Port Royal
Port Royal is a 1950s canal-and-bay neighborhood at the south tip of the City of Naples: 513 homes on seven recorded plats and 30 sales at a $17,687,500 median in 12 months. Sell or buy with McGreevy and Comisar.
Port Royal is a 1950s canal-and-bay neighborhood at the south tip of the City of Naples: 513 homes on seven recorded plats and 30 sales at a $17,687,500 median in 12 months. Sell or buy with McGreevy and Comisar.
Updated September 2026 · Jesse McGreevy and Marc Comisar, Domain Realty
McGreevy and Comisar are the team Port Royal sellers call first, and the team buyers call when they want the plats, the club rules and the water read to them straight. Jesse McGreevy and Marc Comisar lead Domain Realty Group, the #1 Team in Southwest Florida since 2012, and are Top 1% Real Estate Agents Nationally Since 2008, with over $900 million in personal sales between them.
Port Royal is a 1950s dredged-and-filled waterfront neighborhood in Naples, Florida, filling the southern tip of the Naples peninsula between Jamaica Channel, Naples Bay, Gordon Pass and the Gulf of Mexico, inside the City of Naples, ZIP 34102. Its seven recorded plats hold 513 single-family homes on finger islands and canals, according to Florida’s copy of the 2026 preliminary Collier County roll, and the City’s own neighborhood map adds the Gulf-front estates across Gordon Drive. There is no gate and no mandatory homeowners association, but there is a private beach club, the Port Royal Club, open to owners of eligible Port Royal properties. In the 12 months to September 24, 2026, 30 single-family homes closed here for a combined $628.9 million, at a median of $17,687,500, according to the Southwest Florida MLS. This guide sets out what the recorded plats, the City’s code, FEMA’s maps and the MLS prove, and where the record goes silent.
We built this guide the way we price a listing here: from the recorded deeds and plats, the City of Naples code and GIS, the club’s own permit and plan, FEMA’s flood maps, Florida’s copy of the 2026 Collier County parcel roll and every Southwest Florida MLS closing in the neighborhood.
McGreevy and Comisar are the best realtor for Port Royal because the case rests on the record: the #1 team in Southwest Florida since 2012, Top 1% of agents nationally since 2008, over $900 million in personal sales, and a Port Royal read built from the recorded plats, the dock and flood rules, the club’s terms and every MLS closing.
If you’re searching for the best realtor for Port Royal, whether you’re ready to sell your Port Royal 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. Jesse and Marc are Top 1% Real Estate Agents Nationally Since 2008, and as the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate.
Recent Port Royal track record (last 12 months): 30 homes sold in Port Royal · $628.9M in Port Royal dollar volume · 123 days median time on market · 91.6% median sale-to-list ratio · highest-priced sold: $55.0M (January 2026) · fastest sold: 0 days on market (two sales, November 2025 and June 2026; the next fastest took 4 days).
Southwest Florida MLS (Matrix), Development “Port Royal”, single-family closings September 25, 2025 to September 24, 2026 (n = 30; two sales carry no market time, so the market-time and sale-to-list medians are on the 28 sales with market time recorded), pulled September 24, 2026.
Those 30 sales ran from $6,300,000 to $55,000,000, and only 2 of the 28 with market time recorded closed at or above their final list price. That is a market where price is argued lot by lot: whether the house sits on an interior basin, on open Naples Bay, on one of the two lakes where no dock is allowed or on a dry lot; what the City’s R1-15A rules let a new owner build; where the lot sits on FEMA’s 2024 flood map; and whether the property is eligible for the club. We price every one of those before a Port Royal listing goes live.
For luxury Port Royal sellers: Premium marketing, cinematic video, drone, professional photography, qualified-buyer database, discretion + off-market capability when needed.
Honors and recognition:
Jesse McGreevy is a top-reviewed Port Royal realtor, and the quotes below are five-star client reviews reproduced in each reviewer’s own words. Read the full set on the McGreevy and Comisar Google Business Profile.
★★★★★ “I highly recommend Jesse and his brokerage for any of your real estate needs. They offer ‘white glove’ service from beginning to end.” Verified Google review
★★★★★ “Not living in the area, Jesse made life easy for me when we decided to sell our condo. His attention to detail, patience, understanding, and tenacity in dealing with all the moving parts was truly impressive.” Verified Google review
Selling your Port Royal home? Get a free Port Royal home valuation OR call Jesse direct at (239) 898-6072 (confidential conversations welcome for luxury listings).
Buying a home in Port Royal? Call Marc at (239) 287-5873 for a personalized buyer consultation, or read how we represent buyers in Southwest Florida.
Office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134 · Jesse McGreevy: (239) 898-6072 · [email protected] · Marc Comisar: (239) 287-5873
Jesse McGreevy (Sales Associate) and Marc Comisar (Broker Associate) are licensed Florida REALTORS® with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC).
Port Royal is a 1950s waterfront neighborhood at the southern tip of the City of Naples where the public record answers most buyer questions directly. These eight facts matter most: how many homes there are, what sold in the last year, what the club and the association are, what you may build, and what FEMA’s map says.
This guide to Port Royal runs from daily life and the market, through the 1950s origins, the seven plats and what the City lets you build, governance and the full fee stack, the club, the water and the beach, storms, flood zones and insurance, schools, healthcare and drive times, what is changing nearby, the comparisons buyers ask for, and both FAQ sets. Jump to what you need, or read it in order.
Start here
Living here
Rules and costs
The club, golf, water and beach
Risk and insurance
Daily life
Deciding
Selling and buying with us
Records
Living in Port Royal means a house on a quiet public street at the south tip of Naples, most often backing onto a canal basin or Naples Bay, with Gordon Pass minutes away by boat, Third Street South about a mile north, no gate, no mandatory association and a private beach club for eligible owners.
That combination is unusual even by Naples standards. Many of the waterfront neighborhoods on this coast sit behind a gatehouse, come with a mandatory homeowners association and its assessment, or put the boat a long run from open water. Port Royal is an open street plan of City of Naples roads, laid out in the 1950s so that most lots would touch water, and its rules come from the City’s own zoning district for the neighborhood and from deed restrictions administered by a voluntary association, not from a developer’s declaration. What follows is what that means day to day, measured from the public record rather than from brochure copy.
Port Royal fills the southern tip of the Naples peninsula: Jamaica Channel and the Aqualane Shores line to the north, Naples Bay to the east, Gordon Pass to the south and the Gulf of Mexico to the west. The recorded Port Royal plats cover the finger islands and canals east of Gordon Drive; the City’s neighborhood map adds the Gulf-front estates on the west side of Gordon Drive and the land at the Gordon Pass tip. City Resolution 94-7288, which named the neighborhood’s canals, puts Port Royal’s Lantern Lake and Galleon Drive sections on the south bank of Jamaica Channel. On the ground, the City’s outline runs along Gordon Drive from the 2370 block south to Gordon Pass, on both sides of the road, and takes in everything east of it to Naples Bay.
The City of Naples maps Port Royal as about 640 acres, roughly one square mile, including its canals, streets and interior bays, per the City’s planning neighborhoods layer. Every parcel is inside the City of Naples, in ZIP 34102, and carries the same 9.0076 mills of total property tax on Florida’s copy of the 2026 preliminary roll. Port Royal has always been inside Naples: its land lies within the Town of Naples boundary as extended by a 1937 special act, so it was never annexed, per the City’s annexation history layer. For a buyer that means City police and fire answer calls here, City zoning decides what can be built, and City utilities and the City’s millage appear on the tax bill.
Gordon Drive runs north from Port Royal through Aqualane Shores into Olde Naples, the City’s original town plat, where Third Street South’s shops begin about a mile from Port Royal’s north edge. That single road is the neighborhood’s spine: almost every trip out of Port Royal by car starts on Gordon Drive, and Kings Town Drive is the main entrance road into the finger islands from it.
Most Port Royal houses are on navigable water, but not all. By our frontage classification of the 599 houses in the City’s Port Royal outline, 506 front a canal basin, Naples Bay, the Gulf or Gordon Pass; 32 face Lantern Lake or Half Moon Lake, where docks are not allowed; and 61 are dry lots. Of the waterfront houses, 41 are on the Gulf and 5 on Gordon Pass. The classification joins the City’s neighborhood outline and its water and lake layers to Florida’s copy of the 2026 preliminary roll.
Those classes trade as different markets, and the market section below shows how far apart they sit. The basin lots are the heart of the neighborhood: the coves and bays dredged between the finger islands, where a house has protected water at the back door and a short run to the pass. The Naples Bay lots on the east side of the islands trade wider views and more wind and wave exposure for the same boating. The lake lots face two stormwater lakes, Lantern Lake and Half Moon Lake, and the City’s code allows no dock or over-water structure on either; the houses around them are Port Royal’s lake lots, not boating lots. The dry lots, most of them on Green Dolphin Lane, parts of Lantern Lane and Kings Town Drive, the avenues near the beach and Sabre Cay, have no frontage of their own.
The Gulf-front estates are a different story again. Most of Port Royal’s Gulf-front estates are not on Port Royal plats. Of the 60 beachfront parcels inside the City’s Port Royal outline, 9 are on the Cutlass Cove section of Port Royal; the other 51 sit on older subdivisions such as Beach Estates and Gulf View Estates, they are zoned R1-15 or R1-E rather than Port Royal’s own R1-15A district, and their owners qualify only for the association’s non-voting Associate class. That distinction matters when a listing describes a Gordon Drive beach house as “Port Royal”: the address is inside the City’s neighborhood, but the zoning rules, the association class and, in most cases, the plat are not Port Royal’s. In the last 12 months the Southwest Florida MLS recorded no Gulf-front closing under its Port Royal development at all.
A dedicated Gordon Drive Gulf-front estates sub-page is coming with its zoning and association details, recent sale comps, and street-by-street analysis. We’ll link it here when it goes live.
Daily life here is by car, bike or boat more than on foot: every commercial street starts about a mile from Port Royal’s north edge and about two miles from its south end. We measured routes over OpenStreetMap streets from three points inside the neighborhood: Gordon Drive at Kings Town Drive, a point on Fort Charles Drive at the centre of the City’s outline, and Gordon Drive at Cutlass Lane (retrieved September 26, 2026).
| From three points inside Port Royal | Distance |
|---|---|
| Nearest Gulf beach end (32nd Avenue South), on foot | 0.33 to 0.83 mile |
| Third Street South, on foot | 1.0 to 1.9 miles |
| Third Street South, by car | 1.2 to 2.1 miles |
| The Naples Pier site, on foot | 1.5 to 2.3 miles |
| Naples City Dock and Crayton Cove, by car | 2.0 to 2.9 miles |
| West end of Fifth Avenue South, by car | 2.0 to 2.8 miles |
From the Fort Charles Drive point, the drive to Third Street South takes about 5 minutes, and the Naples Pier site, the City Dock and the west end of Fifth Avenue South about 6 to 7 minutes. Drive times are free-flow estimates without traffic, from a point near the centre of Port Royal on Fort Charles Drive; in-season traffic is longer.
Two City beach ends lie inside the City’s Port Royal outline, at 32nd and 33rd Avenue South. The City reserves both for beach-permit holders, and the permit is free to Collier County property taxpayers and full-time residents, per the City’s beach parking information. They are the southernmost public beach ends on the City’s list; the Gulf shore south of them is private upland. For most Port Royal households, the practical beach is one of those two ends by bike or car, or the club’s private beach for members; both are covered in the beach section later in this guide.
Cycling is realistic but not on a separated network. The City’s bike-lane layer shows striped bike lanes on Gordon Drive north of Kings Town Drive and on Kings Town Drive itself, and a signed bike route without a striped lane on Gordon Drive south of Kings Town. Port Royal has no continuous sidewalk network; the City’s sidewalk layer shows only 13 short sidewalk segments inside the outline. The City’s 2022 Pedestrian and Bicycle Master Plan Update records a resolution of the South Gordon Drive Neighborhood Association, Inc. opposing “any widening of South Gordon Drive and the installation of any curbs, shoulders, bicycle lanes, sidewalks”, which is part of why the southern road stays as it is.
The Naples Pier is being rebuilt, per the City’s pier rebuild project page. The City gives the project’s length, about 18 months, rather than a reopening date.
Port Royal is not gated. Its streets are public City of Naples roads, and there is no gatehouse. Security is added rather than gated: the property owners association pays for nightly Naples Police and private security at the neighborhood’s entrances and for license-plate-reading cameras at each entrance, funded by its voluntary dues, as the association describes its services. Many individual estates have their own gates, within the City’s height and design rules.
Port Royal has no mandatory homeowners association. The Port Royal Property Owners Association, Inc. is voluntary: owners join by paying dues, $835 a year for a Port Royal property and $735 for an Associate property in 2026, per its membership page. The association runs security, architectural review of plans against its deed restrictions and advocacy at City Hall; how it governs, and the two rules that make membership close to required for anyone who builds, are set out in the governance section below.
The club is a separate choice. The Port Royal Club states that “Membership at Port Royal Club is affiliated with the ownership of property in the Port Royal neighborhood” and that it “welcomes and encourages owners of all eligible Port Royal properties to join the Club.” The property owners association and the club are separate organizations with separate members, dues and tax status, and buying a Port Royal home does not by itself make the owner a member of either. The club’s eligibility rules, its 90-day window for new owners and its rebuild are covered in full in the club section of this guide.
About six in ten Port Royal houses carry Florida’s homestead exemption on the 2026 roll, the county’s proxy for a primary residence, per Florida’s copy of the 2026 preliminary roll. The rest are not claimed as a Florida primary residence on the roll.
The 2020 Census counted 905 residents in 616 housing units in the blocks that lie mostly inside the City’s Port Royal outline. Of those units, 405 were occupied, 170 were held for seasonal or occasional use, and 387 of the 405 occupied homes were owner-occupied, per the Census Bureau’s 2020 Demographic and Housing Characteristics file and the Bureau’s 2020 block geography. Census Bureau 2020 counts for the 10 blocks at least half inside the City’s Port Royal outline; block counts carry the Bureau’s privacy noise.
Read together, the two records describe a neighborhood with a large year-round core and a real seasonal rhythm: fuller streets, docks and restaurant tables from winter into spring, and a quieter summer. With more than a quarter of the houses on the Port Royal sections built in 2015 or later, construction trucks are also part of the rhythm, and the City’s construction rules are covered in the logistics section later in this guide.
One sound Port Royal owners do hear is aircraft. In its January 2025 letter to property owners, the association said it “actively opposed the City Council’s initiative to reroute outbound Naples Airport traffic over our neighborhood” (association newsletter and dues letter, January 2025). Flight paths are a question worth asking about any specific street before you buy.
Port Royal, Naples is not the only Port Royal a search engine will offer. There is a town of that name in South Carolina, a historic port in Jamaica that the Naples neighborhood was named after, according to Gulfshore Life, and a golf club on Hilton Head Island; none of them has anything to do with this neighborhood, and their market data, club dues and school ratings do not apply here.
Closer to home, three neighbors are often confused with Port Royal. Royal Harbor is its own neighborhood across Naples Bay, with its own City outline and its own MLS development; it shares part of a name, not a boundary. Aqualane Shores is the separately platted neighborhood north of Jamaica Channel, and Keewaydin Island is the barrier island across Gordon Pass, outside the City’s Port Royal outline, per the City’s neighborhood map. A listing, a news story or a sale described as “Port Royal” is worth checking against that map; the market section below explains one widely reported Gordon Drive sale that was not in Port Royal at all.
A buyer comparing Port Royal with a master-planned community should know what is missing as clearly as what is here. Port Royal has:
What Port Royal does have is the thing buyers come for: water at the back of most lots, a short run to Gordon Pass, the City’s own zoning district for the neighborhood and a private beach club for eligible owners. Everything else a household uses day to day, from groceries and tennis to the hospital, is a short drive north into the City, and each is covered in its own section below.
Port Royal is a small market with large numbers: 30 closings in a year, a median above $17 million, and prices that move hundreds of thousands of dollars on a lot’s frontage class, its flood zone, its dock rights and its club eligibility. Choosing who represents you is the first pricing decision you make here. If you are choosing an agent for a Port Royal purchase, our comparison of the best real estate agents in Naples sets out production, reviews and licence dates on the public record.
When you are ready to look at specific streets and lots, call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.
Port Royal recorded 30 single-family closings in the 12 months to September 24, 2026, totaling $628.9 million at a median of $17,687,500, or $2,897.73 per square foot of living area, per the Southwest Florida MLS. Homes took a median 123 days to sell and closed at a median 91.65 percent of their final list price.
Data updated: September 2026 (Southwest Florida MLS, closed sales pulled 24 Sep 2026, active listings and five-year history pulled 26 Sep 2026; Collier County 2026 preliminary roll via Florida DOR, retrieved 26 Sep 2026)
In the last 12 months we tracked 30 Port Royal closings, and every one of them is a single-family home. Market figures on this page come from the Southwest Florida MLS development named Port Royal, which covers the Port Royal sections plus Sabre Cay, Champney Bay and the east side of Gordon Drive; in the last 12 months it recorded no sale of a Gulf-front estate. Every median below is the middle sale of its group; where the count is even, it is the midpoint of the two middle sales, and both are shown. Price per square foot is each sale price divided by the MLS living area, then the median of those ratios.
| Closed single-family sales, September 25, 2025 to September 24, 2026 (Southwest Florida MLS, n = 30) | Port Royal |
|---|---|
| Closings | 30 (two sales carry no market time) |
| Total dollar volume | $628,855,000 |
| Median sale price | $17,687,500 (midpoint of $17,275,000 and $18,100,000) |
| Median final list price | $20,447,500 (midpoint of $19,995,000 and $20,900,000) |
| Median living area | 6,929 sq ft (midpoint of 6,816 and 7,042) |
| Median price per sq ft of living area | $2,897.73 (midpoint of $2,833.76 and $2,961.70) |
| Median sale-to-list ratio (n = 28 with market time recorded) | 91.65% |
| Median days on market (n = 28) | 123 (midpoint of 113 and 133) |
| Closed at or above final list price | 2 of 28 |
| Sale price range | $6,300,000 to $55,000,000 |
| Price per sq ft range | $1,160.44 to $5,977.97 |
| Sales at $20 million or more | 12 |
| Sales at $30 million or more | 6 |
| Sales under $10 million | 6 |
| Condominium closings | none; there is no condominium in Port Royal |
Three things stand out. First, the median buyer paid about 92 cents on the dollar of the final list price, and only 2 of the 28 sales with market time recorded closed at or above list, so asking prices here are an opening position rather than a forecast. Second, the median home took about four months to sell, long enough that pricing and presentation decide the outcome. Third, the range is wide: the top sale, $55,000,000 in January 2026, was almost nine times the lowest, $6,300,000, and the price per square foot of living area ran from about $1,160 to almost $5,980. A single neighborhood median hides a market of very different lots.
The two sales that carry no market time were recorded in the MLS after they closed, so they have a price but no days on market or sale-to-list figure. They are counted in the 30 closings and in the price medians, and left out of the two market-time medians, which is why those rest on 28.
Port Royal trades as four markets, and the lot’s frontage decides which one a house is in. Split by our frontage classification (26 of the 30 sales resolved to a parcel; Southwest Florida MLS, single-family closings September 25, 2025 to September 24, 2026):
| Frontage (our frontage classification) | Sales (n) | Median sale price | Median price per sq ft of living area |
|---|---|---|---|
| Interior basin or canal | 17 (odd) | $19,950,000 | $2,961.70 |
| Naples Bay open water | 4 (even) | $21,750,000 (midpoint of $18,500,000 and $25,000,000) | not shown for four sales |
| Lantern Lake and Half Moon Lake | 3 | $6,600,000; the three sales were $6,300,000 (October 2025), $6,600,000 (May 2026) and $11,300,000 (March 2026), too few to read as a market rate | not shown |
| Dry lot | 2 | two sales: $7,200,000 (October 2025) and $10,950,000 (July 2026), too few to read as a rate | not shown |
| Gulf-front | 0 | no closing in the window | none |
Four sales were not assigned a frontage and are left out of the tiers rather than guessed. The pattern is plain even with small groups. A Port Royal house on boating water, whether an interior basin or open Naples Bay, sold at a median near $20 million; a house on one of the two lakes, where the City’s code allows no dock, or on a dry lot, sold for a third of that or less. For a buyer, the lake and dry lots are the way into Port Royal’s zoning, schools and club eligibility at a lower price; for a seller, the frontage class is the first line of any pricing conversation, well before square footage.
Twelve of the 30 closings, 40 percent, were at $20 million or more, running from $22,250,000 to $55,000,000. The top five were $55,000,000 (January 2026), $40,180,000 (July 2026), $40,000,000 (April 2026), $36,500,000 (July 2026) and $36,000,000 (September 2026), per the Southwest Florida MLS. Six of the 30 closed at $30 million or more, and six closed under $10 million.
The frontage tiers above show where that money goes. Both tiers with boating water, the interior basins and open Naples Bay, carry medians near $20 million, while every lake-lot and dry-lot sale in the window closed below $12 million. In Port Royal the top of the market is not a different neighborhood; it is the same streets, on the boating water, with houses large enough to match the land: the median living area of all 30 sales was 6,929 square feet. We do not print addresses beside prices on this page; the month and the price are enough to find any of these sales in the public record.
The highest price recorded for a home on a Port Royal plat is $85,000,000, in April 2025, according to Florida’s parcel roll and Business Observer. That sale falls outside the 12-month MLS window above and is not part of any MLS figure on this page. Inside the window, the top MLS sale was $55,000,000 in January 2026.
An earlier marker sits on the Gulf side of the City’s outline: a $48.8 million Gulf-front sale on Gordon Drive in June 2018 was reported at the time as the most expensive home sale in Southwest Florida history, as Robb Report noted. That lot is inside the City’s Port Royal neighborhood outline but not on a Port Royal plat.
The widely reported April 2025 sale of three adjoining Gulf-front estates on Gordon Drive closed north of Port Royal’s line, on land the City of Naples maps as part of Aqualane Shores, so it is not a Port Royal sale. Our news post from April 2025 covered that Gordon Drive transaction as it was reported at the time.
Gordon Pointe, the estate at the Gordon Pass tip of the City’s Port Royal outline, was listed at $295 million in February 2024 and relisted at $271 million in February 2026, as the Naples Daily News reported; it is not on a Port Royal plat, and it had not sold as of September 2026. The Wall Street Journal and Gulfshore Business covered the same listing. A list price is an asking position, not a sale, and none of those figures is in the MLS medians above.
Port Royal is often described as the most expensive neighborhood in the country; the dated national rankings put it first in 2018 and second in 2024. Port Royal was ranked the most expensive neighborhood in America by Robb Report in November 2018, on a median of $8.2 million, and a 2024 Bloomberg analysis of home-value data ranked it second in the nation, behind Gables Estates in Coral Gables, with a typical home value of $17.4 million, as reported in The Spokesman-Review’s copy of the Bloomberg story and the New York Post’s story on Yahoo Finance in April 2024.
Those are the two dated national rankings we found that name Port Royal, and each measured something different: Robb Report worked from median prices in 2018, Bloomberg from typical home values in 2024. Neither is a sale price for any house. The 12-month MLS median above, $17,687,500, is the market’s own answer for the year to September 2026.
On September 26, 2026 the Southwest Florida MLS showed 18 active Port Royal listings at a median asking price of $30,475,000 (midpoint of $29,950,000 and $31,000,000), or $3,926.39 per square foot of living area, ranging from $9,250,000 to $195,000,000; 14 of the 18 were asking $20 million or more. The active listings had been on the market a median 153 days, and 2 more homes were pending, at list prices of $16,900,000 and $29,950,000. Against the 30 closings of the last 12 months, 18 listings are 7.2 months of supply (Southwest Florida MLS, actives and pendings as of September 26, 2026, n = 18 active, n = 2 pending).
The median Port Royal sale rose 16.4 percent year over year: $17,687,500 in the 12 months to September 24, 2026 (n = 30) against $15,200,000 in the prior 12 months, September 27, 2024 to September 26, 2025 (n = 24, midpoint of $14,000,000 and $16,400,000), per the Southwest Florida MLS. Those are medians of two different mixes of homes, not a same-home price index, so the lots and houses that happen to trade move the number as much as prices do.
Year by year, Port Royal’s closings run from 12 to 27 a year, and the annual median has ranged from $13,000,000 to $19,400,000 (Southwest Florida MLS, single-family closings September 27, 2021 to September 26, 2026, n = 118). The five-year figures leave out the April 2025 three-estate Gordon Drive sale described above, which the MLS files under Port Royal but which closed on land the City maps as Aqualane Shores.
| Calendar year (Southwest Florida MLS, single-family closings) | Closings (n) | Median sale price | Median price per sq ft of living area | Median days on market | Median sale-to-list |
|---|---|---|---|---|---|
| 2021 (September 27 to December 31) | 12 | $16,312,500 | $2,371.68 | 55 | 98.40% |
| 2022 | 23 | $19,400,000 | $3,236.79 | 42 | 95.10% |
| 2023 | 15 | $13,000,000 | $2,619.72 | 54.5 | 90.14% |
| 2024 | 17 | $16,400,000 | $2,286.35 | 223.5 | 88.11% |
| 2025 | 27 | $14,000,000 | $2,660.26 | 108 | 91.82% |
| 2026 (January 1 to September 26) | 24 | $18,300,000 | $3,055.51 | 113 | 91.67% |
Across the five years from September 27, 2021 to September 26, 2026, 118 Port Royal homes closed at a median of $17,000,000 and $2,654.12 per square foot of living area, per the Southwest Florida MLS. Each year rests on a small number of sales, so read the table as a range rather than a trend line.
The closed sales add the price context a buyer needs. With a median sale at about 92 percent of the final list price and a median of 123 days to sell, a buyer in Port Royal should expect room to negotiate on most houses and should read every asking price against the frontage tier it belongs to. A seller should expect a qualified buyer to do exactly that.
County roll figures and MLS figures measure different things. The county values every parcel as of January 1, and its values are not sale prices; the MLS records only the homes that sold, at their contract price, and measures living area rather than the county’s total area under roof. The two sets of numbers should never be compared directly.
With that caution, the county roll is still the only record that describes every lot, not just the 30 that sold. On Collier County’s 2026 preliminary roll, as filed with the Florida Department of Revenue (just value, not a sale price), per Florida’s copy of the roll:
The third figure is the one to remember. On the county’s own books, most of the value of a Port Royal home is the lot, not the house, and that is the economics behind the rebuilding described in the section on what you can build. These are 2026 preliminary roll figures; the November 2026 tax bill is the final record.
Port Royal was assembled by John Glen Sample, who bought mangrove shoreline and older lots south of the Naples townsite from 1939 to 1950, deeded them to his new company, Port Royal, Incorporated, in August 1950, and sold the first lots in February 1951. By the end of 1956 the platted land had been dredged and filled.
Much of what circulates about Port Royal’s beginnings is marketing shorthand: a round-number acreage, a single purchase year, a legendary price. The recorded instruments in the Collier County Clerk’s files tell a longer and more exact story, and they are the version this section follows. Port Royal began as one man’s land assembly. John Glen Sample and his wife bought their first lots south of the Naples townsite in May 1939 and kept buying, from the Naples Company, the Naples Improvement Corporation, the Collier Corporation, the Town of Naples and others, until August 1950, when they deeded the whole assembly to a new company, Port Royal, Incorporated, organized that month. The first Port Royal lot deeds were recorded in February 1951, and by the end of 1956 the land then platted had been dredged and filled above the tide line, according to recorded Collier County instruments.
Before it was Port Royal, the southern tip of the peninsula was mangrove shoreline, tidal flats and a scatter of paper subdivisions laid out in the town’s first decades. The City’s 1940 aerial photograph shows almost none of today’s islands: south of the settled blocks, the land between the Gulf beach and Naples Bay is mangrove and open flats.
The 1950 deed that created Port Royal’s land base shows what was underneath. It passes lots in Beach Estates No. 2 (Plat Book 1, Page 69), Gulf View Estates (Plat Book 1, Page 68), the Re-Plat of Sunset Beach (Plat Book 1, Page 70, revised at Page 72) and two tracts of the subdivision recorded at Plat Book 1, Page 74, together with acreage tracts of 81.78, 68.48, 62 and 8.93 acres in Sections 15, 16, 21 and 22 of Township 50 South, Range 25 East, per the recorded warranty deed, Deed Book 17, Page 297. The same deed includes the abandoned Naples, Seaboard and Gulf Railway right-of-way across Section 15. Several of those older plats still govern the Gulf-side lots on Gordon Drive today, which is why the Gulf-front estates inside the City’s outline are mostly not on Port Royal plats.
The earliest recorded deed to John G. Sample and his wife is dated May 16, 1939, for lots in the Sunset Beach Replat, recorded at Deed Book 9, Page 88 (Clerk record). Over the next eleven years the Clerk’s official records index shows the Samples buying from a string of sellers: the Naples Improvement Corporation in 1940, 1941 and 1944; the Naples Company from 1946 to 1950; the owner of the Plat Book 1, Page 74 subdivision in 1947 and 1950; the Collier Corporation in 1948 and 1949; and the Town of Naples in 1949.
The owner of that Plat Book 1, Page 74 subdivision, which also underlies part of Aqualane Shores, was one of many sellers: the Samples bought from that owner in 1947 and 1950, and in February 1952 the same owner sold Port Royal, Incorporated two more parcels east of Gordon Drive (Deed Book 22, Page 482). That 1952 deed was an addition to an assembly already in the company’s hands, not the purchase of Port Royal’s land.
The 1950 deed records the Samples as residents of Lake Forest, Illinois, and passes the assembly “subject to all valid restrictions appearing in deeds under which grantors acquired such properties” (Deed Book 17, Page 297; companion quitclaim, Deed Book 17, Page 306). The recorded instruments name him as “JOHN G. SAMPLE, one and the same as JOHN GLEN SAMPLE”. Sample was already part of the town’s waterfront life before Port Royal: he helped form the Naples Yacht Club in 1947, according to Gulfshore Life.
Port Royal, Incorporated was organized on August 5, 1950, and received its final certificate of dissolution on May 5, 1969, according to the Florida Secretary of State’s certificate recorded in the county’s Official Records (Clerk record). The Samples’ deed of the assembled land to the company is dated August 25, 1950 and was recorded on November 7, 1950. J. G. Sample signed the company’s instruments as its President, including a 1957 contract with the City of Naples (Clerk record).
The first Port Royal lot deeds followed within months. On February 12, 1951 the company deeded Lot 54 of the Lantern Lake Section to Trinity-by-the-Cove, whose address today is 553 Galleon Drive (Deed Book 18), and on April 17, 1951 it made its first recorded conveyance in the Cutlass Cove Section (Deed Book 19). That April 1951 deed conveyed a Cutlass Cove Section lot to “Cutlass Cove Beach Club, a non-profit Florida Corporation”, an early beach-club company that belongs to Port Royal’s history. After the company dissolved in 1969, the remaining lots were conveyed by the Samples and trustees, per the Clerk’s index.
Gordon Drive did not always run where it does. A Naples Council resolution of May 26, 1950 fixed a relocated line for the road, and on February 5, 1951 Port Royal, Incorporated quitclaimed the Beach Estates No. 2 land needed for it, by the instrument recorded at Deed Book 18, Page 213. The club-site deed of March 1951 conveys land that includes “vacated Gordon Drive” (Deed Book 18, Page 435). The practical legacy is the road a buyer drives today: a single spine that separates the Gulf-side estates from the Port Royal plats to the east, with the club’s two sites facing each other across it.
Port Royal was made, not found. The City’s historic aerial photographs trace the work: in 1953 the Lantern Lake basin and the first northern canals are cut; by 1962 every finger island, canal and cul-de-sac is in place, with houses on a minority of lots.
The City set the terms. Ordinance No. 400, the Submerged Land Ordinance of February 8, 1954, and a March 1954 contract with the company approving the Addition to Lantern Lake Section record the City’s reasoning: “it is in the public interest … to promote the development of submerged and mangrove lands since they constitute [a health and safety] hazard” (contract, Official Records Book 33). In return, the City agreed to assess the new land at acreage value only “for the next ten years or until 60% of the lots therein shall be sold.” The company’s engineer prepared the construction plans for the fill, paving, drainage and water mains that the contract required.
The most exact date in Port Royal’s physical history comes from a surveyor’s sworn statement. The affidavit recorded at Official Records Book 221, Page 552, sworn on August 19, 1966, states: “The entire area now above mean high tide level within the areas platted was filled above mean high tide level before the end of the year 1956, or was previously above that level.”
It was recorded for a legal reason. The affidavit ties the fill to Section 9 of Chapter 57-362, Laws of Florida, now section 253.129, Florida Statutes, and states that it was recorded “to make of public record the fact that the lands aforesaid were filled or developed … prior to the effective date of such statutory law.” The affidavit also lists the six Port Royal plats of record in 1966, which appear in the plat table in the next section. An earlier affidavit by Sample, recorded in 1956, dates the Galleon Drive and Spyglass Island plat (Official Records Book 48, Page 210). Collier County’s plat books hold each section’s recorded map; the Galleon Drive and Spyglass Island plat was filed on May 27, 1955.
The Port Royal Club’s Gulf-front land was set aside in March 1951, when Port Royal deeded four Gulf View Estates lots to its beach-club company (Deed Book 18, Page 435). That beachside land is today’s club address, 2900 Gordon Drive; its tennis and fitness land across the road at 2755 Gordon Drive lies in Port Royal’s Kings’ Town Drive Section. Together the two sites cover about 11 acres, according to the club’s 2024 City application (Port Royal Club petition file).
The club’s land was set aside in the same year as the first lot sales. John Volk was the architect of the original club, according to the club’s 2024 City application. Its City permit, its opening, its loss in Hurricane Ian and its rebuild are covered in the club section of this guide.
The Clerk’s index shows how Port Royal sold. Counting deeds out of Port Royal’s developer year by year, per the Clerk’s official records index:
| Year | Developer deeds recorded |
|---|---|
| 1951 | 26 |
| 1952 | 19 |
| 1953 | 33 |
| 1954 | 23 |
| 1955 | 67 |
| 1956 | 62 |
| 1957 | 16 |
| 1958 | 12 |
| 1959 | 11 |
| 1960 | 9 |
| 1961 to 1969 | 24 to 49 a year |
Some deeds cover several lots, so deed counts are not lot counts. The shape is still clear: a first burst in 1955 and 1956 as the Galleon Drive and Spyglass Island sections came to market, a slow late 1950s, and steady sales through the 1960s as the southern sections filled in.
Gulfshore Life’s history of the neighborhood gives the price markers: lots “starting at $7,500” in 1950, a third off “for quick builders” in 1963, and by 1984 waterfront lots from $360,000 and homes from $640,000 (Gulfshore Life, 2020). The Collier County Museums catalog holds a 1963 company price list offering boathouses at $5,950, a 1960s advertisement for boathouses that “took the full force of Hurricane Donna”, and sales brochures titled “Picturing Port Royal on the Gulf”, “A Place Well-Safeguarded” and “Protection, Security, Pride of Ownership”. By 1973, Gulfshore Life reports, “there were 250 homes.”
The company sold with rules attached. A 1951 Lantern Lake deed carries this covenant: “(A) That no structure, or building, or walls, or hedge, shall be placed beyond the building line towards the water of coves, bays, lakes or canals, that have been established on each property” (Deed Book 21). Gulfshore Life quotes an early advertisement promising that “A standard has been set for the appearance of the houses to be built.” How those deed restrictions are administered today is covered in the governance section.
Four City of Naples aerial photographs show Port Royal being built, and they are free to view on the City’s imagery server:
Read with the deed counts, the photographs show a neighborhood whose shape was fixed within a decade and whose houses took another two decades to fill in. For a buyer today, the 1962 photograph is the useful one: it shows the original shoreline and fill pattern under every lot, which is the ground a new foundation and a new dock will sit on.
Gulfshore Life reports that Sample “foresaw ‘little gems,’ homes of 2,500 to 3,000 square feet”, and that incoming owners “over the past two decades mostly opt to replace the original, more modest, Old Florida-style digs” with far larger houses (Gulfshore Life, 2020). Robb Report described the same process in 2018 as “tearing down old multimillion-dollar mansions and combining multiple lots.”
The roll measures it. On the Florida DOR copy of the 2026 preliminary roll, 513 single-family parcels on the Port Royal sections, actual year built (Florida’s copy of the 2026 preliminary roll):
| Decade built | Houses |
|---|---|
| 1950s | 14 |
| 1960s | 16 |
| 1970s | 38 |
| 1980s | 49 |
| 1990s | 94 |
| 2000s | 123 |
| 2010s | 110 |
| 2020s (to date) | 69 |
The median Port Royal house was built in 2002; 302 of the 513 (58.9 percent) were built in 2000 or later, 139 (27.1 percent) in 2015 or later, and only 30 before 1970. The oldest surviving house in each section, on the 2025 roll as served by the state cadastral service: Lantern Lake 1951; Cutlass Cove 1955; Galleon Drive and the Lantern Lake Addition 1956; Spyglass Island 1957; Kings Town Drive 1962; Gin Lane, Nelson’s Walk and Rum Row 1963; Fort Charles Drive 1966; Admiralty Parade 1976; Green Dolphin Lane 1977; Half Moon Lake Addition 1979. At least one early house survives in most sections, but the Port Royal a buyer sees today is overwhelmingly a 21st-century neighborhood on a 1950s plan.
Sample named the community “after a Jamaican port city where pirates historically went to indulge”, according to Gulfshore Life. The recorded section names carry the theme through the neighborhood: Lantern Lake, Cutlass Cove, Galleon Drive, Spyglass Island, Kings Town Drive, Fort Charles Drive, Admiralty Parade, Rum Row, Nelson’s Walk, Gin Lane and Green Dolphin Lane, as the 1966 surveyor’s affidavit lists the plats (Official Records Book 221, Page 552). The coves between the islands carry names in the same key, from Galleon Cove and Buccaneer’s Bay to Smuggler’s Bay and Man of War Cove. The meaning of any individual street name is not documented in the records we reviewed.
Port Royal’s reputation was on the record within a decade of its first lot sale. In a 1958 case about its northern neighbor, Aqualane Shores, Inc. v. Commissioner, the United States Tax Court described Port Royal as “the ne plus ultra of Florida subdivisions” (Tax Court opinion). It is the court’s description in a case about Aqualane Shores, not a finding about Port Royal, but it shows how quickly the neighborhood became the benchmark for the rest of the Naples waterfront.
Port Royal was platted as seven plat sets recorded in Collier County Plat Books 1, 2, 3 and 12, which City Code Sec. 58-114 uses to define R1-15A, Port Royal’s own zoning district. Today, what you can build is set by that district: a 30-foot height limit measured from the flood-driven floor and a sliding cap on building area.
This is the section that decides what a Port Royal lot is worth. Because the county’s own roll puts most of the value in the land, most buyers here are buying the right to build, now or later, and the rules for that come from three layers of public record: the recorded plats, the City’s zoning code and FEMA’s flood map. A fourth, private layer sits on top of them in Port Royal: the deed restrictions the property owners association administers, covered in the governance section.
Port Royal is recorded as seven plat sets in Collier County, which the City of Naples names in its zoning code as the Port Royal district. On Florida’s copy of the 2026 preliminary Collier County roll, the 14 Port Royal sections on those plats hold 604 parcels: 513 single-family homes, 38 vacant homesites, the club and church land, and a row of small boat-slip parcels on Cove Lane and Bay Road. The City’s own Port Royal neighborhood outline is larger, because it takes in the Gulf-front estates on the west side of Gordon Drive, Sabre Cay and the Gordon Pass tip: 743 parcels, 599 of them houses. There is no condominium anywhere in the outline.
| Plat set (City Code Sec. 58-114 wording) | Plat Book / Page | On the record | Sections on it today | Parcels / homes (2026 roll) | Main streets |
|---|---|---|---|---|---|
| Lantern Lake Section | PB 1, p 100 | of record by February 12, 1951 (first lot deed) | Lantern Lake | 38 / 29 | Lantern Lane, Galleon Drive, Treasure Lane, Half Moon Walk |
| Cutlass Cove Section (less Block A and the Cutlass Anchorage) | PB 1, p 101 | of record by April 17, 1951 | Cutlass Cove | 41 / 36 | Cutlass Lane, Gordon Drive 3990 to 4500 |
| Replat of Part of Cutlass Cove Section | PB 2, p 106 | date not read | Cutlass Cove Replat | 35 / 5 (about 30 deeded boat-slip parcels) | Cove Lane, Bay Road |
| Addition to Lantern Lake Section | PB 3, p 19 | approved under Ordinance 400 by a March 1954 City contract | Lantern Lake Addition | 20 / 16 | Half Moon Walk, Lantern Lane |
| Galleon Drive and Spyglass Island Sections | PB 3, pp 32 to 34 | plat dated April 16, 1955, filed May 27, 1955 | Galleon Drive; Spyglass Island | 108 / 94; 55 / 49 | Galleon Drive, Spyglass Lane, Treasure Lane |
| King’s Town Drive to Admiralty Parade Section | PB 3, pp 74 to 78 | first lot deeds March to May 1958 | Kings Town Drive; Fort Charles Drive; Admiralty Parade; Rum Row; Nelson’s Walk; Gin Lane; Green Dolphin Lane | 43 / 39; 65 / 60; 36 / 32; 64 / 59; 28 / 26; 42 / 41; 21 / 20 | Kings Town Drive, Captains Place, Fort Charles Drive, Admiralty Parade East and West, Rum Row, Nelson’s Walk, Gin Lane, Green Dolphin Lane |
| Half Moon Lake Addition to Port Royal | PB 12, p 33 | lot activity from 1978 | Half Moon Lake Addition | 8 / 7 | Half Moon Walk, Lantern Lane |
| Total | 14 sections | 604 / 513 |
Sources: the plat list in the City’s R1-15A code, Sec. 58-114 and City Resolution 16-13886; the 1966 surveyor’s affidavit; Sample’s 1956 affidavit; the 1954 City contract; recorded deeds that cite each plat by book and page (for example the Spyglass Island, Gin Lane, Kings Town Drive, Half Moon Lake Addition, Lantern Lake, Fort Charles Drive and Cutlass Cove citations); and Florida’s copy of the 2026 preliminary roll for the parcel and home counts. Collier County’s plat books hold each section’s recorded map; the Galleon Drive and Spyglass Island plat was filed on May 27, 1955.
About 30 small deeded boat-slip parcels line Cove Lane and Bay Road in the Cutlass Cove Replat; they are separate tax parcels, not homesites. The section a lot sits in matters less to its price than its frontage does, but it tells a buyer the lot’s lineage: which plat’s lot lines, easements and building lines sit in its chain of title, and which original deed restrictions came with it.
Port Royal’s streets run out along the finger islands from Gordon Drive and Kings Town Drive: Galleon Drive, Spyglass Lane, Lantern Lane, Treasure Lane, Half Moon Walk, Fort Charles Drive, Admiralty Parade East and West, Rum Row, Nelson’s Walk, Gin Lane, Green Dolphin Lane, Captains Place, Cutlass Lane, Cove Lane and Bay Road, with Sabre Lane and Champney Bay Court at the south end. Most end in a cul-de-sac at the water, which is why through traffic inside the neighborhood is light.
The water between them is named. The City’s map labels, the association’s published deed restrictions and City Resolution 94-7288 name Galleon Cove, Treasure Cove (Benbow’s Bight on the City’s map), Buccaneer’s Bay, Doubloon Bay, Morgan’s Cove, Man of War Cove, Old Harbour Cove, Smuggler’s Bay, Runaway Bay, Hidden Bay, Harbour Head, Champney Bay, Cutlass Cove, Old Harbour Channel and Jamaica Channel. Those are the names a dock contractor, a surveyor and a City permit will use.
Port Royal’s canals are also on a state list. The special act recorded as Laws of Florida chapter 92-258 names Port Royal’s man-made saltwater canals and limits fishing in them to hook and line, hand-held cast nets and no more than five crab traps (City charter, special acts). The two lakes, Lantern Lake and Half Moon Lake, are stormwater lakes on the City’s lake layer, not boating water.
All 513 single-family homes on the Port Royal plats are zoned R1-15A, the City of Naples district written for Port Royal alone, per the City’s zoning layer. The standards are in the City’s R1-15A code, Secs. 58-111 to 58-124 (Municode, current through Supplement 74 Update 2):
| R1-15A standard | Requirement |
|---|---|
| Use | single-family dwellings |
| Minimum lot | one platted lot |
| Minimum lot width | 100 ft (platted lots may be re-established) |
| Front yard | 40 ft (35 ft on one front of a lot with more than one frontage, with City Manager approval) |
| Side yard | 12.5 ft for the first 12.5 ft of height, then a 12:12 slope |
| Rear yard | 30 ft from mean high water or the platted waterfront building line, whichever is more restrictive |
| Maximum height | 30 ft, measured from the flood-driven base described below; architectural embellishments up to 5 ft more |
| Minimum ground floor | 1,750 sq ft one-story, 1,600 sq ft two-story |
| Parking | two spaces inside the building area |
| Roof pitch | at least 8:12 |
| Utilities | all wires underground from the easement to the house |
The district’s lot rule is unusual: the minimum lot is not a square-foot figure but one platted lot, so a Port Royal homesite is defined by the recorded plat that created it. The 100-foot minimum width keeps the frontages wide, and the 40-foot front yard keeps the houses well back from streets that have few sidewalks.
The same district sets Port Royal’s shoreline and dock rules. Within R1-15A, “seawalls and recessed boat slips are not permitted” except on a short list of named lots, so most Port Royal waterfront is riprap rather than seawall (Sec. 58-122), and piers may reach 25 feet past the toe of the riprap since Ordinance 2025-15762 of November 5, 2025 (Sec. 58-121). The boating section of this guide covers both rules in full.
The side-yard rule shapes a Port Royal house more than any other. A house must stay 12.5 feet from each side line for its first 12.5 feet of height, and above that the permitted envelope slopes inward at 12:12, one foot in for every foot up (R1-15A code). On a 100-foot lot that still leaves a wide house, but the upper floor steps back from the neighbors, which keeps light and views between houses on the water.
The rear yard is the waterfront yard on most lots, and it is set at 30 feet from mean high water or from the platted waterfront building line, whichever is more restrictive. That building line is an old idea here: the 1951 Lantern Lake deed quoted in the history section already barred structures, walls and hedges “beyond the building line towards the water.” Cornices and pergolas may not project into the side or rear setbacks, and mechanical equipment must be screened and kept out of the setbacks altogether.
Height is capped at 30 feet, with up to 5 more feet for architectural embellishments, and the 30 feet are counted from a raised base rather than from the ground. Under the code as amended by Ordinance 24-15349 on April 3, 2024, the base is the greatest of the Florida Building Code’s required lowest floor elevation, the state DEP elevation plus 18 inches, the average road crown plus 18 inches, or the average natural grade, and an owner may use the floor required by the May 16, 2012 FIRM instead. The flood-map H3 below explains what that means on a typical lot.
A 2024 change added flexibility for pools and decks. Ordinance 2024-15329, adopted March 4, 2024, lets unroofed decks, with or without pools, extend into side and rear yards on lots with three front yards and no platted waterfront building line, on a sloped envelope up to the minimum finished floor or 6 feet above the road crown (Ordinance 2024-15329).
R1-15A caps building area on a sliding scale, so the permitted share of the lot falls as the lot gets larger. The table in Sec. 58-120 (R1-15A tables) allows:
| Portion of the lot | Building area allowed |
|---|---|
| First 5,000 sq ft | 48 percent |
| Next 5,000 sq ft | 35 percent |
| Next 10,000 sq ft | 24 percent |
| Next 30,000 sq ft | 20 percent |
| Next 50,000 sq ft | 15 percent |
| Beyond 100,000 sq ft | 2 percent |
Screen enclosures up to 15 feet above the flood elevation count at 50 percent, and the first 18 inches of roof overhang are excluded. In our arithmetic from the Sec. 58-120 table, the median Port Royal homesite of about 0.63 acre (about 27,400 square feet) on Florida’s copy of the 2026 preliminary roll allows about 8,000 square feet of roofed building area, about 29 percent of the lot; a one-acre lot allows about 11,300 square feet, about 26 percent. Because the scale slides, combining two lots does not double the building area; the added land earns 20 percent or less.
Port Royal’s look is partly written into the code. Roofs must pitch at least 8:12, all utility wires must run underground from the easement to the house, and two parking spaces must sit inside the building area rather than in a front yard (R1-15A code).
Walls and gates have their own section, Sec. 58-124 (R1-15A tables). Gate and column heights depend on frontage and setback: 6 to 12 feet east of Gordon Drive and 8 to 12 feet west of it. Gates above 6 feet must be at least 70 percent open. Front-yard walls may be 4 feet plus 18 inches of at least 50 percent open metalwork outside the building envelope, and side-yard walls 5 feet. A lot may have one gated driveway up to 20 feet wide, barbed wire is not allowed, and there are no administrative waivers. That is why so many Port Royal estates have their own gates while the neighborhood itself has none: the gate belongs to the house, within the City’s limits.
On FEMA’s current flood map, effective February 8, 2024, about three in four Port Royal parcels sit in a special flood hazard area, most of them in Zone AE with a base flood elevation of 8 feet (NAVD88), per FEMA’s National Flood Hazard Layer. The City’s design flood elevation is the base flood elevation plus one foot, and in Zone X a new floor must sit 18 inches above the average road crown (City flood mitigation guidelines; City flood code).
For most Port Royal lots, in Zone AE 8, that puts a new lowest floor at 9 feet NAVD88 or higher (the base flood elevation plus one foot), and the 30-foot height is measured from there. That is why new Port Royal houses stand visibly taller than the 1960s houses beside them, and why a lot’s flood zone and base flood elevation are part of its price. Parcel-by-parcel and street-level flood detail is in the flood-zone section of this guide.
Older houses face a second flood rule. Under the City’s flood code, a substantial improvement, work costing 50 percent or more of the structure’s market value, requires the whole house to meet current flood standards. In Port Royal the 50 percent test is measured against the value of the structure, not the land, which matters on older houses where the lot carries most of the value. That is our reading of the City’s code, and on an older Port Royal house it can mean that a large renovation becomes a full flood-compliant rebuild.
On Collier County’s 2026 preliminary roll, as filed with the Florida Department of Revenue (just value, not a sale price), the median land just value on the Port Royal sections is $8.45 million per single-family parcel, land makes up 61 percent of the aggregate single-family just value, and most homesites are valued at the county’s standard rate of $325 per square foot of land, per Florida’s copy of the roll. The same roll shows 38 vacant homesites on the Port Royal sections, lots between houses.
In plain terms: on the county’s books an older Port Royal house adds less to its value than the lot beneath it, which is why buyers of older homes here usually price the lot first and treat the house as a place to live while they plan, or as a demolition line in the budget. Gulfshore Life’s “little gems” of 2,500 to 3,000 square feet are the houses most often replaced, and Robb Report’s 2018 description of owners “tearing down old multimillion-dollar mansions and combining multiple lots” is the same economics at the top of the market (Gulfshore Life; Robb Report). These are 2026 preliminary roll figures; the November 2026 tax bill is the final record.
More than a quarter of Port Royal’s houses were built in 2015 or later. On the Florida DOR copy of the 2026 preliminary roll, 139 of the 513 single-family houses on the Port Royal sections (27.1 percent) were built in 2015 or later, 69 of them in the 2020s alone, and 302 (58.9 percent) in 2000 or later; only 30 predate 1970 (Florida’s copy of the 2026 preliminary roll).
Put that beside the decade table in the history section and the picture is a neighborhood in steady, lot-by-lot replacement rather than one waiting for a single wave of redevelopment. For a buyer, construction nearby is normal, and the house next door may be rebuilt during your ownership. For a seller of an older house, the buyer on the other side of the table is often a builder or a client with an architect, and the conversation is about the lot, its flood zone and its dock rights more than about the house.
R1-15A lets owners split and recombine platted lots, as long as every resulting lot is at least one full platted lot, under Ordinance 20-14456 of February 19, 2020 (R1-15A code). Lots have been combined into larger estates, a pattern Robb Report described in 2018. A buyer looking at a double lot should confirm how it is platted and taxed, because the answer decides whether the second lot can be sold separately later, and the building-area table above decides how much of the combined land a house may cover.
The City of Naples does not review the design of single-family houses: its Design Review Board covers commercial, multifamily, planned development and public service projects instead. In Port Royal the property owners association’s architectural review fills that role privately, reviewing plans against the deed restrictions it administers under its published procedural steps and guidelines. The association states that it must approve plans before the City issues a permit.
For a buyer planning to build, that means two approvals to plan for, the City’s permit under R1-15A and the association’s review under the deed restrictions, and a timeline and budget that allow for both. The association’s fees for that review, and its rule that builders be members during construction, are set out in the governance and fee sections.
In the last 12 months, 30 Port Royal homes sold for a combined $628.9 million, and basin, bay, lake and dry lots traded as different markets. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, and we price every Port Royal lot from its plat, its flood zone, its dock rights and its club eligibility before we price the house on it. Selling? Get a free Port Royal home valuation, or call Jesse direct at (239) 898-6072. Buying? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.
Port Royal is governed by the City of Naples, not by a homeowners association. City Council and the City code set the zoning, dock, seawall, flood and rental rules. The Port Royal Property Owners Association is voluntary, but it administers the deed restrictions and reviews every plan, and the Port Royal Club is a separate private club.
That split is the first thing to understand before buying here. The rules that decide what can be built on a Port Royal lot are public law, written into the City of Naples Code of Ordinances and the recorded plats. A private layer sits on top of them: a set of deed restrictions that the association administers and a plan review that every builder and architect in the neighborhood knows well. And beside both, with its own members, dues and tax status, sits the Port Royal Club.
Every Port Royal parcel lies inside the incorporated City of Naples, on the county’s City limits map. Port Royal has always been inside Naples: its land lies within the Town of Naples boundary as extended by a 1937 special act, so it was never annexed, as the City’s annexation layer shows. The City’s zoning code decides what may be built, the City’s dock code decides how far a pier may reach, the City’s seawall code decides where a wall may stand at all, and the City’s building department applies the flood rules that set how high a new floor must sit.
Naples is run by a seven-member City Council elected at large. There is no ward or district seat for Port Royal; every council member answers to the whole City. Council adopts the millage each September, decides variances and conditional uses, and approves special assessments such as the canal dredging assessment described in the fee stack below.
Fire and emergency medical calls are answered by the City’s own fire department, and Port Royal lies inside the City fire district on the county’s fire district map. At the county level, Port Royal falls in Collier County Commission District 4 on the county’s commissioner district map, which matters for county services such as beach renourishment and the county’s share of the tax bill.
Port Royal also has something almost no other Naples neighborhood has: a zoning district of its own. City Code Sec. 58-114 defines the R1-15A district by the seven Port Royal plat sets, and Secs. 58-111 to 58-124 carry the lot, height, building-area, wall, pier and seawall rules written for this neighborhood alone. The plat and building rules are set out in the section on what you can build; the pier and seawall rules are in the boating section below.
Port Royal has no mandatory homeowners association. The Port Royal Property Owners Association, Inc. is voluntary: owners join by paying dues, $835 a year for a Port Royal property and $735 for an Associate property in 2026, per its membership page. Two rules make membership close to required for anyone who builds: the association requires membership, with three years of dues paid up front, throughout any new construction, and it adds an $850 surcharge to dock reviews for non-members, per its architectural fee schedule and dock procedures. The deed restrictions it administers apply whether or not an owner joins.
The association was incorporated as a Florida not-for-profit in 1970, according to its certified Articles. Its Articles of Incorporation, filed December 30, 1970, state its purpose: “to provide a forum whereby the individual members of the several sections known collectively as PORT ROYAL may unite to promote the comfort, protection, convenience, interests, and vested rights of the property owners of PORT ROYAL.”
Its Bylaws, as amended through February 24, 2015, set out who may belong and how the board works:
The association is a 501(c)(4) civic organization in the IRS exempt-organization data served by ProPublica’s Nonprofit Explorer, which shows fiscal 2023 revenue of $596,972 and expenses of $545,206 on its IRS Form 990. Its office is on 8th Avenue South, outside the neighborhood, in Olde Naples (our reading of the address on its website). The association’s minutes and member counts are shared with members; its bylaws, Articles and deed-restriction text are on its public website.
The association’s own documents describe five kinds of work.
Security at the entrances. The association “contracts with the Naples Police Department and Port Royal Security to provide nightly visible security at the entrance to our community” and pays for license-plate-reading cameras at each of its entrances, and it says the contracts are “completely supported by your membership dues”, per its 2025/2026 member guide, its January 2025 newsletter and dues letter and an earlier newsletter. There is no gate; the streets are public City roads.
The entrances and green space. The association keeps up the landscaped entrances at Galleon Drive, Kings Town Drive, and Cutlass and Cove Lanes, while “interior green spaces are managed by the City of Naples”, per the member guide.
Utilities. It has pushed to put overhead power lines underground and to bring natural gas and fiber service to Port Royal, per the member guide and a 2020 newsletter.
Advocacy at City Hall. Its January 2025 letter says the association “actively opposed the City Council’s initiative to reroute outbound Naples Airport traffic over our neighborhood”, and its why-join page lists land-use restrictions, commercial-vehicle parking and a ban on gasoline leaf blowers among its causes.
Architectural and dock review. Every new house, remodel, wall, gate and dock goes through the association’s review against the deed restrictions and the City’s R1-15A rules, as set out below.
Separately, the association points owners to the Port Royal Community Fund at the Collier Community Foundation, a voluntary charitable fund, on its community fund page.
Port Royal’s private rules ride in its deeds. The association publishes them as “Use Restrictions Contained in Form 7 of Current Port Royal Deeds” (Form 7), 24 covenants that, in the association’s words, “run with the land”. The association states that the developer assigned the restrictions to it by a recorded instrument dated November 3, 1977, per its Procedural Steps and Guidelines, and it adds that “Many of these Restrictions … have been incorporated into the Port Royal zoning district, R1-15A.”
No subdivision-wide declaration of restrictions is indexed under the Port Royal name in the Collier County Clerk’s records; the restrictions ride in the individual deeds. The oldest version on the record is visible in a 1951 Lantern Lake deed, which carries its covenant inside the deed itself: “(A) That no structure, or building, or walls, or hedge, shall be placed beyond the building line towards the water of coves, bays, lakes or canals, that have been established on each property,” per the recorded 1951 deed.
Whether and how the deed restrictions apply to a specific lot is a title question; a title search on the lot answers it. The association states that it must approve plans before the City issues a permit. For a buyer, the practical reading is simple: plan any exterior change on the assumption that the association will review it, and have the title work on the lot confirm what its deed carries.
Form 7 reads like a building code written for one neighborhood. Grouped by subject, as the association publishes them in Form 7:
The association’s review is where Port Royal’s private rules meet a real project. Its fee schedule, effective January 2024, sets these charges:
| Review | Fee |
|---|---|
| New construction, or a remodel over 40 percent | $15,000, plus $1.20 per square foot over 5,000 square feet under roof |
| Remodel of 20 to 39 percent | $5,000 |
| Minor work | $1,000 |
| Gates, walls and fences | $600 |
| Approval of an architect, landscape architect or builder | $1,000 |
| New dock, up to 50 feet | $5,000, plus $1,000 per additional 10 feet |
| Dock modification | $2,500 |
| Dock maintenance | $1,000 |
| Non-member surcharge on a dock review | $850 |
Membership is required throughout construction, with three years of dues prepaid. The dock review follows the association’s dock procedures: its review first, an inspection within five working days of completion, and an as-built survey within 30 days of the certificate of occupancy.
The association’s Procedural Steps and Guidelines add specific standards on the water. On waterfront planting: “Only clear trunk trees, such as palm trees, with a minimum of 10 feet of clear trunk, and hedges maintained at 3 feet.” Its riprap guideline says the revetment slope should “not exceed a 2:1 foot slope”. The association also keeps a list of approved professionals, and its building page collects the forms.
On the water, Form 7 and the City code are written differently, and a buyer should read both. The side-by-side, from Form 7, City Code Sec. 58-121 and Sec. 58-122:
| Subject | Deed covenant (Form 7) | City code (R1-15A) |
|---|---|---|
| Dock reach | Not more than 10 feet beyond the platted waterfront lot line (covenant 16) | 25 feet waterward of the toe of the riprap, farther on Naples Bay and Gordon Pass to reach 5 feet at mean low water (Sec. 58-121) |
| Mooring piles | Only on named waters, not more than 30 feet out (covenant 16) | Up to two piles, 20 feet beyond the pier, on Naples Bay, Gordon Pass and lots on the association’s map (Sec. 58-121) |
| Seawalls | No more than 6 inches above mean low tide (covenant 15) | Not permitted, except on named Jamaica Channel lots (Sec. 58-122) |
The association’s own dock procedures review piers against the City’s R1-15A rules. Neither document says the other has been set aside, and we do not read one as replacing the other.
The Port Royal Property Owners Association and the Port Royal Club are separate organizations with separate members, dues and tax status: the association is a 501(c)(4) civic group that runs security, architectural review and advocacy; the club is a 501(c)(7) social club that runs the beach, dining, fitness and tennis. The association’s January 2025 letter says so directly: “the Port Royal Property Owners’ Association and the Port Royal Club are two entirely separate entities”. The IRS data for the association and the club carry separate filings. Neither membership comes automatically with a deed.
Port Royal has no community development district, the special taxing district that funds roads and utilities in many newer Collier County communities. The county’s community development district layer holds 33 districts, and none intersects Port Royal. Port Royal parcels carry City millage of exactly 1.29 on Florida’s copy of the 2026 preliminary Collier roll, so Port Royal is not in the City’s East Naples Bay or Moorings Bay taxing districts, which fund dredging elsewhere on the water.
Several bodies touch a Port Royal property, and a buyer planning work should know which is which. The Planning Advisory Board hears text amendments and petitions on their way to Council; the 2025 change to Port Royal’s pier rule, Text Amendment 24-T6, went through it on a 5-2 recommendation before Council adopted Ordinance 2025-15762. The Design Review Board does not review single-family houses, so in Port Royal the association’s architectural review fills that role privately. And when an owner on an undulating or dead-end shoreline asks for a dock exception, the City Manager consults “the subdivision property owners’ association, if applicable,” under Sec. 56-93(d).
| Body | What it decides for a Port Royal owner |
|---|---|
| City Council | Millage, zoning text changes, variances, conditional uses (including the club’s), special assessments |
| Planning Advisory Board | Recommendations on text amendments, rezonings and petitions |
| Design Review Board | Does not review single-family houses |
| City building and zoning staff | Permits, flood elevation, setbacks, dock and shoreline permits |
| Collier County Commission (District 4) | County services and the county share of the tax bill |
| Collier County School Board | School millage and school zoning |
| Port Royal Property Owners Association | Voluntary membership; administers the deed restrictions and reviews plans and docks |
| Port Royal Club | Its own members, facilities and club rules; no say over a private lot |
Owning a Port Royal home means paying 9.0076 mills of property tax, about $9,008 per $1 million of taxable value, plus City utilities. Association dues of $835 a year are voluntary, the Port Royal Club is optional and does not publish its dues, and there is no community development district or open special assessment.
Data updated: September 2026 (Collier County 2026 preliminary roll via Florida DOR; City of Naples 2026 utility rates; association and club websites, retrieved 26 Sep 2026)
The Port Royal fee stack is short in the number of layers and large in the size of one of them. Property tax is levied on the value of waterfront land inside the City of Naples, and in Port Royal that value is very high. Everything else a buyer will be billed is either a City utility charge, a voluntary association due, a review fee paid when building, or a club charge that applies only to owners who join. The figures below come from Collier County’s 2026 preliminary roll, as filed with the Florida Department of Revenue; just value, not a sale price, and from the City of Naples rate sheet effective October 1, 2025.
| Layer | Amount | Period | What it covers | Mandatory? | Source (as of) |
|---|---|---|---|---|---|
| Collier County School Board | 4.1470 mills | Annual, November tax bill | Public schools | Yes | Florida DOR copy of the 2026 preliminary roll; Naples Press |
| Collier County | 3.2449 mills | Annual | Countywide services | Yes | Naples Press (2026-27 budget) |
| City of Naples | 1.2900 mills (raised from 1.23 for fiscal 2026-27, adopted September 16, 2026) | Annual | City police, fire, parks, streets, planning | Yes | Gulfshore Business (September 2026) |
| South Florida Water Management District, Big Cypress Basin and Collier Mosquito Control District | 0.3257 mills combined | Annual | Water management and mosquito control | Yes | Florida DOR roll (2026 preliminary) |
| Total property tax | 9.0076 mills; median computed 2026 bill about $95,800 on single-family plat parcels (homestead about $79,800; non-homestead about $126,000; vacant homesites about $64,400) | Annual | All of the above | Yes | Computed from Florida DOR’s copy of the 2026 preliminary roll; not a tax bill |
| Port Royal canal dredging special assessment | Created 2011; $2,013,369 shared by the lots on each dredged canal; six annual bills from November 2013 | Annual, on the tax bill | Canal dredging | Was mandatory for canal lots; no assessment code on the 2026 roll | Resolution 11-13008; City assessment page |
| Undergrounding power lines | $0 today; a possible future line | n/a | A feasibility study only | No assessment adopted | Resolution 2024-15309; City special assessments |
| Community development district | None | n/a | n/a | n/a | County CDD layer |
| Stormwater utility | $49.56 | Per billing cycle | City drainage | Yes | City of Naples 2026 utility rates (effective October 1, 2025) |
| Solid waste | $77.08 | Per billing cycle | Trash, recycling, yard waste | Yes | City of Naples 2026 utility rates |
| Water | Base $21.48 plus use | Per billing cycle | Potable water | Yes, if connected | City of Naples 2026 utility rates |
| Sewer | Base $53.76 plus $5.21 per 1,000 gallons, to 20,000 gallons | Per billing cycle | Wastewater | Yes, if connected | City of Naples 2026 utility rates |
| Port Royal Property Owners Association | $835 (Port Royal property); $735 (Associate property) | Calendar year | Entrance security, entrances, plan review, advocacy | Voluntary; required during construction, with three years prepaid | Membership page; fee schedule |
| Association plan and dock review | $600 to $15,000 plus $1.20 per square foot over 5,000; docks from $1,000 | Per project | Review against the deed restrictions and R1-15A | By covenant, when you build | Fee schedule; dock procedures |
| City permits | Per City fee schedules | Per project | Building, dock and shoreline permits | Yes, when you build | City Code Sec. 56-93 |
| Port Royal Club | Joining payment and dues not published; deferral: 25 percent deposit plus 25 percent of dues a year, up to five years; reinstatement: 75 percent of the joining payment; $45,000 capital assessment per member (2024), five installments through 2028 | Annual dues; one-time joining payment | Private beach, dining, spa, fitness, tennis | Optional | Club membership page; Clubhouse Plan |
| Port Royal Community Fund | Any amount | Voluntary gift | Neighborhood charitable fund | No | Association fund page |
| Beach renourishment and Gordon Pass dredging | $0 to owners | n/a | County beach work; the federal channel | n/a | Resolution 16-13775; Army Corps award |
| Flood and wind insurance | Quoted house by house | Annual | See the insurance section | Lender-driven | No public record of a typical premium |
These are 2026 preliminary roll figures; the November 2026 tax bill is the final record. The Port Royal Club does not publish its joining payment or annual dues. They are set out in the club’s membership documents, which it provides to owners of eligible properties. Whether a property’s rebuild-assessment installments are paid is confirmed at closing.
Every Port Royal parcel is taxed at 9.0076 mills on the 2026 preliminary roll, about $9,008 for every $1 million of taxable value. Computed from Florida DOR’s copy of that roll, the median 2026 bill on Port Royal’s 513 single-family plat parcels is about $95,800; homesteaded houses have a median of about $79,800 and non-homesteaded houses about $126,000. These are preliminary figures, not tax bills; the November 2026 bill is the final record. The 38 vacant homesites on the Port Royal sections carry a median computed bill of about $64,400.
The rate is the same on a basin lot, a bay lot, a lake lot and a dry lot, because the whole neighborhood sits in one taxing area inside the City, per Florida’s copy of the 2026 preliminary Collier roll. The four parts are the School Board’s 4.1470 mills, the County’s 3.2449 mills (unchanged for 2026-27, as Naples Press reported), the City’s 1.2900 mills and 0.3257 mills for the South Florida Water Management District, its Big Cypress Basin and Collier Mosquito Control District combined.
The City of Naples raised its operating millage from 1.23 to 1.29 for fiscal 2026-27, adopted on September 16, 2026, as reported by Gulfshore Business. The City’s levy is the smallest of the three large ones on a Port Royal bill; schools and the County carry most of it.
What drives the size of a Port Royal bill is land. On Collier County’s 2026 preliminary roll, as filed with the Florida Department of Revenue (just value, not a sale price), most Port Royal homesites are valued at the county’s standard land rate, and land is most of each parcel’s value. A bill tracks the county’s taxable value, not the price a buyer pays, which is why the reset described next matters so much here.
About six in ten Port Royal houses carry Florida’s homestead exemption on the 2026 roll, the county’s proxy for a primary residence. For those owners, Florida’s Save Our Homes cap limits how fast the assessed value can rise each year, to 3 percent or the change in the consumer price index, whichever is lower, under s. 193.155, Florida Statutes.
The cap does not travel with the house. Under s. 193.155(3), a change of ownership resets the assessment, so a buyer is reassessed to just value on the January 1 after the purchase. A buyer who makes the house a primary residence then files for homestead, which brings the $25,000 exemption plus the additional exemption that applies to non-school taxes under s. 196.031, and the cap applies again from the following year.
In practice, the seller’s current tax bill is not the buyer’s future tax bill. On a Port Royal house that last sold years ago, the difference between the capped assessment and just value can be very large, and a buyer should model the tax on the purchase price, not on the listing’s tax line.
The City of Naples bills its utilities per billing cycle on the 2026 rate sheet, effective October 1, 2025 (City of Naples 2026 utility rates):
Use-based water and sewer charges depend on the house, the pool and the irrigation, so we do not add these lines into a yearly figure. The City’s trash and recycling schedule is covered in the daily-logistics section.
Port Royal has no mandatory HOA fee. The Port Royal Property Owners Association’s dues are $835 a year for a Port Royal property and $735 for an Associate property in 2026, per its membership page, billed for the calendar year. An owner joins by paying; an owner who does not pay is not a member, under the association’s Bylaws.
The exception is construction. The association’s fee schedule says membership “is required throughout all construction activities” and asks for “an upfront payment of three-years of Association Member Dues ($835.00/annually) for new construction projects”. The dues pay for the nightly security at the entrances and the association’s other work; its January 2025 letter describes the security contracts as “completely supported by your membership dues”.
Review fees are the association charge most buyers meet in their first year, because most Port Royal purchases involve a renovation or a new house. The schedule runs from $600 for gates, walls and fences and $1,000 for minor work, to $5,000 for a remodel of 20 to 39 percent, to $15,000 plus $1.20 per square foot over 5,000 square feet under roof for a new house or a remodel over 40 percent. Approving an architect, landscape architect or builder costs $1,000.
Dock reviews start at $5,000 for a new dock up to 50 feet, plus $1,000 per additional 10 feet; modifications cost $2,500 and maintenance $1,000, per the association’s dock procedures. A non-member pays an $850 surcharge on a dock review. City permit fees come on top, under the City’s own schedules.
The Port Royal Club does not publish its joining payment or annual dues. They are set out in the club’s membership documents, which it provides to owners of eligible properties. What the club does publish is the arithmetic around them, on its membership page: a new owner of an eligible property who does not join may keep the property’s eligibility for up to five years by placing a deposit of 25 percent of the current joining payment and paying 25 percent of the current annual dues each year; an owner who does neither faces a reinstatement fee of 75 percent of the current joining payment later.
The rebuild added a one-time charge. The club’s Clubhouse Plan says “The assessment for all Members will be $45,000 … due on August 1, 2024 … Resident assessments would be attached to the property”, with five installments through 2028. Whether a property’s rebuild-assessment installments are paid is confirmed at closing. The club section below sets out the membership choice and the rebuild in full.
In 2011 the City of Naples created a Port Royal canal dredging assessment of $2,013,369, shared equally by the lots on each dredged canal and billed on six annual tax bills beginning in November 2013, per Resolution 11-13008 and its recorded notice. Florida’s copy of the 2026 preliminary roll shows no special-assessment code on any Port Royal plat parcel, although the City’s assessment page still describes the assessments as being paid; the November 2026 tax bill is the final record for any lot. A buyer’s title search confirms that no City assessment is open on a specific parcel.
Burying the power lines is the other possible line. City Council approved Resolution 2024-15309 in February 2024 for a Kimley-Horn feasibility study, $94,458, covering Port Royal, Aqualane Shores and Royal Harbor, to be repaid proportionally if an assessment does not follow. The association says it is “leading the conversion of all overhead power lines to underground service”. No undergrounding assessment for Port Royal had been adopted as of September 2026, and the study’s results had not been presented as a Port Royal assessment as of September 2026. The City lists its assessment areas on its special assessments page.
Several charges common elsewhere in Collier County are absent here:
Selling a Port Royal home and want the tax and club numbers a buyer will ask about? Get a free Port Royal home valuation, or call Jesse direct at (239) 898-6072.
Port Royal is made up of 14 recorded sections on seven plat sets, from Lantern Lake at the north end to Cutlass Cove at Gordon Pass, plus the Gulf-front estates, Sabre Cay, Champney Bay and the Gordon Pass tip inside the City’s wider outline. Every section shares one association, one set of deed restrictions and one zoning district.
Data updated: September 2026 (Collier County 2026 preliminary roll via Florida DOR; City of Naples GIS; Southwest Florida MLS, retrieved 24 to 26 Sep 2026)
Port Royal is recorded as seven plat sets in Collier County, which the City of Naples names in its zoning code as the Port Royal district. On Florida’s copy of the 2026 preliminary Collier County roll, the 14 Port Royal sections on those plats hold 604 parcels: 513 single-family homes, 38 vacant homesites, the club and church land, and a row of small boat-slip parcels on Cove Lane and Bay Road. The City’s own Port Royal neighborhood outline is larger, because it takes in the Gulf-front estates on the west side of Gordon Drive, Sabre Cay and the Gordon Pass tip: 743 parcels, 599 of them houses. There is no condominium anywhere in the outline.
The sections matter to a buyer less as separate places than as a way to read the water. A section tells you whether a lot is likely to sit on an interior basin, on open Naples Bay, on one of the two stormwater lakes or on dry land, and that, far more than the section name, is what separates one Port Royal price tier from another. Collier County’s plat books hold each section’s recorded map; the Galleon Drive and Spyglass Island plat was filed on May 27, 1955.
The table reads the 14 sections from Florida’s copy of the 2026 preliminary Collier roll, with frontage from the City’s neighborhood, water and lake layers and the plat references from City Code Sec. 58-114. Values are Collier County’s 2026 preliminary roll, as filed with the Florida Department of Revenue; just value, not a sale price. Frontage columns count parcels by frontage, our classification; the bay-versus-basin split is method-sensitive.
| Section | Plat Book / Page | Parcels | Houses | Vacant homesites | Parcels by frontage (our classification) | Median homesite (acres) | Median single-family just value (2026 preliminary roll, not a sale price) | Homestead share | Main streets |
|---|---|---|---|---|---|---|---|---|---|
| Admiralty Parade | PB 3 pp 74 to 78 | 36 | 32 | 3 | bay 21, basin 15 | 0.75 | $15.83M | 23 of 32 | Admiralty Parade East and West |
| Cutlass Cove | PB 1 p 101 | 41 | 36 | 4 | Gulf 9, Pass 3, bay 6, basin 23 | 0.64 | $15.94M | 18 of 36 | Cutlass Lane, Gordon Drive |
| Cutlass Cove Replat | PB 2 p 106 | 35 | 5 | 0 (about 30 slip parcels) | basin 35 | 0.60 | $15.46M | 2 of 5 | Cove Lane, Bay Road |
| Fort Charles Drive | PB 3 pp 74 to 78 | 65 | 60 | 3 | bay 9, basin 56 | 0.66 | $15.67M | 36 of 60 | Fort Charles Drive |
| Galleon Drive | PB 3 pp 32 to 34 | 108 | 94 | 9 | bay 62, basin 46 | 0.62 | $14.84M | 56 of 94 | Galleon Drive, Treasure Lane |
| Gin Lane | PB 3 pp 74 to 78 | 42 | 41 | 1 | bay 2, basin 40 | 0.49 | $13.53M | 26 of 41 | Gin Lane |
| Green Dolphin Lane | PB 3 pp 74 to 78 | 21 | 20 | 0 | bay 1, basin 10, dry 10 | 0.74 | $15.12M | 16 of 20 | Green Dolphin Lane |
| Half Moon Lake Addition | PB 12 p 33 | 8 | 7 | 0 | lake 8 | 0.44 | $5.39M | 5 of 7 | Half Moon Walk, Lantern Lane |
| Kings Town Drive | PB 3 pp 74 to 78 | 43 | 39 | 1 | bay 6, basin 18, lake 5, dry 14 | 0.60 | $11.45M | 25 of 39 | Kings Town Drive, Captains Place |
| Lantern Lake | PB 1 p 100 | 38 | 29 | 4 | bay 6, basin 2, lake 13, dry 17 | 0.67 | $9.58M | 20 of 29 | Lantern Lane, Galleon Drive, Half Moon Walk |
| Lantern Lake Addition | PB 3 p 19 | 20 | 16 | 4 | lake 11, dry 9 | 0.57 | $6.89M | 10 of 16 | Half Moon Walk, Lantern Lane |
| Nelson’s Walk | PB 3 pp 74 to 78 | 28 | 26 | 2 | bay 8, basin 20 | 0.68 | $15.45M | 16 of 26 | Nelson’s Walk |
| Rum Row | PB 3 pp 74 to 78 | 64 | 59 | 4 | bay 15, basin 49 | 0.68 | $15.71M | 32 of 59 | Rum Row |
| Spyglass Island | PB 3 pp 32 to 34 | 55 | 49 | 3 | bay 16, basin 39 | 0.55 | $13.30M | 34 of 49 | Spyglass Lane |
Port Royal sections: 604 parcels, 513 houses; City outline: 743 parcels, 599 houses. Market figures on this page come from the Southwest Florida MLS development named Port Royal, which covers the Port Royal sections plus Sabre Cay, Champney Bay and the east side of Gordon Drive; in the last 12 months it recorded no sale of a Gulf-front estate. The MLS does not split its Port Royal sales by section, which is one reason the frontage tier, not the section name, is how we price a Port Royal house.
Lantern Lake is where Port Royal began: the first lot deed out of the company, in February 1951, was for a Lantern Lake Section lot, per the recorded deed. Together with its 1954 Addition and the later Half Moon Lake Addition, it forms Port Royal’s north entry, and it holds most of the neighborhood’s lake and dry lots.
That is the key fact about these three sections. Lantern Lake and Half Moon Lake are stormwater lakes, and the City’s code allows no dock or over-water structure on either; the houses around them are Port Royal’s lake lots, not boating lots, under City Code Sec. 58-121. On the 2026 preliminary roll the three sections carry the lowest median single-family just values in Port Royal, from about $5.4 million to about $9.6 million, which makes them the neighborhood’s value entry.
Galleon Drive is the largest Port Royal section, 108 parcels and 94 houses, and with Spyglass Island it makes up the plat filed in May 1955. Galleon Drive runs along the neighborhood’s north and east edges, on Jamaica Channel and Naples Bay, and Spyglass Island is the finger island beside it.
Galleon Drive also carries one of the few exceptions in Port Royal’s shoreline rules. Form 7 covenant 21 gives Galleon Drive Lots 1 to 12 a boat-slip right, and City Code Sec. 58-122 lets those same lots on the Jamaica Channel build a seawall and a recessed boat slip, which are not permitted anywhere else in R1-15A except the named Lantern Lake seawall lots. Everywhere else in Port Royal, the shoreline is riprap.
The King’s Town Drive to Admiralty Parade plat (Plat Book 3, pages 74 to 78) carries seven Port Royal sections: Kings Town Drive, Fort Charles Drive, Admiralty Parade, Rum Row, Nelson’s Walk, Gin Lane and Green Dolphin Lane. Its first lot deeds date from March to May 1958, and together its sections hold 299 parcels and 277 houses, nearly half of Port Royal.
These are the sections most buyers picture when they think of Port Royal: finger islands of basin lots, with the east ends of Admiralty Parade, Rum Row and Nelson’s Walk opening on Naples Bay and the south ends of Rum Row, Gin Lane, Fort Charles Drive and Green Dolphin Lane opening toward Gordon Pass. Their median single-family just values on the 2026 preliminary roll run from about $11.5 million (Kings Town Drive, which includes lake and dry lots) to about $15.8 million (Admiralty Parade). The same plat also holds the Port Royal Club’s tennis and fitness land on Gordon Drive, described below. Half of Green Dolphin Lane’s parcels are dry lots.
Cutlass Cove, at the south end next to Gordon Pass, was the second Port Royal section to sell lots, in April 1951. It holds the only Gulf-front lots on a Port Royal plat, 9 parcels on the west side of Gordon Drive, and three parcels that face Gordon Pass.
Its replat added something no other section has. About 30 small deeded boat-slip parcels line Cove Lane and Bay Road in the Cutlass Cove Replat; they are separate tax parcels, not homesites, on the 2026 preliminary roll. The boating section below covers how they fit the dock rules.
Most of Port Royal’s Gulf-front estates are not on Port Royal plats. Of the 60 beachfront parcels inside the City’s Port Royal outline, 9 are on the Cutlass Cove section of Port Royal; the other 51 sit on older subdivisions such as Beach Estates and Gulf View Estates, they are zoned R1-15 or R1-E rather than Port Royal’s own R1-15A district, and their owners qualify only for the association’s non-voting Associate class.
The older subdivisions under those estates, on the roll and the City’s zoning map, are Beach Estates, Beach Estates Unit 2, Gulf View, Gulf View Estates, the Re-Plat of Sunset Beach, White Sands Waterfront, the beach lots of the Ocean View Addition and a few parcels of government-lot land that were never platted. The association’s Bylaws place them in the Associate zone. The county’s Coastal Construction Control Line crosses 58 parcels in the outline, which adds a state coastal permit to any work seaward of it.
For a buyer the difference is concrete: a different zoning district with different lot and height rules, none of the R1-15A dock, wall and building-area paragraphs, and a different association class. A dedicated Gordon Drive Gulf-front estates sub-page is coming with its zoning and association details, recent sale comps, and street-by-street analysis. We’ll link it here when it goes live.
The east side of Gordon Drive, between the Port Royal sections and the Gulf-front estates, holds a few small subdivisions that are inside the City’s Port Royal outline but off the Port Royal plats: Tracts East of Gordon Drive, Betart Estates and Fairlington. Their houses sit on bay and basin water much like the sections’, but they are zoned R1-15 rather than R1-15A and fall in the association’s Associate class, per the City’s zoning map and the 2026 preliminary roll. Tracts East of Gordon Drive also includes conservation tracts.
Farther north, the interior lots of the Ocean View Addition line two short avenues, 32nd and 33rd Avenue South, which end at the two City beach ends inside the outline. They are dry lots, and their zoning follows the Ocean View Addition rather than R1-15A. The MLS files the east side of Gordon Drive under its Port Royal development, so its sales are in this page’s market figures.
Sabre Cay, on Sabre Lane, is a small enclave inside the City’s Port Royal outline but outside the Port Royal plats: 14 homesites, 12 of them with houses on the 2026 roll, with its own boat-slip strips and common parcel. It is zoned R1-15, per the City’s zoning map, and the Southwest Florida MLS files it under its own subdivision name within the Port Royal development, so its one sale in the last 12 months counts in this page’s market figures.
Champney Bay, at the south end off Gordon Drive and Green Dolphin Lane, is a later replat of a Port Royal section: 12 parcels in three small plats. The City approved the Second Replat of the Champney Bay Section of Port Royal in 2010 by Resolution 10-12737. Champney Bay is also the name of the water there, one of the areas in the City’s 2013 canal dredging.
Gordon Pointe, the estate at the Gordon Pass tip of the City’s Port Royal outline, was listed at $295 million in February 2024 and relisted at $271 million in February 2026, as the Naples Daily News reported; it is not on a Port Royal plat, and it had not sold as of September 2026. Gulfshore Business covered the relisting as a reset of Port Royal’s price ceiling.
The name has a second use on the record. A small planned development at the tip, zoned “Gordon Pointe Residential” by Ordinance 2012-13181, holds four lots on the 2026 preliminary roll. Both sit outside the Port Royal plats and outside R1-15A.
Two institutions own land inside Port Royal. The Port Royal Club’s beachside land at 2900 Gordon Drive is recorded as four lots of Gulf View Estates, deeded to Port Royal’s beach-club company in March 1951; its tennis and fitness land across the road at 2755 Gordon Drive lies in Port Royal’s Kings’ Town Drive Section. Together the two sites cover about 11 acres, according to the club’s 2024 City application, and both are zoned Public Service on the City’s zoning map.
The other is Trinity-by-the-Cove, at 553 Galleon Drive, per its website, whose campus is also zoned Public Service. It received the first recorded Port Royal lot deed, a Lantern Lake Section lot, in February 1951, per the recorded deed.
Every street in the City’s Port Royal outline, with parcels and houses on the 2026 preliminary roll, from the county’s address points and Florida’s copy of the roll. Parcels without a street address, such as common tracts, are not in the table.
| Street | Parcels | Houses |
|---|---|---|
| 32nd Avenue South | 4 | 4 |
| 33rd Avenue South | 2 | 2 |
| Admiralty Parade East | 22 | 19 |
| Admiralty Parade West | 13 | 12 |
| Bay Road | 19 | 3 |
| Captains Place | 2 | 2 |
| Champney Bay Court | 6 | 5 |
| Cove Lane | 23 | 4 |
| Cutlass Lane | 21 | 20 |
| Fort Charles Drive | 70 | 65 |
| Galleon Drive | 111 | 93 |
| Gin Lane | 42 | 41 |
| Gordon Drive | 99 | 75 |
| Green Dolphin Lane | 22 | 22 |
| Half Moon Walk | 21 | 19 |
| Kings Town Drive | 26 | 24 |
| Lantern Lane | 27 | 21 |
| Nelson’s Walk | 28 | 26 |
| Rum Row | 65 | 60 |
| Sabre Lane | 14 | 12 |
| Short Lane | 1 | 1 |
| Spyglass Lane | 59 | 53 |
| Treasure Lane | 17 | 16 |
Galleon Drive is the longest interior street, and Gordon Drive, which runs from the 2370 block south to Gordon Pass, carries the most parcels outside the sections. Cove Lane and Bay Road show many parcels and few houses because of the deeded boat slips.
There are no condominiums in Port Royal. Florida’s copy of the 2026 Collier roll shows no condominium parcel anywhere in the City’s Port Royal outline; every home is a single-family house, per the 2026 preliminary roll. A search for Port Royal condos will turn up buildings in other Naples neighborhoods; the Southwest Florida MLS recorded no Port Royal condominium sale in the last 12 months because none exists.
The Port Royal Club is a private, member-owned beach club at 2900 Gordon Drive, open to owners of eligible Port Royal properties. It offers a private beach, dining, a spa, fitness and tennis. Its original 1959 clubhouse was lost to Hurricane Ian, and a new clubhouse is being built under a $100 million plan.
Data updated: September 2026 (Port Royal Club membership page and 2023 Clubhouse Plan; City of Naples records; IRS Form 990 data, retrieved 26 Sep 2026)
More people search for the Port Royal Club than for almost anything else about the neighborhood, and the club’s own website answers only some of their questions. It describes the club and its facilities; it does not publish its joining payment, its dues or its list of eligible properties. What follows is everything the public record does show: the club’s recorded land, its 1959 City permit, its published membership terms, its rebuild plan and budget, the City approvals for the new clubhouse and its IRS filings, with a plain statement at each point where the record goes silent.
The club describes itself plainly on its About page: “Port Royal Club Inc. is a private Members-Only beach Club in Naples, Florida. Port Royal Club is available for Membership to homeowners in the Port Royal neighborhood.” Its home page calls it a “Members-Only Beach Club”. The club’s 2024 application to the City identifies it as a Florida not-for-profit corporation, per the conditional-use application, and in the IRS exempt-organization data it is a 501(c)(7) social club with an exemption dating from November 1963, per ProPublica’s Nonprofit Explorer.
Port Royal has no golf course, and the Port Royal Club is a beach club, not a golf or country club: its published facilities are a private beach, dining, spa, fitness and tennis. It is also not a yacht club, and it has no marina. It is not the property owners association either; the two are separate organizations, as explained below. The club’s office is open Tuesday to Saturday, 9 a.m. to 5 p.m., per its hours page.
The Port Royal Club’s beachside land at 2900 Gordon Drive is recorded as four lots of Gulf View Estates, deeded to Port Royal’s beach-club company in March 1951; its tennis and fitness land across the road at 2755 Gordon Drive lies in Port Royal’s Kings’ Town Drive Section. Together the two sites cover about 11 acres, according to the club’s 2024 City application.
The application describes the beach parcel as Gulf View Estates Block B Lots 3 to 6, “Approx. 5.54 acres”, zoned Public Service, and states: “A Declaration of Covenants and Deed Restrictions accompanies this application to establish how the entire 11.06 acres which comprise the Port Royal Club will collectively function as one private club,” per the 2024 application. The tennis and fitness center, at 2755 and 2757 Gordon Drive, covers “Approximately 5.23 acres” and was approved as a tennis facility by Resolution 07-11732 on August 15, 2007, per the club’s 2020 City application. The club’s tennis and fitness center at 2755 Gordon Drive has nine tennis courts, according to the 2024 parking study filed with the City, which also lists a fitness building of 15,182 square feet.
The beach parcel is on the Gulf side of Gordon Drive, on older platted land rather than on a Port Royal residential plat; the tennis and fitness land is inside the Port Royal sections. Gordon Drive runs between the two.
The Port Royal Club’s Gulf-front land was set aside in March 1951, when Port Royal deeded four Gulf View Estates lots to its beach-club company, per the recorded deed. The City of Naples permitted the club on April 8, 1959, by Resolution 744, as a private beach club limited to owners in the subdivisions “collectively known as Port Royal”, never open to the public, never open after sundown and never licensed to sell alcohol. The club opened in 1960 and celebrated its 50th anniversary in March 2010, with about 200 guests, as Florida Weekly and Gulfshore Life reported.
The club’s 2024 City application tells the founding story in the club’s own words: in 1959, “recognizing a need for the residents of Port Royal to have a community gathering place for their families and guests,” the developer “hired John Volk to design the original Port Royal Club.” John Volk was the architect; John Glen Sample was the developer who commissioned him. The Collier County Museums’ online collection holds a Lenox dinner plate marked “Port Royal Club, Naples, Florida” with a pirate logo, a small record of the club’s early years, in its catalog.
Resolution 744, recorded on April 30, 1959, granted “Port Royal Beach Club, Inc.” a special building permit on seven conditions, per the recorded resolution:
Those 1959 conditions describe the club’s origin, not its rules today: the City rezoned the club land to its Public Service district in 1980, and the 2024 to 2026 approvals for the new clubhouse include outdoor dining and live entertainment. The first condition is still the clearest statement on the public record of who the club was built for.
In 1980 the City rezoned 2900 Gordon Drive from R1-15 to PS, its Public Service district, and approved a development plan with tennis courts and a pool, with use “limited to members of the Port Royal Club and their guests”, per the recorded 1980 ordinance. In 1994 the City granted the club a fence variance by Resolution 94-7305, a record that also describes the club land east of Gordon Drive in the Kings Town Drive Section and the Lantern Lake Addition.
Public Service zoning is why the club’s changes come to City Council as conditional uses rather than as ordinary building permits. Every significant change to the club since, including the new clubhouse, has gone through a public petition, and the City’s Port Royal Club petition page keeps the file.
The club’s membership page states the rule: “The Port Royal Club welcomes and encourages owners of all eligible Port Royal properties to join the Club. Members enjoy the Port Royal Club’s Private Beach, Dining areas, Spa, Fitness, and Tennis facilities.” The club’s 2024 parking study filed with the City puts it the same way: “Port Royal Club is a membership-only club associated with homeownership within the Port Royal Community.”
Buying a Port Royal home does not by itself make you a member of the Port Royal Club. Membership is tied to eligible properties, and a new owner decides what to do about it after closing. The club does not publish which properties are eligible; its membership office confirms a specific property’s status. For a buyer, that means eligibility is a question to settle about a specific house during the purchase, not an assumption to make about the neighborhood as a whole, and it is especially worth settling on a Gulf-front estate or an east-side Gordon Drive lot that sits off the Port Royal plats.
The club’s membership page sets out the choice a new owner faces, in these words: “Within 90 days of purchasing a Port Royal Club Resident Membership eligible property, new owners may choose from the following options: 1. Become a full Member. 2. Choose not to join the Club; however, retain the property’s immediate Resident eligibility status for up to five years by placing a deposit equal to 25% of the current joining payment and paying 25% of the current annual dues on a yearly basis. 3. Elect neither of the above which will suspend the Membership eligibility status of the property. This option carries a reinstatement fee equal to 75% of the current joining payment.”
Our reading, for a buyer: the 90 days start at the purchase, so the decision belongs on the closing calendar with the inspection and insurance deadlines. Option 2 buys time at a quarter of the cost. Option 3 costs nothing now but means paying 75 percent of the joining payment to reinstate the property’s eligibility later, which matters to a future buyer of the house as much as to the current owner.
The deferral in option 2 is a holding pattern: a deposit of 25 percent of the current joining payment, plus 25 percent of the current annual dues each year, keeps the property’s immediate resident eligibility for up to five years. The suspension in option 3 is the opposite: eligibility lapses, and the 75 percent reinstatement fee applies if the owner, or a later owner, wants it back. Both formulas are the club’s own, from its membership page.
What the club does not publish is how the deposit is treated at the end of five years, what a member receives back on resignation or sale, or how the 90 days run when a property changes hands between family members or into a trust. Those terms sit in the club’s membership documents. A seller should know which of the three paths the property is on, because a buyer’s first question about the club is usually whether the house is eligible and in good standing.
The Port Royal Club does not publish its joining payment or annual dues. They are set out in the club’s membership documents, which it provides to owners of eligible properties. Dollar figures for both circulate online, but none comes from the club or from a dated major-media report, so we do not print them. Nor does the club publish its eligibility list, its bylaws, its minimum spending rules if any, or its resignation and refund terms.
The published record is still useful. It shows the formulas that turn the joining payment and dues into a deferral deposit and a reinstatement fee; the $45,000 per-member rebuild assessment and its installment schedule; the club-wide revenue and assets in its IRS filings; and the rebuild budget and funding plan. A buyer who wants the actual numbers gets them from the club’s membership documents during the purchase, and should read them before the 90 days begin.
The club’s 2023 rebuild plan budgets income from associate conversions, so a non-resident category exists; its rules are not published. The plan’s funding chart lists “Associate Conversion Income” of $2 million and “New Member Initiation Fees” of $7 million, per the club’s Clubhouse Plan. The club’s published terms describe resident membership tied to eligible Port Royal properties. Whether an owner in the association’s Associate class, such as a Gulf-front estate off the Port Royal plats, is eligible for resident membership is not in any published club document.
The club is capped at 700 members; after the 2024 assessment it had about 620, as Gulfshore Business and Naples Press reported, and residents on a waiting list were admitted as others resigned. Those are 2024 figures; the club has not published a 2026 member count.
Set against the housing count, the cap is a real limit. The 14 Port Royal sections hold 513 single-family homes and the City’s wider outline 599, so a club of about 620 members has room for a large share of Port Royal households, but not an unlimited one, and in 2024 there was a waiting list (our reading).
Hurricane Ian destroyed the original clubhouse on September 28, 2022. The club’s Clubhouse Plan of November 2023 says: “The destruction was so extensive that the building was formally declared beyond repair by building officials at the City of Naples.”
The plan budgets the replacement at $100.0 million, per its budget page and funding page:
| Budget line | Amount |
|---|---|
| Construction | $76.1 million |
| Professional services and soft costs | $14.2 million |
| Contingency | $9.7 million |
| Total | $100.0 million |
| Funding source | Amount |
|---|---|
| Insurance proceeds | $30 million |
| Member assessment | $22 million |
| Bank loan | $20 million |
| Cash | $19 million |
| New-member initiation fees | $7 million |
| Associate conversion income | $2 million |
The builder is Suffolk Construction, the architect Hart Howerton and the interior designer Champalimaud, per the plan’s team page. A majority of members approved the plans, as reported by Naples Press. City Council approved the conditional use on August 21, 2024, and the Design Review Board gave final approval in September 2024, as Gulfshore Business and Naples Press reported.
The club’s plan states: “The assessment for all Members will be $45,000 … due on August 1, 2024 … Resident assessments would be attached to the property”, with the option to pay in five installments through 2028, per the Clubhouse Plan and Naples Press. Whether a property’s rebuild-assessment installments are paid is confirmed at closing.
Our reading, for a buyer: because the club says resident assessments “would be attached to the property”, the unpaid balance of any installments is a closing item, like a tax proration. Ask the seller for the club’s statement on the property’s installments before closing, and have the purchase contract say who pays any balance. For a seller, having that statement ready removes one of the first questions a Port Royal buyer asks.
The club’s plan describes “A 62,000 square-foot, two-story Clubhouse”; the City application measures it as 51,692 square feet of gross floor area plus a grade-level garage, per the 2024 application. Parking grows from 160 spaces to about 271, per the plan’s layout page. By level, the plan lists:
The club’s 2025 member brochure adds a cafe, an after-dinner lounge and piano bar, a pool and sundeck, a fitness center and spa, and tennis with a pro shop. The beach itself stays the center of the club: the brochure’s line is that “At the southern tip of Naples, the beach becomes something more.”
The new clubhouse has moved through City Council in stages, per the City’s voting records for 2024, 2025 and 2026:
The 2024 approval came with conditions that neighbors on Gordon Drive will notice, as reported by Gulfshore Business and set out in the club’s letter to the City: pool hours from dawn to dusk, a landscaped 11-foot wall on the south property line, removal of the 1959 south beach path, and a trigger that returns the club to Council after repeated noise violations. The full petition file is on the City’s Port Royal Club page.
The City’s September 16, 2026 consent agenda lists a Grand Opening among new club events; the club has not published a date. The same September 2026 approvals for outdoor dining and live entertainment take effect from the certificate of occupancy, per the City’s 2026 voting record, which is the event that will fix the date on the record. Earlier target seasons circulated in the club’s own plan and in news coverage; none has been confirmed, so we do not repeat one.
The club’s IRS filings give a club-wide picture. For the fiscal year ending July 2025, the Port Royal Club reported revenue of $28,136,146 and total assets of $121,297,469, club-wide totals from its IRS Form 990, per ProPublica’s Nonprofit Explorer. The club’s rebuild plan funds the clubhouse partly with insurance proceeds and a member assessment, so revenue in these years is not a guide to ordinary operations (our reading).
These totals are for the whole club. They are not a dues figure or a joining payment, and dividing them by a member count does not produce one, because they mix dues, food and beverage, assessments, insurance and initiation income.
The club publishes its guest rules on its guest information page, and they read as follows, as of September 2026:
The Port Royal Property Owners Association and the Port Royal Club are separate organizations with separate members, dues and tax status: the association is a 501(c)(4) civic group that runs security, architectural review and advocacy; the club is a 501(c)(7) social club that runs the beach, dining, fitness and tennis. The association’s January 2025 letter calls them “two entirely separate entities”.
For a buyer, that means two separate decisions and two separate sets of paperwork. Joining the association, at $835 a year, does not make an owner a club member, and joining the club does not make an owner an association member. Neither membership comes automatically with a deed.
The club’s plan includes a banquet room for up to 150 people, per the Clubhouse Plan, but the club does not publish event pricing or whether it hosts weddings or other events for non-members. It is a private, members-only club.
Member events do appear on the public record, because the club files them with the City as special events. City listings in 2025 and 2026 name events such as “Movie on the Lawn”, and the September 16, 2026 consent agenda lists “Welcome Back”, “Grand Opening”, “Santa Brunch and Nutcracker” and “New Year’s Eve”, per the City’s voting records for 2025 and 2026.
The Port Royal Club is not the only club in Port Royal owners’ lives. The Naples Yacht Club, on 14th Avenue South north of Port Royal, is private, and its membership page says “Membership in Naples Yacht Club is by invitation.” John Glen Sample helped form the Naples Yacht Club in 1947, according to Gulfshore Life. Owning a Port Royal home gives no standing with it. The clubs and events section of this guide covers the wider Naples calendar.
McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, and the club is often the first thing a Port Royal buyer asks about and the first thing a seller needs to document. Selling a Port Royal home and fielding club questions from buyers? Get a free Port Royal home valuation, or call Jesse direct at (239) 898-6072. Buying and weighing the club decision? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.
Port Royal has no golf course, and the Port Royal Club is a beach club, not a golf or country club: its published facilities are a private beach, dining, a spa, fitness and tennis. The nearest courses are private clubs in Naples and two public courses, all roughly 8 to 22 minutes away by car without traffic.
Golf is the amenity where Port Royal differs most from the master-planned communities elsewhere in Collier County. There is no fairway frontage to price, no golf membership bundled with a house, and no course maintenance in anyone’s dues. A golfer who buys in Port Royal chooses a club separately, on that club’s own terms.
The club lists its facilities on its membership page as “Private Beach, Dining areas, Spa, Fitness, and Tennis facilities”. Its rebuild plan, its Clubhouse Plan and the parking study it filed with the City describe dining, a pool, the beach, fitness, a spa and nine tennis courts, and no golf. The neighborhood itself has no room for a course: the R1-15A district permits single-family homes and their accessory uses, and every Port Royal plat was laid out around canals, not fairways.
That is why a search for a “Port Royal country club” leads back to a beach club. The club does not publish its costs, so it cannot be ranked against Naples country clubs on price either.
Two long-established private clubs sit a short drive north. Distances below are road miles from the Port Royal Club at 2900 Gordon Drive. Drive times are free-flow estimates without traffic, from the Port Royal Club at 2900 Gordon Drive; in-season traffic is longer.
Membership at either is separate from anything in Port Royal, and owning a Port Royal home gives no access to either club.
Two courses take daily-fee play:
Both distances are free-flow road figures from the Port Royal Club; in-season traffic is longer.
Naples Beach Club, A Four Seasons Resort, opened in November 2025 on Gulf Shore Boulevard North, about 3.1 road miles and 8 minutes from the Port Royal Club. Four Seasons has said the Tom Fazio course at Naples Beach Club will open in 2026, per its opening announcement. How the course will be played, and by whom, is not set out in the announcement, and we do not guess at it; it is the closest course to Port Royal by a wide margin once it opens.
Port Royal boaters reach the Gulf through Gordon Pass, which lies between about 0.2 and 0.9 nautical mile, in a straight line, from the canal entrances. NOAA’s chart shows no fixed bridge on the way, every Port Royal canal is a year-round state slow-speed zone, and docks are piers off riprap rather than seawalls.
Water is the reason most Port Royal buyers are here. Most Port Royal houses are on navigable water, but not all. By our frontage classification of the 599 houses in the City’s Port Royal outline, 506 front a canal basin, Naples Bay, the Gulf or Gordon Pass; 32 face Lantern Lake or Half Moon Lake, where docks are not allowed; and 61 are dry lots. For the 506, what decides whether a particular boat works from a particular lot is the water at that shoreline, the dock the City’s Port Royal paragraph allows there, and the tide.
Port Royal’s waterways are listed in state law. The special act codified with the City’s charter as Laws of Florida chapter 92-258 sets out the “CANALS/WATERWAYS OF PORT ROYAL” section by section: Galleon Drive, Spyglass Island, Lantern Lake, Kingstown Drive, Rum Row, Nelson’s Walk, Admiralty Parade, Gin Lane, Fort Charles Drive, Green Dolphin Lane, and the Cutlass Cove Section and its replat, each with an entrance coordinate and a plat reference, using five entrance points in all.
The same act sets the fishing rules in these “residential, man-made saltwater canals”: hook and line, hand-held cast nets and no more than five crab traps. Other gear is not allowed.
The coves inside have names of their own, on the City’s waterway labels and in the deed covenants: Galleon Cove, Treasure Cove, Buccaneer’s Bay, Doubloon Bay, Morgan’s Cove, Man of War Cove, Old Harbour Cove, Smuggler’s Bay, Runaway Bay, Hidden Bay, Harbour Head, Champney Bay, Cutlass Cove and Old Harbour Channel. Jamaica Channel, on the north edge, was named by the City in 1994 by Resolution 94-7288.
The State’s entrance coordinates show two directions. The entrances on Port Royal’s east side open onto Naples Bay: Galleon Drive, Spyglass Island, Lantern Lake, Kings Town Drive, Rum Row, Nelson’s Walk and Admiralty Parade. The entrances on the south and west open toward Gordon Pass: Rum Row, Gin Lane, Fort Charles Drive, Green Dolphin Lane and Cutlass Cove.
Port Royal’s canal entrances sit between about 0.2 and 0.9 nautical mile, in a straight line, from the Gordon Pass line: about 0.19 nautical mile from the Cutlass Cove entrance, and about 0.88 nautical mile from the entrance that serves Galleon Drive, Spyglass Island and Lantern Lake. We measured from the entrance coordinates in the State’s canal list to the Gordon Pass line in the State’s manatee protection rule. By the same straight-line measure, Aqualane Shores’ canal entrances sit about 1.6 to 2.1 nautical miles from the pass. No authority publishes a run time; it depends on the cove, the boat and the tide.
NOAA’s chart data shows no fixed bridge and no overhead cable between Port Royal’s canal entrances and Gordon Pass. The interior canals themselves are not charted in detail, so clearance and depth at a particular dock should be checked on site. The source is NOAA’s electronic navigational chart service; the one fixed bridge it charts nearby is on the east side of Naples Bay, not on any route from Port Royal to the pass.
A chart is not a promise about a boat. It says what is and is not in the way between the canal mouths and the pass; it says nothing about the height or draft a given dock can take.
Florida’s manatee protection rule for Collier County, Rule 68C-22.023, names “Port Royal” among the waters that are Slow Speed year-round, together with Naples Bay, Gordon Pass and their associated waters, coves and canals included. The exceptions are the marked 30 mph corridors: the north-south Naples Bay channel south of marker 33, and the east-west Gordon Pass channel east of marker 10.
“Slow Speed” carries no numeric limit in the definitions of Rule 68C-22.002; it describes how a boat sits in the water. The state’s maps are visual aids, and the rule text controls. The City’s own boating ordinance, Sec. 42-172, covers only Doctors Pass and Moorings Bay, not Port Royal.
No current depth survey of Port Royal’s canals is published; have the water at the dock sounded at low tide before you buy. A buyer with a deep-draft boat should treat that sounding as part of due diligence, like the inspection and the survey.
The code gives one signal. On Naples Bay and Gordon Pass, Sec. 58-121 lets a pier extend past 25 feet “in order to reach a maximum depth of five feet, mean low water”, which tells you the City expected some bay and pass frontage to be shallower than that close in. The “7-9 foot controlling depth” in the City’s City Dock FAQ describes the City’s own marina waters, not Port Royal’s canals.
The City last dredged Port Royal’s canals as a public project, financed by the special assessment described in the fee stack above. The Florida Department of Environmental Protection’s permit 11-0312776-001 authorized dredging “not to exceed -10.6 feet Mean Low Water (MLW)” in a 9.9-acre area “to maintain public navigational access”, plus a habitat island in Naples Bay, per the draft permit and assessment resolution; that is the permit’s maximum dredging depth, not a measured depth.
The City’s bid documents named the areas: Cutlass Cove, Doubloon Bay, Harbour Head, Galleon Cove and Champney Bay, per the project specifications. The City’s engineer says Phase 1, of about 20,000 cubic yards, “commenced in late 2013”, on its project page. An answer to bidders noted “limited boat use within the canals” from May to December 2013 “due to part time residency of Port Royal property owners”, per the City’s bid addendum.
The federal channel through Gordon Pass is authorized at 12 feet at mean lower low water at the entrance and 10 feet inside, under House Documents of 1938 and 1960, per the Army Corps’ 2013 environmental assessment. The pass mouth off Port Royal read about 12 to 15 feet in the Army Corps’ December 2024 survey, while cuts farther inside the bay were as shallow as about 7 feet, per the December 2024 survey and NOAA’s chart service. For Port Royal boats, that means the shallow water on the federal route sits inside the bay, not at Port Royal’s end of the pass (our reading).
In September 2025 the Army Corps awarded $3,045,784.37 to maintenance-dredge Gordon Pass Cuts 1 to 7 and the settling basin, placing about 65,000 cubic yards of sand on Keewaydin Island, with work expected from November 2025, per its contract announcement. A post-dredge survey had not been published in the records we reviewed as of September 2026. The pass was last dredged to 12 feet in 2016, as the Waterways Journal reported, and the City owns the jetty parcel the Corps crosses to place sand south of the pass, per Resolution 16-13775.
Port Royal has its own dock paragraph, City Code Sec. 58-121, as amended by Ordinance 2025-15762. The citywide dock section, Sec. 56-93, points here. The main rules:
| Rule | Port Royal (Sec. 58-121) |
|---|---|
| Cover | Piers may not be covered |
| Height | Pier no higher than upland natural grade; no pile, pile cap or lift above +10.5 feet MHWL |
| Side setback | 20 feet for piers, lifts and vessels on work after September 15, 1999 (12 1/3 feet for earlier work), applied to the vessel “irrespective of when the pier was constructed” |
| Reach | 25 feet waterward of the toe of the riprap revetment |
| Naples Bay and Gordon Pass | May extend beyond 25 feet “in order to reach a maximum depth of five feet, mean low water”, with 2 more feet of side setback per extra foot, shore-normal only beyond 25 feet, pier and lifts no wider than 25 percent of the lot’s waterfront line |
| Dead-end coves | Old Harbour Cove Lots 1 and 2 and Cutlass Cove Lots 25 to 29: piers tight to the riprap, 12.5-foot setbacks |
| Widths | Walkway 6 feet, piers 8 feet, catwalks 4 feet |
| Length | Shore-parallel pier and total dockage per property no more than 100 feet |
| Count | At most two docks per lot |
| Waterway width | Pier, lift and vessel together no more than 25 percent of the waterway’s width (a 13-foot beam is assumed if none is given), keeping a 50 percent centerline channel open |
| Lakes | No piers or over-water structures on Lantern Lake or Half Moon Lake |
| Nonconforming docks | An expansion or added lift brings the whole dock into conformity |
The 2025 change was the reach. Ordinance 2025-15762, adopted on second reading on November 5, 2025, and effective on adoption, raised the limit from 22 feet to 25 feet past the toe of the riprap; the Planning Advisory Board had recommended it 5-2, and the association had requested it in a June 2024 letter. The association’s review comes first, with an inspection within five working days of completion and an as-built survey within 30 days of the certificate of occupancy, per its dock procedures.
Our reading: the code sets how far out and how wide a Port Royal dock may be; it does not promise a boat size, which depends on the water at that dock.
Port Royal’s waterfront is riprap, not seawall. City Code Sec. 58-122 says: “Within the R1-15A district, seawalls and recessed boat slips are not permitted,” except seawalls on Galleon Drive Section Lots 1 to 12 and Lantern Lake Section Lots 23 and 46 to 53 on the Jamaica Channel, and recessed slips on Galleon Drive Lots 1 to 12. Riprap may be restored at a slope of no more than 1:2, fill beyond the riprap toe needs City, state and federal permits, and alternative shoreline technologies are prohibited in the district.
The citywide seawall rules matter here only on those few lots. The City’s 4.8-foot seawall cap in Chapter 52, and its study of a higher minimum after AECOM recommended 5.6 feet at a September 22, 2025 workshop, matter in Port Royal only on the few lots where a seawall is allowed. For everyone else, the question at inspection is the condition of the riprap and the dock standing off it.
Mooring piles are allowed on some Port Royal lots and not others. Under Sec. 58-121, up to two off-shore mooring piles, no more than 14 inches wide and 20 feet past the pier, may be set on lots on Naples Bay and Gordon Pass and on lots shown on the association’s map of lots allowed mooring pilings. The City’s code refers to an association map of lots allowed mooring piles; it is on file with the City.
The deed covenant uses its own list. Covenant 16 in Form 7 allows mooring piles only on “Naples Bay, Gordon Pass Channel, Treasure Cove, Galleon Cove, Buccaneer’s Bay, Morgan’s Cove, Man of War Cove and Doubloon Bay”, not more than 30 feet out. A buyer who wants piles should check the lot against both.
About 30 small deeded boat-slip parcels line Cove Lane and Bay Road in the Cutlass Cove Replat; they are separate tax parcels, not homesites, on Florida’s copy of the 2026 preliminary roll. They sit close to Gordon Pass, which makes them unusual in Port Royal: boat slips recorded as parcels of their own, separate from any house.
Lantern Lake and Half Moon Lake are stormwater lakes, and the City’s code allows no dock or over-water structure on either; the houses around them are Port Royal’s lake lots, not boating lots. The rule is short: “No piers or other over-water structures of any kind shall be permitted on Lantern Lake or Half Moon Lake,” per Sec. 58-121. The lakes appear on the City’s lake layer. An owner on a lake lot who wants a boat keeps it elsewhere.
The Port Royal Club has no marina, slips or boat facilities. Distances below are road miles from the Port Royal Club at 2900 Gordon Drive. Drive times are free-flow estimates without traffic, from the Port Royal Club at 2900 Gordon Drive; in-season traffic is longer.
Across Gordon Pass from Port Royal’s south tip is Keewaydin Island, reached only by boat. “The public lands on Keewaydin belong to the people of Florida,” says the Rookery Bay reserve, which manages much of it; about 85 percent of the 1,300-acre island is state land. The reserve’s rules bar glass on the beach, allow camping and fires only in designated areas, and allow pets only leashed, and only on reserve-managed land.
The water between is lively. The state’s paddling guide warns that “Tidal currents are strong in both these passes”, Wiggins and Gordon, per the Florida Department of Environmental Protection, and the 2025 Gordon Pass dredging contract places its sand on Keewaydin.
Port Royal residents reach the Gulf beach three ways: through the Port Royal Club’s private beach if they are members, at two City beach ends inside the neighborhood’s outline at 32nd and 33rd Avenue South with a free resident permit, or by boat across Gordon Pass to Keewaydin Island, which is mostly state land.
Most Port Royal houses are on canals and the bay, not the Gulf, so the beach is a short trip rather than a back yard. The trip is short, though: every beach option is within a mile of most Port Royal streets.
The Port Royal Club’s members use “the Port Royal Club’s Private Beach”, per its membership page, on the club’s Gulf-front land at 2900 Gordon Drive. The club’s member brochure puts the beach at the center of the club, with the new clubhouse’s lower level opening onto a beach and pool lobby, cabanas and a beach-level lawn. “The club’s private beach” refers to the club’s upland land and amenities. Access depends on membership, which depends on an eligible property, as the club section explains.
Two City beach ends lie inside the City’s Port Royal outline, at 32nd and 33rd Avenue South. The City reserves both for beach-permit holders, and the permit is free to Collier County property taxpayers and full-time residents. They are the southernmost public beach ends on the City’s list; the Gulf shore south of them is private upland. The City’s beach parking information lists them as the last two of its permit-only resident beach accesses, and the 33rd Avenue South end has a freshwater shower. The City’s coastal-access map places both inside the Port Royal outline.
On foot, the nearest Gulf beach end is about 0.33 to 0.83 mile from three points inside Port Royal: Gordon Drive at Kings Town Drive, a point on Fort Charles Drive near the centre of the neighborhood, and Gordon Drive at Cutlass Lane, by walking routes on OpenStreetMap measured with the OSRM foot router and retrieved on September 26, 2026.
A City of Naples beach-parking permit is free to Collier County property taxpayers and full-time residents, per the City’s beach parking permits page and City Code Sec. 36-106. City residents apply at City Hall, 735 8th Street South, with a driver’s license and the original vehicle registration showing a City address. A non-resident who owns property in the City brings an official Collier County tax statement, and corporate-owned property needs the corporate papers. Every Port Royal owner, seasonal or full-time, qualifies; the practical step is to apply once the deed is recorded and the car is registered.
The City’s beach rules are short. No glass, no animals and no fires on the beach. Meters, where a permit is not displayed, cost $5.00 an hour with a $2.50 minimum, and a parking ticket is $102, or $77 if paid within 10 days. Guests without a permit use the metered visitor ends farther north.
Dogs are not allowed on City beaches. City Code Sec. 28-35(c) says “Animals are not allowed on any city beach or in any playground”, with a fine of “not less than $50.00 per violation”. The City runs a dog park with an annual pass, open dawn to dusk, per its dog park rules. On Keewaydin Island across the pass, pets are allowed only leashed, and only on reserve-managed land, under the Rookery Bay reserve rules.
Most of Port Royal’s Gulf-front estates are not on Port Royal plats. Of the 60 beachfront parcels inside the City’s Port Royal outline, 9 are on the Cutlass Cove section of Port Royal; the other 51 sit on older subdivisions such as Beach Estates and Gulf View Estates, they are zoned R1-15 or R1-E rather than Port Royal’s own R1-15A district, and their owners qualify only for the association’s non-voting Associate class. Those estates front the Gulf directly; the rest of Port Royal reaches the sand through the club or the two City beach ends. Under the Florida Constitution, land below the mean high water line is held in trust for the people, so “private beach” describes the upland, not the wet sand.
A dedicated Gordon Drive Gulf-front estates sub-page is coming with its zoning and association details, recent sale comps, and street-by-street analysis. We’ll link it here when it goes live.
For Port Royal boaters, the closest beach may be across the water. Keewaydin Island lies directly across Gordon Pass, about 0.2 nautical mile from the Cutlass Cove canal entrance in a straight line, and it is reached only by boat. “The public lands on Keewaydin belong to the people of Florida,” per the Rookery Bay reserve: glass is barred on the beach, camping and fires are allowed only in designated areas, and pets must be leashed and are allowed only on reserve-managed land.
The Naples Pier, about 1.5 to 2.3 miles on foot from the same three points in Port Royal, is closed for a full rebuild. Construction began January 6, 2026 under a $23.5 million contract, and by September 18, 2026 the mid-pavilion pour had taken the work past half of its concrete, per the City’s pier rebuild page. The City gives the project’s length, about 18 months, rather than a reopening date.
The beach itself has been under repair since Hurricane Ian. The City’s emergency beach berm project carried post-Ian berm work south through 33rd Avenue South by May 31, 2023, and in March 2025 Collier County awarded a $1.18 million contract to finish the berm on Port Royal’s beaches once easements were in place, as the Naples Daily News reported. The county contracted in 2025 to finish the berm on Port Royal’s beaches; its completion date was not in the records we reviewed. The county has scheduled Naples Beach renourishment for November 2026; its limits had not been published in the records we reviewed.
Port Royal residents who belong to the Port Royal Club play at its tennis and fitness center across Gordon Drive, which has nine tennis courts. Everyone else uses City courts: the Arthur L. Allen Tennis Center at Cambier Park has 12 lighted clay courts about 2.2 miles away, and Fleischmann Park has lighted pickleball courts.
Port Royal has no public court of its own. Its only racket facility belongs to the private club, and the public courts that every Port Royal household can use belong to the City of Naples, a short drive north up Gordon Drive. Because every Port Royal address sits inside the City limits, a Port Royal owner who lives here qualifies for the City’s resident rates. Drive times are free-flow estimates without traffic, from a point near the centre of Port Royal on Fort Charles Drive or, where stated, from the club; in-season traffic is longer.
The Port Royal Club’s tennis and fitness center sits across Gordon Drive from the beachside clubhouse, at 2755 and 2757 Gordon Drive. The club’s tennis and fitness center at 2755 Gordon Drive has nine tennis courts, according to the 2024 parking study filed with the City (24-CU5 parking needs analysis). The same study lists a 15,182 square foot fitness building on the site.
The club’s own brochure describes “Tennis and Pro Shop” among its member facilities and notes that “Lessons are available” (Port Royal Club member book). Its membership page lists tennis with the private beach, dining, spa and fitness as what members “enjoy” (Port Royal Club membership). The courts are for members and their guests; they are not a neighborhood facility open to every Port Royal owner, and joining the club is a separate decision covered in the club section above.
The Arthur L. Allen Tennis Center, at 730 8th Street South on the edge of Cambier Park, is the nearest public tennis to Port Royal: about 2.2 road miles and roughly 6 minutes by car from the club at Gordon Drive and Kings Town Drive, and 2.2 to 3.1 miles from points across the neighborhood. The City’s tennis center page describes “12 Hydro-Grid LED-lit Har-Tru courts.”
The tennis center’s published terms, as listed on its page in September 2026:
The resident rate is the practical point for a Port Royal owner. Every Port Royal address is inside the City of Naples, so a household that lives here is a City resident for the tennis center’s purposes, and the gap between the resident and non-resident adult rates is $155 a year on the page’s current figures (Arthur L. Allen Tennis Center).
Pickleball in the City park system is a drive, not a walk, from Port Royal. Fleischmann Park, at 1600 Fleischmann Boulevard, lists “Two (2) lighted multipurpose courts (pickleball/basketball)” on its City park page, along with “Four (4) lighted racquetball courts” and a community center, across 15 acres open from 7 a.m. to 10 p.m. It is about 4.7 road miles and roughly 11 minutes by car from the club at Gordon Drive and Kings Town Drive.
Because the two courts are shared with basketball, a pickleball player should expect to share them at busy times. The court counts in this section are the ones on the City’s current park pages; the City may add or re-stripe courts, and its park page is the record to check. Drive times are free-flow estimates without traffic, from a point near the centre of Port Royal on Fort Charles Drive or from the club where stated; in-season traffic is longer.
Port Royal has no public park of its own beyond two beach ends and City-managed green space, so recreation means the Port Royal Club’s fitness center and spa for members, City parks a few miles north such as Cambier Park and Baker Park, and the water itself, from Naples Bay to Keewaydin Island.
The neighborhood is residential from Lantern Lake to Gordon Pass. Beyond City-managed green space, the only public recreation land inside the City’s Port Royal outline is the pair of resident-permit beach ends at 32nd and 33rd Avenue South (City coastal access layer; City beach parking information). Distances below were routed over OpenStreetMap on September 26, 2026 from three points inside Port Royal: Gordon Drive at Kings Town Drive, a point on Fort Charles Drive near the centre of the neighborhood, and Gordon Drive at Cutlass Lane. Drive times are free-flow estimates without traffic, from a point near the centre of Port Royal on Fort Charles Drive; in-season traffic is longer.
The Port Royal Club’s fitness building sits on its tennis site across Gordon Drive, measured at 15,182 square feet in the 2024 parking study filed with the City (24-CU5 parking needs analysis). The club’s brochure describes a “Fitness Center and Spa” offering “individual training to group classes” and “Signature facials, restorative massages” (Port Royal Club member book).
As with the courts, the gym and spa are member facilities. A Port Royal owner who does not join the club has no neighborhood gym, pool or fitness room, and uses the City’s parks or a private gym elsewhere in Naples.
Cambier Park, 755 8th Avenue South, is the City’s downtown community park, with a bandshell and the lawns where the Naples Art Institute’s art fairs are held, open from 7 a.m. to 10 p.m. (City of Naples, Cambier Park). It is 2.2 to 3.1 miles by car from the three Port Royal points, about 6 to 8 minutes without traffic, and the tennis center described above sits on the same park block.
Baker Park, 50 Riverside Circle, is a 15-acre City park on the Gordon River, joined by a pedestrian bridge to the Gordon River Greenway and its trails, with a 1.3-mile loop (City of Naples, Baker Park). It is 3.3 to 4.2 miles by car from Port Royal, about 9 to 11 minutes without traffic. For a Port Royal runner or cyclist who wants more than the neighborhood’s streets, Baker Park is the practical trailhead: park there, or ride up Gordon Drive, and the greenway runs north from it.
Port Royal is flat and quiet, and most of its streets are cul-de-sacs off Gordon Drive, but it has no continuous sidewalk network; walkers share the street. The City’s sidewalk layer holds only 13 short sidewalk segments inside the City’s Port Royal outline, clustered on Galleon Drive near Trinity-by-the-Cove, at Gordon Drive and Galleon Drive, and around the Gordon Drive and Kings Town Drive intersection by the club.
For cyclists, the City’s bike lane layer maps striped bike lanes on Gordon Drive north of Kings Town Drive and along Kings Town Drive, and a signed bike route, with no striped lane, on Gordon Drive south of Kings Town Drive. The Gordon Drive lanes run north through Aqualane Shores toward downtown.
The City’s 2022 Pedestrian and Bicycle Master Plan Update carries both the neighborhood’s position and the City’s project list. Its Appendix E is a resolution of the South Gordon Drive Neighborhood Association, Inc. opposing “any widening of South Gordon Drive and the installation of any curbs, shoulders, bicycle lanes, sidewalks or any other modifications that will harden any landscape.” Its project rows that name Port Royal are:
Those are plan rows, not built projects. On speed, City Code Sec. 36-32 sets 25 mph on local residential streets and keeps Gordon Drive at 30 mph (City Code Sec. 36-32). E-bike riders should know the 2026 rule: Ordinance 26-15864, adopted May 6, 2026, bars electric bicycles, micromobility devices and motorized scooters from shared-use paths, parks and sidewalks (City Code Chapter 36). In practice a Port Royal e-bike belongs on the street and in Gordon Drive’s bike lanes.
Dogs are not allowed on any City beach, including the two beach ends inside Port Royal’s outline: City Code Sec. 28-35(c) states that “Animals are not allowed on any city beach or in any playground,” with a fine of “not less than $50.00 per violation” (City Code Sec. 28-35). The City’s answer is the Naples Dog Park on Riverside Circle, next door to Baker Park (City of Naples, Baker Park), 3.3 to 4.2 miles by car from Port Royal; it runs on an annual City pass, and the City’s park pages are the record to check for current rules and hours.
By boat, the alternative is across Gordon Pass. Keewaydin Island is mostly state land managed by the Rookery Bay Reserve, whose rules bar “unleashed domestic animals”; a leashed dog is permitted only on the reserve’s lands (Rookery Bay Reserve).
Port Royal residents eat at the Port Royal Club if they are members and otherwise head north: Third Street South is about 1.2 to 2.1 miles by car, Crayton Cove and the City Dock about 2 to 3 miles, and Fifth Avenue South about 2 to 3.4 miles. There are no shops or restaurants inside Port Royal.
Every commercial street starts about a mile from Port Royal’s north edge and about two miles from its south end, so an evening out here means a short drive, a bike ride or, for some, a boat. The distances below were routed over OpenStreetMap on September 26, 2026 from three points inside Port Royal (Gordon Drive at Kings Town Drive, a point on Fort Charles Drive near the centre of the neighborhood, and Gordon Drive at Cutlass Lane), so each figure is a range from the nearest to the farthest point. Drive times are free-flow estimates without traffic, from a point near the centre of Port Royal on Fort Charles Drive; in-season traffic is longer.
| Destination | By car from the three Port Royal points | Minutes without traffic |
|---|---|---|
| Third Street South (1300 block) | 1.2 to 2.1 miles | about 3 to 6 |
| Third Street South Farmers Market lot | 1.4 to 2.2 miles | about 4 to 6 |
| Naples Pier site (under reconstruction) | 1.4 to 2.3 miles | about 4 to 6 |
| Fifth Avenue South, west end | 2.0 to 2.8 miles | about 5 to 7 |
| Naples City Dock and Crayton Cove | 2.0 to 2.9 miles | about 5 to 8 |
| Fifth Avenue South, 700 block | 2.5 to 3.4 miles | about 7 to 9 |
| Tin City, 1200 5th Avenue South | 2.7 to 3.6 miles | about 7 to 9 |
| Tong Yin, 75 9th Street South | 3.0 to 3.8 miles | about 7 to 10 |
| Coastland Center | 4.7 to 5.6 miles | about 12 to 14 |
| Waterside Shops | 7.6 to 8.4 miles | about 17 to 19 |
For members, the nearest dinner table is at the club. The club’s plan for its new clubhouse at 2900 Gordon Drive describes casual dining indoors and outdoors and an outdoor Sunset Bar on the main level, a la carte dining, private dining, a wine cellar and the main bar on the upper level, and a covered pool bar and dining at beach level (Port Royal Club clubhouse plan). The club’s brochure adds a cafe and an after-dinner lounge and piano bar (Port Royal Club member book).
The clubhouse is being rebuilt after Hurricane Ian, so those rooms describe the new building. The City’s September 16, 2026 consent agenda lists a Grand Opening among new club events; the club has not published a date (City Council 2026 voting record). The club’s published guest rules set the tone of its dining rooms, including jacket and tie for men at Thanksgiving, Christmas, Easter and the Friday seafood buffets (Port Royal Club guest information). Club dining is for members and their guests; it is not a restaurant a Port Royal owner can walk into.
Third Street South is the closest dining street to Port Royal, 1.2 to 2.1 miles by car depending on where in the neighborhood you start, or about 1.0 to 1.9 miles on foot for a long walk. The district association’s Restaurants and Cafes page lists:
That is the district’s own list; restaurants open and close, and the association’s page is the record to check before a reservation.
The Third Street South Farmers Market is the street’s weekly fixture. The district describes it as “First established in 1994,” grown “to over 60 vendors,” and held every Saturday from 7:30 to 11:30 a.m., with the summer market in the parking lot behind Tommy Bahama (Third Street South Farmers Market). From Port Royal it is 1.4 to 2.2 miles by car.
Crayton Cove sits at the bay end of 12th Avenue South, 2.0 to 2.9 miles by car from Port Royal. The Dock at Crayton Cove, 845 12th Avenue South, describes itself on its own website as “an iconic institution since 1976”; those are the restaurant’s words about itself.
Next door is the City-run Naples City Dock, 880 12th Avenue South, the City’s marina on Naples Bay, with fuel and transient slips. For a Port Royal boat owner, Crayton Cove is also reachable by water, up Naples Bay from the Port Royal canal entrances; the boating section above covers the rules on the way.
The Naples Pier at the foot of 12th Avenue South is 1.4 to 2.3 miles by car from Port Royal, but it is a construction site for now. The City’s pier rebuild page records that construction began on January 6, 2026, that the construction duration is 18 months from the Notice to Proceed, and that the mid-pavilion pour on September 18, 2026 took the project “past the 50% mark for the total Pier concrete pour.” The City gives the project’s length, about 18 months, rather than a reopening date.
Fifth Avenue South is downtown Naples’s main street. Its west end is 2.0 to 2.8 miles by car from Port Royal and its 700 block 2.5 to 3.4 miles. The district’s restaurant directory lists 34 restaurants, among them Bice Ristorante, Chops City Grill, Del Mar Naples, Ocean Prime and Sails Restaurant, as listed when read in September 2026.
Tin City, 1200 5th Avenue South, is waterfront shopping and dining on Naples Bay at the east end of Fifth Avenue South, according to its operator. It is 2.7 to 3.6 miles by car from Port Royal, and it sits on the same bay the Port Royal canals open onto.
Tong Yin on 9th Street South is one of two Naples restaurants recommended in the Michelin Guide’s first Southwest Florida selection (May 2026); no Naples restaurant holds a star (MICHELIN Guide, Naples; MICHELIN Guide, Tong Yin). WINK News reported the first Southwest Florida recommendations on May 29, 2026, naming Tong Yin and Bicyclette Cookshop in Naples (WINK News). Tong Yin, at 75 9th Street South in the City of Naples, is 3.0 to 3.8 miles by car from Port Royal; Bicyclette Cookshop is in North Naples, farther up the coast.
Groceries mean a car. Using store locations from OpenStreetMap (a listing, not an exhaustive one), the nearest full-service supermarkets to Port Royal are about 3 to 5.5 miles by car: a downtown market on 9th Street North at about 3.0 to 3.9 miles, and the Publix on Tamiami Trail North at about 4.6 to 5.5 miles. There is no supermarket, pharmacy or shop inside Port Royal.
For larger shopping, Coastland Center is 4.7 to 5.6 miles by car, and Waterside Shops 7.6 to 8.4 miles. For mail, the downtown post office at 860 6th Avenue South is 2.5 to 3.3 miles by car. Drive times are free-flow estimates without traffic, from a point near the centre of Port Royal on Fort Charles Drive; in-season traffic is longer.
Port Royal has taken storm surge from Irma, Ian, Helene and Milton. The only surveyed high-water mark inside Port Royal is from Irma in 2017, about half a foot deep at the Gordon Drive turnaround. Ian in 2022 was worse: federal flood-insurance claims in the block group that is mostly Port Royal reached $25.9 million.
Data updated: September 2026 (USGS, NOAA, NHC, OpenFEMA as of 8 Sep 2026, retrieved 26 Sep 2026)
This section sets out what the instruments recorded, where they were, and what they cannot tell you. Two things run through all of it. First, no public record measures water inside individual Port Royal houses, so nothing here says whether a given house took water; the flood-claim figures describe a Census area, not a street or a home. Second, the gauges moved: the NOAA gauge on the Naples Pier recorded every storm through Ian, and the 2024 storms were measured at a newer gauge in Naples Bay at the City Dock.
Irma, on September 10, 2017, is the one storm that left a surveyed high-water mark inside Port Royal itself. A U.S. Geological Survey crew marked a mud line with a stake behind the fire hydrant at the turnaround at the south end of Gordon Drive, at a site the survey names “End of Gordan Drive @ Gordan’s Pass” (the USGS spelling). The mark sits at 4.334 feet NAVD88 and 0.5 foot above the ground, graded “Excellent: +/- 0.05 ft” (USGS high-water mark 24162). That is about six inches of water on the ground at the Gordon Pass end of the neighborhood.
A second Irma mark, behind the Aqualane Shores sign at Gordon Drive and 21st Avenue South, reads 4.075 feet NAVD88 (USGS high-water mark 24168). The National Hurricane Center’s Irma report records that the Naples tide gauge “measured a water level of 4.25 ft MHHW.” By the ground-elevation reading described below, only about 6.5 percent of Port Royal parcel centres sit on ground below the 4.08-foot Irma mark at the Aqualane sign.
Ian, on September 28, 2022, is the storm that defines the modern flood record for the south end of Naples. The National Hurricane Center’s Ian report states that “Maximum inundation of 6 to 9 ft AGL occurred in Naples,” and that in Collier County “33 buildings were destroyed, and over 3,500 buildings sustained major damage.” The NOAA gauge on the Naples Pier (station 8725110), about 1.3 kilometers north of Port Royal’s north edge on the same Gulf shore, read 6.18 feet above mean higher high water (6.79 feet NAVD88) and then stopped.
The Naples Pier gauge stopped recording before Ian peaked; the surveyed mud lines about a mile north of Port Royal are the better measure of that storm’s high water. USGS surveyors marked two on the southwest corner of 12th Avenue South and Gulf Shore Boulevard South, at 8.03 and 8.14 feet NAVD88, both graded “Good” to within a tenth of a foot (USGS high-water mark 43766; USGS high-water mark 43765). On the bay side, the USGS sensor at the Gordon River bridge measured 7.1 feet NAVD88 (USGS high-water mark 43760).
USGS lists 17 surveyed Ian high-water marks in Collier County, and none is inside Port Royal (USGS Ian high-water marks, Collier County). So the honest statement is a comparison of levels, not a depth. About seven in ten Port Royal parcel centres sit on ground below 8.0 feet NAVD88, close to Ian’s Gulf-side mud lines near the Pier, and about four in ten sit on ground below the 7.1-foot bay-side reading. Those are ground statistics from 2018 lidar, not a record of where Ian’s water went or of any house’s floor.
The Naples Daily News toured the south end of Naples three days after Ian. Its October 1, 2022 report said: “In Port Royal, known as one of the priciest neighborhoods in America, the damage didn’t seem as great,” and that “The Port Royal Club sustained damage.” On Gordon Drive, a Naples Police lieutenant told the paper that “the water and sand likely did a lot of damage” to the Gulf-front houses, and the paper described “piles of sand dropped by Ian still in the road” (Naples Daily News, October 1, 2022). Those are one newspaper’s observations from the first days after the storm, not a damage survey.
The clearest Port Royal loss on the record is the club. The Port Royal Club’s own plan states: “The destruction was so extensive that the building was formally declared beyond repair by building officials at the City of Naples” (Port Royal Club clubhouse plan). Across the City, the Naples Daily News reported on October 17, 2022 that the City “determined 708 buildings have major damage and 22 properties were destroyed based on drive-by inspections” (Naples Daily News, October 17, 2022). That count is citywide; no public list sorts it by neighborhood.
On the beach, the repair ran for years. In March 2025 Collier County awarded a $1.18 million contract to finish emergency berm work on Port Royal’s beaches after easements were in place (Naples Daily News, March 4, 2025). The county contracted in 2025 to finish the berm on Port Royal’s beaches; its completion date was not in the records we reviewed.
By 2024 the Pier gauge had been removed, and the two storms of that autumn were measured at NOAA’s Naples Bay North gauge at the City Dock (station 8725114), about 2.2 kilometers north of Port Royal’s Naples Bay shore. It is an inner-bay gauge, so it speaks to Port Royal’s bay and canal lots better than to the Gulf front.
For comparison, about 18 percent of Port Royal parcel centres sit on ground below Milton’s 5.77-foot bay reading (ground statistics, not flood depths). The flood claims below show the difference between the two storms: Milton produced 29 claims in the block group that is mostly Port Royal, Helene 2.
Before Irma, Hurricane Wilma in October 2005 is the storm with a claims record in the Port Royal area. The NHC’s Wilma report states that storm surge of 4 to 8 feet was reported from coastal Collier County; in the block group that is mostly Port Royal it produced 15 flood claims. Earlier storms predate any instrument inside the neighborhood.
| Storm | Date | Water recorded nearest Port Royal | Instrument and caveat |
|---|---|---|---|
| Irma | September 2017 | 4.33 ft NAVD88 at the Gordon Drive turnaround, 0.5 ft above ground; 4.25 ft above MHHW at the Pier | USGS mark inside Port Royal; NOAA Pier gauge |
| Ian | September 2022 | 8.03 to 8.14 ft NAVD88 at 12th Avenue South; 6.79 ft NAVD88 at the Pier before it failed; 7.1 ft NAVD88 at the Gordon River bridge | USGS mud lines about a mile north; Pier gauge incomplete |
| Helene | September 2024 | 4.71 ft NAVD88 (4.02 ft above MHHW) | NOAA Naples Bay North gauge |
| Milton | October 2024 | 5.77 ft NAVD88 (5.08 ft above MHHW) | NOAA Naples Bay North gauge |
Federal flood-insurance claims put a dollar figure on the storm record, at the level of a Census area rather than a house. FEMA’s OpenFEMA NFIP claims data, as of September 8, 2026, can be read for the Census block group that is mostly Port Royal (86 percent of its parcels are Port Royal parcels), the closest public unit to the neighborhood:
| Storm | NFIP claims, block group that is mostly Port Royal | Paid |
|---|---|---|
| Wilma (2005) | 15 | about $0.2 million |
| Irma (2017) | 60 | about $2.1 million |
| Ian (2022) | 301 | about $25.9 million |
| Helene (2024) | 2 | about $0.4 million |
| Milton (2024) | 29 | about $2.3 million |
| All events | 504 | about $31.5 million |
For Ian, the claims in that block group report a median exterior water depth of 22 inches (247 reports) and a median interior depth of 12 inches; for Milton the median exterior depth was 23 inches, and for Irma 4 inches. Those are depths at the insured buildings that filed claims, which skew toward lower lots; they are not a neighborhood average.
The wider ZIP code tells the same story at a larger scale. ZIP 34102, which also covers Olde Naples, Aqualane Shores and Royal Harbor, records 3,181 NFIP claims and about $340.4 million paid across all events, of which Ian accounts for 2,041 claims and about $276.9 million. Neither set of figures is “Port Royal’s claims”; each is the area named.
The lesson from Ian is about elevation. FEMA’s Hurricane Ian NFIP claims analysis, which the City hosts, found across its study areas that non-elevated houses averaged $158,291 in claims against $50,287 for elevated houses. In a neighborhood where more than a quarter of the houses were built in 2015 or later, a new house built to today’s flood elevation and an original house built near grade are different risks on the same cul-de-sac.
Port Royal’s ground sits higher than Aqualane Shores’ next door, though most of it is still below the flood elevation FEMA maps for it. We read the U.S. Geological Survey’s 3DEP bare-earth elevation model (USGS elevation point query service; 2018 lidar) at the centre of every parcel in the City’s Port Royal outline, 709 valid readings once points falling in pools or water were excluded. In feet above the NAVD88 datum:
| Measure | Ground elevation (ft NAVD88) |
|---|---|
| 10th percentile | 4.5 |
| 25th percentile | 6.3 |
| Median | 7.4 |
| 75th percentile | 8.2 |
| 90th percentile | 8.8 |
| Median, shaded Zone X parcels | 8.4 |
| Median, Zone AE 8 parcels | 7.1 |
| Median, Zone AE 9 parcels | 6.0 |
About seven in ten parcel centres sit on ground below 8.0 feet NAVD88, the base flood elevation that covers most of the neighborhood. Read those numbers with two caveats: this is bare-earth lidar from 2018, not floor height, and houses built or filled since sit higher. A new house built on a raised pad to the City’s flood elevation stands well above the ground figure beneath it. What the distribution does show is the neighborhood’s shape: Port Royal’s median ground is about 2.2 feet higher than Aqualane Shores’ next door, and the higher ground, the shaded Zone X, is spread through the grid rather than confined to one street.
Port Royal’s waterfront is riprap, not seawall. Within the R1-15A district, City Code Sec. 58-122 provides that “seawalls and recessed boat slips are not permitted,” except on named Galleon Drive and Lantern Lake lots on the Jamaica Channel (City Code Sec. 58-122). The City’s 4.8-foot seawall cap and its study of a higher minimum matter in Port Royal only on the few lots where a seawall is allowed. Sec. 52-92(d)(4) still provides that new and replacement seawall caps “shall not exceed 4.8 feet N.A.V.D.” (City Code Chapter 52); at a September 22, 2025 workshop AECOM recommended a 5.6-foot minimum and Council reached consensus to study minimum seawall height standards, with nothing adopted (workshop minutes).
Either way, neither a riprap slope nor a 4.8-foot wall is surge protection against an 8-foot base flood elevation; the defense that counts is the height of the house. The City’s broader program runs through its resiliency and sustainability office, which produced a 2023 vulnerability assessment and a 2024 adaptation plan. Closer to home, on the drainage side, City Council approved Resolution 2026-15885, a $199,780.62 Stantec evaluation of three City stormwater pump stations including the Port Royal station (City Council 2026 voting record). The engineering evaluation was approved in June 2026; its findings had not been published as of September 2026.
The rule that decides whether a storm-damaged or aging Port Royal house can be repaired as it stands, or must be brought up to today’s flood elevation, is the substantial damage and substantial improvement rule. City Code Sec. 16-144 treats work as substantial when its cost equals or exceeds 50 percent “of the current market value of the structure before the improvement or repair is started,” and storm damage the same way (City Code, Chapter 16, Article IV). The codified text carries no cumulative lookback period, and Florida’s SB 180 (2025) “Prohibits a local government participating in the National Flood Insurance Program from adopting cumulative substantial improvement periods, also known as ‘lookback ordinances’” (Florida Senate, SB 180 summary).
In Port Royal the 50 percent test is measured against the value of the structure, not the land, which matters on older houses where the lot carries most of the value (our reading). A house that crosses the line is rebuilt to the design flood elevation, the base flood elevation plus one foot (City flood mitigation guidelines).
Every Port Royal parcel is in Collier County Hurricane Evacuation Zone A, the first zone ordered to leave, on the county’s hurricane evacuation zone layer. Because the peninsula ends at Gordon Pass, every evacuation route starts north on Gordon Drive, and evacuation traffic runs far longer than any free-flow figure in the drive-times section below.
Port Royal sits on FEMA flood map panel 12021C0581J, effective February 8, 2024, where about three in four parcels are in a special flood hazard area, most in Zone AE with an 8-foot base flood elevation. Nearly a quarter, 175 parcels, are in the shaded Zone X on higher ground, and Zone VE touches mainly the Gulf-front lots.
Data updated: September 2026 (FEMA National Flood Hazard Layer, FIRM effective 8 Feb 2024; Collier County parcel map, retrieved 26 Sep 2026)
On FEMA’s current flood map, effective February 8, 2024, about three in four Port Royal parcels sit in a special flood hazard area, most of them in Zone AE with a base flood elevation of 8 feet (NAVD88). Nearly a quarter, 175 parcels, are in the shaded Zone X, on higher ground spread across the neighborhood. The high-velocity Zone VE reaches the centre of only 25 lots, on the Gulf front and at the Gordon Pass tip (FEMA flood hazard zones).
We placed every parcel in the City’s Port Royal outline (City of Naples neighborhood layer) on FEMA’s National Flood Hazard Layer by the parcel’s representative point on September 26, 2026. Method: parcel centres from Collier County’s parcel map inside the City’s Port Royal outline, 739 parcels; the parcel count differs slightly from the tax-roll count because of map vintage. Every one of the 739 sits on panel 12021C0581J (FEMA NFHL panel index).
| Zone on the 2024 map | Base flood elevation or depth | Parcels | Share |
|---|---|---|---|
| AE | 8 ft NAVD88 | 394 | 53.3% |
| AE | 9 ft NAVD88 | 123 | 16.6% |
| AE | 10 ft NAVD88 | 18 | 2.4% |
| VE | 11 ft NAVD88 | 8 | 1.1% |
| VE | 12 ft NAVD88 | 3 | 0.4% |
| VE | 13 ft NAVD88 | 14 | 1.9% |
| AO | 1 to 2 ft depth | 3 | 0.4% |
| X, shaded (0.2 percent annual chance) | none | 175 | 23.7% |
| X, unshaded (minimal hazard) | none | 1 | 0.1% |
| Special flood hazard area (A and V zones) | 563 | 76.2% |
By land area rather than parcel count, the outline is 57.4 percent AE 8, 21.4 percent AE 9 and 11.5 percent shaded X, with VE on 6.2 percent, most of it the beach and dune on the Gulf side of the Gordon Drive lots. The area figures include the canals and bay water inside the City’s outline, which is why they differ from the parcel shares.
The table counts parcels by the zone at each parcel’s representative point, street by street, from the same FEMA and county layers. It is a count, not a determination for any house; the controlling answer for a specific home is its elevation certificate and FEMA’s own lookup. Gordon Drive’s row mixes the Gulf-front lots on its west side with the interior lots on its east side.
| Street | Parcels | AE 8 | AE 9 | AE 10 | VE 11 to 13 | AO | Shaded X | Unshaded X |
|---|---|---|---|---|---|---|---|---|
| 32nd Avenue South | 4 | 0 | 0 | 2 | 2 | 0 | 0 | 0 |
| 33rd Avenue South | 2 | 1 | 0 | 0 | 1 | 0 | 0 | 0 |
| Admiralty Parade East | 22 | 11 | 2 | 0 | 0 | 0 | 9 | 0 |
| Admiralty Parade West | 13 | 5 | 0 | 0 | 0 | 0 | 8 | 0 |
| Bay Road | 19 | 3 | 14 | 0 | 1 | 1 | 0 | 0 |
| Captains Place | 2 | 1 | 0 | 0 | 0 | 0 | 1 | 0 |
| Champney Bay Court | 6 | 6 | 0 | 0 | 0 | 0 | 0 | 0 |
| Cove Lane | 23 | 2 | 21 | 0 | 0 | 0 | 0 | 0 |
| Cutlass Lane | 21 | 16 | 0 | 0 | 0 | 0 | 5 | 0 |
| Fort Charles Drive | 70 | 28 | 1 | 0 | 0 | 0 | 41 | 0 |
| Galleon Drive | 111 | 82 | 15 | 0 | 0 | 0 | 14 | 0 |
| Gin Lane | 42 | 15 | 3 | 0 | 0 | 0 | 24 | 0 |
| Gordon Drive | 99 | 26 | 32 | 13 | 18 | 2 | 7 | 1 |
| Green Dolphin Lane | 22 | 12 | 0 | 0 | 0 | 0 | 10 | 0 |
| Half Moon Walk | 21 | 14 | 0 | 0 | 0 | 0 | 7 | 0 |
| Kings Town Drive | 26 | 9 | 0 | 0 | 0 | 0 | 17 | 0 |
| Lantern Lane | 27 | 25 | 0 | 0 | 0 | 0 | 2 | 0 |
| Nelson’s Walk | 28 | 19 | 0 | 0 | 0 | 0 | 9 | 0 |
| Rum Row | 65 | 47 | 9 | 0 | 0 | 0 | 9 | 0 |
| Sabre Lane | 14 | 7 | 0 | 0 | 0 | 0 | 7 | 0 |
| Short Lane | 1 | 1 | 0 | 0 | 0 | 0 | 0 | 0 |
| Spyglass Lane | 59 | 47 | 10 | 0 | 0 | 0 | 2 | 0 |
| Treasure Lane | 16 | 13 | 0 | 0 | 0 | 0 | 3 | 0 |
| Tracts and common parcels (no street address) | 26 | 4 | 16 | 3 | 3 | 0 | 0 | 0 |
| All | 739 | 394 | 123 | 18 | 25 | 3 | 175 | 1 |
The table breaks a common assumption: on the 2024 map, being on the water does not by itself put a Port Royal lot in a higher zone. Fort Charles Drive, Gin Lane and Kings Town Drive, all streets of canal and bay lots, carry most of the neighborhood’s shaded Zone X, while Cove Lane near Gordon Pass is almost entirely AE 9 and the interior Lantern Lane is almost entirely AE 8. Ground height, not frontage, is what separates them.
Grouping the same parcels by setting makes the point from another angle. “Gulf-front” here means a parcel crossed by the county’s Coastal Construction Control Line; “bay, pass or canal” means a parcel with open water along its edge; “interior” means neither (our setting method, a geometric proxy rather than a survey of docks or shorelines):
| Setting (our setting method) | Parcels | In a special flood hazard area | Median ground, ft NAVD88 (2018 lidar) |
|---|---|---|---|
| Gulf-front | 58 | 86.2% | 7.2 |
| Bay, Gordon Pass or canal | 568 | 73.6% | 7.5 |
| Interior | 113 | 84.1% | 6.4 |
The Gulf strip carries the highest mapped hazard, with 20 of its 58 lots in VE at the centre, but its dune and fill keep its ground from being the lowest. The bay, pass and canal lots hold 150 of the 175 shaded-X parcels. And the interior lots, around Lantern Lane, Half Moon Walk, Treasure Lane and the east side of Gordon Drive, have the lowest median ground and the highest share in the flood hazard area after the Gulf front (FEMA flood hazard zones; county Coastal Construction Control Line; USGS elevation point query service).
Comparing the City’s archived 2012 FEMA zone layer with the 2024 map at each Port Royal parcel point:
The 2012 City layer carries zone letters only for Port Royal, so the change can be counted by zone but not by base flood elevation. For an owner, the practical effect is that a parcel that moved from VE to AE now builds to AE standards rather than V-zone standards, and a parcel that moved into shaded X builds to the City’s Zone X floor rule described below. Either way, an elevation certificate drawn against the 2012 map should be read against the 2024 zone.
Zone VE is the Gulf front’s story. Sixty-seven Port Royal parcels have at least 1 percent of their area in VE, all of them Gulf-front lots or lots at Gordon Pass, and VE reaches the representative point of 25 of them (FEMA flood hazard zones). On many Gulf-front lots the VE covers the seaward beach and dune while the part of the lot where a house stands is AE.
FEMA’s coastal model explains the VE. Along the Port Royal Gulf front, FEMA’s coastal transects put the 1-percent-annual-chance stillwater at about 8.4 to 8.6 feet NAVD88 (transects 74 to 86, excluding transect 76’s anomalous value); the VE 11 to VE 13 on the beach lots is that stillwater plus wave height and runup.
Behind the VE, a band at the south end is Coastal A. FEMA’s Limit of Moderate Wave Action crosses 31 parcels around the Gordon Pass tip and the southern Gulf front (FEMA LiMWA layer), and City Code Sec. 16-145(2) makes the LiMWA the inland limit of the Coastal A zone, where dry floodproofing is not permitted (City Code, Chapter 16, Article IV; City flood mitigation guidelines).
The county’s Coastal Construction Control Line crosses 58 parcels, on the Gulf-front lots (county Coastal Construction Control Line). Work seaward of the state’s line needs a state permit under Florida Statutes s. 161.053, on top of the City’s flood rules. Three effective map revisions (LOMRs 24-04-7529P, 24-04-6638P and 25-04-4125P, effective in 2025 and 2026) also touch the City’s Port Royal outline (FEMA LOMR layer); a lot inside one is mapped by the revision, not the original panel.
Port Royal’s shaded Zone X is the big difference from its neighbors. The 175 shaded-X parcels sit on higher ground, a median of 8.4 feet NAVD88 against 7.1 feet for AE 8 parcels and 6.0 feet for AE 9 parcels (USGS elevation point query service), and they are spread across Fort Charles Drive (41 of 70 parcels), Gin Lane (24 of 42), Kings Town Drive (17 of 26), Galleon Drive (14 of 111) and Green Dolphin Lane (10 of 22). Next door in Aqualane Shores, about 5 percent of parcels are shaded X.
Zone X is not “no rule” inside the City. City Code Sec. 16-144 requires the flood elevation in Zone X to be 18 inches above the average crown of the adjacent roads (City Code, Chapter 16, Article IV). And a shaded-X lot is still low coastal ground: its 8.4-foot median sits only a few inches above the 8.03 and 8.14 feet that Ian’s surveyed Gulf-side mud lines reached a mile north.
A new Port Royal house is built to the City’s design flood elevation, the base flood elevation plus one foot (City flood mitigation guidelines). On an AE 8 lot that puts the lowest floor at 9 feet NAVD88 or higher; on AE 9, 10 feet or higher; on AE 10, 11 feet or higher. VE lots build to the stricter V-zone standards in the City’s flood code (City Code, Chapter 16, Article IV). The rest of the rule set:
In Port Royal the 50 percent test is measured against the value of the structure, not the land, which matters on older houses where the lot carries most of the value (our reading); the hurricane section above sets out the rule.
Every Port Royal parcel is in Collier County Hurricane Evacuation Zone A (county evacuation zone layer). On the City’s design wind speed layer, Port Royal sits in the 170 mph zone for Risk Category II buildings, the category that covers houses. The insurance section below explains what that speed means for a policy.
The parcel counts above describe the neighborhood; a single house is answered by its own records. The City’s Flood Zone Maps page and its flood information portal return the flood zone for an address and any elevation certificate the City holds. Flood insurance cost depends on each home’s elevation certificate; ask for it at listing, or look the address up on the City’s flood portal.
Insuring a Port Royal home means private or excess cover for most of the value, because federal flood policies stop at $250,000 of building coverage and Citizens will not write a home that costs $700,000 or more to rebuild. Federal records show Port Royal-area flood policies are still well below FEMA’s own full-risk prices.
Data updated: September 2026 (OpenFEMA NFIP policies as of 8 Sep 2026; Citizens and OIR releases, retrieved 26 Sep 2026)
Two facts from the flood section drive everything here. About three in four Port Royal parcels are in FEMA’s special flood hazard area, so a mortgage lender will require flood insurance on most houses in the neighborhood. And most Port Royal houses cost far more to rebuild than either the federal flood program or Florida’s insurer of last resort will cover. Private wind and excess-flood premiums are quoted house by house; no public record gives a typical figure.
The public record does give a picture of the federal layer. Federal records of flood policies in force in the Census block group that is mostly Port Royal show a median annual NFIP policy cost of about $2,265, against a FEMA full-risk premium clustering near $10,000, and almost every policy is at the program’s $250,000 building limit (OpenFEMA NFIP policies). These are federal policy records for a mostly-Port Royal block group, not a quote; each home’s premium depends on its elevation certificate and coverage.
The figures come from the 500 single-family policies in force in that block group between September 27, 2025 and September 26, 2026, as of the September 8, 2026 data refresh. The middle half of those policies cost between $1,358 and $4,770 a year. FEMA’s data dictionary defines the policy cost as the premium plus the reserve fund assessment, the federal policy fee and the surcharge, and the full-risk premium as the premium “based on its determined flood risk and the full cost to pay anticipated losses and expenses for that property” (OpenFEMA NFIP policies data dictionary).
The National Flood Insurance Program covers a one- to four-family home’s building up to $250,000, and in the mostly-Port Royal block group 495 of the 500 single-family policies sit at that maximum (OpenFEMA NFIP policies). On a house of Port Royal’s scale, $250,000 is a small fraction of what it would cost to rebuild, so the practical flood question is excess or private flood coverage above the federal layer, priced by private insurers house by house.
FEMA has priced every NFIP policy under Risk Rating 2.0 since April 1, 2023. The method rates each property on its own characteristics, including flood frequency, storm surge, “distance to a water source along with property characteristics such as elevation and the cost to rebuild” (FEMA, Risk Rating 2.0). FEMA also states that “most rates not increase more than 18% per year,” which is why a policy priced below its full-risk premium climbs toward it gradually.
That glide path is the story behind the Port Royal numbers. By our arithmetic on the federal records above, FEMA’s full-risk figure is roughly four times the median policy cost in the block group today, so a buyer should expect the federal layer’s cost to keep rising for years unless a house’s own risk rating is lower. Two points soften the picture. FEMA states that policyholders “are able to transfer their discount to a new owner by assigning their flood insurance policy,” so a buyer can take over a seller’s policy rather than starting fresh. And a house raised to today’s flood elevation rates very differently from an original house near grade.
The City of Naples is a Class 5 community in FEMA’s Community Rating System, which the City states is worth up to a 25 percent discount on standard flood insurance policies (City of Naples, flood insurance). Every one of the current NFIP policies in the mostly-Port Royal block group carries the Class 5 code (OpenFEMA NFIP policies). FEMA applies the discount “uniformly … regardless of whether the structure is inside or outside of the Special Flood Hazard Area” (FEMA, Risk Rating 2.0), so Port Royal’s shaded Zone X houses receive it too. The discount comes from the City’s floodplain program, not from anything an individual owner does.
Florida’s insurer of last resort, Citizens Property Insurance, cannot write a home whose dwelling replacement cost is $700,000 or more (Florida Statutes s. 627.351). In the federal flood records for the mostly-Port Royal block group, 329 of 500 single-family policies report a replacement cost of $700,000 or more (OpenFEMA NFIP policies); these are federal policy records for a mostly-Port Royal block group, not a quote, and they show how much of the housing stock sits above the Citizens line.
For the homes Citizens can write, the same statute phases in a flood-insurance requirement for Citizens personal residential policies that include wind coverage, applying to properties in the special flood hazard area first and to all such policies effective on or after January 1, 2027. The statewide direction in 2026 is down, not up: Citizens announced that its 2026 homeowners multiperil rates would fall an average 8.8 percent and its wind-only rates 5.5 percent statewide, effective July 1, 2026 for new policies and at renewal for existing ones (Citizens, March 4, 2026), and the Office of Insurance Regulation reported in January 2026 that “17 new insurance companies have entered Florida” (Florida OIR, January 13, 2026). Those are statewide figures; they are not a Port Royal rate.
On the City’s design wind speed layer, Port Royal sits in the 170 mph zone for Risk Category II buildings, the category that covers houses, and a new house is engineered to that speed under the 2023 Florida Building Code, 8th Edition, in effect since December 31, 2023 (Florida Building Commission, 2023 code effective dates).
For an existing house, the document that turns wind features into premium credits is Florida’s uniform mitigation verification inspection form, OIR-B1-1802. The Office of Insurance Regulation updated the form effective April 1, 2026, and a completed form is “valid for up to five (5) years” if the house has no material changes. Under Florida Statutes s. 627.0629, insurers must offer discounts for:
Florida’s My Safe Florida Home program offers free wind inspections and matching grants, but its eligibility limits insured value to $700,000 or less, for homesteaded, site-built houses built before January 1, 2008 (My Safe Florida Home FAQ), so few Port Royal homes qualify.
No public record gives a typical Port Royal premium, but the records above show what an insurer looks at, and a buyer can gather most of it before the quote:
Four documents answer most of an insurer’s questions about a Port Royal house, and a seller who has them ready shortens the buyer’s quote process:
Flood insurance cost depends on each home’s elevation certificate; ask for it at listing, or look the address up on the City’s flood portal. Private wind and excess-flood premiums are quoted house by house; no public record gives a typical figure.
Every Port Royal address is zoned for Lake Park Elementary, Gulfview Middle and Naples High School, the same three schools for 2026-27 as for 2025-26. We checked 65 addresses covering every Port Royal street in the district’s own lookup. All three schools were graded A by the state in 2026.
Data updated: September 2026 (Collier County Public Schools address lookup for 2026-27; FLDOE school grades as of 1 Sep 2026)
We ran 65 queries against the address lookup behind Collier County Public Schools’ own zoning tool (CCPS zoning lookup, 2026-27), covering all 24 streets that carry county address points inside the City’s Port Royal outline, from Lantern Lane and Galleon Drive to Cutlass Lane, Cove Lane and Bay Road, plus two edge streets just north of it. For each street we tested the southernmost and northernmost address, and a middle address on the longer streets. We ran every address for both 2026-27 and 2025-26. Every one returned the same three schools, with no split inside the neighborhood and no rezoning signaled between the two years. The district’s attendance zone map shows the same zones.
Checked address by address in the district’s own lookup; listing-portal school fields are not used. They are often filled in by ZIP code rather than by address, and the district’s lookup is the authority.
| Zoned school | Address | Grades | State grade 2026 / 2025 / 2024 | Students (2025-26) | Drive without traffic |
|---|---|---|---|---|---|
| Lake Park Elementary | 1295 14th Avenue North | K to 5 | A / A / A | 515 | 4.9 mi, 12 min |
| Gulfview Middle | 255 6th Street South | 6 to 8 | A / A / A | 604 | 3.3 mi, 9 min |
| Naples High School | 1100 Golden Eagle Circle | 9 to 12 | A / A / B | 1,496 | 5.6 mi, 15 min |
Grades are from the Florida Department of Education’s 2026 school grades file, titled “2025-26 School Grades as of September 1, 2026”; enrollment is from FLDOE’s 2025-26 membership by school; school numbers match FLDOE’s master school list for Collier, and addresses match the CCPS school directory. Drive times are free-flow estimates without traffic, from a point near the centre of Port Royal on Fort Charles Drive; in-season traffic is longer.
The state grades all three zoned schools A for 2026. Lake Park Elementary and Gulfview Middle were also graded A in 2025 and 2024, and Gulfview has been graded A in every graded year from 2001 to 2026 in the state’s file. Naples High was rated A in 2025 and 2026 and B in 2024 (FLDOE 2026 school grades).
The 2026 component scores in the same file:
| School | ELA achievement | Math achievement | Science | Social studies | Graduation rate | Share of possible points |
|---|---|---|---|---|---|---|
| Lake Park Elementary | 82 | 86 | 90 | n/a | n/a | 80% |
| Gulfview Middle | 79 | 85 | 71 | 93 | n/a | 75% |
| Naples High School | 72 | 63 | 77 | 69 | 94 | 67% |
The file prints the grading scale beside the scores: an elementary school earns an A at 62 percent of possible points or more, a middle school at 64 percent and a high school at 65 percent. By that scale Lake Park and Gulfview clear the A line comfortably, and Naples High clears it by two points (our arithmetic from the state’s file). One naming trap: Palm Beach County also has a “Lake Park Elementary”; the school that serves Port Royal is the Collier County school at 1295 14th Avenue North.
Lake Park Elementary, 1295 14th Avenue North, serves kindergarten through fifth grade and had 515 students in 2025-26 (FLDOE membership by school). It earned an A from the state in 2024, 2025 and 2026. It is the zoned school farthest from Port Royal on the daily run, about 4.9 miles and 12 minutes north by car without traffic, through downtown on Gordon Drive and US 41.
Gulfview Middle, 255 6th Street South, is the closest zoned school to Port Royal, about 3.3 miles and 9 minutes by car, straight up Gordon Drive in the same 34102 ZIP code. It serves grades 6 to 8, had 604 students in 2025-26 and earned an A in 2024, 2025 and 2026, as it has in every graded year in the state’s file.
Naples High School, 1100 Golden Eagle Circle, serves grades 9 to 12 and had 1,496 students in 2025-26. Naples High was rated A in 2025 and 2026 and B in 2024. Its 2026 graduation-rate component was 94. It is about 5.6 miles and 15 minutes from Port Royal without traffic, by Goodlette-Frank Road.
Every school run from Port Royal starts north on Gordon Drive, because the peninsula ends at Gordon Pass. From a point on Fort Charles Drive near the centre of the neighborhood, Gulfview Middle is about 3.3 road miles (2.5 miles in a straight line), Lake Park Elementary about 4.9 road miles (3.9 straight-line) and Naples High about 5.6 road miles (4.4 straight-line). Drive times are free-flow estimates without traffic, from a point near the centre of Port Royal on Fort Charles Drive; in-season traffic is longer, and the school-hour traffic on Gordon Drive and US 41 is the part a family will notice.
The closest private school to Port Royal is downtown; the larger independent schools are inland or north. Addresses are from each school’s own website:
| Private school | Address | Road distance and time without traffic |
|---|---|---|
| Saint Ann Catholic School | 542 8th Avenue South | 2.5 mi, 7 min |
| Seacrest Country Day School, private Pre-K to 12 | 7100 Davis Boulevard | 7.1 mi, 16 min |
| The Village School of Naples | 6000 Goodlette-Frank Road North | 8.6 mi, 20 min |
| Saint John Neumann Catholic High School | 3000 53rd Street SW | 10.6 mi, 24 min |
| Community School of Naples | 13275 Livingston Road | 11.6 mi, 25 min |
| First Baptist Academy | 3000 Orange Blossom Drive | 11.9 mi, 26 min |
Saint Ann Catholic School is the only private school on the list within 5 road miles of Port Royal, close enough to fit a downtown routine; Seacrest is 4.6 miles away in a straight line but 7.1 by road. For a wider look at the options across the city, see our guide to Naples private schools. Drive times are free-flow estimates without traffic, from a point near the centre of Port Royal on Fort Charles Drive; in-season traffic is longer.
The nearest hospital to Port Royal is NCH Baker Hospital at 350 7th Street North, about 3.6 miles and 11 minutes without traffic. It is one of two state-listed comprehensive stroke centers in Collier County, but it is not a state trauma center; the nearest trauma center is Gulf Coast Medical Center in Fort Myers.
Drive times are free-flow estimates without traffic, from a point near the centre of Port Royal on Fort Charles Drive; in-season traffic is longer.
| Facility | What it is | Address | Drive without traffic |
|---|---|---|---|
| NCH Baker Hospital | Hospital and emergency department | 350 7th Street North, Naples | 3.6 mi, 11 min |
| Advance Medical | Walk-in urgent care | 720 Goodlette Road, Naples | 4.4 mi, 12 min |
| EPN Urgent Care | Walk-in urgent care | 6400 Davis Boulevard, Naples | 6.8 mi, 16 min |
| NCH Medical Group Immediate Care, Vanderbilt | Walk-in immediate care | 801 Vanderbilt Beach Road, Naples | 11.0 mi, 23 min |
| Physicians Regional, Collier Boulevard | Hospital campus | 8300 Collier Boulevard, Naples | 11.3 mi, 25 min |
| NCH Medical Group Immediate Care, Southeast | Walk-in immediate care | 7717 Collier Boulevard, Naples | 12.1 mi, 26 min |
| Physicians Regional, Pine Ridge | Hospital; comprehensive stroke center | 6101 Pine Ridge Road, Naples | 12.1 mi, 27 min |
| NCH North Naples Hospital | Hospital; the county’s 24-hour pediatric emergency department, per NCH | 11190 Health Park Boulevard, Naples | 12.7 mi, 27 min |
NCH Baker Hospital, 350 7th Street North in downtown Naples, is the hospital a Port Royal household will use first (NCH Baker Hospital), about 3.6 miles and 11 minutes by car, straight up Gordon Drive and 2nd Street South. On November 10, 2025 NCH announced that the Baker emergency department had earned Silver Level II Geriatric Emergency Department accreditation (NCH press release).
On the federal record, Medicare’s Care Compare gives Naples Community Hospital, the name CMS uses for NCH Baker, an overall rating of 3 of 5 stars, in the hospital dataset modified July 22, 2026 (Medicare Care Compare, NCH; CMS hospital general information). Physicians Regional’s Pine Ridge campus is rated 2 of 5 in the same dataset (Medicare Care Compare, Physicians Regional).
NCH Baker Hospital, about 11 minutes away without traffic, is one of two state-listed comprehensive stroke centers in Collier County; it is not a state trauma center, and the nearest is Gulf Coast Medical Center, a Level II center in Fort Myers. The Agency for Health Care Administration’s comprehensive stroke center list, run April 8, 2026, names two Collier hospitals: Naples Community Hospital, certified by the Joint Commission, and Physicians Regional Medical Center on Pine Ridge Road, certified by DNV (Physicians Regional, stroke care).
The Florida Department of Health’s list of trauma centers, updated July 23, 2026, has no Collier County entry. NCH describes its emergency departments as “Trauma receiving facilities for Collier County” (NCH emergency services), which means they stabilize and transfer; a major trauma case from Port Royal goes on to Fort Myers.
Children’s emergencies go farther north. NCH North Naples Hospital, 11190 Health Park Boulevard, hosts what NCH calls the only 24-hour pediatric emergency department in Collier County (NCH North Naples Hospital; NCH emergency services). It is about 12.7 miles and 27 minutes from Port Royal without traffic.
The county’s other hospital operator, Physicians Regional, has campuses at 6101 Pine Ridge Road, about 12.1 miles and 27 minutes away, and at 8300 Collier Boulevard, about 11.3 miles and 25 minutes away. From Port Royal both are more than twice as far as NCH Baker.
For the sprain or the fever that does not need an emergency room, the closest walk-in option we found is Advance Medical, 720 Goodlette Road, about 4.4 miles and 12 minutes away, followed by EPN Urgent Care, 6400 Davis Boulevard, about 6.8 miles. NCH’s own walk-in immediate care sites are farther: Immediate Care, Vanderbilt, 801 Vanderbilt Beach Road, about 11.0 miles, and Immediate Care, Southeast, 7717 Collier Boulevard, about 12.1 miles. From Port Royal, the Baker emergency department at 3.6 miles is closer than any NCH immediate care site, so for anything urgent it is the first stop.
Port Royal is inside the City of Naples, so City of Naples Fire-Rescue (county fire district layer) and the Naples Police Department serve it. The nearest City fire station, Station 1 at 835 8th Avenue South, is about 2.7 miles and 8 minutes from the centre of Port Royal by road, and the police headquarters at 355 Riverside Circle about 4.1 miles. Drive times are free-flow estimates without traffic, from a point near the centre of Port Royal on Fort Charles Drive; in-season traffic is longer.
Every drive from Port Royal starts north on Gordon Drive, since the peninsula ends at Gordon Pass. Without traffic, downtown’s Fifth Avenue South is about 9 minutes away, NCH Baker Hospital 11, Naples Airport 16, Waterside Shops 19, Interstate 75 about 19 and Southwest Florida International Airport about 57 minutes.
Data updated: September 2026 (OSRM routing over OpenStreetMap, free-flow, retrieved 26 Sep 2026)
Every figure below was routed on the OpenStreetMap road network with a free-flow car profile on September 26, 2026, from a point on Fort Charles Drive near the centre of Port Royal, the address point nearest the centre of the City’s Port Royal outline. Two public routers returned identical distances and times for every destination. The router has no traffic model. Drive times are free-flow estimates without traffic, from a point near the centre of Port Royal on Fort Charles Drive; in-season traffic is longer. From January to April, US 41, Goodlette-Frank Road and Golden Gate Parkway routinely add time.
| Destination | Road miles | Minutes without traffic | Main route |
|---|---|---|---|
| Naples Pier (under reconstruction) | 1.9 | 6 | Gordon Drive |
| Saint Ann Catholic School | 2.5 | 7 | Gordon Drive |
| Naples Fire Station 1 | 2.7 | 8 | Gordon Drive |
| Fifth Avenue South (1100 block) | 3.2 | 9 | Gordon Drive |
| Gulfview Middle | 3.3 | 9 | Gordon Drive |
| NCH Baker Hospital | 3.6 | 11 | Gordon Drive, 2nd Street South |
| Naples Police headquarters | 4.1 | 11 | Gordon Drive, US 41 |
| Advance Medical urgent care | 4.4 | 12 | Gordon Drive, US 41 |
| Lake Park Elementary | 4.9 | 12 | Gordon Drive, US 41 |
| Naples High School | 5.6 | 15 | Goodlette-Frank Road |
| Naples Airport, general aviation terminal | 6.1 | 16 | US 41, Davis Boulevard, Airport-Pulling Road |
| Seacrest Country Day School | 7.1 | 16 | US 41, Davis Boulevard |
| Waterside Shops | 8.3 | 19 | US 41 |
| The Village School of Naples | 8.6 | 20 | Goodlette-Frank Road |
| I-75 Exit 105, Golden Gate Parkway | 8.8 | 19 | Goodlette-Frank Road, Golden Gate Parkway |
| Mercato | 11.0 | 23 | US 41 |
| NCH Immediate Care, Vanderbilt | 11.0 | 23 | US 41 |
| Physicians Regional, Collier Boulevard | 11.3 | 25 | US 41 |
| Community School of Naples | 11.6 | 25 | Golden Gate Parkway, Livingston Road |
| I-75 Exit 107, Pine Ridge Road | 11.9 | 24 | Golden Gate Parkway, I-75 north |
| First Baptist Academy | 11.9 | 26 | Goodlette-Frank Road |
| Physicians Regional, Pine Ridge | 12.1 | 27 | Golden Gate Parkway, Livingston Road, Pine Ridge Road |
| NCH Immediate Care, Southeast | 12.1 | 26 | US 41, Collier Boulevard |
| NCH North Naples Hospital | 12.7 | 27 | US 41, Goodlette-Frank Road |
| Marco Island City Hall | 20.3 | 39 | US 41, Collier Boulevard |
| Southwest Florida International Airport (RSW) | 38.9 | 57 | Goodlette-Frank Road, Golden Gate Parkway, I-75, Daniels Parkway |
| Downtown Fort Myers | 46.1 | 64 | I-75 |
| Downtown Miami (via Alligator Alley) | 126.1 | 155 | US 41, Davis Boulevard, I-75, I-595, Florida’s Turnpike, I-95 |
| Downtown Tampa | 170.0 | 196 | I-75 north |
Port Royal drives run 2 to 4 minutes longer than Aqualane Shores’ (our comparison of two free-flow runs), because the Port Royal starting point sits about 1.3 miles farther south on the same peninsula. Southwest Florida International is 57 minutes from here against 53 from the middle of Aqualane Shores on the same method.
Port Royal sits at the quiet south tip of the Naples peninsula, so almost every errand runs north. The Naples Pier site is 6 minutes away, Fifth Avenue South 9 and NCH Baker Hospital 11. Shopping stretches up US 41: Waterside Shops at about 19 minutes and Mercato at about 23. The nearest full supermarket on Tamiami Trail North is 4.6 to 5.5 miles by car from points across the neighborhood. Because Gordon Drive dead-ends at Gordon Pass, there is no second way out: every car trip leaves to the north, through Aqualane Shores, before it turns east.
Naples Airport is 6.1 miles and about 16 minutes from Port Royal without traffic. Its general aviation terminal at 160 Aviation Drive North is open daily from 6 a.m. to 10 p.m., with the Naples Aviation FBO on its first floor and free vehicle parking (Naples Airport, general aviation). The airport authority states that the field “accommodates more than 100,000 general aviation takeoffs and landings each year” (Naples Airport). The FBO, Naples Aviation, is operated by the Naples Airport Authority, and U.S. Customs appears among the airport’s listed services (Naples Aviation FBO). For a Port Royal owner who flies privately, that makes the door-to-ramp trip about a quarter of an hour.
For airline travel, Southwest Florida International Airport, 11000 Terminal Access Road in Fort Myers, is 38.9 miles and about 57 minutes from Port Royal without traffic, by Gordon Drive, Goodlette-Frank Road, Golden Gate Parkway, I-75 and Daniels Parkway; allow materially more in season and for the airport itself.
The nearest interstate interchange is I-75 Exit 105 at Golden Gate Parkway, 8.8 miles and about 19 minutes away, reached by Goodlette-Frank Road. Exit 107 at Pine Ridge Road is about 24 minutes. From the south tip of the peninsula, every I-75 trip starts with several miles of city streets, which is where season traffic adds the most time.
Marco Island is about 39 minutes south and east by US 41 and Collier Boulevard, downtown Fort Myers about an hour and 4 minutes, downtown Miami about 2 hours 35 minutes across Alligator Alley, and downtown Tampa about 3 hours 16 minutes up I-75. Those long drives are the ones most sensitive to traffic and to the time of day you leave. Drive times are free-flow estimates without traffic, from a point near the centre of Port Royal on Fort Charles Drive; in-season traffic is longer.
Port Royal is served by car, bicycle, foot and boat rather than by bus. Collier Area Transit’s routes serve downtown Naples; none runs on Gordon Drive or the Port Royal streets.
The biggest change in Port Royal is the Port Royal Club’s rebuild at 2900 Gordon Drive, now approved for expanded outdoor dining and live entertainment. Around it, the City changed Port Royal’s dock rule in 2025, is studying burying power lines and evaluating the Port Royal stormwater pump station, and Gordon Pass is under a federal dredging contract.
Almost everything that will change Port Royal over the next few years is either the club’s reopening or public work paid for by the City of Naples, Collier County or the U.S. Army Corps of Engineers. Port Royal is a finished set of recorded plats with no vacant tract waiting for a developer, so the items a buyer or seller should track are the ones on the public agenda: the rules for docks and seawalls, drainage, power lines, the pass, the beach and the City’s long-range plan. We read the City Council’s voting records for 2023, 2024, 2025 and 2026 through the September 16, 2026 meeting. Nothing in them rezones a Port Royal home site. The items below are the ones that do touch the neighborhood, each with the record behind it.
The Port Royal Club’s rebuild is the largest project inside Port Royal and the one that will change daily life on Gordon Drive the most. The club lost its original clubhouse to Hurricane Ian, and its own plan budgets the replacement at $100 million, according to the club’s 2023 clubhouse plan. The City’s approvals have come in stages, all recorded in the Council’s voting records and on the City’s Port Royal Club petition page:
The City’s September 16, 2026 consent agenda lists a Grand Opening among new club events; the club has not published a date. For a buyer on Gordon Drive or the streets closest to the club, the practical reading (ours) is this: once the club reopens, expect valet traffic, dining and events at 2900 and 2755 Gordon Drive on a scale the neighborhood has not seen since before the storm. For a buyer who plans to join, the same approvals describe what the new club will offer. The club’s membership terms, its $45,000 rebuild assessment and what it does not publish are set out in the club section of this guide.
Port Royal’s dock rule changed on November 5, 2025. Ordinance 2025-15762, adopted on second reading that day and effective on adoption, raised the reach of a Port Royal pier or lift from 22 feet to 25 feet waterward of the toe of the riprap revetment in the R1-15A district. The Planning Advisory Board recommended it 5-2 on September 10, 2025 as Text Amendment 24-T6, and the change began with a June 18, 2024 letter from the Port Royal Property Owners Association asking the City to revisit the rule, according to the ordinance and its Municode record. The same ordinance wrote into the code that the 20-foot side setback applies to the vessel moored at or lifted on a pier, not only to the structure. For owners, the new reach is the rule to design to; for sellers, a dock built to the older 22-foot line sits inside the new limit, and any expansion of a dock that does not meet the current rules brings it into full conformity under the Port Royal pier code.
The City has also been reviewing dock rules citywide. No citywide dock ordinance had been adopted as of the September 16, 2026 Council meeting, per the 2026 voting record, so Port Royal’s own paragraph in Sec. 58-121 still governs.
Seawalls are under review too, but in Port Royal they matter only at the edges. The City’s seawall code caps new and replacement seawalls at 4.8 feet (NAVD88); on September 22, 2025 the City’s consultant AECOM recommended a 5.6-foot minimum, and Council reached consensus to study it, per the September 22, 2025 workshop minutes. The seawall inventory behind that work was funded in 2024 (Resolution 2024-15460), per the 2024 voting record. Port Royal’s waterfront is riprap, not seawall: under Sec. 58-122, seawalls are not permitted in R1-15A except on Galleon Drive Lots 1 to 12 and Lantern Lake Lots 23 and 46 to 53 on the Jamaica Channel. The City’s 4.8-foot seawall cap and its study of a higher minimum matter in Port Royal only on the few lots where a seawall is allowed.
Port Royal’s overhead power lines have been the subject of a City study, not a project. On September 7, 2023, Council gave direction on proposed underground utility projects in Aqualane Shores, Port Royal and Royal Harbor and approved Resolution 2023-15176, per the 2023 voting record. On February 7, 2024, Resolution 2024-15309 approved a $94,458 Kimley-Horn feasibility assessment for undergrounding the overhead lines in Port Royal, Aqualane Shores and Royal Harbor, advanced by the City and repaid proportionally by the three neighborhoods if an assessment does not follow.
The property owners association has made it a goal: its September 2023 newsletter describes the association “leading the conversion of all overhead power lines to underground service” (September 2023 newsletter), and its June 2024 newsletter reported that the City had received draft reports from the consultant (June 2024 newsletter). The study’s results had not been presented as a Port Royal assessment as of September 2026, and no undergrounding assessment for Port Royal had been adopted. If one comes forward, it will follow the path the City used elsewhere, an owner vote and then a non-ad valorem charge on each tax bill, and it will appear on the City’s special assessments page and the Council agenda first. No cost per lot has been published.
Port Royal drains partly through its own stormwater pump station, and the City is re-examining it. On June 3, 2026, Council approved Resolution 2026-15885, a $199,780.62 Stantec task order to evaluate the existing Public Works, Cove and Port Royal stormwater pump stations, per the 2026 voting record. The City’s 2012 description of the station, in RFP 13-004, lists existing pumps of 2,500 gallons per minute each, with outfall pipes and a flap gate on the east side near Treasure Lane. The engineering evaluation was approved in June 2026; its findings had not been published as of September 2026.
Two citywide contracts in the same record show where drainage rules are heading. The same day, Council hired WSP USA for $230,077.10 (Resolution 2026-15889) to review the stormwater ordinance, draft an enhanced one and set up a stormwater utility district, and on August 19, 2026 it accepted a $206,250 federal hazard-mitigation grant for a citywide watershed master plan (Resolution 2026-15918). A buyer planning a new house in Port Royal should expect lot-grading and retention rules to be revisited while those studies run. Today the drainage charge sits on the City utility bill: $49.56 per billing cycle for a single-family home on the City’s 2026 rate sheet.
Gordon Pass is Port Royal’s way to the Gulf, and it is under a federal maintenance contract. In September 2025 the Army Corps awarded $3,045,784.37 to maintenance-dredge Gordon Pass Cuts 1 to 7 and the settling basin, with about 65,000 cubic yards of sand bound for Keewaydin Island and work expected from November 2025, according to the Army Corps’ award notice. The Corps’ 2024 scoping letter describes Gordon Pass as the northern portion of the project area, near Port Royal. A post-dredge survey had not been published in the records we reviewed as of September 2026.
The Gulf beach is also in line for work. The county has scheduled Naples Beach renourishment for November 2026, per Collier County’s April 2026 announcement; its limits had not been published in the records we reviewed. Separately, the post-Ian emergency berm reached through 33rd Avenue South by May 31, 2023, per the City’s emergency beach berm page, and Collier County awarded a $1.18 million contract for a Port Royal sand berm in March 2025, as the Naples Daily News reported. The county contracted in 2025 to finish the berm on Port Royal’s beaches; its completion date was not in the records we reviewed.
Trinity-by-the-Cove, at 553 Galleon Drive on the Port Royal plats, has City approval to rebuild its sanctuary. After a Planning Advisory Board recommendation on May 13, 2026, Council approved conditional use 26-CU2 (Resolution 2026-15902, for a steeple above the district’s 30-foot limit) and variance 26-V4 (Resolution 2026-15903) on June 17, 2026, 6-0 each, per the 2026 voting record. The church’s land has a long Port Royal history: it received the first recorded Port Royal lot deed, a Lantern Lake Section lot, in February 1951 (Deed Book 18). For neighbors on Galleon Drive, the approvals mean a construction project on the church campus, on a schedule the church has not published on its website.
Port Royal’s streets are City streets, and the City maintains them. In January 2025, according to the association’s January 2025 letter, new curbs went in on the landscaped islands at Kings Town Drive, Gin Lane and Rum Row. In October 2025 the City’s 2025 roadway resurfacing project listed Cutlass Lane and Cove Lane for resurfacing. The City’s Port Royal neighborhood streets page carries its plans for the neighborhood’s streets; no implementation date is published there, so we list only the work with a date on the record.
Aircraft noise is a live civic issue in Port Royal. The property owners association reports that the Naples Airport Authority voted in August 2023 to study a “Down the Bay” departure proposal, which the association and a coalition of homeowner groups oppose (September 2023 newsletter); in January 2025 the association wrote that it “actively opposed the City Council’s initiative to reroute outbound Naples Airport traffic over our neighborhood” (January 2025 letter). The February 2023 coalition letter states that a 2022 heat map “shows that aircraft, upon arrival and departure, overfly portions of Port Royal, Aqualane Shores, Old Naples, the Moorings, Royal Harbor, Gulf Shore Association of Condominiums, and Park Shore.” The City and the airport are now in court: after Council started the state’s conflict-resolution process on April 15, 2026, the City filed City of Naples v. City of Naples Airport Authority, Case No. 2026-CA-001094, per the 2026 voting record. The records we reviewed show no approved change to departure routes over Port Royal.
The City is rewriting its Comprehensive Plan, the document every future zoning change in Port Royal will have to match. On June 15, 2026, Council extended the Naples 2045 schedule by eight months, per the 2026 voting record, and the draft schedule now shows first reading in May 2027 and adoption in August 2027, as Gulfshore Business reported. The association is an active voice in that process: its January 2025 letter says it “successfully lobbied against the proposed Land Use Restrictions evaluated by the City that would have had a detrimental impact on land values” (January 2025 letter). Until a new plan is adopted, the current plan and the R1-15A district described earlier in this guide govern every Port Royal home site. On the tax side, the City raised its operating millage from 1.23 to 1.29 for fiscal 2026-27 on September 16, 2026, as Gulfshore Business reported.
The Naples Pier, 1.5 to 2.3 miles on foot from three points in Port Royal, is closed for a full rebuild. Construction began January 6, 2026 under a $23.5 million contract; demolition of the old pier was complete on April 13, 2026, and the mid-pavilion concrete pour on September 18, 2026 took the job past half of its concrete, according to the City’s pier rebuild project page. The City gives the project’s length, about 18 months, rather than a reopening date.
Port Royal’s daily rules come from the City of Naples and the property owners association: trash goes out Monday and Thursday, rentals must run 30 days or longer except three times a year, security is paid by the association rather than a gate, and every exterior project needs the association’s approval before it is built.
Two rulebooks matter for a Port Royal house, and buyers from gated or association-run communities often expect only one. The first is the City’s: its code, its collection schedules and its utility bill, the same ones that apply on any City of Naples street. The second is private: the 24 use restrictions the association publishes from Form 7 of Port Royal deeds, which it administers through plan and dock review. Whether and how the deed restrictions apply to a specific lot is a title question; a title search on the lot answers it. What follows is how the two layers play out day to day.
The City of Naples Solid Waste Division collects trash, recycling and yard waste in Port Royal; there is no private hauler to hire. At the three points we checked in Port Royal, Gordon Drive at Kings Town Drive, a point on Fort Charles Drive near the centre of the neighborhood and Gordon Drive at Cutlass Lane, trash is collected on Monday and Thursday, and recycling and yard waste on Thursday, per the City’s trash, recycling and yard waste collection layers and the association’s own collection sheet. Collection days were checked at three points in Port Royal; confirm yours on the City’s collection map. There is no collection on New Year’s Day, the Fourth of July, Thanksgiving Day or Christmas Day, and pickup moves to the next day when a holiday falls on a collection day.
The deed restrictions add their own housekeeping rules. As the association publishes them in its Form 7 use restrictions, garbage is to be kept in underground or enclosed concrete bins, clothes lines are to be hidden from view, and weeds and refuse are not to accumulate. The City bills solid waste at $77.08 per billing cycle for a single-family home on its 2026 rate sheet.
A Port Royal home may be rented for less than 30 days only three times a year under the City’s rules. The City’s short-term rental guidelines state: “Rental terms must be 30 days or longer; except that three times per year, a property may be rented for less than 30 days. A property may not be advertised as available for less than 30-day rentals.” The City code’s definition of a transient lodging facility covers a dwelling rented “more than three times in a calendar year for periods of less than 30 days”, and Port Royal’s R1-15A district permits single-family homes and their accessory structures.
The deed restrictions speak to occupancy rather than leasing. Covenant 4 provides that a Port Royal home may be occupied only by “a single family, servants of the family and non-paying guests of the family”, per the association’s Form 7 text. The association publishes no rental policy of its own. A buyer who plans to rent a Port Royal house seasonally should therefore plan on monthly or longer terms and read the covenant with a real estate attorney.
Port Royal is not gated. Its streets are public City of Naples roads, and there is no gatehouse. Security is added rather than gated: the property owners association pays for nightly Naples Police and private security at the neighborhood’s entrances and for license-plate-reading cameras at each entrance, funded by its voluntary dues. Many individual estates have their own gates, within the City’s height and design rules.
The association describes the arrangement in its own words: it “contracts with the Naples Police Department and Port Royal Security to provide nightly visible security at the entrance to our community,” and the contracts are “completely supported by your membership dues,” per its 2025/2026 member guide and January 2025 letter. The City treats the streets as its own: it resurfaced Cutlass Lane and Cove Lane in its 2025 roadway program. On private lots, the gates and walls themselves are regulated by the R1-15A code: gate and column heights run from 6 to 12 feet east of Gordon Drive and 8 to 12 feet west of it depending on setback, and gates above 6 feet must be at least 70 percent open, per the Sec. 58-124 table.
On crime, the public record is thin: 2021 is the last year of FDLE’s summary reports; neighborhood-level counts are not published. We do not rank neighborhoods on safety, and no public dataset would support a Port Royal ranking.
Parking in Port Royal is mostly a private-lot matter, with City rules at the two beach ends. The R1-15A district requires two parking spaces inside the building area of each house, per the City’s R1-15A code. At the 32nd and 33rd Avenue South beach ends inside the City’s Port Royal outline, the City’s beach parking rules reserve the spaces for beach-permit holders, bar parking from 11 p.m. to 5 a.m., bar trailers, trucks, recreational vehicles and buses within one block of the beach, and tow violators. The free resident permit is covered in the beach section of this guide.
The association has also pushed for street rules of its own: it lists a commercial-vehicle parking ban and a gasoline-powered leaf-blower ban among the civic causes it has taken up, on its why-join page. The rebuilt Port Royal Club comes with a site-specific valet plan approved as part of its 2024 conditional use, per the 2024 voting record, which is how the City expects club parking to stay off the neighborhood’s streets.
Port Royal’s residential streets are posted at 25 mph and Gordon Drive at 30 mph, under City Code Sec. 36-32. The City’s traffic code designates no streets for golf carts, and Florida law bars golf carts from public streets unless a local government designates them, so a golf cart is not a way to get around Port Royal. E-bikes follow the City’s newer rule: Ordinance 26-15864 (May 6, 2026) amended Sec. 36-4 of the City’s traffic code to bar e-bikes, micromobility devices and motorized scooters from shared-use paths, parks and sidewalks. Gordon Drive’s striped bike lane north of Kings Town Drive, described in the recreation section of this guide, is the route north for cyclists, and the Rapid Flashing Beacons the City required on Gordon Drive at the Port Royal Club mark the crossing there.
Building or remodeling in Port Royal runs through two reviews, the association’s and the City’s, and the association says its review comes first. Covenant 5 of the Form 7 restrictions bars any building or exterior change until the plans have been approved in writing, and allows approval to rest “upon any ground including purely aesthetic grounds,” per the association’s published text. The association states that it must approve plans before the City issues a permit.
The association’s fee schedule, effective January 2024, prices the review by scope:
Dock work has its own track under the association’s dock review procedures: $5,000 for a dock up to 50 feet plus $1,000 per additional 10 feet, $2,500 for modifications and $1,000 for maintenance, with an $850 surcharge for non-members, an inspection within five working days of completion and an as-built survey within 30 days of the certificate of occupancy.
Timing matters. The association’s procedural guidelines require a new architect to be approved at least one month before plans are submitted, and its building page lists the “Common issues: designing outside of allowable setbacks; landscape vehicle accommodation; front-facing garages; length of time to build; construction methods (pile driving); waterfront issues.” The deed restrictions also address stalled projects: under covenant 12, construction left unfinished for six months lets Port Royal correct it at the owner’s cost, with a lien. For a buyer, the practical lesson is to ask whether the lots next door are under review or under permit, because a neighbor’s rebuild in Port Royal can mean a year or more of trucks and pile driving.
The City of Naples supplies water, sewer, stormwater service and solid-waste collection to every Port Royal house, all on one City utility bill. On the City’s 2026 rate sheet, effective October 1, 2025, each billing cycle carries $49.56 for stormwater, $77.08 for solid waste, a $21.48 water base charge plus usage, and a $53.76 sewer base charge plus $5.21 per 1,000 gallons up to 20,000 gallons. Fire and emergency service come from the City of Naples, per the county’s fire district map. The association notes that “interior green spaces are managed by the City of Naples,” and it has pressed for natural gas and fiber service and for undergrounding, per its 2025/2026 member guide. For mail, the nearest post office is the downtown office at 860 6th Avenue South, per the City’s government services map; which delivery unit carries Port Royal mail is not stated on that map.
Port Royal’s own social life centers on the Port Royal Club for members. Beyond it, Port Royal owners join other Naples clubs such as the Naples Yacht Club, which Gulfshore Life reports John Glen Sample helped form in 1947, and follow a downtown calendar of art fairs, holiday walks and the Naples Winter Wine Festival a few miles north.
The club’s own calendar shows up in the City’s records, because larger club events need a special-event approval: the City’s listings name member events such as “Movie on the Lawn” in 2025 and, on the September 16, 2026 consent agenda, “Welcome Back,” “Grand Opening,” “Santa Brunch and Nutcracker” and “New Year’s Eve,” per the 2025 and 2026 voting records. Everything else on a Port Royal owner’s calendar is a short drive north. Drive times and distances below are free-flow estimates without traffic, measured from three points in Port Royal including a point near the centre on Fort Charles Drive; in-season traffic is longer.
The Naples Yacht Club, at 700 14th Avenue South, is the private club whose history runs back to Port Royal’s developer. Sample “helped form the Naples Yacht Club in 1947,” according to Gulfshore Life, and the club describes itself as founded in 1947 with “over 600” members, adding: “Membership in Naples Yacht Club is by invitation. We are maintaining a wait list,” per its membership page and the Florida Council of Yacht Clubs listing. It is about 1.6 to 2.5 miles by car from Port Royal. Nothing in the yacht club’s published terms ties membership to a Port Royal address.
The Naples Sailing and Yacht Club is the other boating club in town, and it does not require a boat: “Over 70% of our Members don’t own a boat,” it says on its membership page. Both clubs are separate from the Port Royal Club, which is a beach club for owners of eligible Port Royal properties, and from the property owners association.
The downtown calendar runs from Thanksgiving to spring, each date from the organizer’s own page as of September 2026:
Four of Naples’ cultural institutions are within about nine miles of Port Royal by road:
Port Royal sits at the top of south Naples’ waterfront price ladder. In the same 12 months its median single-family sale of $17,687,500 was about twice Aqualane Shores’ $9,075,000 and well above Olde Naples’ $6,100,000 and Royal Harbor’s $3,000,000, according to the Southwest Florida MLS, and price per square foot follows the same order.
Data updated: September 2026 (Southwest Florida MLS, single-family closings 25 Sep 2025 to 24 Sep 2026, pulled 24 Sep 2026)
Buyers who look at Port Royal usually look at two or three other Naples neighborhoods with water at the door, and the honest way to compare them on price is the same MLS search for each, run the same day, over the same 12 months, with the number of sales behind every median. That is what the table below does. Where we did not pull a neighborhood’s sales, we compare it only on what the City’s records say about its water, its docks and its districts, and we say so.
Twelve-month closed sales. Southwest Florida MLS (Matrix), each neighborhood by its own MLS Development name, single-family closings from September 25, 2025 to September 24, 2026, pulled September 24, 2026; every median computed the same way, with the count and whether it is odd or even shown.
| Community | Closings (n) | Median sale | Median $ per living sq ft | Median days on market | Median sale-to-list |
|---|---|---|---|---|---|
| Port Royal | 30 (even) | $17,687,500 | $2,897.73 | 123 | 91.65% |
| Aqualane Shores | 26 (even) | $9,075,000 | $1,772.02 | 204 | 91.21% |
| Olde Naples, single-family | 67 (odd) | $6,100,000 | $1,562.99 | 111 | 92.41% |
| Royal Harbor, single-family | 22 (even) | $3,000,000 | $1,149.51 | 77 | 90.21% |
Where the count is even, the median is the midpoint of the two middle sales: $17,275,000 and $18,100,000 for Port Royal, $8,400,000 and $9,750,000 for Aqualane Shores, and $2,975,000 and $3,025,000 for Royal Harbor’s single-family homes. Port Royal’s days-on-market and sale-to-list medians rest on the 28 sales with market time recorded; two sales carry no market time. For context on size, the median Port Royal home that sold had 6,929 square feet of living area, against 5,349 in Aqualane Shores.
What the table shows, measured rather than judged:
Across Naples Bay, Royal Harbor is the canal neighborhood Port Royal owners can see from their docks, with a 12-month median single-family sale of $3,000,000. Its 22 single-family closings in the 12 months to September 24, 2026 had a median of $1,149.51 per square foot of living area and a median of 77 days on market, per the Southwest Florida MLS. Royal Harbor is its own neighborhood on the City’s neighborhood map, not part of Port Royal, and its dock rules are different too: Royal Harbor’s canal docks run against a platted line 5 feet offshore with no beam limit under the City’s dock code, Sec. 56-93, where Port Royal’s piers are measured from the toe of the riprap under Sec. 58-121. The two neighborhoods share one pending item: Royal Harbor was one of the three neighborhoods, with Port Royal and Aqualane Shores, in the City’s 2024 undergrounding feasibility study.
The City’s canal and Gulf neighborhoods north of downtown differ from Port Royal in the rules that come with the water, and we did not pull their sales for this guide, so we make no price claim about them. North of downtown, Coquina Sands trades Gulf-side lots with no canal system and no club; the City’s planning neighborhoods map draws it as its own neighborhood on the Gulf. The Moorings has its own canal and bay system on Moorings Bay, reaching the Gulf through Doctors Pass rather than Gordon Pass; the City’s boating ordinance, Sec. 42-172, covers only Doctors Pass and Moorings Bay, and Port Royal is not in the City’s East Naples Bay or Moorings Bay taxing districts, according to the City millage its parcels carry on Florida DOR’s copy of the 2026 preliminary roll. Park Shore mixes Gulf-front towers with canal homes, the opposite of Port Royal’s all single-family plats, and in Park Shore Units 1, 3 and 4 the dock code sets a wharf limit line 15 feet offshore.
What sets Port Royal apart from all three is written in its own code: a zoning district, R1-15A, that exists only for Port Royal’s plats, a dock paragraph of its own, a ban on new seawalls on most lots, and a private beach club tied to eligible properties.
The benchmark shows where Port Royal sits on price and pace, and nothing more. Each figure is a median of closed sales in one 12-month window, and a median of 22 to 67 sales moves when a handful of large or small houses close. Port Royal’s own figure mixes very different lots: in the same window, by our frontage classification, interior basin and canal homes sold at a median $19,950,000 (17 sales) while the three lake-lot sales ranged from $6,300,000 to $11,300,000, per the Southwest Florida MLS. A comparison with another neighborhood is therefore a comparison of mixes, not of matching houses. The benchmark compares closed sales only; it says nothing about which neighborhood suits a given buyer, which is the next section’s job.
Port Royal and Aqualane Shores share Jamaica Channel, Gordon Drive, the same public schools and the same City government, but not the same market. Port Royal’s median sale was about twice Aqualane’s in the last 12 months, its homes are larger, it has its own zoning district and dock rules, and it has a private club.
Data updated: September 2026 (Southwest Florida MLS; City of Naples Code; FEMA NFHL; Port Royal Club membership page, retrieved 24 to 26 Sep 2026)
North of Jamaica Channel, Aqualane Shores is the neighborhood Port Royal buyers compare first, and the one searchers most often run together with it. Both were carved out of land that older Naples companies and private landowners once held, and both reach the Gulf through Gordon Pass. What separates them is on the record: the recorded line, the zoning, the dock paragraph, the club and the price.
Every cell in the decision table below comes from a record, and the sources follow the table. Every market figure for the two neighborhoods comes from the same Southwest Florida MLS search, run on the same day over the same 12 months.
| Yardstick | Port Royal | Aqualane Shores |
|---|---|---|
| Where | south of Jamaica Channel to Gordon Pass, Gulf to Naples Bay | south of 14th Avenue South to Jamaica Channel, Gulf to Naples Bay |
| Origin | John Glen Sample’s 1939 to 1950 land assembly; Port Royal, Incorporated organized August 1950; first lot deeds 1951 | Walker family, land bought 1949; plats 1950 to 1958 |
| Government | City of Naples | City of Naples |
| Zoning | R1-15A, Port Royal’s own district (one platted lot, 100-ft width, 30-ft height, sliding building-area cap) | mostly R1-10 (30-ft height, 10,000 sq ft minimum lot) |
| Dock rules | Sec. 58-121: 20-ft side setback; 25 ft from the toe of the riprap; beyond 25 ft on Naples Bay and Gordon Pass to reach 5 ft of water at mean low water; at most two docks per lot | Sec. 56-93: pier up to 15 ft or 10% of waterway width; lift up to 25 ft or 25%; 7.5-ft side setback |
| Seawalls | not permitted except named Jamaica Channel lots; riprap shorelines | City seawall rules; 4.8-ft NAVD cap |
| Association | voluntary; $835 a year; administers deed restrictions and plan review | voluntary $100 civic association |
| Club | Port Royal Club (beach, dining, spa, fitness, tennis) for owners of eligible Port Royal properties; dues not published | none |
| Beach | the club’s private beach for members; resident-permit beach ends at 32nd and 33rd Ave S | public beach ends at 15th to 21st Ave S; free resident permit |
| Canal dredging on the record | City assessment created 2011, billed on six tax bills from November 2013; no assessment code on the 2026 roll | 2001 to 2005 City special-assessment process (completion not established) |
| Undergrounding study (2024) | included | included |
| Zoned schools | Lake Park, Gulfview, Naples High (65 addresses checked) | Lake Park, Gulfview, Naples High |
| Flood zone (2024 FIRM, by parcel) | about 76% special flood hazard area, mostly AE 8; 24% shaded X; VE at 25 lot centres | 95% AE 8 or AE 9; VE only on 17 Gulf-front lots |
| Airport overflight (2023 coalition letter) | named | named |
| 12-month closings | 30 | 26 |
| Median sale | $17,687,500 | $9,075,000 |
| Median $ per living sq ft | $2,897.73 | $1,772.02 |
| Median living area | 6,929 sq ft | 5,349 sq ft |
| Median days on market | 123 | 204 |
| Median sale-to-list | 91.65% | 91.21% |
| Price range (12 months) | $6,300,000 to $55,000,000 | $4,300,000 to $20,925,000 |
Sources: dock rules from the City’s Port Royal pier code, Sec. 58-121, the general dock code, Sec. 56-93 and Ordinance 2025-15762; seawalls from Sec. 58-122 and the City’s seawall code, Chapter 52; zoning from the R1-15A district code, the R1-10 district code and the City’s zoning map; associations from the Port Royal association’s dues page and Aqualane Shores Association; club terms from the Port Royal Club membership page; beaches from the City’s beach parking page; dredging from Resolution 11-13008, Florida DOR’s 2026 preliminary roll and the City’s special assessments page; schools from the district’s address lookup; flood zones from FEMA’s National Flood Hazard Layer; overflight from the 2023 coalition letter; Port Royal’s origin from the recorded 1950 deed and the Secretary of State certificate; market rows from the Southwest Florida MLS (Matrix), each neighborhood by its own Development name, single-family closings September 25, 2025 to September 24, 2026 (Port Royal n = 30, Aqualane Shores n = 26), pulled September 24, 2026.
Whether Aqualane Shores’ 2001 to 2005 canal dredging project was completed, and to what depth, is not in the public records we reviewed. For Port Royal, the 2011 assessment was billed on six annual tax bills beginning in November 2013, and Florida’s copy of the 2026 preliminary roll shows no special-assessment code on any Port Royal plat parcel, although the City’s web page still describes the assessments as being paid; the November 2026 tax bill is the final record for any lot.
Port Royal is not part of Aqualane Shores. The two neighborhoods were platted separately: the Walker family began Aqualane Shores in 1949, while John Glen Sample had been assembling Port Royal’s land since 1939 and deeded it to Port Royal, Incorporated in 1950. Jamaica Channel, named by the City in 1994, is the recorded line between them, and the Port Royal Club is open only to owners of eligible Port Royal properties.
The Walkers’ 1949 start is set out in the 1958 Tax Court opinion on Aqualane Shores, Inc.; Port Royal’s assembly and its conveyance to Port Royal, Incorporated are in the recorded August 1950 deed; the channel’s name is in City Resolution 94-7288; and the club’s terms are on its membership page. The mix-up is understandable: the two neighborhoods share Gordon Drive, the same zoned schools, the same City services and, in the 2023 coalition letter, the same concern about aircraft overflights. But they are separate plats, separate zoning districts and separate dock rules, and buying in one conveys nothing in the other.
Choose Port Royal if a private beach club, larger homes on larger lots and dock rules built around reaching the bay and the pass matter more than cost, and if you are comfortable with the association’s architectural review. Choose Aqualane Shores if you want canal living in the City of Naples at about 60 percent of Port Royal’s price per square foot, with public beach ends a short walk away and no club or association dues. Either way, the flood zone, the shoreline and the water at the dock decide the house.
McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, and we read both neighborhoods from the same records: the plat, the dock paragraph, FEMA’s map and the MLS. Selling a Port Royal home and weighing it against Aqualane Shores’ prices? Get a free Port Royal home valuation, or call Jesse direct at (239) 898-6072. Deciding between Port Royal and Aqualane Shores as a buyer? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.
Buying in Port Royal gets you large lots on navigable water close to Gordon Pass, a private beach club for eligible owners and a neighborhood rebuilt mostly since 2000. It also means the highest median sale of the four Naples neighborhoods we benchmark, flood exposure on most lots, riprap instead of seawalls, and a club whose dues are not published.
Every point below traces to a record already cited in this guide; none is a matter of taste. The same fact can cut both ways. A voluntary association, for example, means no mandatory dues and also means the deed restrictions, not a board with assessment power, are what a neighbor relies on. Read the lists as a checklist of what to verify, not as a verdict.
These are the Port Royal questions that a public record cannot answer for a specific house, and the document that answers each:
Port Royal suits a buyer who wants a large lot on navigable water within a short run of Gordon Pass, inside the City of Naples, and who values a private beach club enough to make the club decision within 90 days of closing. It suits a boater whose boat fits the water at the dock and the R1-15A dock rules, and a builder or buyer who is comfortable with two design reviews, the association’s and the City’s. It suits less well a buyer who wants a gate, a golf course, a condominium, a walkable street grid or a seawall, or one who needs published club costs before touring. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008. Selling a Port Royal home? Get a free Port Royal home valuation, or call Jesse direct at (239) 898-6072. Weighing these pros and cons as a buyer? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.
If you’re searching for the best Port Royal listing agent, or thinking, ‘I need to sell my house in Port Royal…’, you are selling into a market where 30 homes closed for $628.9 million in the last 12 months, at a median of $17,687,500 and a median 123 days on market, per the Southwest Florida MLS.
Data updated: September 2026 (Southwest Florida MLS, closed sales pulled 24 Sep 2026 and active listings pulled 26 Sep 2026; Collier County 2026 preliminary roll via Florida DOR; Port Royal Club membership page, retrieved 26 Sep 2026)
If you are thinking, “I need someone to sell my house in Naples, Florida,” McGreevy and Comisar helps homeowners price, market, negotiate, and sell with a local strategy built for Naples, Collier County, Bonita Springs, Estero, Fort Myers and Lee County. Whether you are selling in Port Royal, Aqualane Shores, Olde Naples, Royal Harbor, The Moorings, Park Shore or Coquina Sands, our team provides local market guidance, professional listing exposure, and a clear plan to help you sell confidently.
Selling in Port Royal means selling a lot, its water and its club status as much as a house. On Collier County’s 2026 preliminary roll, as filed with the Florida Department of Revenue (just value, not a sale price), land is 61 percent of the aggregate value of Port Royal’s single-family parcels, and in the last 12 months basin, bay, lake and dry lots traded as different markets. A buyer’s lender, insurer and attorney will ask for the elevation certificate, the dock and lift permits and the club’s statement on the property, and a listing that has them ready from the first day answers the questions that otherwise stall a sale at inspection. As the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate, and that is the discipline a Port Royal listing needs: a price built from sales of the same frontage and size, a document file that answers the underwriter before the underwriter asks, and marketing that shows the water, the route to Gordon Pass and the club.
Honors and recognition:
In the last 12 months we tracked 30 Port Royal closings, and every one of them is a single-family home. Recent Port Royal track record (last 12 months): 30 homes sold in Port Royal · $628.9M in Port Royal dollar volume · 123 days median time on market · 91.6% median sale-to-list ratio · highest-priced sold: $55.0M (January 2026) · fastest sold: 0 days on market (two sales, November 2025 and June 2026; the next fastest took 4 days).
Southwest Florida MLS (Matrix), Development “Port Royal”, single-family closings September 25, 2025 to September 24, 2026 (n = 30; market-time and sale-to-list medians on the 28 sales with market time recorded), pulled September 24, 2026.
By our frontage classification of the 26 sales matched to a parcel, the 17 interior basin and canal sales had a median of $19,950,000 and $2,961.70 per square foot; the four Naples Bay open-water sales had a median of $21,750,000 (the midpoint of $18,500,000 and $25,000,000); the three Lantern Lake and Half Moon Lake sales, too few to read as a market rate, were $6,300,000 (October 2025), $6,600,000 (May 2026) and $11,300,000 (March 2026); and the two dry-lot sales were $7,200,000 (October 2025) and $10,950,000 (July 2026). No Gulf-front estate sold in the window. Market figures on this page come from the Southwest Florida MLS development named Port Royal, which covers the Port Royal sections plus Sabre Cay, Champney Bay and the east side of Gordon Drive; in the last 12 months it recorded no sale of a Gulf-front estate.
We price a Port Royal home from the sales that match it, in this order:
Port Royal buyers arrive with the same short list of questions, and a listing that answers them before the first showing sells on its merits rather than on its unknowns:
Start with a free Port Royal home valuation. It takes about a minute, and Jesse follows up with the sales that actually fit your home: the same frontage tier, a similar lot and size and, where it matters, a similar elevation and club status, not a neighborhood median that mixes a lake-lot house with a new bayfront estate. Prefer to talk first? Call Jesse direct at (239) 898-6072.
(239) 898-6072, text or call. Confidential conversations welcome.
The median Port Royal home took 123 days on market in the 12 months to September 24, 2026, based on the 28 sales with market time recorded, per the Southwest Florida MLS; the middle two took 113 and 133 days. Two other sales were recorded after closing and carry no market time. With a median of about four months on market, a Port Royal listing meant to close in season should be live well before the season starts.
In the 12 months to September 24, 2026, two Port Royal homes went under contract with 0 days on market, at $35,000,000 in November 2025 and $18,500,000 in June 2026, and the next fastest took 4 days, at $15,900,000 in May 2026, per the Southwest Florida MLS. Speed in Port Royal came from pricing to the frontage tier, not from one price band.
Rarely. The median Port Royal sale in the 12 months to September 24, 2026 closed at 91.65 percent of its final list price, and 2 of the 28 sales with market time recorded closed at or above list, per the Southwest Florida MLS. The median list price of the homes that sold was $20,447,500 against a median sale price of $17,687,500.
Yes, with a plan. For Port Royal sellers who want privacy, we offer discretion and off-market capability, marketing quietly to qualified buyers before or instead of a public listing; for sellers who want the widest exposure, we use cinematic video, drone, professional photography and our qualified-buyer database. We explain the trade-off in reach before you choose, and confidential conversations are welcome at (239) 898-6072.
The Port Royal Club says its membership “is affiliated with the ownership of property in the Port Royal neighborhood”. Within 90 days of buying an eligible property, your buyer may join, keep the property’s eligibility for up to five years with a 25 percent deposit and 25 percent of dues each year, or let it lapse, which carries a 75 percent reinstatement fee later, per the club’s membership page. The club does not publish what, if anything, a selling member receives back. The Port Royal Club does not publish its joining payment or annual dues.
The record gives no date to plan around: the City’s September 16, 2026 consent agenda lists a Grand Opening among new club events; the club has not published a date (2026 voting record). The approvals are in place through September 2026, including expanded outdoor dining and live entertainment. What Port Royal buyers ask about now is the club’s 90-day choice and the $45,000 rebuild assessment, so a listing that answers both can go to market on its own schedule rather than the club’s.
Jesse McGreevy and Marc Comisar are the McGreevy and Comisar team behind this guide to Port Royal, and they lead Domain Realty Group from an office on US 41 in Bonita Springs. Jesse leads the listing side, and Marc works with buyers across Collier and Lee counties, including the canal and Gulf-side neighborhoods of south Naples.
Jesse McGreevy is a top-reviewed Port Royal realtor on Google.
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about our team at DomainRealtyGroup.com.
How we read a Port Royal listing, from the record. Here is what we do with every Port Royal home before we price it or show it to a buyer. We start with the plat: which of the 14 recorded sections the lot sits on, where its platted waterfront building line runs, and whether it fronts a basin, the bay, a lake or no water at all, because in the last 12 months those were different markets. We read the deed restrictions the association publishes and the R1-15A code together, since a buyer’s plans will be read against both. We confirm the property’s Port Royal Club status and where its rebuild-assessment installments stand, because a buyer has 90 days after closing to decide on the club. We look up the flood zone on FEMA’s 2024 map and read the elevation certificate, and we check the dock against Sec. 58-121 and its permits. Then we price from the Southwest Florida MLS sales that match, never from a neighborhood median or the county roll. We built this guide from those same records, the recorded plats and deeds, the City’s code and GIS, the club’s own permit and plan, FEMA’s flood map, Florida’s copy of the 2026 Collier County roll and every Southwest Florida MLS closing in the neighborhood.
Jesse McGreevy and Marc Comisar are top-reviewed on Google, and the quote below is a five-star client review reproduced in the reviewer’s own words. We publish no aggregate score and no star-rating widget; the full set is on the McGreevy and Comisar Google Business Profile.
★★★★★ “Working with Jesse was easy, I was kept up to date on all feedback from showings and the many open houses. Highly recommend!” Verified Google review
Jesse McGreevy (Sales Associate) and Marc Comisar (Broker Associate) are licensed Florida REALTORS® with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC).
Selling a home in Port Royal? Get a free Port Royal home valuation, or call Jesse direct at (239) 898-6072.
Buying in Port Royal? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.
These are the questions buyers ask about Port Royal, answered from the public record: where it is, how many homes there are and what they sell for, what the Port Royal Club and the property owners association are and are not, what the flood map and the dock code say, and which schools serve every address. Where the record is silent, the answer says so.
Data updated: September 2026 (Southwest Florida MLS, closed sales pulled 24 Sep 2026, active listings and prior years pulled 26 Sep 2026; FEMA, City of Naples, Collier County Clerk and Florida DOR records, retrieved 26 Sep 2026)
McGreevy and Comisar lead Domain Realty Group, the #1 Team in Southwest Florida since 2012, and are Top 1% Real Estate Agents Nationally Since 2008, with over $900 million in personal sales. For a Port Royal buyer we start with what the record proves: which plat and frontage the house sits on, the Port Royal Club’s eligibility terms and its 90-day rule, FEMA’s map and the home’s elevation certificate, what the R1-15A dock rules allow at that shoreline, and what the last 12 months of sales show. In the 12 months to September 24, 2026, 30 Port Royal homes closed for a combined $628.9 million, per the Southwest Florida MLS, and basin, bay, lake and dry lots traded as different markets, so the comparison sales matter as much as the house. Call Marc at (239) 287-5873 to talk through how we represent buyers in Southwest Florida.
Port Royal fills the southern tip of the Naples peninsula in the City of Naples, ZIP 34102: Jamaica Channel and the Aqualane Shores line to the north, Naples Bay to the east, Gordon Pass to the south and the Gulf of Mexico to the west. The recorded Port Royal plats cover the finger islands and canals east of Gordon Drive; the City of Naples neighborhood map adds the Gulf-front estates on the west side of Gordon Drive and the land at the Gordon Pass tip, running along Gordon Drive from the 2370 block south to Gordon Pass. The City maps Port Royal as about 640 acres, roughly one square mile, including its canals, streets and interior bays. The channel on the north side took its name, Jamaica Channel, from City Resolution 94-7288, which names Port Royal’s Lantern Lake and Galleon Drive sections as its south bank.
Port Royal is a waterfront neighborhood of single-family homes that John Glen Sample assembled from 1939 to 1950 and that his company, Port Royal, Incorporated, platted, dredged and filled in the 1950s, according to the 1950 warranty deed and the 1966 surveyor’s affidavit. Today its 14 recorded sections hold 513 single-family homes on Florida’s copy of the 2026 preliminary Collier County roll, and by our frontage classification most houses in the City’s wider Port Royal outline front navigable water. There is no gate and no mandatory homeowners association, and a private beach club, the Port Royal Club, is open to owners of eligible Port Royal properties.
Port Royal is in ZIP code 34102, which it shares with Olde Naples, Aqualane Shores and Royal Harbor, so a ZIP-level statistic is never a Port Royal statistic on its own. Every parcel in the City’s Port Royal outline carries ZIP 34102 and City of Naples millage on Florida’s copy of the 2026 preliminary Collier County roll, and the county’s site address points give every Port Royal house a Naples, Florida 34102 address.
Yes. Port Royal has always been inside Naples: its land lies within the Town of Naples boundary as extended by a 1937 special act, so it was never annexed, according to the City’s annexation map and the county’s city limits layer. Port Royal is served by the City’s police, fire, water and trash services, sits in the City of Naples fire district, and is taxed at City millage, 9.0076 mills in all on the 2026 preliminary roll.
Port Royal’s 14 recorded sections hold 604 parcels, 513 of them single-family homes and 38 of them vacant homesites, on Florida’s copy of the 2026 preliminary Collier County roll; the rest are the club and church land and a row of small boat-slip parcels on Cove Lane and Bay Road. The City’s wider Port Royal neighborhood outline, which adds the Gulf-front estates across Gordon Drive, Sabre Cay and the Gordon Pass tip, holds 743 parcels and 599 houses. There are no condominiums anywhere in the outline.
Port Royal’s streets are Gordon Drive from the 2370 block south to Gordon Pass, Galleon Drive, Spyglass Lane, Treasure Lane, Lantern Lane, Half Moon Walk, Short Lane, Kings Town Drive, Captains Place, Fort Charles Drive, Admiralty Parade East and West, Rum Row, Nelson’s Walk, Gin Lane, Green Dolphin Lane, Cutlass Lane, Cove Lane, Bay Road, Champney Bay Court, Sabre Lane and 32nd and 33rd Avenue South, according to the county’s site address points and Florida’s copy of the 2026 preliminary roll. Within the City’s Port Royal outline, Galleon Drive carries the most parcels of any street, 111, ahead of Gordon Drive’s 99, Fort Charles Drive’s 70 and Rum Row’s 65.
John Glen Sample began buying Port Royal’s land in May 1939, according to the earliest recorded deed to the Samples, and kept buying, from the Naples Company, the Naples Improvement Corporation, the Collier Corporation, the Town of Naples and others, until August 1950, when he and his wife deeded the whole assembly to a new company, Port Royal, Incorporated, by the 1950 warranty deed. The first Port Royal lot deeds were recorded in February 1951, the land then platted had been dredged and filled by the end of 1956 on the surveyor’s sworn affidavit, and the City’s 1973 aerial photograph shows most lots built. The primary records for Port Royal are the Collier County deeds and plats, not an encyclopedia entry.
Port Royal is named “after a Jamaican port city where pirates historically went to indulge”, according to Gulfshore Life’s 2020 history, and its recorded section names carry the theme: Lantern Lake, Cutlass Cove, Galleon Drive, Spyglass Island, Kings Town Drive, Fort Charles Drive, Admiralty Parade, Rum Row, Nelson’s Walk, Gin Lane and Green Dolphin Lane, as the 1966 surveyor’s affidavit lists the plats. No document explains the meaning of any individual Port Royal street name, so we do not guess at one.
Port Royal is known for its prices and its water. Robb Report ranked it the most expensive neighborhood in America in November 2018, a 2024 Bloomberg analysis ranked it second, and the highest price recorded for a home on a Port Royal plat is $85,000,000, in April 2025, according to Florida’s parcel roll and Business Observer. Most Port Royal houses front navigable water, and the canal entrances the State lists in Laws of Florida chapter 92-258 sit between about 0.2 and 0.9 nautical mile, in a straight line, from the Gordon Pass line.
We found no published film listing about Port Royal. Port Royal’s history is on the public record instead: the Collier County deeds and plats in the Clerk’s Official Records search, the City’s 1940 to 1973 aerial photographs beginning with the 1940 imagery, the club’s 1959 City permit, Resolution 744, and local reporting such as Florida Weekly’s coverage of the club’s 50th anniversary in 2010 and Gulfshore Life’s 2020 history.
No. Royal Harbor is a separate canal neighborhood across Naples Bay, and Aqualane Shores is the separate neighborhood north of Jamaica Channel; the City of Naples neighborhood map gives each its own outline, Resolution 94-7288 names Jamaica Channel as the water between Port Royal and Aqualane Shores, and the Southwest Florida MLS files each under its own development name. Port Royal Club eligibility is for owners of eligible Port Royal properties only, according to the club’s membership page.
No. Port Royal in Naples is a neighborhood inside the City of Naples, Florida, ZIP 34102, mapped by the City of Naples. Port Royal, South Carolina is a separate town, the Port Royal club on Hilton Head is a different club, and the Naples neighborhood takes its name from the historic port in Jamaica, according to Gulfshore Life. Keewaydin Island, across Gordon Pass, is also a separate place, not part of Port Royal.
Port Royal is not gated. Its streets are public City of Naples roads, and there is no gatehouse. Security is added rather than gated: the property owners association pays for nightly Naples Police and private security at the neighborhood’s entrances and for license-plate-reading cameras at each entrance, funded by its voluntary dues, according to its 2025/2026 member guide and its January 2025 letter. Many individual Port Royal estates have their own gates, within the City’s height and design rules for gates, columns and walls in the R1-15A district.
Yes. Port Royal’s streets are public City roads, which the association describes as “our neighborhood and public roads” in its 2025/2026 member guide, and Gordon Drive runs through Port Royal to a dead end near Gordon Pass. The City resurfaced Cutlass Lane and Cove Lane in 2025 as part of its 2025 roadway resurfacing project. Every drive out of Port Royal starts north on Gordon Drive, because the peninsula ends at the pass.
Port Royal’s security is a nightly Naples Police and private patrol at the entrances, paid by the property owners association, plus license-plate-reading cameras at each entrance, according to the association’s January 2025 letter and 2025/2026 member guide. For crime statistics, 2021 is the last year of FDLE’s summary reports; neighborhood-level counts are not published, and those reports cover the whole City of Naples rather than Port Royal alone.
Yes. The Port Royal Property Owners Association “contracts with the Naples Police Department and Port Royal Security to provide nightly visible security at the entrance to our community”, according to its 2025/2026 member guide, and it funds license-plate-reading cameras at each entrance. The association says those contracts are “completely supported by your membership dues” in its January 2025 letter, so Port Royal’s patrols are paid by voluntary members rather than by a mandatory fee.
Port Royal suits buyers who want a large lot on navigable water near Gordon Pass, a private beach club they can choose to join, and a public street with no gatehouse inside the City of Naples, with every address zoned for three schools the state graded A in 2026. The trade-offs are on the record too: the highest median sale of the four Naples neighborhoods we benchmark, a median sale of $17,687,500 in the 12 months to September 24, 2026 (Southwest Florida MLS, 30 sales); flood exposure on about three in four parcels on FEMA’s 2024 map; riprap rather than seawalls on most lots; and a club whose dues are not published. The pros and cons section above sets both sides out from the record.
Port Royal has no gatehouse, so it does not belong on a list of gated neighborhoods. Port Royal is a public-street neighborhood with association-funded security at its entrances, described in the association’s 2025/2026 member guide, and a private beach club for owners of eligible properties, described on the Port Royal Club’s membership page. Buyers who want a gatehouse at the front entrance are shopping for a different kind of Naples community.
The Port Royal Club is a private, member-owned beach club at 2900 Gordon Drive, open to owners of eligible Port Royal properties, with a private beach, dining, a spa, fitness and tennis, according to its membership page. The City permitted it on April 8, 1959, by Resolution 744, and it opened in 1960; its original clubhouse was lost to Hurricane Ian and is being rebuilt under the $100 million plan in the club’s 2023 Clubhouse Plan. The Port Royal Club is separate from the property owners association.
The Port Royal Club does not publish its joining payment or annual dues. They are set out in the club’s membership documents, which it provides to owners of eligible properties. What the Port Royal Club does publish, on its membership page, is the formula for deferring: a deposit of 25 percent of the current joining payment plus 25 percent of current annual dues each year keeps a property’s eligibility for up to five years. Members were also assessed $45,000 each in 2024 for the clubhouse rebuild, payable in five installments through 2028, according to the club’s 2023 rebuild plan. Figures for the joining payment that circulate elsewhere are not the club’s own, and we do not repeat them.
The Port Royal Club does not publish its annual dues. They are set out in the club’s membership documents, which it provides to owners of eligible properties. An owner of an eligible Port Royal property who defers membership pays 25 percent of the current annual dues each year to keep the property’s eligibility for up to five years, according to the club’s membership page. The separate Port Royal Property Owners Association publishes its own dues, which are voluntary.
The Port Royal Club does not publish its joining payment. Its membership page ties two published options to it: a deposit equal to 25 percent of the current joining payment keeps a Port Royal property’s eligibility for up to five years, and a reinstatement fee equal to 75 percent of the current joining payment applies if an owner lets eligibility lapse. The club’s 2023 rebuild plan budgets $7 million of new-member initiation fees toward the new clubhouse, which confirms the fee exists without stating it.
The Port Royal Club “welcomes and encourages owners of all eligible Port Royal properties to join the Club”, according to its membership page, and the City’s 1959 permit, Resolution 744, limited membership to property owners of the subdivisions “collectively known as ‘Port Royal’”. A 2024 parking study filed with the City describes it as “a membership-only club associated with homeownership within the Port Royal Community” (parking study). The club does not publish which properties are eligible; its membership office confirms a specific property’s status.
No. Buying a Port Royal home does not by itself make you a member of the Port Royal Club. Within 90 days of buying “a Port Royal Club Resident Membership eligible property”, a new owner may become a full member, keep the property’s eligibility for up to five years with a deposit of 25 percent of the current joining payment and 25 percent of current annual dues each year, or let eligibility lapse, which carries a reinstatement fee of 75 percent of the current joining payment later, according to the club’s membership page. The club does not publish which properties are eligible; its membership office confirms a specific property’s status.
If a new owner of an eligible Port Royal property neither joins nor places the 25 percent deposit within 90 days, the property’s club eligibility is suspended, and reinstating it later carries a fee equal to 75 percent of the current joining payment, according to the club’s membership page. In our reading, the 90-day decision is a closing-calendar item for any Port Royal buyer, as important to schedule as the inspection and the insurance binder.
The Port Royal Club’s 2023 rebuild plan budgets $2 million of income from associate conversions, so a non-resident category exists, but the club does not publish its rules (rebuild plan funding page). The club’s published terms on its membership page describe resident membership tied to eligible Port Royal properties. The public record does not say whether an owner in the property owners association’s Associate class is eligible for the club.
No. Port Royal has no golf course, and the Port Royal Club is a beach club, not a golf or country club: its published facilities are a private beach, dining, a spa, fitness and tennis, according to its membership page and the club’s 2024 parking study filed with the City. The Port Royal Club does not publish its costs, so it cannot be ranked against other Naples clubs on price. The nearest golf is at private clubs and public courses outside Port Royal, covered in the golf section above.
The Port Royal Club’s members “enjoy the Port Royal Club’s Private Beach, Dining areas, Spa, Fitness, and Tennis facilities”, according to its membership page. Its tennis and fitness center across Gordon Drive has nine tennis courts and a 15,182 square foot fitness building, according to the 2024 parking study filed with the City, and the new clubhouse plan includes casual and a la carte dining, an outdoor Sunset Bar, a banquet room for up to 150, a pool with cabanas and a covered pool bar (clubhouse plan). The Port Royal Club has no marina.
The record holds no opening date for the new Port Royal clubhouse. The City’s September 16, 2026 consent agenda lists a Grand Opening among new club events; the club has not published a date, according to the 2026 City Council voting record. On September 2, 2026, Council approved an updated parking analysis, 4,370 square feet more outdoor dining and amplified indoor and non-amplified outdoor live entertainment seven days a week at the Port Royal Club, with the entertainment approval running from the certificate of occupancy.
The Port Royal Club’s November 2023 plan budgets the new clubhouse at $100.0 million: $76.1 million of construction, $14.2 million of professional services and soft costs and a $9.7 million contingency. It is funded by $30 million of insurance, a $22 million member assessment, a $20 million bank loan, $19 million of cash, $7 million of new-member initiation fees and $2 million of associate conversions (plan funding page). “The assessment for all Members will be $45,000 … due on August 1, 2024”, payable in five installments through 2028, and “Resident assessments would be attached to the property” (plan assessment page). Whether a property’s rebuild-assessment installments are paid is confirmed at closing.
The Port Royal Club’s new clubhouse plan includes a “Banquet room that can accommodate up to 150 people” (clubhouse plan), but the club does not publish whether it hosts events for non-members or what events cost. Port Royal Club Inc. describes itself as “a private Members-Only beach Club” on its About page. The City’s special-event listings name member events such as “Movie on the Lawn” and, on the September 16, 2026 consent agenda, “Welcome Back”, “Grand Opening”, “Santa Brunch and Nutcracker” and “New Year’s Eve” (2026 voting record).
The Port Royal Club’s beachside clubhouse is at 2900 Gordon Drive, Naples, FL 34102, on land recorded as four lots of Gulf View Estates, deeded to Port Royal’s beach-club company in March 1951 (club site deed). Its tennis and fitness center is across the road at 2755 Gordon Drive, in Port Royal’s Kings Town Drive Section. Together the two Port Royal Club sites cover about 11 acres, according to the club’s 2024 City application. The club’s office hours are listed on its hours page.
Port Royal has no mandatory homeowners association. The Port Royal Property Owners Association, Inc. is voluntary: under its bylaws, eligible owners “become members upon payment of the dues”. It administers the deed restrictions the association publishes as Form 7 of Port Royal deeds and reviews building and dock plans, and the deed restrictions it administers apply whether or not an owner joins. The association was incorporated as a Florida not-for-profit in 1970, according to its certified Articles of Incorporation.
Port Royal has no mandatory HOA fee. Voluntary Port Royal Property Owners Association dues are $835 a year for a Port Royal property and $735 for an Associate property in 2026, according to the association’s membership page. Two rules make membership close to required for anyone who builds: the association requires membership, with three years of dues paid up front, throughout any new construction, and it adds an $850 surcharge to dock reviews for non-members (fee schedule). The separate Port Royal Club does not publish its dues.
Voluntary. Under the Port Royal Property Owners Association’s bylaws, eligible owners “become members upon payment of the dues”, and a member 60 days delinquent “shall cease to be a member”. Membership is required throughout new construction, with three years of dues paid up front, under the association’s fee schedule, and non-members pay an $850 surcharge on each dock review under its dock procedures. The deed restrictions it administers apply whether or not a Port Royal owner joins.
The Port Royal Property Owners Association pays for nightly security at the entrances and license-plate cameras, reviews architecture and docks against the deed restrictions and the City code, maintains the entrance landscaping at Galleon Drive, Kings Town Drive and Cutlass and Cove Lanes, advocates at City Hall and pushes utility projects such as burying power lines, according to its 2025/2026 member guide and January 2025 letter. It was incorporated in 1970 under its Articles and is a 501(c)(4) civic organization in IRS exempt-organization data. Interior green spaces in Port Royal are managed by the City of Naples.
In the City of Naples, single-family homes must be rented for 30 days or longer, “except that three times per year, a property may be rented for less than 30 days”, and may not be advertised for shorter stays, according to the City’s short-term rental guidelines. Port Royal’s deed covenant 4, as the association publishes it in Form 7, limits occupancy to “a single family, servants of the family and non-paying guests of the family”; the association publishes no rental policy of its own.
There are no condominiums in Port Royal. Florida’s copy of the 2026 preliminary Collier County roll shows no condominium parcel anywhere in the City’s Port Royal outline; every home is a single-family house, and every one of the 30 Port Royal closings in the 12 months to September 24, 2026 was a single-family home, per the Southwest Florida MLS. Buyers looking for a condominium near Port Royal are looking at a different neighborhood.
Most Port Royal houses are on navigable water, but not all. By our frontage classification of the 599 houses in the City’s Port Royal outline, 506 front a canal basin, Naples Bay, the Gulf or Gordon Pass; 32 face Lantern Lake or Half Moon Lake, where docks are not allowed; and 61 are dry lots. NOAA’s chart data shows no fixed bridge and no overhead cable between Port Royal’s canal entrances and Gordon Pass. The interior canals themselves are not charted in detail, so clearance and depth at a particular dock should be checked on site.
No current depth survey of Port Royal’s canals is published; have the water at the dock sounded at low tide before you buy. The City’s 2013 dredging permit, FDEP ERP 11-0312776-001, allowed dredging “not to exceed -10.6 feet Mean Low Water (MLW)” in a 9.9-acre area “to maintain public navigational access”; that is the permit’s maximum dredging depth, not a measured depth. The City’s Port Royal dock code uses 5 feet at mean low water as the reach target for piers on Naples Bay and Gordon Pass, which tells a buyer what the code expects, not what a given dock has.
Port Royal’s canal entrances sit between about 0.2 and 0.9 nautical mile, in a straight line, from the Gordon Pass line, from about 0.19 nautical mile at Cutlass Cove to about 0.88 at the Galleon Drive and Lantern Lake entrance, measured from the entrances the State lists in Laws of Florida chapter 92-258. By the same straight-line measure, Aqualane Shores’ canal entrances sit about 1.6 to 2.1 nautical miles from the pass. Every Port Royal canal is a year-round state Slow Speed zone under rule 68C-22.023, so run time depends on the cove and the tide; no authority publishes one.
Port Royal boats reach the Gulf through Gordon Pass, and Key West is a long open-water run south from there. No authority publishes a run time, which depends on the boat, the route and the weather; the Port Royal part of the trip is the short slow-speed run to the pass, because every Port Royal canal and cove is a year-round Slow Speed zone under rule 68C-22.023, with marked 30 mph corridors only in the main Naples Bay and Gordon Pass channels.
The City’s Port Royal dock code, Sec. 58-121, limits piers and lifts to 25 feet past the toe of the riprap revetment (farther on Naples Bay and Gordon Pass, “in order to reach a maximum depth of five feet, mean low water”), 100 feet of dockage per lot, two docks per lot, and pier, lift and vessel together to 25 percent of the waterway’s width, keeping a 50 percent centerline channel, with a 20-foot side setback for work after September 15, 1999. In our reading, the code sets how far out and how wide a Port Royal dock may be; it does not promise a boat size, which depends on the water at that dock.
The Port Royal Club has a private beach for its members, according to its membership page. Other Port Royal residents use the two City beach ends inside the City’s Port Royal outline, at 32nd and 33rd Avenue South, which the City reserves for beach-permit holders (beach parking information). Land below mean high water along Port Royal’s Gulf shore is held in trust for the people of Florida under Article X, Section 11 of the Florida Constitution.
The nearest public beach access is at 32nd and 33rd Avenue South, inside the City’s Port Royal outline, about 0.33 to 0.83 mile on foot from three points inside Port Royal, on the City’s coastal access map. The City reserves both for beach-permit holders, and the permit is free to Collier County property taxpayers and full-time residents (beach parking permits). They are the southernmost public beach ends on the City’s list, and the 33rd Avenue South end has a freshwater shower (beach parking information). The walking distances are route estimates from Gordon Drive at Kings Town Drive, a point on Fort Charles Drive and Gordon Drive at Cutlass Lane.
Port Royal’s canals are navigable waters under the state’s slow-speed rule, 68C-22.023, so boats can pass through them, and Laws of Florida chapter 92-258 lists them by name and limits fishing in them to hook and line, hand-held cast nets and no more than five crab traps. Commercial tours operate from Naples, but we do not recommend one here. Private docks, the club’s beach and the landscaping along Port Royal’s residential streets are private property.
Gordon Pass is the federal channel between Naples Bay and the Gulf at Port Royal’s southern tip. The Army Corps’ authorized depth is 12 feet at mean lower low water at the entrance and 10 feet inside, according to its 2013 environmental assessment; the pass mouth off Port Royal read about 12 to 15 feet in the Army Corps’ December 2024 survey, while cuts farther inside the bay were as shallow as about 7 feet. In September 2025 the Corps awarded $3,045,784.37 to maintenance-dredge Gordon Pass (contract announcement). A post-dredge survey had not been published in the records we reviewed as of September 2026.
On FEMA’s current flood map, effective February 8, 2024, about three in four Port Royal parcels sit in a special flood hazard area, most of them in Zone AE with a base flood elevation of 8 feet (NAVD88), according to the National Flood Hazard Layer. Nearly a quarter, 175 parcels, are in the shaded Zone X, on higher ground spread across the neighborhood. The high-velocity Zone VE reaches the centre of only 25 lots, on the Gulf front and at the Gordon Pass tip. Counted by parcel centre across 739 parcels in the City’s Port Royal outline, 563 (76.2 percent) are in a special flood hazard area.
Look the Port Royal address up on the City of Naples flood portal or its Flood Zone Maps page, which use FEMA’s February 8, 2024 map, and ask the seller for the home’s elevation certificate; the county also publishes an elevation certificate layer. Flood insurance cost depends on each home’s elevation certificate; ask for it at listing, or look the address up on the City’s flood portal.
In FEMA’s terms the high-velocity Zone VE carries the strictest building standards; in Port Royal it reaches the centre of 25 lots, all on the Gulf front or at Gordon Pass, on the National Flood Hazard Layer. No Port Royal parcel is in Zone AH on the current map; the zones present are AE, VE, AO and X. The City’s flood code makes the Limit of Moderate Wave Action the inland limit of Coastal A, where dry floodproofing is not permitted, and that line crosses 31 parcels at Port Royal’s south end.
Hurricane Ian destroyed the Port Royal Club’s original clubhouse, which “was formally declared beyond repair by building officials at the City of Naples”, according to the club’s clubhouse plan, and the Naples Daily News reported on October 1, 2022 that a Naples Police lieutenant said “the water and sand likely did a lot of damage” on Gordon Drive, and that “In Port Royal, known as one of the priciest neighborhoods in America, the damage didn’t seem as great” (syndicated report). Federal flood claims for Ian in the Census block group that is mostly Port Royal (86 percent of its parcels) totaled 301 claims and $25.9 million, with a median exterior water depth of 22 inches, in OpenFEMA claims data.
Recent hurricanes with measured water at or near Port Royal include Wilma (2005), Irma (2017), Ian (2022), and Helene and Milton (2024), each with federal flood claims in the Census block group that is mostly Port Royal in OpenFEMA claims data. The only surveyed high-water mark inside Port Royal is Irma’s, a mud line at 4.334 feet NAVD88 at the Gordon Drive turnaround near the pass, about half a foot above ground (USGS high-water mark 24162). For Ian, the National Hurricane Center reported “Maximum inundation of 6 to 9 ft AGL occurred in Naples”; no USGS Ian mark sits inside Port Royal.
Federal records of flood policies in force in the Census block group that is mostly Port Royal show a median annual NFIP policy cost of about $2,265, against a FEMA full-risk premium clustering near $10,000, and almost every policy is at the program’s $250,000 building limit, according to OpenFEMA policy data. These are federal policy records for a mostly-Port Royal block group, not a quote; each home’s premium depends on its elevation certificate and coverage. Under FEMA’s Risk Rating 2.0, most rates may not increase more than 18 percent a year, and a policy can transfer to a buyer. Private wind and excess-flood premiums are quoted house by house; no public record gives a typical figure.
Yes. Every Port Royal parcel is in Collier County Hurricane Evacuation Zone A, on the county’s evacuation zone map. Port Royal also sits in the City’s 170 mph design wind speed area for new construction, on its wind speed map.
Every Port Royal parcel is taxed at 9.0076 mills on the 2026 preliminary roll, about $9,008 for every $1 million of taxable value: 4.1470 mills for schools, 3.2449 for the county, 1.2900 for the City of Naples and 0.3257 for three independent districts combined. The City raised its rate from 1.23 to 1.29 mills for fiscal 2026-27 on September 16, 2026, as Gulfshore Business reported. Computed from Florida DOR’s copy of that roll, the median 2026 bill on Port Royal’s 513 single-family plat parcels is about $95,800; homesteaded houses have a median of about $79,800 and non-homesteaded houses about $126,000. These are 2026 preliminary roll figures; the November 2026 tax bill is the final record.
Yes, Florida homeowners of any age pay property tax, and every Port Royal parcel is taxed at 9.0076 mills on the 2026 preliminary roll. A homestead owner gets the state’s homestead exemptions, $25,000 plus an additional non-school exemption, and the Save Our Homes cap of 3 percent or CPI on assessment growth from the following year. About six in ten Port Royal houses carry Florida’s homestead exemption on the 2026 roll, the county’s proxy for a primary residence, on Florida’s copy of the 2026 preliminary roll.
In the 12 months to September 24, 2026, Port Royal’s 30 single-family closings ranged from $6,300,000 to $55,000,000, with a median of $17,687,500 (the midpoint of $17,275,000 and $18,100,000) and a median of $2,897.73 per square foot of living area, according to the Southwest Florida MLS. Twelve of the 30 sold for $20 million or more, six for $30 million or more and six for under $10 million. The median Port Royal home that sold had 6,929 square feet of living area. Price per square foot ranged from $1,160.44 to $5,977.97 across the same 30 sales.
The median Port Royal sale in the 12 months to September 24, 2026 was $17,687,500, the midpoint of the two middle sales of $17,275,000 and $18,100,000, across 30 single-family closings totaling $628.9 million, per the Southwest Florida MLS. The median list price of those same 30 homes was $20,447,500. Market figures on this page come from the Southwest Florida MLS development named Port Royal, which covers the Port Royal sections plus Sabre Cay, Champney Bay and the east side of Gordon Drive; in the last 12 months it recorded no sale of a Gulf-front estate.
The highest price recorded for a home on a Port Royal plat is $85,000,000, in April 2025, according to Florida’s parcel roll and Business Observer. The widely reported April 2025 sale of three adjoining Gulf-front estates on Gordon Drive closed north of Port Royal’s line, on land the City of Naples maps as part of Aqualane Shores, so it is not a Port Royal sale (City neighborhood map). Inside the MLS window ending September 24, 2026, the top Port Royal sale was $55,000,000, in January 2026, per the Southwest Florida MLS.
The highest asking price among the 18 active Port Royal listings in the Southwest Florida MLS on September 26, 2026 was $195,000,000, at a median asking price of $30,475,000, with 14 of the 18 asking $20 million or more. The best-known asking price at the Port Royal tip is Gordon Pointe, relisted at $271 million in February 2026, as the Naples Daily News reported; it is not on a Port Royal plat, and it had not sold as of September 2026.
Gordon Pointe, the estate at the Gordon Pass tip of the City’s Port Royal outline, was listed at $295 million in February 2024, as the Wall Street Journal and the Naples Daily News reported, and relisted at $271 million in February 2026, as the Naples Daily News reported; it is not on a Port Royal plat, and it had not sold as of September 2026. On Florida’s copy of the 2026 preliminary roll the estate is unplatted land rather than a Port Royal section.
Port Royal is often described as the most expensive neighborhood in the country; the dated national rankings put it first in 2018 and second in 2024. Port Royal was ranked the most expensive neighborhood in America by Robb Report in November 2018, on a median of $8.2 million, and a 2024 Bloomberg analysis of home-value data ranked it second in the nation, behind Gables Estates in Coral Gables, with a typical home value of $17.4 million, as the New York Post also reported. We found no 2025 or 2026 national ranking of Port Royal.
For Port Royal specifically, the 12 months to September 24, 2026 produced 30 closings at a median of $17,687,500 and a median 91.65 percent of final list price, per the Southwest Florida MLS (sale-to-list on the 28 sales with market time recorded). That median was 16.4 percent above the $15,200,000 median of the prior 12 months (n = 24), per the same source; the two medians describe different mixes of homes, not a same-home price index. Statewide headlines about Florida prices describe the whole state, not one neighborhood.
Port Royal’s 14 sections hold 38 vacant residential homesites on Florida’s copy of the 2026 preliminary Collier County roll. Robb Report described in 2018 a pattern of tearing down older houses and combining lots. On September 26, 2026 the Southwest Florida MLS showed 18 active Port Royal home listings, 7.2 months of supply at the pace of the last 12 months; our MLS pull covers homes, not vacant-land listings.
Thirty single-family homes closed in Port Royal in the 12 months to September 24, 2026, for a combined $628.9 million, according to the Southwest Florida MLS. Two of those 30 sales carry no market time, so market-time and sale-to-list figures use the other 28.
Mostly rebuilt. Of the 513 single-family houses on the Port Royal sections, 302 (58.9 percent) were built in 2000 or later and 139 (27.1 percent) in 2015 or later, while only 30 date from before 1970, on Florida’s copy of the 2026 preliminary roll (actual year built). The median Port Royal house was built in 2002, and 69 were built in the 2020s. Gulfshore Life reported that incoming owners “mostly opt to replace the original, more modest … digs with opulent mansions.”
Port Royal’s public record describes its homes, not its people. About six in ten Port Royal houses carry Florida’s homestead exemption on the 2026 roll, the county’s proxy for a primary residence, on Florida’s copy of the 2026 preliminary roll. The 2020 Census counted 905 residents in 616 housing units, 405 of them occupied, 170 held for seasonal or occasional use, and 387 of the 405 occupied homes owner-occupied; these are Census Bureau 2020 counts for the 10 blocks at least half inside the City’s Port Royal outline, and block counts carry the Bureau’s privacy noise. We do not publish owners’ names or personal details.
We do not name Port Royal residents or owners, even when news stories have. What the public record shows is the price level: Port Royal’s median sale in the 12 months to September 24, 2026 was $17,687,500, and 12 of the 30 sales were at $20 million or more, per the Southwest Florida MLS. The highest price recorded for a home on a Port Royal plat is $85,000,000, in April 2025, according to Florida’s parcel roll and Business Observer.
Every Port Royal address is zoned for Lake Park Elementary, Gulfview Middle and Naples High School for 2026-27, the same three schools as for 2025-26; we checked 65 addresses covering every Port Royal street in Collier County Public Schools’ own address lookup. All three were graded A by the state in 2026 in the FLDOE school grades file; Naples High was rated A in 2025 and 2026 and B in 2024, Lake Park Elementary was graded A from 2024 to 2026, and Gulfview Middle has been graded A every graded year from 2001 to 2026 in the state’s file.
The closest private school to Port Royal is Saint Ann Catholic School, 542 8th Avenue South, about 2.5 miles by road and the only private school on our list within 5 road miles. Seacrest Country Day (7.1 miles), The Village School (8.6), Saint John Neumann (10.6), Community School of Naples (11.6) and First Baptist Academy (11.9) are 7 to 12 miles away. Drive times are free-flow estimates without traffic, from a point near the centre of Port Royal on Fort Charles Drive; in-season traffic is longer.
Port Royal has no restaurants of its own beyond the members-only Port Royal Club. From three points inside Port Royal, Third Street South’s restaurants are about 1.2 to 2.1 miles by car, Crayton Cove and the City Dock about 2.0 to 2.9 miles, and Fifth Avenue South’s restaurants about 2.0 to 2.8 miles to its west end. Tong Yin on 9th Street South is one of two Naples restaurants recommended in the Michelin Guide’s first Southwest Florida selection (May 2026); no Naples restaurant holds a star. Distances are free-flow estimates without traffic; in-season traffic is longer.
Port Royal suits buyers who want a private beach club, larger homes and dock rules built around reaching the bay and the pass; Aqualane Shores suits buyers who want canal living at about 60 percent of Port Royal’s price per square foot, with no club and a walk to the public beach ends. In the 12 months to September 24, 2026, Port Royal’s median sale was $17,687,500 (30 sales) against Aqualane Shores’ $9,075,000 (26 sales), and $2,897.73 per square foot of living area against $1,772.02, per the Southwest Florida MLS. Aqualane Shores has no club like the Port Royal Club, and its docks follow the City’s general dock rule, Sec. 56-93, rather than Port Royal’s own dock paragraph. Either way, the flood zone, the shoreline and the water at the dock decide the house.
Olde Naples is the City’s original town plat north of Aqualane Shores, walkable to Third Street South and Fifth Avenue South; Port Royal is a 1950s canal-and-bay neighborhood at the peninsula’s tip with its own zoning district, R1-15A, and a private club, as the City of Naples neighborhood map separates them. In the 12 months to September 24, 2026, Port Royal’s median single-family sale was $17,687,500 (30 sales) against Olde Naples’ $6,100,000 (67 single-family sales), per the Southwest Florida MLS, and Port Royal homes took a median 123 days on market against 111.
There is no Port Royal record of people leaving: in the 12 months to September 24, 2026, 30 Port Royal homes closed for $628.9 million, per the Southwest Florida MLS, and the Port Royal Club is capped at 700 members; after the 2024 assessment it had about 620, as Gulfshore Business and Naples Press reported, and residents on a waiting list were admitted as others resigned. Migration questions are answered by statewide data, not by one neighborhood.
Most of Port Royal’s Gulf-front estates are not on Port Royal plats. Of the 60 beachfront parcels inside the City’s Port Royal outline, 9 are on the Cutlass Cove section of Port Royal; the other 51 sit on older subdivisions such as Beach Estates and Gulf View Estates, they are zoned R1-15 or R1-E rather than Port Royal’s own R1-15A district on the City’s zoning map, and their owners qualify only for the association’s non-voting Associate class under its bylaws. In the 12 months to September 24, 2026, the Southwest Florida MLS recorded no sale of a Gulf-front estate under the Port Royal development name.
Usually not. City Code Sec. 58-122 says “Within the R1-15A district, seawalls and recessed boat slips are not permitted”, except seawalls on Galleon Drive Section Lots 1 to 12 and Lantern Lake Section Lots 23 and 46 to 53 on the Jamaica Channel, and recessed slips on Galleon Drive Lots 1 to 12. Everywhere else Port Royal’s waterfront is riprap, not seawall, and riprap may be restored at a 1:2 slope. The City’s 4.8-foot seawall cap and its study of a higher minimum matter in Port Royal only on the few lots where a seawall is allowed.
No. City Code Sec. 58-121 says: “No piers or other over-water structures of any kind shall be permitted on Lantern Lake or Half Moon Lake.” Lantern Lake and Half Moon Lake are stormwater lakes, and the houses around them are Port Royal’s lake lots, not boating lots; by our frontage classification 32 of the 599 houses in the City’s Port Royal outline face the two lakes.
Port Royal’s R1-15A district caps the roofed building area on a sliding scale in Sec. 58-120: 48 percent of the first 5,000 square feet of lot, 35 percent of the next 5,000, 24 percent of the next 10,000, 20 percent of the next 30,000, 15 percent of the next 50,000 and 2 percent after that, with a 30-foot height limit measured from the flood-driven floor and a minimum ground floor of 1,750 square feet for one story or 1,600 for two. On the median Port Royal homesite of about 0.63 acre (about 27,400 square feet), that is about 8,000 square feet of roofed building area, about 29 percent, by our arithmetic from the Sec. 58-120 table; on one acre, about 11,300 square feet.
Port Royal’s deed restrictions, as the association publishes them, call for it: covenant 5 of Form 7, as the association publishes it, bars any building or exterior change “until the plans … have been approved in writing”, and the association’s review fees start at $1,000 for minor work and reach $15,000 plus $1.20 per square foot over 5,000 for new houses or remodels over 40 percent. The association states that it must approve plans before the City issues a permit. Whether and how the deed restrictions apply to a specific lot is a title question; a title search on the lot answers it.
These are the questions Port Royal owners ask before they sell, answered from the Southwest Florida MLS, the county roll, the City code and the club’s and association’s own documents. Every market figure carries its window and its count; where the record cannot answer, the answer says so.
Data updated: September 2026 (Southwest Florida MLS, single-family closings 25 Sep 2025 to 24 Sep 2026, pulled 24 Sep 2026, active listings and prior years pulled 26 Sep 2026; Collier County 2026 preliminary roll via Florida DOR, retrieved 26 Sep 2026)
McGreevy and Comisar lead Domain Realty Group, the #1 Team in Southwest Florida since 2012, and have been Top 1% Real Estate Agents Nationally Since 2008, with over $900 million in personal sales, which makes them among the most experienced listing teams a Port Royal seller can hire. We list a Port Royal home with its record in hand: the plat and frontage, the Port Royal Club’s eligibility terms, FEMA’s zone and the elevation certificate, the dock the R1-15A code allows, and the last 12 months of sales by frontage, when 30 Port Royal homes closed for $628.9 million, per the Southwest Florida MLS. Call Jesse direct at (239) 898-6072 for a free Port Royal home valuation; confidential conversations are welcome.
A Port Royal home’s value depends first on the water and the land. In the 12 months to September 24, 2026, Port Royal interior basin and canal homes sold at a median $19,950,000 (17 sales) and Naples Bay open-water homes at a median $21,750,000 (4 sales, the middle pair $18,500,000 and $25,000,000), by our frontage classification, while the neighborhood median was $17,687,500 across 30 sales, per the Southwest Florida MLS. Lake lots sold at a median $6,600,000 on only 3 sales, too few to read as a market rate, and the two dry-lot sales were $7,200,000 in October 2025 and $10,950,000 in July 2026. For a price built on the sales that match your Port Royal house, call Jesse direct at (239) 898-6072 for a free valuation.
Automated estimates exist, but they cannot see what moves Port Royal prices: whether the lot is on a basin, the bay, a lake or dry land, the width of the water at the dock, the home’s floor height against the base flood elevation on FEMA’s map (8 feet NAVD88 on most Port Royal flood-zone parcels), and what the association and the City’s dock code will let a buyer build. In the 12 months to September 24, 2026 those differences split Port Royal’s 30 sales into distinct price tiers by our frontage classification, from a $6,600,000 lake-lot median (3 sales, too few to read as a market rate: $6,300,000, $6,600,000 and $11,300,000) to a $21,750,000 Naples Bay median (4 sales), per the Southwest Florida MLS, which is why a Port Royal valuation needs the matching sales.
We publish the median, not the average, because a few very large sales pull an average up: 30 Port Royal homes closed in the 12 months to September 24, 2026 at a median of $17,687,500, ranging from $6,300,000 to $55,000,000, for $628,855,000 in total, per the Southwest Florida MLS. Twelve of the 30 sold for $20 million or more, and six for $30 million or more. The median Port Royal home that sold had 6,929 square feet of living area and closed at $2,897.73 per square foot of it.
On Collier County’s 2026 preliminary roll, as filed with the Florida Department of Revenue (2026 preliminary roll), the median land just value of a Port Royal single-family parcel is $8.45 million, and most waterfront homesites are valued at the county’s standard $325 per square foot of land, on a median homesite of about 0.63 acre. That is the county’s January 1 estimate, just value, not a sale price, and vacant-lot sales were not part of our MLS pull.
Often the land carries most of it. On Collier County’s 2026 preliminary roll, as filed with the Florida Department of Revenue (2026 preliminary roll; just value, not a sale price), land is 61 percent of the aggregate just value of Port Royal’s single-family parcels, and more than a quarter of Port Royal’s houses were built in 2015 or later. Gulfshore Life reported that incoming owners “mostly opt to replace the original, more modest … digs with opulent mansions.” Whether your Port Royal house is a teardown depends on its age, its floor height against the flood map and what buyers in your frontage tier are paying.
No lot-area price for Port Royal is published on this version of the guide: our MLS pull covers homes, and the roll’s land value is an estimate, not a sale. The county’s own standard for most Port Royal waterfront homesites is $325 per square foot of land on Collier County’s 2026 preliminary roll, as filed with the Florida Department of Revenue (2026 preliminary roll; just value, not a sale price), with dry and lake lots valued lower. County roll figures and MLS figures measure different things and should never be compared directly.
The median Port Royal sale in the 12 months to September 24, 2026 closed at $2,897.73 per square foot of living area (the midpoint of $2,833.76 and $2,961.70), with a range from $1,160.44 to $5,977.97, per the Southwest Florida MLS (30 sales). County roll figures and MLS figures measure different things. The county values every parcel as of January 1, and its values are not sale prices; the MLS records only the homes that sold, at their contract price, and measures living area rather than the county’s total area under roof. The two sets of numbers should never be compared directly.
The last 12 months cannot answer it for Port Royal: no Gulf-front estate in the City’s Port Royal outline sold through the Southwest Florida MLS between September 25, 2025 and September 24, 2026, and most Gulf-front parcels are not on Port Royal plats, according to Florida’s copy of the 2026 preliminary roll. Interior basin and canal homes sold at a median $19,950,000 (17 sales) in that window, by our frontage classification, per the Southwest Florida MLS.
In the 12 months to September 24, 2026, the four Port Royal Naples Bay open-water sales had a median of $21,750,000, against $19,950,000 for 17 interior basin and canal sales, by our frontage classification and per the Southwest Florida MLS. Four bay sales are too few to set a premium; water width, exposure and the dock the City’s Sec. 58-121 allows, which on Naples Bay and Gordon Pass may reach out to 5 feet of water at mean low water, are read house by house.
The highest price recorded for a home on a Port Royal plat is $85,000,000, in April 2025, according to Florida’s parcel roll and Business Observer. In the MLS window ending September 24, 2026, the top Port Royal sale was $55,000,000, in January 2026, per the Southwest Florida MLS. We never name buyers or sellers of any Port Royal home, including those widely reported in the press.
Thirty single-family homes closed in Port Royal between September 25, 2025 and September 24, 2026, for $628,855,000 in total, per the Southwest Florida MLS; no condominium sold, because Port Royal has none. Market figures on this page come from the Southwest Florida MLS development named Port Royal, which covers the Port Royal sections plus Sabre Cay, Champney Bay and the east side of Gordon Drive; in the last 12 months it recorded no sale of a Gulf-front estate. In the last 12 months we tracked 30 Port Royal closings, and two sales carry no market time.
Rarely. The median Port Royal sale in the 12 months to September 24, 2026 closed at 91.65 percent of its final list price, and 2 of the 28 sales with market time recorded closed at or above list, per the Southwest Florida MLS. The median list price of the 30 Port Royal homes that sold was $20,447,500 (the midpoint of $19,995,000 and $20,900,000) against a median sale price of $17,687,500.
The median Port Royal sale rose 16.4 percent year over year, to $17,687,500 in the 12 months to September 24, 2026 (n = 30) from $15,200,000 in the prior 12 months (n = 24), per the Southwest Florida MLS; those are medians of different mixes of homes, not a same-home price index. Over five years the calendar-year median ranged from $13,000,000 (2023) to $19,400,000 (2022), and 118 Port Royal homes closed at a median of $17,000,000 from September 27, 2021 to September 26, 2026, per the same source; we do not publish a forecast. Statewide headlines about slow sales describe Florida, not one neighborhood.
On September 26, 2026 the Southwest Florida MLS showed 18 active Port Royal listings at a median asking price of $30,475,000, ranging from $9,250,000 to $195,000,000, with a median 153 days on market, plus 2 pending sales. Against 30 closings in the 12 months to September 24, 2026, that is 7.2 months of supply.
The median Port Royal home took 123 days on market in the 12 months to September 24, 2026, based on the 28 sales with market time recorded, per the Southwest Florida MLS; the middle two took 113 and 133 days. Two other sales were recorded after closing and carry no market time. For comparison in the same window and source, Aqualane Shores homes took a median 204 days and Olde Naples single-family homes 111.
Port Royal closings happened across the calendar in the 12 months to September 24, 2026, including $36,000,000 in September 2026 and $35,000,000 in November 2025, per the Southwest Florida MLS. Thirty sales are too few to rank months or weeks; the season brings more buyers to Naples, and with a median of 123 days on market (28 sales with market time recorded), a Port Royal listing should be ready months before the buyer you want arrives.
In the 12 months to September 24, 2026, two Port Royal homes went under contract with 0 days on market, at $35,000,000 in November 2025 and $18,500,000 in June 2026, and the next fastest took 4 days, at $15,900,000 in May 2026, per the Southwest Florida MLS. Speed came from pricing to the frontage tier, not from one price band: the three fastest Port Royal sales span $15,900,000 to $35,000,000.
The record gives no date to plan around: the City’s September 16, 2026 consent agenda lists a Grand Opening among new club events; the club has not published a date, according to the 2026 City Council voting record. What Port Royal buyers ask about now is the club’s 90-day choice on its membership page and the $45,000 rebuild assessment, which the club lets members pay in five installments through 2028 under its rebuild plan.
The Port Royal Club says its membership “is affiliated with the ownership of property in the Port Royal neighborhood”: within 90 days of buying “a Port Royal Club Resident Membership eligible property”, a new owner may become a full member, keep the property’s eligibility for up to five years with a deposit of 25 percent of the current joining payment plus 25 percent of current annual dues a year, or let it lapse, with a reinstatement fee of 75 percent of the current joining payment, according to the club’s membership page. The club does not publish what, if anything, a selling member receives back; the Port Royal Club does not publish its joining payment or annual dues. They are set out in the club’s membership documents, which it provides to owners of eligible properties.
Buyers ask about it first, but no public record measures it: the club does not publish which properties are eligible; its membership office confirms a specific property’s status, and our Port Royal sales data does not separate eligible from ineligible homes. The club’s 2023 rebuild plan budgets income from associate conversions, so a non-resident category exists; its rules are not published (rebuild plan funding page).
The Port Royal Club’s 2023 plan set a $45,000 assessment for all members, due August 1, 2024 and payable in five installments through 2028, and states that “Resident assessments would be attached to the property”, according to the rebuild plan assessment page. Whether a property’s rebuild-assessment installments are paid is confirmed at closing, so a Port Royal seller should expect the buyer to ask for the club’s statement on the property’s installments before closing.
The association’s published documents contain no approval right over a sale or a buyer: neither its bylaws nor the deed restrictions it publishes as Form 7 give it one. The Port Royal Property Owners Association is voluntary, and its deed restrictions govern building, use and appearance. Whether and how the deed restrictions apply to a specific lot is a title question; a title search on the lot answers it.
They ask what they can build. The association publishes 24 use restrictions from Form 7 of Port Royal deeds (Form 7), including single-family use, written plan approval before any exterior change, a minimum ground floor, an 8:12 roof, underground wires and limits on docks, walls and waterfront plantings. The association states that the developer assigned the restrictions to it by a recorded instrument dated November 3, 1977. No subdivision-wide declaration of restrictions is indexed under the Port Royal name in the Clerk’s records; the restrictions ride in the individual deeds.
Florida does not require one to sell, but Port Royal buyers and their insurers ask for it, because about three in four Port Royal parcels are in a FEMA special flood hazard area on the February 8, 2024 map (National Flood Hazard Layer). Flood insurance cost depends on each home’s elevation certificate; ask for it at listing, or look the address up on the City’s flood portal. The county’s elevation certificate layer may already hold one for your house.
Most Port Royal shorelines are riprap, not seawall: Sec. 58-122 bars seawalls except on Galleon Drive Lots 1 to 12 and Lantern Lake Lots 23 and 46 to 53, and riprap may be restored at a 1:2 slope. Inspectors look at the riprap, the dock and lift against their City permits, and the dock’s reach, which Ordinance 2025-15762, adopted on second reading on November 5, 2025, set at 25 feet past the toe of the riprap revetment. Expanding a nonconforming Port Royal dock brings it into full conformity with the current code (Sec. 58-121).
Yes. If improvements to a house in a special flood hazard area cost 50 percent or more of the structure’s market value, the City requires the whole house to meet current flood rules, including a floor at the base flood elevation plus one foot, under its flood mitigation guidelines and flood code. In Port Royal the 50 percent test is measured against the value of the structure, not the land, which matters on older houses where the lot carries most of the value (our reading).
Florida sellers must disclose known facts that materially affect a home’s value and are not readily observable, and past flooding and repairs usually fall in that category; your attorney confirms what applies to your Port Royal house. Buyers can see the neighborhood record anyway: federal flood claims for Ian in the Census block group that is mostly Port Royal (86 percent of its parcels) totaled 301 claims and $25.9 million, in OpenFEMA claims data.
That depends on the Port Royal house’s age and floor height. More than a quarter of Port Royal’s houses were built in 2015 or later, and land is 61 percent of the aggregate single-family just value on Collier County’s 2026 preliminary roll, as filed with the Florida Department of Revenue (2026 preliminary roll; just value, not a sale price), so buyers of older Port Royal houses often price the lot; a large renovation can also trigger the 50 percent rule under the City’s flood mitigation guidelines. We compare the as-is and renovated cases against the frontage tier’s sales before advising.
Builders are one buyer pool for older Port Royal houses and lots, alongside owners who build their own; Florida’s copy of the 2026 preliminary roll records 38 vacant homesites on the Port Royal sections, and Robb Report described in 2018 builders’ interest in tearing down older houses and combining lots. We market to both pools at once so the highest land and home offers for a Port Royal property compete.
Yes, with a plan. For Port Royal sellers who want privacy we offer discretion and off-market capability, and for sellers who want the widest exposure we offer premium marketing: cinematic video, drone, professional photography and our qualified-buyer database. We explain the trade-offs in reach before you choose, because in the 12 months to September 24, 2026 the median Port Royal home still took 123 days on market (28 sales with market time recorded), per the Southwest Florida MLS.
Twelve of the 30 Port Royal sales in the 12 months to September 24, 2026 were at $20 million or more, per the Southwest Florida MLS, and those buyers usually shop from afar before they visit. We market with cinematic video, drone and professional photography and our qualified-buyer database, and we lead with the record Port Royal buyers ask for: the plat, the dock code, the club terms and the flood map.
A cash offer can close faster, but the price still has to hold up against the frontage tier’s sales: the median Port Royal sale-to-list ratio in the 12 months to September 24, 2026 was 91.65 percent (28 sales with market time recorded), per the Southwest Florida MLS. Compare the net, the timing and the conditions of every offer, not the payment method alone.
Do not start exterior work or dock changes without the association’s plan review and City permits, since Port Royal’s deed restrictions in Form 7 require written approval before exterior changes and the City’s Port Royal dock rules require permits; do not list without the elevation certificate, the dock and lift permits and the club terms in hand; and do not price from a portal estimate or the county roll, whose values are not sale prices.
Ask for the agent’s Port Royal sales in the Southwest Florida MLS, how they would price your frontage tier and how they handle the club, dock and flood questions Port Royal buyers raise. Tell your agent the facts that affect value, including past water intrusion, permits and any open work; they shape pricing and disclosure.
The City’s short-term rental guidelines allow single-family rentals of 30 days or longer, with three shorter rentals a year, and bar advertising stays under 30 days. Port Royal’s covenant 4, as the association publishes it in Form 7, speaks of occupancy by “a single family, servants of the family and non-paying guests of the family”; the association publishes no rental policy.
Seller costs on a Port Royal sale are itemized on the settlement statement your title agent prepares: typically the documentary stamp tax on the deed, title charges, any association or club estoppel, prorated property taxes and the brokerage fee. The documentary stamp tax is administered by the Florida Department of Revenue. We give you a net sheet with figures for your Port Royal house before you list.
The documentary stamp tax is Florida’s tax on the deed, set by statute and administered by the Florida Department of Revenue, and the sale contract sets which party pays it on a Port Royal sale. Your title agent calculates it on the settlement statement; we show the figure on your net sheet.
Florida has no personal income tax, so the question on a Port Royal sale is federal: the IRS rules on capital gains and the home-sale exclusion apply. Ask a tax adviser before you list, because the answer depends on your basis, ownership and use.
There is no set rate: commissions are negotiable in Florida, and the fee is agreed in the listing agreement. Compare what each agent will do for your Port Royal house, including pricing by frontage tier, marketing reach and how they handle the club, dock and flood questions, not the percentage alone.
The buyer of your Port Royal home is reassessed to just value on January 1 after the purchase, because Save Our Homes resets on a change of ownership under s. 193.155. If you buy another Florida homestead, you may be able to carry part of your Save Our Homes benefit with you, within the limits of s. 193.155(8); file with the new county’s appraiser by its deadline, alongside the homestead exemption.
Every Port Royal parcel is taxed at 9.0076 mills on the 2026 preliminary roll, about $9,008 for every $1 million of taxable value, and a buyer is reassessed to just value the following January 1 under s. 193.155. Computed from Florida DOR’s copy of the roll, the median 2026 bill on Port Royal’s 513 single-family plat parcels is about $95,800, and non-homesteaded houses have a median of about $126,000. These are 2026 preliminary roll figures; the November 2026 tax bill is the final record.
In 2011 the City of Naples created a Port Royal canal dredging assessment of $2,013,369, shared equally by the lots on each dredged canal and billed on six annual tax bills beginning in November 2013, under Resolution 11-13008. Florida’s copy of the 2026 preliminary roll shows no special-assessment code on any Port Royal plat parcel, although the City’s dredging assessment page still describes the assessments as being paid; the November 2026 tax bill is the final record for any lot.
Port Royal has no mandatory homeowners association. The Port Royal Property Owners Association, Inc. is voluntary: owners join by paying dues, $835 a year for a Port Royal property and $735 for an Associate property in 2026, according to its membership page. Two rules make membership close to required for anyone who builds: the association requires membership, with three years of dues paid up front, throughout any new construction, and it adds an $850 surcharge to dock reviews for non-members (fee schedule; dock procedures). The deed restrictions it administers apply whether or not an owner joins.
The flood zone and elevation certificate first, then the roof, openings and wind mitigation: every Port Royal parcel is in Hurricane Evacuation Zone A on the county’s evacuation map, and under s. 627.351 Citizens does not write homes with a dwelling replacement cost of $700,000 or more; 329 of 500 single-family flood policies in the Census block group that is mostly Port Royal report a replacement cost at or above that line, in OpenFEMA policy data, and those homes insure in the private market. Wind-mitigation inspections are described on the state’s wind mitigation resources page. Private wind and excess-flood premiums are quoted house by house; no public record gives a typical figure.
Port Royal buyers need someone who reads its record: which plat and frontage a house is on, the club’s 90-day rule on its membership page, the R1-15A dock and seawall rules in Sec. 58-121, the association’s plan review and FEMA’s 2024 map (National Flood Hazard Layer). As listing agents we bring that record to the buyer’s side of the table so the questions are answered before they become price reductions.
No public ranking of agents by Port Royal sales exists in the records we reviewed, so treat any such claim as the agent’s own. Ask each agent you interview for their Port Royal closings from the Southwest Florida MLS and their results against list price, where the Port Royal median in the 12 months to September 24, 2026 was 91.65 percent (28 sales with market time recorded). McGreevy and Comisar’s standing is the #1 Team in Southwest Florida since 2012, across the region.
Start with a valuation built on the matching sales: in the 12 months to September 24, 2026, Port Royal basin, bay, lake and dry lots traded as different markets, from a $6,600,000 lake-lot median (3 sales) to a $21,750,000 Naples Bay median (4 sales), per the Southwest Florida MLS. For a free Port Royal home valuation, call Jesse direct at (239) 898-6072 for a confidential conversation.
Every fact about Port Royal in this guide traces to a named public record: the recorded plats and Collier County Clerk instruments, the City of Naples code, ordinances, resolutions, GIS layers and council records, the Florida Department of Revenue’s 2026 preliminary parcel roll for Collier County, FEMA’s flood maps and claims data, NOAA, the National Hurricane Center and the U.S. Geological Survey, the U.S. Army Corps of Engineers, the Census Bureau, Collier County Public Schools and the Florida Department of Education, the Port Royal Property Owners Association and The Port Royal Club, and the organizations and venues named in the text.
Market figures come from the Southwest Florida MLS (Matrix), Development “Port Royal” and the peer Developments named in the text, closed residential sales from September 25, 2025 to September 24, 2026, pulled September 24, 2026; the MLS is a member-only system with no public link. No realtor site, listing portal or brokerage page is used as a source anywhere in this guide. Drive distances were computed on OpenStreetMap routing in September 2026 and are free-flow estimates.
Florida’s copy of the 2026 preliminary Collier County roll, retrieved September 2026.
2022 Pedestrian and Bicycle Master Plan Update, retrieved September 2026.
2020 Demographic and Housing Characteristics file, retrieved September 2026.
association newsletter and dues letter, January 2025, retrieved September 2026.
Naples Daily News, retrieved September 2026.
Wall Street Journal, retrieved September 2026.
official records index, retrieved September 2026.
Deed Book 21, retrieved September 2026.
Spyglass Island, retrieved September 2026.
Gin Lane, retrieved September 2026.
Kings Town Drive, retrieved September 2026.
Half Moon Lake Addition, retrieved September 2026.
Lantern Lake, retrieved September 2026.
Fort Charles Drive, retrieved September 2026.
Cutlass Cove, retrieved September 2026.
deed restrictions, retrieved September 2026.
Ordinance 2024-15329, retrieved September 2026.
procedural steps and guidelines, retrieved September 2026.
commissioner district map, retrieved September 2026.
architectural fee schedule, retrieved September 2026.
dock procedures, retrieved September 2026.
Articles of Incorporation, retrieved September 2026.
Bylaws, retrieved September 2026.
2025/2026 member guide, retrieved September 2026.
earlier newsletter, retrieved September 2026.
2020 newsletter, retrieved September 2026.
riprap guideline, retrieved September 2026.
Ordinance 2025-15762, retrieved September 2026.
address points, retrieved September 2026.
December 2024 survey, retrieved September 2026.
workshop, retrieved September 2026.
Florida Department of Environmental Protection, retrieved September 2026.
Naples Daily News reported, retrieved September 2026.
City Code Chapter 36, retrieved September 2026.
National Hurricane Center’s Irma report, retrieved September 2026.
National Hurricane Center’s Ian report, retrieved September 2026.
Naples Daily News, October 17, 2022, retrieved September 2026.
NHC’s Helene report, retrieved September 2026.
NHC’s Milton report, retrieved September 2026.
NHC’s Wilma report, retrieved September 2026.
OpenFEMA NFIP policies data dictionary, retrieved September 2026.
Florida Building Commission, 2023 code effective dates, retrieved September 2026.
comprehensive stroke center list, retrieved September 2026.
list of trauma centers, retrieved September 2026.
September 2023 newsletter, retrieved September 2026.
June 2024 newsletter, retrieved September 2026.
Collier County’s April 2026 announcement, retrieved September 2026.
coalition letter, retrieved September 2026.
Gulfshore Business reported, retrieved September 2026.
collection sheet, retrieved September 2026.
Florida law bars golf carts from public streets, retrieved September 2026.
government services map, retrieved September 2026.
R1-10 district code, retrieved September 2026.
Aqualane Shores Association, retrieved September 2026.
elevation certificate layer, retrieved September 2026.
Southwest Florida MLS (Matrix), Development “Port Royal”, “Aqualane Shores”, “Olde Naples” and “Royal Harbor”, closed residential sales, pulled September 24, 2026 (member-only system, no public link).
The public records that govern and describe Port Royal are linked below at the authority that issued or holds each one; we do not re-host any of them. City of Naples document links refuse automated requests but open normally in a browser.
Some Port Royal records are not posted anywhere public, and we say so rather than link a copy: The Port Royal Club’s membership documents, joining payment and dues, the association’s minutes and member counts, and elevation certificates and surveys for individual lots.
| Document | What it is | Link |
|---|---|---|
| Warranty deed to Port Royal, Incorporated, Deed Book 17, Page 297 (dated August 25, 1950) | John Glen Sample’s conveyance of the assembled land to his development company | Warranty deed to Port Royal, Incorporated, Deed Book 17, Page 297 (dated August 25, 1950) |
| Club site deed, Deed Book 18, Page 435 (March 2, 1951) | The land that became the Port Royal Club, on Gulf View Estates and Kings’ Town Drive | Club site deed, Deed Book 18, Page 435 (March 2, 1951) |
| Ordinance 400 contract, Addition to Lantern Lake Section, OR 33 (1954) | City approval of submerged-land fill for a Port Royal section | Ordinance 400 contract, Addition to Lantern Lake Section, OR 33 (1954) |
| Affidavit of John Glen Sample, OR 48/210 (1956) | The developer’s sworn statement on the Port Royal land and plats | Affidavit of John Glen Sample, OR 48/210 (1956) |
| City Resolution 744, OR 41/582 (April 8, 1959) | The original permit for the Port Royal Club | City Resolution 744, OR 41/582 (April 8, 1959) |
| Surveyor’s plat and fill affidavit, OR 221/552 (sworn August 19, 1966) | How the Port Royal sections were surveyed, dredged and filled | Surveyor’s plat and fill affidavit, OR 221/552 (sworn August 19, 1966) |
| Florida Secretary of State certificate, Port Royal, Incorporated | The development company’s corporate life, 1950 to 1969 | Florida Secretary of State certificate, Port Royal, Incorporated |
| City ordinance rezoning the club site to PS, OR 895/531 (1980) | Tennis courts and pool “limited to members of the Port Royal Club and their guests” | City ordinance rezoning the club site to PS, OR 895/531 (1980) |
| City Resolution 94-7288 (1994) | Official names of the canals and channels, including Jamaica Channel | City Resolution 94-7288 (1994) |
| City Resolution 16-13886 (2016) | The City’s list of Port Royal plats | City Resolution 16-13886 (2016) |
| City Ordinance 2025-15762 (November 5, 2025) | The Port Royal pier rule: 22 feet to 25 feet past the riprap toe | City Ordinance 2025-15762 (November 5, 2025) |
| City Ordinance 2024-15329 (March 4, 2024) | R1-15A decks on lots with three front yards | City Ordinance 2024-15329 (March 4, 2024) |
| Port Royal Property Owners Association, Articles of Incorporation (filed December 30, 1970) | The association’s charter | Port Royal Property Owners Association, Articles of Incorporation (filed December 30, 1970) |
| Port Royal Property Owners Association, Bylaws (amended through February 24, 2015) | Voluntary membership, classes and dues | Port Royal Property Owners Association, Bylaws (amended through February 24, 2015) |
| Use Restrictions Contained in Form 7 of Current Port Royal Deeds | The 24 deed covenants as the association publishes them | Use Restrictions Contained in Form 7 of Current Port Royal Deeds |
| Association architectural review fee schedule (effective January 2024) | Plan-review fees and the construction membership rule | Association architectural review fee schedule (effective January 2024) |
| Association dock review procedures | How a Port Royal dock is reviewed before the City permit | Association dock review procedures |
| City Short-Term Rental Guidelines | The 30-day rule and its three exceptions | City Short-Term Rental Guidelines |
| City Resolution 11-13008 with the recorded notice | The Port Royal canal dredging special assessment | City Resolution 11-13008 with the recorded notice |
| Draft FDEP Environmental Resource Permit 11-0312776-001 | The 2013 dredging permit, with its 10.6-foot ceiling below mean low water | Draft FDEP Environmental Resource Permit 11-0312776-001 |
| Petition 24-CU5, Port Royal Club conditional use application (2024) | The club’s own description of the rebuild, 51,692 sq ft gross floor area | Petition 24-CU5, Port Royal Club conditional use application (2024) |
| City Resolution 2024-15309 | The undergrounding study | City Resolution 2024-15309 |
| City of Naples 2026 utility rates (effective October 1, 2025) | Water, sewer, stormwater and solid-waste charges | City of Naples 2026 utility rates (effective October 1, 2025) |
| National Hurricane Center Tropical Cyclone Report, Hurricane Ian | The Naples gauge, surge and inundation record | National Hurricane Center Tropical Cyclone Report, Hurricane Ian |
| USACE Naples to Gordon Pass Maintenance Dredging Final EA and FONSI (July 24, 2013) | The federal channel through Gordon Pass | USACE Naples to Gordon Pass Maintenance Dredging Final EA and FONSI (July 24, 2013) |
| City of Naples Pedestrian and Bicycle Master Plan, 2022 Update | Gordon Drive walking and cycling projects | City of Naples Pedestrian and Bicycle Master Plan, 2022 Update |
Market data from Southwest Florida MLS, pulled September 24, 2026. Brokered by Domain Realty.
Thinking about buying or selling in Southwest Florida? Tell us what you are trying to do and we will tell you honestly what it will take. McGreevy and Comisar, Domain Realty Group.
