Coquina Sands - Whitehall

McGreevy and Comisar are the team Whitehall owners call first when they are ready to sell, and the team buyers call when they want the building’s real record before they tour. The Whitehall of Naples is a 16-residence, nine-story Gulf-front condominium inside the neighborhood of Coquina Sands in Naples, Florida, at 1255 Gulf Shore Boulevard North, Naples, FL 34102, a short walk south of Lowdermilk Park and next door to Via Delfino. Coquina Sands is a City of Naples neighborhood with no mandatory homeowners association, and The Whitehall is one of its twelve condominiums and one of the smallest by count: two homes to a floor, eight residential floors, every home 3,000 square feet on the county roll.

The Whitehall was declared a condominium on 3 October 1972 and completed in 1974, and it keeps the form it was built with: sixteen residences, one association, one stretch of beach. Jesse McGreevy and Marc Comisar lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012 and Top 1% of agents nationally since 2008. This page is built from the building’s state condominium and elevator records, its Florida corporation record, the City of Naples milestone list, zoning code and the association’s own 2023, 2024 and 2026 filings with the City, FEMA’s flood map queried at the building, and the Collier County roll for all 16 residences with every recorded sale since 1973. Where the public record stops, we say so and name the document that answers the question.

If you own at The Whitehall and are weighing a sale, start with the market snapshot and the seller section, then call Jesse. If you are buying, the floor-by-floor values, the hurricane record and the comparison with Via Delfino below will tell you whether The Whitehall fits before you tour.

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

Why McGreevy and Comisar Are the Best Realtor for The Whitehall

McGreevy and Comisar are the best realtor for The Whitehall 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 Whitehall market read built from all 16 unit parcels on the county roll and every recorded Whitehall deed since 1973.

If you’re searching for the best realtor for The Whitehall in Coquina Sands, Naples, whether you’re ready to sell your Whitehall home or buy your next one, McGreevy and Comisar is the team that delivers. We lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012, Top 1% Nationally since 2008, with over $2.5 billion sold as a team and $900 million in personal sales between Jesse and Marc.

That matters at The Whitehall for a specific reason: it is one of the thinnest markets on Gulf Shore Boulevard North, and its sixteen identical-looking homes are not priced identically. Every Whitehall residence is carried at 3,000 square feet on the Collier County roll, and the county steps its value up floor by floor, from $2,985,000 on the first floor to $3,265,000 on the eighth, with the North and South homes on the same floor valued the same except unit 6S, which the certified roll cut by $800,000 to $2,395,000 (Collier County roll, tax year 2026 certified, file dated 27 October 2026). The recorded sales do not follow that script. The two highest qualified sales in the building’s history, $4,900,000 and $4,525,000 in February 2024, were a third-floor and a fifth-floor home, and the two qualified sales recorded in April 2026, a third-floor and a sixth-floor home, closed at $3,300,000 and $3,125,000. A listing agent who prices a Whitehall home off the county value, or off one recent deed, without reading the floor, the condition and the terms behind each sale, misses all of it.

Recent The Whitehall track record (36 months to 29 August 2026): In the Southwest Florida MLS Matrix, pulled 26 September 2026, The Whitehall shows 5 closings in the last 60 months, from $3,125,000 to $4,900,000 at a median of $4,200,000, with a median 62 days on market and a median 93.13% of list price; 2 of them closed in the last 12 months, at a median of $3,212,500, and none was listed for sale on the pull date. The sales below are the county’s recorded deeds. In the 36 months to 29 August 2026 The Whitehall recorded 4 qualified resales; median $3,912,500; range $3,125,000 to $4,900,000 (Collier County roll and sales file, files dated 29 August 2026). The four are unit 3S at $4,900,000 (14 February 2024, Official Records Book 6336, Page 1436), unit 5S at $4,525,000 (17 February 2024, OR 6334/707), unit 3N at $3,300,000 (14 April 2026, OR 6577/842) and unit 6S at $3,125,000 (29 April 2026, OR 6584/1503). The highest Whitehall sale on record is $4,900,000, unit 3S, recorded 14 February 2024. We tracked every recorded Whitehall sale in the Collier County roll through 29 August 2026. Ask us and we will walk you through all four deeds, and the three unqualified deeds beside them, one by one.

For Whitehall 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 a building of sixteen owners, discretion is not a luxury, and seven of the sixteen owners mail their tax bills outside Florida, so a sale has to run well with the owner out of town (Collier County roll, 2026). We build the file a Whitehall buyer will ask for before the first showing: the declaration and rules that Florida law requires you to deliver (Fla. Stat. §718.503), the estoppel certificate with the current assessment and any special assessment, the association’s milestone inspection summary and structural integrity reserve study, the master insurance declarations, and a plain account of the building’s post-Ian rebuild and its 2026 rooftop generator petition with the City.

For Whitehall buyers: the first question at The Whitehall is the floor, because the county values it and the view depends on it. The second is the record: how the association responded to Hurricane Ian, what its milestone inspection found and how its reserves are funded. The third is fit: sixteen neighbors, a pool and fitness building rather than a resort amenity list, and a legal nonconforming tower that could not be built to this height today. Sellers and buyers comparing the best real estate agents in Naples should ask each one to answer those three questions for a specific Whitehall residence; we answer them below.

Honors and recognition:

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

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

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

Living in The Whitehall as a Homebuyer

Living in The Whitehall means a 3,000-square-foot condominium home sharing its floor with one neighbor, in a nine-story tower of sixteen households on the Gulf side of Gulf Shore Boulevard North, with a pool, a fitness building, an on-site management residence and the beach at the door, and Lowdermilk Park a few minutes’ walk north.

The Whitehall is small by design and old by Gulf Shore standards, and both facts shape daily life. One association of sixteen owners governs the building, the grounds and the beach frontage; above it there is no master association and no community development district, because Coquina Sands has neither. What follows is what living at The Whitehall looks like, drawn from the state’s records, the City’s files and the county roll.

What Is The Whitehall of Naples?

The Whitehall of Naples is a residential condominium under Chapter 718 of the Florida Statutes, registered with the Florida Department of Business and Professional Regulation as project PR1S019013, “WHITEHALL OF NAPLES, THE”, with a recorded date of 3 October 1972 and a status of approved and recorded (DBPR condominium projects extract). Its association is The Whitehall of Naples, Inc., an active Florida corporation, document 724472, filed the same day (Florida Division of Corporations). The association’s own 2026 filing with the City gives the legal description as “The Whitehall, a Condominium, according to the Declaration of Condominium recorded in Official Records Book 554, Pages 926 to 980 inclusive, of the Public Records of Collier County, Florida” (City of Naples, Petition 26-N1 application). It is not a cooperative and it is not a homeowners association: each owner holds a deed to a unit and an undivided share of the common elements.

Sixteen Residences, Two per Floor

The Whitehall has 16 residences, two per floor on eight residential floors, numbered 1N and 1S through 8N and 8S. The association’s own sworn 2026 petition to the City describes the property as “Residential Multi-Family. Sixteen condominiums,” and the Collier County roll carries 16 unit parcels (26-N1 application; Collier County roll, files dated 29 August 2026). Florida DBPR’s registration record, which dates to the 1972 declaration, lists 17 units; no public document we read explains the seventeenth, and the recorded declaration governs. We publish 16 because the owners and the county both count 16.

Nine Stories, Two Elevators, 1974

The City of Naples lists The Whitehall as a nine-story building built in 1974 on its 2024 milestone inspection list (City of Naples 2024 milestone buildings). Two hydraulic passenger elevators, state certificates 12088 and 12089, each serve nine landings with a 2,500-pound capacity; both were installed in 1973, both passed state inspection on 1 June 2026, and both carry certificates of operation valid to 1 August 2027 (DBPR Bureau of Elevator Safety extract). Nine landings for eight residential floors fits a ground level plus eight floors of homes; the association’s 2026 structural drawings label an “EXISTING GARAGE” at ground level (26-N1 site plan and structural sheets).

On the Gulf, Not Across the Street From It

On Gulf Shore Boulevard North through Coquina Sands, odd house numbers sit on the west, Gulf side of the street, and 1255 is one of them. The City’s own address point for 1255 and its building footprint both sit west of the road centerline (City of Naples GIS address points), FEMA’s coastal high hazard zone begins on the beach roughly 85 feet west of the tower’s west face (FEMA National Flood Hazard Layer), and the state’s beach range monument R-062 plots just southwest of the building (FDEP coastal open data). A Whitehall owner walks from the pool deck to the sand without crossing a street.

Who Owns at The Whitehall?

Four of the sixteen residences carry a Florida homestead exemption, units 1N, 4N, 5S and 8S; twelve do not, which means second homes, investment or entity ownership (Collier County roll, 2026). Nine owners mail their tax bills to a Florida address and seven mail outside Florida, to New York, Massachusetts, Ohio, Kentucky, Tennessee, Illinois and Canada. The Whitehall is a seasonal building with a year-round core, which is typical of Gulf Shore Boulevard North: the homestead rate across the 278 parcels of the two Coquina Sands plats is 58 percent, while the Gulf Shore corridor runs far lower building by building.

A Day at The Whitehall

Morning on the beach behind the building, then a walk north along the sand to Lowdermilk Park, the City’s beachfront park at 1301 Gulf Shore Boulevard North, about 0.12 mile away in a straight line and a 1.4-minute drive by road (City of Naples, Lowdermilk Park; routes measured 26 September 2026). The pool and fitness building on the grounds, lunch at Naples Beach Club, A Four Seasons Resort, about 0.3 mile south, and an evening that ends with sunset over the Gulf from the beach behind the building. NCH Baker Hospital is 1.29 road miles and about four minutes away, Fifth Avenue South 2.14 miles, and Naples Airport 4.72 miles, all free-flow times that run longer in season.

Built in 1974, and What That Means in 2026

A 1974 building is a pre-code building in every sense a buyer should care about: it predates the Florida Building Code of 2002, the 2022 condominium safety laws and today’s flood maps. That is not a defect; it is a set of questions. The Whitehall was on the City’s 2024 milestone inspection list, so its first milestone inspection was due by 31 December 2024 (City of Naples milestone inspections by year). It is a legal nonconforming building: the City’s September 2026 Planning Advisory Board agenda calls it an “Existing Nonconforming Condominium Building”, because its roof stands above the 75-foot height limit of its R3-18 zoning district (City of Naples PAB agenda, 9 September 2026). And after Hurricane Ian destroyed its ground-level electric room, generator room and management living quarters, the association won City approval in January 2024 to rebuild them above flood level. Each of those facts has its own section below.

What The Whitehall Does Not Have

Six things buyers sometimes assume. No published fee schedule: the association has no website, and Florida’s condominium website requirement applies only to associations of 25 or more units (Fla. Stat. §718.111). No master association or CDD: Coquina Sands has neither, and its neighborhood association is voluntary at $90 a year. No resort membership: the Four Seasons next door is a separate property with its own residences and club. No short-term hotel use: the building’s R3-18 zoning does not permit transient lodging (City of Naples Ordinance 02-9497). No published pet, lease or parking rules: those live in the declaration and rules, which we list below. No boat dock: The Whitehall faces the Gulf, not Moorings Bay.

The Whitehall Market Snapshot: What Residences Actually Sell For

The Whitehall recorded 4 county-qualified resales in the 36 months to 29 August 2026, at a median of $3,912,500 and a range of $3,125,000 to $4,900,000, and 2 in the last 12 months, at $3,300,000 and $3,125,000. The record is $4,900,000 for unit 3S, February 2024 (Collier County roll and sales file).

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

Southwest Florida MLS Matrix, pulled 26 September 2026: 5 closings at The Whitehall in the last 60 months, at a median of $4,200,000. The sales below are the county’s recorded deeds. We tracked every recorded Whitehall sale in the Collier County roll through 29 August 2026, from the first developer-era deeds of December 1973 to the newest deed of 29 April 2026, and we read each one against the county’s own qualified flag. The county qualifies a deed when it treats the transfer as an open-market sale; transfers of $100 or less, trust and estate transfers, corrective deeds and related-party sales are recorded but not qualified. Every price per square foot below uses the county’s 3,000 square feet, the one measure that is the same for all sixteen homes.

The Four Qualified Sales Since 2016

Sixteen homes, ten years, four qualified sales. Between 2016 and 2023 the county qualified no Whitehall sale at all; all four qualified sales since 2016 recorded in February 2024 and April 2026.

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

The Windows, Named Beside Every Figure

The build rule for this page is to widen the window until it holds ten or more qualified sales, and to list the sales instead of quoting a median where it does not. At The Whitehall only the full recorded history reaches ten.

In all recorded history The Whitehall has 19 county-qualified resales. That all-history median of $1,450,000 spans 52 years and says almost nothing about today’s value, which is why the four sales since 2016 are listed in full above and the 36-month line leads this page. A two-sale median is the average of two prices, not an observed sale, so read the 12- and 24-month lines as the two April 2026 deeds.

The Record Sale

The highest amount of any kind on the Whitehall roll is $4,900,000 for unit 3S, recorded 14 February 2024, Official Records Book 6336, Page 1436, county-qualified, which works out to $1,633 per county square foot. Three days later unit 5S recorded at $4,525,000 (OR 6334/707). Next door, Via Delfino’s record is $7,300,000 for unit 502 in May 2023 (OR 6248/2330), a larger home in a newer building; the comparison section below puts the two buildings side by side on the same yardstick.

2024 Against 2026: What Four Deeds Can and Cannot Say

The two qualified sales recorded in April 2026, $3,300,000 and $3,125,000, closed below the two recorded in February 2024, $4,900,000 and $4,525,000. That is a factual observation, not a trend. The four homes sit on different floors, their condition and renovation at sale are not in the public record, and the county file carries no terms. Four deeds do not make a market index, and anyone quoting a percentage decline for The Whitehall from them is quoting a composition effect as a price change. What a seller can take from them is narrower and more useful: buyers in 2026 paid about $1,040 to $1,100 per county square foot, the 2024 buyers paid about $1,500 to $1,630, and the difference between those two pairs is exactly what a good listing file has to explain.

The Deeds the County Did Not Qualify

Three recent Whitehall deeds carry real prices but no qualified flag, and a seller will hear about them. Unit 3S recorded at $2,600,000 on 4 February 2020 (OR 5727/2967), unit 1N at $4,200,000 on 30 March 2023 (OR 6232/2186) and unit 5N at $3,000,000 on 8 August 2025 (OR 6499/2277). The county’s reason codes are not in its public extract, and we do not guess at them. Two older unqualified deeds, $1,000,000 for 6S in December 2016 and $598,400 for 3N in December 2021, sit far below the building’s value range and read as partial-interest or non-arm’s-length transfers; they are not comparables. We treat all five as the county does.

Whitehall Prices Over Time, 1993 to 2026

Source: Collier County sales file; our arithmetic. The first qualified deed on the roll is unit 1N at $140,000 on 1 January 1974 (OR 572/246), the building’s first year.

Same Home, Two Sales

Four Whitehall homes have two qualified sales on record, which is the closest thing to a like-for-like price history a building this small has. Unit 5S went from $2,050,000 (17 March 2015, OR 5130/2526) to $4,525,000 (17 February 2024), up 120.7 percent in about 8.9 years. Unit 3S went from $1,450,000 (9 June 2004, OR 3583/1757) to $4,900,000 (14 February 2024), up 237.9 percent in about 19.7 years. Unit 3N went from $1,499,000 (28 December 2011, OR 4751/3372) to $3,300,000 (14 April 2026), up 120.1 percent in about 14.3 years. Unit 6S went from $1,800,000 (12 March 2007, OR 4196/237) to $3,125,000 (29 April 2026), up 73.6 percent in about 19.1 years. Condition and renovation between the two sales are unknown, so treat these as four stories, not a building index.

What the County Says a Whitehall Home Is Worth

The Collier County roll carries every Whitehall home at 3,000 square feet and steps its just value up by floor, with the North and South homes on each floor valued the same except unit 6S (tax year 2026 certified roll, file dated 27 October 2026).

The sixteen values total $49,620,000, the median is $3,155,000, and the eighth floor sits $280,000, or 9.4 percent, above the first. Just value is the appraiser’s mass-appraisal estimate, not a price, and the April 2026 sale of 3N closed about 5 percent above it, the April 2026 sale of 6S about 30 percent above the $2,395,000 the certified roll now carries, while the February 2024 sales closed far above it. An online automated estimate built on the county roll will read The Whitehall’s floors correctly and its best homes poorly.

The Wider Market That Contains The Whitehall

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

Our Read of The Whitehall Market

The Whitehall is a sixteen-home building that trades a home or two a year when it trades at all, and a price there is made by the specific home, not by the building’s average. The 2024 pair set a ceiling; the 2026 pair reset expectations toward the county’s values; the unqualified 2023 and 2025 deeds sit between them. A buyer should expect a well-presented upper-floor home to be priced against both pairs, and a seller should expect a buyer to ask why a home is priced above the 2026 deeds. That is the question our valuation answers before a listing goes live.

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

How Did The Whitehall Come to Be?

The Whitehall came to be on a platted Coquina Sands beachfront lot: its condominium was declared on 3 October 1972, its first unit deeds recorded in December 1973 and January 1974, and the City lists it as built in 1974, a nine-story tower of sixteen homes on Lot 5 of Coquina Sands Unit No. 1.

The Plat Under the Building

The land under The Whitehall is Lot 5, Coquina Sands Unit No. 1, recorded at Plat Book 3, Pages 21 and 22 of the Collier County public records, according to the association’s 2026 boundary survey filed with the City (City of Naples, Petition 26-N1 survey). Coquina Sands Unit 1 was the 1954 replat that replaced the original 1887 Naples grid with the long curving streets the neighborhood is known for, and the City’s own copies of the plat pages are published online (City of Naples, Plat Book 3, pages 21 and 22). The survey labels the neighboring lots, Lot 4 and Lot 6, as occupied. On the ground, Via Delfino at 1221 stands next door to the south, Colonial Club at 1275 is the next building north on the Gulf side, and Lowdermilk Park’s City land begins at 1301.

The Declaration of 1972

The Declaration of Condominium is recorded in Official Records Book 554, Pages 926 to 980 inclusive, a 55-page instrument on file with the Collier County Clerk of Courts (26-N1 application). The state’s condominium registration and the association’s Florida corporation both carry the same date, 3 October 1972 (DBPR condominium projects extract; Florida Division of Corporations). The 2023 pre-application form the association filed with the City describes the property’s legal description from a site survey dated 26 September 1973 (City of Naples, 2023 pre-application form).

First Owners, 1973 and 1974

The county’s sales file opens with the developer-era deeds: unit 8S at $125,000 in December 1973 (OR 570/717), and unit 1N at $140,000 on 1 January 1974 (OR 572/246), the first qualified Whitehall sale on record. Several other units recorded deeds in December 1973 and January 1974 at nominal amounts. The two elevators were installed in 1973 (DBPR elevator extract), and the City dates the building to 1974. The developer’s name is not stated in any public record we read; it is in the declaration at OR 554/926.

The Whitehall at 1255, Not 1225

At least one website publishes The Whitehall’s address as “1225 Gulf Shore Boulevard.” The state’s condominium record, the Florida corporation record, the City of Naples, the City’s GIS and the county roll all say 1255. There is also a Whitehall Condominium Association in Boca Raton, at 2000 South Ocean Boulevard, with its own state coastal permits; it has nothing to do with the Naples building. When you order documents, title work or insurance, use 1255 Gulf Shore Blvd N, Naples, FL 34102, and the association name The Whitehall of Naples, Inc.

Rezoned in 2002, Taller Than Today’s Rules

In 2002 the City rezoned the west side of Gulf Shore Boulevard North, from Oleander Drive to Doctors Pass, from R3-T18 to R3-18 under Ordinance 02-9497, naming “WHITEHALL 1255 GSBN” as Parcel 5; the ordinance passed at second reading on 23 January 2002 (City of Naples Ordinance 02-9497). Its recitals say R3-18 “does not permit transient lodging as a permitted use and eliminates additional height and additional lot coverage allowances”. The Whitehall’s roof already stood above the district’s 75-foot limit, which is why the City now treats it as a legal nonconforming building.

Irma, Ian and the 2024 Rebuild

The Whitehall’s ancillary buildings were damaged twice in five years. At the City’s Design Review Board hearing of 24 January 2024, the association’s representatives testified that the structures “had been originally damaged during Hurricane Irma and then during Hurricane Ian,” and the association’s president said they had been rebuilt after Irma (Design Review Board minutes, 24 January 2024). The association’s filing put it plainly: “Building services including the electric room, generator room, and building management living quarters were destroyed during Hurricane Ian as those areas were located below flood level” (2023 pre-application form). The board approved Petition 24-DRB3, a 600-square-foot generator and mechanical room on top of the existing fitness building and a 700-square-foot second-floor management living quarters on top of the existing management building, both beside the pool; the motion “unanimously carried”, with a condition that landscaping “provide adequate screening between Via Delfino and Whitehall” (DRB agenda, 24 January 2024).

2026: A Rooftop Generator Petition

In April 2026 the association filed Nonconformity Petition 26-N1 to place a Kohler KG180 generator on a new steel support frame on the roof, with the top of the generator at 89 feet 6 inches above finished floor (26-N1 application; 26-N1 site plan). The City’s Planning Advisory Board heard it as item 7.E on 9 September 2026, titled “to Allow for a Change to an Existing Nonconforming Condominium Building to Accommodate a Rooftop Generator Exceeding the Maximum Allowable Height” (PAB agenda, 9 September 2026). The outcome is unverified. We could not retrieve the board’s recommendation or any City Council decision for this edition, and we do not report one. Ask the association, or check the City Clerk’s 2026 board records, before you rely on the generator either way.

Ready to Sell or Buy at The Whitehall? Talk to the Team That Read All 16 Parcels

The Whitehall is one of twelve condominiums in Coquina Sands, and in the 36 months to 29 August 2026 only four of its sixteen homes recorded a qualified sale, from $3,125,000 to a record $4,900,000. In a building that small, the seller who prices to the floor and the condition, with the milestone summary, the reserve study and the Ian rebuild record already in the file, is the seller who sets the next benchmark.

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

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

The Residences: Sixteen 3,000-Square-Foot Homes, Two per Floor

The Whitehall’s residences are sixteen condominium homes of 3,000 square feet each on the Collier County roll, two to a floor, North and South, on floors 1 through 8 of a nine-story tower. No Whitehall home is larger or smaller than another on the county’s record; floor, exposure and renovation are what separate them.

The Floor Plate at a Glance

Two 3,000-square-foot homes on a plate of about 7,757 square feet leaves room for the elevators, stairs and lobbies and not much else, which is why each Whitehall home reads as a half-floor residence rather than an apartment off a corridor. The footprint dimensions are our arithmetic on the City’s building polygon.

How to Read a Whitehall Unit Number

The number is the floor and the letter is the stack. 3N is the third-floor North home; 8S is the eighth-floor South home. Every unit parcel on the county roll carries the same street address, 1255 Gulf Shore Blvd N, and a folio from 21310040001 (1N) to 21310640003 (8S), stepping by floor. The City’s address layer shows one master point for the building rather than one per unit (City of Naples GIS address points), so title work and insurance should always carry the unit designation.

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

The county records area, not rooms. Bedroom and bath counts for Whitehall floor plans are not in any government record we read, and wrap-around or corner exposures, while plausible for a two-homes-per-floor tower of this shape, are not verified. We will not publish a room count from a listing description. We show buyers the plans in person, and we ask the association for its floor plans when a sale is under way.

Which Floor Sells for More?

The county’s answer is mechanical: $100,000 more for the second floor than the first, $50,000 more for the third, then $20,000 a floor to the seventh and $50,000 more for the eighth (2026 certified roll, apart from unit 6S). The market’s answer, on four qualified sales since 2016, is that the floor matters less than the home: the record was a third-floor home, the lowest 2026 sale a sixth-floor home. Height at The Whitehall buys a longer Gulf view and more distance from the street; it does not by itself set the price.

What the Association Maintains and What the Owner Maintains

Under Florida’s condominium law the association maintains the common elements and the owner maintains the unit, with the declaration drawing the line between them; the Whitehall declaration at OR 554/926 is the document that says where the line falls for windows, balcony surfaces, air conditioning and interior plumbing. The association must carry “adequate property insurance” on the building regardless of what the declaration says (Fla. Stat. §718.111(11)), and each owner carries an HO-6 policy for the interior, contents and loss assessment coverage. Florida sets a floor for that last item: an HO-6 policy must include at least $2,000 of loss assessment coverage (Fla. Stat. §627.714).

Renovating a 1974 Home

A Whitehall renovation is a City of Naples permit, a condominium approval and, in Zone AE, a flood-rule calculation. The City counts a project whose cost reaches 50 percent of the structure’s market value as a substantial improvement that must bring the building into flood compliance (City of Naples, development in the floodplain); in a condominium the structure is the whole building, so a single unit renovation rarely approaches that line, but the association tracks it. Ask the association for its alteration rules and contractor requirements before you plan work, and check the City’s permit portal for the unit’s history (City of Naples permit search).

What Amenities Come With a Whitehall Residence?

The Whitehall’s amenities, on the public record, are a pool, an amenity fitness building beside it, an on-site management building with a manager’s residence, two passenger elevators, a ground-level garage, an emergency generator and direct Gulf beach frontage. Everything else a listing may mention, from cabanas to storage, is unverified until the association confirms it.

The Pool and the Fitness Building

The City’s records describe “the existing amenity fitness building adjacent to the pool” and “the existing management building also adjacent to the pool” (2023 pre-application form; DRB agenda, 24 January 2024). The 2024 approval put a 600-square-foot generator and mechanical room on top of the fitness building, so the building’s emergency power now sits above flood level beside the pool. Florida exempts a condominium pool serving no more than 32 units from the Department of Health’s supervision except for water quality, which is why no state pool inspection file exists for The Whitehall (Fla. Stat. §514.0115).

The Management Residence

The Whitehall has on-site building management quarters. The ground-level living quarters were destroyed in Hurricane Ian, and the 2024 approval allowed a 700-square-foot second-floor management residence on top of the existing management building (DRB agenda). The City’s R3-18 zoning code itself contemplates “one manager’s dwelling” on a tower’s ground floor (Naples Code, Chapter 58, Division 15). The name of any manager or management company is not on a public record we read; the estoppel certificate and the association’s registered agent are the route.

Elevators

Two hydraulic passenger elevators, 2,500 pounds each, travel 72 and 73 feet over nine landings; both were installed in 1973, both are under a service contract, and both passed state inspection on 1 June 2026 (DBPR elevator extract; DBPR elevator safety public records). Hydraulic elevators of 1973 vintage are a reserve-study item; ask what the structural integrity reserve study and the budget carry for their modernization.

Parking and the Garage

The association’s 2026 structural drawings label an “EXISTING GARAGE” at ground level (26-N1 site plan). How many spaces each home has, whether they are assigned, deeded or limited common elements, and whether guest parking exists are not in any public record we read. The declaration and the estoppel answer it; we confirm it in writing before a buyer’s inspection period ends.

The Beach

The Whitehall is a Gulf beachfront parcel. FEMA’s coastal high hazard zone, the state’s beach monument R-062 and the Gulf itself lie immediately west of the building (FEMA NFHL; FDEP coastal open data). The lot is described as “500’ x 150’” in the association’s 2023 filing (pre-application form); which dimension is the Gulf frontage is not stated, so we do not publish a frontage figure. Florida’s beaches seaward of the mean high-water line are public, so the sand behind the building is shared with the walkers from Lowdermilk.

What Is Not Verified

Assigned parking counts, guest parking, storage cages, cabanas, beach equipment, a social room, security staffing, a gate, bicycle storage, EV charging and private elevator vestibules are all unverified for The Whitehall. Some appear in listing descriptions; listing descriptions are not a source we publish from. The association, the declaration and a showing settle them.

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

The Whitehall’s association fees are not published anywhere public: The Whitehall of Naples, Inc. is a condominium association, not an HOA, it has no website, and no recurring assessment figure appears in any record we read. Property taxes are public: the median 2026 certified bill across the 16 homes is $27,316.11.

The Condominium Assessment: Where the Number Lives

Every Whitehall owner pays a share of the association’s budget as a regular assessment. We do not publish a figure, because no primary source states one. The two documents that do are the estoppel certificate and the budget. Florida requires the association to deliver an estoppel certificate within 10 business days of a written request, and caps the fee at $299 when the account is current, plus $119 for delivery within three business days and up to $179 more if the account is delinquent; if the association misses the 10-day deadline, it may charge no fee (Fla. Stat. §718.116(8)). The estoppel states the regular assessment, its frequency, any special assessment levied and whether the board must approve the buyer.

Special Assessments

No special assessment for The Whitehall appears in any public record we read. That is absence of evidence, not evidence of absence: the association publishes no minutes online and the county lien index is not a source for this page. The building has funded at least two capital projects since Ian, the 2024 rebuild of its service rooms and manager’s quarters above flood level and the 2025 to 2026 rooftop generator design, and how each was paid for, whether from reserves, operating funds, insurance proceeds or a special assessment, is not on the public record. The estoppel certificate and the board minutes answer it.

Property Taxes on a Whitehall Residence

Source: Collier County roll, files dated 29 August 2026; our arithmetic. The spread is almost entirely homestead: the four lowest bills belong to the four homesteaded homes, whose assessed values are capped.

The Millage Stack

A Whitehall residence sits inside the City of Naples and pays about 8.98 mills of total ad valorem tax on the 2026 certified roll: 4.8282 mills non-school and 4.1470 school; the 2025 adopted stack was about 9.05 (Florida Department of Revenue, Collier County Table 1; City of Naples millage page). The Whitehall is on the Gulf side and outside the Moorings Bay Special Taxing District, which reaches only the bay-front parcels of Coquina Sands Unit 2 (City of Naples, Moorings Bay district). There is no community development district anywhere inside the City of Naples.

The Reset on Resale

When a Florida home changes hands it is reassessed at just value on the next 1 January, and the seller’s capped assessment does not transfer (Fla. Stat. §193.155). Non-homestead residential assessments are capped at 10 percent a year, but that cap does not cover school taxes (Fla. Stat. §193.1554), so nearly half of a second-home owner’s bill rides on uncapped value. The underwriting rule for a Whitehall buyer: first full-year taxes are about the purchase price times 0.0089752, less the homestead exemptions if you will homestead. A $3,300,000 purchase runs about $29,618 a year; a $4,900,000 purchase about $43,978 (our arithmetic on the 2026 certified millage).

Homestead and Portability

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

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

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

Layer by Layer

The Voluntary Neighborhood Association

The Coquina Sands Association is a Florida not-for-profit corporation, document 745253, with $90-a-year voluntary membership and no lien authority; it is not a homeowners association and no Whitehall owner is required to join (Coquina Sands Association; Fla. Stat. §720.301). Its officers are drawn from the single-family streets and the Gulf Shore Boulevard buildings alike, and it follows the redevelopment of the boulevard closely.

Insurance Is the Cost That Moves

The association’s master policy premium, deductible and flood coverage are not public; they are in the budget and the insurance declarations Florida requires a seller to deliver. What is public: Collier County’s average condominium unit-owner premium including wind was $3,545 a year as of 31 March 2025, against $1,858 excluding wind (FLOIR Property Insurance Stability Report); a Gulf-front unit with a high interior value will run above the county average. The National Flood Insurance Program caps a condominium building policy at the lesser of replacement cost or $250,000 times the number of units (FEMA flood insurance), which for sixteen units is $4,000,000 of building coverage (our arithmetic); any excess flood layer the association buys is in its declarations.

Utilities

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

What a Buyer Should Total Before Offering

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

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

The Whitehall is governed by its Declaration of Condominium, recorded in Official Records Book 554, Pages 926 to 980, together with the association’s articles, bylaws, rules and any recorded amendments, all read against Chapter 718 of the Florida Statutes. None of these documents is published online; a seller must deliver them to a buyer.

The Documents, and Where Each One Lives

What Florida Law Says the Seller Must Hand Over

On a Whitehall resale, each prospective purchaser is entitled, at the seller’s expense, to the declaration, articles, bylaws and rules, the annual financial statement and budget, “A copy of the inspector-prepared summary of the milestone inspection report as described in s. 553.899, if applicable”, “The association’s most recent structural integrity reserve study or a statement that the association has not completed a structural integrity reserve study”, and the association’s frequently asked questions document (Fla. Stat. §718.503(2)(a)). If those documents are not delivered more than seven days, excluding weekends and legal holidays, before the buyer signs, the contract is voidable by the buyer by written notice within seven days after the buyer receives them. For a seller that is a timing rule; for a buyer it is a safety valve.

Approval of a Buyer, and Rights of First Refusal

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

Leasing, Pets, Vehicles and Alterations

Leasing minimums, pet limits, vehicle rules and alteration procedures at The Whitehall are set by the declaration and the rules, and no public source states them. We do not publish a figure for any of them. Two outside rules do apply regardless of the documents, and we cover them in the rental section: the City’s zoning bar on transient lodging, and Florida’s protection of existing owners when a rental amendment passes.

Amendments and Owner Votes

A sixteen-owner association amends its documents with very few votes, which cuts both ways: a determined majority can change a rule quickly, and a single owner’s objection weighs more than it would in a 200-unit tower. Florida protects owners from one kind of change in particular: an amendment that prohibits or restricts renting applies only to owners who consent and to owners who take title after it takes effect (Fla. Stat. §718.110(13)).

Who Runs the Association

The Whitehall of Naples, Inc. is run by an elected board of owners, and its president signed the association’s April 2026 petition to the City on behalf of the board (26-N1 application). The state’s record lists the association itself, at the building’s address, as the managing entity, with no outside management company named (DBPR condominium projects extract). The current officers are on the Florida Division of Corporations record; we do not publish owner names.

Is The Whitehall a 55+ Community?

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

How Age Restrictions Work in Florida Condominiums

A Florida condominium can operate as housing for older persons only if it meets the federal Housing for Older Persons Act, which requires, among other things, that at least 80 percent of occupied units have at least one resident aged 55 or older and that the community publish and follow policies showing that intent. A building that does not meet those tests cannot lawfully exclude families with children. Nothing in The Whitehall’s public record suggests it operates as 55+ housing; ask the association in writing if age is a factor in your purchase.

Full-Time or Seasonal Ownership

The public record describes ownership, not age. In practice The Whitehall reads as a seasonal building, without being an age-restricted one.

Can You Rent Out a Whitehall Condo?

Renting a Whitehall condo is governed first by the declaration and rules, which are not published, and then by two public rules: the City of Naples bars transient lodging in the R3-18 zoning district, and Florida law protects current owners from new rental restrictions they did not vote for.

The City’s Rule: No Transient Lodging in R3-18

The Whitehall sits in the City’s R3-18 multifamily district, and the ordinance that created that district on this stretch of the boulevard says R3-18 “does not permit transient lodging as a permitted use” (Ordinance 02-9497). The City does not run a short-term rental permit program; it enforces through its definition of a transient lodging facility, with a published 30-day minimum and a narrow exception allowing a rental of under 30 days no more than three times in a calendar year, and it prohibits advertising a property as available for less than 30 days (City of Naples, short-term rental and code compliance handout; Code Compliance FAQ). City of Naples properties do not register with Collier County’s short-term rental program (Collier County short-term vacation rental registration).

The Association’s Rule

Whether The Whitehall’s declaration sets a longer minimum lease, limits the number of leases a year, requires board approval of tenants or bars leasing in the first years of ownership is in the declaration and rules, which we do not have in public form. The estoppel certificate and the document package answer it. A buyer who plans to rent should read the leasing article before signing, not after closing.

The Grandfather Rule

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

Taxes on Rental Income

Rentals of six months or less owe Florida sales tax and Collier County’s tourist development tax on the rent. A seasonal Whitehall lease of three months, which the City’s rules allow, is inside that window.

Pet Rules at The Whitehall

The Whitehall’s pet rules are set by its declaration and rules and are not published in any public record we read, so we do not state a limit, a size or a breed rule. What is public is the City’s beach rule: no dogs on City of Naples beaches, including the beach behind the building.

What the Public Record Says

Nothing, for the building itself. The declaration at OR 554/926 and the association’s rules decide whether pets are allowed, how many, and whether tenants may keep them. Ask for the pet provisions in writing with the document package; a pet rule is one of the few that can end a purchase outright.

Dogs and the Beach

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

Service and Support Animals

Florida and federal fair housing law require a condominium to make reasonable accommodations for service animals and emotional support animals regardless of a no-pets rule, and Florida sets out what documentation an association may request. A pet rule in the declaration does not override that.

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

The Whitehall is on the City of Naples 2024 milestone inspection list as a nine-story, 1974 building, so its first milestone inspection was due by 31 December 2024, and as a three-story-plus condominium it owed a structural integrity reserve study by 31 December 2025. The City publishes which buildings must inspect, not the results.

The Milestone Inspection: What Is Due and When

Florida requires a milestone inspection of every condominium or cooperative building of “three habitable stories or more in height” by 31 December of the year the building reaches 30 years of age, and every 10 years after; a building that reached 30 before 1 July 2022 had to complete its initial inspection before 31 December 2024 (Fla. Stat. §553.899). The City of Naples lists “WHITEHALL, THE A CONDOMINIUM, 1255 GULF SHORE BLVD N” with 9 stories and 1974 on its 2024 list (City of Naples 2024 milestone buildings), and its program page applies the rule to buildings “three stories or more in height” (City of Naples milestone inspections). Phase one is a visual examination; phase two follows only if the inspector finds substantial structural deterioration. Within 45 days the association must give every owner the inspector’s summary.

What the Public Record Does Not Show

Whether The Whitehall’s milestone inspection was completed, whether it triggered a phase two, and what it recommended are not published by the City and were not on any record we could read. We do not report a completion date or a result. The next ten-year cycle would fall about 2034 if the initial inspection was completed on schedule; we do not publish a year without the City’s record. The seller’s inspector-prepared summary is the document that answers all of it, and Florida law entitles a resale buyer to it.

The Structural Integrity Reserve Study

Associations that existed on or before 1 July 2022 “must have a structural integrity reserve study completed by December 31, 2025, for each building on the condominium property that is three stories or higher in height”, and an association whose milestone inspection is due on or before 31 December 2026 may complete the study with the inspection (Fla. Stat. §718.112(2)(g)). The study must cover the roof, structure, fireproofing and fire protection, plumbing, electrical, waterproofing and exterior painting, windows and exterior doors, and any other item over the indexed deferred-maintenance threshold. The state’s SIRS database lists associations that reported before July 2025; The Whitehall’s status there is not verified (DBPR SIRS reporting and database; DBPR condominium inspections).

Reserves: What Changed in 2024 and 2025

For budgets adopted on or after 31 December 2024, owners may no longer vote to waive or reduce reserves for the study’s structural components. The 2025 law, HB 913, added flexibility for older buildings: structural reserves may be funded by regular or special assessments, lines of credit or loans; a board may borrow to fund milestone repairs without a further owner vote if the loan is disclosed; and an association that completed a milestone inspection in the prior two years may pause reserve contributions for up to two budgets to fund the recommended repairs (HB 913 of 2025). At a sixteen-owner building every one of those choices lands on sixteen households, so it matters which the board made.

Concrete Restoration and the Tower Itself

No balcony or facade concrete restoration project for The Whitehall appears in the City’s Design Review Board or Planning Advisory Board records, state coastal permits or local news we searched; the City filings found concern the hurricane-damaged service buildings and the rooftop generator, not the tower’s concrete. That is absence of evidence only. The City’s permit portal carries the building’s permit history, and the milestone summary and reserve study describe the tower’s condition (City of Naples permit search).

The Buyer’s Script

Ask for the phase one milestone report and the inspector’s summary; the phase two report if one was triggered; the structural integrity reserve study or the association’s statement that none was completed; the current budget showing reserve funding for each structural component; whether the board has approved a special assessment, line of credit or loan; whether it has paused reserve contributions; and the permits pulled to carry out any recommended repairs. At The Whitehall add two items: what the budget carries for the 1973 hydraulic elevators, and how the 2024 service-building rebuild and the rooftop generator were, or will be, paid for.

Hurricanes, Flood Zone and Insurance at The Whitehall

The Whitehall sits in FEMA Zone AE, base flood elevation 10 feet NAVD88, on panel 12021C0391J, effective 8 February 2024, with the coastal high hazard VE zone beginning on the beach about 85 feet west. Hurricane Ian destroyed its ground-level service rooms and manager’s quarters; the City approved their rebuild above flood level in 2024.

The Flood Zone, Measured at the Building

We queried FEMA’s National Flood Hazard Layer on 26 September 2026 at seven points across The Whitehall’s footprint and to its east and west (FEMA NFHL, flood hazard zones).

The effective map is FIRM panel 12021C0391J, effective 8 February 2024 (FEMA NFHL, FIRM panels). No Letter of Map Amendment or Revision touches the parcel. The City defines Zone AE as “an area subject to inundation by the 1% annual chance flood” with wave heights under three feet, and Zone VE as “a Coastal high hazard area” where “wave action and/or high-velocity water can cause structural damage” (City of Naples flood zone maps). The association’s 2026 structural drawing labels the first floor at 11.00 feet NAVD; that is a drawing label, not an elevation certificate, and we do not publish a lowest-floor elevation without one (26-N1 site plan).

New Flood Maps Are Coming

FEMA issued a preliminary flood insurance rate map for Collier County and the City of Naples on 20 March 2025; Collier County opened a 90-day appeal period on 19 August 2026, with a target effective date of summer 2027 (Collier County, proposed flood map notice). We did not check The Whitehall’s preliminary zone for this edition; any buyer can on FEMA’s viewer (FEMA Flood Map Changes Viewer).

Coastal Lines on the Beach

The state’s generalized Coastal Construction Control Line runs east of the building at this latitude, which places The Whitehall seaward of it on the state’s map; confirm on a survey (FDEP CCCL layer). The beach here is inside the state’s “South of Doctor’s Pass” critically eroded segment, and no state CCCL permit lists 1255 as its location (FDEP coastal open data). Collier County scheduled Naples Beach for critical renourishment in November 2026 and asked beachfront owners and associations for temporary easements to place sand (Collier County renourishment notice); how The Whitehall’s board answered is a fair question for a buyer.

Hurricane Ian at The Whitehall

Hurricane Ian made landfall on 28 September 2022; the NOAA gauge at the Naples Pier recorded 6.18 feet above mean higher high water before it failed, and the National Hurricane Center reports inundation of 6 to 9 feet above ground in Naples (NHC Tropical Cyclone Report, Hurricane Ian). At The Whitehall, the association’s filing with the City records the damage: “Building services including the electric room, generator room, and building management living quarters were destroyed during Hurricane Ian as those areas were located below flood level. This application is to relocate those areas/services to above flood at the second-floor elevation” (2023 pre-application form). No damage to the tower’s residences appears on any public record we read; the permit history and the association’s insurance claims record are the route.

The 2024 Rebuild Above Flood Level

The City’s Design Review Board approved Petition 24-DRB3 on 24 January 2024 by a 4 to 0 vote: a 600-square-foot generator and mechanical room on top of the fitness building and a 700-square-foot second-floor management residence on top of the management building, designed by MHK Architecture (DRB agenda; DRB minutes). The association’s president told the board the owners “preferred to construct structures that will withstand another hurricane event.” For a buyer, that is the most useful fact in the record: the systems that failed in Ian were moved up, not put back where they were.

Irma, Helene and Milton

Hurricane Irma, 10 September 2017, pushed the Naples gauge to 4.25 feet above mean higher high water (NHC report, Hurricane Irma), and the association testified that its service buildings were first damaged then. Helene and Milton in 2024 brought flooding to parts of the City (NHC report, Helene; NHC report, Milton); no Whitehall-specific damage from either appears in the City records we read. The Naples gauge’s long record shows sea level rising 3.35 millimetres a year from 1965 to 2023 (NOAA sea level trends, Naples).

Wind Design

The City’s wind map places 1255 Gulf Shore Blvd N in the 170-mile-per-hour ultimate design wind speed zone for Risk Category II buildings, and the association’s 2026 generator drawings are designed to “V-ULT = 170 MPH, EXP D” (City of Naples GIS wind speed layer; 26-N1 drawings). The rooftop generator specified is rated for 186-mile-per-hour wind load.

Insurance: What Is Required and What Is Public

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

Evacuation

The City’s evacuation layer returned no zone at the building’s point in our query, so we do not state one. Collier County’s Know Your Zone lookup, by address, is the authority, and a Gulf-front owner should check it before the season starts.

Which Schools Serve The Whitehall?

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

The Three Assigned Schools

Sources: Collier County Public Schools 2026-27 attendance zone locator; FDOE school grades; NCES Common Core of Data; drive times routed from the building’s Census-geocoded point, free-flow, 26 September 2026. The Lake Park zone runs down the whole Gulf-front strip from The Moorings through Coquina Sands and Old Naples; we did not run 1255 through the district tool separately, so run your exact address before you rely on it (CCPS attendance boundaries).

Advanced Programs and Choice

Naples High offers Cambridge AICE and Advanced Placement, including the AP Capstone Diploma (Naples High advanced studies). Collier runs controlled open enrollment, called Parental Choice, with no district transportation for choice students (CCPS Parental Choice). With three A-rated zoned schools, most Whitehall owners will not need it.

Private Schools Nearby

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

City Permits, Zoning and the Nonconforming Tower at The Whitehall

The Whitehall is zoned R3-18 multifamily by the City of Naples, a district that caps height at 75 feet, and the City treats the nine-story tower as an “Existing Nonconforming Condominium Building”. Its public petitions are 24-DRB3, approved in 2024, and 26-N1, a 2026 rooftop generator request whose outcome is unverified.

The Zoning, Line by Line

Why “Nonconforming” Matters to an Owner

The association’s 2026 drawings show a mean roof height of 80 feet and an existing roof at 86.00 feet NAVD against the district’s 75-foot cap (26-N1 drawings). A nine-story Gulf-front tower of this height could not be built new under today’s R3-18 rules, so the building’s legal nonconforming status is part of what an owner owns. It also means any change that expands the nonconformity needs a City petition, as the generator did. What the City’s nonconformity rules allow after a major casualty is a question to put to the City’s planning staff for this parcel before relying on it; Florida’s SB 180 of 2025 also freezes more burdensome or restrictive local land-use measures, retroactive to 1 August 2024, through 1 October 2027 (SB 180 of 2025).

Petition 24-DRB3, 2024: Approved

Final design review for the generator and mechanical room over the fitness building and the second-floor management residence over the management building, approved 24 January 2024 with a landscape-screening condition toward Via Delfino (DRB agenda; DRB minutes). The pre-application form records zero new dwelling units (pre-application form).

Petition 26-N1, 2026: Outcome Unverified

A nonconformity petition to place a Kohler KG180 generator on the roof, with the generator’s top at 89 feet 6 inches above finished floor, filed by the association in April 2026 and heard by the Planning Advisory Board as item 7.E on 9 September 2026 (26-N1 application; PAB agenda; PAB upcoming items). The generator renderings are published by the City (26-N1 generator renderings). The board’s recommendation and any City Council vote were not retrievable for this edition, and we do not report an outcome. Check the City Clerk’s board records before you rely on it (City of Naples 2026 board agendas).

The Parcel Size, Three Ways

The association’s 2023 filing gives the parcel as 75,000 square feet, “500’ x 150’”; its 2026 filing gives 52,500 square feet, 1.2 acres; the City’s GIS parcel computes to about 1.74 acres. The difference most likely lies in how much of the beach each figure counts, but no record we read reconciles them, so we publish all three with their sources and no conclusion.

Permits on File

The City’s permit history for 1255 was not pulled for this edition. Look there for the milestone report submission, the post-2024 generator and electrical rebuild permits, roof, window and impact-glass permits, and any concrete work (City of Naples permit search).

What Is Being Built Near The Whitehall?

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

Naples Beach Club, A Four Seasons Resort

The 125-acre former Naples Beach Hotel and Golf Club, bought in October 2021 by a joint venture of The Athens Group and MSD Partners, reopened as Naples Beach Club, A Four Seasons Resort on 17 November 2025, with 220 guest accommodations and 153 residences planned in total (Four Seasons opening release; PR Newswire, acquisition announcement). Its golf course is due in 2027. A perpetual conservation easement signed on 29 June 2022 and held by the North American Land Trust protects 104.6 acres, 84 percent of the site, from development (City of Naples, conservation easement). For a Whitehall owner the resort is a dining, spa and tennis neighbor about 0.3 mile south, not an amenity included with the condominium.

Olana Naples Residences, 1121 Gulf Shore Blvd N

Twelve estate residences over six stories, more than 10,000 square feet each, from $30 million, by Kolter Urban with BH Group, on the Gulf side south of Via Delfino; approved and selling, pre-construction (Kolter Urban, Olana Naples). It sits in the R3T-18 district, a different zoning from The Whitehall’s.

Rosewood Residences Naples, 1601 Gulf Shore Blvd N

Forty-two residences in two buildings of six residential floors over parking, $12.75 million to $45 million, by The Ronto Group with Rosewood Hotels and Resorts; topped off on 1 August 2025, with completion targeted for late 2026 (The Ronto Group, Rosewood Residences Naples; Gulfshore Business).

Harbour House, 1624 to 1672 Gulf Shore Blvd N

Fourteen residences in three two-story buildings over garages on the bay side, $6.5 million to $10 million, with unanimous Design Review Board approval on 25 March 2026 (Gulfshore Business, Harbour House).

What the New Buildings Mean for The Whitehall

New Gulf-front product priced at $30 million and up a few hundred yards away does two things for a 1974 building of 3,000-square-foot homes. It confirms the land value under the boulevard, and it widens the gap between new and existing product, which is why The Whitehall’s buyer is usually someone who wants the Gulf-front address at a fraction of new-construction pricing. It also means construction traffic on Gulf Shore Boulevard North through 2027. The City’s $86 million beach outfall and water quality project, the largest capital project in its history, runs along the boulevard from Oleander Drive south (Naples beach improvements; City of Naples beach outfalls).

The City’s Plan Rewrite

The City’s Naples 2045 comprehensive plan rewrite is open for public comment until 23 October 2026, and Coquina Sands is a named neighborhood on the comment form (Naples 2045). A Whitehall owner can file a comment directly.

Daily Logistics and Beach Access at The Whitehall

Daily life at The Whitehall runs on short distances: the beach behind the building, Lowdermilk Park 0.12 mile away in a straight line, NCH Baker Hospital about four minutes by car, Fifth Avenue South about six minutes, and Naples Airport about eleven, all measured from 1255 Gulf Shore Boulevard North in free-flow traffic.

Drive Times From 1255 Gulf Shore Blvd N

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

Lowdermilk Park

Lowdermilk Park is the City’s beachfront park at 1301 Gulf Shore Boulevard North, open 5:00 a.m. to 11:00 p.m., with restrooms, showers, a concession grill, gazebos, volleyball and beach wheelchairs; it and the Naples Pier are the only City beach locations with full restrooms (City of Naples, Lowdermilk Park). The City has moved to replace the playground lost in Hurricane Ian, and its capital plan carries $1,545,000 for Lowdermilk improvements (WINK News, Lowdermilk playground). For a Whitehall owner it is a walk up the beach, not a drive.

Beach Parking and Permits

Lowdermilk is metered at $5.00 an hour with a $2.50 minimum, and vehicles with a valid City or County beach parking permit park free; Collier County property taxpayers and full-time residents are eligible for an annual permit, which City residents obtain at City Hall, 735 8th Street South (City of Naples beach parking information; beach parking permits). A Whitehall owner walking out the back door does not need one for the beach; guests driving in do.

The Naples Pier and Beach Closures

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

Groceries, Dining and Services

The Four Seasons’ restaurants are the nearest dining, about 0.3 mile south; Fifth Avenue South and Third Street South, downtown Naples’ dining and shopping streets, are about two miles south, and Waterside Shops about four and a half miles north. City of Naples Police, with a dedicated Beach Patrol, and City Fire-Rescue serve the building (Naples Police Beach Patrol).

Healthcare

NCH Baker Hospital, 350 7th Street North, with a 24-hour emergency department, is 1.29 road miles from The Whitehall. The nearest state-designated Level II trauma center is Gulf Coast Medical Center in Fort Myers, about 27 road miles from Coquina Sands, which matters for a full-time owner of advanced age and less for a seasonal one.

Parks and Recreation Within a Few Miles

Fleischmann Park, the Naples Preserve boardwalk, Baker Park on the Gordon River and the free River Park Aquatic Center are all within about two miles (Fleischmann Park; Naples Preserve; River Park Aquatic Center). Boaters launch at Naples Landing, about two miles away (Naples Landing Park and boat launch).

How Does The Whitehall Compare to Via Delfino, Embassy Club, Charleston Square and Other Coquina Sands Buildings?

The Whitehall compares with its Coquina Sands siblings as a small Gulf-front tower: 16 homes against Via Delfino’s 24 and Embassy Club’s 36, a median county value of $3,155,000 against $4,216,800 next door, and a 36-month recorded median of $3,912,500, second among the towers below only to Via Delfino.

The Benchmark Table

Yardstick: the Collier County roll, tax year 2026 certified (file dated 27 October 2026), for units and median just value per parcel, and the sales file dated 29 August 2026 for qualified sales in the 36 months to that date; the City of Naples milestone lists for stories and year built.

Sources: Collier County roll and sales file; City of Naples 2024 milestone list and 2029 list. Del Mar Club is a cooperative, so its roll parcels describe co-op interests, not condominium units, and its figures are not like-for-like with the condominium rows; it is included for location, not price.

Reading the Table

On the county’s yardstick The Whitehall sits between the bay-side and older Gulf towers and the newest product. Via Delfino next door is sixteen years newer, its homes 3,785 to 3,955 square feet, and it carries a higher county value and a higher recorded median. Embassy Club of Naples, the ten-story tower at the north end of the neighborhood, has more than twice The Whitehall’s homes at about half its county value per parcel. Charleston Square across the boulevard is a three-story 2004 building on the bay side, and Naples Casamore is a condominium of detached bay-side villas with private docks. Surfside Club is a two-story Gulf-front condominium of 64 homes, and Del Mar Club across the street is the neighborhood’s largest cooperative. The other Gulf-front neighbors, Colonial Club at 1275 and The Laurentians at 1285, sit between The Whitehall and Lowdermilk Park.

Per Square Foot, Same Metric Both Sides

On the 2026 certified roll, The Whitehall’s median just value per county square foot is $1,052; Via Delfino’s is $1,105 (our arithmetic on each building’s county area). On recorded sales in the 36 months to 29 August 2026, The Whitehall’s four qualified sales ran $1,042 to $1,633 per county square foot, and Via Delfino’s four ran $925 to $1,584. Same source, same metric, same window: the two buildings trade in the same per-foot band, and Via Delfino’s higher prices come mostly from its larger homes.

The Whitehall vs Via Delfino: Which Should You Choose?

The Whitehall vs Via Delfino is the choice between two nine-story Gulf-front condominiums next door to each other on Gulf Shore Boulevard North: The Whitehall has 16 homes of 3,000 square feet, built in 1974, and Via Delfino has 24 homes of about 3,800 to 3,950 square feet, built in 1990.

The Decision Table

Sources: DBPR condominium projects extract; DBPR elevator extract; City of Naples 2024 milestone list; Ordinance 02-9497; Collier County roll and sales file, files dated 29 August 2026.

Where The Whitehall Has the Edge

Choose The Whitehall if you want fewer neighbors, sixteen households and one other home on your floor; a lower entry on the county’s numbers; uniform 3,000-square-foot homes on every floor, so the choice is height and condition; a building with recent market activity, two qualified deeds in 2026; and an association that has already moved its critical systems above flood level after Ian and is pursuing a rooftop generator.

Where Via Delfino Has the Edge

Choose Via Delfino if you want a larger home, about 800 to 950 more square feet on the roll; a building sixteen years newer, with traction elevators installed in 1988; a higher recorded ceiling, a $7,300,000 record and a $5,212,500 36-month median; and a building with a higher share of year-round owners, 46 percent homesteaded.

What Both Share

Both are nine-story Gulf-front condominiums in R3-18, both were on the City’s 2024 milestone list, both are about a two-to-five-minute walk from Lowdermilk Park, both are zoned to the same A-rated schools, and both answer to Florida’s same condominium, milestone and reserve-study laws. For either one, the milestone summary, the reserve study and the insurance declarations decide more than the address does.

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

Honest Pros and Cons of Owning at The Whitehall

The Whitehall’s pros are a Gulf beachfront address, sixteen neighbors, two homes to a floor and an association that rebuilt its storm-damaged systems above flood level. Its cons are a 1974 structure, unpublished fees and rules, 1973 hydraulic elevators, a nonconforming height and a thin market that makes pricing hard.

Pros

• On the beach. A Gulf-side parcel with the sand at the back of the grounds and Lowdermilk Park a short walk north.
• Small and private. Sixteen homes, two per floor, one neighbor on your floor.
• Uniform plans. Every home is 3,000 square feet on the county roll, so buyers compare floors and finishes, not layouts.
• A resilience record. After Ian the association moved its electric, generator and manager’s quarters above flood level with City approval, and has a rooftop generator in the City’s pipeline.
• Height you cannot build today. A nine-story Gulf-front tower in a 75-foot district is scarce by definition.
• City of Naples services. City police, fire-rescue and utilities, no CDD, no master association.
• Strong schools. Three A-rated zoned public schools within about two miles.

Cons

• A 1974 building. Pre-code construction, a milestone inspection due in 2024 and a structural reserve study due in 2025, with results not on the public record.
• Nothing published. No association website, no public fee, pet, lease or parking rules; every answer comes from the documents.
• Hydraulic elevators of 1973. Working and inspected, and a likely reserve line.
• Nonconforming height. Valuable, and a question to settle with the City before relying on rebuild rights after a casualty.
• Flood exposure. Zone AE at 10 feet, with VE on the beach; Ian destroyed the ground-level service rooms.
• A thin market. Four qualified sales in 36 months; pricing depends on reading each one.
• Construction on the boulevard. New towers and City projects nearby through 2027.

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

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

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

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

Data updated: October 2026 (Collier County recorded sales through 29 August 2026; newest recorded Whitehall sale 29 April 2026)

The Whitehall is a building where a seller has few comparables and a great deal to explain. Four qualified sales in 36 months, two very different price pairs, three unqualified deeds a buyer’s agent will find, a 1974 structure under Florida’s new condominium safety laws, and a rooftop generator petition whose outcome a buyer will ask about. 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 Whitehall listing along with the file a Whitehall buyer will ask for.

Honors and recognition:

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

What Whitehall Residences Sold For: the Recorded Set

The county’s 12-month window holds two qualified Whitehall sales and the 36-month window four, so we list them instead of leaning on a median. Southwest Florida MLS Matrix, pulled 26 September 2026: 5 closings at The Whitehall in the last 60 months, at a median of $4,200,000.

• 12 months to 29 August 2026: 2 qualified resales, $3,300,000 (3N, 14 April 2026) and $3,125,000 (6S, 29 April 2026); dollar volume $6,425,000, our total.
• 36 months to 29 August 2026: 4 qualified resales, median $3,912,500, range $3,125,000 to $4,900,000; dollar volume $15,850,000, our total of the four deeds.
• The record: $4,900,000 for unit 3S, 14 February 2024 (OR 6336/1436), $1,633 per county square foot.
• Days on market and sale-to-list: Across its 4 MLS-marketed closings in the last 60 months, The Whitehall sold after a median 62 days on market at a median 93.13% of the final list price (Southwest Florida MLS Matrix, pulled 26 September 2026). For context only, Naples Beach area condominiums took a median 147 days to sell and closed at 92.5 percent of list in July 2026 (NABOR July 2026 statistics); that is an area MLS figure, not a Whitehall figure.

Selling a Whitehall Residence Is Different in Six Ways

• The document package is the listing. Florida requires the seller to deliver the declaration, rules, budget, financial statement, milestone summary and reserve study or a statement that none exists, and a buyer who receives them late gets a seven-day right to cancel (Fla. Stat. §718.503). We assemble it before the first showing.
• The estoppel sets the numbers. Order it early; the association has 10 business days and a capped fee (Fla. Stat. §718.116).
• The storm record, told plainly. Ian destroyed the ground-level service rooms; the association rebuilt them above flood level under 24-DRB3. Buyers respond better to a documented answer than to a surprise.
• The generator petition. Petition 26-N1 was heard on 9 September 2026 and its outcome is unverified here; we confirm its status with the association before listing and disclose it accurately.
• The unqualified deeds. A buyer will find $4,200,000 in 2023 and $3,000,000 in 2025 on the roll; we explain what an unqualified deed is before they ask.
• The out-of-town owner. Seven of sixteen owners mail outside Florida, and we run showings, inspections and closing for owners who are not in Naples.

Floor, Condition and Timing: What Moves a Whitehall Price

The county adds $280,000 from the first floor to the eighth. The market added far more than that for the two homes that sold in February 2024 and less for the two that sold in April 2026. Condition, finishes, furnishings, the season and the buyer pool each move a Whitehall price more than the floor does, and none of them is in the county’s file. We price your home against the four qualified sales, the county’s floor values, Via Delfino’s recorded sales next door and the wider Gulf-front market, and we tell you which of those your buyer will lean on.

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

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

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

Is now a good time to sell a Whitehall condo?

For a home priced to the building’s recorded sales, yes. Naples Beach area condominium supply fell to 7.1 months in July 2026 from 11.9 a year earlier (NABOR July 2026 statistics), and listing in the fall reaches the winter buyer pool. Priced off the 2024 record, a Whitehall home will wait.

Should I price my Whitehall home off Via Delfino’s sales?

As a check, not as the basis. Via Delfino’s homes are 785 to 955 square feet larger and the building is fifteen to sixteen years newer; per county square foot the two buildings trade in the same band. Your buyer will raise Via Delfino; your price should rest on The Whitehall’s own four deeds.

Which Whitehall floor sells for the most?

On the county roll, the eighth, at $3,265,000. On recorded sales, the record is a third-floor home at $4,900,000, and the highest 2026 sale was also a third-floor home. Condition has mattered more than height.

Do I have to disclose the rooftop generator petition?

Disclose what you know accurately. The petition is a public record, and the outcome is a question a buyer will ask. We confirm its status with the association and the City before listing.

How long does a Whitehall sale take to close?

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

Your Local Real Estate Experts

The Whitehall’s owners and buyers work directly with Jesse McGreevy and Marc Comisar, not with a call center. The two have sold Southwest Florida real estate for more than twenty years, and before writing this guide they read The Whitehall’s state records, the City’s petitions, the flood map at the building and every Whitehall deed since 1973.

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 Whitehall guide: Jesse McGreevy, Sales Associate, and Marc Comisar, Broker Associate. Jesse has been in the business since October 2004, the team launched in October 2008, and both work the Naples condominium market that The Whitehall sits in.

McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about our team at DomainRealtyGroup.com.

McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008. On a Whitehall page the credential that matters more is narrower than any award. Before writing this guide we read:

• the state’s condominium registration and elevator records for The Whitehall and Via Delfino
• The Whitehall’s Florida corporation record and the association’s 2023, 2024 and 2026 filings with the City of Naples
• the Design Review Board minutes of January 2024 and the Planning Advisory Board agenda of September 2026
• the City’s R3-18 zoning code, Ordinance 02-9497 and its 2024 milestone list
• FEMA’s flood map queried at the building, the state’s coastal lines and the National Hurricane Center’s Ian and Irma reports
• the Collier County roll for all 16 homes and every recorded Whitehall deed since December 1973

What Our Clients Say

Jesse McGreevy is a top-reviewed Whitehall realtor on Google, and so is the team he leads with Marc Comisar; the quotes below are genuine five star client reviews reproduced in the reviewer’s own words. We publish no aggregate score and no star rating widget. Read the full set on the McGreevy and Comisar Google Business Profile.

★★★★★ “Marc Comisar did an excellent job working with a very difficult client (me) selling our condo in a tough condo market. He went above and beyond.” Derek Dixon, verified Google review

★★★★★ “Not living in the area, Jesse made life easy for me when we decided to sell our condo. His attention to detail, patience, understanding, and tenacity in dealing with all the moving parts was truly impressive.” Eric Acra, verified Google review

★★★★★ “Their recommendation on pricing my unit was sound and proved prescient. I never questioned their integrity and found it easy to rely on their recommendations. I would work with them again in a heartbeat.” Charlie Carroll, verified Google review

Contact McGreevy and Comisar

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

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

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

Licensure, and the Office of Record

Jesse McGreevy (Sales Associate) and Marc Comisar (Broker Associate) are licensed Florida REALTORS® with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC).

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

License status for either name can be verified directly through the Florida Department of Business and Professional Regulation’s public licensee search, which is the authority of record for Florida real estate licensure.

Where Else to Find the Team

Video walkthroughs, market updates and community tours are published on the team’s own channel at McGreevy and Comisar on YouTube. The team also keeps a company page at McGreevy and Comisar on LinkedIn. Our guides to The Whitehall’s Coquina Sands neighbors are going live together: Via Delfino, Embassy Club of Naples, Del Mar Club and Charleston Square. Colonial Club, The Laurentians and the neighborhood’s other buildings are covered in our Coquina Sands guide.

Frequently Asked Questions, Buyer Edition

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

Who is the best realtor for The Whitehall?

McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008 and the #1 team in Southwest Florida since 2012, with over $900 million in personal sales. For a Whitehall buyer the credential that matters is the file: we read every recorded Whitehall deed since 1973, the association’s City petitions and FEMA’s map at the building before we show a home. Call Marc at (239) 287-5873.

Where is The Whitehall condominium in Naples?

At 1255 Gulf Shore Boulevard North, Naples, FL 34102, on the Gulf side of the street in the Coquina Sands neighborhood of the City of Naples. Via Delfino is next door to the south, Colonial Club and The Laurentians are next to the north, and Lowdermilk Park begins at 1301. The address is 1255, not 1225, whatever a website says.

Is The Whitehall on the beach?

Yes. The building sits on the west, Gulf side of Gulf Shore Boulevard North, FEMA’s coastal high hazard zone begins on the beach about 85 feet west of the tower, and the state’s beach monument R-062 plots just southwest of it (FDEP coastal open data). Owners reach the sand without crossing a street.

How many units are in The Whitehall?

Sixteen, two per floor on floors 1 through 8. The association’s own 2026 petition says “Sixteen condominiums” and the county roll carries 16 unit parcels (26-N1 application). The state’s registration record from 1972 lists 17; no public document we read explains the difference, and the recorded declaration governs.

How many floors does The Whitehall have?

Nine stories, according to the City of Naples 2024 milestone list (City of Naples). Its two elevators serve nine landings, and the homes are numbered on floors 1 through 8, which fits a ground level with the garage and eight residential floors above.

When was The Whitehall built?

The City and the county both date the building to 1974. The condominium was declared on 3 October 1972, the elevators were installed in 1973, and the first unit deeds recorded in December 1973 and January 1974.

How big are the condos at The Whitehall?

Every Whitehall home is carried at 3,000 square feet of base and adjusted area on the Collier County roll. Bedroom and bath counts are not in any public record we read; we confirm them from the association’s plans or in person.

Is The Whitehall one unit per floor?

No. The Whitehall has two homes per floor, North and South, on each of its eight residential floors. The unit numbers, 1N and 1S through 8N and 8S, say so, and the county roll carries both homes on every floor.

What do Whitehall condos sell for?

In the 36 months to 29 August 2026, four qualified resales recorded at a median of $3,912,500, from $3,125,000 to $4,900,000. The two most recent, in April 2026, were $3,300,000 for 3N and $3,125,000 for 6S (Collier County sales file). Southwest Florida MLS Matrix, pulled 26 September 2026: 5 closings at The Whitehall in the last 60 months, at a median of $4,200,000.

What is the most expensive sale ever at The Whitehall?

$4,900,000 for unit 3S, recorded 14 February 2024, Official Records Book 6336, Page 1436, county-qualified. That is $1,633 per county square foot and the highest amount of any kind on the Whitehall roll.

Does The Whitehall have a pool?

Yes. The City’s 2023 and 2024 records describe “the existing amenity fitness building adjacent to the pool” and a management building also beside it (DRB agenda).

Does The Whitehall have a fitness room?

It has an amenity fitness building beside the pool, on the City’s record. Since the 2024 approval, the generator and mechanical room sit on top of it, above flood level.

Does The Whitehall have covered parking or a garage?

The association’s 2026 structural drawings label an existing garage at ground level (26-N1 drawings). How many spaces each home has, and whether they are assigned or deeded, is in the declaration and the estoppel, not in any public record.

How many elevators does The Whitehall have?

Two hydraulic passenger elevators, state certificates 12088 and 12089, each serving nine landings, installed in 1973 and inspected on 1 June 2026, with certificates valid to 1 August 2027 (DBPR elevator extract).

What are the HOA fees at The Whitehall?

The Whitehall is a condominium association, not an HOA, and its regular assessment is not published anywhere public. The estoppel certificate and the budget state it, and a seller must deliver the budget (Fla. Stat. §718.503).

Can you look up condo fees for The Whitehall?

Not online. The association has no website, and Florida’s website rule applies only to associations of 25 or more units. The route is an estoppel certificate, which the association must deliver within 10 business days for a capped fee (Fla. Stat. §718.116).

Has The Whitehall had a special assessment?

None appears in any public record we read, but that is absence of evidence. The association funded a post-Ian rebuild of its service rooms and is pursuing a rooftop generator; how each was paid for is not public. The estoppel discloses any special assessment levied.

Did The Whitehall pass its milestone inspection?

The public record does not say. The Whitehall is on the City’s 2024 list, so its inspection was due by 31 December 2024, but the City publishes the requirement, not the results (City of Naples milestone inspections). A resale buyer is entitled to the inspector’s summary.

What condos need a milestone inspection in Florida?

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

Does The Whitehall have a structural integrity reserve study?

Not verified. The law required one by 31 December 2025, or with a milestone inspection due by the end of 2026 (Fla. Stat. §718.112). A buyer is entitled to the study, or to the association’s statement that it has not completed one.

How much does a reserve study cost in Florida?

It depends on the building and the engineer, and no figure for The Whitehall is public. What matters to a buyer is not the study’s cost but what it finds: the funding it requires for the roof, structure, fireproofing, plumbing, electrical, waterproofing, windows and doors.

What flood zone is The Whitehall in?

Zone AE with a base flood elevation of 10 feet NAVD88, on FIRM panel 12021C0391J, effective 8 February 2024, measured across the building’s footprint (FEMA NFHL).

Is The Whitehall in a VE zone?

The building is not; the grounds and the beach west of it are. FEMA’s VE zone, with an 11-foot base flood elevation, begins about 85 feet west of the tower’s west face, and farther out the beach is VE 14.

Was The Whitehall damaged in Hurricane Ian?

Yes, at ground level. The association’s filing with the City says the electric room, generator room and management living quarters “were destroyed during Hurricane Ian as those areas were located below flood level” (2023 pre-application form). The City approved rebuilding them above flood level in January 2024.

How close is The Whitehall to Lowdermilk Park?

About 0.12 mile in a straight line to the park’s southern parcel and 0.26 road mile by car, a 1.4-minute drive or a few minutes’ walk up the beach (City of Naples, Lowdermilk Park).

Is Lowdermilk beach public?

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

Do you have to pay for parking at Lowdermilk beach?

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

Can I rent my Whitehall condo?

Subject to the declaration and rules, which set the leasing terms and are not published. The City bars transient lodging in the R3-18 district, with a 30-day minimum and a narrow three-times-a-year exception, and a later rental amendment binds only owners who consent or buy after it (Fla. Stat. §718.110).

Are pets allowed at The Whitehall?

The declaration and rules decide, and neither is published, so we do not state a rule. Ask for the pet provisions in writing before you sign. Dogs are not allowed on City of Naples beaches.

Does the Whitehall board approve buyers?

The public record does not say. Whether the declaration requires board approval or reserves a right of first refusal is in the declaration at OR 554/926; the estoppel certificate states whether approval is required.

What schools serve The Whitehall?

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

How much are property taxes at The Whitehall?

The median 2026 certified bill across the sixteen homes is $27,316.11, from $16,127.06 on a homesteaded home to $28,855.28. A buyer’s bill resets to the purchase price the following year, at about 0.898 percent before any homestead exemption.

Is The Whitehall or Via Delfino better?

It depends on what you want. The Whitehall has 16 homes of 3,000 square feet and a lower county value; Via Delfino next door has 24 larger homes, is fifteen to sixteen years newer and has a higher recorded ceiling. The decision table above sets them side by side.

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

We do not forecast. What the record shows at The Whitehall: four same-home resales, from 2004 to 2015 purchases, sold at 74 to 238 percent above their earlier prices, and 2026 buyers paid less per square foot than 2024 buyers. Buy for the home and the location, with the documents read.

What are the red flags when buying a condo?

At a building like The Whitehall: a milestone inspection that triggered phase two, a reserve study with large unfunded items, reserves paused or waived, a pending special assessment or loan, insurance deductibles out of line with reserves, and unanswered questions about nonconforming rebuild rights. Each is answerable from the documents.

Are condo prices dropping in Florida?

In the Naples Beach area, the July 2026 condominium median was $950,000, down 3.7 percent year over year, while supply tightened to 7.1 months (NABOR July 2026 statistics). That is an area figure, not a Whitehall figure.

Could The Whitehall be rebuilt to the same height after a hurricane?

That is a question for the City’s planning staff, not a listing. The building is a legal nonconforming structure above the district’s 75-foot limit, and the City’s nonconformity rules govern what may be rebuilt after a casualty. Confirm it for this parcel before relying on it.

Is The Whitehall part of the Four Seasons?

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

Is The Whitehall a cooperative?

No. The Whitehall is a condominium under Chapter 718; each owner holds a deed to a unit. Del Mar Club, across the street, is a cooperative under Chapter 719, where owners hold shares and a proprietary lease.

Frequently Asked Questions, Seller Edition

These questions about selling at The Whitehall are answered from the Collier County roll and sales file dated 29 August 2026, Florida’s condominium statutes, the City of Naples record and our own reading of every Whitehall deed since 1973. Southwest Florida MLS Matrix, pulled 26 September 2026: 5 closings at The Whitehall in the last 60 months, at a median of $4,200,000.

Who is the best realtor for The Whitehall?

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

Can I sell my Whitehall condo without a realtor?

Yes, Florida law allows it. What you give up at a sixteen-home building is the pricing read on four qualified deeds and three unqualified ones, the statutory document package, the estoppel timing and a buyer pool that often lives out of state. McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, handle all of it.

Who is the best realtor to sell a Whitehall condo?

A listing agent who can explain why the two 2026 deeds closed $1.6 million and more below the 2024 record, what the unqualified deeds mean and what the milestone summary says. That is the conversation we start with.

What is my Whitehall condo worth?

Start with a free Whitehall home valuation. The county’s 2026 value for your floor runs from $2,985,000 on the first floor to $3,265,000 on the eighth; recorded qualified sales since 2024 ran from $3,125,000 to $4,900,000. Your home’s condition decides where in that range it belongs.

What did the last Whitehall condo sell for?

Unit 6S, a sixth-floor home, recorded at $3,125,000 on 29 April 2026 (OR 6584/1503), county-qualified. Two weeks earlier, unit 3N recorded at $3,300,000.

How many Whitehall condos sold in the last year?

Two qualified resales in the 12 months to 29 August 2026, both in April 2026. A third deed, $3,000,000 for 5N in August 2025, is on the roll but not qualified by the county.

How long do Whitehall condos take to sell?

Across its 4 MLS-marketed closings in the last 60 months, The Whitehall sold after a median 62 days on market at a median 93.13% of the final list price (Southwest Florida MLS Matrix, pulled 26 September 2026). For context only, Naples Beach area condominiums took a median 147 days to sell in July 2026.

Do higher floors sell for more at The Whitehall?

On the county roll, yes: $280,000 more on the eighth floor than the first. On recorded sales, not reliably: the record is a third-floor home, and the 2026 sixth-floor sale closed below the 2026 third-floor sale.

Why is my Whitehall just value lower than recent sales?

Just value is the appraiser’s mass-appraisal estimate, set by floor across all sixteen homes. The 2024 sales closed well above it and the 2026 sales close to it. It is a tax figure, not a price.

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

The declaration, articles, bylaws and rules, the annual financial statement and budget, the frequently asked questions document, the milestone inspection summary if applicable, and the most recent structural integrity reserve study or a statement that none was completed (Fla. Stat. §718.503).

Can a buyer cancel after seeing the condo documents?

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

What is an estoppel certificate and what does it cost?

The association’s statement of what is owed on your unit and whether approval is required. It must be delivered within 10 business days of a written request; the fee is capped at $299 when the account is current, plus $119 for expedited delivery and up to $179 more if delinquent (Fla. Stat. §718.116).

Do I have to disclose the milestone inspection when I sell?

The inspector-prepared summary is on the statutory list a seller must deliver “if applicable”, and The Whitehall is on the City’s 2024 milestone list. Get the summary from the association before you list.

Do I have to give the buyer the reserve study?

Yes: the association’s most recent structural integrity reserve study, or a statement that it has not completed one (Fla. Stat. §718.503).

Will the rooftop generator petition affect my sale?

It will come up. Petition 26-N1 was heard by the Planning Advisory Board on 9 September 2026 and its outcome is unverified here (PAB agenda). Confirm the status with the association and disclose it accurately; many buyers will see a generator as a plus.

Does The Whitehall’s nonconforming height hurt resale?

It cuts both ways. A nine-story Gulf-front tower cannot be built new in a 75-foot district, which is scarcity a buyer pays for; the same status raises a rebuild question after a casualty that a careful buyer will ask the City about. We present both.

Does the Whitehall board have to approve my buyer?

The declaration decides and it is not published. The estoppel certificate states whether approval is required; if it is, we build the approval window into the contract.

Can I sell my Whitehall condo to a foreign buyer?

Generally yes, subject to any approval the declaration requires. If you are a foreign seller, federal FIRPTA withholding applies at closing; talk to your tax advisor early.

Are home prices dropping in Naples, FL?

Mixed, by type and area. The Naples Beach condominium median fell 3.7 percent year over year in July 2026, while supply tightened (NABOR July 2026 statistics). Your building’s own deeds matter more.

Are real estate prices dropping in Naples, Florida?

At The Whitehall the two 2026 qualified sales closed below the two 2024 sales, on different floors and in unknown condition. That is four deeds, not a trend line, and we do not publish a percentage from them.

Will home prices drop in 2026 in Florida?

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

Is now a good time to sell a Naples beachfront condo?

Naples Beach area condominium supply fell to 7.1 months in July 2026 from 11.9 a year earlier. For a Whitehall home priced to its building’s recorded sales, fall listing reaches the winter buyer pool.

How do I price a Whitehall condo when so few sell?

With every deed, qualified and not, read against the floor and condition; with Via Delfino’s recorded sales next door as a check; and with the county’s floor values as a floor, not a ceiling. That is the method on this page.

Should I renovate my Whitehall condo before selling?

Talk to us first. The 2024 sales, at $1,500 to $1,630 per county square foot, and the 2026 sales, at about $1,040 to $1,100, suggest condition matters a great deal here, but a renovation needs association approval, City permits and months. Targeted updates often beat a full remodel.

Do out-of-state owners sell Whitehall condos?

Seven of the sixteen owners mail their tax bills outside Florida (Collier County roll, 2026). We sell for owners who are not in Naples, with remote signing and managed showings.

Who buys at The Whitehall, full-time or seasonal owners?

Mostly seasonal: four of sixteen homes are homesteaded today. Expect buyers from out of state as well as Florida.

What happens to my homestead cap when I sell?

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

How much will the buyer pay in property taxes?

About the purchase price times 0.0089752 in the first full year, on 2026 certified millage, less any homestead exemption: about $28,048 on a $3,125,000 purchase.

Can I sell my Whitehall condo furnished?

Yes. List the furnishings on an inventory and convey them by bill of sale; furnished Gulf-front homes suit seasonal buyers.

Does hurricane damage history lower my Whitehall value?

Ian’s damage at The Whitehall was to ground-level service rooms, which the association rebuilt above flood level with City approval. A documented answer usually reassures buyers more than it worries them.

Is my Whitehall condo in a flood zone buyers can finance?

Yes. Zone AE is financeable; a federally backed loan requires flood coverage, and a new NFIP policy has a 30-day waiting period, so the buyer should order it early.

What are Whitehall condo fees and will they scare buyers?

The fee is not public, so it appears first on the estoppel. What reassures a buyer is context: what the budget covers, how reserves are funded and what the milestone and reserve study found. We present all three together.

How does The Whitehall compare to Via Delfino for resale?

Via Delfino carries a higher county value and higher recorded prices, mostly because its homes are larger; per county square foot the two trade in the same band. See the comparison above.

Can I list my Whitehall condo off market?

Yes. We offer discreet, off-market marketing to our qualified-buyer database when a sale needs to stay quiet, which suits a building of sixteen owners.

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

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

What commission do Naples listing agents charge?

Commission is negotiable and not set by law. We explain our listing terms in person, alongside the marketing plan for your home.

How fast can I close a Whitehall sale for cash?

About a month with documents ready: the estoppel within 10 business days, title work, any board approval the declaration requires, and the buyer’s seven-day document review.

Sources and Authoritative References

Every fact about The Whitehall on this page comes from a state, City, county or federal record, a filing the association made with the City of Naples, FEMA’s flood map, a developer’s own release or reputable local news, or the Collier County roll and sales file dated 29 August 2026. Southwest Florida MLS Matrix, pulled 26 September 2026: 5 closings at The Whitehall in the last 60 months, at a median of $4,200,000.

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

Florida Department of Business and Professional Regulation

1. DBPR, condominium projects extract (Condo_CW), The Whitehall of Naples PR1S019013 and Via Delfino PR1S020326
2. DBPR Bureau of Elevator Safety, elevator extract, certificates 12088 and 12089 at 1255 Gulf Shore Blvd N
3. DBPR, Elevator Safety public records
4. DBPR, condominium and cooperative SIRS reporting and database
5. DBPR, condominium inspections and structural integrity reserve studies

Florida Division of Corporations

6. Sunbiz, entity search for The Whitehall of Naples, Inc., document 724472
7. Sunbiz, corporation search by name (Coquina Sands Association, Inc., document 745253)

Florida Statutes

8. Fla. Stat. §553.899, milestone inspections (2026)
9. Fla. Stat. §718.110, amendment of declarations, rental amendments (2026)
10. Fla. Stat. §718.111, association powers, insurance and official records (2026)
11. Fla. Stat. §718.112, bylaws and structural integrity reserve studies (2026)
12. Fla. Stat. §718.116, assessments and estoppel certificates (2026)
13. Fla. Stat. §718.503, disclosure prior to sale (2026)
14. Fla. Stat. §514.0115, public pool exemptions (2026)
15. Fla. Stat. §627.714, condominium unit owner loss assessment coverage
16. Fla. Stat. §718.117, termination of condominium
17. Fla. Stat. §193.155, homestead assessments and reassessment on change of ownership
18. Fla. Stat. §193.1554, nonhomestead residential assessment limitation
19. Fla. Stat. §196.031, homestead exemption
20. Fla. Stat. §720.301, homeowners association definitions
21. Fla. Stat. §719.103, cooperative definitions
22. Fla. Stat. §553.899, milestone inspections, Florida Senate edition
23. Florida Senate, HB 913 of 2025, condominium and cooperative associations
24. Florida Senate, SB 180 of 2025, emergencies and land-use regulation

City of Naples, Filings on 1255 Gulf Shore Boulevard North

25. City of Naples, Petition 26-N1 application, The Whitehall of Naples, Inc., April 2026
26. City of Naples, Petition 26-N1 boundary survey, Lot 5, Coquina Sands Unit No. 1
27. City of Naples, Petition 26-N1 site plan and structural sheets, rooftop generator support frame
28. City of Naples, Petition 26-N1 generator renderings
29. City of Naples, Planning Advisory Board agenda, 9 September 2026, item 7.E
30. City of Naples, Planning Advisory Board upcoming items
31. City of Naples, 2026 boards and other meeting agendas
32. City of Naples, Design Review Board pre-application form for 1255 Gulf Shore Blvd N, Hurricane Ian rebuild, 2023
33. City of Naples, Design Review Board agenda, 24 January 2024, Petition 24-DRB3
34. City of Naples, Design Review Board minutes, 24 January 2024
35. City of Naples, Ordinance 02-9497, Gulf Shore Boulevard North rezone to R3-18, 2002

City of Naples, Building, Flood and Milestone Programs

36. City of Naples, 2024 milestone buildings list
37. City of Naples, 2029 milestone buildings list
38. City of Naples, milestone inspections
39. City of Naples, milestone inspections by year
40. City of Naples, public portal and electronic permit search
41. City of Naples, flood zone maps
42. City of Naples, 2024 flood insurance rate maps
43. City of Naples, development in the floodplain
44. City of Naples, flood mitigation guidelines and regulations for property owners
45. City of Naples, answers to frequently asked 50 percent rule and FEMA questions
46. City of Naples, Mayor’s Hurricane Ian emergency repair permitting order, 19 October 2022

City of Naples, Parks, Beaches and Neighborhood

47. City of Naples, Lowdermilk Park
48. City of Naples, beach parking information
49. City of Naples, beach parking permits
50. Naples Police Department, Beach Patrol
51. City of Naples, Naples Pier
52. City of Naples, Naples Pier rebuild project
53. City of Naples, public beach accesses and beach end seawall projects
54. City of Naples, Baker Park
55. City of Naples, Fleischmann Park
56. City of Naples, Naples Preserve and the Hedges Family Eco-Center
57. City of Naples, River Park Aquatic Center
58. City of Naples, Naples Landing Park and public boat launch
59. City of Naples, beach outfalls project
60. City of Naples, Coquina Sands neighborhood, Streets and Stormwater
61. City of Naples, conservation easement with Naples Beach Club Holdings, 29 June 2022
62. City of Naples, Plat Book 3, pages 21 and 22, Coquina Sands Unit 1
63. City of Naples, Coquina Sands plat pages, second copy

City of Naples, Finance, Districts and Code Compliance

64. City of Naples, property taxes and millage rate
65. City of Naples, Moorings Bay Special Taxing District
66. City of Naples, dependent special districts
67. City of Naples, short-term rental and code compliance handout
68. City of Naples, Code Compliance frequently asked questions
69. City of Naples, Solid Waste Division
70. City of Naples, 2026 City Council voting record
71. City of Naples, Future Land Use Element

City of Naples GIS

72. City of Naples GIS, address and unit points
73. City of Naples GIS, parcels
74. City of Naples GIS, building footprints
75. City of Naples GIS, zoning
76. City of Naples GIS, future land use
77. City of Naples GIS, planning neighborhoods
78. City of Naples GIS, wind speed, Risk Category II
79. City of Naples GIS, CityView property and zoning service

Naples Code of Ordinances and Comprehensive Plan

80. Naples Code, Chapter 58, Division 15, R3-18 Multifamily District
81. Naples Code, Chapter 16, Article IV, Floodplain Management
82. Naples Code, Chapter 58, Division 13, R3-15 Coquina Sands district
83. Naples Comprehensive Plan
84. Naples 2045 comprehensive plan rewrite
85. Naples Beach Restoration and Water Quality Improvements project

Collier County Government

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

Schools

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

Florida Department of Revenue

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

Florida Office of Insurance Regulation

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

FEMA

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

Florida Department of Environmental Protection

119. FDEP, coastal permitting open data: CCCL, critically eroded beaches, range monuments and permits
120. FDEP, Coastal Construction Control Line layer

NOAA and the National Hurricane Center

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

Federal Data and Routing

127. US Census Bureau Geocoder, 1255 Gulf Shore Blvd N, Naples, FL 34102
128. US Census Bureau, data portal
129. OSRM open routing engine, drive-time method

Naples Area Board of REALTORS

130. NABOR, July 2026 statistics
131. NABOR, market statistics index

Developers, Resort and Associations

132. Four Seasons, Naples Beach Club now open, 17 November 2025
133. Four Seasons, Naples Beach Club property site
134. Four Seasons, The Residences at Naples Beach Club
135. Four Seasons, new Four Seasons in Naples, Florida, 2021
136. PR Newswire, The Athens Group and MSD Partners announce acquisition of the Naples Beach Hotel and Golf Club
137. The Athens Group, Naples Beach Club project
138. Kolter Urban, Olana Naples Residences
139. The Ronto Group, Rosewood Residences Naples
140. Coquina Sands Association
141. Coquina Sands Association, membership
142. Coquina Sands Association, history

News

143. Gulfshore Business, The Ronto Group hits new heights with Rosewood Residences Naples
144. Gulfshore Business, luxury development Harbour House set to begin construction
145. Gulfshore Business, iconic Naples Beach Club sells for $362 million
146. Gulfshore Business, Four Seasons debuts revamped Naples Beach Club resort
147. Gulfshore Business, Naples advances plan for 25% stormwater rate hike in 2026
148. Business Observer, Naples Beach Club nears opening
149. Florida Weekly, Naples Beach Club Four Seasons resort opens
150. WINK News, Naples considers Lowdermilk Park upgrade to replace playground lost in Ian
151. Naples Daily News, Naples Council on repair permits, beaches and generators after Ian

Records and Data Files Cited in Plain Text

152. Declaration of Condominium of The Whitehall, a Condominium, Official Records Book 554, Pages 926 to 980, Collier County Clerk of Courts (cited by book and page; not opened online for this page)
153. Collier County Property Appraiser bulk roll, tax years 2026 preliminary and certified, files dated 29 August and 27 October 2026, the 16 unit parcels at 1255 Gulf Shore Blvd N (folios 21310040001 to 21310640003) and the 24 unit parcels at 1221 Gulf Shore Blvd N
154. Collier County Property Appraiser sales file, every recorded Whitehall sale from December 1973 to 29 April 2026 with the county’s qualified flag and Official Records book and page
155. Recorded Whitehall deeds cited by book and page: OR 6336/1436, OR 6334/707, OR 6577/842, OR 6584/1503, OR 5727/2967, OR 6232/2186, OR 6499/2277, OR 572/246, OR 570/717, OR 3583/1757, OR 5130/2526, OR 4751/3372 and OR 4196/237, on file with the Collier County Clerk of Courts
156. Via Delfino recorded record sale, unit 502, OR 6248/2330, 12 May 2023, on file with the Collier County Clerk of Courts

Downloadable Documents

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

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

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