The Gordon Drive Gulf-front estates are 53 beach parcels inside the City of Naples' Port Royal outline but off its plats: R1-E or R1-15 zoning and $127.95 million in recorded 2026 deeds. Sell or buy with McGreevy and Comisar.
Updated September 2026 · Jesse McGreevy and Marc Comisar, Domain Realty
McGreevy and Comisar are the team Gordon Drive Gulf-front owners call first when they are ready to sell, and the team buyers call when they want the plats, the coastal line and the deed record read to them straight. Jesse McGreevy and Marc Comisar lead Domain Realty Group, the #1 Team in Southwest Florida since 2012, and are Top 1% Real Estate Agents Nationally Since 2008, with over $900 million in personal sales between them.
The Gordon Drive Gulf-front estates are the 53 parcels on the Gulf side of Gordon Drive, from 2370 south to 4550, that sit inside the City of Naples’ outline of Port Royal but are not on a Port Royal plat. They lie at the southern end of Naples, Florida, ZIP 34102, between the road and the Gulf of Mexico. On Florida’s copy of the 2026 preliminary Collier County roll they hold 34 houses, 6 vacant homesites, 3 more home sites the roll classes as miscellaneous residential, and 10 beach slivers, strips and small parcels, one of them a City-owned beach access. They were platted as Beach Estates, Beach Estates No. 2, Gulf View, Gulf View Estates, the Re-Plat of Sunset Beach, White Sands Waterfront and the Gulf lots of the Ocean View Addition, plus four parcels of government-lot land that were never platted.
That history is why a Gordon Drive beach house can be “in Port Royal” and still not live by Port Royal’s rules. These lots are zoned R1-15 or R1-E, not Port Royal’s R1-15A district; they are not under Port Royal’s Form 7 deed covenants; and their owners qualify only for the property owners association’s non-voting Associate class. Whether a given lot is eligible for the Port Royal Club is not published anywhere. In 2026 the Collier County Clerk recorded three Gulf-front deeds on this stretch for a combined $127.95 million, while the Southwest Florida MLS recorded no Gulf-front closing here in the last 12 months.
We built this guide the way we price a listing on Gordon Drive: from the recorded plats and deeds at the Collier County Clerk, the City of Naples code, GIS and Council record, the Florida Department of Environmental Protection’s coastal permit file, FEMA’s 2024 flood map, Florida’s copy of the 2026 Collier roll and every Southwest Florida MLS closing on these lots in ten years.
McGreevy and Comisar are the best realtor for Gordon Drive because the case rests 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 Gordon Drive Gulf-front read built from the recorded deeds, the coastal permits, the zoning and the flood map.
Data updated: September 2026 (Southwest Florida MLS and Collier County Clerk, retrieved 29 Sep 2026)
If you’re searching for the best realtor for Gordon Drive, whether you’re ready to sell your Gordon Drive Gulf-front home or buy your first estate on the beach, 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. Jesse and Marc are Top 1% Real Estate Agents Nationally Since 2008, and as the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate.
Gordon Drive Gulf-front record (public record and MLS): 3 recorded deeds in 2026 · $127.95M in recorded 2026 volume · highest recorded 2026 price: $57.5M (a vacant lot, June 2026) · 13 MLS closings in ten years, median $31,000,000 · 0 MLS closings in the last 12 months.
Collier County Clerk Official Records, deeds on the 53 parcels recorded January 2015 to September 2026, prices computed from documentary stamp tax on the recorded deed; Southwest Florida MLS (Matrix), single-family closings on the 53 parcels September 29, 2016 to September 29, 2026 (n = 13), pulled September 29, 2026.
That record shows why this stretch is hard to price. The MLS saw only part of it: the three 2026 deeds and a $47.5 million vacant-lot deed in April 2023 never appeared as MLS closings. The 13 MLS sales closed at 80.0 to 100.0 percent of their final list price, and median market time was 280 days. A Gordon Drive Gulf-front value turns on things a neighborhood median cannot see: how many feet of Gulf frontage the deed describes, how much of the lot FEMA maps in Zone VE, where the state’s Coastal Construction Control Line crosses it, whether the lot is R1-E or R1-15, whether it carries a recorded coastal covenant or a new seawall permit, and whether the house is worth more than the land. We price every one of those before a Gordon Drive listing goes live.
For luxury Gordon Drive sellers: Premium marketing, cinematic video, drone, professional photography, qualified-buyer database, discretion + off-market capability when needed.
Honors and recognition:
Jesse McGreevy is a top-reviewed Gordon Drive realtor, and the quotes below are five-star client reviews reproduced in each reviewer’s own words. Read the full set on the McGreevy and Comisar Google Business Profile.
★★★★★ “I highly recommend Jesse and his brokerage for any of your real estate needs. They offer ‘white glove’ service from beginning to end.” 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.” Verified Google review
Selling your Gordon Drive home? Get a free Gordon Drive home valuation OR call Jesse direct at (239) 898-6072 (confidential conversations welcome for luxury listings).
Buying a home on Gordon Drive? Call Marc at (239) 287-5873 for a personalized buyer consultation, or read how we represent buyers in Southwest Florida.
Office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134 · Jesse McGreevy: (239) 898-6072 · [email protected] · Marc Comisar: (239) 287-5873
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).
Gordon Drive’s Gulf-front estates are 53 parcels between the road and the Gulf, inside the City’s Port Royal outline but off the Port Royal plats. These facts matter most: what the lots are, what they sold for on the public record, what the zoning and the state coastal line allow, and what FEMA’s map says.
This Gordon Drive guide runs from what the Gulf-front estates are and what they sold for, through the plats, zoning, coastal permits, governance, costs, the club, the beach, flood, storms and insurance, to daily logistics, what is changing, the comparisons buyers ask for, and both FAQ sets. Read in order, or jump to what you need.
Gordon Drive is the City of Naples street that runs south from Olde Naples through Aqualane Shores to Gordon Pass. Its Gulf-front estates in Port Royal are the 53 parcels on the west side from 2370 to 4550, plus the Gulf lots of 32nd and 33rd Avenue South, that sit on older plats rather than Port Royal’s.
Gordon Drive begins in Olde Naples, the City’s original town, runs south through Aqualane Shores and enters the City’s Port Royal neighborhood outline at the 2370 block, according to the City’s neighborhood map. From there to the south end, the west side of the road is Gulf-front land and the east side is mostly Port Royal’s finger islands and canals. The street is named for Roger Gordon, who, as the Naples Daily News archive recounts, first set foot in Naples in the 1870s; Gordon Pass and the Gordon River carry the same name.
The first Gulf-front parcel inside the Port Royal outline is 2370 Gordon Drive, on the 2016 White Sands Waterfront replat, whose legal description takes its north line from the south line of the Resubdivision of Sagamore, per City Resolution 2016-13874. North of that line the City maps the Gulf-front lots as Aqualane Shores. The southernmost parcels in this guide are 4540 and 4550 Gordon Drive on Beach Estates No. 2, where the Gulf-front lots of Port Royal’s own Cutlass Cove section begin to interleave. Between the two ends, the Port Royal Club’s beach parcel at 2900 Gordon Drive is a Gulf View Estates parcel with its own zoning and is not counted here.
The 53 parcels group into eight subdivisions or land classes. The table below counts them from Florida’s copy of the 2026 preliminary Collier roll and places each group’s plat in the recorded plat books, from the Clerk’s records and City resolutions that cite them; zoning is from the City’s zoning layer, checked parcel by parcel.
Plat or land class | Plat book and page | Parcels | Houses | Addresses | Zoning |
|---|---|---|---|---|---|
Beach Estates | Plat Book 1, Page 66 | 26 | 12 | Gordon Drive 3430 to 3960, plus 5 slivers with no address | R1-15 |
Beach Estates No. 2 (Unit 2) | Plat Book 1, Page 69 | 7 | 5 | Gordon Drive 3970 to 4550, plus 1 lot with no address | R1-15; 4540 mapped R1-15A; 4550 split R1-15 and R1-15A |
Gulf View | Plat Book 1, Page 65 | 2 | 2 | Gordon Drive 2700 and 2750 | R1-E |
Gulf View Estates (less the Club parcel at 2900) | Plat Book 1, Page 68 | 5 | 5 | Gordon Drive 2976 to 3150 | R1-15 |
Re-Plat of Sunset Beach | Plat Book 1, Pages 70 and 72 | 3 | 2 | Gordon Drive 2440, 2490 and 2500 | R1-E |
White Sands Waterfront | Plat Book 61, Pages 59 to 60 (2016) | 2 | 1 | Gordon Drive 2370 and 2400 | R1-E |
Unplatted government-lot land | none | 4 | 3 | Gordon Drive 2600, 2658, 2790 and 2800 | R1-E |
Ocean View Addition, Gulf lots | Plat Book 1, Page 3 (first recorded in Lee County) | 4 | 4 | 3400 Gordon Drive; 33 33rd Avenue South; 40 and 45 32nd Avenue South | R1-15; 45 32nd Avenue South split R1-15 and R1-10 |
Total | 53 | 34 |
Sources for the plat references: Beach Estates from City Resolution 11-12969 and a 1990 recorded covenant; Beach Estates No. 2 from the 1951 quitclaim deed; the Sunset Beach replats and White Sands from Resolution 2016-13874 and the Clerk’s recorded plat sheet; the Ocean View Addition, whose full name is Whitledge, Tatum and Meyers Ocean View Addition to Naples, from City Resolution 2759.
Counting the Gordon Drive Gulf-front estates correctly matters, because “53 estates” overstates them. On the 2026 preliminary roll, 34 of the 53 parcels are single-family houses. Six are vacant homesites: 2400, 2490, 2790, 3600 and 3950 Gordon Drive and a Beach Estates No. 2 lot with no site address. Three more are home sites the roll classes as miscellaneous residential, 3800, 3940 and 4550 Gordon Drive; 3800 carries more than 10,000 square feet of living area on the roll, so, depending on the definition, the count of homes on this stretch is 34 to 36.
The other 10 are not home sites. Eight are beach slivers and strips: five parcels with no address and 3464 Gordon Drive that each carry an undivided one-sixth interest in a shared 37.5-foot strip in Beach Estates, plus small strips at 3510 and 3530 Gordon Drive. One is a 25-square-foot parcel at 3520 Gordon Drive. The last is a 20-foot, 3,840-square-foot strip at 3590 Gordon Drive that the roll records as municipally owned and the City lists as an open beach access on its public beach access page. That leaves 43 home sites, of which 42 or 43 meet the 15,000-square-foot size test for Associate membership in the property owners association.
Four nearby places are regularly confused with these estates, and each has a different record:
Gordon Drive’s Gulf-front estates put a private house between a City street and the Gulf of Mexico, on lots that median about an acre. Owners have the beach at the back lawn, Port Royal’s canals across the road, Third Street South a short drive north, and no gate, no mandatory HOA and no shared amenities.
The typical Gordon Drive Gulf-front house on Florida’s copy of the 2026 preliminary roll sits on about 0.99 acre of land, was built in 2001 and carries a 2026 just value of about $29.3 million (just value, not a sale price). The range is wide. Six of the 34 houses were built in 2015 or later, at 2370, 2440, 2500, 2658, 3888 and 4100 Gordon Drive, and a dozen are older than 1990, several of them heavily renovated, with effective years on the roll from 2000 to 2017. The largest parcels are at the north end: the White Sands, Sunset Beach, Gulf View and unplatted lots run from about 1.1 to 4.7 acres on the roll, while the Beach Estates lots south of 3400 are mostly half an acre to three-quarters.
Land is most of the value. Across the 34 houses, land is about 73 percent of the aggregate roll value, and on the median house it is about 81 percent. That is why houses on this stretch are regularly bought and taken down. Examples on the public record: 2500 Gordon Drive sold for $48.8 million in June 2018 and was a “barren construction site” by November, as the Naples Daily News reported; 2440 Gordon Drive sold for $22.5 million in January 2019 and was demolished that March, per the Naples Daily News; and a 1948 house at 2658 Gordon Drive that Gulfshore Life described in 2015 has since been replaced, with a 2017 year built on the roll.
Gordon Drive is a public City of Naples street. There is no gate on the Gulf-front estates; the Port Royal association’s voluntary dues pay for nightly security at the Port Royal entrances, per its membership page. Houses face the road behind walls, hedges and entry gates of their own, and sit back from the Gulf behind a dune or, increasingly, a seawall. Across the road are Port Royal’s finger islands; to the north, the road runs through Aqualane Shores to Olde Naples, where Third Street South’s shops and restaurants begin.
The beach behind these houses is their own upland sand, down to the mean high water line, below which Florida’s Constitution holds the land in trust for the public. Collier County staff described the stretch as “private beach” when explaining to the Coastal Advisory Committee why the post-Ian berm needed owners’ easements, in the committee’s January 2024 packet. The public reaches this beach at the 32nd and 33rd Avenue South beach ends, both reserved for City and County beach-permit holders, and at the City-owned access at 3590 Gordon Drive, per the City’s beach access page. Our Naples beach parking guide covers the permits.
No dock on the Gulf and no boat access from the lot: the Gulf side has no canal, so boaters keep a boat elsewhere. No shared pool, clubhouse or gate, unless an owner’s property is eligible for and joins the Port Royal Club. No short walk to shops: the nearest are in Olde Naples. And no guarantee of quiet: DEP issued new-house coastal permits at 2370, 2400, 2490, 2790 and 4100 Gordon Drive in 2022 and 2023 and 25 armoring actions on these addresses from 2020 to September 2026, per its permit file, so a neighbor’s construction is part of life here.
Gordon Drive’s Gulf front is a small market where a single sale can move tens of millions of dollars on frontage, zoning and flood exposure, and where the MLS misses a large share of the trades. Choosing who represents you is the first pricing decision you make here. If you are choosing an agent for a Gordon Drive purchase or sale, our comparison of the best real estate agents in Naples sets out production, reviews and licence dates on the public record.
Gordon Drive Gulf-front estates recorded three deeds in 2026, for $19.5 million, $50.95 million and $57.5 million, per the Collier County Clerk. The MLS, which sees only part of this stretch, recorded 13 closings in ten years at a median of $31,000,000 and none in the last 12 months.
Data updated: September 2026 (Southwest Florida MLS and Collier County Clerk, retrieved 29 Sep 2026)
In the ten years to September 29, 2026 we tracked 13 Southwest Florida MLS closings on these 53 parcels, and from January 2015 to September 2026 we tracked 21 priced deeds recorded by the Collier County Clerk. The two sets overlap but do not match. Several of the largest Gulf-front trades on this stretch never appeared as MLS closings, so the MLS is a subset here, not the market. This page therefore publishes the Clerk’s recorded prices as the primary record and the MLS closings as a labelled subset.
Every Florida deed pays documentary stamp tax at 70 cents per $100 of consideration under s. 201.02, Florida Statutes, and the Clerk’s Official Records index carries the consideration for each deed. Every price in the Clerk table below is a price computed from documentary stamp tax on the recorded deed: for example, $341,600 of stamps on the June 2018 deed for 2500 Gordon Drive equals $48,800,000. The Florida Department of Revenue then grades each sale with a qualification code, published in its transfer code list: code 01 is a qualified arm’s-length sale, code 37 means the property’s market exposure or the parties’ motivation was atypical, and code 99 means the review was still pending when the roll was drawn.
Recorded | Address | Plat | Price (from doc stamps) | Vacant or improved | Note |
|---|---|---|---|---|---|
January 2015 | 3860 Gordon Drive | Beach Estates | $9,375,000 | Improved | |
March 2015 | 2500 Gordon Drive | Re-Plat of Sunset Beach | $45,600,000 | Improved | Resold 2018 |
April 2016 | 3800 Gordon Drive | Beach Estates | $10,200,000 | Improved | Address matched from the legal description |
April 2017 | 3550 Gordon Drive | Beach Estates | $13,075,000 | Improved | Same price as the MLS closing |
June 2018 | 2500 Gordon Drive | Re-Plat of Sunset Beach | $48,800,000 | Improved, then demolished | Reported as the highest price for a Collier County residence |
January 2019 | 2440 Gordon Drive | Re-Plat of Sunset Beach | $22,500,000 | Improved, then demolished | |
June 2020 | 3850 Gordon Drive | Beach Estates | $15,050,000 | Improved | The MLS records $15,500,000 |
January 2021 | 2700 Gordon Drive | Gulf View | $52,000,000 | Improved | Recorded the same day as 2750 |
January 2021 | 2750 Gordon Drive | Gulf View | $36,000,000 | Improved | |
February 2021 | 3100 Gordon Drive | Gulf View Estates | $39,000,000 | Improved | |
March 2021 | 2400 Gordon Drive | White Sands Waterfront | $22,500,000 | Vacant lot | |
April 2021 | 2370 Gordon Drive | White Sands Waterfront | $28,750,000 | Lot, since built on | |
April 2021 | 4100 Gordon Drive | Beach Estates No. 2 and Cutlass Cove | $18,900,000 | Lot | Address matched from the legal description; the lot straddles the plat line |
July 2021 | 2976 Gordon Drive | Gulf View Estates | $31,000,000 | Improved | |
July 2021 | 3850 Gordon Drive | Beach Estates | $19,500,000 | Improved | Resold 13 months after June 2020 |
November 2022 | 3600 Gordon Drive | Beach Estates | $16,000,000 | Vacant | |
January 2023 | 40 32nd Avenue South | Ocean View Addition | $19,900,000 | Improved | |
April 2023 | 2490 Gordon Drive | Re-Plat of Sunset Beach | $47,500,000 | Vacant | Not an MLS closing |
February 2026 | 3600 Gordon Drive | Beach Estates | $19,500,000 | Vacant | FDOR code 01, qualified; not an MLS closing |
April 2026 | 3430 Gordon Drive | Beach Estates | $50,950,000 | Improved | FDOR code 37, not a qualified market sale; not an MLS closing |
June 2026 | 2790 Gordon Drive | Unplatted | $57,500,000 | Vacant | FDOR code 99, review pending; not an MLS closing |
Source: Collier County Clerk Official Records, deed index and deed images, searched September 29, 2026, with the 2026 qualification codes from Florida’s copy of the 2026 preliminary Collier roll. The 21 deeds total $623.6 million, and the middle deed is $22,500,000. The series mixes vacant lots, teardowns and finished houses, so that median describes the record, not a typical house. The unplatted parcels and the metes-and-bounds lot at 3430 Gordon Drive are indexed by section, township and range rather than plat name, so their deeds before April 2026 are not in this table; the MLS rows below fill part of that gap.
Three rows need a plain reading. The 2026 deed on 3430 Gordon Drive is recorded at $50.95 million, but the Department of Revenue coded it 37, so it is a recorded consideration, not a qualified market comp. The June 2026 deed on 2790 Gordon Drive, a vacant lot, is the highest recorded price on this stretch, and its qualification decision was still pending on the preliminary roll. And the Clerk’s 2020 price for 3850 Gordon Drive, $15,050,000, differs from the MLS’s $15,500,000 for the same sale; we show each source’s figure in its own table.
The 2026 roll shows a $7,200,000 sale in October 2025 on one of the Beach Estates slivers, a 436-square-foot one-sixth interest in a shared beach strip. It is not a Gulf-front price. The recorded deed conveyed an east-side Champney Bay Court home site together with that beach-strip interest, and the Department of Revenue’s code 05 puts the full package price on every parcel in a multi-parcel deed. The same pattern appears in 2022 and 2024. None of these is a comp for a Gulf-front estate.
In 2026 the Collier County Clerk recorded three Gordon Drive Gulf-front deeds for a combined $127.95 million, and the MLS recorded none of them, so the price of a Gordon Drive estate in Port Royal is set on the public record as much as in the MLS. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, and we price every Gordon Drive Gulf-front lot from its deed frontage, its zoning, its coastal permits and its flood map before we price the house on it. Selling? Get a free Gordon Drive 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.
Sold | Address | Final list price | Sold price | Sold over final list price | Living area (sq ft) | Days on market |
|---|---|---|---|---|---|---|
March 2017 | 3550 Gordon Drive | $15,490,000 | $13,075,000 | 84.4% | 4,825 | 503 |
June 2018 | 2500 Gordon Drive | $60,900,000 | $48,800,000 | 80.1% | 10,825 | 588 |
January 2019 | 2440 Gordon Drive | $22,500,000 | $22,500,000 | 100.0% | 6,209 | 783 |
May 2019 | 3430 Gordon Drive | $23,900,000 | $19,750,000 | 82.6% | 7,002 | 242 |
June 2020 | 3850 Gordon Drive | $15,900,000 | $15,500,000 | 97.5% | 6,300 | 213 |
January 2021 | 2750 Gordon Drive | $42,500,000 | $36,000,000 | 84.7% | 18,172 | 1,046 |
January 2021 | 2700 Gordon Drive | $65,000,000 | $52,000,000 | 80.0% | 11,511 | 442 |
February 2021 | 3100 Gordon Drive | $39,900,000 | $39,000,000 | 97.7% | 15,264 | 309 |
July 2021 | 2976 Gordon Drive | $32,000,000 | $31,000,000 | 96.9% | 7,752 | 15 |
July 2021 | 3850 Gordon Drive | $19,500,000 | $19,500,000 | 100.0% | 6,300 | 2 |
September 2021 | 2790 Gordon Drive | $40,000,000 | $40,000,000 | 100.0% | 10,490 | not recorded |
December 2021 | 4540 Gordon Drive | $49,500,000 | $49,500,000 | 100.0% | 8,081 | 251 |
November 2022 | 3600 Gordon Drive | $16,000,000 | $16,000,000 | 100.0% | 2,500 | 0 |
Southwest Florida MLS (Matrix), single-family closings on the 53 parcels, September 29, 2016 to September 29, 2026, pulled September 29, 2026 (n = 13).
In the last 12 months the MLS recorded no Gulf-front closing on this stretch, while the Clerk recorded 3 deeds in 2026: 3600 Gordon Drive at $19.5 million in February, 3430 Gordon Drive at $50.95 million in April and 2790 Gordon Drive at $57.5 million in June, a vacant lot. A report built on MLS data alone would say nothing sold here in a year in which $127.95 million of Gulf-front land and houses changed hands on the public record.
Price per front foot is how Gulf-front land is usually compared, but it can be computed only where the recorded deed states the frontage. The June 2026 deed for 2790 Gordon Drive describes about 170 feet on Gordon Drive and about 170 feet on the mean high water line; $57,500,000 divided by 170 feet is about $338,000 per Gulf front foot. That is one vacant lot, not a market rate. Per acre, using the roll’s land area, the three most recent vacant-lot deeds ran about $34.9 million per acre at 2490 Gordon Drive (April 2023), $29.1 million at 3600 Gordon Drive (February 2026) and $53.7 million at 2790 Gordon Drive (June 2026). Per-acre figures on the Gulf are distorted by how deep a lot’s sand runs, and the 2790 deed’s dimensions imply more area than the roll records, so treat them as ranges, not rules.
The June 2018 sale of 2500 Gordon Drive at $48.8 million was reported by The Real Deal as “the highest price ever paid for a Collier County residence” at the time; within weeks the house was demolished, as Robb Report noted in 2020. The highest recorded price on these 53 parcels since then is the $57.5 million vacant-lot deed at 2790 Gordon Drive in June 2026. The largest Gordon Drive number in the news, the April 2025 $225 million trio, sits in the City’s Aqualane Shores outline, not on this stretch.
Gordon Drive’s Gulf-front estates are older than Port Royal. Most were platted as beach subdivisions in Plat Book 1 before 1939; the City fixed Gordon Drive’s present line in 1950; Port Royal was then platted east of the road; and the Gulf-side lots kept their own plats, zoning and history.
The oldest plat under these estates predates Collier County. The Whitledge, Tatum and Meyers Ocean View Addition to Naples was recorded in Lee County Plat Book 1, Page 3, and is carried as Collier Plat Book 1, Page 3, per City Resolution 2759; since Collier County was created from Lee County in 1923, that plat is older than the county. Its Gulf lots today are 3400 Gordon Drive and three lots on 32nd and 33rd Avenue South.
The rest of the Gulf-side plats sit almost consecutively in Collier’s Plat Book 1: Gulf View at Page 65, Beach Estates at Page 66, the Resubdivision of Sagamore at Page 67, Gulf View Estates at Page 68, Beach Estates No. 2 at Page 69, the Re-Plat of Sunset Beach at Page 70 and the Revised Plat of Sunset Beach at Page 72. Their exact recording dates are not in the Clerk’s online index, but the Sunset Beach replat existed by May 1939, when the earliest recorded deed to Port Royal’s assembler conveyed Sunset Beach lots. A Florida corporation named Beach Estates Incorporated was filed on September 9, 1926 and dissolved in 1936, per its state corporate record; whether it platted Beach Estates is not shown on that record.
Gordon Drive did not always run where it does. On May 26, 1950 the City adopted Ordinance No. 247, “establishing the location of Gordon Drive between the South line of Gulf View Estates Plat and Terminus in Beach Estates No. 2 Plat”, as a 1978 City ordinance amending it recites. On February 5, 1951 Port Royal, Incorporated quitclaimed to the City the Beach Estates No. 2 land for the relocated road, by the deed recorded at Deed Book 18, Page 213, and the club-site deed of March 1951 conveys land that includes “vacated Gordon Drive” (Deed Book 18, Page 435). The result is the road a buyer drives today: a single spine with Port Royal’s plats to the east and the older Gulf-side plats to the west.
The road was trimmed again in 1980. City Resolution 3571, adopted July 16, 1980 and recorded at OR Book 877, Page 1344, vacated “the westerly 30 feet of the Gordon Drive right-of-way, running parallel to Beach Estates, Unit #1, Lots 18-31, being 30 feet in width and 700 feet in length”, keeping a utility easement over its westerly 15 feet. That strip still generates City action: Council corrected the easement at 3820 Gordon Drive in 2011 (Resolution 11-12969), vacated easement portions at 3800 Gordon Drive in 2020, and vacated part of an easement at 3850 Gordon Drive in 2024, per the City’s 2020 and 2024 voting records. A buyer of a Beach Estates lot between Lots 14 and 31 should expect a title search to turn up this history.
Gulf-front construction on these lots has carried state conditions for decades. A Declaration of Covenants recorded in April 1990 for Beach Estates Lots 30, 31 and part of 29, now 3630 Gordon Drive, was required by the Florida Department of Natural Resources as a condition of a permit “to construct a single-family dwelling and related minor structures seaward of the Coastal Construction Control Line”: sand fill to be replaced within 60 days after a storm, dune vegetation “maintained in perpetuity”, and “the shore-parallel coverage and seaward extent of the permitted structures shall not be increased”, per the recorded covenant. Similar covenants may sit on other Gulf lots; each one shows up in the title work.
The newest plat on this stretch is from 2016. City Resolution 2016-13874, Petition 16-SD2, approved the replat of part of Lot 1 of the Revised Plat of Sunset Beach at 2370 Gordon Drive, “approximately 5.3 acres”, into two single-family lots; the City’s staff memorandum found each lot met the R1-E minimums of 150 feet of width and 67,500 square feet, and required any structure made non-conforming by the replat to be demolished before redevelopment. The plat was recorded on October 24, 2016 at Plat Book 61, Pages 59 to 60. The roll now shows a 2025 house at 2370 and a vacant lot at 2400.
The teardown pattern is on the record. 2500 Gordon Drive, a 1994 house, sold in June 2018 and was cleared within months; 2440 Gordon Drive sold in January 2019 and was demolished on March 11, 2019; the 1948 house at 2658 Gordon Drive has been replaced. The roll now shows 2022 and 2023 houses at 2440 and 2500, a 2017 house at 2658 and 2025 houses at 2370 and 4100. City Council also approved partial fills of private ponds behind the dune at 2370 Gordon Drive in 2020 and 2021 and at 2790 and 2800 Gordon Drive in 2023, per its 2021 and 2023 voting records.
Gordon Drive Gulf-front lots are governed by the City’s R1-E or R1-15 zoning, not Port Royal’s R1-15A, plus two coastal permits for any work seaward of the state Coastal Construction Control Line: one from the Florida Department of Environmental Protection and one from the City of Naples, with sea turtle lighting rules on top.
Standard | R1-E (11 lots) | R1-15 (40 lots) | R1-15A (Port Royal plats; 4540 Gordon Drive on the map) |
|---|---|---|---|
City’s description | “the city’s beach estate district. Larger lots and larger homes are required” | a single-family residence district | a single-family residence district defined by the Port Royal plats |
Minimum lot area | 67,500 sq ft | 15,000 sq ft | one platted lot |
Minimum lot width | 150 ft | 100 ft | 100 ft |
Front yard | 50 ft | 40 ft | 40 ft |
Side yard | 15 ft for the first 15 ft of height, then a 12:12 slope | 10 ft for the first 15 ft of height, then a 12:12 slope | 12.5 ft for the first 12.5 ft, then 12:12 |
Rear yard | 35 ft | 30 ft | 30 ft from mean high water or the platted waterfront line |
Maximum height | 35 ft | 30 ft | 30 ft plus 5 ft of architectural embellishment |
Building area | 48% of the first 5,000 sq ft, 35% of the next 5,000, 24% of the next 10,000, 20% of the next 30,000, 15% of the next 50,000, 10% thereafter | same table as R1-E | same to 100,000 sq ft, then 2% |
Guest unit | one guest unit permitted | guest units by conditional use | guest units by conditional use |
Port Royal pier, seawall-ban, roof-pitch and wall rules | do not apply | do not apply | apply |
Sources: City Code R1-E, Secs. 58-81 to 58-90, R1-15, Secs. 58-141 to 58-150 and R1-15A, Secs. 58-111 to 58-124; district by parcel from the City’s zoning layer, queried September 29, 2026. In every district, height is measured from the highest of the flood-code lowest floor, the state’s coastal requirement plus 18 inches, the road crown plus 18 inches, or natural grade.
The R1-E lots are Gulf View (2700, 2750), the Sunset Beach replat (2440, 2490, 2500), White Sands (2370, 2400) and the four unplatted parcels (2600, 2658, 2790, 2800). Everything else is R1-15, with three edge cases on the City’s map: 4540 Gordon Drive falls in R1-15A, 4550 Gordon Drive is split between R1-15 and R1-15A, and 45 32nd Avenue South is split between R1-15 and R1-10. A buyer of one of those three should ask City Planning for a zoning verification letter.
Two examples, computed from the City’s table. On a Beach Estates R1-15 lot of 27,000 square feet, the maximum building area is 2,400 + 1,750 + 2,400 + 1,400 = 7,950 square feet. On an R1-E lot at the 67,500-square-foot minimum it is 2,400 + 1,750 + 2,400 + 6,000 + 2,625 = 15,175 square feet. Because R1-E and R1-15 keep 10 percent beyond 100,000 square feet while R1-15A drops to 2 percent, the multi-acre Gulf View, Sunset Beach, White Sands and unplatted estates can carry much larger footprints than a Port Royal plat lot of the same size. The R1-E 67,500-square-foot minimum also means those lots cannot be split below that size without a variance; the 2016 White Sands replat was approved because both new lots met it.
The Coastal Construction Control Line for Collier County has been in force since June 29, 1989, under Rule 62B-26.022. Seaward of it, s. 161.053, Florida Statutes bars anyone from building “any structure whatsoever”, excavating, altering ground elevations or damaging the dune without a DEP permit. Four rules in that statute shape every Gordon Drive Gulf-front project:
The county’s GIS copy of the line crosses 46 of the 53 parcels, but DEP’s survey of record governs, and DEP’s own permit file places these addresses at monuments R80 to R88. The DEP CCCL program page and its guide to finding permits show how to pull a lot’s permit history.
The City of Naples adds its own layer. City Code Sec. 52-33, in Chapter 52, requires a City coastal construction setback permit for new construction, excavation, fill, repair of shore protection and other work seaward of the line that would alter the beach or dune. The City accepts a copy of the DEP application as its application; for an expansion of a habitable structure or a new non-habitable one, adjacent neighbors are notified as a courtesy and have 14 days to comment; permits expire three years from issuance; and a denied applicant may seek a variance from City Council within one year. Dune plantings seaward of the line must come from the City’s native list, and Gulf groins and other erosion-control structures go to City Council. The City’s construction seaward of the CCCL page sets out the application.
Most Gulf-front owners on this stretch have sought state approval for a seawall or revetment since Hurricane Ian. DEP’s permit file shows 52 coastal permit actions on these addresses from January 2020 to September 24, 2026, and 25 of them are armoring actions: seawalls, revetments, return walls and variances at 2370, 2400, 2440, 2490, 2600, 2658, 2700, 2750, 2790, 2800, 2976, 3150, 3400, 3460, 3600 and 4540 Gordon Drive and 40 32nd Avenue South, and one joint seawall permit for 3630 to 3888 Gordon Drive issued August 14, 2026. The City separately makes a failing seawall or revetment, or its rubble, a public nuisance under Sec. 52-92. For a buyer, the practical question on any lot is what armoring it has, under which permit, and who maintains the shared sections.
City Code Sec. 52-61, in the same chapter, governs lighting within 300 feet of mean high water or visible from the beach. On new construction, floodlights and landscape or accent lighting are prohibited, fixtures must be low-intensity and shielded, and beach-visible windows must have tinted glass with a light transmittance “of 45 percent or less”. Existing homes must turn off or shield beach-visible lights “between 9:00 p.m. and sunrise from May 1 to October 31”. No construction, fill or grading within 100 feet of the nesting zone is allowed during nesting season without a DEP marine turtle protection plan.
Port Royal’s Form 7 deed restrictions and the association’s architectural review under them are written for the Port Royal plats, not these lots, and the R1-15A pier, seawall-ban, roof-pitch, underground-utility and wall rules apply “within the R1-15A district”. Older plats can carry their own recorded restrictions, and the 1950 deed that created Port Royal’s land base passed some Gulf-side lots subject to older Naples Company restrictions, so a title search on any specific lot is the only reliable answer.
Planning to sell a Gordon Drive lot to a builder? What the zoning and the coastal line allow is the value, and we price it: free Gordon Drive valuation or Jesse at (239) 898-6072. Buying to build? Call Marc at (239) 287-5873 or read how we represent buyers building in Naples.
Gordon Drive’s Gulf-front estates have no homeowners association. The City of Naples zones, permits and polices them; the state regulates everything seaward of the coastal line; the Port Royal Property Owners Association offers a voluntary, non-voting Associate class; and a voluntary civic group, the South Gordon Drive Neighborhood Association, Inc., is registered with the state.
The City of Naples sets the zoning, issues building and coastal setback permits, maintains Gordon Drive and provides police, fire, water, sewer and trash service. The Florida Department of Environmental Protection permits all construction seaward of the Coastal Construction Control Line. FEMA’s flood map and the City’s floodplain code, which adopts FEMA’s February 8, 2024 flood study, set the floor heights.
The Port Royal Property Owners Association is voluntary for everyone. Its Bylaws, Article III, Section 3, open an Associate class to “persons owning a non-Port Royal residential home site with a minimum area of 15,000 square feet located west of Gordon Drive beginning with 2100 Gordon Drive and south to Gordon Pass”, and state that “Associate members shall not be entitled to vote as members, but may serve as voting members of committees and the Board of Directors.” Associate dues are $735 a year in 2026, against $835 for a Port Royal plat property, per the association’s membership page. Membership is limited to one per home site and gives no transferable interest in the association’s assets. On the 2026 roll, 11 of the 53 parcels are under 15,000 square feet, mostly slivers and strips, so the class is open to the owners of 42 or 43 of the 43 home sites.
A separate civic group exists. South Gordon Drive Neighborhood Association, Inc., document number N14000002394, is a Florida not-for-profit corporation filed March 11, 2014 and listed as active, with annual reports filed every year from 2015 to 2026, per its state corporate record. Its articles say membership “is voluntary” and its purpose is “to enhance the civic welfare of the residents of the City of Naples and ‘South Gordon Drive Neighborhood’” as its bylaws define it. Those bylaws are not on the state’s site, so which addresses it covers is not published.
No community development district covers these lots, and no mandatory association fee attaches to them. Port Royal’s 2011 canal dredging assessment was levied on lots along the dredged canals, not on the Gulf side. The obligations that do run with a lot are the ones on its title: recorded easements such as the Beach Estates utility strip, recorded coastal covenants such as the 1990 example at 3630 Gordon Drive, and any temporary beach easements an owner has granted to the County.
Owning a Gordon Drive Gulf-front estate means 9.0076 mills of property tax, a computed median 2026 bill of about $215,000 on the 34 houses, City utilities and insurance quoted house by house. Association dues of $735 are voluntary, and Port Royal Club dues for these lots are not published.
Data updated: September 2026 (Southwest Florida MLS and Collier County Clerk, retrieved 29 Sep 2026)
Layer | Amount | Mandatory? | Source |
|---|---|---|---|
Property tax | 9.0076 mills: School Board 4.1470, Collier County 3.2449, City of Naples 1.2900, water management and mosquito control 0.3257 combined | Yes | Florida DOR copy of the 2026 preliminary roll; City rate raised from 1.23 to 1.29 on September 16, 2026, per Gulfshore Business |
Computed 2026 tax on the 34 houses | Median about $215,000; homestead about $208,000 (18 houses); non-homestead about $233,000 (16 houses) | Yes | Computed from the roll’s taxable values; not a tax bill |
Stormwater, solid waste, water, sewer | $49.56 stormwater and $77.08 solid waste per billing cycle; water base $21.48 and sewer base $53.76 plus use | Yes | |
Port Royal Property Owners Association | $735 a year, Associate class | Voluntary | |
Port Royal Club | Not published for these lots | Optional, if eligible | |
Coastal permits when you build | DEP and City permit fees, per project | Yes, when you build | |
Flood and wind insurance | Quoted house by house | Lender-driven | See the insurance section |
Community development district | None | n/a | County CDD layer |
The Port Royal Club does not publish its joining payment or annual dues, and whether any Gordon Drive Gulf-front lot is eligible for membership is not published either, so no club cost can be stated for these lots.
Every one of the 53 parcels is in the same City taxing area. The computed median of about $215,000 on the 34 houses is more than twice the Port Royal plat median in our Port Royal guide, because the Gulf-front land values are higher. The six vacant homesites carry computed 2026 bills from about $49,000 to $263,000. These are preliminary figures; the November 2026 tax bill is the final record.
Florida’s Save Our Homes cap limits annual increases in the assessed value of a homesteaded house, under s. 193.155, Florida Statutes, and a change of ownership resets the assessment to just value on the following January 1. On a Gordon Drive house held for many years, the difference is large: one long-held homesteaded Beach Estates house carries a computed 2026 bill of about $36,000 on a roll just value of about $21.8 million. A buyer should model tax on the purchase price, not on the seller’s bill.
Gordon Drive Gulf-front owners cannot learn their club eligibility from any published document. The Port Royal Club is open to owners of “all eligible Port Royal properties”, does not publish which properties are eligible, and publishes no rules for an associate category; the club’s membership office is the only source of an answer.
The club’s membership page says: “The Port Royal Club welcomes and encourages owners of all eligible Port Royal properties to join the Club.” Its home page says membership “is affiliated with the ownership of property in the Port Royal neighborhood.” Within 90 days of buying an eligible property, a new owner may join, hold the property’s eligibility for up to five years with a deposit of 25 percent of the joining payment and 25 percent of dues each year, or let it lapse, with a 75 percent reinstatement fee later.
The club publishes no eligibility list, no joining payment, no dues and no rules for associate members. Its 2023 rebuild plan budgets “Associate Conversion Income” of $2 million, so a non-resident or associate category exists, as our Port Royal guide explains; whether an owner in the property owners association’s Associate class, such as a Gordon Drive Gulf-front owner, is eligible for resident membership is not in any published club document. Club eligibility caps, waiting lists and per-lot claims circulate online, but none comes from the club or a dated news report, so we do not repeat them.
Ask the club. The practical route for a buyer is a written request, through the listing agent and the seller, for the club’s statement on the specific property’s eligibility and status, received before the inspection period ends. The seller can ask the club directly as the owner. The club sits between these lots at 2900 Gordon Drive, and its City approvals from 2024 to 2026, including a seawall tie-in to its southern neighbor under Resolution 2026-15841, are in the City’s 2026 voting record.
Gordon Drive’s Gulf-front beach is on the state’s critically eroded list, sits south of the County’s regular Naples Beach nourishment reach, and received post-Ian emergency berm sand only after owners granted easements. The public reaches it at the 32nd and 33rd Avenue South beach ends and a City access at 3590 Gordon Drive.
The Florida Department of Environmental Protection lists Collier County monuments R57.8 to R89, 5.6 miles, as critically eroded in its August 2025 list. DEP’s own coastal permit records place the Gordon Drive Gulf-front estates at monuments R80 (2370 to 2500 Gordon Drive) to R88 (4540 and 4550). The County’s major Naples Beach nourishments, in 1996 and 2006, placed sand from about R58 to R78 and R79, per DEP’s Strategic Beach Management Plan for the Southwest Gulf Coast (May 2023); the one entry in that plan that reaches the whole length of this stretch is a 2000 upland placement of 20,836 cubic yards from R59 to R89.
The next County project, the 2025 Naples Beach Renourishment Project, was scoped from monuments “R-58A to R79”, per the Collier Coastal Advisory Committee’s March 2025 agenda, and the County has scheduled Naples Beach renourishment for November 2026, per its April 2026 announcement. Nothing in the records we reviewed places that project south of R79, so the Gordon Drive Gulf front should be treated as outside it. In May 2026 the County also announced that the Army Corps had terminated its Collier County coastal storm risk study for lack of federal funding, per the County’s release, so no federal dune project is on any published schedule here.
After Hurricane Ian, the City’s emergency beach berm project reached 33rd Avenue South by May 31, 2023. County staff told the Coastal Advisory Committee in January 2024 that crews “wanted to continue down and go to Port Royal, but we were into June and the turtles were going crazy”, and “didn’t have all the easements necessary to do the work because it’s private beach”, per the committee’s packet. In March 2025 the County awarded a $1.18 million sand transport contract once “the easements [were] in place to complete emergency berm work on some beach areas in Port Royal”, as the Naples Daily News reported. The completion date and limits of that segment were not in the records we reviewed.
Three public access points serve this beach, per the City’s public beach access page: the 32nd Avenue South beach end, listed open with a “Seawall Project Pending”; the 33rd Avenue South beach end, listed open with “Construction Complete”; and 3590 Gordon Drive, listed open. The two avenue ends are among the City’s beach ends “reserved for City of Naples and Collier County beach parking permit holders only”, per its beach parking page, and 33rd Avenue South has a freshwater shower. 3590 Gordon Drive is the 20-foot City-owned strip among the 53 parcels.
Under Florida’s Constitution, land below the mean high water line is held in trust for the people, so “private beach” on Gordon Drive describes the upland sand, not the wet sand. Whether any public right extends onto a specific lot’s dry sand depends on that lot’s recorded easements, including any temporary beach easement granted to the County for the berm, and on Florida law; no blanket statement covers all 53.
Gordon Drive’s Gulf-front estates are in FEMA’s coastal high hazard Zone VE on the beach and dune of every home site: 52 of the 53 parcels have part of their land in VE on the 2024 map. At each parcel’s point, 24 are VE 11 to VE 13, 19 are AE 8 to AE 10, 2 AO and 8 X.
Zone at the parcel’s representative point (base flood elevation, ft NAVD88) | All 53 parcels |
|---|---|
VE 13 | 13 |
VE 12 | 3 |
VE 11 | 8 |
AE 10 | 7 |
AE 9 | 7 |
AE 8 | 5 |
AO (1 ft depth) | 2 |
X | 8 |
Source: FEMA National Flood Hazard Layer, 2024 FIRM panel 12021C0581J, effective February 8, 2024, queried at each parcel’s point. A point is not the whole lot: a house can sit in AE or X while its beach is in VE.
We intersected each parcel’s outline with FEMA’s zone polygons. The VE share of the lot is highest in the middle of the stretch and lower at the two ends, where the lots are deeper and VE covers only the beach and dune:
Block | Share of lot area in Zone VE | VE elevations present |
|---|---|---|
2370 to 2400 Gordon Drive | about 25% | VE 12 |
2440 to 2600 Gordon Drive | 18 to 31% | VE 12, VE 13 |
2658 to 2800 Gordon Drive | 24 to 33% | VE 12, VE 13 |
2976 to 3150 Gordon Drive | 41 to 48% | VE 12, VE 13 |
33 33rd, 40 and 45 32nd Avenue South | 61 to 89% | VE 12, VE 13 |
3400 Gordon Drive | 44% | VE 13 |
3430 to 3600 Gordon Drive | 61 to 77% | VE 11, VE 13 |
3630 to 3900 Gordon Drive | 66 to 85% | VE 11, VE 12, VE 13 |
3940 to 4100 Gordon Drive | 27 to 35% | VE 12, VE 13 |
4540 and 4550 Gordon Drive | 37 to 41% | VE 12, VE 13 |
FEMA also maps a Primary Frontal Dune across 28 of the 53 parcels, which is part of the coastal high hazard area, and the City’s flood mitigation guidance says dry floodproofing is not permitted in V and Coastal A zones.
FEMA’s coastal study puts the 1-percent annual chance stillwater elevation along this shoreline at about 8.4 to 8.6 feet NAVD88, with significant wave heights of 9.5 to 10.7 feet and wave runup to about 12 to 13.4 feet where computed; the VE 11 to VE 13 elevations are that stillwater plus wave effects. Between the 2012 and 2024 maps, the VE line moved seaward on the south blocks from 3940 to 4550 and at the north end, while 3430 Gordon Drive moved into VE.
The City of Naples is NFIP community 125130 and a Community Rating System Class 5 community, which the City describes as “up to a 25% Discount” on its flood insurance page. The City’s design flood elevation is the base flood elevation plus one foot. Substantial improvement and substantial damage are measured per project at 50 percent of market value, and a 2025 state law, SB 180, bars cumulative look-back rules.
Selling a Gordon Drive Gulf-front estate? We price the flood zone, the coastal line and the elevation into every valuation: get a free Gordon Drive 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.
Gordon Drive’s Gulf-front estates have taken surge from Irma, Ian, Helene and Milton. The only surveyed high-water mark on this stretch is Irma’s, at the Gordon Drive turnaround; Ian in 2022 brought 6 to 9 feet of inundation in Naples, sand across Gordon Drive and the loss of the Port Royal Club’s clubhouse.
A U.S. Geological Survey crew marked Irma’s mud line at “End of Gordan Drive @ Gordan’s Pass” (the survey’s spelling), at 4.334 feet NAVD88 and 0.5 foot above the ground, graded “Excellent”, per high-water mark 24162. That is about six inches of water at the south end of the road.
The National Hurricane Center’s report on Ian says “Maximum inundation of 6 to 9 ft AGL occurred in Naples”, and the Naples Pier tide gauge measured 6.18 feet above mean higher high water before it was destroyed. Three days after the storm, parts of Gordon Drive “were still blocked” with “piles of sand dropped by Ian still in the road”, and a police lieutenant told the Naples Daily News that water and sand “likely did a lot of damage” to the Gulf-front houses. The Port Royal Club’s clubhouse at 2900 Gordon Drive was lost and is being rebuilt. No public record measures water inside individual Gordon Drive houses.
Federal flood claims give a wider picture. The Census block group that contains all 53 parcels, and is mostly Port Royal, recorded 301 NFIP claims totaling $25.9 million from Ian, per OpenFEMA’s claims data. Those are block-group figures, not Gordon Drive Gulf-front claims.
The Hurricane Center’s reports put Helene’s maximum inundation “From south of Bonita Beach to Naples” at 2 to 4 feet above ground (Helene report) and Milton’s at 3 to 5 feet “from Bonita Beach through Marco Island” (Milton report); the Naples Bay gauge read 5.08 feet above mean higher high water in Milton. The same block group recorded 29 Milton claims totaling $2.3 million and 2 Helene claims totaling $0.4 million.
Gordon Drive Gulf-front homes are largely insured in the private market. Citizens is closed to most of them twice over, by its $700,000 replacement-cost cap in Collier County and by its rule against newer houses seaward of the coastal line, and federal flood insurance stops at $250,000 of building coverage.
s. 627.351, Florida Statutes makes “a structure that has a dwelling replacement cost of $700,000 or more” ineligible for Citizens coverage, with a higher limit only in counties the state finds lack reasonable competition, which news reports name as Miami-Dade and Monroe, as CBS News Miami reported. Separately, any major structure newly built, or rebuilt or expanded by more than 25 percent of its finished area, under a permit applied for after July 1, 2015, “is not eligible for coverage by the corporation if the structure is seaward of the coastal construction control line”. Every new house permitted on this stretch since then is in that class, whatever its value.
The National Flood Insurance Program limits residential building coverage to $250,000 and contents to $100,000, per FEMA. Under Risk Rating 2.0, most renewals rise at most 18 percent a year, and a seller’s policy can be assigned to a buyer. For a Gulf-front house with a multi-million-dollar replacement cost, an NFIP policy covers only the first layer; excess or private flood coverage is the real decision. Florida’s Office of Insurance Regulation explains that admitted insurers may write primary or excess flood coverage outside the NFIP under s. 627.715, on its flood insurance page.
Wind design speed in the City is 170 mph for ordinary houses. Beyond that, the house’s age and construction, its lowest floor against the VE or AE base flood elevation, its shutters and roof, the armoring in front of it, and its claim history set the price. No public record publishes a typical premium for a Gordon Drive Gulf-front home, so we do not print one; the elevation certificate and a quote on the specific house are the only reliable numbers. Florida’s grant program, My Safe Florida Home, requires an insured value of $700,000 or less, so almost none of these houses qualify.
Gordon Drive’s Gulf-front addresses are zoned for Lake Park Elementary, Gulfview Middle and Naples High School, all graded A by the state in 2026. The nearest hospital, NCH Baker, is about 11 minutes north on Gordon Drive without traffic, and downtown’s Fifth Avenue South about 9 minutes.
In our Port Royal guide we ran 65 addresses covering every street inside the City’s Port Royal outline, Gordon Drive included, through the district’s school-zone lookup for 2026-27, and every one returned Lake Park Elementary (1295 14th Avenue North), Gulfview Middle (255 6th Street South) and Naples High School (1100 Golden Eagle Circle). All three were graded A in the Florida Department of Education’s 2026 school grades. Saint Ann Catholic School downtown is the closest private school; our guide to Naples private schools covers the rest.
NCH Baker Hospital, 350 7th Street North, is about 3.6 miles and 11 minutes from the centre of Port Royal without traffic, and is one of two state-listed comprehensive stroke centers in Collier County; the county has no state trauma center, and the nearest is Gulf Coast Medical Center in Fort Myers. City of Naples Fire-Rescue and the Naples Police Department serve every Gordon Drive address.
Every trip from the Gordon Drive Gulf-front estates starts north on Gordon Drive. From the centre of Port Royal, measured for our Port Royal guide on OpenStreetMap routing without traffic, the Naples Pier is about 6 minutes, Fifth Avenue South 9, NCH Baker Hospital 11, Naples Airport 16, Waterside Shops 19, Interstate 75 at Golden Gate Parkway 19 and Southwest Florida International Airport 57. The northern Gulf-front lots at 2370 to 2800 are closer to downtown than that centre point, and the southern lots are at about the same distance; in-season traffic is longer.
Gordon Drive’s Gulf front is changing lot by lot: new houses at 2370 and 4100, a joint seawall permit for 3630 to 3888 issued in August 2026, new armoring at 2600 and 2800, the Port Royal Club’s rebuild at 2900, a higher City tax rate, and a November 2026 beach project that stops north of this stretch.
DEP issued armoring permits in 2026 at 2600 Gordon Drive (March), 2800 Gordon Drive (May) and jointly for 3630 to 3888 Gordon Drive (August 14), and modifications for 2700 and 2750 Gordon Drive (January), per its permit file. A continuous wall across eight Beach Estates lots changes how that stretch of beach and dune will behave, and a buyer on or beside those lots should read the permit. The vacant lots at 2400, 2490, 2790 and 3600 Gordon Drive are the next likely building sites; 2490 and 2790 already hold DEP single-family permits.
The Port Royal Club is rebuilding its clubhouse at 2900 Gordon Drive under City approvals from 2024 to 2026, including added outdoor dining and live entertainment approved on September 2, 2026 and a revised seawall that “connects with the neighbor’s seawall to the south”, per the City’s 2026 voting record. Rapid flashing beacons on Gordon Drive at the club were a 2024 condition of its construction trailers, per the 2024 voting record. For the Gulf-front neighbors at 2750 to 3150 Gordon Drive, the reopening means more valet traffic, dining and events next door; the club has not published an opening date.
The County’s November 2026 Naples Beach renourishment is scoped north of R79, and the Gordon Drive Gulf front is at R80 to R88, as the beach section explains. The 32nd Avenue South beach end has a seawall project pending on the City’s list. Gordon Pass, at the south end, is under a federal maintenance-dredging contract awarded in September 2025, per the Army Corps.
Gordon Drive buyers usually weigh three choices: a Gulf-front estate on the older plats in this guide, a home on Port Royal’s own plats with canal water and club eligibility, or a Gulf-front estate farther north in Aqualane Shores. The records separate them on zoning, association, club, flood and price.
Data updated: September 2026 (Southwest Florida MLS and Collier County Clerk, retrieved 29 Sep 2026)
Yardstick | Gordon Drive Gulf-front (this guide) | Port Royal plats | Aqualane Shores Gulf-front |
|---|---|---|---|
Where | West side of Gordon Drive, 2370 to 4550, plus 32nd and 33rd Avenue South Gulf lots | Finger islands and canals east of Gordon Drive, plus 9 Cutlass Cove Gulf lots | West side of Gordon Drive north of 2370, in the City’s Aqualane Shores outline |
Water | Gulf beach; no dock | Canal, bay or pass; docks under Port Royal’s pier rules | Gulf beach; no dock |
Zoning | R1-15 or R1-E; three edge lots mapped partly R1-15A or R1-10 | R1-15A | Confirm lot by lot on the City’s zoning map |
Deed covenants | Not under Port Royal’s Form 7 | Form 7 covenants, association review | Not under Port Royal’s Form 7 |
Association | Voluntary Port Royal Associate class, $735, non-voting | Voluntary Port Royal membership, $835, voting | Port Royal Associate class from 2100 Gordon Drive south, under the association’s Bylaws; the voluntary Aqualane Shores Association |
Port Royal Club | Eligibility not published; ask the club | Open to eligible Port Royal properties | Eligibility not published; ask the club |
Flood | VE on the beach and dune of every home site | About three in four parcels in a special flood hazard area, mostly AE 8 | VE on the Gulf-front lots |
Coastal permits | DEP and City, seaward of the CCCL | Only on the Cutlass Cove Gulf lots | DEP and City, seaward of the CCCL |
Recent record | 3 recorded deeds in 2026, $19.5 million to $57.5 million; 0 MLS closings in 12 months | 30 MLS closings in 12 months to September 24, 2026, median $17,687,500 | April 2025: 2170, 2200 and 2340 Gordon Drive, $225 million combined |
Sources: this guide’s sections above; the Port Royal plat figures from our Port Royal guide; Aqualane Shores from our Aqualane Shores guide and the Southwest Florida MLS; the Associate geography from the association’s Bylaws.
Buyers who want water without the Gulf’s coastal rules also compare Royal Harbor across Naples Bay, and those who want Gulf access farther north look at Coquina Sands.
Buyers who want a Naples Gulf beach address without an estate lot usually compare the Gulf-front condominiums of Coquina Sands, north along Gulf Shore Boulevard, such as the Surfside Club, 64 two-story condos directly on the Gulf beach, and The Laurentians, 32 Gulf-front condos on 300 feet of beach.
Weighing a sale on Gordon Drive against the Port Royal plats or Aqualane Shores? Request a free valuation of your Gordon Drive home or call Jesse at (239) 898-6072. Comparing the three as a buyer? Call Marc at (239) 287-5873, or see how we represent Naples buyers.
Gordon Drive’s Gulf front offers what almost nowhere else in Naples does: private Gulf beach, lots near an acre and a City address a few minutes from downtown. Against that stand VE flood rules, two layers of coastal permits, private insurance, an eroding beach and a thin MLS record.
If you’re searching for the best Gordon Drive listing agent, or thinking, ‘I need to sell my house on Gordon Drive…’, you are selling into a market where the Clerk recorded $127.95 million of Gulf-front deeds in 2026 while the MLS recorded no Gulf-front closing in 12 months.
Data updated: September 2026 (Southwest Florida MLS and Collier County Clerk, retrieved 29 Sep 2026)
If you are thinking, “I need someone to sell my house in Naples, Florida,” McGreevy and Comisar helps homeowners price, market, negotiate, and sell with a local strategy built for Naples, Collier County, Bonita Springs, Estero, Fort Myers and Lee County. Whether you are selling on Gordon Drive’s Gulf front, in Port Royal, Aqualane Shores, Olde Naples, Royal Harbor or Coquina Sands, our team provides local market guidance, professional listing exposure, and a clear plan to help you sell confidently.
Selling a Gordon Drive Gulf-front estate means selling a stretch of beach, a coastal permit history and a zoning district as much as a house. On Collier County’s 2026 preliminary roll, as filed with the Florida Department of Revenue (just value, not a sale price), land is about 73 percent of the aggregate value of the 34 Gulf-front houses, and several of the largest recent trades were vacant lots or teardowns. A buyer’s lender, insurer and attorney will ask for the survey showing the Coastal Construction Control Line, the DEP and City coastal permits, the elevation certificate, the armoring permits and the club’s statement on the property, and a listing that has them ready from the first day answers the questions that otherwise stall a sale. As the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate, and that is the discipline a Gordon Drive listing needs: a price built from the recorded deeds as well as the MLS, a document file that answers the underwriter first, and marketing that shows the beach, the frontage and the permits.
Honors and recognition:
In the ten years to September 29, 2026 we tracked 13 MLS closings on Gordon Drive’s Gulf-front estates, and from 2015 to 2026 we tracked 21 priced deeds at the Collier County Clerk. Gordon Drive Gulf-front record: 3 recorded deeds in 2026 · $127.95M in recorded 2026 volume · highest recorded 2026 price: $57.5M (vacant, June 2026) · 13 MLS closings in ten years, median $31,000,000 · 0 MLS closings in the last 12 months.
Collier County Clerk Official Records, prices computed from documentary stamp tax on the recorded deed; Southwest Florida MLS (Matrix), single-family closings on the 53 parcels September 29, 2016 to September 29, 2026 (n = 13), pulled September 29, 2026.
We price a Gordon Drive Gulf-front estate from the record, in this order:
Start with a free Gordon Drive home valuation. It takes about a minute, and Jesse follows up with the sales that actually fit your Gulf-front home: the recorded deeds and MLS closings on the same stretch of beach, with similar frontage, zoning and flood exposure, not a neighborhood median built from canal homes. Prefer to talk first? Call Jesse direct at (239) 898-6072.
(239) 898-6072, text or call. Confidential conversations welcome.
The median Gordon Drive Gulf-front MLS sale took 280 days on market over the ten years to September 29, 2026, based on the 12 of 13 MLS closings with market time recorded, per the Southwest Florida MLS; the range ran from 0 to 1,046 days. Several recent trades never went through the MLS at all, so a realistic plan allows for a long marketing period and for a buyer who arrives privately.
Sometimes. Of the 13 Gordon Drive Gulf-front MLS closings in ten years, 5 closed at their final list price and none above it, and the median closed at 97.5 percent of final list price, per the Southwest Florida MLS. The four lowest ratios, 80.0 to 84.4 percent, were on long-listed homes, which is why an accurate first price matters more here than a high one.
That depends on what the house adds to the land. On the 2026 roll, land is about 81 percent of the median Gulf-front house’s value, and the highest recorded price on this stretch in 2026 was for a vacant lot. For a newer house built to the current flood and coastal rules, pricing as a finished estate makes sense; for an older house, we show buyers both the house and the lot value, with the zoning and permits a rebuild would need.
Yes, with a plan. The public record shows that several of the largest Gordon Drive Gulf-front trades since 2023 never appeared as MLS closings. For sellers who want privacy, we offer discretion and off-market capability, marketing quietly to qualified buyers; for sellers who want the widest exposure, we use cinematic video, drone, professional photography and our qualified-buyer database. Confidential conversations are welcome at (239) 898-6072.
Florida’s coastal disclosure statute, s. 161.57, Florida Statutes, requires a seller of property that lies partially or totally seaward of the Coastal Construction Control Line to disclose that fact and, unless the buyer waives it in writing, to provide an affidavit or survey showing where the line crosses the property; nearly every Gordon Drive Gulf-front home site is crossed by the line. Your attorney confirms the form and timing; we have the DEP line, the survey and the permit history ready before the listing goes live.
The Port Royal Club does not publish whether Gordon Drive Gulf-front lots are eligible, so the answer depends on what the club says about your property. If the club treats it as eligible, your buyer faces the club’s 90-day choice after closing, per its membership page. We ask the club for a written statement on the property before listing, so buyers are not left guessing.
Selling on the Gulf side of Gordon Drive? Get your free Gordon Drive valuation or call Jesse direct at (239) 898-6072. Buying here instead? Call Marc at (239) 287-5873, or read how we represent buyers on the Naples Gulf front.
Jesse McGreevy and Marc Comisar are the McGreevy and Comisar team behind this guide to Gordon Drive’s Gulf-front estates, and they lead Domain Realty Group from an office on US 41 in Bonita Springs. Jesse leads the listing side, and Marc works with buyers across Collier and Lee counties, including south Naples’ Gulf-front streets.
Jesse McGreevy is a top-reviewed Gordon Drive realtor on Google. Read more about McGreevy and Comisar.
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about our team at DomainRealtyGroup.com.
How we read a Gordon Drive Gulf-front listing, from the record. Before we price or show a Gordon Drive Gulf-front home, we identify its plat and the zoning district the City maps it in; pull the recorded deeds and covenants, the DEP permit file and the City’s coastal and Council records for the address; read FEMA’s 2024 map against the elevation certificate; and ask the Port Royal Club for its statement on the property. Then we price from the recorded deeds and MLS closings that match, never from a neighborhood median or the county roll.
Jesse McGreevy and Marc Comisar are top-reviewed on Google, and the quote below is a five-star client review reproduced in the reviewer’s own words. We publish no aggregate score and no star-rating widget; the full set is on the McGreevy and Comisar Google Business Profile.
★★★★★ “Working with Jesse was easy, I was kept up to date on all feedback from showings and the many open houses. Highly recommend!” Verified Google review
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).
Selling a home on Gordon Drive? Get a free Gordon Drive home valuation, or call Jesse direct at (239) 898-6072.
Buying on Gordon Drive? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.
Gordon Drive buyers ask the same questions: where the Gulf-front estates are, whether they are Port Royal, what they sell for, what the zoning, the coastal line and FEMA’s map allow, whether the club is open to them, and what the beach and insurance are really like. Answers come from the public record.
Data updated: September 2026 (Southwest Florida MLS and Collier County Clerk, retrieved 29 Sep 2026)
McGreevy and Comisar lead Domain Realty Group, the #1 Team in Southwest Florida since 2012, and are Top 1% Real Estate Agents Nationally Since 2008, with over $900 million in personal sales. For a Gordon Drive Gulf-front buyer we start with what the record proves: the plat and zoning district, where DEP’s coastal line crosses the lot and what DEP and City permits exist, how much of the lot is in FEMA’s Zone VE, what the Port Royal Club says about the property, and what the recorded deeds show, since the MLS recorded no Gulf-front closing on this stretch in the last 12 months. Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Gordon Drive is known for the Gulf-front estates on its west side, some of the most expensive residential land in Florida. On the stretch inside the City’s Port Royal outline, the Collier County Clerk recorded a $57.5 million vacant-lot deed in June 2026, and in June 2018 a $48.8 million sale at 2500 Gordon Drive was reported as the highest price for a Collier County residence at the time. Farther north, in Aqualane Shores, three adjoining Gordon Drive estates sold for $225 million combined in April 2025, per the Southwest Florida MLS.
Gordon Drive runs south from Olde Naples through Aqualane Shores and Port Royal to Gordon Pass, at the southern tip of the Naples peninsula, entirely inside the City of Naples in ZIP 34102. The Gulf-front estates in this guide are on its west side from 2370 south to 4550, plus the Gulf lots of 32nd and 33rd Avenue South, per the City’s neighborhood map.
Partly. The Gulf-front estates from 2370 to 4550 Gordon Drive are inside the City of Naples’ Port Royal neighborhood outline, but 53 of those Gulf-side parcels are on older plats such as Beach Estates and Gulf View Estates, not on a Port Royal plat; only nine Cutlass Cove Gulf lots are. North of 2370, Gordon Drive runs through Aqualane Shores and Olde Naples. Our Port Royal guide covers the Port Royal plats.
On Florida’s copy of the 2026 preliminary Collier roll, the Gulf side of Gordon Drive inside the Port Royal outline, off the Port Royal plats, holds 53 parcels: 34 houses, 6 vacant homesites, 3 more home sites classed as miscellaneous residential, and 10 slivers, strips and small parcels, including a City beach access. That is 43 home sites. Nine more Gulf lots between about 3990 and 4500 Gordon Drive are on Port Royal’s Cutlass Cove section.
No. “Gordon Drive Estates” is the name of a small gated subdivision near 2010 to 2070 Gordon Drive, at the Aqualane Shores and Olde Naples end of the road, with its own not-for-profit association on the state’s corporate register. The Gulf-front estates in this guide are the 53 parcels from 2370 to 4550 Gordon Drive inside the Port Royal outline, and none of them is in that subdivision.
On the public record, Gordon Drive Gulf-front prices have run from about $9.4 million in 2015 to $57.5 million in 2026. The Clerk recorded three deeds in 2026, at $19.5 million, $50.95 million and $57.5 million, each price computed from documentary stamp tax on the recorded deed. The Southwest Florida MLS recorded 13 closings in the ten years to September 29, 2026, from $13,075,000 to $52,000,000, at a median of $31,000,000, and none in the last 12 months.
The Collier County Clerk recorded three deeds on the Gordon Drive Gulf-front estates in 2026: 3600 Gordon Drive, a vacant lot, at $19.5 million in February; 3430 Gordon Drive at $50.95 million in April; and 2790 Gordon Drive, a vacant lot, at $57.5 million in June, each computed from documentary stamp tax on the recorded deed. None was an MLS closing. The Department of Revenue coded the 3430 sale 37, which means it is not a qualified market sale.
Because several of the largest Gordon Drive Gulf-front trades were never MLS closings. In the 12 months to September 29, 2026 the Southwest Florida MLS recorded no Gulf-front closing on these 53 parcels, while the Collier County Clerk recorded three deeds in 2026 for $127.95 million combined. An April 2023 vacant-lot deed at 2490 Gordon Drive, $47.5 million, is also absent from the MLS. On this stretch, the recorded deed is the fuller record.
Among the Gulf-front estates inside the Port Royal outline, the highest recorded price before 2025 was $52.0 million for 2700 Gordon Drive in January 2021, per the Collier County Clerk and the MLS. The best-known record is the $48.8 million sale of 2500 Gordon Drive in June 2018, which The Real Deal called “the highest price ever paid for a Collier County residence” at the time; the house was demolished within months.
Three adjoining Gulf-front estates at 2170, 2200 and 2340 Gordon Drive sold together in April 2025 for $225 million combined, per the Southwest Florida MLS, with 2200 Gordon Drive the largest part at $133,177,500. Those lots are north of the Gulf-front estates in this guide, in the area the City of Naples maps as Aqualane Shores. Our news post from April 2025 covered the sale as reported at the time.
Only one recent Gordon Drive deed states its Gulf frontage clearly: 2790 Gordon Drive, recorded in June 2026 at $57.5 million, with about 170 feet on the mean high water line, or about $338,000 per Gulf front foot. That is one vacant lot, not a market rate. Per acre, the recent vacant-lot deeds ran about $29 million to $54 million, but beach depth distorts per-acre figures.
Yes. The 2026 preliminary roll shows six vacant Gordon Drive Gulf-front homesites: 2400, 2490, 2790, 3600 and 3950 Gordon Drive and a Beach Estates No. 2 lot with no site address. Three of them changed hands on the public record since 2021: 2490 at $47.5 million (2023), 3600 at $19.5 million (2026) and 2790 at $57.5 million (2026). DEP has issued single-family permits for 2400, 2490 and 2790. Buyers weighing a lot purchase can read how we represent buyers in Southwest Florida.
On September 29, 2026 the Southwest Florida MLS showed no active or pending listing on the 53 Gordon Drive Gulf-front parcels in this guide. The active listings on Gordon Drive that day were in Aqualane Shores, Olde Naples and on the east side of the road. Because many trades on this stretch happen privately, the MLS count understates what may be available; call Marc at (239) 287-5873 to talk through current opportunities, or read how we represent Gordon Drive buyers.
Both. On the 2026 roll, the median Gordon Drive Gulf-front house was built in 2001; six of 34 were built in 2015 or later, at 2370, 2440, 2500, 2658, 3888 and 4100 Gordon Drive, and about a dozen date from before 1990, several renovated since. The oldest single-family house on the roll is 2800 Gordon Drive, built in 1968.
Because the land is worth most of the price. 2500 Gordon Drive, a 1994 house, sold for $48.8 million in June 2018 and was a “barren construction site” by November, per the Naples Daily News; 2440 Gordon Drive sold for $22.5 million in January 2019 and was demolished that March. On the 2026 roll, land is about 81 percent of the median Gulf-front house’s value.
R1-15 or R1-E. The City of Naples’ zoning map puts 40 of the 53 parcels in R1-15 and 11 in R1-E, the City’s beach estate district; 4540 Gordon Drive maps into Port Royal’s R1-15A, and 4550 Gordon Drive and 45 32nd Avenue South are split between two districts. None of the lots is governed by Port Royal’s R1-15A rules as a group.
R1-E, the City’s “beach estate district”, requires a 67,500-square-foot lot, 150 feet of width, 50-foot front, 15-foot side and 35-foot rear yards, and allows a 35-foot height and one guest unit, under the City’s R1-E code. On Gordon Drive it covers Gulf View, the Sunset Beach replats, White Sands Waterfront and the four unplatted parcels, from 2370 to 2800.
R1-15 requires a 15,000-square-foot lot and 100 feet of width, with 40-foot front, 10-foot side and 30-foot rear yards and a 30-foot height, under the City’s R1-15 code. Unlike R1-15A, it keeps a 10 percent building-area allowance beyond 100,000 square feet of lot, and it carries none of R1-15A’s pier, seawall-ban, roof-pitch or wall paragraphs.
The Coastal Construction Control Line is the state line on Florida’s sandy beaches seaward of which no one may build, excavate or disturb the dune without a Florida Department of Environmental Protection permit, under s. 161.053, Florida Statutes. Collier County’s line has been in force since June 1989, and DEP places the Gordon Drive Gulf-front estates at its monuments R80 to R88.
It means the part of the lot between DEP’s control line and the Gulf, where any structure, pool, wall, fill or grading needs a DEP permit and a City of Naples coastal setback permit. DEP must also refuse a major structure that would sit seaward of the seasonal high-water line within 30 years on its erosion projections, per s. 161.053. On Gordon Drive the line crosses nearly every home site.
No. The older 50-foot setback in s. 161.052, Florida Statutes applies only until a Coastal Construction Control Line is set, and Collier County’s line has been in force since 1989, so the control-line rules in s. 161.053 govern Gordon Drive’s Gulf-front lots instead.
Start with DEP’s CCCL program page, which links its line locator, and DEP’s permit layer, which shows a lot’s permit history. For a purchase, the reliable answer is a current survey that plots the line, since county GIS copies differ from DEP’s survey of record.
Only with state and City approval. Gulf armoring needs a DEP permit, and City Code Sec. 52-92 sends Gulf erosion-control structures to City Council. Many owners have received approval: DEP’s permit file shows 25 armoring actions on these addresses from 2020 to September 2026, including a joint seawall permit for 3630 to 3888 Gordon Drive in August 2026.
Every Gordon Drive Gulf-front home site has part of its land in FEMA’s coastal high hazard Zone VE on the 2024 map, panel 12021C0581J. At each parcel’s point, 24 of the 53 are VE 11 to VE 13, 19 are AE 8 to AE 10, 2 are AO and 8 are X, per FEMA’s flood hazard layer. The VE share of a lot runs from about 18 percent at the north end to 85 percent on some Beach Estates lots.
Ian brought 6 to 9 feet of inundation in Naples, per the National Hurricane Center’s report, and left sand piled on Gordon Drive days later. The Port Royal Club’s clubhouse at 2900 Gordon Drive was lost. No public record measures water inside individual houses; since Ian, DEP has approved seawalls or revetments on many Gulf-front lots.
The upland sand behind each Gordon Drive Gulf-front house belongs to the owner, and County staff have called the stretch “private beach”. Land below the mean high water line is held in trust for the public under the Florida Constitution, and any recorded easement on a specific lot adds to that. The public reaches the beach at 32nd and 33rd Avenue South and at 3590 Gordon Drive.
Yes, at three points on this stretch: the 32nd and 33rd Avenue South beach ends, both reserved for City and County beach-permit holders, and a City access at 3590 Gordon Drive, per the City’s public beach access page. Our Naples beach parking guide explains the free resident permit.
No. Gordon Drive is a public City of Naples street, and the Gulf-front estates have no community gate; individual houses have their own walls and entry gates. The voluntary Port Royal association funds nightly security at the Port Royal entrances. The only gated enclave that carries the street’s name, Gordon Drive Estates, is a separate subdivision at the north end of the road.
No mandatory HOA covers the Gordon Drive Gulf-front estates. Owners of home sites of at least 15,000 square feet may join the Port Royal Property Owners Association as non-voting Associates at $735 a year, under its Bylaws, and a voluntary civic group, South Gordon Drive Neighborhood Association, Inc., is registered with the state.
Unknown from the published record. The Port Royal Club is open to “owners of all eligible Port Royal properties”, per its membership page, and does not publish which properties are eligible or any rules for associate members. For a specific Gordon Drive lot, the club’s membership office is the source of the answer, and a buyer should get it in writing before the inspection period ends.
No. Port Royal’s Form 7 deed covenants, and the association’s architectural review under them, apply to the Port Royal plats. The Gordon Drive Gulf-front lots are on older plats and can carry their own recorded restrictions, easements and coastal covenants, so a title search on the specific lot is the answer.
Every Gordon Drive Gulf-front parcel is taxed at 9.0076 mills on the 2026 preliminary roll, about $9,008 per $1 million of taxable value. Computed from the roll, the median 2026 tax on the 34 houses is about $215,000, not a tax bill. A buyer is reassessed to just value on the January 1 after purchase under s. 193.155, Florida Statutes, so the seller’s bill is not the buyer’s.
Usually not. Under s. 627.351, Florida Statutes, Citizens does not cover a dwelling with a replacement cost of $700,000 or more in Collier County, and it does not cover any major structure built, or expanded by more than 25 percent, under a permit applied for after July 1, 2015 if it is seaward of the Coastal Construction Control Line. Most Gordon Drive Gulf-front homes fail one or both tests.
The National Flood Insurance Program covers up to $250,000 on a house and $100,000 on contents, per FEMA. For a Gordon Drive Gulf-front home that is only a first layer; excess or private flood coverage from an admitted or surplus lines insurer covers the rest, and the elevation certificate drives the price.
No. The Gulf side of Gordon Drive has no canal, and the Gulf beach is not a place for a private dock, so boaters keep a boat at a marina or buy on Port Royal’s canals across the road, where docks are allowed under the City’s Port Royal pier code. Gordon Pass, at the south end of the road, is the channel from Naples Bay to the Gulf.
Lake Park Elementary, Gulfview Middle and Naples High School, all graded A by the state in 2026, per the Florida Department of Education’s 2026 school grades. The district’s lookup returned those three schools for every street we tested inside the Port Royal outline, Gordon Drive included.
Gordon Drive is named for Roger Gordon, who first set foot in Naples in the 1870s, per the Naples Daily News archive. The City fixed the road’s present line through the beach plats by Ordinance No. 247 on May 26, 1950, and Port Royal was platted east of it; the Gulf-side lots kept their older plats.
It depends on what you want from the water. Gordon Drive Gulf-front gives you the beach and larger lots under R1-E or R1-15 zoning, with VE flood rules, coastal permits and private insurance. A Port Royal canal home gives you a dock and protected water to Gordon Pass under R1-15A, full association membership, and a club open to eligible Port Royal properties; its 12-month MLS median to September 24, 2026 was $17,687,500. Our Port Royal guide has the plat-side detail.
Ask for the plat and zoning district, a survey showing DEP’s coastal line, the DEP and City permits for the house and any armoring, the elevation certificate, a written wind and flood insurance quote, the Port Royal Club’s written statement on the property, and a title search for recorded covenants and easements. Then compare the price with the Clerk’s recorded deeds as well as the MLS. Call Marc at (239) 287-5873 before you write, or read how we represent buyers on Gordon Drive and across Southwest Florida.
Gordon Drive Gulf-front owners ask these questions before they sell: what the estate is worth, how buyers value frontage, land and permits, how long a sale takes, whether to sell privately, and what to disclose about the coastal line, the flood map and the club. Answers come from the Clerk’s recorded deeds, the MLS and the code.
Data updated: September 2026 (Southwest Florida MLS and Collier County Clerk, retrieved 29 Sep 2026)
McGreevy and Comisar lead Domain Realty Group, the #1 Team in Southwest Florida since 2012, and have been Top 1% Real Estate Agents Nationally Since 2008, with over $900 million in personal sales. We list a Gordon Drive Gulf-front home with its record in hand: the plat and zoning, DEP’s coastal line and the permit history, FEMA’s zone and the elevation certificate, the club’s statement, and the recorded deeds on the stretch, where the Clerk recorded $127.95 million in 2026 while the MLS recorded no Gulf-front closing in 12 months. Call Jesse direct at (239) 898-6072 for a free Gordon Drive home valuation; confidential conversations are welcome.
A Gordon Drive Gulf-front home’s value starts with its land and frontage. The 2026 recorded deeds on this stretch were $19.5 million for a vacant lot at 3600 Gordon Drive, $50.95 million for 3430 Gordon Drive and $57.5 million for a vacant lot at 2790 Gordon Drive, per the Collier County Clerk, and the ten-year MLS median was $31,000,000 (n = 13). For a price built from the sales that match your lot, request a free Gordon Drive home valuation or call Jesse at (239) 898-6072.
Land first. On the 2026 preliminary roll, land is about 81 percent of the median Gordon Drive Gulf-front house’s value (just value, not a sale price), and several of the highest recorded prices were for vacant lots. Frontage is the best unit when the deed states it; the house is then valued for what it adds, which depends on its age, its floor height against FEMA’s base flood elevation and whether it was permitted under the current coastal rules.
The one recent recorded example is 2790 Gordon Drive, sold in June 2026 for $57.5 million with about 170 feet on the mean high water line, or about $338,000 per Gulf front foot, computed from the recorded deed. One sale is not a rate; we measure your frontage from your deed and survey and compare it with the recorded deeds and MLS closings nearest in size and depth.
Sometimes. 2500 Gordon Drive sold for $48.8 million in 2018 and 2440 Gordon Drive for $22.5 million in 2019, and both houses were demolished within months, per the Naples Daily News. An older house below today’s flood elevation may be priced by buyers as land; a newer house built to the current code usually is not. We show both values before you set a price.
The Collier County Clerk recorded three Gordon Drive Gulf-front deeds from February to June 2026: $19.5 million at 3600 Gordon Drive (vacant), $50.95 million at 3430 Gordon Drive and $57.5 million at 2790 Gordon Drive (vacant). The Clerk’s plat-by-plat sweep found no other priced deed on the platted parcels from October 2024 to September 2026, and the Southwest Florida MLS recorded no Gulf-front closing here in the 12 months to September 29, 2026.
The April 2025 $225 million sale of 2170, 2200 and 2340 Gordon Drive was in the City’s Aqualane Shores outline, north of the Gulf-front estates in this guide, and involved more than 15 acres across three parcels, so it is not a direct comp. What followed on this stretch is on the record: three 2026 deeds from $19.5 million to $57.5 million, including the highest recorded price here, a vacant lot.
On Gordon Drive’s Gulf front, usually yes, because the land is most of the value and the frontage decides how much beach a lot owns. Lots here range from about half an acre in Beach Estates to several acres at the north end, and zoning follows: R1-E lots need 150 feet of width and R1-15 lots 100 feet. Living area matters most on a newer house that a buyer will keep.
It changes who can buy and what they can do, rather than setting a discount. Seaward of DEP’s line, any new structure needs DEP and City coastal permits and must meet the 30-year erosion rule, and a house built or expanded under a permit applied for after July 1, 2015 cannot get Citizens coverage. A house already permitted and built under those rules, with armoring in place, answers those questions for a buyer.
It can, which is why the answer should be in hand before listing. The Port Royal Club does not publish whether Gordon Drive Gulf-front lots are eligible, per its membership page. Buyers who want the club will ask; a written statement from the club on your property replaces a question mark with a fact.
Through insurance and building rules. Every home site here has part of its land in Zone VE, and a house whose lowest floor sits well above its base flood elevation insures and rebuilds differently from one below it. The elevation certificate is the document buyers’ insurers ask for first; if you do not have one, we arrange it before the listing goes live.
The median Gordon Drive Gulf-front MLS sale took 280 days on market over ten years to September 29, 2026 (n = 12 with market time recorded), per the Southwest Florida MLS, and four sales took more than 500 days. Two sold in two days or less at full price. Pricing to the recorded deeds from the first day is what shortens the wait.
Before the winter season, when most seasonal buyers are in Naples. Of the 13 Gordon Drive Gulf-front MLS closings in ten years, 4 closed in January or February and 5 from May to July, per the Southwest Florida MLS; with a 280-day median on market, a listing meant to close in the spring should be ready by autumn. Private buyers arrive year-round.
The 2026 record is strong: the Clerk recorded three Gordon Drive Gulf-front deeds from $19.5 million to $57.5 million between February and June, and the $57.5 million lot price is the highest recorded on this stretch. Supply is thin, with no active or pending MLS listing on these 53 parcels on September 29, 2026. For a Gulf-front owner, that combination favors selling, but the right answer depends on your house, your lot and your timing.
Because a high first price costs time. Of the 13 MLS closings, the five lowest sale-to-list ratios, from 80.0 to 84.7 percent of final list price, came on homes that were on the market from 242 to 1,046 days, per the Southwest Florida MLS. 2750 Gordon Drive, for example, closed at $36.0 million against a $42.5 million final list price after 1,046 days.
Both paths are common on this stretch. Several of the largest Gordon Drive Gulf-front trades since 2023, including all three 2026 deeds, never appeared as MLS closings. A private sale protects privacy but reaches fewer buyers; an MLS listing reaches the most buyers and puts the price on record. We explain the trade-off in reach and price before you choose, and can market quietly first.
Start with a private marketing plan, qualified buyers only and confidentiality terms for anyone who tours. Recorded deeds are public, and the Clerk’s index shows the parties, so complete anonymity after closing depends on how title is held, which is a question for your attorney. This guide, like all our marketing, describes sales by address, date and price only, never by owner.
Show buyers the whole assemblage and each parcel. Several Gordon Drive Gulf-front estates carry more than one lot or a beach-strip interest, and the Department of Revenue records a multi-parcel sale’s full price on every parcel, which is why a $7.2 million price appears on a 436-square-foot Beach Estates strip on the 2026 roll. We map each parcel, its zoning and its permits so the price reflects the whole.
Often, yes. DEP single-family permits already sit on vacant lots at 2400, 2490 and 2790 Gordon Drive, per its permit file, and a buyer who can build without starting the coastal permitting over saves time. Whether permits transfer, and how long they last, depends on the permit; the City’s coastal setback permits expire three years from issuance.
Florida’s coastal properties disclosure statute, s. 161.57, Florida Statutes, requires a seller of property lying partially or totally seaward of the Coastal Construction Control Line to disclose that in the contract and, unless the buyer waives it in writing, to provide an affidavit or survey showing where the line crosses the property. Your attorney confirms the details; we have the survey and DEP record ready.
Florida sellers must disclose known facts that materially affect a home’s value and are not readily observable, and flood damage, claims and repairs usually qualify. Your attorney advises on the form. Buyers will ask for the elevation certificate, the repair permits and any flood claims history, so assembling them before listing prevents surprises in the inspection period.
Yes. The City measures substantial improvement and substantial damage per project at 50 percent of the building’s market value, and a house past that line must be brought up to current flood rules, including the base flood elevation plus one foot. A 2025 state law, SB 180, bars cumulative look-back rules. Buyers of older houses factor this into their plans.
If your Gulf-front lot is between 2370 and 4550 Gordon Drive and not in the Cutlass Cove section, it is almost certainly on an older plat such as Beach Estates, Gulf View Estates or the Sunset Beach replats, or on unplatted land. It matters because the plat decides the zoning, the association class and whether Port Royal’s deed restrictions apply; buyers comparing Gulf-front lots will ask.
R1-15 or R1-E for almost every lot, per the City’s zoning map: R1-E for 2370 to 2800 Gordon Drive, and R1-15 from Gulf View Estates south. 4540 Gordon Drive maps into R1-15A, and 4550 Gordon Drive and 45 32nd Avenue South are split. A zoning verification letter from City Planning settles an edge case before listing.
Yes. Buyers pull DEP’s permit file and the City’s building and Council records for the address. We assemble the permits for the house, the pool and any seawall or revetment, including any joint armoring permit such as the August 2026 permit for 3630 to 3888 Gordon Drive, before listing.
Three recur. Beach Estates lots between Lots 14 and 31 carry the history of the 1980 road-strip vacation and its utility easement; some lots carry recorded coastal covenants like the 1990 example at 3630 Gordon Drive; and several parcels hold undivided one-sixth interests in a shared Beach Estates strip. A current title commitment and survey answer each one before a buyer’s attorney raises it.
No. The Port Royal association’s Bylaws give no member or Associate a transferable interest; a buyer whose home site is at least 15,000 square feet may join as an Associate by paying the $735 annual dues. Membership is voluntary, so it neither burdens nor carries with the sale.
That depends on what the club says about your property. The club does not publish eligibility for Gordon Drive Gulf-front lots, per its membership page. If it treats a property as eligible, the new owner has 90 days after purchase to join, defer with a 25 percent deposit, or let eligibility lapse. We ask the club in writing before listing.
Florida’s deed stamp tax is 70 cents per $100 of consideration under s. 201.02, Florida Statutes, which is $7,000 per $1 million; in Florida the seller customarily pays it, though the contract decides. On a $30 million sale that is $210,000, and it is the same stamp amount that puts your price on the public record.
Talk to your tax adviser before you list. A long-held Gulf-front estate often carries a large gain, and the timing of the sale, the treatment of improvements and any exclusion for a primary residence all affect the tax. We coordinate closing dates and documents with your adviser and attorney.
Yes. Under s. 193.155, Florida Statutes, a change of ownership resets the assessment to just value on the following January 1. On a long-held homesteaded Gordon Drive house, the buyer’s tax can be many times the seller’s: one Beach Estates house carries a computed 2026 tax of about $36,000 on a roll just value of about $21.8 million. We show buyers the tax on the purchase price.
Gordon Drive addresses draw curiosity: searches for specific addresses such as 2500, 3100 and 3400 Gordon Drive run to more than 100 a month each, along with questions about who lives on the street. That curiosity is a marketing asset if handled with discretion. Our listing plans describe the estate, the frontage and the record, never the owner.
It depends on the permit status and the budget. A seawall already permitted by DEP and the City, or built, answers a buyer’s first question on this stretch, since most neighbors have sought armoring since Ian. If your lot is part of a joint permit, buyers will want the agreement that governs the shared wall. We price the lot both ways and show you the difference.
A current survey showing DEP’s coastal line, the elevation certificate, DEP and City permits for the house, pool and armoring, the title commitment, the insurance declarations and claims history, the club’s written statement on the property, and utility and tax bills. With that file ready, buyers’ lenders, insurers and attorneys get answers on day one. Call Jesse at (239) 898-6072 to start, or request a free Gordon Drive home valuation.
Yes. For Gordon Drive Gulf-front owners who want privacy, we offer discretion and off-market capability, marketing quietly to qualified buyers before or instead of a public listing, with confidentiality terms for anyone who tours. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008; call Jesse direct at (239) 898-6072 to talk in confidence, or start with a free valuation.
Every fact about Gordon Drive’s Gulf-front estates in this guide traces to a named public record: Collier County Clerk deeds and plats, City of Naples code, resolutions, GIS and Council records, the Florida Statutes and rules, FDEP’s coastal permit file, FEMA’s flood map, federal storm records, the state’s corporate register, first-party association and club pages, and news reports.
No realtor site, listing portal or brokerage page is used as a source anywhere in this guide.
Gordon Drive’s Gulf-front estates are governed by the plats, deeds, resolutions, codes and maps linked below, each at the authority that holds it: the Collier County Clerk, the City of Naples, the State of Florida, FDEP and FEMA. We re-host none of them. City of Naples document links refuse automated requests but open normally in a browser.
Some Gordon Drive records are not posted anywhere public, and we say so rather than link a copy: the Port Royal Club’s eligibility list and membership documents, the South Gordon Drive Neighborhood Association’s bylaws, and elevation certificates and surveys for individual lots.
Document | What it is | Link |
|---|---|---|
White Sands Waterfront plat, Plat Book 61, Pages 59 to 60 (2016) | The newest plat on this stretch, at 2370 and 2400 Gordon Drive | |
Declaration of Covenants, OR 1519/2396 (1990) | State coastal permit conditions recorded on Beach Estates Lots 29 to 31 | |
Quitclaim deed, Deed Book 18, Page 213 (1951) | Beach Estates No. 2 land conveyed for the relocated Gordon Drive | |
City Resolution 3571, OR 877/1344 (1980) | Vacation of the westerly 30 feet of Gordon Drive along Beach Estates Lots 18 to 31 | |
1978 ordinance amending Ordinance No. 247 (1950) | The ordinance that fixed Gordon Drive’s line through the beach plats | |
City Resolution 2016-13874 | White Sands Waterfront replat approval | |
City Code, R1-E beach estate district | Lot, yard, height and building-area rules | |
City Code, Chapter 52 | Coastal setback permits, sea turtle lighting, seawalls | |
Rule 62B-26.022, F.A.C. | The legal description of Collier County’s Coastal Construction Control Line | |
FDEP Critically Eroded Beaches in Florida (August 2025) | The state list that includes R57.8 to R89 | |
FEMA flood hazard layer, panel 12021C0581J | The 2024 flood zones for these lots | |
Port Royal Property Owners Association Bylaws | The Associate class in Article III, Section 3 |
Market data from Southwest Florida MLS, pulled September 29, 2026. Brokered by Domain Realty.
Thinking about buying or selling in Southwest Florida? Tell us what you are trying to do and we will tell you honestly what it will take. McGreevy and Comisar, Domain Realty Group.
