The Moorings - Diplomat Club

Selling at Diplomat Club starts with a number most owners have not seen side by side: six residences closed in the last twelve months, from $720,000 to $1,600,000, and every one of them sold below its final asking price. Jesse McGreevy and Marc Comisar are the team Diplomat Club sellers call first, and the team buyers call for the building’s real record.

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

Diplomat Club is an eight-story Gulf-front condominium inside the neighborhood of The Moorings in Naples, Florida. It stands on the beach side of Gulf Shore Boulevard North at number 1919, holds 31 condominium units on the state’s record (Florida DBPR condominium extract), and is served by a single elevator with eight landings (Florida DBPR elevator records). The City of Naples lists it as “DIPLOMAT CLUB CONDOMINIUM,” eight stories, built 1972 (City of Naples, 2024 Milestone Buildings).

Diplomat Club is a Moorings building, not a Coquina Sands one, whatever older listings say. The City of Naples’ planning-neighborhood layer places the parcel in The Moorings (City of Naples GIS planning neighborhoods), and its land folio, 12787640001, belongs to the Block “S” folio family of The Moorings, the same family as Gulf Towers next door, in the City’s 2006 beach-easement schedule (City of Naples Resolution 06-11272). The Coquina Sands line falls about a fifth of a mile south, between 1785 and 1801 Gulf Shore Boulevard North. Jesse McGreevy and Marc Comisar lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012 and Top 1% of agents nationally since 2008.

This page is built from the Collier County Property Appraiser’s bulk roll files dated 29 August 2026 (all 28 Diplomat Club parcels and every recorded deed since 1971), a Southwest Florida MLS Matrix pull of every Diplomat Club listing since 1999, run 29 September 2026, Florida DBPR’s condominium and elevator records, the City of Naples milestone list, beach-easement resolution and GIS layers, FEMA’s National Flood Hazard Layer, Collier County’s evacuation-zone map and the Florida Statutes that govern a condominium sale. In the MLS, Diplomat Club shows 11 closings in the last 60 months at a median of $1,250,000, a median 81 days on market and a median 91.4% of the final list price; nothing was active or pending on the pull date. Sellers and buyers comparing the best real estate agents in Naples should ask each one to explain those numbers residence by residence. Where the public record stops, we say so and name the document that answers the question.

If you own at Diplomat Club and are weighing a sale, start with the market snapshot and the seller section, then call Jesse. If you are buying, the plan, floor and document detail below will tell you whether the building fits before you tour.

Why McGreevy and Comisar Are the Best Realtor for Diplomat Club

McGreevy and Comisar are the best realtor for Diplomat Club because the case is on the record: the #1 team in Southwest Florida since 2012, Top 1% of agents nationally since 2008, over $900 million in personal sales, and a Diplomat Club market read built on every MLS listing and every recorded deed in the building.

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

That matters at Diplomat Club for a specific reason: this is a building where the evidence has moved fast and in both directions. Two residences closed at $2,100,000 in 2022 and 2023, the highest prices in the building’s MLS record. The six closings of the last twelve months ran from $720,000 to $1,600,000, and all six sold below their final list price, at a median of 92.0% (Southwest Florida MLS Matrix, pulled 29 September 2026). The county’s own values sit in between: the 2026 preliminary roll puts the median parcel at $1,023,462.50 (Collier County Property Appraiser bulk roll files dated 29 August 2026). A seller who prices off the 2023 record overshoots; a seller who prices off the county’s figure without knowing which stack and floor the recent sales came from undershoots. Our job is to know which of those sales actually fits your residence.

Recent Diplomat Club track record (60 months to 29 September 2026): In the 60 months to 29 September 2026 Diplomat Club recorded 11 MLS closings, the first window on our ladder with ten or more, at a median of $1,250,000, a median of about $926 per MLS living square foot, a median 81 days on market and a median 91.4% of the final list price (Southwest Florida MLS Matrix, pulled 29 September 2026). The twelve-month window holds six closings, fewer than ten, so we list every one of them below instead of leaning on a median. The highest Diplomat Club closings on the MLS record are $2,100,000, reached twice: residence 604, closed 2 May 2022 after five days on market at 116.7% of its list price, and residence 402, closed 16 February 2023. We do not state how many of these sales we represented; ask us and we will walk you through all eleven one by one.

For Diplomat Club sellers: premium marketing, including cinematic video, drone, professional photography, a qualified-buyer database, and discretion with off-market capability when a sale needs to stay quiet. At Diplomat Club the marketing has to reach owners who do not live here: 16 of the 28 parcel owners mail their tax bills outside Florida, one in Ontario and one in the United Kingdom (Collier County roll, 2026). We build the paperwork file before the first showing, because Florida law makes the file part of the sale: the declaration, articles, bylaws and rules, the latest annual financial statement and budget, the inspector-prepared summary of the milestone inspection and the most recent structural integrity reserve study (or a statement that none exists) all go to the buyer at the seller’s expense (Florida Statute 718.503). With every recent sale below list, preparation is where a seller wins back the difference.

For Diplomat Club buyers: the first question is the stack, because it decides size and price: residences ending in 01 and 02 carry 1,475 county square feet and the county values them $264,325 above the 1,352-square-foot residences ending in 03 and 04 on the same floor. The second is the floor, because the county adds value for every floor you climb. The third is the building’s document file: the milestone inspection summary, the structural integrity reserve study, the insurance declarations, and the budget for a building with one 1970 elevator. We answer each of those below for a specific Diplomat Club residence.

Honors and recognition:

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

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

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

Living in Diplomat Club as a Homebuyer

Living in Diplomat Club means a single-level residence of about 1,350 to 1,475 square feet, or one of three combined homes near 2,800 to 2,950, in an eight-story 1972 building directly on the Gulf in The Moorings, with one elevator, a small owner body of 28 parcels and Lowdermilk Park about a third of a mile south.

Diplomat Club is a mid-rise, not a tower in the modern sense. Eight stories on Gulf Shore Boulevard North puts it among the taller buildings of its era on this stretch, next to seven-story Gulf Towers to the north and across the boulevard from the seven-story Boulevard Club, and well below the high-rises that line the boulevard farther north in Park Shore. What follows is what daily life at Diplomat Club looks like, drawn from the state’s, the county’s and the City’s records.

What Is Diplomat Club?

Diplomat Club is a residential condominium governed by Chapter 718 of the Florida Statutes. Florida’s Division of Condominiums lists it as condominium project PR1S017910, “DIPLOMAT CLUB,” 31 units, recorded date 17 January 1971, status Approved and Recorded, with a managing entity recorded as “NAPLES DIPLOMAT CONDO CLUB” (DBPR condominium extract). The City of Naples lists the building as “DIPLOMAT CLUB CONDOMINIUM” (City of Naples, 2024 Milestone Buildings), and the Collier County roll carries it as the “DIPLOMAT CLUB CONDOMINIUM,” with 28 separate condominium unit parcels, each with its own owner, value and tax bill.

A buyer here receives a deed to a unit and an undivided share of the common elements, not cooperative shares and a proprietary lease. Diplomat Club is also not an HOA, and it is not part of a master association. The City’s mapping layer labels the surrounding area “Moorings,” but that layer is a cartographic label for a named neighborhood, not a register of mandatory associations (City of Naples GIS neighborhood associations layer).

31 Units, 28 Parcels, and Where “27” Came From

Florida’s Division of Condominiums counts 31 units. The county roll counts 28 parcels, and the difference is three pairs of units that have been joined: the roll’s legal descriptions read “UNIT 202/203,” “UNIT 701/702” and “UNIT 801/802,” each a single parcel with a single owner and tax bill (Collier County roll, 2026 preliminary). Three units on the first floor, 101 to 103, plus four on each of floors two through eight makes 31. You will find “27 units” on older web pages about the building, including our own former page; no state, county or City record supports it, and we do not repeat it.

One Elevator, Eight Landings

A single hydraulic passenger elevator serves the building, Florida license 8854, with eight landings, a 2,500-pound capacity and 63 feet of travel, installed in 1970. It last passed state inspection on 1 April 2026 and carries an operating certificate that expires 1 August 2027, with a service contract on file with TK Elevator (DBPR Bureau of Elevator Safety extract). One elevator for eight floors is a real point of daily life: when it is out for service or modernization, the stairs are the only way up, and a structural integrity reserve study and budget have to plan for its replacement.

On the Beach, in The Moorings

Diplomat Club sits on the Gulf side of Gulf Shore Boulevard North; the City’s address point lies about 74 meters west of the street’s centerline (City of Naples GIS address points; City of Naples GIS street centerlines). The land parcel is 1.29 acres, folio 12787640001, in Section 28, Township 49, Range 25 (City of Naples GIS parcels). The City’s 2006 beach-easement schedule describes it as the north 100 feet of Lot 4 and the south 41 feet of Lot 5, about 141 feet of lot width on the Gulf (City of Naples Resolution 06-11272); that is a legal description, not a surveyed beach frontage.

Who Owns at Diplomat Club?

Diplomat Club is a second-home building. Only 4 of the 28 parcels carry a homestead exemption, 14%, and 16 of the 28 owners mail their tax bills outside Florida: Indiana and Ohio lead with four each, Illinois and New York follow with two each, and Massachusetts, Michigan, Ontario and the United Kingdom account for one each (Collier County roll, 2026 preliminary). That shapes the building’s rhythm: a full house in season, quiet floors in summer, and a board that runs much of the year for owners who are away.

A Day at Diplomat Club

Morning coffee over the Gulf from your own floor. A walk south along the sand toward Lowdermilk Park, about a third of a mile away in a straight line, or north toward Doctors Pass. Dinner at the restaurants of Naples Beach Club, A Four Seasons Resort, about 0.9 road mile south, or on Fifth Avenue South, about 2.2 road miles away. The Village Shops on Venetian Bay are about 2.8 road miles north. The beach is the walk here; downtown is a bike ride or a six-minute drive.

Built in 1972, and What That Means in 2026

A 1972 mid-rise on the open Gulf predates the modern Florida Building Code. Its structure and systems are the subject of Florida’s milestone-inspection and reserve-study laws, it is on the City’s 2024 milestone list, and its single elevator dates from 1970. None of that is a reason to walk away; all of it is a reason to read the documents before you write an offer. The sections on milestone inspections and on storms take each item in turn.

What Diplomat Club Does Not Advertise

Several things buyers assume are not in any public source. No association website turned up in our research, so there is no public amenity list, dues figure or rule to quote. No verified pool: the Coquina Sands research we built on found no Florida Department of Health public-pool permit on file for the address, and we did not find one either, so we neither claim a pool nor say there is none; a tour settles it. No published parking, storage, laundry, leasing or pet rule: each lives in the declaration, the rules and the budget, which the seller must provide. No published special assessment history: we found none in any allowed source, which is absence of evidence, not evidence of absence.

Ready to Sell or Buy at Diplomat Club? Talk to the Team That Read Every Deed

Diplomat Club is the eight-story Gulf-front condominium of The Moorings at 1919 Gulf Shore Boulevard North, and its MLS record shows six closings in the last twelve months, all below list. In a market like that, the seller who prices to the stack and the floor, with the milestone summary, reserve study and insurance declarations already in the file, is the seller who sets the next benchmark.

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

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

Diplomat Club Market Snapshot: What the MLS and the Recorded Deeds Show

Diplomat Club recorded 11 MLS closings in the 60 months to 29 September 2026, at a median of $1,250,000, a median 81 days on market and a median 91.4% of the final list price. The last twelve months held six closings, $720,000 to $1,600,000, all below list, and nothing was active or pending on the pull date.

Data updated: September 2026 (Southwest Florida MLS Matrix, pulled 29 September 2026; Collier County recorded sales through 29 August 2026)

We tracked every Diplomat Club listing in the Southwest Florida MLS Matrix, 47 records from 1999 to 2026, and every recorded Diplomat Club deed in the Collier County roll through 29 August 2026: 188 recorded instruments since the first unit deeds of 1971, 31 of them county-qualified priced sales, the first residence 704 at $62,000 on 1 November 1972 (Collier County Property Appraiser bulk roll files dated 29 August 2026). The MLS gives days on market and list prices; the county gives the deed, its Official Records book and page, and whether the county treated it as an arm’s-length sale. We use both and say which is which.

Diplomat Club is a small market. Thirty-one units produce a handful of closings in an average year and more than usual in 2026. The card we build to says: start at twelve months, widen to 24, 36 and 60 months, and take the first window with ten or more closings; under ten, list the sales instead of leaning on a median. At Diplomat Club the first window with ten or more is 60 months, with eleven closings, so that is the headline, and the six closings of the last twelve months are listed one by one.

The Six Closings of the Last Twelve Months

Southwest Florida MLS Matrix, closings 30 September 2025 to 29 September 2026, beds, baths and square feet as the MLS lists them:

Six closings is a list, not a statistic, but for reference: the twelve-month median is $1,087,500, the average of the middle two sales ($925,000 and $1,250,000) because six is an even count, so it is not a price anyone paid. The median days on market is 101 and the median sold-to-list ratio 92.0%. Dollar volume across the six was $6,695,000. Each of the six also appears in the county’s sales file as a recorded deed; five carry the county’s “qualified” flag, and the sixth, residence 804, recorded 18 February 2026 at $925,000 (OR 6556/3722), carries “not qualified.”

How the Windows Compare

Every rung of the ladder, Southwest Florida MLS Matrix, windows ending 29 September 2026, price per square foot on the MLS living area:

One MLS record from January 2012 lacks the “North” in its address, carries no subdivision and no living area, and matches the county’s December 2011 deed for residence 504; we leave it out of every median. The 60-month window adds five closings to the twelve-month six: residence 604 on 2 May 2022 at $2,100,000, residence 402 on 16 February 2023 at $2,100,000, residence 103 on 11 July 2024 at $1,200,000, residence 403 on 14 April 2025 at $1,050,000 and residence 301 on 1 May 2025 at $1,500,000.

The Record Sales

The highest Diplomat Club closings on the MLS are $2,100,000, reached twice. Residence 604 closed on 2 May 2022 after five days on market at $2,100,000 against a list price of $1,800,000, 116.7% of list, the only sale in the building’s MLS record above its asking price. Residence 402 closed on 16 February 2023 at $2,100,000 against a $2,200,000 list, after 44 days; the county recorded that deed on 15 February 2023 (OR 6217/1244) as a qualified sale.

The largest priced deed in the county file is larger still, and it is not a comparable. The combined residence 701/702 recorded a $3,975,000 deed on 27 February 2024 (OR 6336/1566) that the county coded “not qualified,” and no MLS closing matches it. We report it as a recorded deed and leave it out of every figure, as the county does.

Larger Plan Versus Smaller Plan in 2026

The twelve-month set splits evenly by stack, and the split is the first thing we show a seller. On the county’s square footage:

In dollars the three larger-plan closings ran $325,000 to $880,000 above the three smaller-plan closings. The county values the two plans $264,325 apart on the same floor, but the 2026 market put a wider gap between them. The MLS lists all six at 1,350 to 1,400 living square feet, so the county’s extra 123 square feet on stacks 01 and 02 does not explain the spread on its own. Exposure and condition are the likely drivers, and they are exactly what the public record cannot show; we show them in person.

Diplomat Club Prices Over Time

County-qualified sales since 2012, Collier County Property Appraiser sales file, price per square foot on the county’s base area:

Three repeat sales tell the story of the decade. Residence 502 sold for $650,000 in March 2012 and $1,070,000 in August 2020. Residence 603 sold for $832,500 in May 2015 and $900,000 in June 2026, a modest gain over eleven years. And residence 301 recorded $775,000 in November 2018 (a deed the county coded not qualified, OR 5575/3003), $1,500,000 in April 2025 and $1,600,000 in April 2026. The 2022 and 2023 peak, when two residences reached $2,100,000, has not been matched since.

What the County Says a Diplomat Club Residence Is Worth

The Collier County Property Appraiser values Diplomat Club on a strict ladder (tax year 2026 preliminary roll). The larger plan starts at $1,043,125 on the first floor; the smaller plan at $778,800. Each plan steps up $100,000 from the first floor to the second, then $15,000 a floor, and the smaller plan steps $50,000 from the seventh floor to the eighth. The larger plan carries a $264,325 premium over the smaller plan on the same floor.

The median just value across the 28 parcels is $1,023,462.50 (the average of the 14th and 15th values, $1,003,800 and $1,043,125), the range $778,800 to $2,536,250, and the total $32,572,000. The combined parcel 202/203 carries $2,021,925, exactly one larger and one smaller second-floor value added together. Just value is the appraiser’s mass-appraisal figure, not a market price. In 2026 the three larger-plan closings recorded at 1.08 to 1.38 times the county’s value for the same residence, while the three smaller-plan closings recorded at 0.78 to 0.96 times it (our arithmetic). An online automated estimate built on the county roll will miss in both directions here.

How Often Diplomat Club Residences Change Hands

More often than most Gulf-front buildings of its size, and in 2026 more than ever. In the 36 months to 29 August 2026 the county recorded 24 instruments against Diplomat Club parcels: seven qualified priced sales, seven priced deeds the county coded not qualified, and ten $0 transfers, the kind usually recorded for trust, estate, family or correction deeds, though the roll does not say which (Collier County roll). The priced but not qualified deeds include $1,400,000 for residence 102 and $1,200,000 for residence 103, both recorded 3 July 2024 (OR 6379/3122 and 6379/2915), $2,100,000 for residence 402 on 21 May 2024 (OR 6363/2079) and the $3,975,000 combined 701/702 deed. We treat each as the county does: a recorded deed, not a market comparable.

Property Taxes at Diplomat Club on the Record

The median total tax figure on the county’s August 2026 roll extract is $9,041.83, the range $4,228.88 to $22,845.53 (Collier County roll). The extract’s tax column is computed on the 2026 preliminary values at the 2026 rates carried in the same file for the parcel’s taxing area: county 3.2449, school 4.1470, City of Naples 1.2900 and other districts 0.3257, 9.0076 mills in all. Treat it as the county’s estimate, not a bill. Under Florida Statute 193.155, a homestead is reassessed at just value on the 1 January after it changes hands, so the seller’s bill is not the buyer’s bill. A buyer at the 60-month MLS median of $1,250,000 would face roughly $11,260 a year at 9.0076 mills before any exemption if the appraiser reset the residence to the purchase price; the appraiser usually lands below the price, so treat that as a ceiling.

Diplomat Club Against the Naples Beach Condominium Market

For context only, and naming both sides: the Naples Area Board of REALTORS reported a July 2026 median closed price of $950,000 for condominiums in its Naples Beach reporting area (ZIPs 34102, 34103 and 34108), 147 days on market until sale, 92.5% of list price received and 7.1 months of supply (NABOR July 2026 statistics). That is a one-month MLS median across three ZIP codes; Diplomat Club’s figures are one building’s closings over twelve and sixty months. They are different metrics, periods and geographies, and we do not compare them as if they were the same. What the NABOR report does tell a Diplomat Club seller is that the beach condominium market in mid-2026 favors buyers by months of supply, and Diplomat Club’s own 92.0% twelve-month sale-to-list ratio says the same thing at building level.

Our Read of the Diplomat Club Market

The 2026 sales reset the building. After the $2,100,000 closings of 2022 and 2023, the six closings of the last twelve months averaged about $1,116,000, and the smaller-plan residences sold below the county’s own values. That is not a building in trouble; it is a building repricing to the plan, the floor and the condition of each residence after an unusually strong peak. The residence that is priced to the 2026 evidence for its stack, with its document file ready, sells. The residence that asks for 2023 prices without a reason in the residence itself joins the building’s long list of expired listings.

Data updated: September 2026 (Southwest Florida MLS Matrix, pulled 29 September 2026)

Diplomat Club Listing History: What Sold, What Expired and Why

Diplomat Club’s MLS record holds 47 listings since 1999: 27 closings, 13 expired listings and 7 terminated ones, and nothing active or pending on 29 September 2026. The expired and terminated listings are the most useful sellers’ evidence in the building, because they show exactly which asking prices the market refused.

Data updated: September 2026 (Southwest Florida MLS Matrix, pulled 29 September 2026; 47 records, 1999 to 2026)

Twenty Listings That Did Not Sell

Twenty of the 47 Diplomat Club listings in the MLS record ended without a sale, 13 expired and 7 terminated. The pattern is consistent: the listings that failed asked more than buyers were then paying for that plan and floor, and most of those residences later closed, or recorded a deed, at a lower number. Residence 804 expired at $1,150,000 in 2025 and closed at $925,000 in February 2026; residence 503 expired at $1,375,000 in 2023 and closed at $720,000 in May 2026; residence 103 expired at $1,500,000 in 2023 and closed at $1,200,000 in July 2024.

Residence 603: Three Tries and a Sale

Residence 603 shows the lesson most clearly. It was listed and terminated at $1,725,000 in 2024, listed again and terminated at $1,050,000 later that year, and closed on 30 June 2026 at $900,000 after 104 days on market, 94.8% of its $949,000 final list price. The same residence had sold for $832,500 in 2015 and, before that, recorded deeds at $650,000 and $750,000 in 2005.

Residence 601: From $2,000,000 to $1,300,000

Residence 601 was listed at $2,000,000 in 2024 and terminated, relisted at $1,500,000 and expired, and closed on 23 February 2026 at $1,300,000, 86.7% of its final list price, the lowest sale-to-list ratio of the twelve months. Its county value is $1,203,125.

The Combined Residences

The combined homes trade rarely and list often. The 202/203 combination, which the MLS describes as three bedrooms, some listings with a den, and four baths in about 2,827 to 2,893 square feet, was listed five times in 2015 and 2016 at $1,800,000 to $2,300,000 before it closed on 29 June 2017 at $1,630,000. The 701/702 combination was listed in 2007, 2010 and 2015 without a sale in those listings; its last MLS closing was $1,599,000 on 2 April 2008, and its most recent recorded deed, the $3,975,000 February 2024 transfer, never appeared in the MLS at all.

What Sellers Should Take From It

Every Diplomat Club closing of the last twelve months sold below its final list price, and most of them had already come down before the final list. The first price is the one buyers judge. We price from the closed sales that match your stack and floor, and we tell you where your residence sits on the building’s own history of refusals.

How Did Diplomat Club Come to Be?

Diplomat Club rose on Block “S” of The Moorings Unit No. 2, on the Gulf side of Gulf Shore Boulevard North. Its single elevator was installed in 1970, Florida’s condominium record carries a 17 January 1971 recorded date, unit deeds began in April 1971, and the City and the county both date the building to 1972.

The Moorings Unit No. 2 and the Block “S” Lots

The Gulf-front lots north of Coquina Sands belong to The Moorings, in the plat recorded as The Moorings Unit No. 2 (Plat Book 3, pages 83 to 84), and the county’s legal descriptions along this stretch read “MOORINGS UNIT 2 BLK S.” Diplomat Club’s land folio, 12787640001, sits in that Block “S” family between Gulf Towers to the north (folio 12787680003) and the hotel parcel at 1901 Gulf Shore Boulevard North to the south (folio 12787600009), per the schedule in City of Naples Resolution 06-11272. The easement schedule calls the Diplomat Club parcel “N 100’ Lot 4 & S 41’ Lot 5.”

1970, 1971 or 1972? Reading the Records

Several dates attach to this building, and they are not contradictions once each is read for what it measures:

We publish 1972, the year the City’s building department and the county agree on, and we note the 1970 elevator installation and the 1971 condominium recording. Unit deeds recorded before completion and coded as vacant fit a building sold as condominium units while it was still going up, but that is our reading of the pattern, not a recorded fact; the recorded Declaration of Condominium settles it.

The Name on the Record

The building goes by several names in public records. DBPR calls the project “DIPLOMAT CLUB” and its managing entity “NAPLES DIPLOMAT CONDO CLUB”; the City’s milestone list and the county’s sub-condominium file both say “DIPLOMAT CLUB CONDOMINIUM”; and the City’s 2006 easement schedule lists the grantor as “Naples Diplomat Condo.” The association itself is NAPLES DIPLOMAT CONDOMINIUM ASSOCIATION, INC., an active Florida not-for-profit corporation, document 719533, filed on 19 October 1970, with Amended and Restated Articles filed on 17 March 2011; its principal address is the building, 1919 Gulf Shore Boulevard North, and it filed its 2026 annual report on 2 March 2026 (Florida Division of Corporations, read 29 September 2026). Other Florida condominiums called “Diplomat” exist in Cape Coral, Longboat Key and Tampa, and none of them is this building (DBPR condominium extract).

The Rezoning of 2002

On 23 January 2002 the City of Naples adopted Ordinance 02-9497, rezoning the west side of Gulf Shore Boulevard North between Oleander Drive and Doctors Pass from R3-T18 to R3-18, and the ordinance’s list of properties includes Diplomat, 1919 Gulf Shore Boulevard North (City of Naples Ordinance 02-9497). R3-18 “does not permit transient lodging as a permitted use” and removed extra height and lot coverage that R3-T18 allowed for buildings with most of their parking underneath. The City’s zoning layer still lists 02-9497 as the ordinance of record for the parcel (City of Naples GIS zoning). The corridor the ordinance covers runs through both Coquina Sands and The Moorings, so it is a zoning line, not a neighborhood one.

The 2006 Beach Easement

On 16 August 2006 the City accepted beach renourishment easements from Gulf-front owners for the 2006 Collier County beach renourishment project. The schedule lists easement 06-1003 from “Naples Diplomat Condo.” over “N 100’ Lot 4 & S 41’ Lot 5,” recorded at OR Book 3919, Page 0108, folio 12787640001 (City of Naples Resolution 06-11272). The instrument is on file with the Collier County Clerk. The same schedule lists the Moorings Property Owners, Gulf Towers of Naples, La Tour Rivage Apartments and Sancerre as neighboring grantors on Block “S.”

From Coquina Sands to Moorings in the MLS

For years the MLS filed Diplomat Club under the wrong neighborhood. Every Diplomat Club closing through January 2013 carries the MLS development name “COQUINA SANDS,” and every closing from May 2015 onward carries “MOORINGS” (Southwest Florida MLS Matrix, pulled 29 September 2026). The relabel happened between those dates. Web pages built from the older records, including our own former page, carried the Coquina Sands label forward; this page corrects it.

Is Diplomat Club in The Moorings or Coquina Sands?

Diplomat Club is in The Moorings. The City of Naples’ planning-neighborhood layer places 1919 Gulf Shore Boulevard North in The Moorings, the parcel is a Block “S” lot of The Moorings Unit No. 2, and the Coquina Sands boundary falls between 1785 and 1801 Gulf Shore Boulevard North, about a fifth of a mile south.

How We Know

Three records agree. The City’s planning-neighborhood layer returns “Moorings” at the building’s address point (City of Naples GIS planning neighborhoods). The City’s 2006 beach-easement schedule lists Diplomat Club’s folio, 12787640001, among the 12787 folios of Block “S,” while the last Coquina Sands folio on the Gulf, 06287520006 at 1785, belongs to a different family (Resolution 06-11272). And the county’s legal descriptions on the neighboring parcels read “MOORINGS UNIT 2 BLK S.” Our Coquina Sands research reached the same line independently.

What Lies Between Diplomat Club and Coquina Sands

Walking south from Diplomat Club along the Gulf side, you pass the hotel parcel at 1901, the La Tour Rivage cooperative at 1851 and the Sancerre condominium at 1801, all in The Moorings. The cleared parcel at 1785 is the last Coquina Sands folio, and Embassy Club of Naples at 1717 is the first standing Coquina Sands tower, about 0.2 mile from Diplomat Club in a straight line.

Why It Matters to an Owner

The neighborhood label changes three things. It changes the comparables: a buyer comparing Diplomat Club with Coquina Sands towers is comparing across a neighborhood line, which is fine as long as it is said out loud. It changes the zoning context around the building, because The Moorings has its own multifamily district in the City code. And it changes nothing about taxes or services: both neighborhoods are inside the City of Naples, with the same City police, fire-rescue and utilities.

The Moorings Bay Special Taxing District Does Not Reach Diplomat Club

The Moorings is also the name of a City taxing district, and Diplomat Club is outside it. The Moorings Bay Special Taxing District, a dependent district of the City created in 1987, covers “all of the waterfront properties around the Moorings Bay System, from Seagate Drive south to Banyan Boulevard, including the subdivisions of Coquina Sands, the Moorings, and Park Shore” (City of Naples, Moorings Bay Special Taxing District). Diplomat Club faces the Gulf, not the bay. The City’s own district layer returns no feature at the address (City of Naples GIS, Moorings Bay Taxing District layer), and the county’s 2026 taxing-authority list for the parcel’s millage area carries no Moorings Bay line (Collier County roll). A Diplomat Club TRIM notice should not show one; if it does, ask why.

The Moorings Around the Building

The Gulf side of Gulf Shore Boulevard North in The Moorings is a row of 1960s and 1970s buildings and a few newer ones: Carriage Club at 2011 and Gulf Towers at 1977 to the north, both on the City’s 2024 milestone list as 1964 buildings of six and seven stories; Diplomat Club at 1919; and to the south the hotel parcel at 1901, La Tour Rivage, a 1963 cooperative of seven stories, and Sancerre, built in 2003. Across the boulevard stand the seven-story Boulevard Club (1974), the three-story Ambassador Club (1967), the La Villa Riviera cooperative (1970) and Palm Bay Villas (1967) (City of Naples, 2024 Milestone Buildings). Behind them, The Moorings is a neighborhood of canals, single-family homes and the Moorings Bay System.

The Diplomat Club Residences: Two Plans, Three Combined Homes, 31 Units

Diplomat Club holds 31 condominium units on 28 county parcels: residences of 1,475 county square feet in stacks 01 and 02, residences of 1,352 square feet in stacks 03 and 04, and three combined homes of 2,827 to 2,950 square feet, spread across eight floors with three units on the first floor and four above.

The Two Plans on the County Roll

Collier County Property Appraiser roll, tax year 2026 preliminary, all 28 parcels:

The county’s base area and adjusted area are the same figure for every Diplomat Club parcel. That square footage is the county’s measure, not an architect’s, and it does not match the MLS: listings describe the stack 01 residences at about 1,350 to 1,400 living square feet and the stack 03 and 04 residences at 1,352. On this page every price per square foot names which measure it uses, so a county figure is never divided by an MLS figure.

How to Read a Diplomat Club Unit Number

The first digit is the floor and the last two are the stack: 101 to 103 on the first floor, 801 to 804 on the eighth. There is no residence 104 on the roll; the first floor carries three units. So residence 603, the most recent sale, is the sixth-floor home in stack 03, a smaller plan; residence 301 is the third-floor home in stack 01, a larger plan. The DBPR elevator record carries the location line “1919 GULFSHORE BLVD,” a permit address, not a residence (DBPR elevator extract).

The Three Combined Homes

Three pairs of units have been joined into single residences, and the county carries each pair as one parcel: 202/203 on the second floor (2,827 county square feet, one larger and one smaller unit), 701/702 on the seventh floor (2,950 square feet) and 801/802 on the eighth (2,950 square feet). The MLS has described 202/203 as three bedrooms and four baths and 701/702 as four bedrooms and four baths, some listings adding a den. These are the building’s largest homes, and they trade rarely: 202/203 last recorded a qualified sale in June 2017 at $1,630,000 and 801/802 in May 2020 at $2,093,500 (OR 5410/1762 and OR 5762/3098). Combining units in a condominium needs the association’s approval under the declaration and the City’s permits; ask how each combination was approved if you are buying one.

Bedrooms, Baths and Exposure: What the Public Record Does Not Say

The county roll carries no bedroom or bathroom counts. The MLS describes most single Diplomat Club residences as two bedrooms and two baths, and we report that as the MLS’s description. We do not publish which stack faces which compass point, or how much Gulf each stack sees, without a source we can cite. The 2026 prices say the stacks differ in ways the county’s square footage alone does not capture, and a walk through the building answers it in minutes.

How Diplomat Club Sizes Compare Along the Boulevard

On the county’s base area, Diplomat Club’s single units, 1,352 and 1,475 square feet, sit close to its neighbors of the same era. Gulf Towers next door carries 1,300 square feet on each of its 36 parcels, and Embassy Club of Naples, a fifth of a mile south, carries 1,650 and 1,780 (Collier County roll). The larger-plan buildings on the boulevard are a different class: The Whitehall and The Laurentians carry 3,000 square feet per residence, and Sancerre, two doors south, carries about 4,000 to 4,650. Diplomat Club’s combined homes are the only way into a residence near 3,000 square feet in the building.

Renovating a Residence in a 1972 Building

Interior work in a condominium runs through two approvals: the association’s, under the declaration and rules, and the City’s, through the Building Division’s permit system (City of Naples permit search). Windows and exterior doors in a condominium are often a shared responsibility between the owner and the association, and the declaration says which; Florida’s reserve-study law lists “windows and exterior doors” among the components a structural integrity reserve study must cover (Florida Statute 718.112). Before you plan a renovation, get the association’s written renovation rules and ask whether a building-wide window, concrete or elevator project is pending.

What Amenities Come With a Diplomat Club Residence?

Diplomat Club publishes no amenity list in any source we can cite, so we claim none beyond what the state and City record: direct Gulf frontage west of the building, one state-certified elevator, and a location about a third of a mile north of Lowdermilk Park. Everything else is confirmed on a tour.

The Beach Itself

The building stands on about 141 feet of lot width along the Gulf, per the legal description in the City’s 2006 beach-easement schedule (Resolution 06-11272). FEMA’s flood map shows the coastal high-hazard V zone beginning on the sand roughly 5 to 25 meters west of the building’s west face (FEMA National Flood Hazard Layer), so the beach in front of the building is dynamic ground. Collier County announced in April 2026 that Naples Beach is scheduled for renourishment in November 2026 and that it needs temporary beach renourishment easements from beachfront owners and communities to place sand (Collier County, April 2026). Diplomat Club granted a permanent easement for the 2006 project; ask the association how it has answered the 2026 request.

A Pool? Confirm It on the Tour

We found no public record of a pool at Diplomat Club. The Florida Department of Health inspects public pools, including condominium pools, and the Coquina Sands research we built on found no Health Department pool permit on file for 1919 Gulf Shore Boulevard North; we did not re-query it. That is absence of evidence, not a finding that there is no pool. If a pool matters to you, it takes one visit to settle.

Parking, Storage and Laundry

The association’s parking arrangements, storage and any shared laundry are not in any public source we can cite, and older web pages that described them did so without a source. The City’s building-footprint layer shows the building’s footprint at roughly 16,100 square feet on a 1.29-acre parcel (City of Naples GIS building footprints). How spaces are assigned, whether any are covered and where guests park are rules in the declaration or the rules and regulations.

The One Elevator

The building’s elevator is its most important shared system after the structure itself: one hydraulic passenger car, license 8854, eight landings, 2,500 pounds, installed 1970, last passed inspection 1 April 2026, certificate to 1 August 2027, alternate power status “Compliant,” serviced under contract by TK Elevator (DBPR elevator extract). A current certificate says the car is safe to operate today; it does not say when the association plans to modernize it, which is a reserve-study question.

What the Association Does Not Publish

A fitness room, social room, guest suite, beach equipment storage, bicycle storage and a grilling area are the kinds of amenities buyers ask about in a building like this. No public source we can cite names any of them for Diplomat Club, so we do not claim them. We confirm each on a tour and in the documents, and we tell a buyer which were confirmed and how.

What The Moorings and the City Add

The Moorings has no clubhouse, gate or community pool open to Diplomat Club owners that we can document, and owners use the City’s amenities like everyone else. Lowdermilk Park, the 6.89-acre City beach park at 1301 Gulf Shore Boulevard North, has full restrooms and showers, a beach grill concession and beach wheelchairs to rent, and is open 5:00 a.m. to 11:00 p.m. (City of Naples, Lowdermilk Park). The River Park Aquatic Center offers free general admission year-round (City of Naples, River Park Aquatic Center), and Naples Beach Club, A Four Seasons Resort, about 0.9 road mile south, opened in November 2025 with restaurants, a spa, a racquet club and restored public Gulf shoreline access (Four Seasons opening release).

What Are the Association Fees and Property Taxes at Diplomat Club?

Diplomat Club does not publish its condominium assessment, reserve contribution or special assessment history in any source we can cite, so we publish no fee figure. Property taxes are on the record: the median total tax figure across the 28 parcels on the county’s August 2026 roll extract is $9,041.83.

The Assessment Is Not Published, and How to Get It in Writing

No Diplomat Club dues figure appears in any government record, and the building has no public website. Quoting a number from a listing is how buyers end up underwriting the wrong building. Florida law closes the gap three ways. The seller must give a contract buyer the latest annual financial statement and budget (Florida Statute 718.503). The estoppel certificate states the assessment, what is owed and any special assessment levied, and its fee “may not exceed $250” when nothing is delinquent, with up to $100 more for delivery within three business days (Florida Statute 718.116). And the association’s official records, including minutes, are open to owners under Florida Statute 718.111, which is why we ask a seller to pull the last two years of board minutes before listing.

Special Assessments: What We Found and What We Did Not

We found no Diplomat Club special assessment in any allowed public source. That is absence of evidence, not evidence of absence, and we do not write “no special assessments.” A 1972 Gulf-front building that has faced a milestone inspection, a reserve-study deadline and hurricanes Ian and Milton, with a single 1970 elevator, is exactly the kind of building where a buyer must ask. The estoppel certificate discloses assessments levied; the minutes disclose assessments under discussion; the budget and financial statement show reserve balances and any line of credit or loan.

Capital Contribution, Transfer and Approval Fees

No Diplomat Club capital contribution or transfer fee is published. If the declaration requires association approval of a sale or lease, Florida law caps the approval fee at $150 per applicant (Florida Statute 718.112). The estoppel certificate must also say, on the statutory form, whether board approval is required and whether a right of first refusal exists (Florida Statute 718.116), so a buyer never has to guess.

Property Taxes, Parcel by Parcel

Collier County roll, total taxes as carried on the August 2026 extract:

The highest figure belongs to the combined 801/802, $22,845.53; the lowest, $4,228.88, to a homesteaded second-floor residence. The difference among single units is the Save Our Homes cap, which limits the annual growth in a homestead’s assessed value to the lower of 3% or inflation, 2.7% for 2026 (Florida Department of Revenue, Save Our Homes), and the homestead exemption itself (Florida Statute 196.031). Non-homestead residences are capped at 10% a year, but that cap does not reach school levies (Florida Statute 193.1554), and on a building where 24 of 28 parcels are not homesteaded that matters.

The Reset on Resale

When a Diplomat Club residence sells, the new owner’s assessment starts over at just value on the following 1 January (Florida Statute 193.155). A buyer who will live here full time can file for homestead by 1 March and, if leaving a Florida homestead, may carry up to $500,000 of Save Our Homes benefit under portability (Florida Department of Revenue, PT-112). A buyer keeping a home elsewhere pays the non-homestead bill. Either way, the seller’s current bill is a fact about how long the seller has owned, not about what you will pay.

Diplomat Club Layered Costs: Association, City and County

Diplomat Club owners carry four layers of cost: the condominium assessment, which is unpublished; City of Naples and Collier County property taxes of about 9.01 mills on the county file’s 2026 rates; their own insurance and utilities; and nothing else we can document. There is no community development district, no master association and no Moorings Bay levy.

Layer by Layer

The Tax Levies, One by One

The county’s 2026 taxing-authority list for Diplomat Club’s millage area names nine levies: Collier County’s general fund, 3.0107 mills; the South Florida Water Management District, 0.0948; the Big Cypress Basin, 0.0978; the City of Naples general fund, 1.2900; the school board’s state-law levy, 1.8990, and local levy, 2.2480; Collier Mosquito Control, 0.1331; the county’s water pollution control program, 0.0246; and Conservation Collier, 0.2096 (Collier County roll, taxing authorities history). The adopted 2025 City total was about 9.05 mills (City of Naples millage); the 2026 figures in the county file are the ones used to compute its tax column.

What a Diplomat Club Buyer Pays at Closing

Florida documentary stamp tax on the deed is $0.70 per $100 of consideration in Collier County, with no local surtax (Florida Statute 201.02); who pays it is negotiated in the contract. Add the estoppel certificate fee, any association approval fee (capped at $150 per applicant), title insurance, recording, any lender costs and a City lien search. A cash buyer with no lender still needs flood and HO-6 decisions made before closing, and a new National Flood Insurance Program policy carries a 30-day waiting period (FEMA).

The Costs That Rise

Three lines move over a hold. The City’s stormwater charge is rising in scheduled steps after Council approved a phased increase to fund its drainage program (Gulfshore Business). Condominium insurance on the Gulf follows the reinsurance market. And since budgets adopted on or after 31 December 2024, Florida condominium owners may no longer vote to waive or reduce reserves for the structural components a reserve study covers (Florida Statute 718.112). The 2025 law added flexibility, letting associations fund those reserves with special assessments, lines of credit or loans and, in limited cases, pause contributions after a milestone inspection (HB 913 of 2025). Ask which of those the Diplomat Club board has used.

The Diplomat Club Declaration, Documents and Rules

Diplomat Club is governed by its recorded Declaration of Condominium, its articles, bylaws and rules, and Chapter 718 of the Florida Statutes. The association publishes none of its rules in any source we can cite, so every rule on leasing, pets, sale approval and renovation lives in documents a seller must give a contract buyer.

What Governs a Diplomat Club Residence

Four layers of law and document govern every Diplomat Club residence. First, Chapter 718, the Florida Condominium Act, which sets the rules no declaration can override: official records, budgets and reserves, estoppel certificates, insurance, milestone inspections and structural integrity reserve studies (Florida Statute 718.112). Second, the recorded Declaration of Condominium and its amendments, on file with the Collier County Clerk; Florida’s Division of Condominiums shows a recorded date of 17 January 1971 for the project (DBPR condominium extract). Third, the articles of incorporation and bylaws of the association, whose managing entity DBPR records as Naples Diplomat Condo Club; the corporation’s filings are on the public register of Florida’s Division of Corporations (Sunbiz). Fourth, the board’s rules and regulations. The City’s zoning code sits over all of it.

The Documents a Seller Must Hand Over

Florida law puts the burden on the seller. A unit owner selling a Diplomat Club residence must give the buyer, at the seller’s expense, the declaration, articles of incorporation, bylaws and rules of the association, the latest annual financial statement and annual budget, a copy of the inspector-prepared summary of the milestone inspection report if applicable, the association’s most recent structural integrity reserve study or a statement that none has been completed, and the frequently asked questions and answers document (Florida Statute 718.503). The same section requires every resale contract to state, in conspicuous type, either that the buyer received the declaration, bylaws, rules, financial statement, budget and question-and-answer sheet more than 7 days, excluding weekends and legal holidays, before signing, or that the contract is voidable by the buyer within 7 such days after signing and receipt. That seven-day window is the buyer’s real diligence period at Diplomat Club, and a well-prepared seller shortens it to nothing by delivering the file before an offer.

Sale Approval and Right of First Refusal

Many early-1970s Naples declarations require the board to approve a sale or give the association a right of first refusal. Whether Diplomat Club’s does is not published, and we do not state it. The estoppel certificate answers it on a statutory form: whether board approval of the transfer is required, whether it has been given, whether a right of first refusal exists and whether it has been exercised (Florida Statute 718.116). If approval is required, the fee is capped at $150 per applicant, and we build the association’s review time into the contract calendar from day one.

How Declarations Change, and the Rental Amendment Rule

A Diplomat Club declaration can be amended by the owner vote the declaration itself sets. One statutory limit matters to every buyer: an amendment that prohibits or regulates rental of units, or changes the duration or frequency of rentals, “applies only to unit owners who consent to the amendment and unit owners who acquire title to their units after the effective date of that amendment” (Florida Statute 718.110). A buyer takes title subject to every rental amendment adopted before closing, even if the seller was grandfathered. Ask for the full amendment history, not just the current rules.

Official Records and the Owners’ Website Rule

Florida law requires a condominium association managing 25 or more units to post specified official records on a website or app with a protected owners-only section (Florida Statute 718.111). Diplomat Club’s 31 units put it in that tier. We found no public-facing association website, which is not the same as finding no owners’ portal; an owners-only section is, by law, closed to the public. A selling owner can download from it or request records directly, which is where most of a buyer’s document file comes from.

What the Estoppel Certificate Will Tell You

The estoppel certificate is the most underused document in a Florida condominium sale. For a Diplomat Club residence it states the regular assessment and how often it is paid, any amount owed, any special assessment levied and its schedule, whether a capital contribution or transfer fee is due, whether approval is required and whether the unit is subject to a right of first refusal. It is valid for 30 days if delivered electronically and 35 days if mailed, and the fee is refundable if the sale does not close (Florida Statute 718.116).

The Combined Units and the Declaration

Three Diplomat Club parcels are two units joined: 202/203, 701/702 and 801/802 (Collier County roll). A combination changes a unit’s share of common expenses only if the declaration allows it, and a buyer of a combined residence should read how the combination was approved, whether the declaration was amended, and how assessments are charged: once for the combined home or twice, once per original unit. The estoppel certificate will state the assessment; the declaration explains why.

Is Diplomat Club a 55+ Community?

Diplomat Club is not advertised or documented as a 55 and over community in any public source we reviewed. The state’s condominium record, the City’s milestone list and the county roll carry no age information, and the building publishes no rules. Whether the declaration restricts occupancy by age is answered by the declaration itself.

What Would Make It 55+

Under the federal Housing for Older Persons Act, a condominium may lawfully restrict occupancy by age only if it is intended and operated for persons 55 or older, at least 80% of its occupied units have at least one occupant 55 or older, and it publishes and follows policies showing that intent and verifies ages. None of that appears in Diplomat Club’s public record. Many owners at a Gulf-front building like this are retirees or near-retirees, but ownership patterns are not a rule, and a family with children can buy here unless the declaration says otherwise.

Who Owns Here in Practice

The county roll shows a building dominated by second-home owners: 24 of 28 parcels carry no homestead exemption, and 16 of 28 owners mail their tax bills outside Florida (Collier County roll, 2026). That is a statement about how owners use the building, not about their ages.

Can You Rent Out a Diplomat Club Condo?

Diplomat Club leasing rules are not published; they live in the recorded declaration and the association’s rules. The City of Naples sets the outer limit: in the R3-18 district that covers Diplomat Club, transient lodging is not a permitted use, and the City’s short-term rental rule is a 30-day minimum with narrow exceptions.

What the City Allows

The City of Naples does not run a short-term rental permit program; it enforces through the zoning definition of a transient lodging facility. Its published rule is a 30-day minimum, with an exception allowing a property to be rented for fewer than 30 days no more than three times per calendar year, and a prohibition on advertising a property as available for under 30 days (City of Naples short-term rental handout; City of Naples code compliance FAQ). The Diplomat Club parcel has been zoned R3-18 since Ordinance 02-9497, which states that R3-18 “does not permit transient lodging as a permitted use” (City of Naples Ordinance 02-9497). Properties inside the City are exempt from Collier County’s short-term rental registration (Collier County, short-term vacation rental registration), and Collier County’s tourist development tax still applies to rentals of six months or less.

What the Association Allows

No Diplomat Club leasing rule appears in any allowed public source, and older web pages that described one did so without a source we can check. We do not repeat them. Read three things before you buy with rental income in mind: the leasing article of the declaration and every amendment to it; the rules on lease approval, application fees and any association-held security deposit; and the board minutes for any proposed change, remembering that a rental amendment adopted before your closing binds you (Florida Statute 718.110).

The Hotel Next Door Is a Different Zoning Story

The parcel immediately south of Diplomat Club, 1901 Gulf Shore Boulevard North, is classified by the county as a hotel and motel property (Collier County roll, use code 39), and its presence can confuse buyers about what Diplomat Club allows. The hotel’s use is its own; it says nothing about rentals inside a residential condominium zoned R3-18. The declaration and the City’s 30-day rule govern Diplomat Club.

Selling a Residence With a Tenant in It

A lease does not stop a sale, but the buyer takes the residence subject to it. Disclose the lease and its end date from the start, coordinate showing terms with the tenant, and confirm whether the association requires approval of the new owner before the tenant’s lease is assigned. A seasonal lease ending in April is a common fit for a spring Diplomat Club closing.

Pet Rules at Diplomat Club

Diplomat Club pet rules are not published in any public source we can cite, so we state no limit on number, size or species, and we do not repeat pet claims from older web pages. The recorded declaration and the association’s rules are where the pet rule lives, and a buyer with a pet should read both before signing.

What to Ask, and Where the Answer Lives

Ask for the pet article of the declaration, every amendment to it and the current rules and regulations; ask whether tenants and guests may keep pets, whether pets may ride the building’s single elevator, and whether the board has a registration requirement. A seller must provide the declaration and rules under Florida Statute 718.503, so the answer is always available before the seven-day contract window closes.

Service and Assistance Animals

A declaration’s pet rule does not override federal and Florida fair housing law on service animals and assistance animals for residents with a disability. If that applies to you, raise it with the association in writing early; it is handled as a request for reasonable accommodation, not as a pet application.

Pets and the Beach

The beach in front of Diplomat Club is part of the City of Naples shoreline, where the City’s own beach rules apply. The Naples Police Department’s Beach Patrol enforces those rules seven days a week (Naples Police Department, Beach Patrol). Check the current rule on dogs on the sand before assuming a morning walk on the beach is allowed.

Milestone Inspections, Structural Reserve Studies and Florida Condo Law at Diplomat Club

Diplomat Club is on the City of Naples’ 2024 milestone inspection list as an eight-story building from 1972, so a milestone inspection and a structural integrity reserve study are both required. Whether each was completed, and what either found, is not settled by any public record we could reach.

Diplomat Club Is on the City’s 2024 Milestone List

The City of Naples Building Division’s 2024 Milestone Buildings list includes “DIPLOMAT CLUB CONDOMINIUM, 1919 GULF SHORE BLVD N, NAPLES, FL 34102, 8, 1972” (City of Naples, 2024 Milestone Buildings; Milestone Inspections by Year). The City’s rule for buildings within three miles of the coastline is 25 years of age from the certificate of occupancy, then every 10 years, and buildings already past their milestone year were due by 31 December 2024 (City of Naples, Milestone Inspections). The same list carries its Gulf-side neighbors Gulf Towers and Carriage Club, and, a fifth of a mile south in Coquina Sands, Embassy Club of Naples, The Whitehall, Colonial Club and The Laurentians.

What the Milestone Law Requires

Florida’s milestone inspection law applies to a building of three habitable stories or more held in whole or in part in the condominium or cooperative form, and lets a local agency require the first inspection at 25 years near salt water (Florida Statute 553.899). Phase one is a visual examination by a licensed architect or engineer; phase two follows only if phase one finds substantial structural deterioration. Within 45 days of receiving the report, the association must distribute the inspector-prepared summary to every unit owner, and the seller must give a copy of that summary to a buyer (Florida Statute 718.503).

Has the Diplomat Club Milestone Inspection Been Done?

The City publishes which buildings were required to inspect, not whether each report was filed or what it found, and its permit portal could not be queried for this page (City of Naples permit search). So the accurate statement is this: Diplomat Club is on the City’s 2024 milestone list, and the inspector-prepared summary is a document the seller must provide. Ask for phase one, any phase two report and the repair plan that followed.

The Structural Integrity Reserve Study

A residential condominium association must have a structural integrity reserve study completed at least every 10 years for each building three habitable stories or higher, covering the roof, structure, fireproofing and fire protection systems, plumbing, electrical systems, waterproofing and exterior painting, windows and exterior doors, and any other item with a deferred maintenance or replacement cost over $25,000 (Florida Statute 718.112). For an existing condominium the deadline was 31 December 2025; an association required to complete a milestone inspection on or before 31 December 2026 could complete the study at the same time, but in no event after 31 December 2026. Florida’s Division of Condominiums keeps a SIRS reporting database (DBPR SIRS reporting); it could not be queried for this page, and we do not state that a study was or was not filed. A seller must give the buyer the most recent study or a statement that none has been completed.

Fire Protection

We found no news report or public record describing Diplomat Club’s fire sprinkler or life safety status, and we do not guess. Florida’s high-rise sprinkler retrofit rules turn on building height as the fire code measures it, and the state’s elevator record shows 63 feet of elevator travel across eight landings here (DBPR elevator extract); elevator travel is not a code height, so it settles nothing on its own. The question has three direct answers: the association’s written answer and the related board minutes; the City of Naples permit history for 1919 Gulf Shore Boulevard North; and the structural integrity reserve study, which must include “fireproofing and fire protection systems” (Florida Statute 718.112).

The 1970 Elevator

Diplomat Club’s single hydraulic elevator dates from 1970 and passed its most recent state inspection on 1 April 2026 (DBPR elevator extract). A current certificate says the car is safe to operate today; it does not say when the association expects to modernize it, how long the building would be without an elevator during that work, or how it will be paid for. Those answers are in the reserve schedule and the minutes.

The Diplomat Club Document Checklist

Before a Diplomat Club buyer spends money on inspections, we ask the seller and the association for:

• the phase one milestone inspection report, the inspector-prepared summary and any phase two report
• the most recent structural integrity reserve study, or the statement that none has been completed
• the current adopted budget, with reserve lines for each structural component and for the elevator, and the latest annual financial statement
• any special assessment, line of credit or loan the board has approved, and any pause in reserve contributions
• the association’s written answer on fire sprinklers or an engineered life safety system, with permits
• the master insurance declarations, the flood policy and the hurricane deductible
• 24 months of board minutes and the frequently asked questions and answers sheet
• for a combined residence, the approval of the combination and how its assessment is charged

Hurricanes, Flood Zone and Insurance at Diplomat Club

Diplomat Club sits in FEMA flood zone AE with a base flood elevation of 10 feet on panel 12021C0391J, effective 8 February 2024, and the coastal V zone begins on the beach just west of the building. Collier County places the address in hurricane evacuation Zone A, the first to leave.

Flood Zone AE, With the V Zone on the Sand

We queried FEMA’s National Flood Hazard Layer at the City’s address point and at two points across the building’s footprint, and every one returned Zone AE, “coastal floodplain,” static base flood elevation 10 feet (FEMA NFHL flood hazard zones). The FIRM panel is 12021C0391J, effective 8 February 2024, in the City of Naples’ NFIP community 125130 (FEMA NFHL FIRM panels). Seaward, Zone VE begins roughly 5 to 25 meters west of the building’s west face, with a base flood elevation of 11 feet near the line rising to 14 feet farther out. An official flood zone determination for the building, and the association’s elevation certificate if it has one, are the documents that settle it for insurance.

Evacuation Zone A

Collier County’s hurricane evacuation-zone map places 1919 Gulf Shore Boulevard North in Zone A (Collier County, Hurricane Evacuation Zones). Zone A is the county’s first surge-based zone, closest to the Gulf, and is typically the first ordered to evacuate when a storm threatens surge. Check the address yourself in the county’s Know Your Zone lookup, and plan to leave early; an eight-story building with one elevator is not a place to ride out surge.

What AE Means for a Condominium Owner

In a condominium the flood decision is made twice. The association buys the building’s flood policy; under the National Flood Insurance Program a residential condominium building association policy is capped at the lesser of replacement cost or $250,000 times the number of units, which for Diplomat Club’s 31 units on the state record is a ceiling of $7,750,000 of building coverage, and many Gulf-front associations buy excess flood above that layer. The owner buys an HO-6 policy and, if wanted, a unit-owner flood policy for contents and improvements. The City of Naples is Community Rating System Class 5, a 25% discount on NFIP premiums in A and V zones (City of Naples, flood insurance; FEMA Community Status Book). A lender will require flood coverage in Zone AE; a cash buyer decides for themselves, and a new NFIP policy has a 30-day waiting period (FEMA Risk Rating 2.0).

The Coastal A Zone Question

In the City of Naples, the part of an AE zone between the V zone and the Limit of Moderate Wave Action is treated as a Coastal A Zone, mapped AE for insurance but built to V-zone-style standards on a rebuild (Naples Code, Chapter 16 Article IV). With the V zone line only meters from the building, ask the City’s floodplain staff whether any part of the Diplomat Club footprint is treated as Coastal A before relying on an insurance or rebuild assumption.

New Flood Maps Are Coming

FEMA issued preliminary flood maps for Collier County and the City of Naples in March 2025, and Collier County opened a 90-day appeal period on 19 August 2026 with a target effective date of summer 2027 (Collier County, August 2026). We do not characterize what the preliminary maps show for Diplomat Club. Ask your insurance agent to rate both the effective and the preliminary map for the building.

Hurricanes Ian and Milton at Naples

Hurricane Ian, on 28 September 2022, drove the NOAA gauge at the Naples Pier to 6.18 feet above mean higher high water before the gauge failed, and the National Hurricane Center reports 6 to 9 feet of inundation above ground level in Naples (NHC Tropical Cyclone Report, Ian). Hurricane Milton, in October 2024, produced 5.78 feet of storm surge at the Naples Bay North gauge (NHC Tropical Cyclone Report, Milton). Neither report breaks damage down by building, and we found no allowed public source describing Diplomat Club’s damage, claims or repairs from either storm. The ground floor, where three residences sit, and the building’s single elevator are its most exposed elements. Ask the association for its Ian and Milton claim history, what was repaired and how it was paid for, and whether a special assessment followed. The NOAA gauge record is at NOAA Tides and Currents.

Storm Rules and Rebuild Rules for a 1972 Building

Two City rules matter to a 1972 Gulf-front building after a storm. The first is the substantial improvement and substantial damage rule: repair or improvement costing 50% or more of the structure’s market value triggers full compliance with the City’s flood regulations, including elevation (City of Naples, development in the floodplain; City FAQ on the 50 percent rule). The second is zoning. An eight-story building on a 1.29-acre parcel in today’s R3-18 district may exceed current height or density limits, which would make it a legally nonconforming structure, and what may be rebuilt after a casualty is set by the City’s code. We have not confirmed Diplomat Club’s status, and it is a fair question for the association’s counsel and the City’s planning staff before you buy.

Insuring a Diplomat Club Residence

Florida law requires the association’s property policy to cover the condominium property as originally installed, or replacement of like kind and quality; everything an owner or prior owner added or upgraded inside the unit is the owner’s to insure (Florida Statute 718.111). Every unit-owner policy must include at least $2,000 of loss assessment coverage (Florida Statute 627.714), and on a Gulf-front building a much higher endorsement is one of the cheapest protections available. For scale only: Florida’s Office of Insurance Regulation reported a Collier County average condominium unit-owner premium of $3,545 a year including wind, as of 31 March 2025 (FLOIR Property Insurance Stability Report); a Gulf-front residence with a high contents and improvements limit will price above a county average. A wind mitigation inspection documents opening protection and earns credits under Florida’s rules (FLOIR wind mitigation resources).

Which Schools Serve Diplomat Club?

Diplomat Club lies in the Gulf-front corridor that Collier County Public Schools assigns to Lake Park Elementary, Gulfview Middle and Naples High School, all three rated A by the Florida Department of Education for 2025-26. Because school zones can split at a single address, confirm 1919 Gulf Shore Boulevard North in the district’s own locator before relying on it.

The Three Assigned Public Schools

Our Coquina Sands research tested the district’s 2026-27 attendance-zone tool at a Banyan Boulevard address and inspected the elementary zone map at neighborhood scale: the Lake Park Elementary zone covers the Gulf-front strip continuously from The Moorings south through Coquina Sands, and the neighboring Sea Gate Elementary zone begins north of The Moorings, at Park Shore (CCPS attendance zone locator). We did not re-run the tool for 1919 specifically.

Grades from the Florida Department of Education. Drive times are free-flow routed estimates (method below). The district’s own disclaimer applies: its maps are general information, not a guarantee of placement, and the Department of Student Assignment at (239) 377-0540 is the authority for a specific address.

Choice, Private and Charter Options

Collier County runs controlled open enrollment, which it calls Parental Choice, subject to capacity and without district transportation (CCPS Parental Choice). Seacrest Country Day School, The Village School of Naples, St. Ann Catholic School and First Baptist Academy are each within a short drive of the Gulf-front corridor. Naples High offers Cambridge AICE and the AP Capstone Diploma (Naples High School advanced studies).

Who Uses the Schools at Diplomat Club

Few Diplomat Club households do. With 24 of 28 parcels carrying no homestead exemption and most owners mailing tax bills out of state, the building is primarily a second-home building. For a family moving here full time, three A-rated zoned schools within about six minutes’ drive are a genuine advantage, and the school question rarely drives a Diplomat Club price.

City Permits and Zoning at Diplomat Club

Diplomat Club is zoned R3-18 Multifamily under City of Naples Ordinance 02-9497 of 2002, with a future land use of Residential, High Density Mid Rise. Permits for the building are issued by the City’s Building Division, whose public permit history for 1919 Gulf Shore Boulevard North could not be pulled for this page.

R3-18 Multifamily Since 2002

The City’s zoning layer carries the parcel as R3-18, with Ordinance 02-9497 as the ordinance of record (City of Naples GIS zoning). The 2002 ordinance moved the west side of Gulf Shore Boulevard North between Oleander Drive and Doctors Pass from R3-T18 to R3-18, ending transient lodging as a permitted use and removing the extra height and lot coverage R3-T18 allowed over under-building parking (City of Naples Ordinance 02-9497). The district’s standards are in the City code (Naples Code, R3 Multifamily District), and the future land use category is Residential, High Density Mid Rise (City of Naples GIS future land use).

The Moorings’ Own Multifamily District

The Moorings has a named multifamily district of its own in the City code, R3-15 Multifamily District, Moorings, in Chapter 58, Division 14 (Naples Code, Division 14). Diplomat Club is not in it: its parcel is R3-18, like the rest of the Gulf-side corridor the 2002 ordinance covered. The difference matters to anyone comparing Diplomat Club with Moorings buildings across the boulevard, whose redevelopment rights are set by a different district.

Permits at 1919 Gulf Shore Boulevard North

The City’s permit portal sits behind a verification step and could not be queried for this page (City of Naples permit search). For a Diplomat Club purchase, the permits worth pulling are the milestone inspection and any repair permits that followed, concrete restoration, fire protection or life safety work, roofing, windows and doors (building-wide and for the residence you are buying), elevator work, any permits for the three unit combinations, and any open or expired permits on the unit. We pull that history with the buyer before inspection, and we ask a seller to close out any open permit before listing.

Renovation Permits Inside a Residence

Most interior work beyond cosmetic finishes needs a City permit and the association’s written approval. Window and door replacement also needs product approval for wind loads on a Gulf-front building. Keep every final inspection, because the next buyer’s insurer and wind mitigation inspector will ask for them.

What Is Being Built Near Diplomat Club?

Diplomat Club sits in a stretch of Gulf Shore Boulevard North where the redevelopment wave has so far passed by the immediate neighbors: the buildings on either side date from 1964 to 2003. The nearby changes are a short walk south, at the cleared 1785 parcel and the Rosewood Residences site at 1601, and at Naples Beach Club, A Four Seasons Resort.

The Immediate Neighbors

To the north, Gulf Towers (1977, seven stories, 1964) and Carriage Club (2011, six stories, 1964) are both on the City’s 2024 milestone list; to the south, the hotel parcel at 1901, La Tour Rivage (1851, a 1963 cooperative of seven stories) and Sancerre (1801, built 2003) (City of Naples, 2024 Milestone Buildings; Collier County roll). Across the boulevard stand the Boulevard Club, the Ambassador Club, La Villa Riviera and Palm Bay Villas. Nothing on the county roll shows a demolition or new building on any of those parcels.

1785 Gulf Shore Boulevard North

About 0.2 mile south, the parcel at 1785, the last Coquina Sands folio before The Moorings, is a single county parcel now classified as vacant commercial land, with a 2026 preliminary just value of $64,413,300 (Collier County roll). Its future building is a Coquina Sands question, and we follow it on our Coquina Sands page.

Rosewood Residences Naples at 1601

Farther south, beside Embassy Club of Naples, the former Mansion House cooperative site is becoming Rosewood Residences Naples: 42 residences in two buildings, developed by The Ronto Group with Wheelock Street Capital and Rosewood Hotels and Resorts, priced from $12.75 million (The Ronto Group; Gulfshore Business). It is a different product at a different price and is not a comparable for a Diplomat Club residence, but its construction traffic uses the same boulevard.

Naples Beach Club, A Four Seasons Resort

About 0.9 road mile south, Naples Beach Club, A Four Seasons Resort opened its hotel on 17 November 2025, with residences planned across beachside and golfside buildings and its golf course due in 2027 (Four Seasons, Naples Beach Club). The buyer was a joint venture of The Athens Group and MSD Partners, and 104.6 acres of the 125-acre site, 84%, are under a perpetual conservation easement held by the North American Land Trust since 29 June 2022 (City of Naples). For a Diplomat Club owner the resort is a restaurant, spa and tennis neighbor, not a view.

Farther North on the Boulevard

Farther north in The Moorings, the former Executive Club site at 3300 Gulf Shore Boulevard North broke ground on 29 January 2026 for an eight-story, 51-unit building by Kolter Urban (Gulfshore Business). A buyer weighing new construction against a 1972 Gulf-front building will likely tour both, and the comparison is price per square foot against age, not like for like.

Beach Work: Outfalls and Renourishment

The City’s beach outfall and water quality project runs along the Gulf Shore Boulevard right-of-way south of Coquina Sands toward downtown, with contractual completion in June 2027 (Naples Beach Improvements), and Collier County’s Naples Beach renourishment is scheduled for November 2026. Both touch Diplomat Club’s beach experience more than its building.

Daily Logistics and Beach Access at Diplomat Club

Diplomat Club puts the beach at the building’s west side, Lowdermilk Park about a third of a mile south in a straight line, NCH Baker Hospital about 1.9 road miles away and Fifth Avenue South about 2.2 road miles. Southwest Florida International Airport is about 35.4 road miles north.

Drive Times From 1919 Gulf Shore Boulevard North

Routed with the OSRM public router, driving profile, free-flow, run 29 September 2026 from the City’s address point, destinations geocoded with the US Census Bureau geocoder or fixed points (OSRM):

These are free-flow times with no traffic model. From January through April, anything that touches US 41 or the airport corridor runs slower; treat the distances as firm and the times as off-season.

The Beach and Lowdermilk Park

Diplomat Club residents walk to the beach from the building. Lowdermilk Park, the City’s beachfront park at 1301 Gulf Shore Boulevard North, is the nearest public beach park, with full restrooms, showers, volleyball, picnic gazebos and a beach grill, open 5:00 a.m. to 11:00 p.m. (City of Naples, Lowdermilk Park). Parking at Lowdermilk is metered, and vehicles with a City or County beach parking permit park free; Collier County property taxpayers, including Diplomat Club owners, are eligible for a permit (City of Naples beach parking permits). The Naples Pier is closed for reconstruction, with reopening targeted for July 2027 (City of Naples, Naples Pier rebuild).

The Moorings Beach Lot Next Door to the North

The City’s 2006 easement schedule lists the Moorings Property Owners as the owner of Lot 7, Block “S,” a beach lot the county roll places at 2101 Gulf Shore Boulevard North (Resolution 06-11272; Collier County roll). Whether Diplomat Club owners have any right to use it is not in any public record we could read, and we do not claim it. Ask the association.

Getting In and Out

Diplomat Club’s entry is directly off Gulf Shore Boulevard North, a City street. For daily errands, the Village Shops on Venetian Bay are about 2.8 road miles north and downtown about two and a quarter miles south. The Naples Airport, with private and charter service, is about 11 minutes away off-season.

City Services at the Door

Diplomat Club is inside the City of Naples, which means City of Naples Police, including a Beach Patrol that works seven days a week, and City of Naples Fire-Rescue (Naples Police Department, Beach Patrol). Trash, recycling, water and sewer are City services, usually billed to a building’s association rather than to each owner.

How Does Diplomat Club Compare to Its Moorings Neighbors and the Coquina Sands Towers?

Diplomat Club is the taller, larger-plan building in its Moorings row: eight stories against Gulf Towers’ seven, 1,352 and 1,475 county square feet against Gulf Towers’ 1,300, at a similar county value. Against the Coquina Sands towers a fifth of a mile south, it is the lower-cost way onto the same beach.

The Benchmark Table

Yardstick: the Collier County Property Appraiser roll, tax year 2026 preliminary, files dated 29 August 2026 (parcels, median just value, homestead), the City of Naples 2024 milestone list (stories, year built) and county-qualified recorded sales in the 60 months to 29 August 2026.

Sources: the same county bulk files for every row, the City’s 2024 Milestone Buildings list, and, for The Laurentians, a separate listing of its two towers on that list. La Tour Rivage is a cooperative under Chapter 719, so its roll parcels and recorded transfers describe cooperative interests rather than condominium units, and its figures are not a like-for-like price comparison. Diplomat Club’s median is the average of its 14th and 15th parcel values; three of its 28 parcels are combined homes.

Reading the Table

Three things stand out. First, in its own Moorings row Diplomat Club and Gulf Towers are close on county value and on recorded sale prices, $1,275,000 at the 60-month median for both, but Diplomat Club’s single units are larger on the county roll, and the building is a story taller. Second, the buildings with the most full-time owners in the table are Boulevard Club across the boulevard (16 of 36 parcels homesteaded) and The Laurentians (16 of 32); Diplomat Club, at 14%, is among the most seasonal, with only Gulf Towers and the La Tour Rivage cooperative lower. Third, the Coquina Sands towers a fifth of a mile south, Embassy Club of Naples, Colonial Club, The Whitehall and The Laurentians, all sit above Diplomat Club on median county value, from about 34% higher at Colonial Club to about three times as high at The Whitehall.

The Coquina Sands Towers Across the Line

A Diplomat Club buyer often tours Coquina Sands the same afternoon, and the neighborhood line is invisible from the sand. Embassy Club of Naples at 1717 is the nearest, a ten-story 1970 tower of 36 residences. Colonial Club at 1275 is a five-story 1967 building of 17 parcels. The Whitehall at 1255 and The Laurentians at 1285 are 1970s towers of 3,000-square-foot residences. All four are on the City’s 2024 milestone list with Diplomat Club, so the document diligence is the same in every one of them; our Coquina Sands page carries the county figures for all seventeen of that neighborhood’s associations.

Diplomat Club vs Embassy Club of Naples: Which Should You Choose?

Diplomat Club and Embassy Club of Naples are Gulf-front condominiums of the early 1970s, 0.20 mile apart on Gulf Shore Boulevard North, one in The Moorings and one in Coquina Sands. Diplomat Club offers smaller single units at about 62% of Embassy Club’s median county value; Embassy Club offers larger plans, two elevators and ten stories.

The Decision Table

Collier County roll and sales file (files dated 29 August 2026), Southwest Florida MLS Matrix (Diplomat Club pulled 29 September 2026, Embassy Club pulled 26 September 2026), City of Naples 2024 milestone list and Florida DBPR records:

Sources: DBPR condominium extract; DBPR elevator extract; City of Naples, 2024 Milestone Buildings; Collier County roll; Southwest Florida MLS Matrix. The two MLS pulls were run three days apart, and each window ends on its own pull date.

What the Numbers Say

The two buildings tell opposite market stories. Embassy Club has not recorded a priced resale since January 2024, and its last six MLS closings sold fast and close to list. Diplomat Club has recorded six closings in the last twelve months, slowly and below list. Per county square foot Diplomat Club is priced well under Embassy Club on both the county’s values, about $711 against $970, and on recorded 60-month qualified sales, about $904 against about $1,239. Some of that is size and elevators; some of it is the neighborhood label; and some of it is simply that Diplomat Club’s market has been re-tested in 2026 and Embassy Club’s has not.

Who Should Choose Diplomat Club

Choose Diplomat Club if you want Gulf-front ownership on this stretch of the boulevard at the lowest entry of its era, a single-level plan of about 1,350 to 1,475 square feet or a rare combined home near 3,000, fresh 2026 sales evidence to price against, and a building whose owners are mostly seasonal. Choose it with the document file in hand: the milestone summary, the reserve study, the elevator’s reserve line, the insurance declarations and a clear written answer on fire protection.

Who Should Choose Embassy Club of Naples

Choose Embassy Club of Naples if you want 1,650 or 1,780 square feet in a ten-story tower with two elevators, a beachfront pool and carports the association itself advertises, and you accept that its last recorded sales date from 2023 and early 2024. Expect to pay roughly 60% more per residence on county value and a higher tax bill. Both buildings are on the City’s 2024 milestone list, so the diligence is the same in either.

Selling at Diplomat Club or Embassy Club? Get a free home valuation built on your building’s own recorded sales, or call Jesse direct at (239) 898-6072.

Deciding between the two? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.

Honest Pros and Cons of Owning at Diplomat Club

Diplomat Club offers Gulf-front living in The Moorings at one of the lowest entry prices of its era on Gulf Shore Boulevard North, with fresh 2026 sales to price against. The tradeoffs are a 1972 structure with one elevator, unpublished fees, rules and amenities, and a market that has been selling below list.

The Pros

• Directly on the Gulf in Zone AE rather than the V zone, with about 141 feet of lot width on the beach per the City’s 2006 easement schedule.
• A lower entry to Gulf-front ownership: a $1,023,463 median county value, against $1,660,000 at Embassy Club of Naples a fifth of a mile south.
• Fresh evidence: six MLS closings in the last twelve months, so a buyer and a seller both price against 2026, not 2023.
• Three combined homes of 2,827 to 2,950 county square feet for buyers who want more room without leaving the building.
• Inside the City of Naples, with City police, fire-rescue and beach patrol, no CDD, no master association and no Moorings Bay levy.
• Lowdermilk Park about a third of a mile south, the Four Seasons about 0.9 road mile, Fifth Avenue South about 2.2 road miles.
• Zoned R3-18 since 2002, a district in which transient lodging is not a permitted use.

The Cons

• A 1972 building on the 2024 milestone list, with a reserve study due by 31 December 2026 at the latest; the completion status of both is not public.
• One elevator for eight floors, installed in 1970; any outage or modernization means the stairs.
• No published dues, rules, pet policy, leasing policy or amenities, and no public association website; every answer waits on the documents.
• A soft 2026 market in the building: every closing of the last twelve months sold below list, at a median 92.0%.
• Evacuation Zone A and a V zone that begins on the sand in front of the building.
• Older records that mislabel it, as Coquina Sands and as 27 units, which confuses buyers who research it online.

Weighing a sale? Get a free Diplomat Club home valuation or call Jesse direct at (239) 898-6072. Weighing a purchase? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.

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

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

Data updated: September 2026 (Southwest Florida MLS Matrix, pulled 29 September 2026; Collier County recorded sales through 29 August 2026)

Diplomat Club is the Moorings building where a seller has the most fresh comparables on the boulevard and the least room for error. Six residences closed in the last twelve months, all below list, and the 2022 and 2023 prices of $2,100,000 are the number many owners still remember. As the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate, and Jesse McGreevy and Marc Comisar account for over $900 million in personal sales inside that number. We bring that reach to a Diplomat Club listing along with the file a Diplomat Club buyer will ask for.

Honors and recognition:

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

What Diplomat Club Residences Sold For: the 60-Month MLS Set

The twelve-month window holds six Diplomat Club closings, fewer than ten, so we widened to 60 months, the first window with ten or more. In the 60 months to 29 September 2026, Diplomat Club recorded 11 MLS closings (Southwest Florida MLS Matrix, pulled 29 September 2026). We will walk you through all eleven on request.

• Closings, 60 months: 11, from $720,000 to $2,100,000, at a median of $1,250,000, about $926 per MLS living square foot.
• Dollar volume, same 60 months: $14,645,000, our total of the eleven closings.
• Days on market and sale-to-list: a median 81 days and a median 91.4% of the final list price across the eleven; over the last twelve months, a median 101 days and 92.0%.
• By plan, last twelve months: three larger-plan closings ($1,250,000, $1,300,000, $1,600,000) and three smaller-plan closings ($720,000, $900,000, $925,000).
• The record: $2,100,000, reached twice, by residence 604 in May 2022 and residence 402 in February 2023.
• For context only: NABOR reported 147 days on market and 92.5% of list price received for Naples Beach condominiums in July 2026, a three-ZIP MLS figure, not a Diplomat Club one.

Selling a Diplomat Club Residence Is Different in Seven Ways

Each difference is a document or a decision, and we settle each one before the first showing.

• The statutory disclosure package. The declaration, articles, bylaws, rules, annual financial statement, budget, question-and-answer sheet, milestone summary and reserve study (or the statement that none exists) go to the buyer at your expense under Florida Statute 718.503. Delivering them before an offer turns the buyer’s seven-day voidability window into a formality.
• The estoppel certificate. It states assessments, anything owed, special assessments and whether approval or a right of first refusal applies, for no more than $250 when nothing is delinquent (Florida Statute 718.116). We order it early.
• The elevator answer. Buyers will ask about the building’s single 1970 elevator. Put its reserve line and any modernization plan in the file.
• The milestone and reserve-study file. Diplomat Club is on the City’s 2024 milestone list. The inspector’s summary, any phase two report and the reserve study are what a buyer’s lender, insurer and attorney will read.
• The insurance file. Master policy declarations, the flood policy and the hurricane deductible, because a buyer’s HO-6 quote depends on them.
• The owners who are away. Sixteen of 28 owners mail tax bills outside Florida. We are set up to list, show and close a residence whose owner is in another state or country.
• The record online. Older web pages call Diplomat Club a Coquina Sands building with 27 units. We correct it in the listing, so a buyer’s research starts from the state’s 31 units and the City’s Moorings location.

Stack, Floor and Condition: What Moves a Diplomat Club Price

The county values Diplomat Club mechanically: $264,325 more for a stack 01 or 02 residence than for a stack 03 or 04 residence on the same floor, $15,000 more for each floor from the second upward, and bigger steps at the bottom and top (2026 preliminary roll). The 2026 market added more: the three larger-plan closings averaged about $938 per county square foot against about $628 for the three smaller-plan closings. Condition matters more in a 1972 building than in a new one: renovated kitchens and baths, impact-rated windows and doors with permits, and updated electrical and plumbing are what separate one residence from the next in the same stack. We price your residence against the sales that match its stack, its floor and its condition.

Marketing a Residence in a Repricing Building

With six closings in twelve months, a Diplomat Club buyer has choices and knows it. The listing that wins is the one that looks like the best value of the six on the first day: photography, video and floor plans that show the Gulf from your floor, the document file ready for the buyer’s agent, and a price that sits inside the 2026 evidence for your stack. The comparison buyers will make is with Gulf Towers next door, with Embassy Club of Naples to the south and with new construction farther north, so we show the value case in the building’s own terms.

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

Start with a free Diplomat Club home valuation. It takes about a minute, and Jesse follows up with the Diplomat Club sales that actually fit your residence: the same stack, a comparable floor, adjusted for renovation, opening protection, furnishings and any lease in place. An online automated estimate cannot see that the building’s two plans sold on opposite sides of the county’s value in 2026. We price to the record.

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

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

Is now a good time to sell a Diplomat Club condo?

For a residence priced to the 2026 closings for its stack, with its document file ready, yes: the building’s buyers are active, with six closings in twelve months. The risk is pricing to 2023. Every closing of the last twelve months sold below list, and the listings that asked the most expired.

How do I price my Diplomat Club residence after six 2026 sales?

Start from the 2026 closings in your stack, adjust for floor and condition, and test the result against the 60-month median of $1,250,000 and against Gulf Towers next door. The county’s value is a reference, not a floor: the larger-plan residences sold above it in 2026 and the smaller-plan residences below it.

Are stack 01 and 02 residences worth more than stack 03 and 04?

Yes, on every measure in the record. The county values them $264,325 higher on the same floor, and the three larger-plan closings of the last twelve months averaged about $938 per county square foot against about $628 for the three smaller-plan closings.

What will buyers ask about the elevator?

Whether the building’s single 1970 elevator is funded for modernization, when that work is planned and how long the building would be without it. Get the reserve-study line, the budget and any board minutes on the elevator into your file before you list.

Do I have to give buyers the milestone summary and the reserve study?

Yes. Florida law requires a condominium seller to provide the inspector-prepared summary of the milestone inspection report, if applicable, and the association’s most recent structural integrity reserve study or a statement that none has been completed, along with the declaration, bylaws, rules, budget and financial statement.

Can I sell my Diplomat Club residence if I live out of state?

Yes, and most Diplomat Club owners do: 16 of 28 mail their tax bills outside Florida. Listing paperwork, showings, inspections and closing can all be handled remotely, with a mobile notary or a mail-away closing.

Your Local Real Estate Experts

Diplomat Club owners and buyers work directly with Jesse McGreevy and Marc Comisar, not with a call center. The two have sold Southwest Florida real estate for more than twenty years, and before writing this guide they read the building’s county roll, every recorded Diplomat Club deed since 1971, every Diplomat Club MLS listing and the public record behind each fact here.

You can read the longer version of how the team was built on our about the McGreevy and Comisar team page. McGreevy and Comisar are the Domain Realty team behind this Diplomat Club guide: Jesse McGreevy, Sales Associate, and Marc Comisar, Broker Associate. Jesse has been in the business since October 2004, the team launched in October 2008, and both work the Naples Gulf-front condominium market that Diplomat Club sits in.

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

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

• the Collier County roll for all 28 Diplomat Club parcels and every recorded Diplomat Club deed since the first unit deeds of 1971
• every Diplomat Club listing in the Southwest Florida MLS Matrix, 47 records from 1999 to 2026
• Florida DBPR’s condominium record for project PR1S017910 and its elevator record for license 8854
• the City of Naples 2024 milestone list, Ordinance 02-9497, Resolution 06-11272 and the City’s zoning, parcel, neighborhood, taxing-district and address layers
• FEMA’s flood hazard layer and panel record for the building’s footprint, and Collier County’s evacuation-zone map
• the Florida Statutes that govern a condominium sale, from the disclosure package to the estoppel certificate
• the county roll and recorded sales for Gulf Towers, Carriage Club, Boulevard Club, La Tour Rivage, Embassy Club of Naples, Colonial Club, The Whitehall and The Laurentians

What Our Clients Say

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

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

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

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

Contact McGreevy and Comisar

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

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

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

Licensure, and the Office of Record

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

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

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

Where Else to Find the Team

Video walkthroughs, market updates and community tours are published on the team’s own channel at McGreevy and Comisar on YouTube. The team also keeps a company page at McGreevy and Comisar on LinkedIn. For the wider market around Diplomat Club, see our guide to The Moorings and our Naples guide. Our guides to the Gulf-front buildings just south, across the Coquina Sands line, are live: Embassy Club of Naples, Colonial Club, The Whitehall and The Laurentians.

Frequently Asked Questions, Buyer Edition

These Diplomat Club buyer questions are answered from the Collier County roll and sales file dated 29 August 2026, the Southwest Florida MLS Matrix pulled 29 September 2026, Florida DBPR records, City of Naples documents, FEMA and Collier County hazard data and the Florida Statutes. Each answer names its source, and where the public record stops, we say so.

Where is Diplomat Club?

Diplomat Club is at 1919 Gulf Shore Boulevard North, Naples, Florida 34102, on the Gulf side of the boulevard in The Moorings, inside the City of Naples. Gulf Towers is its neighbor to the north, and Lowdermilk Park is about a third of a mile south in a straight line.

Is Diplomat Club in The Moorings or Coquina Sands?

The Moorings. The City’s planning-neighborhood layer places the address in The Moorings (City of Naples GIS), and the parcel is a Block “S” lot of The Moorings Unit No. 2. The MLS filed the building under Coquina Sands until about 2013, which is why older pages still say so.

Is Diplomat Club a condo or a co-op?

A condominium. Florida DBPR lists it as condominium project PR1S017910, the City calls it “DIPLOMAT CLUB CONDOMINIUM,” and the county roll carries condominium unit parcels. A buyer receives a deed to a unit plus an undivided share of the common elements under Chapter 718.

When was Diplomat Club built?

The City of Naples milestone list and the Collier County roll both say 1972. The building’s elevator was installed in 1970, DBPR’s condominium record carries a 17 January 1971 recorded date, and unit deeds began in April 1971 (DBPR).

How many units are in Diplomat Club?

Thirty-one on the state’s condominium record. The county roll carries 28 parcels because three pairs of units have been combined into single homes: 202/203, 701/702 and 801/802. The “27 units” figure on older web pages is not supported by any state, county or City record.

How many floors does Diplomat Club have?

Eight. The City of Naples lists the building at eight stories (City of Naples, 2024 Milestone Buildings), and the building’s elevator serves eight landings. Residences occupy all eight floors, with three units on the first floor and four on each floor above.

How big are Diplomat Club condos?

On the county roll, 1,475 square feet for residences in stacks 01 and 02 and 1,352 square feet for residences in stacks 03 and 04, plus three combined homes of 2,827 to 2,950 square feet. The MLS lists most single residences at about 1,350 to 1,400 living square feet with two bedrooms and two baths.

What are the combined units at Diplomat Club?

Three pairs of original units joined into single homes: 202/203 on the second floor, 701/702 on the seventh and 801/802 on the eighth. The county carries each as one parcel, and the MLS has described them with three or four bedrooms and four baths. They are the building’s largest homes and trade rarely.

Does every Diplomat Club unit face the Gulf?

The building stands on the Gulf side of the boulevard, but no public source we can cite says which stacks face the Gulf directly and which look north or south along it. The 2026 prices suggest the stacks differ, so we show the view from a specific residence in person.

Is Diplomat Club directly on the beach?

Yes. The building stands on the Gulf side of Gulf Shore Boulevard North, on about 141 feet of lot width per the City’s 2006 beach-easement legal description, and FEMA’s V zone begins on the sand roughly 5 to 25 meters west of the building (FEMA NFHL).

Does Diplomat Club have a pool?

We could not confirm one. No public source we can cite lists a pool, and the Coquina Sands research we built on found no Florida Department of Health public-pool permit on file for the address. That is not proof there is none; a tour answers it.

Does Diplomat Club have garages or covered parking?

Not in any public source. Parking assignments, covered spaces and guest parking are set by the declaration and the rules, which a seller must provide. We confirm the arrangement for a specific residence on the tour.

How many elevators does Diplomat Club have, and is it inspected?

One. A hydraulic passenger elevator, Florida license 8854, installed in 1970, with eight landings and a 2,500-pound capacity, last passed state inspection on 1 April 2026 and holds a certificate expiring 1 August 2027 (DBPR elevator extract).

What are the association fees at Diplomat Club?

The association does not publish them, and we publish no figure. The current budget, which a seller must provide, and the estoppel certificate, which states the assessment and anything owed, are the two documents that answer it (Florida Statute 718.116).

How can I find out Diplomat Club’s fees before I make an offer?

Ask the listing agent for the current adopted budget and the latest annual financial statement before you write; a seller has to provide both anyway (Florida Statute 718.503). Ask also for the last two years of board minutes, which show assessments under discussion.

Has Diplomat Club had special assessments?

We found none in any allowed public source, which is absence of evidence rather than a finding. Ask about concrete restoration, the elevator, fire protection and storm repairs, and how each was funded; the estoppel certificate discloses assessments levied, and the minutes show those under discussion.

Can I rent out my Diplomat Club condo?

Only under the declaration’s leasing rules, which are not published, and within City of Naples zoning. The City’s rule is a 30-day minimum, with fewer-than-30-day rentals allowed no more than three times a calendar year (City of Naples). Read the leasing article and every rental amendment before you buy for income.

Does Diplomat Club allow short-term rentals?

Nightly and weekly vacation rentals are not a Diplomat Club model. The parcel is zoned R3-18, where transient lodging is not a permitted use (Ordinance 02-9497), and the City’s short-term rule sets a 30-day minimum with narrow exceptions. The declaration may be stricter still.

Are pets allowed at Diplomat Club?

The pet rule is not published, and we do not repeat pet claims from older web pages. It lives in the declaration and the rules and regulations, which the seller must provide before the contract’s seven-day window closes. Service and assistance animals are handled under fair housing law as reasonable accommodations.

Does the Diplomat Club board approve buyers?

Not published. Many early-1970s Naples declarations require approval, and the estoppel certificate must state whether approval is required and whether a right of first refusal exists. If approval applies, the fee is capped at $150 per applicant under Florida law.

Has Diplomat Club completed its milestone inspection?

Diplomat Club is on the City of Naples’ 2024 milestone list, so an inspection was required (City of Naples). The City does not publish completion status or findings, and we could not verify either. The seller must provide the inspector-prepared summary, which is the document to ask for first.

Does Diplomat Club have a structural integrity reserve study?

Florida law required one by 31 December 2025, or by 31 December 2026 if completed together with a milestone inspection due by then (Florida Statute 718.112). DBPR’s reporting database was not queried for this page, and we do not say whether it was filed. A seller must provide the study or a statement that none exists.

Does Diplomat Club have fire sprinklers?

Not verified either way. We found no public record or news report on the building’s sprinkler or life safety status. Ask the association in writing, pull the City permits and read the reserve study’s “fireproofing and fire protection systems” line, which Florida law requires it to cover.

What flood zone is Diplomat Club in?

Zone AE, base flood elevation 10 feet, on FEMA panel 12021C0391J effective 8 February 2024; Zone VE, with base flood elevations of 11 to 14 feet, begins on the beach just west of the building (FEMA NFHL).

What hurricane evacuation zone is Diplomat Club in?

Zone A, the county’s first surge-based evacuation zone, on Collier County’s hurricane evacuation-zone map (Collier County). Plan to leave early for any storm that threatens surge.

Do I need flood insurance for a Diplomat Club condo if I pay cash?

No lender will require it, so the decision is yours. The association insures the building; a unit-owner flood policy protects your contents and improvements, and loss assessment coverage protects you against the association passing a storm shortfall to owners. On a Gulf-front AE building we recommend quoting both.

How did Diplomat Club fare in Hurricane Ian?

No allowed public source describes Diplomat Club’s damage or repairs. Ian drove the Naples Pier gauge to 6.18 feet above mean higher high water before the gauge failed, and the National Hurricane Center reports 6 to 9 feet of inundation in Naples (NHC). Ask the association for its claim and repair history.

What insurance does a Diplomat Club owner carry versus the association?

The association’s policy covers the condominium property as originally installed; the owner covers everything added or upgraded inside the unit, personal property and liability under an HO-6 policy, plus loss assessment coverage of at least $2,000 by law (Florida Statute 718.111). Read the master declarations for the hurricane deductible.

What schools serve Diplomat Club?

The Gulf-front corridor through The Moorings is zoned to Lake Park Elementary, Gulfview Middle and Naples High School, all rated A for 2025-26 (CCPS zone locator). The zone was verified at a Coquina Sands address and on the district’s map, not at 1919; confirm the exact address with the district.

How far is Diplomat Club from Lowdermilk Park?

About 0.33 mile in a straight line to the park’s northern address point, a walk south along the sand. By car it is 0.71 mile, because a car has to enter the park’s lot (City of Naples, Lowdermilk Park).

How far is Diplomat Club from Fifth Avenue South and the Naples Pier?

Fifth Avenue South is 2.20 road miles, about 5.9 minutes off-season; the Naples Pier is 2.68 road miles, about 7.0 minutes. The pier is closed for reconstruction, with reopening targeted for July 2027.

How far is Diplomat Club from the hospital and the airports?

NCH Baker Hospital is 1.91 road miles, about 5.8 minutes. The Naples Airport terminal is 4.73 miles, about 11 minutes, and Southwest Florida International Airport is 35.41 miles, about 49 minutes, all free-flow estimates that run longer in season.

What is being built near Diplomat Club?

Nothing on the parcels immediately beside it. About 0.2 mile south, the cleared parcel at 1785 is the last Coquina Sands folio, and beyond it Rosewood Residences Naples is rising at 1601 (The Ronto Group). Farther north in The Moorings, a 51-unit building broke ground at 3300 Gulf Shore Boulevard North in January 2026.

How much do Diplomat Club condos sell for?

In the 60 months to 29 September 2026, eleven MLS closings from $720,000 to $2,100,000, a median of $1,250,000. The six closings of the last twelve months ran $720,000 to $1,600,000, with the larger-plan residences at $1,250,000 to $1,600,000.

What was the highest sale ever at Diplomat Club?

On the MLS, $2,100,000, reached twice: residence 604 in May 2022 and residence 402 in February 2023. The county also recorded a $3,975,000 deed for the combined 701/702 in February 2024 (OR 6336/1566), which it coded not qualified and which never appeared in the MLS, so we do not treat it as a market sale.

What are property taxes on a Diplomat Club condo?

The median total tax figure on the county’s August 2026 roll extract is $9,041.83 across 28 parcels, computed at 9.0076 mills. A buyer’s assessment resets to just value the January after purchase (Florida Statute 193.155), so budget from the price, not from the seller’s bill.

Is Diplomat Club in the Moorings Bay taxing district?

No. The Moorings Bay Special Taxing District covers waterfront properties around the Moorings Bay System, and Diplomat Club faces the Gulf. The City’s district layer returns nothing at the address, and the county’s 2026 levy list for the parcel carries no Moorings Bay line (City of Naples).

Diplomat Club or Embassy Club of Naples: which should I buy?

Diplomat Club if you want Gulf-front ownership at about 62% of Embassy Club’s median county value, with fresh 2026 sales to price against; Embassy Club of Naples if you want 1,650 or 1,780 square feet, two elevators and an advertised beachfront pool. Both are on the City’s 2024 milestone list.

Is Diplomat Club a good investment compared with newer Gulf-front buildings?

It is one of the lowest-cost ways onto the beach on this stretch of the boulevard, and the 2026 repricing means a buyer is not paying 2023 prices. Against that sit the costs of an older building: milestone repairs, reserves, a 1970 elevator and insurance. The investment case depends on the documents, which is why we read them first.

What documents should I get before buying at Diplomat Club?

The declaration, articles, bylaws and rules; the budget and financial statement; the milestone summary and any phase two report; the most recent reserve study; the master insurance and flood declarations; the fire-protection answer; 24 months of minutes; and the estoppel certificate. The seller owes most of them under Florida Statute 718.503.

Who is the best realtor for buying at Diplomat Club?

McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008 and the #1 team in Southwest Florida since 2012. We read every Diplomat Club listing and recorded deed and the building’s public record before writing this page, and Marc Comisar at (239) 287-5873 will walk you through the document file before you write an offer.

Frequently Asked Questions, Seller Edition

These Diplomat Club seller questions are answered from the Southwest Florida MLS Matrix pulled 29 September 2026, the Collier County roll and sales file dated 29 August 2026, the Florida Statutes that govern a condominium sale and City of Naples records. Where a number depends on your residence, we say what decides it and how to get it in writing.

Who is the best realtor for Diplomat Club?

McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, the #1 team in Southwest Florida since 2012, with over $900 million in personal sales. We tracked every Diplomat Club listing and deed through September 2026 and price from the sales that match your stack and floor. Call Jesse McGreevy at (239) 898-6072.

Can I sell my Diplomat Club condo without a realtor?

Yes, Florida law allows it, but a Diplomat Club sale without representation puts the statutory disclosure package, the estoppel, any approval process, the pricing judgment in a building where every recent sale closed below list and the buyer’s questions about the elevator and milestone reports on you. McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, handle all of it; call Jesse at (239) 898-6072 before you decide.

What is my Diplomat Club condo worth?

It depends on stack, floor and condition. The six closings of the last twelve months ran from $720,000 to $1,600,000: $1,250,000 to $1,600,000 for the larger-plan residences and $720,000 to $925,000 for the smaller-plan ones. Start with a free Diplomat Club home valuation and Jesse will match your residence to the sales that fit.

Why did Diplomat Club prices fall from the 2022 and 2023 highs?

The two $2,100,000 closings of 2022 and 2023 came at the peak of the Naples beach condominium market, and the 2026 closings reflect a market with more supply and longer days on market. NABOR reported 7.1 months of supply for Naples Beach condominiums in July 2026. Condition and stack explain the rest; the record does not show a single cause.

Does floor level change the value of a Diplomat Club unit?

The county thinks so: it adds $100,000 from the first floor to the second and $15,000 per floor above that, with a larger step to the eighth floor in the smaller plan. In the recorded sales the stack mattered more than the floor in 2026, but a higher floor with a clear Gulf view still earns a premium.

Are stack 01 and 02 residences worth more than stack 03 and 04?

Yes. The county values them $264,325 above the stack 03 and 04 residence on the same floor, and in the last twelve months the three larger-plan closings averaged about $938 per county square foot against about $628 for the three smaller-plan closings.

How is a combined Diplomat Club residence priced?

Against its own short history and the single-unit sales around it, never by doubling a single-unit price. The combined homes trade rarely: 202/203 last recorded a qualified sale at $1,630,000 in 2017 and 801/802 at $2,093,500 in 2020. The county values 801/802 at $2,536,250 for 2026. We build a combined-home price from the plan, the floor, the renovation and the buyer pool for a home near 3,000 square feet.

How long does it take to sell a Diplomat Club condo?

Across the eleven MLS closings of the last 60 months, a median of 81 days on market; across the six of the last twelve months, a median of 101 days, from 38 to 317 (Southwest Florida MLS Matrix, pulled 29 September 2026). A well-priced residence with its document file ready sells faster than that; an overpriced one sits and expires.

What sale-to-list ratio should I expect at Diplomat Club?

The last twelve months closed at a median of 92.0% of the final list price, from 86.7% to 94.8%, and none closed at or above list. The 60-month median is 91.4%. Only one closing in the building’s MLS record sold above list: residence 604 at 116.7% in May 2022.

What documents do I have to give a buyer when I sell at Diplomat Club?

The declaration, articles, bylaws and rules; the annual financial statement and budget; the frequently asked questions and answers document; the inspector-prepared milestone summary if applicable; and the most recent structural integrity reserve study or a statement that none has been completed, all at your expense (Florida Statute 718.503).

Do I have to give buyers the milestone inspection summary and the SIRS?

Yes. Diplomat Club is on the City’s 2024 milestone list, so the inspector-prepared summary applies, and every condominium seller must provide the most recent structural integrity reserve study or a statement that none has been completed. Request both from the association before you list.

How much does an estoppel certificate cost?

No more than $250 when nothing is delinquent, plus up to $100 for delivery within three business days and more if a delinquency exists; the fee is refundable if the sale does not close (Florida Statute 718.116). Who pays it is set by your contract.

Does the Diplomat Club board have to approve my buyer?

That depends on the declaration, which is not published. The estoppel certificate must state whether approval is required and whether a right of first refusal exists. If approval applies, we build the association’s review period into the contract timeline from the start.

Will an unfinished SIRS or milestone report hurt my sale?

It will slow it. Buyers, lenders and insurers read those documents, and a missing one becomes a negotiation. If the association’s work is still in progress, get a written status and timeline from the board and put it in the file, so the buyer sees the plan rather than a gap.

Will a buyer’s lender finance a unit in a 1972 Gulf-front building?

Many will, but condominium lending reviews the building as well as the buyer: reserves, insurance, special assessments, litigation and structural reports all come into it. A clean, current document file is what keeps a financed buyer’s loan on schedule. Cash buyers are common on this boulevard, and we market to both.

Should I renovate my Diplomat Club unit before selling?

Usually not a full renovation. Fix what an inspector will flag, finish open permits, and present the residence clean and staged. With six closings in twelve months, the smaller-plan residences that sold at the low end were competing on condition, so targeted updates can pay in this building; we walk through the residence and tell you which few items pay back.

What renovations need association or City approval?

Most interior work beyond cosmetic finishes needs a City of Naples permit, and the declaration and rules set what needs the association’s written approval. Windows and exterior doors often involve both. Close out any open permit before listing; a buyer’s title and insurance review will find it (City of Naples permit search).

Should I sell before or after a special assessment?

Disclosure is what matters: any assessment levied must appear on the estoppel certificate, and buyers read board minutes. Who pays an assessment levied before closing is a contract term. We found no Diplomat Club special assessment in public sources, so check the minutes and budget before you list.

How do property taxes change for my buyer?

Your buyer’s assessment resets to just value on the 1 January after closing, so your bill is not theirs. If you homesteaded, your Save Our Homes benefit ends with the sale, though you may carry up to $500,000 of it to a new Florida homestead under portability (Florida Department of Revenue, PT-112).

What is the best time of year to sell a Naples beach condo?

Listing in the fall reaches the winter buyers who tour in January through April, when most Naples beach buyers are in town. At Diplomat Club, four of the six closings of the last twelve months closed between February and April. A summer listing reaches fewer buyers but faces less competition.

How do I market a unit when owners are mostly out of state?

The same way we market to buyers who are out of state: professional photography, video, floor plans and remote showings, then private tours in season. Sixteen of Diplomat Club’s 28 owners mail tax bills outside Florida, and many buyers are in the same position, so a remote-first listing is the norm here.

Can I sell my Diplomat Club unit furnished?

Yes. Furniture and furnishings are listed on the contract or a separate bill of sale, and the contract should say whether they are part of the sale. Seasonal buyers often value a turnkey residence, but furnishings rarely add dollar for dollar to price.

Can I sell while a tenant is in place?

Yes. The buyer takes the residence subject to the lease, so disclose the lease terms and end date, coordinate showings with the tenant, and match the closing date to the lease where possible. The declaration’s leasing rules still bind the new owner.

What does it cost to sell a Diplomat Club condo?

Commission, title insurance, the estoppel certificate, any association fees for the sale, prorated assessments and taxes, and Florida documentary stamp tax of $0.70 per $100 of price, which the contract allocates between the parties (Florida Statute 201.02). Ask us for a net sheet on your residence.

Do I pay capital gains tax when I sell my Naples condo?

Florida has no state personal income tax, so any gain is a federal question: your holding period, basis, improvements and whether the residence was your principal residence all matter. Talk to your tax advisor before you list; we will provide the sale figures they need.

What happens to my homestead exemption when I sell?

It ends with the sale. You file for homestead on your next Florida home by 1 March after you own it on 1 January, and you may transfer part of your Save Our Homes benefit to it under portability, up to $500,000, if you establish the new homestead within the time the law allows.

How do I sell an inherited Diplomat Club unit?

Start with title: probate, a trust, or a deed from a prior owner decides who can sign. Ten of the 24 instruments recorded against Diplomat Club parcels in the 36 months to 29 August 2026 were $0 transfers, the kind usually recorded for trust, estate and family transfers, so this is a common path here. We coordinate with the estate’s attorney and the association before we list.

Does Diplomat Club’s Moorings location change my buyer pool?

It changes the comparison, not the pool. Buyers shopping the Gulf-front stretch of Gulf Shore Boulevard North tour both sides of the Coquina Sands line in one afternoon. We present Diplomat Club against Gulf Towers next door and against Embassy Club of Naples to the south, and we make sure the listing says The Moorings, not Coquina Sands.

Does being in flood zone AE and evacuation Zone A affect my sale?

A financed buyer must carry flood insurance on the building, which the association holds, and many buyers add unit-owner flood coverage. Zone AE, base flood elevation 10 feet, and evacuation Zone A are standard for Gulf-front buildings on this corridor. Have the association’s flood policy declarations ready.

What disclosures do I owe about past storm damage?

Florida requires a seller to disclose known facts that materially affect a residence’s value and are not readily observable. For storm history, that means what you know about damage, repairs and claims to your residence, and the association’s records cover the common elements. Put the association’s storm repair history in the file.

Should I get a pre-listing inspection?

For a 1972 building, often yes, for the residence itself: electrical panel, plumbing, windows, doors and any water intrusion. It lets you fix or disclose before a buyer’s inspector finds it. A wind mitigation inspection is worth adding if your residence has impact-rated openings.

How do Diplomat Club prices compare with Embassy Club of Naples?

Embassy Club’s six 60-month MLS closings ran at a median of $2,062,500, against Diplomat Club’s eleven at $1,250,000. Per county square foot the gap narrows but stays wide: about $904 at Diplomat Club against about $1,239 at Embassy Club of Naples on 60-month qualified sales.

How do Diplomat Club prices compare with Gulf Towers next door?

Closely. Gulf Towers’ five county-qualified sales of the last 60 months ran at a median of $1,275,000, the same as Diplomat Club’s eight, and its median county value, $967,500, sits just under Diplomat Club’s $1,023,463. Diplomat Club’s single units are larger on the county roll, 1,352 and 1,475 square feet against 1,300.

Is it better to list with a building specialist or a general agent?

At Diplomat Club, a specialist. The pricing depends on six 2026 closings split by stack, a county ladder that the market ignored in both directions, and a document file that includes a milestone summary, a reserve study and an elevator plan. An agent who has not read those will misprice from either end.

What is a fair commission for a Diplomat Club listing?

Commission is negotiable and set by agreement between you and your listing brokerage, including whether and how a buyer’s agent is compensated. Ask each agent you interview what the fee covers in marketing, preparation of the document file and negotiation, and compare the plans rather than the percentage alone.

Can I rent my unit while it is for sale?

Only as the declaration’s leasing rules allow, and a lease adds a showing constraint and a closing-date constraint. A lease that ends before the winter buying season is usually the better fit.

Why do county records show so many non-qualified deeds at Diplomat Club?

Two reasons. Many owners hold title through trusts or pass residences within families, which record as $0 deeds. And some priced deeds, including the $3,975,000 combined 701/702 transfer of February 2024, were coded not qualified by the county, which means it did not treat them as arm’s-length market sales. We leave both kinds out of every price figure.

What did the expired Diplomat Club listings teach?

That the first price decides the sale. Residence 603 was listed at $1,725,000 and then $1,050,000 in 2024 before it closed at $900,000 in 2026; residence 601 was listed at $2,000,000 before it closed at $1,300,000. Twenty of the building’s 47 MLS listings ended without a sale.

Sources and Authoritative References

Every Diplomat Club fact on this page comes from a state, county, City or federal record, a Florida statute, FEMA or NOAA data, a developer’s own release or reputable local news. County figures come from the Collier County Property Appraiser’s bulk roll files dated 29 August 2026; MLS figures come from the Southwest Florida MLS Matrix, pulled 29 September 2026.

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

Florida Department of Business and Professional Regulation

1. DBPR Division of Condominiums, condominium project extract: project PR1S017910 “DIPLOMAT CLUB”, 31 units, recorded 17 January 1971, managing entity Naples Diplomat Condo Club; Embassy Club PR1S018554
2. DBPR Bureau of Elevator Safety extract: license 8854, installed 1970, eight landings, inspected 1 April 2026
3. DBPR condominium and cooperative SIRS reporting and database

Florida Division of Corporations

4. Sunbiz entity search, the public register of Florida corporations, including condominium associations

City of Naples Documents

5. City of Naples, 2024 Milestone Buildings (Diplomat Club Condominium, 8 stories, 1972)
6. City of Naples, 2029 Milestone Buildings
7. City of Naples, Milestone Inspections by Year
8. City of Naples, Milestone Inspections program and 25-year coastal rule
9. City of Naples, Building Division
10. City of Naples Resolution 06-11272, 2006 beach renourishment easements, easement 06-1003 “Naples Diplomat Condo.”, OR 3919/0108
11. City of Naples Ordinance 02-9497, Gulf Shore Boulevard North rezoning from R3-T18 to R3-18
12. City of Naples, City Council minutes, 9 January 2002, first reading of the Gulf Shore rezoning
13. City of Naples, public portal and electronic permit search
14. City of Naples, Lowdermilk Park
15. City of Naples, flood insurance: are you covered (CRS Class 5)
16. City of Naples, development in the floodplain
17. City of Naples, answers to frequently asked 50 percent rule and FEMA questions
18. City of Naples, flood zone maps
19. City of Naples, 2024 Flood Insurance Rate Maps
20. City of Naples, flood mitigation guidelines and regulations for property owners
21. City of Naples, Mayor’s Hurricane Ian Emergency Repair Permitting Order, 19 October 2022
22. City of Naples, short-term rental and code compliance handout
23. City of Naples, code compliance frequently asked questions
24. City of Naples, property taxes and millage rate
25. City of Naples, utility rates
26. City of Naples, Moorings Bay Special Taxing District
27. City of Naples, Moorings Bay creation ordinance 87-5328
28. City of Naples, Moorings Bay taxing district budget
29. City of Naples, Moorings Bay, Natural Resources
30. City of Naples, dependent special districts
31. City of Naples, special assessments
32. City of Naples, beach parking permits
33. City of Naples, beach parking information
34. City of Naples, Naples Pier rebuild project
35. City of Naples, public beach accesses and beach end seawall projects
36. City of Naples, River Park Aquatic Center
37. Naples Police Department, Beach Patrol
38. City of Naples, City and Naples Beach Club Holdings sign conservation easement
39. City of Naples, beach outfalls project
40. City of Naples, Future Land Use Element

City of Naples GIS

41. City of Naples GIS, parcels (folio 12787640001, 1.29 acres)
42. City of Naples GIS, address and unit points
43. City of Naples GIS, building footprints
44. City of Naples GIS, street centerlines
45. City of Naples GIS, zoning (R3-18, Ordinance 02-9497)
46. City of Naples GIS, future land use (High Density Mid Rise)
47. City of Naples GIS, planning neighborhoods (Moorings)
48. City of Naples GIS, named-neighborhood associations mapping layer (Moorings)
49. City of Naples GIS, CityView property and zoning service, Moorings Bay Taxing District layer

City of Naples Code of Ordinances

50. Naples Code, Chapter 58, R3 Multifamily District
51. Naples Code, Chapter 58, Division 14, R3-15 Multifamily District, Moorings
52. Naples Code, Chapter 58, Division 16, R3T Multifamily District
53. Naples Code, Chapter 16, Article IV, Floodplain Management
54. Naples Code, Chapter 56, Supplemental District Regulations
55. Naples Comprehensive Plan

Florida Statutes

56. Florida Statute 718.111, the association, insurance and official records
57. Florida Statute 718.112, bylaws, approval fees, reserves and the structural integrity reserve study
58. Florida Statute 718.116, assessments and the estoppel certificate
59. Florida Statute 718.110, amendments and the rental amendment rule
60. Florida Statute 718.503, disclosure prior to sale
61. Florida Statute 718.117, termination of condominium
62. Florida Statute 553.899, mandatory structural inspections for condominium and cooperative buildings
63. Florida Statute 627.714, condominium unit owner loss assessment coverage
64. Florida Statute 193.155, homestead assessment and reassessment after change of ownership
65. Florida Statute 193.1554, non-homestead residential assessment limitation
66. Florida Statute 196.031, homestead exemption
67. Florida Statute 201.02, documentary stamp tax on deeds
68. Florida Statute 720.301, homeowners association definitions
69. Florida Statute 719.103, cooperative definitions
70. Florida Legislature, HB 913 of 2025, condominium reserve flexibility
71. Florida Legislature, SB 180 of 2025

Florida Department of Revenue

72. Florida Department of Revenue, Save Our Homes assessment limitation
73. Florida Department of Revenue, CPI adjustment to the additional homestead exemption
74. Florida Department of Revenue, PT-112, portability
75. Florida Department of Revenue, PT-113, homestead exemption
76. Florida Department of Revenue, property tax information for taxpayers
77. Florida Department of Revenue, Collier County Table 1, comparison of levies, 2025

Florida Office of Insurance Regulation and Citizens

78. Florida Office of Insurance Regulation, Property Insurance Stability Report, July 2025
79. Florida Office of Insurance Regulation, wind mitigation resources
80. Florida Office of Insurance Regulation, premium discounts for hurricane loss mitigation
81. Florida Office of Insurance Regulation, flood insurance
82. Citizens Property Insurance, 2026 Rate Kit

FEMA

83. FEMA National Flood Hazard Layer, flood hazard zones (Zone AE, BFE 10 ft at 1919 Gulf Shore Blvd N)
84. FEMA National Flood Hazard Layer, FIRM panels (12021C0391J, effective 8 February 2024)
85. FEMA National Flood Hazard Layer, map service
86. FEMA Community Status Book, Florida (City of Naples, CID 125130)
87. FEMA flood insurance, Risk Rating 2.0
88. FEMA Community Rating System
89. FEMA Map Service Center
90. Federal Register, proposed flood hazard determinations, 18 December 2025

NOAA

91. National Hurricane Center, Tropical Cyclone Report, Hurricane Ian
92. National Hurricane Center, Tropical Cyclone Report, Hurricane Milton
93. National Hurricane Center, Tropical Cyclone Report, Hurricane Helene
94. National Hurricane Center, Tropical Cyclone Report, Hurricane Irma
95. NOAA Tides and Currents, inundation history, Naples gauge 8725110
96. NOAA sea level trends, Naples gauge 8725110

Collier County Government

97. Collier County Growth Management, Hurricane Evacuation Zones (1919 Gulf Shore Blvd N in Zone A)
98. Collier County, beach renourishment easements, April 2026
99. Collier County, proposed Flood Insurance Rate Map, August 2026
100. Collier County, short-term vacation rental registration
101. Collier County, floodplain management
102. Collier County, Emergency Management
103. Collier County Tax Collector, real estate taxes

Schools

104. Collier County Public Schools, 2026-27 attendance zone locator
105. Collier County Public Schools, attendance boundaries
106. Collier County Public Schools, Parental Choice
107. Naples High School, advanced studies
108. Florida Department of Education, school grades

Market Statistics

109. Naples Area Board of REALTORS, July 2026 statistics
110. Naples Area Board of REALTORS, market statistics index

News Reporting

111. Gulfshore Business, 3300 Gulf Shore Boulevard North development begins construction, January 2026
112. Gulfshore Business, The Ronto Group and Rosewood Residences Naples
113. Gulfshore Business, Naples advances stormwater rate plan
114. Naples Daily News, Gulf Shore Boulevard Miracle Mile development, what to know, February 2024
115. Gulfshore Business, Four Seasons debuts revamped Naples Beach Club resort
116. Business Observer, Naples Beach Club nears opening, July 2025

Developers and Operators

117. The Ronto Group, Rosewood Residences Naples
118. Four Seasons, Naples Beach Club
119. Four Seasons press room, Naples Beach Club now open
120. Naples Beach Restoration and Water Quality Improvements project site

Methods

121. US Census Bureau geocoder
122. OSRM open routing service

Records Cited in Plain Text

123. Collier County Property Appraiser bulk roll files dated 29 August 2026, tax year 2026 preliminary: all 28 Diplomat Club parcels (sub-condominium 042400, just value, homestead, mailing state, total taxes, millage area and taxing authorities) and every recorded sale with the county’s qualified flag and Official Records book and page; also the parcels and sales for Gulf Towers, Carriage Club, Boulevard Club, La Tour Rivage, Sancerre, Embassy Club of Naples, Colonial Club, The Whitehall and The Laurentians
124. Southwest Florida MLS Matrix, every Diplomat Club listing at 1919 Gulf Shore Boulevard, 47 records, pulled 29 September 2026
125. Collier County Official Records, Diplomat Club beach renourishment easement 06-1003, OR 3919, Page 0108 (2006), on file with the Collier County Clerk
126. Collier County Official Records, Diplomat Club qualified sales of the last 60 months: OR 6217/1244, OR 6458/1774, OR 6464/3867, OR 6556/3737, OR 6581/3501, OR 6581/2293, OR 6595/2534 and OR 6605/2693, on file with the Collier County Clerk
127. Collier County Official Records, the $3,975,000 deed for combined residence 701/702, OR 6336/1566 (27 February 2024), coded not qualified, on file with the Collier County Clerk

Downloadable Documents

The official Diplomat Club documents below are published by the City of Naples, FEMA, NOAA, the Florida Department of Revenue, the Florida Office of Insurance Regulation and the Florida Legislature. They are the public documents we read for this page, and the ones a Diplomat Club buyer or seller should read before signing.

The association’s own declaration, bylaws, rules, budget, milestone summary and reserve study are not public; a seller provides them to a contract buyer under Florida Statute 718.503.

Market data from Southwest Florida MLS, pulled 29 September 2026, and Collier County recorded sales through 29 August 2026.

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