, nine-story Gulf-front condominium at 1221 Gulf Shore Blvd N in Coquina Sands: 24 residences of 3,785 to 3,955 sq ft, three per floor, and the neighborhood's $7,300,000 condominium record. Talk to McGreevy and Comisar.
McGreevy and Comisar are the team Via Delfino sellers call first when a residence in this 24-home Gulf-front tower comes to market, and the team buyers call when they want the building’s real record before they tour. Jesse McGreevy and Marc Comisar lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012, and they built this guide from every recorded Via Delfino deed since 1989.
By Jesse McGreevy and Marc Comisar, McGreevy and Comisar, Domain Realty Group. Updated September 2026.
Via Delfino is a 24-residence Gulf-front condominium inside the neighborhood of Coquina Sands in Naples, Florida. It stands at 1221 Gulf Shore Blvd N, Naples, FL 34102, on the beach side of the boulevard, and at nine stories and a 1990 completion date it is the newest completed high-rise on the Gulf side of the Coquina Sands stretch of Gulf Shore Boulevard North. Its residences are also the largest in any Gulf-front condominium tower in the neighborhood: three per floor on floors 2 through 9, of 3,785, 3,788 and 3,955 square feet on the county roll.
Via Delfino holds the highest condominium sale ever recorded in Coquina Sands, $7,300,000 for Unit 502 on 12 May 2023 (Collier County roll, OR 6248/2330), and the highest median resale of any Gulf-front condominium in the county’s 2024 to 2026 resale figures for the neighborhood. It is also one of the thinnest markets on the boulevard: 24 owners, no qualified sale in the last twelve months, and no priced deed of any kind since October 2024.
This page is built from the Florida Department of Business and Professional Regulation’s condominium registry and elevator records, the association’s Florida Division of Corporations filing, the City of Naples milestone lists, zoning ordinance, Design Review Board minutes and GIS layers, FEMA’s effective flood map queried at the building, the Florida Division of Emergency Management’s evacuation layer, the Florida Department of Health pool registry, and the Collier County roll (tax year 2026 preliminary, files dated 29 August 2026) for all 24 residences and all 142 recorded instruments on them since 1989. Where the public record stops, we say so and name the document that would answer the question.
If you own at Via Delfino and are weighing a sale, start with the market snapshot and the seller section, then call Jesse. If you are buying, the stack-by-stack and floor-by-floor detail below will tell you which of the 24 homes fits before you set foot in the lobby.
McGreevy and Comisar are the best realtor for Via Delfino 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 Via Delfino market read built on every recorded deed since 1989 and the state’s condominium records.
If you’re searching for the best realtor for Via Delfino in Coquina Sands, Naples, whether you’re ready to sell your Via Delfino 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 Via Delfino for a specific reason: this is a building where the stack decides the price more than the floor does. The county roll values every residence in the 01 stack, the 3,785-square-foot homes numbered 201 through 901, between $2,776,600 and $3,096,600, while the 02 and 03 stacks on the same floors run $4,066,800 to $4,570,500 (Collier County roll, tax year 2026 preliminary, files dated 29 August 2026). Only 170 square feet separates the smallest home from the largest, yet the county puts a median of $773 per square foot on the 01 stack against $1,113 on the other two. The recorded sales agree in direction: every qualified 01-stack resale since 2016 has closed between $2,100,000 and $3,500,000, while the 02 and 03 stacks have recorded $4,775,000 to $7,300,000 since 2023. A listing agent who prices a Via Delfino home off “the last sale in the building” without separating the stack, the floor and the condition misses almost all of it.
Recent Via Delfino track record (county recorded sales): In the 36 months to 29 August 2026, Via Delfino recorded 4 qualified resales (median $5,212,500, 4 sales); none in the last 12 months. In the Southwest Florida MLS Matrix, pulled 26 September 2026, Via Delfino shows 6 closings in the last 60 months, from $3,500,000 to $7,300,000 at a median of $5,212,500, with a median 68 days on market and a median 92.72% of list price; none closed in the last 12 months, and none was listed for sale on the pull date. The sales below are the county’s recorded deeds. No window shorter than the building’s full recorded history reaches ten qualified sales, so we list the sales one by one in the market section rather than reduce them to a single number. The highest Via Delfino sale on record is $7,300,000, Unit 502, recorded 12 May 2023 (OR 6248/2330), $1,846 per county square foot. Ask us and we will walk you through every one of the five qualified resales of the last 60 months.
For Via Delfino sellers: premium marketing, including cinematic video, drone, professional photography, a qualified-buyer database, and discretion with off-market capability when a sale needs to stay quiet. At Via Delfino the paperwork file matters as much as the photography. We assemble it before the first showing: the estoppel certificate the association must issue within 10 business days under Florida Statute 718.116(8); the declaration, bylaws, rules and budget a buyer is entitled to under Florida Statute 718.503; the association’s milestone inspection file, since the building is on the City of Naples 2024 milestone list; its Structural Integrity Reserve Study; the master insurance declarations; and the flood facts for a tower that FEMA maps in Zone AE with the coastal high-hazard zone starting at its Gulf face. Seven of the 24 owners mail their tax bills outside Florida, so we are set up to sell a Via Delfino residence whose owner is not in Naples.
For Via Delfino buyers: the first question is the stack, because it decides the price band. The second is the floor, which moves the county’s value by $20,000 a level through the middle of each stack and $120,000 from the eighth floor to the ninth. The third is the document file: the milestone report, the reserve study, the budget, the insurance declarations and the leasing and pet rules, none of which the association publishes online. Sellers and buyers comparing the best real estate agents in Naples should ask each one to answer those three questions for a specific Via Delfino unit number; we answer them below.
Honors and recognition:
Selling your Via Delfino home? Get a free Via Delfino home valuation or call Jesse direct at (239) 898-6072.
Buying a home in Via Delfino? Call Marc at (239) 287-5873 for a personalized buyer consultation, or read how we represent buyers in Southwest Florida.
Living in Via Delfino means a residence of roughly 3,800 to 3,950 square feet on one of eight residential floors of a nine-story Gulf-front tower, shared with two neighbors per floor and 23 households in all, with a permitted swimming pool, two elevators, the beach at the door and Lowdermilk Park a five-minute walk north.
Via Delfino is the southernmost of the nine-story buildings on the Coquina Sands stretch of Gulf Shore Boulevard North. The Whitehall, also nine stories, stands next door to the north at 1255, and the two nine-story Laurentians buildings stand at 1285, beyond Colonial Club, per the City of Naples 2024 milestone list. To the south is the former Bahama Club site at 1121, now planned as Olana, a six-story, 12-residence condominium. What follows is daily life at Via Delfino as the public record describes it, and where the record stops.
Via Delfino is a Florida condominium under Chapter 718, registered with the state as project PR1S020326, “VIA DELFINO, A CONDO,” with 24 units and a declaration recorded on 21 June 1989 (DBPR condominium registry extract). Owners hold deeded residences, and the county roll carries 24 separate parcels, one for each home. The association is Via Delfino Condominium Association, Incorporated, a Florida not-for-profit corporation filed on 6 April 1988 and listed as active on Sunbiz under document N25799. It is not a cooperative and it is not a homeowners association.
The land is Lot 6 of Coquina Sands, Unit 1, recorded in Plat Book 3, Pages 21 and 22, according to the legal description the City attached to Ordinance 02-9497. The building sits on the west side of Gulf Shore Boulevard North, seaward of the state’s Coastal Construction Control Line on the City of Naples GIS layers, with the Gulf of Mexico and a mapped primary frontal dune directly to the west. The City’s planning neighborhoods layer names the area “Coquina Sands,” and the address sits inside the City of Naples limits, so City police, fire-rescue and utilities serve it.
A second condominium called Via Delfino stands at 5150 N Ocean Drive on Singer Island in Palm Beach County, a 33-unit building with its own website and its own state elevator records (DBPR elevator extract). It is a different building, more than 120 miles away, with a different association. The Naples Via Delfino has no association website. If you search the name, check the address before you read anything about fees, rules or amenities.
The 24 residences are numbered 201 through 903. The first digit is the floor and the last two digits are the stack, so Unit 502 is the 02-stack home on the fifth floor. Every floor from 2 through 9 carries one home in each of three stacks, and the county records the same area on every floor: 3,785 square feet for the 01 stack, 3,955 for the 02 stack and 3,788 for the 03 stack. The state’s elevator records show nine landings, consistent with a ground level plus eight residential floors. The use of the ground level is not described in any public record we could cite, so we do not describe it.
Via Delfino is one of the most owner-occupied buildings on the boulevard. Eleven of its 24 residences, 46%, carry a homestead exemption on the 2026 roll, against 25% next door at The Whitehall, 9% at Surfside Club and Del Mar Club, and 50% at The Laurentians and Charleston Square. Seventeen owners mail their tax bills to Florida addresses and seven outside it: three to Massachusetts, two to Pennsylvania and one each to California and Virginia. A Florida mailing address is not the same as a homestead: 17 Florida mailings against 11 homesteads (Collier County roll, 2026 preliminary).
Via Delfino is a Gulf-front building, not a “beach-access” building. FEMA’s flood map traces a primary frontal dune along the building’s west face and places the beach beyond it (FEMA National Flood Hazard Layer). Whether owners hold private beach rights or any beach structures is a question for the recorded declaration, which we did not find published; the practical answer is that residents walk from the building to the sand. Lowdermilk Park, the City’s beachfront park in Coquina Sands at 1301 Gulf Shore Blvd N, is about 750 feet away in a straight line and a routed walk of 0.26 mile, about five minutes, past The Whitehall, Colonial Club and The Laurentians.
A morning on the beach, lunch at the Four Seasons’ restaurants at Naples Beach Club at the south end of Coquina Sands, and a five-minute drive to Fifth Avenue South, 1.91 road miles away by our measurement. NCH Baker Hospital is 1.27 road miles and about four minutes by car. The 2.04-mile drive to the Naples Pier is currently a drive to a construction site: the pier is closed for its rebuild, with reopening targeted for July 2027 by the City of Naples. Our drive times are free-flow and run longer from January to April.
The City’s milestone list gives Via Delfino 9 stories and a 1990 date; the county roll splits the year built, 1989 on ten parcels and 1990 on fourteen, which reflects a two-year delivery. The first deeds out of the condominium are dated June 1989. Both elevator cars were installed in 1988 by Taylor Elevator of Naples, according to the DBPR Bureau of Elevator Safety records. At about 36 years old, Via Delfino is past its first milestone inspection trigger and inside Florida’s structural reserve study law, which is why the document file at this building is as important as the view.
Five things buyers expect to find and will not. No published maintenance fee: no Via Delfino budget or assessment appears in any public source we are permitted to cite. No published leasing or pet rules: they live in the recorded declaration, bylaws and rules. No association website. No verified parking description: no public record describes a garage, covered spaces or guest parking. No verified fitness room, guest suite, storage or generator: each is a question for the association. What is verified is the pool, the two elevators, the Gulf frontage, the zoning and the flood zone, and we cover each below.
Via Delfino is the newest and largest-residence tower on the Coquina Sands beachfront, and its record condominium sale, $7,300,000 in 2023, is the highest in Coquina Sands. No qualified sale has recorded in the last twelve months. In a building that thin, the seller who prices to the stack and the floor, with the milestone and reserve study file already assembled, sets the next benchmark.
Selling a Via Delfino home? Get a free Via Delfino home valuation or call Jesse direct at (239) 898-6072.
Buying at Via Delfino? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.
Via Delfino recorded 4 qualified resales in the 36 months to 29 August 2026, at a median of $5,212,500 (4 sales), and none in the last twelve months. No window shorter than the building’s full recorded history reaches ten qualified sales, so we list the five qualified resales of the last 60 months one by one.
Data updated: September 2026 (Collier County recorded sales through 29 August 2026)
Southwest Florida MLS Matrix, pulled 26 September 2026: 6 closings at Via Delfino in the last 60 months, at a median of $5,212,500. The sales below are the county’s recorded deeds. We tracked every recorded Via Delfino instrument in the Collier County roll through 29 August 2026: 142 recorded instruments on the 24 parcels since June 1989, of which 55 carry the county’s “qualified” flag, meaning the Florida Department of Revenue treats them as arm’s-length market sales. Everything below uses the county’s own square footage, the one area measure that is the same for all 24 residences, and every price per square foot is per county square foot.
Our window rule is simple and we apply it the same way on every building page: start at 12 months, widen to 24, 36 and 60 months, and lead with the first window that holds ten or more qualified sales. At Via Delfino none does until the full history back to 1989, and a median built mostly from 1989 to 1999 prices would tell a 2026 seller nothing. So we list.
Recorded | Unit | Stack and floor | Price | Per county sq ft | Instrument |
|---|---|---|---|---|---|
12 May 2023 | 502 | 02 stack, 5th floor | $7,300,000 | $1,846 | OR 6248/2330 |
5 January 2024 | 902 | 02 stack, 9th floor | $4,775,000 | $1,207 | OR 6320/1100 |
25 June 2024 | 601 | 01 stack, 6th floor | $3,500,000 | $925 | OR 6376/1830 |
12 August 2024 | 903 | 03 stack, 9th floor | $6,000,000 | $1,584 | OR 6390/412 |
7 October 2024 | 803 | 03 stack, 8th floor | $5,650,000 | $1,492 | OR 6407/193 |
Source: Collier County roll, sales records dated 29 August 2026; each instrument is on file with the Collier County Clerk by the Official Records book and page shown. The 60-month window opens on 29 August 2021, so the $2,100,000 qualified sale of Unit 401 on 26 July 2021 (OR 5991/2094) falls just outside it.
Window to 29 August 2026 | Qualified sales | What we report |
|---|---|---|
12 months | 0 | No qualified sale |
24 months | 1 | Unit 803, $5,650,000, October 2024 |
36 months | 4 | Median $5,212,500 (4 sales), low $3,500,000, high $6,000,000 |
60 months | 5 | Listed above, $3,500,000 to $7,300,000 |
Full recorded history, 1989 to 2026 | 55 | First window with ten or more; its median is a 1990s number |
With four sales the 36-month median is the average of the middle two, $4,775,000 and $5,650,000, not a price anyone paid. Per square foot, the same four sales ran $925, $1,207, $1,492 and $1,584 per county square foot.
The newest priced deed of any kind on the 24 parcels is the Unit 803 sale of 7 October 2024. In the 22 months from 8 October 2024 to 29 August 2026 the roll records no priced Via Delfino sale at all. The only instruments in that period are six $0 recordings on Unit 601 dated 6 August 2026 (OR 6618/2361, OR 6618/2369, OR 6619/1324, OR 6619/1326, OR 6619/1328 and OR 6619/3424), which the county codes as not qualified. Zero-dollar instruments are typical of trust, estate or correction deeds; the roll gives no reason and we do not guess one. Unit 601’s last market sale was $3,500,000 in June 2024.
The highest recorded price on any Via Delfino parcel is $7,300,000 for Unit 502 on 12 May 2023 (OR 6248/2330), a 3,955-square-foot 02-stack home on the fifth floor, at $1,846 per county square foot. It is the only condominium sale in the county’s list of the ten highest recorded sales in Coquina Sands, among single-family estates on Banyan Boulevard, Crayton Road and Murex Drive. The same residence sold for $643,000 in July 1989 as a developer-era first sale (OR 1452/2316), $2,500,000 in February 2006 (OR 3974/3635) and $3,000,000 in April 2013 (OR 4914/329) (Collier County roll). The second highest priced deed, $6,075,000 for Unit 702 in May 2022 (OR 6133/2159), is coded not qualified, so it does not count as a market comparable. The highest qualified sale after the record is $6,000,000 for Unit 903 in August 2024.
Seven priced deeds since 2016 are coded not qualified by the county: Unit 801 at $3,300,000 (April 2016), Unit 303 at $4,400,000 (November 2016), Unit 402 at $4,400,000 (April 2017), Unit 801 at $2,250,000 (December 2020), Unit 702 at $6,075,000 (May 2022), Unit 301 at $3,999,000 (June 2022) and Unit 903 at $5,900,000 (July 2022). The county’s qualification code does not publish its reasons. A deed can be excluded as a related-party transfer, a partial interest, a sale that included substantial personal property, or for other reasons. We show them for completeness and leave them out of every median.
Yes, on both the roll and the deeds. The county values the 01 stack at $2,776,600 on the second floor rising to $3,096,600 on the ninth; the 02 stack at $4,250,500 to $4,570,500; and the 03 stack at $4,066,800 to $4,386,800 (2026 preliminary roll). Medians by stack are $2,926,600, $4,400,500 and $4,216,800. Qualified 01-stack resales since 2016 were $2,500,000 (Unit 701, 2019), $2,800,000 (Unit 901, 2020), $2,100,000 (Unit 401, 2021) and $3,500,000 (Unit 601, 2024). The 02 and 03 stacks have recorded $4,775,000 to $7,300,000 since 2023. The roll does not say why the county values the 01 residences so far below their neighbors on the same floor. Orientation, view and layout are plausible explanations, and none is stated in a public record, so we do not assert which way each stack faces. A buyer should see each stack in person.
Period | Qualified sales | Median | Low | High |
|---|---|---|---|---|
1989 to 1990, developer era | 21 | $705,000 | $629,000 | $1,000,000 |
1991 to 1999 | 12 | $712,500 | $630,000 | $1,050,000 |
2000 to 2009 | 9 | $2,500,000 | $2,050,000 | $2,700,000 |
2010 to 2019 | 5 | $2,500,000 | $1,800,000 | $3,000,000 |
2020 to 2026 | 8 | $4,137,500 | $2,100,000 | $7,300,000 |
Source: Collier County roll, qualified sales only, our arithmetic. Each period mixes stacks and floors, and the later periods hold few sales, so treat the medians as direction rather than precision.
Four residences give the cleanest long-run read, because each recorded a qualified sale in the developer era or early 1990s and another in 2024. Unit 903 went from $762,000 in January 1990 to $6,000,000 in August 2024. Unit 902 went from $799,000 in 1990 and $900,000 in 1992 to $4,775,000 in January 2024. Unit 803 went from $671,000 in June 1989 to $5,650,000 in October 2024. Unit 601 went from $660,000 in 1992, $700,000 in 1995 and $1,800,000 in 2010 to $3,500,000 in June 2024 (Collier County roll). None of these figures adjusts for renovation, and many Via Delfino homes have been renovated more than once in 36 years.
The 2026 preliminary roll puts a just value on all 24 residences totaling $92,441,200, a median of $4,216,800 and a range from $2,776,600 (Unit 201) to $4,570,500 (Unit 902). Within each stack the county adds $20,000 a floor from the fourth floor to the eighth and $120,000 from the eighth to the ninth; the second floor sits $100,000 to $130,000 below the third. Sales and roll values do not line up closely here: Unit 502 sold for $7,300,000 against a 2026 just value of $4,390,500, and Unit 601 sold for $3,500,000 against $2,936,600. An online automated estimate built on the county roll will understate most recently renovated Via Delfino homes.
Total taxes on the 2026 preliminary roll run from $19,043.02 (Unit 501, homesteaded) to $39,728.03 (Unit 602, not homesteaded), with a median of $32,815.99 and a building total of $761,623.48. Non-homesteaded 02- and 03-stack homes carry about $36,600 to $39,700. The homestead effect shows clearly on two neighbors of almost identical value: Unit 302, homesteaded, with a just value of $4,380,500, carries $25,105.07, while Unit 402, not homesteaded, with a just value of $4,370,500, carries $39,367.70. That gap is the homestead exemption and the Save Our Homes cap under Florida Statute 193.155 and Florida Statute 196.031, and it does not pass to a buyer.
The county records 21 qualified conveyances on 20 residences between 1 June 1989 and 1 December 1990, at a median of $705,000, from $629,000 (Unit 303, July 1989) to $1,000,000 (Unit 903, April 1990, following a $762,000 conveyance of the same unit that January). That is roughly $160 to $200 per county square foot. The first two deeds out of the condominium, Units 402 and 503, are dated 1 June 1989 (OR 1451/79 and OR 1451/78). Units 201, 301, 302 and 601 show no qualified 1989 or 1990 conveyance on the roll; their first qualified sales run from 1991 to 1992.
Next door, The Whitehall recorded 4 qualified resales in the same 36 months at a median of $3,912,500 (4 sales), and two of them closed in April 2026 at $3,300,000 and $3,125,000 (Collier County roll). Same metric, same window, same source: Via Delfino’s 36-month median is about $1,300,000 higher, on homes that are 785 to 955 square feet larger. The Whitehall has the fresher comparables; Via Delfino has the higher ceiling. Our guide to The Whitehall covers its side in detail, and the comparison section below sets the two side by side.
Three things are true at once. Via Delfino has the highest recorded condominium price in Coquina Sands and the highest three-year median of any Gulf-front condominium in the neighborhood. It has also recorded no priced sale for 22 months, and the county’s 2026 roll values sit below the price of each of the last five market sales, by 4% to 40%. For a seller, that means the next sale sets the benchmark, and pricing has to be built from the five recorded sales of the last 60 months, adjusted for stack, floor and condition, not from a neighborhood average. For a buyer, it means patience: with 24 homes and between zero and four qualified sales a year in this decade, the right stack and floor may take time to come up.
Before we put a number on a Via Delfino residence we pull its full deed history from the roll, match it against the five 60-month sales for its stack, read the county’s just value for the unit and its neighbors above and below, and ask the association for the budget, the milestone inspection summary, the reserve study and the insurance declarations. We then walk the residence for the renovation level, the condition of the openings and the view from that floor. That is the file we hand a buyer’s agent at the first showing.
Selling a Via Delfino home? Get a free Via Delfino 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.
Via Delfino came to be between 1988 and 1990 on Lot 6 of Coquina Sands Unit 1: its association was incorporated in April 1988, its declaration was recorded on 21 June 1989 and its first deeds date from June 1989, making it the last tower completed on this stretch of Gulf Shore Boulevard North.
The Gulf-front lots along the Coquina Sands stretch of Gulf Shore Boulevard North filled with cooperatives and condominiums from the late 1950s through the 1970s. Via Delfino arrived a decade and more after its neighbors: The Whitehall in 1974, The Laurentians in 1975, Colonial Club in 1967 and Embassy Club in 1970, per the City of Naples 2024 milestone list.
The land under Via Delfino is described in City records as Lot 6, Coquina Sands, Unit 1, Plat Book 3, Pages 21 and 22, Public Records of Collier County, in the parcel schedule attached to Ordinance 02-9497, where it appears as “Parcel 3, Via Delfino Condo (1221 GSBN).” The City’s GIS calculates the parcel at about 1.79 acres. The plat itself is reproduced in City records at naplesgov.com.
Via Delfino Condominium Association, Incorporated, was filed with the Florida Division of Corporations on 6 April 1988, document N25799, about fourteen months before the declaration was recorded (Sunbiz). Forming the association during construction is the ordinary sequence for a Florida condominium. Its name carries the statutory suffix “Condominium Association,” one of only two associations in Coquina Sands whose corporate name does. The corporation remains active and files annual reports listing a volunteer board of owners.
The Florida Division of Condominiums, Timeshares and Mobile Homes records the declaration of “VIA DELFINO, A CONDO” as recorded on 21 June 1989, with 24 units, status approved and recorded (DBPR registry extract). The state’s legacy address for the project reads 1221 Gulf Shore Blvd. North, Naples 33940, the ZIP code the area used before 34102. We did not find the declaration’s Official Records book and page in any public record we are permitted to cite, so we do not publish one. It is on file with the Collier County Clerk, and a title search or the association will supply it.
We did not find a primary source naming the original developer. The recorded declaration names the declarant, and the 1988 articles of incorporation name the incorporators; neither is published in a source we can cite, so we do not name one. The web pages that do name a developer are brokerage listing pages, which we do not use as sources. What the state’s records do show is the construction timeline: two traction passenger elevators installed in 1988 by Taylor Elevator of Naples (DBPR elevator records).
The first deeds out of the condominium are dated 1 June 1989 for Units 402 and 503, and 18 June 1989 for Unit 803. The roll’s sale-date field for conveyances of that era often reads the first of a month, and two of those dates fall three weeks before the state’s recorded date for the declaration, so we treat the June 1989 dates as the county’s dates rather than proof that any unit closed before the declaration recorded. By December 1990, 21 qualified conveyances had recorded on 20 residences, at prices of $629,000 to $1,000,000.
In January 2002 the City of Naples rezoned the west side of Gulf Shore Boulevard from Oleander Drive to Doctors Pass from R3-T18 to R3-18, under Petition 01-R10 and Ordinance 02-9497, adopted on second reading on 23 January 2002 after a first hearing on 9 January. The Council agenda record shows the vote “Herms/Taylor/6-0-1 (Wiseman abstaining).” The ordinance states that R3-18 “does not permit transient lodging as a permitted use” and eliminates extra height and lot coverage allowances for buildings with most of their parking beneath them. Via Delfino, at 1221, is on the ordinance’s parcel list with Surfside Club, the Bahama Club site, The Whitehall, Colonial Club, The Laurentians and Embassy Club. The minutes of both hearings are published by the City (23 January 2002; 9 January 2002).
Via Delfino reached 25 years in 2015, before Florida’s milestone law existed, which is why it appeared on the City’s 2024 list with an inspection due by 31 December 2024. In January 2024 a member of its board addressed the City’s Design Review Board about the neighbor’s plans; the Board’s approval of The Whitehall’s generator and management addition carried a condition to protect Via Delfino’s privacy, covered in the permits section below. The building’s elevators passed their most recent state inspection on 19 February 2026, and the state’s current fiscal-year elevator permit file shows no new elevator permit for 1221 Gulf Shore Blvd N since 1 July 2026 (DBPR elevator permit extract).
The residences at Via Delfino are 24 condominium homes in three stacks on floors 2 through 9: the 01 stack of 3,785 square feet, the 02 stack of 3,955 square feet and the 03 stack of 3,788 square feet, the same on every floor, for 92,224 square feet of living area on the county roll in all.
Every Via Delfino residence takes roughly a third of its floor, and each floor holds 11,528 square feet of residential area on the roll. The building’s footprint on the City’s GIS layer is about 14,900 square feet in plan. Room counts, bedroom and bath configurations and floor plan drawings are in the recorded declaration’s exhibits and the association’s files; none is published in a public source we can cite, so we describe the homes by the measures the county and the state record.
Stack | Units | County sq ft | 2026 just value range | Median just value | Median per county sq ft |
|---|---|---|---|---|---|
01 | 201, 301, 401, 501, 601, 701, 801, 901 | 3,785 | $2,776,600 to $3,096,600 | $2,926,600 | about $773 |
02 | 202, 302, 402, 502, 602, 702, 802, 902 | 3,955 | $4,250,500 to $4,570,500 | $4,400,500 | about $1,113 |
03 | 203, 303, 403, 503, 603, 703, 803, 903 | 3,788 | $4,066,800 to $4,386,800 | $4,216,800 | about $1,113 |
Source: Collier County roll, tax year 2026 preliminary, files dated 29 August 2026. The per-square-foot medians for the 02 and 03 stacks round to the same figure.
The first digit is the floor and the last two digits are the stack. Unit 201 is the 01 home on the second floor; Unit 903 is the 03 home on the ninth. There is no first-floor residence and no unit numbered above 903, so the top-floor homes are 901, 902 and 903. The roll shows no penthouse level above the ninth floor. When we compare two Via Delfino homes, we compare within a stack first, then by floor.
The 01 residences are three square feet smaller than the 03 residences and 170 smaller than the 02, yet the county values them about $1,300,000 lower on every floor. Recorded sales follow the same line: Unit 701 at $2,500,000 in 2019, Unit 901 at $2,800,000 in 2020, Unit 401 at $2,100,000 in 2021 and Unit 601 at $3,500,000 in 2024. For a buyer who wants Via Delfino’s size of home and this address, the 01 stack is the way in. For a seller in the 01 stack, the comparable set is the 01 stack, not the building.
The 02 residences are the largest in the building and among the largest condominium homes on the Coquina Sands beachfront. Unit 502’s $7,300,000 in May 2023 is the building’s record and the highest recorded condominium price in Coquina Sands; Unit 902 sold for $4,775,000 in January 2024. The county’s highest value in the building is Unit 902’s $4,570,500.
The 03 stack recorded two of the four qualified sales of the last 36 months: Unit 903 at $6,000,000 in August 2024 and Unit 803 at $5,650,000 in October 2024, both above $1,490 per county square foot. Unit 903 also carries the building’s longest repeat-sale record, from $762,000 in January 1990.
The county’s pattern is the same in all three stacks: the second-floor home is valued $100,000 to $130,000 below the third, the values then rise $20,000 a floor from the fourth floor to the eighth (with one exception, Unit 402, valued $10,000 below Unit 302), and the ninth floor adds $120,000 over the eighth. The recorded sales are too few to measure a floor premium cleanly: the record sale was on the fifth floor, and two 2024 sales were on the ninth. What we can say is that floor matters less at Via Delfino than stack does, and that the renovation level of the individual home moves the price as much as either.
Via Delfino has two traction passenger elevators, state licenses 42171 and 42172, each serving nine landings with a 2,500-pound capacity and a rated speed of 350 feet per minute, installed in 1988 by Taylor Elevator of Naples and maintained under a service contract with Oracle Elevator Holdco Inc. Both passed their most recent state inspection on 19 February 2026, and their certificates of operation run to 1 August 2027 (DBPR elevator extract). The travel is 76 feet over the served landings, which is not a building height. The record lists alternate power status as “Exempt,” meaning no state emergency-power requirement applies to these cars; it does not tell you whether the building has a generator.
Under Florida’s condominium law, the association maintains and insures the common elements, and the unit owner is responsible for the interior of the unit and its improvements, with the precise line drawn by the declaration (Florida Statute 718.113; Florida Statute 718.111(11)). Windows, sliding doors, balcony surfaces and in-unit plumbing and air conditioning are the items where declarations differ most, and the Via Delfino declaration is not published online. Ask for it, and read the maintenance and insurance articles before you plan a renovation.
Many condominium declarations regulate hard-surface flooring, sound underlayment, contractor hours and a renovation season, and require board approval for structural or window work. Via Delfino’s rules on each are in its recorded documents, which we did not find published. The City of Naples limits construction noise in residential areas to Monday through Saturday, 7:00 a.m. to 6:00 p.m., according to its Building Department. Work inside a unit that needs a permit is permitted through the City’s online portal.
A Via Delfino residence comes with direct Gulf frontage, a permitted swimming pool registered with the Florida Department of Health at 1221 Gulf Shore Boulevard North, and two traction elevators. Parking, a fitness room, guest suite, storage and a generator are not described in any public record we could cite.
Amenities are the thinnest column in every public dataset for this neighborhood, because no government source catalogs them. We publish what a state or City record confirms, and we name the route for the rest.
The Florida Department of Health lists a public swimming pool permit for “Via Delfino Condo Swimming Pool,” permit 11-60-02854, at 1221 Gulf Shore Boulevard N, Naples 34102, in its public pool inspection database. A condominium pool shared by the owners is regulated as a public pool in Florida. The database row we read showed no inspection date or result in its rendered grid, so we publish the permit, not an inspection outcome.
Via Delfino sits on the Gulf side of the boulevard, on a lot the City’s 2002 rezoning described as “on the west side of Gulf Shore Boulevard (Oleander Drive to Doctors Pass)” (Council agenda record). FEMA maps a primary frontal dune immediately west of the building. Whether the declaration grants any exclusive beach area, beach furniture storage or a beach structure is a document question; the Florida beach seaward of the mean high-water line is state sovereign land in any event. City of Naples beach rules apply on the sand, including the prohibition on dogs on the beach, enforced by the Naples Police Beach Patrol.
No public record we can cite describes Via Delfino’s parking: whether it is under the building, covered, assigned, or how many spaces go with each residence. Zoning history hints at the corridor’s pattern (the 2002 ordinance addressed buildings with “seventy-five percent or more of required parking located beneath the building”) without saying which buildings had it. Ask for the declaration’s parking article and the assignment of spaces for the unit you are buying.
None is verified for Via Delfino. The state’s elevator record does not answer the generator question, and no City permit or Design Review Board record for 1221 Gulf Shore Blvd N mentions one. Next door, The Whitehall won Design Review Board approval in January 2024 for a 600-square-foot generator and mechanical room on its fitness building, so the question is live on this block. Ask the association in writing.
The Coquina Sands Association is a voluntary neighborhood civic association, Sunbiz document 745253, with dues of $90 per household per year and no lien authority (Coquina Sands Association). It is not a homeowners association, and membership is not a condition of owning at Via Delfino. The City’s GIS layer labelled “Home Owner Associations” places 1221 Gulf Shore Blvd N inside the Coquina Sands polygon, which marks that voluntary association’s area, not a mandatory one.
Via Delfino owners are City of Naples residents for services: City police with a dedicated Beach Patrol, City Fire-Rescue, City water, sewer and solid waste, and eligibility for a City beach parking permit, which lets a registered vehicle park free at City and County beach lots including Lowdermilk Park (City beach parking permits). Lowdermilk Park, five minutes’ walk north, adds restrooms, showers, a concession, volleyball courts and gazebos (City of Naples, Lowdermilk Park).
Via Delfino’s condominium assessment is not published in any public source we can cite; a buyer gets it from the association’s estoppel certificate, budget and year-end financial report. Property taxes are public: the 2026 preliminary roll puts total taxes between $19,043.02 and $39,728.03, with a median of $32,815.99.
We say “not published” in those words because the alternative, quoting a fee from a listing, is how buyers end up underwriting the wrong building. Every document below is a statutory right, not a favor.
The Via Delfino association sets a budget each year and assesses each owner a share of it according to the declaration. Florida law requires the association to prepare an annual budget with reserve schedules and to give owners notice of the budget meeting, and to prepare a year-end financial report (Florida Statute 718.112; Florida Statute 718.111(13)). Whether every residence pays an equal share or a share weighted by size is set in the declaration; with three different unit sizes, it is worth reading. The state lists the association’s mailing route in care of KPG Accounting Services, 3400 Tamiami Trail North #302, Naples 34103 (DBPR registry extract).
The estoppel certificate is the single most useful document in a Via Delfino purchase. It states the regular assessment, what is paid and owed on the unit, any special assessment levied or pending, and any capital contribution or transfer fee. The association must issue it within 10 business days of a request, and Florida caps the fee at $250, plus $100 for delivery within three business days and $150 if the unit is delinquent, refundable if the sale does not close (Florida Statute 718.116(8)).
We found no Via Delfino special assessment in any public record we are permitted to cite. That is not the same as “no special assessments,” and we do not write that. A 36-year-old Gulf-front tower that has passed through a milestone inspection and a structural reserve study cycle may have funded repairs by assessment, loan or line of credit. Ask the association directly, read the minutes, and read the estoppel, which must disclose any assessment levied or pending.
Measure | Figure |
|---|---|
Lowest total taxes, 2026 preliminary roll | $19,043.02, Unit 501, homesteaded |
Highest total taxes | $39,728.03, Unit 602, not homesteaded |
Median total taxes | $32,815.99 |
All 24 residences | $761,623.48 |
Typical non-homesteaded 02 or 03 stack home | about $36,600 to $39,700 |
Source: Collier County roll, tax year 2026 preliminary, total taxes column. Taxes on the preliminary roll are estimates until the final roll and tax bills issue; the Collier County Tax Collector publishes the bills.
A City of Naples parcel carried about 9.0514 mills of ad valorem tax in tax year 2025, the most recent fully adopted year: 4.8024 mills of non-school levies, including the City’s 1.2300 mills, and 4.2490 mills of school levies, built line by line from each taxing authority’s adopted rates (City of Naples property taxes and millage). Via Delfino is a Gulf-front parcel and is not in the Moorings Bay Special Taxing District, which covers bay-front blocks in Coquina Sands Unit 2, so no district add-on is expected; confirm it on the tax bill.
A seller’s tax bill is a fact about the seller. Under Florida Statute 193.155, a homestead’s assessed value resets to just value on the January 1 after a change of ownership, and non-homestead property resets the same way under Florida Statute 193.1554. A working first-year estimate is the purchase price multiplied by 0.0090514: about $31,680 on a $3,500,000 purchase, about $47,180 on $5,212,500, and about $66,075 on $7,300,000, before any homestead exemption. If you will make Via Delfino your Florida residence, the 2026 homestead exemption is $25,000 against all levies plus $26,411 against non-school levies, and the Save Our Homes cap limits later increases in assessed value to 2.7% a year (Florida Department of Revenue, Save Our Homes; CPI adjustment). A non-homestead owner’s assessed value is capped at 10% growth a year for non-school levies only.
A Via Delfino owner with homestead who sells and buys another Florida home can carry up to $500,000 of the Save Our Homes benefit to the new home, filed with the new homestead application, on the proportional formula in Florida Statute 193.155(8) (Florida Department of Revenue, PT-112). Eleven Via Delfino owners hold homestead, so for almost half the building this is part of the sale decision.
Via Delfino’s layered costs are simpler than a master-planned community’s: there is no master association, no community development district and no mandatory neighborhood association. The layers are the condominium assessment, property taxes, City utilities where billed to owners, the unit owner’s insurance, and one-time closing charges.
That structure is one of Coquina Sands’ quiet advantages. Inside the City of Naples there is no community development district and no unincorporated-area MSTU, and the City runs its own Fire-Rescue, so there is no independent fire district millage.
Layer | At Via Delfino | Where to confirm it |
|---|---|---|
Condominium assessment | Applies; not published | Estoppel certificate, adopted budget |
Reserve contributions for structural components | Required by statute; not published | Budget, Structural Integrity Reserve Study |
Special assessments | None found in public records; not ruled out | Estoppel, minutes |
Master or community association | None | Declaration |
Community development district | None inside the City of Naples | Tax bill |
Coquina Sands Association dues | $90 per household per year, voluntary | Association website |
Ad valorem taxes | About 9.05 mills (2025 adopted) | Tax bill |
City utilities | Water, sewer, solid waste and stormwater; billing to the association or owner varies | Budget, utility account |
Unit owner insurance (HO-6) | Owner’s own policy | Your agent |
Association master insurance | Included in the assessment | Declarations pages |
The City approved a 25% stormwater rate increase, phased over four years, at first reading on 19 November 2025, to fund $280 million of projects over 20 years, after a 40% increase in June 2024 for the beach outfall project (Gulfshore Business). Whether a Via Delfino owner sees that on a personal bill or in the association budget depends on how the building’s accounts are set up.
Florida documentary stamp tax on the deed is $0.70 per $100 of the price, and Collier County adds no surtax (Florida Statute 201.02); on a $5,000,000 sale that is $35,000. Florida law does not allocate it between buyer and seller, so the contract does. A condominium association may charge a transfer or approval fee of no more than $150 per applicant where the declaration requires approval (Florida Statute 718.112). The estoppel certificate fee is capped as described above. A City lien and outstanding-debt search is ordered through the City’s vendor.
The Florida Office of Insurance Regulation’s Collier County average premium for a condominium unit-owner policy including wind was $3,545 a year as of 31 March 2025 (FLOIR Property Insurance Stability Report). That is a county average across every kind of condominium, not a Via Delfino figure; a 3,800-square-foot Gulf-front residence with high-end finishes will price above it. The association’s master policy, including its wind deductible and any flood coverage, is inside the assessment, and its declarations pages are the document to request.
The Via Delfino declaration of condominium, recorded 21 June 1989 according to the state registry, together with the association’s articles, bylaws and rules, governs leasing, pets, sale approval, parking, renovation and assessments. None is published online, and Florida law requires the association to provide them to a buyer.
That makes the document request the first real step in any Via Delfino purchase. Here is what the law says a buyer is entitled to, what the documents typically settle, and the order in which we ask for them.
For a resale, Florida Statute 718.503 gives the buyer the right to the declaration, articles, bylaws and rules, the most recent year-end financial information, the frequently asked questions and answers sheet, and, under the 2024 and 2025 amendments, the milestone inspection summary and the Structural Integrity Reserve Study where they apply, with a cancellation right if they are not delivered before the contract is signed. The association’s official records, including minutes, budgets, insurance policies and contracts, are open to owners under Florida Statute 718.111(12).
The declaration creates the condominium, describes the 24 units and the common elements, sets each unit’s share of the common expenses and ownership of the common elements, and carries the use restrictions, leasing rules, the maintenance and insurance split and the amendment procedure (Florida Statute 718.104). It is on file with the Collier County Clerk. We did not find its Official Records book and page in a public record we can cite, and the first page names the declarant we could not name above.
Condominium declarations are amended by owner vote under the procedure in the declaration and Florida Statute 718.110. One rule matters for anyone buying to lease: an amendment adopted after 1 July 2021 that prohibits or regulates rentals applies only to owners who voted for it and to owners who acquire title after it takes effect, under section 718.110(13). Ask whether any leasing amendment has been recorded and when.
Many Gulf Shore Boulevard condominiums require board approval of a sale or a lease, with an application, an interview and a fixed period for the board to act. Whether Via Delfino does, and on what terms, is in its declaration. Where approval is required, Florida caps the application fee at $150 per applicant (Florida Statute 718.112(2)(i)). We build any approval period into the contract timeline from the first day.
Rules on guest occupancy when the owner is away, the number of vehicles, commercial vehicles and golf carts, and move-in hours are typical rules-and-regulations items and are adopted by the board under the declaration. None is published for Via Delfino. Trash, mail and deliveries are building-operation matters for the manager.
Via Delfino is not registered or advertised as a 55+ community in any public record we found, and no state or City record designates it as housing for older persons. Any age restriction would have to appear in the recorded declaration and meet the federal housing-for-older-persons rules; ask the association to confirm in writing.
The ownership pattern is a different question from the legal one. Eleven of 24 residences carry a homestead exemption, one of the highest shares on the boulevard, and the Census Bureau’s estimates put the median age of the Gulf Shore corridor tract at 66.6 (US Census Bureau data). Buyers should expect established owners, many of them full-time residents, and a quiet building. That is a description of who owns, not a rule about who may buy.
A community that qualifies as housing for older persons may lawfully restrict sales or occupancy by age; one that does not qualify may not. For a buyer with children or grandchildren who will stay for long visits, and for a seller whose buyer pool would be narrowed by an age rule, the declaration’s text is what counts. We found nothing indicating an age restriction at Via Delfino, and we say “found nothing” rather than “none” because the declaration is not published.
A Via Delfino owner may not run a nightly or weekly vacation rental: City of Naples zoning for the building, R3-18, does not permit transient lodging, meaning rentals of under 30 days or one calendar month more than three times a year. Longer leases are governed by the association’s recorded rules, which are not published.
This is the question buyers most often get wrong on Gulf Shore Boulevard, because Naples is a vacation market and some nearby properties do rent nightly. Via Delfino’s answer comes from two layers: City zoning, which is public, and the association’s documents, which are not.
The City’s Ordinance 02-9497 states that R3-18 “does not permit transient lodging as a permitted use” (Ordinance 02-9497). Under City Code section 44-8, as the City explains in its short-term rental handout, a dwelling “rented to guests more than three times in a calendar year for periods of less than 30 days or one calendar month, whichever is less,” or advertised or held out to the public that way, is a transient lodging facility, and a transient lodging facility is not a permitted or conditional use in R3-18. The City enforces through its code compliance division (City of Naples Code Compliance).
Collier County’s short-term vacation rental registration applies in unincorporated Collier County, not inside the City of Naples (Collier County short-term vacation rental registration). Registering with the county would not make a nightly rental lawful at 1221 Gulf Shore Blvd N.
Most Gulf-front condominiums in Naples add their own rules on top of zoning: a minimum lease term, often 30, 60 or 90 days or longer; a limit on the number of leases a year; board approval of each tenant; and a ban on tenants keeping pets. Via Delfino’s terms are in its declaration and rules. Ask for them, and ask whether any leasing amendment was adopted after 1 July 2021, since that date decides whether it binds you.
A Via Delfino owner who leases for six months or less is generally collecting rent subject to Florida sales tax and the Collier County tourist development tax, and a homestead owner who rents the home can lose the exemption under Florida’s rental rules. Talk to a tax advisor before you lease.
With 13 of 24 residences not homesteaded, a share of Via Delfino is second homes. Whether those owners lease for the season is not in any public record. For a buyer, the practical rule is to price a Via Delfino purchase as a residence, not as an investment that depends on rental income you have not confirmed the documents allow.
Via Delfino’s pet rules are set by its recorded declaration and rules, which are not published. We found no public record stating whether dogs or cats are allowed, how many or how large, or whether tenants may keep pets. Florida law protects assistance animals regardless of a building’s pet rules, and City beaches ban dogs.
A condominium may restrict or prohibit pets through its declaration or rules, but it must accommodate a service animal or an emotional support animal for a person with a disability under the federal Fair Housing Act and Florida Statute 760.27, which also sets what documentation a housing provider may request. A buyer who relies on an assistance animal should raise it with the association during the approval process, not after closing.
Dogs are not allowed on City of Naples beaches, including the beach in front of Via Delfino and Lowdermilk Park (Naples Police Beach Patrol). The nearest dog park is the Naples Dog Park at 99 Riverside Circle, and the leashed Baker Park loop and the Gordon River Greenway are about a two-mile drive east (Baker Park; Gordon River Greenway).
Ask whether pets are permitted, the number and weight limits, whether tenants and guests may keep them, and the rules for pets in the elevators, lobby and pool area. Ask for the rule in writing, and check the declaration and any amendment, because a board rule cannot override the declaration.
Via Delfino is on the City of Naples 2024 milestone inspection list, as a nine-story condominium built in 1990, with inspection due by 31 December 2024, and as a building of three or more stories it must have a Structural Integrity Reserve Study. The public record does not show whether either has been completed.
These are the two documents that decide more about a Via Delfino purchase than any finish in the unit, so we set out what the law requires, what the public record shows for this building, and exactly what to ask for.
The City of Naples 2024 Milestone Buildings list carries the row “VIA DELFINO A CONDOMINIUM, 1221 GULF SHORE BLVD N, NAPLES, FL 34102, 9, 1990.” The City’s milestone inspection program page explains that the requirement applies to condominium and cooperative buildings of three stories or more, at 25 years for buildings within three miles of the coastline and every 10 years after, and that buildings already past their milestone year had to be inspected by 31 December 2024. The City also publishes its lists by year (Milestone Inspections by Year).
A 1990 building reached 25 years in 2015, before the program existed, which is why Via Delfino was on the 2024 list. The next inspection falls ten years after the one the association completed.
The City publishes which buildings were required to inspect, not whether each one did or what the engineer found. Whether Via Delfino filed a phase one report, and whether a phase two report was required, is not in the public lists. We do not write a completion year, and nobody else should without the report in hand. Ask the association for the phase one report, any phase two report, and the inspector’s summary of material findings.
Florida Statute 553.899 requires a phase one visual examination by a licensed architect or engineer; a phase two inspection only where the phase one finds substantial structural deterioration; distribution of the inspector’s summary to every owner within 45 days, whatever the findings; and repairs to be commenced within 365 days of a phase two report. The report and summary are association records, and under the 2024 and 2025 amendments they must be provided to a prospective purchaser.
A condominium building of three habitable stories or more must have a Structural Integrity Reserve Study at least every ten years, covering the roof, structure and load-bearing walls, fireproofing and fire protection, plumbing, electrical, waterproofing and exterior painting, windows and exterior doors, and any other item over the inflation-adjusted $25,000 threshold (Florida Statute 718.112(2)(g)). The state’s SIRS reporting page says associations were required to complete the study by 31 December 2025. For budgets adopted on or after 31 December 2024, owners may no longer vote to waive or reduce reserves for those components.
We checked the Department of Business and Professional Regulation’s two public SIRS databases on 26 September 2026. Via Delfino does not appear in the list of studies submitted before July 2025, and neither does The Whitehall. The list of studies submitted from July 2025 stopped rendering in our session before reaching the letter V, so we could not check Via Delfino in it. Absence from the first list is not evidence that no study was done, because the deadline ran to the end of 2025. Via Delfino’s SIRS status is not determined from public records. Ask the association for the study and its state submission confirmation.
The 2025 condominium law, HB 913, let associations fund structural reserves through regular or special assessments, lines of credit or loans; let a unit-owner-controlled association borrow for milestone or SIRS repairs without a further owner vote, provided the loan is disclosed to buyers; allowed a temporary pause in reserve contributions for up to two budgets after a milestone inspection, for budgets adopted on or before 31 December 2028; and let a recent milestone inspection substitute for the visual part of the reserve study. Each option changes what a buyer inherits, so the budget and the financial report must be read together.
Ask for the phase one milestone report and summary, any phase two report, the Structural Integrity Reserve Study and its state submission, the current budget with reserve funding for each structural component, and whether the association has approved a special assessment, a line of credit or a loan, or paused reserve contributions. A paused reserve is not a red flag by itself. An undisclosed one is.
A Via Delfino seller who hands a buyer’s agent the milestone summary, the SIRS, the budget and the insurance declarations at the first showing removes the objection before it is raised. A seller who cannot produce them should expect the buyer’s lender and attorney to ask, and the contract to wait.
Gulf Shore Boulevard’s recent redevelopment sites, including the Bahama Club site next door, were cooperatives, which are easier to assemble than condominiums. Terminating a Florida condominium is governed by Florida Statute 718.117, which sets supermajority thresholds and protections for objecting owners. We found no public evidence of any sale, assemblage or termination effort at Via Delfino, and we say “found no evidence” rather than “none,” because quiet approaches do not make the news.
FEMA’s effective flood map places the Via Delfino tower in Zone AE with a base flood elevation of 10 feet (NAVD88); the coastal high-hazard VE zone, base flood elevation 11 feet and rising to 14 feet on the beach, begins at the building’s Gulf-facing edge. Via Delfino is in Collier County evacuation zone A.
We queried FEMA’s National Flood Hazard Layer at points across the parcel on 26 September 2026, rather than relying on a neighborhood generalization, and the result is more precise than the usual “Gulf-front means VE” shorthand.
Where on the parcel | FEMA zone | Base flood elevation |
|---|---|---|
The beach, well west of the building | VE | 14 ft NAVD88 |
The upper beach and dune | VE | 11 ft NAVD88 |
The building footprint | AE | 10 ft NAVD88 |
From the building east to Gulf Shore Blvd N | AE | 10 ft NAVD88 |
Source: FEMA National Flood Hazard Layer, effective map for Collier County, point queries of 26 September 2026. The City’s own FEMA layer agrees, placing the address point in AE 10, “coastal floodplain.” The VE boundary follows the mapped primary frontal dune, which runs along the building’s west face. Our map query returned no Limit of Moderate Wave Action segment near this parcel, so the Coastal A Zone rules that apply elsewhere in Coquina Sands do not appear to apply here; confirm with the City Floodplain Coordinator. For insurance rating, the document that counts is the lender’s flood zone determination or an elevation certificate.
Via Delfino is on FIRM panel 12021C0391J, effective 8 February 2024, in the City of Naples, NFIP community 125130 (City of Naples 2024 Flood Insurance Rate Maps). FEMA issued preliminary maps for Collier County and the City of Naples on 20 March 2025, and the county opened a 90-day appeal period on 19 August 2026, with a target effective date of Summer 2027 (Collier County notice). FEMA’s preliminary map service returned no features at this address when we queried it, so we make no statement about what the new maps show for Via Delfino. Check the FEMA Map Service Center before closing.
The City’s GIS places the entire Via Delfino footprint seaward (west) of Florida’s Coastal Construction Control Line. Structural work seaward of that line, such as a new seawall, beach structure or a change to the building’s footprint, needs a Florida Department of Environmental Protection permit under Florida Statute 161.053 (FDEP Coastal Construction Control Line program). Interior renovation does not.
The Florida Division of Emergency Management’s statewide layer places 1221 Gulf Shore Blvd N in Collier County Evacuation Zone A, the first zone ordered to leave (Florida Know Your Zone). The ninth floor is not a shelter: owners should plan to leave when Zone A is ordered, whatever floor they live on, and follow Collier County Emergency Management.
The City’s GIS returns a Risk Category II ultimate design wind speed of 170 miles per hour at the address, the Florida Building Code figure for new construction on this site today. It says nothing about the design standard of a building completed in 1990, before the 2002 statewide Florida Building Code. Window and door replacements in the units and common areas since then are the owner’s and association’s records to request.
Hurricane Ian on 28 September 2022 drove the NOAA Naples tide gauge to 6.18 feet above mean higher high water before the gauge was destroyed, and the National Hurricane Center reported 6 to 9 feet of inundation above ground level in Naples (NHC Tropical Cyclone Report, Ian; NOAA Naples gauge 8725110). Hurricane Irma in 2017 reached 4.25 feet at Naples, and Helene in 2024 reached 4.02 feet (NHC, Irma; NHC, Helene). Milton in October 2024 brought further surge to the city (NHC, Milton).
We found no building-specific report of Ian damage at Via Delfino, and no Ian repair permit, assessment or City agenda item for 1221 Gulf Shore Blvd N, in the City and state records we could search. The City’s permit portal requires a manual search we could not automate. In a Gulf-front tower mapped AE 10, the ground level is the exposure point in a surge. Ask the association for its storm repair history and any insurance claims, read the minutes, and read the seller’s disclosure. After Ian the City issued an emergency repair permitting order that still governs how substantially damaged structures are treated (Mayor’s Emergency Repair Permitting Order).
In the City’s special flood hazard area, an improvement or repair costing 50% or more of the structure’s market value triggers full compliance with current flood rules, including elevation (Naples floodplain management code; City FAQ on the 50 percent rule). For a condominium tower the test is applied to the building, not to one unit, so an owner’s kitchen renovation does not trip it. Building-wide storm repairs after a major event are where it matters, and that is an association and insurance question.
The association insures the building as originally installed and the common elements; the unit owner’s HO-6 policy covers improvements and betterments, personal property, loss of use and loss assessment (Florida Statute 718.111(11)). Florida requires a unit-owner policy to carry at least $2,000 of loss assessment coverage (Florida Statute 627.714), and most Gulf-front owners carry far more. Ask for the master policy declarations: the named storm deductible, the flood policy and any excess flood layer.
A National Flood Insurance Program residential condominium building association policy caps building coverage at the lesser of replacement cost or $250,000 per unit. For Via Delfino’s 24 units, that is a ceiling of $6,000,000 for the whole tower. Replacement cost for a nine-story Gulf-front building is a multiple of that, which is why excess flood coverage above the NFIP layer is a board decision every owner should understand. The City of Naples is a Community Rating System Class 5 community, worth a 25% discount on NFIP premiums in the special flood hazard area (FEMA Community Status Book, Florida). Risk Rating 2.0 now prices NFIP policies on distance to water, elevation and replacement cost (FEMA Risk Rating 2.0).
Not by law: the federal mandatory purchase requirement attaches to federally backed mortgages on property in AE and VE. But the association’s master flood policy covers the building, not your interior improvements or contents, and a large flood loss above the master policy’s limits can become a special assessment against every owner, which your HO-6 loss assessment coverage is designed to meet. Most cash buyers at Via Delfino still carry unit flood coverage and meaningful loss assessment coverage.
A wind mitigation inspection documents roof covering, roof deck and roof-to-wall attachments, secondary water resistance and opening protection, and insurers must offer premium credits for qualifying features (FLOIR wind mitigation resources). In a high-rise most of those features are the association’s, so the unit-level question is opening protection: whether your windows and sliders are impact-rated and permitted.
Via Delfino is zoned to Lake Park Elementary, Gulfview Middle and Naples High School, the three Collier County public schools that serve all of Coquina Sands, and each carries a Florida Department of Education grade of A for 2025-26. Confirm the assignment for your address on the district’s attendance-zone tool.
The Collier County Public Schools attendance zones run Lake Park Elementary’s boundary continuously down the Gulf-front corridor from The Moorings through Coquina Sands, and the neighborhood is not split between zones (Collier County Public Schools attendance boundaries). We verified the neighborhood’s assignment with the district’s live tool; run 1221 Gulf Shore Blvd N yourself on the 2026-27 zone locator before you rely on it.
School | Address | Grades | FLDOE grade 2025-26 | Drive from Via Delfino |
|---|---|---|---|---|
Lake Park Elementary | 1295 14th Ave N | PK to 5 | A | 2.05 mi, about 5.4 min |
Gulfview Middle | 255 6th St S | 6 to 8 | A | 1.71 mi, about 4.7 min |
Naples High School | 1100 Golden Eagle Cir | 9 to 12 | A | about 1.4 mi, about 5 min |
Grades from the Florida Department of Education. Drive times are our free-flow measurements from the building for Lake Park and Gulfview; the Naples High figure is the neighborhood figure, because the Census geocoder did not match that school’s address.
Naples High School offers Cambridge AICE and Advanced Placement, including the AP Capstone Diploma (Naples High School advanced studies). Collier County’s controlled open enrollment program lets families apply to other schools, subject to capacity and without district transportation (Parental Choice). With A-rated zoned schools, most Via Delfino families will not need it.
St. Ann Catholic School on Eighth Avenue South is the closest private school to Coquina Sands, and The Village School of Naples, Seacrest Country Day School and Community School of Naples are roughly 9 to 16 minutes’ drive from the neighborhood. Tuition and admissions are published by each school; we do not publish figures a school does not publish itself.
Via Delfino is zoned R3-18 Multifamily by the City of Naples, under Ordinance 02-9497 of 2002, with a Future Land Use designation of Residential, High Density Mid Rise. Its own recent building permits are not retrievable in bulk from the City’s portal, and the public record’s notable permit item on the block is next door.
R3-18 permits single-family and multifamily dwellings with accessory uses, on a minimum lot of 25,000 square feet and 150 feet of width, with a maximum height of 75 feet and a maximum density of 18 units per net acre (Naples Code, Chapter 58, Division 15). An extra 12 feet of height is available only where 75% of the ground floor is parking, there are no ground-floor dwellings except a manager’s unit, and the structure is not subject to the Coastal Construction Control Line, which rules it out on Via Delfino’s lot. Setbacks grow with height over 45 feet. The City’s supplemental standards are in Chapter 56.
Twenty-four units on a parcel the City’s GIS calculates at about 1.79 acres is roughly 13.4 units per acre, under the district’s 18. Whether the nine-story building exceeds today’s 75-foot height limit is not stated in any public record we found, so we do not call it nonconforming. A zoning verification letter from the City’s Planning Department answers that question for a lender or insurer who asks, and it matters most if the building were ever substantially destroyed and rebuilt.
The City rezoned the west side of Gulf Shore Boulevard from Oleander Drive to Doctors Pass from R3-T18 to R3-18 in January 2002, on a City-initiated petition that the Planning Advisory Board recommended, removing transient lodging as a permitted use and the height and lot coverage bonuses for buildings with parking beneath them (Ordinance 02-9497). The City’s planning GIS still tags the Via Delfino parcel with that ordinance (City of Naples zoning layer). The Future Land Use designation, Residential, High Density Mid Rise, is set by the City’s comprehensive plan (Future Land Use Element).
On 24 January 2024 the City’s Design Review Board approved Petition 24-DRB3 for The Whitehall at 1255 Gulf Shore Blvd N: a 600-square-foot generator and mechanical room on top of its existing fitness building and a 700-square-foot second-floor management living quarters on top of its management building, both beside The Whitehall’s pool. A member of Via Delfino’s board told the Board of the concern that Via Delfino “would lose its privacy.” The motion carried unanimously with the condition “that the landscape provide adequate screening between Via Delfino and Whitehall and that a certified letter from Via Delfino confirming its satisfaction with the proposed landscape plan be submitted to staff” (DRB minutes, 24 January 2024). A separate nonconformity petition for a generator at 1255, Petition 26-N1, is pending with the City. If you are buying a residence on Via Delfino’s north side, ask the association whether it sent that letter and what the screening looks like today.
The City’s permit portal can be searched by address but not in bulk (City permit search). We could not retrieve Via Delfino’s permit history through it, so we make no statement about concrete restoration, roofing, window replacement or storm repair at the building. The association’s minutes, its milestone report and the permit history by address are where a buyer should look. For work inside a unit, the City’s Building Department issues permits online and applies its construction hours.
The state’s permit file for the current fiscal year, which began 1 July 2026, shows no elevator permit for 1221 Gulf Shore Blvd N, so no elevator modernization has been permitted in that period (DBPR elevator permit extract). Two elevators installed in 1988 will face modernization at some point; ask whether it is in the reserve study.
The project nearest Via Delfino is Olana, a planned six-story, 12-residence condominium on the former Bahama Club site at 1121 Gulf Shore Blvd N, directly to the south. Along the same stretch, Rosewood Residences is under construction at 1601, Harbour House is approved across the boulevard, and the Four Seasons at Naples Beach Club is open.
Coquina Sands is in the middle of the largest redevelopment cycle in its history, and Via Delfino sits beside one of its sites. Each project below carries the status the public record supports.
The City’s design review application for 1121 Gulf Shore Blvd N, signed 10 July 2024, describes “a 6-story condominium development that is situated between the 2-story Oceanside Condominium to the south and the 9-story Via Delfino Condominium to the north with the Gulf of Mexico to the west,” with 12 units (City of Naples application). The site was the Bahama Club, a cooperative, which sold in April 2024 for more than $100 million (Naples Daily News). The developer is Kolter Urban, which markets the project as Olana Naples Residences (Kolter Urban; Olana Naples). Final Design Review Board approval was reported in January 2026, and we found no confirmed groundbreaking date.
For Via Delfino owners, the practical meaning is a construction site on the south side for a period of years once work begins, within the City’s residential construction hours of Monday to Saturday, 7:00 a.m. to 6:00 p.m. A six-story neighbor to the south also stays well below Via Delfino’s nine stories. Buyers of a south-side residence should ask the association about any construction agreements, monitoring or view discussions with the developer. The application’s zoning reference, R3T-18, differs from the 2002 ordinance’s inclusion of 1121 in the R3-18 rezoning; that is a question for the City, and it does not change Via Delfino’s own zoning.
On the Mansion House site to the north, The Ronto Group is building Rosewood Residences Naples, 42 residences in two buildings of six residential floors over parking, topped off on 1 August 2025 with completion targeted for late 2026 (The Ronto Group; Gulfshore Business). New Gulf-front product at a much higher price per square foot is the comparison a Via Delfino buyer will be making, and the reason a renovated Via Delfino home can sell well above the county’s roll value.
Harbour House at 1624 to 1672 Gulf Shore Blvd N, on the east side, won unanimous Design Review Board approval on 25 March 2026 for 14 residences in three buildings, with construction slated for summer 2026 (Gulfshore Business).
At the south end of Coquina Sands, Naples Beach Club, A Four Seasons Resort, opened on 17 November 2025, with 153 residences planned and its golf course expected in 2027 (Four Seasons opening release). The buyer of the former Naples Beach Hotel was The Athens Group with MSD Partners. A perpetual conservation easement held by the North American Land Trust since 29 June 2022 protects 104.6 acres, 84% of the 125-acre site, from development (City of Naples).
Collier County announced in April 2026 that Naples Beach is scheduled for renourishment in November 2026 and asked beachfront owners and communities to grant temporary beach renourishment easements so new sand can be placed (Collier County). For a Gulf-front association like Via Delfino, that is a board decision, and a buyer should ask how the board has answered it.
The City’s Naples Beach Restoration and Water Quality Improvements Project is removing the stormwater outfall pipes that discharged onto the beach, with a pump station at 8th Avenue North at the south end of Coquina Sands and contractual completion in June 2027 (project site; City beach outfalls page). Some beach ends south of the neighborhood are closed during the work; Lowdermilk Park is open.
Thinking about how the new buildings affect your Via Delfino value? Get a free Via Delfino home valuation or call Jesse direct at (239) 898-6072. Buying on the boulevard? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.
Daily logistics at Via Delfino start with the beach at the building and Lowdermilk Park 0.26 mile north on foot, then City services and a short drive to everything else: NCH Baker Hospital in about four minutes, Fifth Avenue South in about five, and Southwest Florida International Airport in about 44 minutes off-season.
Destination | Drive distance | Free-flow time |
|---|---|---|
The Whitehall, next door | 0.13 mi | 1 min |
Lowdermilk Park | 0.28 mi | 1.5 min |
NCH Baker Hospital, 350 7th St N | 1.27 mi | 4.0 min |
Gulfview Middle School | 1.71 mi | 4.7 min |
Fifth Avenue South | 1.91 mi | 5.2 min |
Naples Pier, closed for rebuild | 2.04 mi | 5.2 min |
Lake Park Elementary | 2.05 mi | 5.4 min |
Waterside Shops | 4.51 mi | 10.6 min |
Naples Municipal Airport terminal | 4.70 mi | 11.2 min |
Southwest Florida International Airport | 32.19 mi | 44.0 min |
Method: the building’s address geocoded with the US Census Bureau Geocoder, routes over the OpenStreetMap road network with the OSRM driving profile, measured 26 September 2026. These are free-flow times with no traffic model; from January to April the longer routes, especially to the international airport, run slower.
Lowdermilk Park is about 750 feet from Via Delfino in a straight line and a routed walk of 0.26 mile, about five minutes. It is open 5:00 a.m. to 11:00 p.m., with restrooms and showers, volleyball, picnic gazebos and a concession, and it is a metered visitor lot, so guests can park there at the posted rate or free with a City or County beach permit (Lowdermilk Park; beach parking information). The playground lost in Hurricane Ian is being replaced, and the City’s capital plan carries Lowdermilk Park improvements through FY2030.
Via Delfino is inside the City of Naples: City police and Beach Patrol, City Fire-Rescue, City water and sewer, and City solid waste (City Solid Waste Division). How trash, recycling and deliveries work inside the building, and move-in and contractor rules, are association matters set by the rules and the manager.
Collier County property taxpayers and full-time residents are eligible for an annual beach parking permit that parks a registered vehicle free at City and County beach lots. City residents obtain it at City Hall with a driver’s license and an original vehicle registration at a City address (City beach parking permits).
NCH Baker Hospital, with a 24-hour emergency department, is 1.27 road miles from Via Delfino, about four minutes. The nearest state-designated Level II trauma center is in Fort Myers, about 45 minutes by ground, a fact worth knowing for anyone planning a full-time move.
Naples Municipal Airport’s terminal is 4.70 road miles away. The Naples Airport Authority’s own noise studies never place Coquina Sands inside a day-night average noise contour and never name the neighborhood as noise-impacted, although they do not state its distance from the contour edge. The airport handled roughly 126,000 operations in fiscal 2025, so aircraft are part of the Naples soundscape.
Via Delfino compares as the newest Gulf-front tower in Coquina Sands with the largest residences, the highest median county value of any Gulf-front condominium, and the highest recorded condominium sale in the neighborhood, $7,300,000. Only Naples Casamore, a newer east-side villa condominium, carries a higher median county value.
We benchmark on one stated yardstick, the county’s 2026 preliminary median just value per residence, and show the year built, residence count, stories and homestead share beside it, all from the Collier County roll dated 29 August 2026 and the City of Naples milestone lists.
Building | Form | Side of the boulevard | Residences | Stories (City list) | Built | Median just value, 2026 prelim | Homestead share |
|---|---|---|---|---|---|---|---|
Via Delfino, 1221 | Condominium | Gulf | 24 | 9 | 1990 | $4,216,800 | 46% |
The Whitehall, 1255 | Condominium | Gulf | 16 | 9 | 1974 | $3,165,000 | 25% |
The Laurentians, 1285 | Condominium | Gulf | 32 | 9 each, two buildings | 1975 | $2,830,000 | 50% |
Embassy Club, 1717 | Condominium | Gulf | 36 | 10 | 1970 | $1,660,000 | 22% |
Colonial Club, 1275 | Condominium | Gulf | 17 | 5 | 1967 | $1,369,650 | 24% |
Surfside Club, 1065 | Condominium | Gulf | 64 | Under 3 | 1963 | $792,000 | 9% |
Del Mar Club, 1300 | Cooperative | Gulf | 82 | 7 each, two buildings | 1966 | $422,500 | 9% |
Charleston Square, 1400 | Condominium | East | 24 | 3 | 2004 | $1,896,512 | 50% |
Naples Casamore, 1720 to 1764 | Condominium | East | 12 | Not on a list | 2011 | $4,663,998 | 33% |
Data updated: September 2026 (Collier County roll, tax year 2026 preliminary, files dated 29 August 2026; City of Naples milestone lists)
Median resales on the same county yardstick, qualified sales from 2024 to 2026 with the count beside each: Naples Casamore $5,550,000 (2 sales), Via Delfino $5,212,500 (4 sales), The Whitehall $3,912,500 (4 sales), Charleston Square $2,675,000 (2 sales), Embassy Club $2,125,000 (1 sale), Surfside Club $1,987,500 (2 sales) and Colonial Club $1,600,000 (3 sales). Counts this small describe a handful of homes, not a market, and we never compare a building figure with a Naples-wide or single-family statistic.
The three nine-story addresses in a row, Via Delfino, The Whitehall and The Laurentians, share the beach, the zoning and the 2024 milestone year. Via Delfino is 15 to 16 years newer than the other two and its homes are 785 to 955 square feet larger than their roughly 3,000-square-foot residences on the roll. Embassy Club of Naples, at the north end of Coquina Sands, is the only taller building, at ten stories, with smaller homes and its own association website. Surfside Club, the low-rise at 1065, offers the Gulf at about a fifth of Via Delfino’s median value, and Del Mar Club is a cooperative, a different legal form with share ownership and a proprietary lease under Chapter 719.
Charleston Square, completed in 2004 across the boulevard, shares Via Delfino’s 24-home size and a similar homestead share, but not the beachfront. Naples Casamore, the 2011 villa condominium on the east side, is the only Coquina Sands condominium the county values above Via Delfino, and its villas come with private pools, garages, elevators and boat slips, a different product entirely. A buyer choosing between them is choosing between the Gulf at the door and a private house-like villa on the bay side.
Via Delfino vs The Whitehall is a choice between larger, newer homes at a higher price and a smaller, older building with a lower entry price and fresher sales. The two nine-story Gulf-front condominiums stand side by side, share the beach, zoning, flood zone and 2024 milestone year, and differ on almost everything else.
Every figure below comes from the same sources for both buildings: the Collier County roll dated 29 August 2026, the DBPR condominium registry, the DBPR elevator records, the City of Naples milestone list and FEMA’s flood map.
Question | Via Delfino | The Whitehall |
|---|---|---|
Address | 1221 Gulf Shore Blvd N | 1255 Gulf Shore Blvd N, next door north |
Legal form | Condominium, DBPR project PR1S020326 | Condominium, DBPR project PR1S019013 |
Declaration recorded (state registry) | 21 June 1989 | 3 October 1972 |
Stories and year built (City list) | 9 stories, 1990 | 9 stories, 1974 |
Residences on the county roll | 24 | 16 (the state registry says 17) |
Homes per floor | 3, on floors 2 to 9 | 2, north and south, on floors 1 to 8 |
Residence size, county sq ft | 3,785, 3,788 or 3,955 | 3,000 (all 16) |
Median just value, 2026 prelim | $4,216,800 | $3,165,000 |
Just value range | $2,776,600 to $4,570,500 | $2,985,000 to $3,265,000 |
Median total taxes, 2026 prelim | $32,815.99 | $27,930.38 |
Homestead share | 11 of 24, 46% | 4 of 16, 25% |
Owners mailing outside Florida | 7 of 24 | 7 of 16 |
Qualified resales, 12 months | 0 | 2, both April 2026 |
Qualified resales, 36 months | 4, median $5,212,500 (4 sales) | 4, median $3,912,500 (4 sales) |
Qualified resales, 60 months | 5, listed in the market section | 4 |
Record sale | $7,300,000, Unit 502, May 2023, $1,846 per sq ft | $4,900,000, Unit 3S, February 2024, $1,633 per sq ft |
Most recent qualified sale | Unit 803, $5,650,000, October 2024 | Unit 6S, $3,125,000, April 2026 |
Elevators | 2 traction, installed 1988, 350 ft per minute | 2 hydraulic, installed 1973 |
Pool | DOH permit 11-60-02854 | DOH permit 11-60-02965, beside a fitness building |
Recent City approvals | None found | Generator room and management quarters, 24-DRB3, January 2024; generator petition 26-N1 pending |
FEMA zone at the building | AE 10, VE at the Gulf face | AE 10, VE toward the Gulf |
Zoning | R3-18 | R3-18 |
Milestone list | 2024 | 2024 |
SIRS in the state’s pre-July-2025 list | Not listed | Not listed |
Neighbor to the other side | Olana site, planned six stories | Colonial Club, five stories |
Sources: Collier County roll (both buildings, files dated 29 August 2026); DBPR condominium registry and elevator extracts; Florida Department of Health pool registry; City of Naples 2024 milestone list; DRB minutes, 24 January 2024; FEMA National Flood Hazard Layer, queried 26 September 2026.
Size and age. A Via Delfino home is 26% to 32% larger than a Whitehall home on the county roll, the building is 16 years newer, and its elevators are traction cars installed in 1988 against hydraulic cars installed in 1973. Via Delfino also has the higher owner-occupancy share, 46% homesteaded against 25%, which many buyers read as a sign of a full-time community. And it holds the higher recorded ceiling, $7,300,000 against $4,900,000.
Entry price and fresh evidence. The Whitehall’s median county value is about $1,050,000 lower, its two April 2026 sales give a buyer and a seller current comparables where Via Delfino has none since October 2024, and a two-homes-per-floor plan means fewer neighbors on each floor. For a buyer who wants this stretch of beach at a lower price, The Whitehall is the natural first look; our Whitehall guide covers it in the same depth.
The beach, the City services, the R3-18 zoning and its ban on transient lodging, the AE flood zone at the building with VE at the Gulf face, Evacuation Zone A, and the 2024 milestone year. Both associations keep their budgets, rules and structural files off the internet, and neither appears in the state’s pre-July-2025 SIRS list. For both buildings, the document review decides as much as the building choice.
Choose Via Delfino if you want the most interior space on this stretch of beach, a newer structure, traction elevators, a building where almost half the owners live full time, and a residence in the 02 or 03 stack at the top of the Coquina Sands condominium market, or a 01-stack home as the building’s value entry.
Choose The Whitehall if you want a smaller building of 16 owners, a lower entry price, two homes to a floor and recent comparable sales that make pricing a purchase easier, and you are comfortable with a 1974 structure and its hydraulic elevators.
Either way, read the milestone report, the reserve study, the budget and the insurance declarations before you choose, because two buildings of different ages on the same beach can carry very different capital plans.
Selling at Via Delfino or The Whitehall? Get a free home valuation or call Jesse direct at (239) 898-6072. Comparing the two as a buyer? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.
The honest pros and cons of owning at Via Delfino come down to this: the largest homes and the newest tower on the Coquina Sands beachfront, a 46% owner-occupied building and the neighborhood’s record condominium sale, against a thin market, unpublished fees and rules, an open structural file and a construction site next door.
Selling a Via Delfino home? Get a free Via Delfino 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.
If you’re searching for a Via Delfino listing agent, or thinking, ‘I need someone to sell my Via Delfino home…’ start here. We tracked every recorded Via Delfino deed in the Collier County roll through 29 August 2026; McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, price your residence from that record.
Data updated: September 2026 (Collier County recorded sales through 29 August 2026)
Via Delfino is a building where a seller has few comparables and a lot to explain. No qualified sale has recorded in twelve months, the county’s roll values sit below every recent market sale, and the buyer touring your residence will ask about the milestone inspection, the reserve study and the construction next door before asking about the kitchen. 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 Via Delfino listing along with the file a Via Delfino buyer will ask for.
Honors and recognition:
In the last 12 months Via Delfino has seen no qualified resales. Widening the window, it recorded 1 qualified resale in 24 months, 4 in 36 months (median $5,212,500, 4 sales) and 5 in 60 months. No window short of the building’s full recorded history since 1989 reaches ten, so here are the five:
Dollar volume of the five, our total of the recorded prices: $27,225,000. Southwest Florida MLS Matrix, pulled 26 September 2026: 6 closings at Via Delfino in the last 60 months, at a median of $5,212,500. The sales above are the county’s recorded deeds. We will walk you through all five on request.
Start with a free Via Delfino home valuation. It takes about a minute, and Jesse follows up with the Via Delfino sales that actually fit your residence: the same stack, a comparable floor, adjusted for renovation, openings and furnishings. An online automated estimate built on the county roll cannot see that the five market sales of the last 60 months closed at 1.04 to 1.66 times the county’s 2026 value for the same unit.
(239) 898-6072, text or call. Confidential conversations welcome.
For a residence priced to Via Delfino’s own recorded sales and presented with its document file, yes. The building has recorded no qualified sale since October 2024, so buyers who want this address have had nothing to buy, and a listing in the fall reaches the winter buyer pool. The next sale will set the benchmark.
No. The Whitehall’s homes are about 3,000 square feet against Via Delfino’s 3,785 to 3,955, its building is 16 years older and its 36-month median is $3,912,500 (4 sales) against Via Delfino’s $5,212,500 (4 sales). Buyers will raise The Whitehall; your residence should be priced on Via Delfino’s own sales for its stack.
Yes, on both the county roll and the recorded deeds. The county values every 01 home about $1,300,000 below the 02 and 03 homes on the same floor, and qualified 01 resales since 2016 ran $2,100,000 to $3,500,000. The roll does not say why, so we show buyers the difference in person rather than claim a reason.
Almost every buyer, lender and attorney will ask for the milestone inspection summary, any phase two report and the Structural Integrity Reserve Study. Via Delfino is on the City’s 2024 list and the state’s public SIRS records do not settle its status, so the association’s documents are the answer. We request them before we list.
Across its 6 MLS-marketed closings in the last 60 months, Via Delfino sold after a median 68 days on market at a median 92.72% of the final list price (Southwest Florida MLS Matrix, pulled 26 September 2026). What we can say is that preparation shortens the timeline: a residence with its document file ready is not waiting on the association when a buyer appears.
Yes. Seven of Via Delfino’s 24 owners mail their tax bills outside Florida. We handle showings, the association’s paperwork, the estoppel, vendors and closing with remote signing, and we keep you informed at every step.
Via Delfino 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 state’s registry, elevator and pool records for the building, the City’s zoning and milestone records and every recorded Via Delfino deed.
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 Via Delfino guide: Jesse McGreevy, Sales Associate, and Marc Comisar, Broker Associate. Jesse has been in the business since October 2004, the team launched in October 2008, and both work the Naples Gulf-front condominium market that Via Delfino sits in.
Between them that is more than twenty years of Southwest Florida transactions, and it is local in the literal sense: the team keeps offices from Naples to Fort Myers, and Jesse has lived in Estero since 2003.
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about our team at DomainRealtyGroup.com.
McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008. On a Via Delfino page the credential that matters more is narrower than any award. Before writing this guide we read:
Jesse McGreevy is a top-reviewed Via Delfino realtor on Google, and McGreevy and Comisar’s 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.
★★★★★ “Their recommendation on pricing my unit was sound and proved prescient. I never questioned their integrity and found it easy to rely on their recommendations. I would work with them again in a heartbeat.” Charlie Carroll, verified Google review
★★★★★ “Not living in the area, Jesse made life easy for me when we decided to sell our condo. His attention to detail, patience, understanding, and tenacity in dealing with all the moving parts was truly impressive.” Eric Acra, verified Google review
★★★★★ “Jesse was very professional, helpful and kept in touch with ideas and suggestions which developed into a sale. Highly recommend his company for their excellent follow through.” Donald Vogler, verified Google review
Selling a Via Delfino home? Get a free Via Delfino home valuation, or call Jesse direct at (239) 898-6072.
Buying at Via Delfino? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.
Jesse McGreevy (Sales Associate) and Marc Comisar (Broker Associate) are licensed Florida REALTORS® with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC).
License status for either name can be verified directly through the Florida Department of Business and Professional Regulation’s public licensee search, which is the authority of record for Florida real estate licensure.
Video walkthroughs, market updates and community tours are published on the team’s own channel at McGreevy and Comisar on YouTube. The team also keeps a company page at McGreevy and Comisar on LinkedIn. For the wider market around Via Delfino, see our guide to Coquina Sands and our Naples guide. Our guides to Via Delfino’s neighbors are live: The Whitehall, Embassy Club of Naples, Surfside Club, Del Mar Club, Charleston Square and Naples Casamore. The Laurentians and Colonial Club are covered in our Coquina Sands guide.
These Via Delfino buyer questions are answered from the Collier County roll and its recorded sales through 29 August 2026, the state’s condominium, elevator and pool records, City of Naples zoning, milestone and design review records, and FEMA’s flood map. Each answer names its source, and where the public record stops, we say so.
McGreevy and Comisar. Jesse McGreevy and Marc Comisar lead Domain Realty Group, the #1 team in Southwest Florida since 2012, and are Top 1% Real Estate Agents Nationally Since 2008, with over $900 million in personal sales. For Via Delfino specifically, we have read every recorded deed on the building’s 24 parcels since 1989 and the state and City records behind this guide. Call Marc at (239) 287-5873 to buy, or Jesse at (239) 898-6072 to sell.
Via Delfino is at 1221 Gulf Shore Blvd N, Naples, FL 34102, on the Gulf side of the boulevard in the Coquina Sands neighborhood of the City of Naples, between the former Bahama Club site at 1121 to the south and The Whitehall at 1255 to the north. Its land is Lot 6 of Coquina Sands Unit 1 (Ordinance 02-9497).
No. The Singer Island Via Delfino is a separate 33-unit condominium at 5150 N Ocean Drive in Palm Beach County, with its own association and website. The Naples Via Delfino at 1221 Gulf Shore Blvd N has 24 units and no association website. Check the address on anything you read about either.
Yes. The building stands on the west side of Gulf Shore Boulevard North with the Gulf of Mexico to the west, seaward of the state’s Coastal Construction Control Line, and FEMA maps a primary frontal dune along its Gulf face. Any exclusive beach rights or beach structures are set by the declaration.
Twenty-four. The state registry lists 24 units for project PR1S020326 (DBPR registry), and the county roll carries 24 residential parcels, Units 201 through 903, so the two sources agree.
Nine stories, completed in 1990, according to the City of Naples 2024 milestone list. The county roll records 1989 on ten parcels and 1990 on fourteen, reflecting delivery across both years, and the state records the declaration on 21 June 1989.
The county roll records 3,785 square feet for the 01 stack, 3,955 for the 02 stack and 3,788 for the 03 stack, the same on every floor. These are the largest residences in any of the Gulf-front condominium towers on the Coquina Sands stretch of the boulevard.
Three, one in each stack, on floors 2 through 9. The unit number tells you the floor (first digit) and the stack (last two digits), so Unit 702 is the 02-stack home on the seventh floor.
The five qualified resales of the last 60 months ran from $3,500,000 to $7,300,000, and the four of the last 36 months had a median of $5,212,500 (4 sales). No qualified sale recorded in the last twelve months. Southwest Florida MLS Matrix, pulled 26 September 2026: 6 closings at Via Delfino in the last 60 months, at a median of $5,212,500. These are the county’s recorded deeds.
$7,300,000 for Unit 502, a 3,955-square-foot fifth-floor residence, recorded 12 May 2023 (OR 6248/2330), or $1,846 per county square foot. It is also the highest condominium sale recorded in Coquina Sands.
None with a qualified county flag. The newest priced deed of any kind is the $5,650,000 sale of Unit 803 on 7 October 2024, and the county recorded only non-market $0 instruments on the building after that date, through 29 August 2026.
The four qualified resales of the last 36 months ran $925, $1,207, $1,492 and $1,584 per county square foot, and the record sale was $1,846. The 01-stack sale at $925 shows how much the stack matters.
The county values the 01 stack about $1,300,000 below the other two on every floor, and recorded sales follow the same pattern. The roll does not give a reason. Orientation, view and layout are plausible explanations, but none is stated in a public record, so see each stack before you decide.
A condominium under Florida Chapter 718. Owners hold deeds to their residences, and each residence is its own county parcel. It is not a cooperative, where owners hold shares and a proprietary lease, and not a homeowners association.
No homeowners association. Via Delfino has its own condominium association, Via Delfino Condominium Association, Incorporated. The Coquina Sands Association is a voluntary civic association with $90 annual household dues and no lien authority, and membership is optional.
Not published in any public source we can cite. The estoppel certificate, which the association must issue within 10 business days under Florida Statute 718.116(8), states the regular assessment and anything owed, and the adopted budget shows how it is built.
We found no Via Delfino special assessment in any public record we could cite, which is not the same as none. Ask the association, read the last two years of minutes, and read the estoppel, which must disclose any assessment levied or pending.
The public record does not say. Via Delfino is on the City’s 2024 milestone list with inspection due by 31 December 2024, but the City publishes which buildings were required to inspect, not the results. Ask for the phase one report, any phase two report and the inspector’s summary under Florida Statute 553.899.
Not determined from public records. Via Delfino is not in the state’s list of studies submitted before July 2025, and we could not check the later list. Ask the association for the Structural Integrity Reserve Study and its state submission confirmation (DBPR SIRS reporting).
FEMA’s effective map places the tower in Zone AE with a base flood elevation of 10 feet NAVD88; the VE zone, at 11 feet and rising to 14 on the beach, begins at the Gulf-facing edge. The panel is 12021C0391J, effective 8 February 2024 (FEMA National Flood Hazard Layer).
Not by federal law, which ties mandatory flood coverage to federally backed loans. The association’s master flood policy covers the building up to its limits, and an NFIP building policy for 24 units tops out at $6,000,000, so most owners also carry unit flood coverage and substantial loss assessment coverage.
Under Florida Statute 718.111(11), the association insures the building as originally installed and the common elements; your HO-6 policy covers improvements, contents, loss of use and loss assessment. Ask for the master declarations pages, the wind deductible and any flood and excess flood policies.
Yes, Collier County Evacuation 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.
We found no building-specific damage report, repair permit or assessment for Via Delfino in the City and state records we could search. Ian drove the Naples gauge to 6.18 feet above mean higher high water. Ask the association for its storm repair and claims history, and read the seller’s disclosure.
Yes. The Florida Department of Health lists “Via Delfino Condo Swimming Pool,” permit 11-60-02854, at 1221 Gulf Shore Boulevard N (DOH pool inspections).
Two traction passenger elevators, each serving nine landings, installed in 1988, and both passed their most recent state inspection on 19 February 2026 (DBPR elevator records).
No public record we can cite describes Via Delfino’s parking. Ask for the declaration’s parking article and the space or spaces assigned to the residence you are buying before you write an offer.
No nightly or weekly rentals. The building’s R3-18 zoning does not permit transient lodging, meaning rentals of under 30 days or one calendar month more than three times a year (City transient lodging handout). Longer leases follow the association’s rules.
The association’s minimum lease term, lease frequency and any approval requirement are in its recorded documents, which are not published. The City’s zoning sets the floor at 30 days or one calendar month for more than three rentals a year. Ask for the leasing article and any amendment adopted after 1 July 2021.
The pet rules are in Via Delfino’s declaration and rules, which are not published, so we cannot say. Assistance animals are protected by federal and Florida law regardless of pet rules, and dogs are not allowed on City of Naples beaches.
Whether the declaration requires board approval of a sale is not published. Where a Florida condominium does require it, the application fee is capped at $150 per applicant. We read the declaration for this before any contract is written.
Lake Park Elementary, Gulfview Middle and Naples High School, each graded A for 2025-26 by the Florida Department of Education. Confirm on the district’s attendance zone locator.
About 750 feet in a straight line and a routed walk of 0.26 mile, roughly five minutes, north past The Whitehall, Colonial Club and The Laurentians. By car it is 0.28 mile.
Fifth Avenue South is 1.91 road miles, about five minutes; Naples Municipal Airport’s terminal is 4.70 miles, about 11 minutes; Southwest Florida International Airport is 32.19 miles, about 44 minutes off-season. These are free-flow times from our own routing.
The former Bahama Club site to the south, 1121 Gulf Shore Blvd N, is planned as Olana, a six-story, 12-unit condominium, per the City design review application. To the north, The Whitehall won approval in 2024 for a generator room and management quarters beside its pool.
Neither is better for everyone. Via Delfino has larger homes (3,785 to 3,955 square feet against 3,000), a newer building and a higher 36-month median, $5,212,500 (4 sales) against $3,912,500 (4 sales). The Whitehall has a lower entry price, two homes to a floor and two sales in 2026.
The Laurentians’ two nine-story buildings date from 1975 and have a median county value of $2,830,000; Embassy Club, ten stories from 1970, has a median of $1,660,000. Via Delfino’s median is $4,216,800, with larger homes and a newer structure (Collier County roll, 2026 preliminary).
Eleven of 24 residences carry a homestead exemption on the 2026 roll, 46%, one of the highest shares among the Gulf Shore Boulevard buildings in Coquina Sands. Seven owners mail their tax bills outside Florida.
On the 2026 preliminary roll, $19,043.02 to $39,728.03, median $32,815.99. A buyer’s taxes reset to the purchase price the next January 1: roughly $9,050 a year per $1,000,000 of price before any homestead exemption.
The estoppel certificate, the declaration, bylaws, rules and amendments, the budget and year-end financial report, the milestone report and summary, the Structural Integrity Reserve Study, the master insurance declarations and recent board minutes. Florida Statute 718.503 gives a resale buyer the right to most of them.
An association that cannot produce its milestone report or reserve study; paused or underfunded reserves that were not disclosed; a loan or line of credit for repairs you were not told about; a thin master flood policy; and leasing or pet rules that do not fit your plans. Each is answered by a document, not a conversation.
It depends on the building’s document file and the price you pay, not on the view alone. At Via Delfino, the recorded long-run history is strong, from about $700,000 in 1989 and 1990 to $3,500,000 to $7,300,000 since 2023, but the building also carries the costs of a 36-year-old Gulf-front structure. Buy the document file as carefully as the residence.
These Via Delfino seller questions are answered from the Collier County roll and every recorded sale on the building through 29 August 2026, Florida’s condominium statutes and the City of Naples records. Tax and legal questions are answered at the level of the public rule; your CPA and attorney answer them for your own sale.
Yes, Florida law allows it. But a Via Delfino sale turns on the stack, the document file and a buyer pool that is national, and a building with no qualified sale in twelve months gives a seller no margin for mispricing. McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, price from the recorded deeds, assemble the association file before the first showing and reach qualified buyers beyond Naples.
McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008 and the #1 team in Southwest Florida since 2012. We built this guide from every recorded Via Delfino deed, the state and City records for the building, and FEMA’s map queried at the tower. Call Jesse direct at (239) 898-6072.
Start with the recorded range for your stack. The five qualified resales of the last 60 months ran $3,500,000 to $7,300,000, and the 36-month median is $5,212,500 (4 sales). A 01-stack home prices against $2,100,000 to $3,500,000 sales since 2016; an 02 or 03 home against $4,775,000 to $7,300,000 since 2023. Floor, renovation and view adjust from there.
Request a free Via Delfino home valuation, or call Jesse direct at (239) 898-6072. We price against the Via Delfino sales that match your stack and floor, and the Gulf-front sales buyers will compare you with, not a Naples condominium average.
By listing the sales, not averaging them. With four sales in 36 months and five in 60, we compare your residence to each sale by stack, floor and condition, check the county’s value for your unit against the ratio at which recent sales closed, and weigh the Gulf-front alternatives a buyer is touring.
Unit 502 at $7,300,000 (May 2023), Unit 902 at $4,775,000 (January 2024), Unit 601 at $3,500,000 (June 2024), Unit 903 at $6,000,000 (August 2024) and Unit 803 at $5,650,000 (October 2024), all qualified sales on the Collier County roll. No priced sale has recorded since.
It set the building’s ceiling and the Coquina Sands condominium record at $1,846 per county square foot. It is one sale of a fifth-floor 02-stack home, so it is the top of the range rather than the norm; the 02 and 03 sales since then ran $1,207 to $1,584 per square foot.
Twenty-four owners, nearly half of them full-time residents, produce few sales in any year. The county recorded between zero and four qualified Via Delfino sales a year from 2020 to 2024, including none in 2022, so a 22-month gap in a building this size is not unusual. It does mean the next sale sets the benchmark.
Yes. The county values 01 homes about $1,300,000 below their 02 and 03 neighbors on every floor, and qualified 01 resales since 2016 ran $2,100,000 to $3,500,000, against $4,775,000 to $7,300,000 for the other two stacks since 2023. Price an 01 home against 01 sales.
On the roll, modestly: the county adds $20,000 a floor through the middle floors and $120,000 from the eighth to the ninth. The recorded sales are too few to measure a floor premium; the record sale was on the fifth floor. Condition and stack matter more.
Across its 6 MLS-marketed closings in the last 60 months, Via Delfino sold after a median 68 days on market at a median 92.72% of the final list price (Southwest Florida MLS Matrix, pulled 26 September 2026). Preparation is what shortens the timeline: a listing with its association file ready is not waiting on paperwork when the buyer arrives.
As the first question, usually before price. Via Delfino is on the City’s 2024 milestone list, and its SIRS status cannot be confirmed from public records. A seller who provides the inspection summary, any phase two report and the SIRS up front removes the main reason a buyer hesitates.
Florida’s condominium law requires the inspector’s milestone summary and the Structural Integrity Reserve Study, where they apply, to be available to a prospective purchaser, alongside the declaration, bylaws, rules and financial information (Florida Statute 718.503). Get them from the association early.
Yes. The estoppel certificate must state any special assessment levied or pending, and a known assessment is a material fact your buyer is entitled to know. Decide with your attorney and your buyer who pays it; that is a contract term.
Request it in writing from the association or its manager. The association has 10 business days to issue it, and the fee is capped at $250, plus $100 for expedited delivery and $150 if the unit is delinquent, refundable if the sale does not close (Florida Statute 718.116(8)).
Only if the declaration says so, and Via Delfino’s declaration is not published. If approval is required, we build the association’s review period and the application into the contract, and Florida caps the application fee at $150 per applicant.
The declaration, articles, bylaws, rules, the most recent year-end financial information, the question-and-answer sheet, and, where applicable, the milestone summary and SIRS. If they are not delivered, the buyer’s cancellation rights run longer (Florida Statute 718.503).
A lender with a federally backed loan requires flood insurance in either zone. Via Delfino’s tower is mapped AE 10 with VE at its Gulf face, and the association’s master flood coverage and the lender’s flood determination are what the underwriter reads. Have the master declarations ready.
Possibly. FEMA’s preliminary maps for Collier County and the City of Naples are in the appeal period, with a target effective date of Summer 2027, and FEMA’s preliminary service returned nothing at this address when we checked. Risk Rating 2.0 already prices NFIP policies by building characteristics.
Every Gulf-front building in Coquina Sands is in Zone A, so it does not set Via Delfino apart from its neighbors. Buyers who plan to be full-time residents should have a hurricane plan and a place to go; it rarely changes a decision to buy.
No. Your buyer’s assessed value resets to just value on the January 1 after closing under Florida Statute 193.155, so your tax bill is not your buyer’s. We show buyers the estimated reset bill so it does not surprise them at the closing table.
Up to $500,000 of it, through portability, if you establish a new homestead within the time the law allows and file with the new application. The transfer is proportional when you downsize (Florida Department of Revenue, portability).
In the short run, a construction site to the south is a showing question we answer with the City’s records: a six-story, 12-unit plan below Via Delfino’s nine stories. In the long run, new Gulf-front product at far higher prices per square foot on the boulevard supports the value of larger, established residences like yours.
Most directly for north-side residences. The City approved it in January 2024 on condition of landscape screening between the buildings and a certified letter from Via Delfino accepting the landscape plan (DRB minutes). We show buyers what was built.
Usually not in full. Buyers at this price often plan their own renovation. We recommend repairs, fresh paint and presentation, and opening protection documents if you have them. A dated 01-stack home and a dated 03-stack home face different buyers, and we price for that.
Not to a typical interior renovation. The City’s substantial improvement rule measures work against the whole structure’s value, so a single-unit kitchen and bath project in a nine-story tower does not approach it. Building-wide storm repair is where it can apply (City FAQ).
Structural, electrical, plumbing, mechanical and window work generally need a City of Naples building permit, and the association’s rules may require approval, insurance certificates and set work hours. The City limits construction work in residential areas to Monday through Saturday, 7:00 a.m. to 6:00 p.m.
Yes. List the furnishings in the contract or a separate bill of sale; a lender will not finance them, and a sale with substantial personal property may be coded by the county as not qualified. We advise on whether furnishings add value for your stack and buyer.
Listing in the fall reaches the winter buyer pool that is in Naples from January to April, and a Gulf-front residence photographs best in clear winter light. A well-prepared listing can sell at any time of year.
The same way, remotely. Seven Via Delfino owners mail their tax bills outside Florida. We handle access, showings, vendors, the estoppel and the association file, and we close with remote signing through the title company.
Commonly the documentary stamp tax on the deed, the seller’s title and settlement charges as agreed, any estoppel and association charges the contract assigns, and brokerage. Florida law does not allocate each item, so the contract does.
$0.70 per $100 of the price under Florida Statute 201.02, with no Collier County surtax. On a $5,212,500 sale that is about $36,488. Who pays it is a negotiated contract term.
The trustee or personal representative signs, and the title company will ask for the trust certification or the court’s letters of administration. The six $0 instruments recorded on one Via Delfino unit in August 2026 are the kind of recordings that trust and estate transfers produce, and we plan for them early.
Price it for what it is. A Via Delfino buyer is buying the stack, the floor, the size and the address, and many prefer to renovate to their own taste. The 01-stack sale at $2,100,000 in 2021 and the 03-stack sales above $5,600,000 in 2024 show how wide the range is.
Yes. Coquina Sands mixes condominiums, cooperatives, a resort and single-family estates on one stretch of beach, and the difference between a co-op and a condominium, or between stacks at Via Delfino, moves the price. We have mapped every building on the boulevard.
Price it against the sales that match its stack and floor, present it with the association’s documents ready, market it nationally with professional photography and video, and negotiate from the recorded record rather than an automated estimate. Call Jesse at (239) 898-6072 and we will walk you through all five recorded sales.
Every Via Delfino fact on this page comes from a state, City, county or federal record, FEMA flood map data, a recorded instrument cited by book and page, the Collier County roll dated 29 August 2026, a developer’s own release or a reputable news report. No listing portal or brokerage site was used.
The primary sources are grouped below by who issued them, numbered continuously. Recorded instruments are cited by book and page as they appear in the county’s sales records and are on file with the Collier County Clerk; where a document names a private owner, we cite it in plain text and do not link it.
The official Via Delfino documents below are published by the City of Naples, the Florida Department of Business and Professional Regulation, the Florida Legislature and FEMA. They are the public documents we read for this page, and the ones a Via Delfino buyer or seller should read before signing.
The association’s own declaration, bylaws, rules, budget, milestone report and reserve study are not published online; request them from the association, as described in the governance section above. Each link below opens the issuing authority’s own record.
Document | Issued by | Date | What it covers | Link |
|---|---|---|---|---|
2024 Milestone Buildings list | City of Naples Building Department | 2024 | Via Delfino, 9 stories, 1990, milestone inspection due by 31 December 2024 | |
Ordinance 02-9497 | City of Naples | Adopted 23 January 2002 | R3-18 rezoning of the Gulf side of Gulf Shore Boulevard, no transient lodging, and the Via Delfino legal description | |
Condominium registry extract | Florida DBPR, Division of Florida Condominiums, Timeshares and Mobile Homes | Current | Project PR1S020326, 24 units, declaration recorded 21 June 1989, managing entity | |
Design Review Board minutes, Petition 24-DRB3 | City of Naples | 24 January 2024 | The Whitehall’s generator room and management quarters, with the screening condition protecting Via Delfino | |
Design review application, 1121 Gulf Shore Blvd N | City of Naples | July 2024 | The six-story, 12-unit condominium planned next door south of Via Delfino | |
Short-term rental and transient lodging handout | City of Naples | Current | Why nightly and weekly rentals are not permitted in R3-18 | |
HB 913 (2025), enrolled | Florida Legislature | 2025 | Milestone inspection and Structural Integrity Reserve Study reforms, funding options and buyer disclosure | |
2024 Flood Insurance Rate Maps | City of Naples, from FEMA | Effective 8 February 2024 | Panel 12021C0391J covering Via Delfino |
Market data from Collier County recorded sales, pulled September 2026.
McGreevy and Comisar, Best Realtor for Via Delfino. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.
Thinking about buying or selling in Southwest Florida? Tell us what you are trying to do and we will tell you honestly what it will take. McGreevy and Comisar, Domain Realty Group.
