The Row at Royal Harbor
The Row at Royal Harbor is a five-unit 2018 condominium on Chesapeake Avenue in Royal Harbor, City of Naples, with seven recorded sales since 2019 and its own condo association. Call McGreevy and Comisar.
The Row at Royal Harbor is a five-unit 2018 condominium on Chesapeake Avenue in Royal Harbor, City of Naples, with seven recorded sales since 2019 and its own condo association. Call McGreevy and Comisar.
Updated September 2026 · By Jesse McGreevy and Marc Comisar, Domain Realty
McGreevy and Comisar are the team owners of The Row at Royal Harbor can call when they want a unit priced from the public record, and the team buyers can call when they want that record read to them before an offer. Jesse McGreevy and Marc Comisar lead Domain Realty Group, the #1 Team in Southwest Florida since 2012, and are Top 1% Real Estate Agents Nationally Since 2008, with over $900 million in personal sales between them.
The Row at Royal Harbor is a five-unit condominium inside the Royal Harbor neighborhood of Naples, Florida. Its five units stand at 1551, 1553, 1555, 1557 and 1559 Chesapeake Avenue, inside the City of Naples, ZIP 34102, and all five were built in 2018 on the Collier County Property Appraiser 2026 preliminary roll, data files dated August 29, 2026. It is the only condominium inside Royal Harbor’s recorded plats, which are otherwise single-family canal lots.
Five units, seven recorded sales. That is the whole market history of The Row on Collier County’s deed record: five first sales from the developer in 2019 and 2020 at $1,150,000 to $1,350,000, and two later recorded resales at $2,130,000 (January 2022) and $3,200,000 (December 2023). Both resales are coded by the county as unqualified, so we treat them as reported prices, not market-tested medians. No Row unit closed on the Southwest Florida MLS in the 12 months to September 24, 2026; one, 1559, was listed at $2,495,000 from December 2025 until the listing was terminated in July 2026, and none was listed or pending on September 26, 2026.
What “The Row” means on the record. The Row at Royal Harbor, A Condominium, is a chapter 718 condominium governed by The Row at Royal Harbor Condominium Association, Inc., a Florida not-for-profit corporation filed on December 19, 2018 and active on the state’s Sunbiz registry when we read it on September 28, 2026. The land is held in the condominium rather than unit by unit, the site is zoned R3-12 multifamily on the City’s zoning map, and the building sits in FEMA flood Zone AE with a 9-foot base flood elevation on the National Flood Hazard Layer.
Not to be confused with: the Royal Harbor single-family houses on the canals around it, the condominiums north of the plats that the MLS files under a “Royal Harbor” development name, or Port Royal, a separate neighborhood across Naples Bay. Call Jesse direct at (239) 898-6072 for a confidential conversation about your unit, or call Marc at (239) 287-5873 if you are buying.
McGreevy and Comisar are the best realtor for The Row at Royal Harbor because a five-unit condominium with seven recorded sales in its life cannot be priced from a neighborhood median. It has to be priced from the county’s deed record, the condominium’s own documents and the Royal Harbor market around it, which is how we work.
If you’re searching for the best realtor for The Row at Royal Harbor in Royal Harbor, Naples, whether you’re ready to sell your Row at Royal Harbor 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.
Recent The Row at Royal Harbor track record: In the last 12 months The Row at Royal Harbor has seen 0 resales on the Southwest Florida MLS (September 25, 2025 to September 24, 2026), and no unit was for sale or pending on September 26, 2026. We have not represented a sale at The Row, and we say so plainly. Widening the window to every recorded transfer since the units were built, we tracked seven sales on Collier County’s deed record: five developer closings in 2019 and 2020 and two resales in 2022 and 2023. Seven is too few for a median, so every one is listed in the Market Snapshot below.
Data updated: September 2026. Sources: Southwest Florida MLS, closings September 25, 2025 to September 24, 2026 and actives on September 26, 2026; Collier County recorded deeds on the 2026 preliminary roll files dated August 29, 2026.
In Royal Harbor we price one lot at a time, and at The Row we price one unit at a time. The five units are not identical: the county records two of 2,831 square feet of base area, two of 2,812 and one of 2,217, and values them in three tiers from $1,430,200 to $1,798,600 for 2026. The county’s base area is not the living area a listing reports, and the county’s value is not a sale price. A Row price is argued from the building’s own two resales, the county’s unit values, the Royal Harbor house and lot market on the streets around it, and the condominium’s estoppel certificate, which states what the association charges. We build that file before a listing goes live and walk buyers through the same file before they write an offer.
Honors and recognition:
McGreevy and Comisar is a top-reviewed The Row at Royal Harbor realtor, and you can read every review on our Google Business Profile. Two from clients:
★★★★★ “Marc Comisar did an excellent job working with a very difficult client (me) selling our condo in a tough condo market. He went above and beyond.” Verified Google review
★★★★★ “Their attention to detail communication and dedication was known the moment we spoke. Would highly recommend.” Verified Google review
For Row sellers: professional photography, drone and twilight work that shows Royal Harbor’s canals and Naples Bay, a qualified-buyer database built over two decades in Southwest Florida, discretion and off-market capability when a small building calls for it, and a listing file that answers the estoppel, condominium-document, flood and insurance questions before a buyer’s attorney asks them.
Selling your Row at Royal Harbor home? Get a free home valuation at our The Row at Royal Harbor valuation page OR call Jesse direct at (239) 898-6072. Planning a sale? Read how we sell a unit at The Row at Royal Harbor, step by step.
Buying a home in The Row at Royal Harbor? Call Marc at (239) 287-5873 for a personalized buyer consultation, read how we represent buyers at The Row at Royal Harbor, or see how we represent buyers in Southwest Florida.
The Row at Royal Harbor is a five-unit, 2018 condominium on Chesapeake Avenue, the only condominium inside Royal Harbor’s plats, and the public record answers most of what a buyer or seller asks about it. These eight facts matter most: what the record holds, what the units sold for, how they are governed, and what FEMA’s map says.
Jump to any part of this guide to The Row at Royal Harbor. It runs from what the record says and where the building sits, through the market and county values, the units and the zoning, governance and the full fee stack, the condominium’s documents, rentals and pets, flood, storms and insurance, schools, boating and daily life, the comparisons buyers ask for, and both FAQ sets.
Start here
The building and the market
Rules and costs
Flood, storms and insurance
Daily life
Deciding
Selling and buying with us
Records
The Row at Royal Harbor is, on Collier County’s roll, “The Row at Royal Harbor, A Condominium”: five condominium units on Chesapeake Avenue, all built in 2018, inside the City of Naples. On the state’s corporate registry it is a Florida not-for-profit condominium association filed in December 2018. Those two records, plus FEMA’s map and the City’s zoning, define it.
Data updated: September 2026 (Collier County 2026 preliminary roll and sales files dated 29 Aug 2026; Florida Division of Corporations, read 28 Sep 2026)
A buyer or seller of a Row unit is dealing with a building that has a short, clean paper trail. It has five units, one association, one zoning district, one flood zone, one taxing profile and seven recorded sales. That makes The Row unusually easy to describe from the record and unusually hard to price from comparable sales, and the sections below take each piece in turn.
The Collier County Property Appraiser 2026 preliminary roll, data files dated August 29, 2026, lists five units under “The Row at Royal Harbor, A Condominium”, at 1551, 1553, 1555, 1557 and 1559 Chesapeake Avenue, Naples FL 34102. Every unit’s year built is 2018. Every unit carries a land just value of $0, because the land is held in the condominium as common property rather than parcel by parcel, and every unit’s value on the roll is therefore the value of the unit itself.
Royal Harbor as a whole holds 421 parcels on the same roll: 386 single-family homes, 25 vacant homesites, 4 lots that carry only a dock, seawall or pool, one City of Naples parcel and The Row’s five condominium units. Every parcel is inside the City of Naples, ZIP 34102. The Row is therefore about one percent of the neighborhood’s parcels, and it is the only piece of Royal Harbor that is not a single-family lot on one of the three recorded plats.
We read the Florida Division of Corporations’ entity search for “Row at Royal Harbor” on September 28, 2026. The record shows THE ROW AT ROYAL HARBOR CONDOMINIUM ASSOCIATION, INC., a Florida not-for-profit corporation, document number N18000013207, filed December 19, 2018, status ACTIVE, with a principal address on Chesapeake Avenue. Annual reports are on file for every year from 2019 through 2026, the latest filed January 10, 2026.
The state record lists owner-officers and no management company. We do not publish the officers’ or the registered agent’s names; they are private individuals, and a buyer’s closing agent works with the association through the estoppel request, not through a name on a web page.
Three more public records complete the picture. On the City of Naples’ zoning layer, The Row sits in the R3-12 multifamily district, while Royal Harbor’s single-family streets are R1-10, with R1-15 at the south end of Tarpon Road. On FEMA’s National Flood Hazard Layer, effective February 8, 2024, all five Row addresses read Zone AE with a base flood elevation of 9 feet NAVD88. And on the 2026 preliminary roll, all five units sit inside the East Naples Bay Special Taxing District, the City district that pays for canal dredging in Royal Harbor, Oyster Bay and Golden Shores.
The public record we read does not give the number of stories, the bedroom and bath count, garage or parking arrangements, an elevator, a pool, a dock or boat slip for any Row unit. The county’s base area of each unit is on the roll; the living area a listing reports is not. Those features are not in the public record, and the listing, the condominium’s declaration and the unit’s own permit file answer them. We will not guess at any of them on this page.
The building’s Southwest Florida MLS history, ten listings since 2018, is set out in the Market Snapshot below, and the sale prices on this page match the county’s recorded deeds.
The Row at Royal Harbor sits on Chesapeake Avenue inside Royal Harbor, the 1950s canal neighborhood on the east side of Naples Bay, south of US-41 (Tamiami Trail East). Naples Bay forms Royal Harbor’s west side, Haldeman Creek its south end, and Sandpiper Street, the only road in from US-41, its east side.
Data updated: September 2026 (City of Naples records; Collier County 2026 preliminary roll; NOAA Coast Pilot 5, 2026 edition)
Knowing where Royal Harbor ends matters to a Row buyer, because listing searches and map labels stretch the name. The edges below come from the City’s own records, not from a map label.
Royal Harbor sits on the east side of Naples Bay, south of US-41 (Tamiami Trail East). Naples Bay forms its west side and the mouth of Haldeman Creek its south end, with Windstar across the creek; Sandpiper Street, the neighborhood’s entrance road from US-41, runs along the east side, and the land east of Sandpiper Street is unincorporated Collier County. Oyster Bay and Golden Shores lie to the north. The City’s 1957 Resolution 633 runs its bay bulkhead line along the Golden Shores, Oyster Bay and Royal Harbor plat lines in that order; the City’s 1998 history booklet, Tales of Naples, places the mouth of Haldeman Creek “between Windstar and Royal Harbor”; and the City’s Royal Harbor streets page notes that the east side of Sandpiper Street abuts County land.
Chesapeake Avenue is one of Royal Harbor’s 20 streets, and the only one whose parcels on the roll are condominium units rather than single-family lots. The City’s December 12, 2025 canal map for the East Naples Bay dredging project names a Chesapeake reach among the Royal Harbor canal reaches it shows as completed or not affected, alongside Marlin, Kingfish, Tarpon, Snook, Sheepshead and Dolphin. Whether any particular Row unit has water frontage or a dock is a question for the condominium’s declaration and survey, which are not posted publicly.
NOAA’s U.S. Coast Pilot 5 (2026 edition) describes canals dredged and marshland backfilled “to form waterfront homesites in the areas of Port Royal at the south end of the city, Royal Harbor on the east side of Naples Bay, and The Moorings at the north end of the city.” The Row is part of that Royal Harbor, and it shares the neighborhood’s public streets, City services and bay setting.
Around The Row are Royal Harbor’s single-family houses, from 1960s ranch houses to new builds finished in the 2020s. Across Naples Bay to the west is Aqualane Shores, the west-shore canal neighborhood that the City’s 2006 Naples Bay study pairs with Royal Harbor; the 2006 Naples Bay report says “The mangrove shoreline and the aforementioned habitats were eradicated with the construction of the Aqualane Shores and Royal Harbor developments.” South, toward Gordon Pass on the west shore, is Port Royal. Across Haldeman Creek to the south is Windstar, a separate community outside the City.
Royal Harbor is not Port Royal, Windstar, Oyster Bay or the Naples Bay Resort. Port Royal sits on the west side of the bay at the south end of the City; Windstar lies south of Haldeman Creek, outside the City; Oyster Bay and Golden Shores are the separate plats to the north that share Royal Harbor’s dredging district; and the Naples Bay Resort sits at the north end of the east-shore canals. A listing that says “Royal Harbor” may sit in any of those places. The Row’s five units on Chesapeake Avenue are inside Royal Harbor.
Living at The Row at Royal Harbor means a 2018 condominium unit on a quiet City of Naples street in a canal neighborhood of single-family houses, with a mandatory condominium association but no gate, no club and no neighborhood-wide homeowners association, and with Fifth Avenue South and Tin City a short bike ride north.
Data updated: September 2026 (Collier County 2026 preliminary roll; City of Naples; routing measured 23 and 26 Sep 2026 from mid-Royal Harbor origins)
A Row buyer gets something rare in Royal Harbor: a newer building with shared ownership of the land, inside a neighborhood where almost every other address is a detached house on its own canal lot. What follows is what that means day to day, measured from the public record rather than from brochure copy.
The Row is five units. That is small enough that every owner is, in practice, part of the association’s decisions, and the Sunbiz record’s owner-officers with no management company fit that picture. For a buyer who wants the upkeep of a detached house handled collectively, that is the appeal; for a buyer who wants a professionally managed building with a front desk, a pool and staff, The Row is not that product, and the public record shows no amenities of that kind.
Royal Harbor has no mandatory homeowners association. The Royal Harbor Association, Inc. is a volunteer 501(c)(4) nonprofit, and its website invites every homeowner to join for $50 a year, as of September 2026. There is no gate: the streets are public City streets, and the entrance is Sandpiper Street turning south off US-41. Royal Harbor has no yacht club, clubhouse, park or dock that belongs to the neighborhood. At The Row, the one mandatory association is the condominium’s own.
Royal Harbor is close to the Naples waterfront by bicycle. Measured over OpenStreetMap streets from the middle of Marlin Drive, Royal Harbor’s central street, on September 23, 2026: the Naples Bay Resort is 1.16 miles, 8 minutes by bike; Tin City 1.61 miles, 12 minutes; Fifth Avenue South at 8th Street South 1.86 miles, 14 minutes; Cambier Park 2.00 miles, 16 minutes; and the nearest Gulf beach end about 3.0 miles, 21 minutes. These are free-flow estimates from mid-Royal Harbor, not from Chesapeake Avenue itself, and routes follow public streets and bridges, not the water.
About six in ten Royal Harbor houses are homesteaded: 233 of the 386 single-family homes carry Florida’s homestead exemption on the 2026 preliminary roll. The Row’s own tax bills show that some of its units are homesteaded and some are not, which we read from the spread of its 2026 bills; we do not say which. The practical effect is the familiar Naples rhythm, busier streets and canals in season and quieter ones in summer.
On the airport authority’s official Noise Exposure Map for 2026, Royal Harbor lies outside the 60 DNL noise contour the City and County use for land-use planning, by our reading of the map. Aircraft using the airport’s southwest runway end do cross Naples Bay, and a 2023 letter from six neighborhood associations to City Council listed Royal Harbor among the neighborhoods overflown.
If you are choosing an agent for a purchase at The Row, our comparison of the best real estate agents in Naples sets out production, reviews and licence dates on the public record. At The Row, the questions that decide a purchase are specific to a condominium: what the estoppel certificate says the association charges, what the declaration says about rentals, pets, parking and alterations, what the association’s insurance covers, and what the unit’s elevation certificate shows. When you are ready, call Marc at (239) 287-5873, read our buyer guide to The Row at Royal Harbor, or see how we represent buyers across Southwest Florida. Owners weighing a sale can start with a free Row at Royal Harbor home valuation.
The Row at Royal Harbor is five 2018 units inside Royal Harbor, Naples, and its last recorded resale was $3,200,000 in December 2023. With so few sales, the price of a Row unit is built from the deed record, the county’s unit values, the estoppel and the condominium documents, not from a neighborhood average. Selling a unit? Get a free Row at Royal Harbor 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.
The Row at Royal Harbor has recorded seven sales since its units were built in 2018: five developer closings in 2019 and 2020 at $1,150,000 to $1,350,000, and two resales at $2,130,000 in January 2022 and $3,200,000 in December 2023. No Row unit closed on the MLS in the 12 months to September 24, 2026.
Data updated: September 2026 (Collier County recorded sales on the 2026 preliminary roll files dated 29 Aug 2026; Southwest Florida MLS closings 25 Sep 2025 to 24 Sep 2026 and actives 26 Sep 2026)
In the last 12 months we tracked zero Row at Royal Harbor closings on the Southwest Florida MLS, so this snapshot does what the record allows: it lists every recorded transfer since the units were built, and it says plainly that this is a five-unit condominium with a handful of recorded sales since 2019. With fewer than ten sales, we list them rather than compute a median.
Every recorded sale at The Row, from the Collier County sales file on the 2026 preliminary roll, data files dated August 29, 2026, which captures every transfer since the units were built. Addresses are given by street number on Chesapeake Avenue; no owner is named. The last column is our arithmetic, price divided by the county’s base area for that unit, and it is a county base-area figure that must never be set beside an MLS price per square foot of living area.
Recorded | Unit (Chesapeake Ave) | Recorded price | County’s coding | County base area | Price per sq ft of county base area (our arithmetic) |
|---|---|---|---|---|---|
June 17, 2019 | 1555 | $1,150,000 | Qualified, developer sale | 2,217 sq ft | about $519 |
June 18, 2019 | 1559 | $1,350,000 | Qualified, developer sale | 2,831 sq ft | about $477 |
June 26, 2019 | 1551 | $1,300,000 | Qualified, developer sale | 2,831 sq ft | about $459 |
March 11, 2020 | 1553 | $1,150,000 | Qualified, developer sale | 2,812 sq ft | about $409 |
April 28, 2020 | 1557 | $1,175,000 | Qualified, developer sale | 2,812 sq ft | about $418 |
January 13, 2022 | 1557 | $2,130,000 | Not qualified (resale) | 2,812 sq ft | about $757 |
December 4, 2023 | 1551 | $3,200,000 | Not qualified (resale) | 2,831 sq ft | about $1,130 |
Two other deeds on the same file carry a price of $0, one in June 2019 and one in March 2022. They are non-sale deeds, not sales, and they are left out of every figure on this page.
Five first sales from the developer in 2019 and 2020 at $1,150,000 to $1,350,000; two later recorded resales at $2,130,000 (January 2022) and $3,200,000 (December 2023), both coded by the county as unqualified, so treat them as reported prices, not market-tested medians. “Unqualified” is the county’s word for a deed it did not accept as an arm’s-length market transfer for its own analysis. It does not mean the price is wrong; it means the county has not vouched for it as a market test, and a buyer or appraiser should read it that way.
Read against the same unit’s first sale, the two resales show how far Royal Harbor values moved after 2020. By our arithmetic, the unit at 1557 resold in January 2022 for about 81 percent more than its April 2020 developer price, and the unit at 1551 resold in December 2023 for about 146 percent more than its June 2019 developer price. Two resales are a thin basis for any rule, and the second is the county’s unqualified figure, so we treat those percentages as history, not as a forecast.
On the Southwest Florida MLS, no Row at Royal Harbor unit closed between September 25, 2025 and September 24, 2026. One unit was on the market in that window: 1559, listed at $2,495,000 from December 6, 2025 until the listing was terminated on July 8, 2026. On September 26, 2026 no Row unit was listed for sale or under contract. The MLS pull that showed this was made for our Royal Harbor neighborhood guide, which counts 21 single-family closings inside the three Royal Harbor plats in the same window and 20 in-plat houses for sale on September 26, 2026.
The Southwest Florida MLS carries ten Row listings since 2018. The developer listed the five units in 2018 and 2019 at $1,195,000 to $1,495,000, and all five closed in 2019 and 2020 at $1,150,000 to $1,350,000, after 107 to 494 days on market. Two resales followed: 1557 closed in January 2022 at $2,130,000 against a $2,300,000 list price, entered on the MLS at closing, and 1551, listed in March 2023 at $3,750,000 and taken off the MLS after 72 days, closed in December 2023 at $3,200,000 as an office-exclusive sale entered on the MLS after closing. 1559 has been offered twice since: at $2,995,000 from January to September 2025, and at $2,495,000 from December 6, 2025 until the listing was terminated on July 8, 2026 after 215 days. Neither sold. Every MLS record for the building lists three bedrooms, three full and one half baths, a two-car garage, a private in-ground pool and a private boat dock with electric on a canal with Gulf access and no bridges; MLS living area runs from 2,187 to 2,831 square feet, by each listing's stated source, and is not comparable with the county's base area (Southwest Florida MLS, Matrix, all statuses, pulled September 29, 2026).
The Southwest Florida MLS files some homes and condominiums north of the recorded plats under a ‘Royal Harbor’ development name, so MLS counts for Royal Harbor run higher than the neighborhood itself. This guide counts only sales inside the three plats and The Row. The condominium sales that turn up under that development name in the last 12 months were in other buildings north of the plats, none of them a Row unit, and none of their prices describes The Row.
Over roughly seven years since the first closing in June 2019, the county has recorded two resales among five units. By our arithmetic that is one resale about every three and a half years for the building as a whole. For a seller, it means a buyer who wants The Row specifically may wait a long time for a unit, and the listing should reach the whole Royal Harbor and Naples Bay condominium audience rather than only the handful of people watching this address. For a buyer, it means patience, and a relationship with an agent who will see a unit before it is widely marketed.
The Row trades inside a neighborhood market that is active even when the building is quiet. Collier County recorded 16 qualified Royal Harbor sales in the 12 months to August 29, 2026: 13 improved single-family homes at a median of $3,700,000, from $2,350,000 to a record $15,150,000, per the Collier County Property Appraiser’s qualified-sales table. The Southwest Florida MLS counts more single-family closings than the county because its window runs later, it records every closed listing rather than only the deeds the county marks as qualified, and its Royal Harbor label reaches a few streets beyond the plats. Those are house figures; they describe the neighborhood around The Row, not a condominium price.
The county’s just value for each Row unit rose by about 55 to 59 percent between the 2021 and 2024 rolls and has held flat since, at $1,430,200 to $1,798,600 a unit on the 2026 preliminary roll. County just value is an assessment as of January 1 for taxes; it is not market value and not a sale price.
Data updated: September 2026 (Collier County Property Appraiser, just value by tax year 2021 to 2025 and 2026 preliminary, files dated 29 Aug 2026)
The county values every Row unit every year, sold or not, which makes the roll the only record that describes all five units at once. The Row’s units fall into three size tiers on the roll, and the county values them in three matching tiers.
From the Collier County Property Appraiser roll files dated August 29, 2026. County base area of the unit, not MLS living area; county just value, not a sale price.
Units (county base area) | 2021 | 2022 | 2023 | 2024 | 2025 | 2026 (preliminary) |
|---|---|---|---|---|---|---|
Two units of 2,831 sq ft | $1,150,625 each | $1,606,905 | $1,636,684 | $1,798,600 | $1,798,600 | $1,798,600 |
Two units of 2,812 sq ft | $1,002,900 each | $1,434,418 | $1,452,664 | $1,590,360 | $1,590,360 | $1,590,360 |
One unit of 2,217 sq ft | $920,375 | $1,280,687 | $1,301,286 | $1,430,200 | $1,430,200 | $1,430,200 |
By our arithmetic, each tier’s value rose by about 55 to 59 percent from 2021 to 2024 and has not changed since. The median unit size on the roll is 2,812 square feet of county base area.
The county’s 2024 value for the two largest units, $1,798,600, sits well below the $3,200,000 recorded for one of them in December 2023. That gap is normal on a Florida roll and is not a sign of error. The county values property as of January 1 using its own mass-appraisal methods, and a single sale, especially one the county coded as unqualified, does not reset its model. The same pattern appears across Royal Harbor’s houses: the county’s median just value for the 386 single-family homes held between $3,673,316 and $3,788,524 from 2023 to 2026 while individual sales ranged far above and below it.
On the same 2026 preliminary roll, the median Royal Harbor single-family home is valued at $3,673,316, the 25 vacant homesites carry a median of $1,947,400, from $1,595,750 to $4,900,000, and the 131 houses built before 1980 carry a median of $2,055,236 (Collier County 2026 preliminary roll, county just value, not a sale price). Every Row unit’s county value, $1,430,200 to $1,798,600, sits below the median vacant homesite and below the median pre-1980 house. On the county’s own numbers, The Row is the lowest-valued way to own a home in Royal Harbor, and it is also the newest, which is the trade a Row buyer is making.
Florida resets a homestead’s capped assessed value to just value on a change of ownership under s. 193.155, Florida Statutes. A Row buyer’s first full tax bill is computed on the unit’s just value, not on the seller’s capped value, which is why the fee-stack section below budgets from the just value.
The Row at Royal Harbor is the newest chapter of a neighborhood platted in the 1950s. Royal Harbor’s first plat was on record by October 1957; The Row’s five units were built in 2018, its condominium association was filed on December 19, 2018, and the first units closed in June 2019.
Data updated: September 2026 (City of Naples records; Collier County roll and sales files dated 29 Aug 2026; Sunbiz, read 28 Sep 2026)
The Row’s history is short, and most of it is on the deed record. The older history belongs to the neighborhood around it, and it explains why a condominium sits on one street of a single-family canal community.
Royal Harbor’s first plat was on record by October 9, 1957, when the City of Naples adopted Resolution 633 and fixed the neighborhood’s recorded plat line as the legal seawall and bulkhead line on Naples Bay (City of Naples, Resolution 633). The City’s centennial history lists Royal Harbor among its 1950s developments (City of Naples Centennial, history timeline), and the oldest house still standing, on Sandpiper Street, dates from 1957 on the county roll. Units 2 and 3 were recorded later in the same plat book.
The company that platted Royal Harbor is not named in any record we reached; the plat sheets’ dedication blocks will name it. A Naples Daily News history series, reprinted in a local history compilation, reports that Marathon Dredging Co. came to Naples in 1959 to build the land that became Royal Harbor, the Moorings and Park Shore.
The association notes that the neighborhood’s streets are named for fish and birds (Royal Harbor Association), and in 1966 City Ordinance 1205 renamed Bonita Lane, Mullet Lane and Dolphin Lane as Courts to end duplication. The City’s centennial timeline records that construction of a sewer system in Royal Harbor was initiated in the 1970s, and the City’s Comprehensive Plan records a $5 million upgrade of the water distribution system in the Royal Harbor area, completed in 2016, that replaced asbestos-cement mains. The Row’s 2018 units were built after that upgrade.
On the county roll, all five Row units carry a year built of 2018. The condominium association’s articles were filed with the state on December 19, 2018, per the Florida Division of Corporations, and annual reports have been filed every year since 2019. The entity that developed The Row is not named on this page; the first sales on the county’s file are recorded as developer closings, and the declaration of condominium in the Collier County Clerk’s Official Records is the record that names the declarant.
The first three units closed in June 2019, at $1,150,000, $1,350,000 and $1,300,000; the last two closed in March and April 2020, at $1,150,000 and $1,175,000, all qualified sales on the Collier County sales file. The last two developer closings came in the first months of 2020, Royal Harbor’s busiest year of sales on the county record, when the county recorded 63 qualified sales in the neighborhood.
The first recorded resale came in January 2022 at $2,130,000, the second in December 2023 at $3,200,000, both coded by the county as unqualified. Since then, the county file shows no further sale at The Row, and the MLS showed no closing in the 12 months to September 24, 2026 and no active or pending listing on September 26, 2026. Meanwhile the neighborhood around it kept rebuilding: on the 2026 preliminary roll, 117 of Royal Harbor’s 386 houses were built in 2015 or later, 80 of them in the 2020s.
The Row at Royal Harbor’s five units are 2018 condominium homes with county base areas of 2,217 to 2,831 square feet: two of 2,831, two of 2,812 and one of 2,217, a median of 2,812. Bedrooms, baths, stories, garages, elevators and water features are not in the public record we read.
Data updated: September 2026 (Collier County Property Appraiser 2026 preliminary roll, files dated 29 Aug 2026)
Buyers usually ask about a Row unit the way they would ask about a house: how big, how many bedrooms, is there a garage, is there a dock. The public record answers the first question in its own terms and leaves the rest to the listing and the condominium documents.
The 2026 preliminary roll records each unit’s base area: two units of 2,831 square feet, two of 2,812 and one of 2,217. How the units sit on the site, and which unit is which, is shown in the declaration’s survey and plot plan; the market table above names the units that have sold.
County base area is the appraiser’s measurement of the main area of the unit. It is not the living area an MLS listing reports, and the two numbers are never interchangeable. We use base area only beside other county figures, and when an MLS listing for a Row unit gives a living area, we use that only beside other MLS figures.
Every Row unit was built in 2018. That makes the whole building younger than all but a small share of Royal Harbor’s houses: on the same roll the neighborhood’s median house was built in 2001, and 131 of 386 houses were built before 1980. A 2018 building in the City of Naples was permitted under the Florida Building Code of its day and the flood rules in force then; the unit’s permit file and elevation certificate show exactly how it was built.
The public record we read does not give bedroom and bath counts, the number of stories, garage or carport parking, an elevator, a private pool, a dock or boat slip, or outdoor space for any Row unit. Those features are not in the public record, and the listing or the condominium documents answer them. When we list or show a Row unit, the listing sheet, the declaration and the unit’s permit history are the three documents we put side by side before anyone quotes a feature.
On the county’s roll, value follows size: $1,798,600 for each 2,831-square-foot unit, $1,590,360 for each 2,812-square-foot unit and $1,430,200 for the 2,217-square-foot unit. The two resales were a 2,812 and a 2,831. With so few sales, any buyer or appraiser will lean on size, and on the features the listing documents, to bridge from the resale record to a particular unit.
The Row at Royal Harbor sits in the City of Naples’ R3-12 multifamily district, the only Royal Harbor site outside the single-family R1-10 and R1-15 districts. The zoning is why a five-unit condominium stands on a street of single-family canal lots, and it means the City’s multifamily rules, not the single-family ones, govern the site.
Data updated: September 2026 (City of Naples zoning layer, last edited 13 Apr 2026)
Zoning decides what can stand on a site and what could replace it. For a Row owner, it is also the answer to the question buyers ask about a small building: could the site ever become something else?
Royal Harbor’s single-family streets are zoned R1-10 by the City of Naples, with R1-15 at the south end of Tarpon Road, and both carry the City’s Recreational Vehicle Storage Overlay District. In the City’s zoning map the overlay appears on only three zoning polygons, and every Royal Harbor single-family address we sampled falls inside one of them. The Row at Royal Harbor sits in the R3-12 multifamily district (City of Naples zoning layer).
The houses around The Row are governed by the single-family standards in the City’s R1-10 zoning extract: a 10,000-square-foot minimum lot, a 30-foot front setback, a 25-foot rear setback, side setbacks of 7.5 feet, stepping back above 15 feet, and a 30-foot height limit measured from the greatest of the FEMA floor and other reference points. With 117 of Royal Harbor’s houses built since 2015 and 25 vacant homesites on the roll, a neighbor’s rebuild near Chesapeake Avenue is likely at some point, and the City allows residential construction from 7 a.m. to 6 p.m. Monday to Saturday under Sec. 16-291.
The City’s Design Review Board page states that “Single family zoning districts are not subject to design review,” so the houses around The Row are reviewed for zoning, building and flood compliance rather than style. The Row’s R3-12 site is a multifamily district and follows the City’s multifamily rules instead. For an owner, any change to the building’s exterior also runs through the condominium’s own documents first.
A condominium building’s future after a major storm is decided under its declaration, Florida’s condominium law and the City’s code together: whether and how the association rebuilds, and to what flood elevation. The City’s substantial-damage rule, set out in the flood section below, applies to a condominium building as it does to a house. That is one more reason a Row buyer reads the declaration’s casualty and insurance provisions before closing.
The Row at Royal Harbor is governed by its own mandatory condominium association under Florida’s condominium law, chapter 718, and by the City of Naples, which sets the zoning, building, flood and rental rules. The voluntary Royal Harbor Association, at $50 a year, has no authority over The Row.
Data updated: September 2026 (Sunbiz, read 28 Sep 2026; City of Naples; Royal Harbor Association website, Sep 2026)
Royal Harbor is governed by the City of Naples, not by a homeowners association. City Council, the City code and City staff set the zoning, dock, seawall, flood and rental rules. The Royal Harbor Association, Inc. is a voluntary nonprofit at $50 a year, and only The Row at Royal Harbor has an association of its own.
The association is THE ROW AT ROYAL HARBOR CONDOMINIUM ASSOCIATION, INC., a Florida not-for-profit corporation, document number N18000013207, filed December 19, 2018 and ACTIVE, with its principal address on Chesapeake Avenue and annual reports filed for 2019 through 2026, the latest on January 10, 2026 (Florida Division of Corporations, read September 28, 2026). Every unit owner is a member. The association maintains and insures what the declaration makes common, levies the assessments that pay for it, and issues the estoppel certificate at every sale.
The state record lists owner-officers and no management company. In a five-unit building that is a common arrangement, and it has two practical consequences for a buyer or seller. First, estoppel and document requests go to the association’s officers or whoever they designate, so a closing timeline should allow for volunteers’ schedules. Second, the association’s records, budget and minutes are kept by the owners themselves, so a buyer’s request for them should be made early, in writing, through the contract.
The City of Naples sets the rules that apply to every Royal Harbor property, The Row included: zoning, the building and flood codes, the short-term rental rule, construction hours, trash and utilities. City Council has seven members elected at large (City of Naples, City Council). The City’s Police Department and Fire-Rescue serve Royal Harbor, and the City bills water, sewer, trash and stormwater.
The Royal Harbor Association, Inc. is a volunteer 501(c)(4) nonprofit, and its website invites every homeowner to join for $50 a year, as of September 2026. IRS filings show a small volunteer budget: about $25,600 of revenue and $12,600 of spending in fiscal 2024 (ProPublica Nonprofit Explorer, IRS data). It speaks for the neighborhood at City Hall, but it levies no assessment and has no rulemaking power over The Row or any house. The one place City code gives the voluntary association a formal role is dock sizing on the Naples Bay and Haldeman Creek frontage.
All five Row units sit inside the East Naples Bay Special Taxing District, created by City Ordinance 87-5330 in 1987 to maintain the canals of Golden Shores, Oyster Bay and Royal Harbor. The district levies 0.5 mill on its parcels, and City Council adopted a district budget of $400,015 for fiscal 2026-27, as adopted on September 16, 2026, per Gulfshore Business. The district has an advisory committee, described on the City’s district page.
Royal Harbor is inside the City of Naples but outside both the City’s community redevelopment area and the County’s Bayshore Gateway Triangle CRA, whose projects sit across Haldeman Creek and along US-41 East (City of Naples CRA layer; Collier County Bayshore CRA layer). No community development district levy appears on any Royal Harbor parcel on the 2026 preliminary roll.
Owning a unit at The Row at Royal Harbor means Collier County property tax at 9.5076 mills, because every unit pays the East Naples Bay dredging district, plus the condominium association’s assessments, City utility charges and insurance. The 2026 preliminary tax bills on the five units run from $10,631.72 to $17,100.37.
Data updated: September 2026 (Collier County Property Appraiser 2026 preliminary roll, files dated 29 Aug 2026; City of Naples 2026 utility rates; Royal Harbor Association website, Sep 2026)
The fee stack at The Row has the same public layers as every Royal Harbor home plus one private layer, the condominium assessment. The public layers are published to the dollar. The condominium association does not publish its assessments. MLS listings have reported a condominium fee of $971 a month on the 2018 to 2022 listings and $2,100 a month on the December 2025 listing; the estoppel certificate at resale states the current figure. Everything below is labeled with its source, and the tax figures are 2026 preliminary roll figures; the November 2026 tax bill is the final record.
Layer | Amount | Period | What it covers | Source (as of) |
|---|---|---|---|---|
Collier County | 3.2449 mills | Annual, November tax bill | Countywide services | |
Collier County School Board | 4.1470 mills | Annual | Public schools | |
City of Naples | 1.2900 mills (up from 1.23) | Annual | Police, fire, parks, planning | Gulfshore Business (adopted September 16, 2026) |
East Naples Bay Special Taxing District (all five Row units) | 0.5000 mill | Annual | Canal maintenance dredging | Ordinance 87-5330; FY2026-27 budget $400,015 (agenda item) |
Water management and mosquito control districts | 0.3257 mills combined | Annual | SFWMD, Big Cypress Basin, Collier Mosquito Control | |
Non-ad-valorem assessments | $0 on every Royal Harbor parcel | n/a | n/a | |
The Row at Royal Harbor condominium association | Not published | Not published | What the declaration makes common | Estoppel certificate at resale |
City utilities (water, sewer, stormwater, solid waste) | Published rates; The Row’s billing arrangement not published | Every two months | City services | |
Royal Harbor Association | $50 | Annual, voluntary | Membership, City liaison | Association (September 2026) |
Undergrounding assessment | None adopted | n/a | n/a | Association infrastructure update (on hold since November 2025) |
Community development district | None | n/a | n/a | |
Club dues | None bundled with any Royal Harbor home | n/a | n/a | No club parcel on the plats |
Flood and wind insurance | Quoted unit by unit and policy by policy | Annual | See the insurance section | No public record of a typical premium |
On the 2026 preliminary roll, Royal Harbor parcels fall into two taxing areas: 358 parcels inside the East Naples Bay district taxed at 9.5076 mills, and 63 outside it taxed at 9.0076 mills. All five Row units are inside the district. A mill is $1 of tax for every $1,000 of taxable value, so 9.5076 mills is $9,507.60 for every $1,000,000 of taxable value. The City of Naples raised its operating millage from 1.23 to 1.29 mills for fiscal 2026-27, adopted on September 16, 2026, as reported by Gulfshore Business; the 2026 preliminary roll already carries 1.29.
The five 2026 preliminary tax bills at The Row run from $10,631.72 to $17,100.37. The spread reflects homestead Save Our Homes caps on some units: a long-held homestead is taxed on a capped assessed value, while a non-homestead unit, or a unit bought recently, is taxed much closer to its full just value. We do not say which units are homesteaded; the roll is public, but the point for a buyer is the reset, not a neighbor’s exemption.
A buyer should budget from the unit’s just value, because Florida resets the capped value on a change of ownership under s. 193.155, Florida Statutes. Florida’s homestead exemption under s. 196.031, Florida Statutes removes $25,000 of value from every levy and a further $25,000 from the non-school levies. On our arithmetic at 2026 preliminary rates, before any non-ad-valorem charge, these are illustrations, not bills:
Row unit tier (2026 county just value) | New owner, no homestead | New owner, homestead exemption | Of which the East Naples Bay district line (no homestead) |
|---|---|---|---|
2,831 sq ft base area ($1,798,600) | about $17,100 | about $16,729 | about $899 |
2,812 sq ft base area ($1,590,360) | about $15,121 | about $14,749 | about $795 |
2,217 sq ft base area ($1,430,200) | about $13,598 | about $13,226 | about $715 |
The county sets a new value every January 1, so the figure a buyer’s first bill uses may differ from the 2026 value. Treat the table as a starting point, and ask us for the figure on a specific unit before you write an offer.
The condominium association does not publish its assessments; the estoppel certificate at resale states them. A Row buyer should ask, in the contract period, for the current budget, the assessment schedule, any special assessment adopted or proposed, and the association’s insurance declarations. Those are the documents that turn an unknown line in the fee stack into a number. We ask for them early, because in a five-unit building run by owner-officers, a document request travels at a volunteer’s pace.
Royal Harbor is served by City of Naples water and sewer, and the City bills utilities every two months. On the 2026 utility rate sheet, effective October 1, 2025, the single-family water base charge is $21.48 for a 5/8 to 3/4 inch meter plus block rates, sewer is $53.76 plus $5.21 per 1,000 gallons, stormwater is $49.56 per single-family home every two months, and solid waste is $77.08 per billing cycle. Whether The Row’s units are billed individually or through the association is not in the public record we read, and the association’s budget shows which utility costs it carries. Council advanced higher stormwater rates in late 2025, as reported by local news in Gulfshore Business.
A statewide amendment on the November 2026 ballot “would increase nonschool property tax exemptions for primary homes from $25,000 to $150,000 in 2027 and $250,000 in 2028,” as reported by Gulfshore Business in September 2026. The proposal goes to voters in November 2026. For a Row buyer weighing a primary residence against a second home, the practical step is to model the bill both ways once the result is known.
Selling? Get a free Row at Royal Harbor 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.
A sale at The Row at Royal Harbor carries the one-time costs of any Collier County condominium sale: the association’s estoppel certificate, capped under Florida’s current fee schedule at $299 for a current account, plus the ordinary title and closing charges. A Royal Harbor house sale carries no estoppel, because there is no mandatory association.
Data updated: September 2026 (Florida Statutes 718.116, 718.503 and 689.261; Florida DBPR estoppel certificate fee schedule, retrieved Sep 2026)
The one-time costs are where a condominium sale differs most from a house sale in Royal Harbor. A house here has no association to certify anything; a Row unit has one, and Florida law sets both what it must provide and what it may charge.
A Florida estoppel certificate states what a unit owner owes the association, and it is ordered at every condominium sale. The Row’s association’s estoppel follows Florida Statutes 718.116, and the statute has the Department of Business and Professional Regulation adjust the fee cap for inflation; under the department’s current estoppel certificate fee schedule, the cap is $299 for a current account, plus $119 for expedited delivery and up to $179 more if the account is delinquent. In Collier County practice the seller customarily pays the estoppel fee, though the contract governs.
On a condominium resale, Florida Statutes 718.503 requires the seller to give the buyer the condominium’s governing documents and a current Frequently Asked Questions and Answers sheet, and gives the buyer a statutory window to cancel after receiving them. For a Row seller, that means gathering the declaration, articles, bylaws, rules, budget and the question-and-answer sheet before listing, so the buyer’s review period starts on day one rather than weeks into the contract.
Florida’s homeowners’ association disclosure summary, Florida Statutes 720.401, attaches only where a mandatory homeowners’ association exists, and it does not apply to an association regulated under chapter 718, the condominium chapter. The Row at Royal Harbor is a chapter 718 condominium, so a Row resale runs under the condominium regime instead. A Royal Harbor house has no association regime at all. Which documents must change hands, and when, is a question for your closing agent or attorney; this is information, not legal advice.
Florida Statutes 689.261 requires that a buyer of residential property receive a property tax disclosure summary at or before contract, warning that the buyer should not rely on the seller’s current taxes. At The Row, where 2026 bills run from $10,631.72 to $17,100.37 depending partly on homestead caps, that warning describes a real difference for some buyers, and the fee-stack table above shows the size of it.
The remaining one-time costs are those of any Collier County sale: title insurance, the closing agent’s fees, recording, and the prorations of the year’s property taxes and the association’s assessments to the closing date. Your closing agent itemizes them, and the contract decides who pays which. We put an estimated net sheet in front of every seller before listing, built from the estoppel figure, the tax proration and the price.
At The Row at Royal Harbor, the recorded declaration of condominium, the articles, the bylaws and any rules decide what an owner can do inside and outside the unit, how the association is run, what it insures, and how rentals, pets, parking and alterations work. None of those documents is posted publicly; the resale document package delivers them.
Data updated: September 2026 (Sunbiz, read 28 Sep 2026; Collier County Clerk Official Records; Florida Statutes 718.503 and 553.899)
For a house on a Royal Harbor canal, the rules are the City’s code and nothing else. For a Row unit, the condominium’s own documents sit on top of the City’s code, and they are the first thing a buyer should read.
In a five-unit building, a few provisions carry most of the weight. Look for leasing limits beyond the City’s 30-day rule, pet rules, parking and garage assignments, who maintains and insures windows, doors, roofs and any water-side structures, how alterations are approved, how special assessments are adopted, and what the declaration says about rebuilding after a casualty. We read those provisions with every Row buyer before the review window closes.
Florida’s condominium milestone inspection law, s. 553.899, Florida Statutes, applies to condominium buildings of three or more habitable stories. The Row’s condominium documents and building height decide whether Florida’s condominium milestone rules apply; ask for them at resale. None of Florida’s condominium safety rules applies to Royal Harbor’s single-family streets.
The Row at Royal Harbor’s condominium budget and documents are not posted anywhere public, and we do not link a copy. A seller holds them, the association keeps them, and the resale package delivers them to a buyer. The declaration itself is a public recording, reachable through the Clerk’s search by name.
Nothing in the public record we read designates The Row at Royal Harbor as housing for older persons, and Royal Harbor as a whole is an ordinary City of Naples neighborhood with no age restriction. Whether The Row’s own declaration restricts occupancy in any way is answered by the declaration, which a buyer receives at resale.
Data updated: September 2026 (Collier County Clerk Official Records; Florida Statutes 718.503)
Buyers ask this of every small condominium in Naples. The honest answer is that the public record we reviewed shows no 55-and-over designation, and the controlling document is the declaration.
Read the declaration’s use restrictions and any amendments recorded after it, both in the Clerk’s Official Records. A community that operates as housing for older persons under federal law says so in its governing documents and follows written policies to support it. If The Row’s documents contain no such provision, the building is open to buyers of any age, like every house around it.
A building without an age restriction sells to the widest possible buyer pool, which matters in a five-unit building that records a resale only every few years. We describe The Row’s occupancy rules in a listing exactly as the documents state them, and never by describing who lives there.
A unit at The Row at Royal Harbor can be rented only within the City of Naples’ 30-day rule, and the condominium’s declaration may add its own leasing limits. The City’s guidelines allow shorter stays only three times a year, so The Row works as a seasonal or annual rental, not a nightly one.
Data updated: September 2026 (City of Naples Short-Term Rental Guidelines; zoning layer)
Rental rules at The Row come in two layers: the City’s, which apply to every Royal Harbor property, and the condominium’s, which apply only to its five units.
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.” That rule covers The Row’s R3-12 site as well as the single-family streets around it.
The Row’s declaration may set minimum lease terms, a cap on leases per year, approval requirements or registration steps, and it may say nothing at all. Those provisions are not published. A buyer who plans to rent should read them before the review window in the contract closes; a seller who has rented should show the rental history within both sets of rules.
In 1994 the association asked City Council to act against a Royal Harbor house being sold in time-share intervals; the City Attorney advised that the City controls zoning and land use, not ownership, according to the January 10, 1994 workshop minutes. That episode is history, not a current rule, but it shows how long the neighborhood has cared about short stays.
The Row at Royal Harbor’s pet rules, if any, are set by the condominium’s declaration and rules, which are not published. Outside the building, City and County animal rules apply, and the City’s Gulf beaches are off-limits to pets, per the City’s beach rules page.
Data updated: September 2026 (City of Naples beach parking and rules page)
For a house on a Royal Harbor canal, no association pet rule exists, because the neighborhood association is voluntary. At The Row, the condominium can set its own.
Ask for the declaration’s pet provision and any board rule on number, size or breed, and whether a pet must be registered with the association. In a small building, the rule may be short or absent; either way, it is in the documents, not on a website.
The City’s beach parking and rules page lists no animals on the beach. City and County animal rules apply on the streets, and Royal Harbor’s public streets are open for walking a dog like any other City street.
The Row at Royal Harbor is in FEMA flood Zone AE with a base flood elevation of 9 feet NAVD88 on the map effective February 8, 2024, like most of Royal Harbor. Every Royal Harbor parcel is in Zone AE, none in Zone X, so flood insurance is required for a federally backed mortgage on a Row unit.
Data updated: September 2026 (FEMA National Flood Hazard Layer, effective FIRM 8 Feb 2024, queried 26 Sep 2026)
The Row at Royal Harbor, five condominium units built in 2018, sits in Zone AE with a 9-foot base flood elevation, like most of the neighborhood. Zone AE is FEMA’s coastal high-risk zone, a Special Flood Hazard Area where the flood with a 1 percent chance of happening in any year is expected to reach a mapped elevation. The City says “over 90 percent of the addresses within the City of Naples are within the SFHA” (City of Naples, flood mitigation guidelines).
Every Royal Harbor parcel is in FEMA flood Zone AE on the map effective February 8, 2024 (panels 12021C0393J and 12021C0581J) (FEMA National Flood Hazard Layer, flood zones; FEMA FIRM panels). Measured at the street side of each lot, 342 of 418 parcels carry a base flood elevation of 9 feet NAVD88 and 76 carry 8 feet, mostly at the south and east ends of Tarpon Road and Snook Drive, all of Dolphin Lane and parts of Sandpiper Street, Dolphin Road and Sheepshead Drive. The water side of a canal or bay lot can be mapped higher, and a few bay-front lots on Kingfish Road sit close to a high-velocity VE zone, so the elevation certificate or a survey settles any one house. All five Row addresses read AE 9.
The City of Naples is its own community in the National Flood Insurance Program, community number 125130, and has participated since 1971 (City of Naples, flood insurance; City of Naples, floodplain information). The City states that the 2024 Flood Insurance Rate Maps are in effect for construction and insurance purposes. FEMA’s map service returned no Letter of Map Revision or Letter of Map Amendment anywhere in the Royal Harbor area (FEMA 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 (City of Naples flood portal). A building permitted in a flood zone under modern rules normally has a certificate in its permit file, and The Row was built in 2018. The certificate records the height of the lowest floor, the garage slab, the machinery and the ground against the base flood elevation, and it is the document an NFIP rating starts from.
A new building in the City is designed to the City’s design flood elevation, which is the base flood elevation plus one foot; below that line the City allows only parking, storage and building access, and the enclosure must have flood vents (City of Naples, flood mitigation guidelines). On the arithmetic of the 2024 map, that is 10 feet NAVD88 on an AE 9 site. How The Row’s 2018 floors compare with that line is shown on its elevation certificates, not on the map.
In the City of Naples, work on a home in a flood zone counts as a substantial improvement when its cost reaches 50 percent of the structure’s market value before the work. The City used a one-year cumulative lookback from 2007 until December 4, 2024, when Ordinance 2024-15508 eliminated it. The City measures the structure’s value from the county’s assessed building value or an owner’s licensed appraisal of depreciated replacement cost (City of Naples, Ordinance 2024-15508; City of Naples, development in the floodplain). The same test applies after a storm: when the cost to restore a damaged building reaches 50 percent of its pre-damage value, it is substantially damaged and must be brought to the current flood rules. For a condominium, the building is the structure, so the association and its insurer, not a single owner, face that test after a casualty.
The Row at Royal Harbor was built in 2018, so of the recent major storms it has stood through Ian in 2022 and Helene and Milton in 2024, not Irma in 2017. In Ian a USGS sensor in Naples Bay recorded 7.10 feet NAVD88, about 1.9 feet below the 9-foot base flood elevation at The Row.
Data updated: September 2026 (NOAA National Hurricane Center reports; NOAA CO-OPS gauges; OpenFEMA NFIP claims pulled 26 Sep 2026)
Two limits run through this section. No surveyed high-water mark inside Royal Harbor was located for this guide; the figures shown are from gauges in and near Naples Bay. And the City has not published storm damage counts by neighborhood, so nothing here says whether any Royal Harbor building, The Row among them, took water.
The National Hurricane Center’s report states that “Maximum inundation of 6 to 9 ft AGL occurred in Naples” (NHC Tropical Cyclone Report, Ian). The Naples Pier gauge peaked at 6.79 feet NAVD88 before it was destroyed (NOAA station 8725110), and inside Naples Bay the USGS storm-tide sensor at the Gordon River bridge read 7.10 feet NAVD88. Ian’s peak at the USGS sensor in Naples Bay, 7.10 feet NAVD88, was about 1.9 feet below the 9-foot base flood elevation that covers most Royal Harbor lots; still-water gauges do not include waves. That arithmetic describes the bay, not any building. Across the City, the Naples Daily News reported on October 17, 2022 that the City’s drive-by assessment found “708 buildings have major damage and 22 properties were destroyed” (Naples Daily News).
Both 2024 storms were measured at NOAA’s Naples Bay North gauge, the instrument closest to Royal Harbor (NOAA station 8725114). Helene, on September 26, 2024, peaked there at 4.71 feet NAVD88 (NHC Tropical Cyclone Report, Helene); Milton, on October 9, 2024, peaked at 5.77 feet NAVD88 (NHC Tropical Cyclone Report, Milton). The City reports that Milton “caused flooding throughout many areas in Naples, with flooding depths from inches to near 4’” (City of Naples, floods, storms and hurricane facts).
Irma made landfall on Marco Island on September 10, 2017, which the City describes as the first direct hit on Naples since Wilma in 2005. The Naples gauge peaked at 4.85 feet NAVD88, and Naples Municipal Airport reported a 123-knot gust, roughly 142 miles per hour (NHC Tropical Cyclone Report, Irma). The county roll dates The Row’s units to 2018, after Irma.
Census Tract 6, which is essentially Royal Harbor plus a strip north toward US-41 (U.S. Census Bureau, TIGERweb tracts), recorded 312 NFIP claims in Ian, 211 of them single-family, with about $32.4 million paid for buildings and $6.4 million for contents; Milton brought 65 claims (FEMA OpenFEMA, NFIP claims). Claims are not damage counts, and FEMA publishes them without addresses, so the figures show the scale of loss around The Row, not whether The Row was affected.
Every Royal Harbor parcel is in Collier County hurricane evacuation Zone A (Collier County, hurricane evacuation zones; Florida Division of Emergency Management, evacuation zones). The Conservancy of Southwest Florida’s July 2026 Flood Resilience Blueprint identifies “Shorelines with moderate wave exposure due to longer fetches include the south end of Royal Harbor and Old Naples” (Conservancy of Southwest Florida).
NOAA measures a relative sea-level rise of 1.32 inches per decade at the Naples gauge, from monthly means between 1965 and 2023 (NOAA sea level trend, station 8725110). City of Naples code caps new and replacement seawalls at 4.8 feet NAVD88. At a September 2025 workshop the City’s consultant recommended a 5.6-foot minimum instead, and as of July 2026 the City was still exploring that ordinance (City Code Sec. 52-92; consultant’s presentation, September 22, 2025). A seawall manages tides and routine surge, not a major hurricane.
Insuring a unit at The Row at Royal Harbor means two layers: the condominium association’s policies on what the declaration makes common, and the owner’s own unit policy and flood policy. Every Row unit is in Zone AE, so a federally backed mortgage requires flood coverage, and premiums are quoted building by building and unit by unit.
Data updated: September 2026 (OpenFEMA NFIP policies effective Jun 2025 to May 2026; FEMA; Citizens county reports to 31 Aug 2026; Florida Statutes 2026)
The public record gives no premium for a Row unit. What it gives is the framework: the flood zone, the City’s discount class, the wind design speed and the rules for wind-mitigation credits. The split between what the association insures and what the owner insures is set by the declaration, and the association’s insurance declarations page shows the limits and deductibles.
A Row buyer should ask for the association’s current property, wind and flood declarations pages during the contract period, alongside the budget. They show what is insured, for how much, with what deductible, and whether the building carries its own flood policy. Those answers shape the unit policy a buyer needs and whether a large deductible could become a special assessment after a storm.
NFIP policies in Census Tract 6, effective June 2025 to May 2026, from FEMA’s public policy data, show a median total cost of $2,464 a year for single-family homes, $6,251 for homes built before 1980 and $2,854 for homes built in 2015 or later (FEMA OpenFEMA, NFIP policies). Those are single-family figures. Premiums are quoted house by house; these medians describe existing NFIP policies, not a quote for any home, and they are not a condominium figure. Since FEMA’s Risk Rating 2.0, each policy is priced from the property’s own features, including elevation and rebuilding cost.
The City of Naples is a Class 5 community in FEMA’s Community Rating System, which the City says is worth up to a 25 percent discount on standard flood policies (City of Naples, flood insurance; FEMA, Community Rating System).
Collier County’s Florida Building Code wind map puts Royal Harbor’s design wind speed at 166 to 167 mph for homes, well inside the wind-borne debris region, so new or replaced windows and doors need impact-rated glass or approved shutters (Collier County, FBC 8th edition wind load map; Florida Building Commission, ASCE 7-16 fact sheet). A City of Naples permit uses the City building department’s own wind map; confirm the exact figure with the permit (City of Naples, wind speed map layer).
Florida insurers must offer premium discounts for documented wind-mitigation features, including the roof covering, roof-deck attachment, roof-to-wall connection, roof shape, secondary water resistance and opening protection (Florida Statutes, s. 627.0629; Florida Office of Insurance Regulation, wind mitigation resources). For a 2018 building, a current wind-mitigation form documenting those features is worth asking for, from the seller or the association.
Citizens reported 11,507 policies in force in Collier County on December 31, 2022 and 2,904 on August 31, 2026 (Citizens Property Insurance, policies in force), so most coverage in the county now comes from the private market. Florida’s statute on Citizens, s. 627.351, sets its eligibility limits; which Citizens products fit a condominium unit or an association policy is a question for an agent quoting that specific building.
Royal Harbor addresses are zoned for Lake Park Elementary, Gulfview Middle and Naples High School for 2026-27: all 412 addresses the school district’s lookup recognized returned those three schools. Lake Park and Gulfview earned A grades in 2024, 2025 and 2026; Naples High earned an A in 2025 and 2026 and a B in 2024.
Data updated: September 2026 (Collier County Public Schools zoning lookup for 2026-27, 26 Sep 2026; Florida Department of Education 2025-26 school grades)
Royal Harbor sits inside one attendance zone at each level. One caution applies to The Row: in the district’s address file, seven Royal Harbor addresses, vacant homesites and condominium units, had no address point, and their neighbors on the same streets all returned the same three schools (Collier County Public Schools, address lookup). Run a Row unit’s exact address through the district’s lookup before relying on it.
Zoned school, 2026-27 | Grades | FLDOE grade 2026 / 2025 / 2024 | Students, 2025-26 | Drive from the middle of Snook Drive |
|---|---|---|---|---|
Lake Park Elementary | K to 5 | A / A / A | 515 | 3.3 miles, 8 minutes |
Gulfview Middle | 6 to 8 | A / A / A | 604 | 2.3 miles, 7 minutes |
Naples High | 9 to 12 | A / A / B | 1,496 | 4.2 miles, 10 minutes |
Sources: FLDOE 2025-26 school grades file; FLDOE 2025-26 membership by school; Collier County Public Schools, school directory. Naples High School was rated A in 2025 and 2026 and B in 2024. Drive times are free-flow estimates without traffic, measured from the middle of Snook Drive; in-season traffic on US-41 is longer.
Measured from the middle of Snook Drive, free-flow: Saint Ann Catholic School, 542 8th Avenue South, 2.5 miles, about 7 minutes; Seacrest Country Day School, 7100 Davis Boulevard, 4.3 miles, about 9 minutes; and Community School of Naples, 13275 Livingston Road, 9.3 miles, about 18 minutes. Florida SouthWestern State College’s Collier Campus is 7.7 miles, about 16 minutes (Florida SouthWestern State College).
From Royal Harbor, boaters run the canals to Naples Bay and south to Gordon Pass and the Gulf. NOAA’s Coast Pilot names only one bridge on Naples Bay, the fixed US-41 span north of Royal Harbor, so the run south to the pass goes under no bridge the Coast Pilot lists. Whether a Row unit carries a dock is a question for its documents.
Data updated: September 2026 (NOAA U.S. Coast Pilot 5, 2026 edition; City of Naples canal map dated 12 Dec 2025; Florida Administrative Code 68C-22.023)
Royal Harbor is a boating neighborhood first; the association describes it as “one of the top boating communities in Naples,” as its website stated in September 2026. For a Row buyer, the boating record matters in two ways: as the setting, and, if the condominium documents grant a slip or dock rights, as a feature of the unit. The public record we read does not show a dock or slip for any Row unit.
NOAA’s Coast Pilot names only one bridge on Naples Bay: the fixed U.S. 41 span at the head of the bay, with 10 feet of clearance, north of Royal Harbor. Royal Harbor’s canals open onto the bay south of it, so the run south to Gordon Pass passes under no bridge the Coast Pilot lists. Canal widths and water depth at each dock, not bridge clearance, are the practical limits.
From the middle of Marlin Drive, Gordon Pass is 2.54 statute miles (2.21 nautical miles) away in a straight line; from the bay off the canal mouths it is 2.19 statute miles (1.90 nautical miles), in a straight line.
Under Florida’s manatee protection rule for Collier County, Royal Harbor’s canals and Naples Bay are a year-round Slow Speed zone, except a 30 mph corridor in the marked channels; boaters also meet idle-speed water in Gordon Pass. Posted signs control (Florida Administrative Code, Rule 68C-22.023). The City of Naples’ own boating speed zones apply only to Doctors Pass and Moorings Bay; on Naples Bay the state’s manatee zones govern (City of Naples, Ordinance 16-13751).
The City’s East Naples Bay Dredging and Rock Removal Project reached Royal Harbor after Hurricane Ian delayed it. The City’s canal map dated December 12, 2025 shows every Royal Harbor canal reach completed or not affected; the contractor was finishing the last reach, north of Royal Harbor, in early 2026 (City of Naples canal map; February 2026 update). The City said Hurricane Ian added about $1 million to the dredging cost (project site).
No depth survey of the Royal Harbor canals was read for this guide; have the water at the seawall sounded at low tide before you buy. The federal channel from Naples to Gordon Pass was designed at 12 feet below mean lower low water at the pass entrance and 10 feet inside, plus 2 feet of allowable overdepth, per the U.S. Army Corps of Engineers’ 2013 permit package.
The City’s dock code has a paragraph written for Royal Harbor, rewritten by Ordinance 10-12741 in 2010: on interior canals, “The shore-normal dimension for a pier shall not exceed the platted property line, said line being 5 feet off shore from the platted seawall line. There shall be no restriction on vessel width or beam” (City Code Sec. 56-93). City Council took up dock standards again in 2026; confirm the current text of Sec. 56-93 before designing a dock. How the paragraph applies to condominium property, if at all, depends on what water frontage the declaration assigns.
For owners without a private slip, the nearby options are public and commercial: the City’s Naples Landing Park and public boat launch, the City Dock, Collier County’s Bayview Park launch site, and private clubs such as Hamilton Harbor Yacht Club, which describes itself as a private yacht club with dry storage and a public fuel dock. Water quality is also on the record: the Florida DEP’s copper TMDL report (December 2024) finds Naples Bay and Haldeman Creek impaired for copper, a regulatory finding about the bay and the creek, not a swimming or fishing advisory.
From Royal Harbor, where The Row sits, Fifth Avenue South is about 6 minutes by car, NCH Baker Hospital about 9, Naples Airport’s terminal about 8, Coastland Center about 10 and Southwest Florida International Airport about 45, measured without traffic from the middle of Snook Drive. Every trip starts on Sandpiper Street and US-41.
Data updated: September 2026 (free-flow routing on OpenStreetMap data from the middle of Snook Drive, 26 Sep 2026)
Sandpiper Street, Royal Harbor’s entrance road, runs from the neighborhood to US-41 (Tamiami Trail East), and every drive begins there. Drive times are free-flow estimates without traffic, measured from the middle of Snook Drive; in-season traffic on US-41 is longer.
Destination | Road distance | Drive time (free-flow) |
|---|---|---|
Fifth Avenue South (1100 block) | 2.1 miles | 6 minutes |
Third Street South | 3.0 miles | 9 minutes |
Naples Pier | 3.3 miles | 9 minutes |
Naples Botanical Garden | 3.4 miles | 8 minutes |
Naples Airport terminal | 3.6 miles | 8 minutes |
Coastland Center | 3.9 miles | 10 minutes |
The Village on Venetian Bay | 6.5 miles | 15 minutes |
Waterside Shops | 7.4 miles | 16 minutes |
Mercato | 9.7 miles | 20 minutes |
I-75 Exit 101 (Collier Boulevard), approximate point | 9.8 miles | 17 minutes |
Southwest Florida International Airport (RSW) | 33.3 miles | 45 minutes |
Method: car routing on OpenStreetMap road data with no traffic, signals or seasonal load, from a single origin at the middle of Snook Drive, run on September 26, 2026. Destinations: Coastland Center, The Village on Venetian Bay, Waterside Shops, Mercato, Naples Airport and Southwest Florida International Airport.
The Gulf beach ends at the west end of Broad Avenue South and around 12th Avenue South are about 3.1 miles and 8 to 9 minutes by car from mid-Royal Harbor, or about 21 minutes by bike. City beach parking permits are free to City residents and Collier County property taxpayers (City of Naples, beach parking information; beach parking permits). The Naples Pier is being rebuilt: the City’s pier project began construction on January 6, 2026, under a contract of about $23.5 million with a schedule of about 18 months (City of Naples, Naples Pier rebuild project), and the Naples Daily News reported in August 2026 that completion was expected by July 2027 (Naples Daily News).
NCH Baker Hospital at 350 7th Street North is the nearest hospital, about 2.9 miles and 9 minutes by car from the middle of Snook Drive (NCH Baker Hospital). In the CMS Hospital General Information dataset released August 13, 2026, NCH (one certification number covering the system’s hospitals) carries an overall rating of 3 of 5 stars (CMS, Hospital General Information). No hospital in Collier County appears on the Florida Department of Health’s list of state-designated trauma centers; the nearest adult trauma center is Gulf Coast Medical Center, a Level II center in Fort Myers (Florida Department of Health, trauma centers). NCH North Naples Hospital hosts what NCH calls “the only 24-hour pediatric emergency department in Collier County” (NCH), 10.8 miles away.
Naples Fire-Rescue’s Station 1, at 835 8th Avenue South, houses Engine 1, Ladder 1 and Squad 1, which the department describes as “assigned to protect the south end of the City of Naples” (Naples Fire-Rescue, Station 1). Naples Fire-Rescue reports an ISO Class 1 rating (Naples Fire-Rescue). The Naples Police Department patrols Royal Harbor and runs a Marine Unit on Naples Bay.
The nearest waterfront dining is at the Naples Bay Resort, about 1.16 miles from mid-Royal Harbor, Kelly’s Fish House and Tin City, with Fifth Avenue South and Third Street South a short drive west. The Publix at Naples Towne Centre on Tamiami Trail East is about 8 minutes from the middle of Marlin Drive.
Around The Row at Royal Harbor, Royal Harbor’s single-family streets are zoned R1-10 and are rebuilding steadily, the canals were dredged by December 2025, power-line undergrounding is on hold, and the bigger changes are outside the City: a JW Marriott on US-41 East, the Bayshore corridor and FDOT’s US-41 work.
Data updated: September 2026 (City of Naples; Collier MPO FY2027-2031 TIP approved 12 Jun 2026; Royal Harbor Association; news reports as dated)
For a condominium owner, the neighborhood around the building is part of the value. Royal Harbor’s changes are mostly house by house; the larger projects are along US-41 and across Haldeman Creek, in unincorporated Collier County.
On the Collier County 2026 preliminary roll, 117 of Royal Harbor’s 386 houses were built in 2015 or later and 208 in 2000 or later; 131 were built before 1980. New homes by year built from 2015 to 2025 ran 11, 10, 4, 2, 10, 11, 12, 19, 16, 11 and 11. The older houses are where the change happens: on the roll, the 131 houses built before 1980 carry a median improvement value of $208,982, a median 9 percent of their total county value (county just value, not a sale price).
The City’s canal map dated December 12, 2025 shows every Royal Harbor canal reach completed or not affected; the contractor was finishing the last reach, north of Royal Harbor, in early 2026 (City of Naples, East Naples Bay dredging project).
Royal Harbor’s power lines are overhead. The City commissioned a feasibility study of burying them in Royal Harbor, Port Royal and Aqualane Shores in 2024; the Royal Harbor Association reported in November 2025 that the estimate came to about $30,000 per lot and that the project is on indefinite hold. No undergrounding assessment has been adopted for Royal Harbor (association infrastructure page).
The Royal Harbor Association reported that Lumen was installing Quantum Fiber lines in the neighborhood, with completion expected in January 2026; check service by address (association, Quantum Fiber). Natural gas is “not available in our neighborhood due to a lack of infrastructure bringing gas to our area from US41,” as the association’s infrastructure page put it in September 2026.
The Collier MPO’s Transportation Improvement Program for fiscal years 2027 to 2031, approved June 12, 2026, lists FDOT project 456236-1, resurfacing US-41 from 5th Avenue South to east of Davis Boulevard, with construction in fiscal year 2029 at $4,168,212, and project 453415-1, a project development and environment study of US-41 from 3rd Avenue to Davis Boulevard, in fiscal year 2027 at $1,271,681 (Collier MPO TIP). Along US-41 East in unincorporated Collier County, outside Royal Harbor, a 331-room, six-story JW Marriott is under construction at 2096 Tamiami Trail East; construction started September 15, 2025, and opening is targeted for September 2027, as Gulfshore Business reported on September 26, 2025, and Collier County held a ribbon cutting for the Bayshore Boardwalk in February 2026 (Collier County).
City Council extended the Naples 2045 Comprehensive Plan schedule by eight months on June 15, 2026; the draft schedule shows adoption in August 2027 (Naples 2045; Gulfshore Business).
Daily life at The Row at Royal Harbor runs on City of Naples services: City water, sewer, trash and recycling, City police and fire-rescue, and public streets with no gate. Parking, storage and any shared building services are set by the condominium’s documents, which are not published.
Data updated: September 2026 (City of Naples utilities, solid waste and code pages)
A Row owner deals with two sets of logistics: the City’s, which every Royal Harbor address shares, and the association’s, which only the five units share.
The City of Naples’ Solid Waste Division collects trash twice a week and recycling and yard waste weekly in Royal Harbor, on a day set by address. On the 2026 rate sheet, solid waste is $77.08 per billing cycle for a single-family home; how The Row’s collection is arranged and billed is a question for the association.
Royal Harbor is on City of Naples Utilities water and sewer. Power lines are overhead, natural gas is not available, and Quantum Fiber was reported as being installed, with service to be checked by address.
Parking at The Row follows the condominium’s documents. On Royal Harbor’s public streets, golf carts are limited by state law: s. 316.212, Florida Statutes bars golf carts from public streets unless designated, while registered low-speed vehicles may use streets posted 35 mph or less under s. 316.2122. In the Recreational Vehicle Storage Overlay District that covers Royal Harbor’s single-family streets, a trailered boat lives in a garage, on a lift or in the water, not in the driveway or side yard; The Row’s R3-12 site follows its own district rules and the condominium’s documents.
The City allows residential construction from 7 a.m. to 6 p.m. Monday to Saturday under Sec. 16-291, and the City’s construction site activity page explains the rules. Code Compliance handles City code questions.
Royal Harbor addresses carry ZIP 34102 on the county roll. How mail and packages are received at a five-unit building is set by the building’s layout and the association; a buyer should ask during the showing.
The Row at Royal Harbor and a Royal Harbor single-family house share the same streets, flood map, schools and City services, but not the same ownership. A Row unit costs far less on the county’s roll and carries a mandatory condominium association; a house means your own canal lot, the City’s code and no association at all.
Data updated: September 2026 (Collier County 2026 preliminary roll and sales files dated 29 Aug 2026; Southwest Florida MLS, pulled 24 and 26 Sep 2026; City of Naples; FEMA)
The rival a Row buyer actually weighs is not another neighborhood; it is the house down the street. Every cell below comes from a record already cited in this guide. County figures are county just value, not sale prices, and county base area is never set beside MLS living area.
Yardstick | The Row at Royal Harbor (5 units) | A Royal Harbor single-family house (386 homes) |
|---|---|---|
What you own | A condominium unit plus a share of the common property; land held in the condominium | A lot on one of three recorded plats and the house on it |
Year built | All 2018 | Median 2001; 131 before 1980, 117 in 2015 or later |
Size, county base area | 2,217 to 2,831 sq ft; median 2,812 | Median about 2,640 sq ft of base area of the main building |
Lot | None of your own | Median 0.26 acre, about 11,300 sq ft |
Water | Frontage or dock rights depend on the declaration | Every platted lot touches water, median about 94 ft of water edge |
2026 county just value (preliminary) | $1,430,200 to $1,798,600 per unit | Median $3,673,316; pre-1980 median $2,055,236 |
Recorded sales | 7 since 2019 (5 developer, 2 unqualified resales) | 16 qualified in the 12 months to August 29, 2026 |
Median recorded sale | Not computed (7 sales; listed above) | $3,700,000 (n = 13 improved homes, county) |
MLS, 12 months to September 24, 2026 | 0 closings; 0 active or pending on September 26 | 21 in-plat closings; 20 for sale on September 26 |
Zoning | R3-12 multifamily | R1-10 (R1-15 at the south end of Tarpon Road), with the RV storage overlay |
Association | Mandatory condominium association, chapter 718 | None mandatory; voluntary $50 association |
Association charges | Not published; the estoppel states them | None |
Estoppel at sale | Yes, capped at $299 for a current account | No |
Buyer’s statutory documents | Condominium resale package, s. 718.503 | No association package |
Flood zone | AE 9 | AE 9 (342 parcels) or AE 8 (76), measured at the street |
East Naples Bay district | All 5 units pay 0.5 mill | 358 of 421 parcels pay |
2026 preliminary tax bill | $10,631.72 to $17,100.37 | Median $26,620 |
Rentals | City 30-day rule plus the declaration | City 30-day rule |
Pets | Declaration and rules may limit | City and County rules only |
Exterior changes | Association approval under the declaration | City permits; no design review for single-family |
Insurance | Association policies plus the owner’s unit and flood policies | Owner insures the whole house, flood and wind |
Schools | Lake Park, Gulfview, Naples High (check the unit’s address) | Lake Park, Gulfview, Naples High |
Sources: Collier County Property Appraiser 2026 preliminary roll; City of Naples zoning layer; FEMA National Flood Hazard Layer; Ordinance 87-5330; Florida Statutes 718.116 and the DBPR fee schedule; Royal Harbor Association; City of Naples Short-Term Rental Guidelines. MLS rows: Southwest Florida MLS (Matrix), Development “Royal Harbor” filtered to the three plats and The Row, closed September 25, 2025 to September 24, 2026 and active on September 26, 2026.
Choose The Row if you want a newer home inside Royal Harbor at a fraction of a canal house’s county value, are comfortable with a small mandatory association, and do not need your own dock unless the declaration grants one. Choose a Royal Harbor house if you want your own seawall and dock, want no association at all, or want the option to rebuild on the lot. The flood elevation, the insurance file and, for The Row, the condominium documents decide the specific home.
McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, and we read both from the same records. Selling a Row unit and weighing it against a house sale? Get a free Row at Royal Harbor home valuation, read how we sell a Royal Harbor house, see what a canal house is worth with a free Royal Harbor home valuation, or call Jesse direct at (239) 898-6072. Deciding as a buyer? Call Marc at (239) 287-5873, read how we represent Royal Harbor buyers, or see how we represent buyers in Southwest Florida.
The Row at Royal Harbor is the only condominium inside Royal Harbor’s plats, so its closest comparisons are the Royal Harbor houses around it and the canal neighborhoods across Naples Bay. In the same 12 months Royal Harbor’s median single-family MLS sale was $3,000,000, against $9,075,000 in Aqualane Shores and $17,687,500 in Port Royal.
Data updated: September 2026 (Southwest Florida MLS, single-family closings 25 Sep 2025 to 24 Sep 2026, pulled 24 Sep 2026; Collier County 2026 preliminary roll)
A Row buyer is buying into a neighborhood whose price level sits at the lower end of south Naples’ waterfront ladder, and a Row seller is selling into a market where most nearby buyers are shopping for houses. The table sets The Row beside its neighborhood and the canal neighborhoods across the bay on one yardstick, the Southwest Florida MLS for the same 12 months.
Southwest Florida MLS (Matrix), each neighborhood by its own Development name, single-family closings September 25, 2025 to September 24, 2026, pulled September 24, 2026, as published on our Aqualane Shores and Royal Harbor guides; The Row row is condominium closings for the same window. An even count takes the midpoint of the two middle sales.
Community | Closings (n) | Median sale | Median $ per living sq ft | Median days on market | Median sale-to-list |
|---|---|---|---|---|---|
The Row at Royal Harbor (condominium) | 0 | no sale in the window | not applicable | not applicable | not applicable |
Royal Harbor (MLS development; one of the 22 sits outside the plats) | 22 (even) | $3,000,000 | $1,149.51 | 77 | 90.21% |
Aqualane Shores | 26 (even) | $9,075,000 | $1,772.02 | 204 | 91.21% |
Port Royal | 30 (even) | $17,687,500 | $2,897.73 | 123 | 91.65% |
Olde Naples, single-family | 67 (odd) | $6,100,000 | $1,562.99 | 111 | 92.41% |
Inside the three recorded plats only, the same MLS window gives Royal Harbor 21 single-family closings at a $2,975,000 median, $1,149.19 per sq ft of living area, 86 median days on market and a 90.13% median sale-to-list ratio. The Row’s own last recorded sale, $3,200,000 in December 2023, is a county deed figure outside this window, and it is never set beside an MLS per-square-foot figure.
Collier County recorded 16 qualified Royal Harbor sales in the 12 months to August 29, 2026, 13 of them improved single-family homes at a median of $3,700,000 (county, qualified sales). With 9 to 16 sales a year, the median swings with the mix of homes that sell, older ranch houses one year and new builds the next; the county’s value for the same 386 homes barely moved from 2023 to 2026. Our Royal Harbor neighborhood guide carries the full year-by-year record.
Aqualane Shores, the west-shore canal neighborhood directly across Naples Bay, is Royal Harbor’s closest analogue on the record: the 2006 Naples Bay study names the two together, per the South Florida Water Management District’s copy of the report. Its MLS median of $9,075,000 is three times Royal Harbor’s. On the Collier County 2026 preliminary roll, the median across Aqualane Shores’ seven plats is $7.21 million, as published on our Aqualane Shores guide; every Row unit is valued at a fraction of that.
Port Royal sits at the south end of the City on the west side of Naples Bay, toward Gordon Pass. Its 30 single-family closings in the same window had a $17,687,500 median, and its own club, the Port Royal Club, offers a private beach, dining, spa, fitness and tennis to owners of eligible Port Royal properties, per the club’s membership page. Royal Harbor is not part of Port Royal: the two sit on opposite sides of the bay, on different plats, under different zoning districts and dock rules, and NOAA’s Coast Pilot lists them separately.
Across the bay, Olde Naples recorded 67 single-family closings in the same MLS window at a median of $6,100,000. Olde Naples sits on the Gulf side of Naples Bay; The Row sits on the east side, about 9 minutes by car from Third Street South and the beach ends, measured from mid-Royal Harbor without traffic.
Royal Harbor’s closest neighbors on the map are the two other neighborhoods in its dredging district. Ordinance 87-5330 states that “The District includes all of the canals of Golden Shores, Oyster Bay, and Royal Harbor Subdivisions,” per the City’s copy of the ordinance. Oyster Bay recorded one single-family sale in the 365 days to September 22, 2026 on the Southwest Florida MLS, too few to publish a range or a median.
The Row at Royal Harbor’s strengths are a 2018 building, the lowest county values in Royal Harbor, lower tax bills than the neighborhood’s houses and a City of Naples address on a canal neighborhood. Its weaknesses are a very thin sales record, unpublished association finances and rules, Zone AE and evacuation Zone A, and no dock unless the declaration grants one.
Data updated: September 2026 (Collier County 2026 preliminary roll and sales files dated 29 Aug 2026; FEMA; Southwest Florida MLS)
Every point below is traced to a record already cited in this guide; none is a matter of taste. The same fact can be a pro for one buyer and a con for another.
The Row suits a buyer who wants a newer home inside Royal Harbor without a canal lot’s price or upkeep, who is comfortable reading a condominium’s documents and sharing decisions with four other owners, and who values a City of Naples address a short drive from downtown and the beach. It suits less well a buyer who wants a private dock, a large managed building with amenities and staff, or a market deep enough to resell quickly.
Selling? Get a free Row at Royal Harbor 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.
When we price or show a unit at The Row at Royal Harbor, we start from the county’s deed record and unit values, then gather the condominium’s estoppel, budget, declaration and insurance declarations, and the unit’s elevation certificate. In a five-unit building with seven recorded sales, those documents, not a neighborhood median, set the price.
Data updated: September 2026 (our pricing and showing process; Collier County records; Florida Statutes 718.116 and 718.503)
We have not represented a sale at The Row, and this section does not pretend otherwise. It describes the file we build for any Row listing or purchase, drawn from how we work every small condominium and every Royal Harbor home.
We tracked every recorded Row transfer on the county’s file, and we start a valuation from those seven sales, weighting the two resales for what they are: reported prices the county did not qualify. Then we set the unit’s size tier and county value beside them, and beside the Royal Harbor house and lot market of the same months.
The estoppel certificate, issued under Florida Statutes 718.116, is the only document that states what the association charges and whether anything is owed. We order it early, because a buyer’s first question after price is always the monthly cost.
Leasing limits, pet rules, parking and alteration rules decide who can buy. A declaration that allows seasonal leasing widens the pool to second-home buyers; a strict one narrows it. We read those provisions before we write the listing, and we describe them exactly as written.
A Row buyer’s lender and insurer will ask for the unit’s elevation certificate and the association’s insurance declarations. We put both in the listing file, with the City’s flood portal record for the address, so the insurance question does not stall the contract.
For a waterfront neighborhood, we plan showings for the light on the water. At The Row, we also plan around the owners: in a five-unit building, a showing is visible to neighbors, so we coordinate access and keep discretion when a seller wants it.
Listing searches and map labels get The Row at Royal Harbor wrong in predictable ways: they mix it with condominiums north of Royal Harbor, with Port Royal, and with the single-family homes around it. The public record corrects each of them.
Data updated: September 2026 (Collier County roll; Southwest Florida MLS; City of Naples; Sunbiz)
The only condominium inside Royal Harbor’s plats is The Row at Royal Harbor, five units on Chesapeake Avenue built in 2018. Condominiums that appear under a “Royal Harbor” label in listing searches are mostly north of the recorded plats, because the MLS files some homes and condominiums there under a “Royal Harbor” development name.
The condominium sales under the MLS “Royal Harbor” development name in the last 12 months were in other buildings north of the plats. None was a Row unit, and none of their prices describes The Row, whose recorded sales have run from $1,150,000 to $3,200,000.
The Row is in Royal Harbor, on the east side of Naples Bay. Port Royal is a separate neighborhood on the west side, at the south end of the City.
Royal Harbor has no mandatory homeowners association. The Royal Harbor Association is voluntary at $50 a year, per its website. The Row’s one mandatory association is its own condominium association.
County just value is an assessment as of January 1 for taxes, not market value. The county valued the largest Row units at $1,798,600 for 2024 and 2025, while one of them recorded a $3,200,000 resale in December 2023.
If you’re searching for a The Row at Royal Harbor listing agent, or thinking, ‘I need someone to sell my Row at Royal Harbor home…’, start with the facts a buyer will check first: the building’s seven recorded sales, the estoppel, the condominium documents and the unit’s elevation certificate. We build the price and the file from those.
Data updated: September 2026 (Collier County recorded sales and 2026 preliminary roll, files dated 29 Aug 2026; Southwest Florida MLS, pulled 24 and 26 Sep 2026)
If you are thinking, “I need someone to sell my condo in Naples, Florida,” McGreevy and Comisar helps owners price, market, negotiate and sell with a local strategy built for Naples and the rest of Collier and Lee counties. A Row sale is a small-building condominium sale inside a neighborhood of waterfront houses, and it needs both skills: the condominium paperwork done early and right, and marketing that reaches the Royal Harbor and Naples Bay buyer rather than only the few people watching one address. As the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate.
What Row units have sold for. In the last 12 months The Row at Royal Harbor has seen 0 resales on the Southwest Florida MLS, and no unit was for sale or pending on September 26, 2026; we have represented none of the building’s sales. Across all recorded history, Collier County shows five developer closings in 2019 and 2020 at $1,150,000 to $1,350,000 and two resales, $2,130,000 in January 2022 and $3,200,000 in December 2023, both coded unqualified by the county. Around The Row, Collier County recorded 16 qualified Royal Harbor sales in the 12 months to August 29, 2026, with an improved single-family median of $3,700,000, and the MLS counted 21 in-plat single-family closings at a median of 86 days on market.
What makes selling a Row unit different. Four things set a Row sale apart from a house sale on the canals around it:
Start with a free Row at Royal Harbor home valuation, or use our Naples home valuation form. It takes about a minute, and Jesse follows up with the evidence that fits your unit: the building’s own recorded sales, your unit’s size tier and county value, and the Royal Harbor sales of the same months, not a neighborhood median that mixes condominiums north of the plats with canal houses. Prefer to talk first? Call Jesse direct at (239) 898-6072.
(239) 898-6072, text or call. Confidential conversations welcome.
Ready to list? Read our seller guide to The Row at Royal Harbor, from pricing to the estoppel and the document package.
McGreevy and Comisar lead Domain Realty Group, the #1 Team in Southwest Florida since 2012, and have been Top 1% Real Estate Agents Nationally Since 2008, with over $900 million in personal sales. We list a Row unit with its record in hand: the county’s deed history and unit values, the estoppel, the condominium documents, the elevation certificate and the Royal Harbor market around it. Call Jesse direct at (239) 898-6072.
The Row’s own MLS record gives a wide range: the five developer sales took 107 to 494 days on market in 2019 and 2020, the 2022 resale was entered at closing, and the two listings of 1559 since January 2025 ran 256 and 215 days without a sale. Around it, the 21 in-plat Royal Harbor single-family closings in the same window took a median of 86 days on market.
Waiting does not guarantee a comparable: the building has recorded two resales in about seven years. We price from the resale record, the county’s unit values and the Royal Harbor market now, and we tell you what that evidence supports.
Yes. When discretion matters more than exposure, we market a Row unit quietly to qualified buyers and agents before or instead of a public listing. We talk through the trade-off first, because in a building that records a sale only every few years, exposure is often what finds the buyer. Confidential conversations are welcome at (239) 898-6072.
Whether the association must approve a buyer is set by the declaration, which is not published. We read it with you before listing, and if an approval step exists, we build it into the contract timeline.
Under the DBPR’s current schedule for Florida Statutes 718.116, the estoppel fee cap is $299 for a current account, plus $119 for expedited delivery and up to $179 more if the account is delinquent. In Collier County practice the seller customarily pays it, though the contract governs.
McGreevy and Comisar are The Row at Royal Harbor’s local real estate experts: Jesse McGreevy and Marc Comisar lead Domain Realty Group, the #1 team in Southwest Florida since 2012, work out of Bonita Springs, and read every Royal Harbor listing, condominium or house, against the county’s deed record, the City’s rules and FEMA’s map.
Jesse leads the listing side, and Marc works with buyers across Collier and Lee counties, including the canal neighborhoods on both shores of Naples Bay. This guide is built from the same records we use on any Royal Harbor listing: Collier County’s 2026 preliminary roll and recorded sales, the state’s corporate registry, the City of Naples code and GIS, FEMA’s flood map and the Southwest Florida MLS.
Our full story, our awards and the Domain Realty Group team are on the About McGreevy and Comisar page.
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about our team at DomainRealtyGroup.com.
Read Jesse McGreevy’s profile and Marc Comisar’s profile, learn more about McGreevy and Comisar, and follow us on Facebook and LinkedIn. Jesse McGreevy is a top-reviewed Royal Harbor realtor on Google; we publish no aggregate score.
★★★★★ “Jesse did a great job as Realtor and his assistant, Beth, didn’t miss a thing throughout the process!” Verified Google review
★★★★★ “Marc made an extremely stressful time of selling my parents’ house easier because of his expertise, compassion, and diligence. I cannot thank him enough and I would recommend him without reservation.” Verified Google review
Price the unit from the building’s own record first, then the neighborhood. Pull the paper a buyer’s attorney will ask for: the estoppel, the declaration and its amendments, the budget, the question-and-answer sheet, the association’s insurance declarations and the unit’s elevation certificate. Tell buyers plainly that Royal Harbor has no neighborhood association, so The Row’s condominium documents and the City’s code are the only rulebooks they are buying into. To buyers we say the same thing in reverse: read the declaration and the estoppel before you fall for the address.
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 unit at The Row? Get a free Row at Royal Harbor home valuation, or call Jesse direct at (239) 898-6072.
Buying at The Row? Call Marc at (239) 287-5873, read our buyer guide to The Row at Royal Harbor, or see how we represent buyers in Southwest Florida.
These are the questions buyers ask most about The Row at Royal Harbor, answered from the county roll and deed record, the state registry, the City of Naples, FEMA and the MLS.
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. We read a Row purchase from the deed record, the estoppel, the condominium documents and FEMA’s map. Call Marc at (239) 287-5873.
The Row at Royal Harbor is a five-unit condominium, “The Row at Royal Harbor, A Condominium,” at 1551 to 1559 Chesapeake Avenue in the Royal Harbor neighborhood of Naples, built in 2018, per the Collier County 2026 preliminary roll.
On Chesapeake Avenue inside Royal Harbor, on the east side of Naples Bay, south of US-41 (Tamiami Trail East), inside the City of Naples, ZIP 34102. Royal Harbor’s entrance road is Sandpiper Street.
Five. The county roll lists 1551, 1553, 1555, 1557 and 1559 Chesapeake Avenue, all built in 2018.
No. The only condominium inside Royal Harbor’s plats is The Row at Royal Harbor, five units on Chesapeake Avenue built in 2018. Condominiums listed under a “Royal Harbor” name are mostly north of the plats.
On the county roll, two units have 2,831 square feet of base area, two have 2,812 and one has 2,217, a median of 2,812. County base area is not MLS living area.
That is not in the public record we read. The listing and the condominium documents answer it, and we check both before we quote a count.
Those features are not in the public record we read. The listing, the declaration and the unit’s permit file answer them.
The public record we read shows no dock or slip for any Row unit. Whether the declaration grants water frontage or dock rights is answered by the declaration, which a buyer receives at resale.
Five developer closings in 2019 and 2020 at $1,150,000 to $1,350,000, and two resales at $2,130,000 (January 2022) and $3,200,000 (December 2023), both coded unqualified by the county, per the Collier County sales file.
None was listed or pending on the Southwest Florida MLS on September 26, 2026; the last listing, 1559 at $2,495,000, was terminated on July 8, 2026. Call Marc at (239) 287-5873 to be told first when one comes to market.
On the 2026 preliminary roll, $1,798,600 for each 2,831-square-foot unit, $1,590,360 for each 2,812 and $1,430,200 for the 2,217. County just value is not market value.
The 2026 preliminary bills run from $10,631.72 to $17,100.37. A new owner is taxed on the unit’s just value at 9.5076 mills: by our arithmetic about $13,598 to $17,100 without a homestead exemption.
The condominium association does not publish its assessments; the estoppel certificate at resale states them. Ask for the budget and the assessment schedule during the contract period.
The state record lists owner-officers and no management company for The Row at Royal Harbor Condominium Association, Inc., document N18000013207, per Sunbiz.
None appears on the county roll: no Royal Harbor parcel carries a non-ad-valorem assessment on the 2026 preliminary roll. A condominium special assessment is an association matter, and the estoppel certificate discloses it.
No. Royal Harbor’s streets are public City of Naples streets, and there is no gate or guardhouse.
No. Royal Harbor has no mandatory homeowners association; the Royal Harbor Association is voluntary at $50 a year, per its website.
Yes. All five units read FEMA Zone AE with a 9-foot base flood elevation on the map effective February 8, 2024, per the National Flood Hazard Layer.
A federally backed mortgage on a property in Zone AE requires flood insurance. Ask for the association’s flood declarations and the unit’s elevation certificate before you quote a policy.
Yes. Every Royal Harbor parcel is in Collier County hurricane evacuation Zone A, per the County’s evacuation layer.
Florida’s milestone inspection law, s. 553.899, applies to condominium buildings of three or more habitable stories. The Row’s condominium documents and building height decide whether Florida’s condominium milestone rules apply; ask for them at resale.
Royal Harbor addresses are zoned for Lake Park Elementary, Gulfview Middle and Naples High for 2026-27. Condominium units can lack an address point in the district’s file, so run the unit’s address through the district lookup.
Nothing in the public record we read designates The Row as housing for older persons. The declaration is the controlling document.
Only within the City’s 30-day rule, which allows shorter stays three times a year, per the City’s Short-Term Rental Guidelines, and within any leasing limits in the declaration.
The condominium’s declaration and rules decide; they are not published. The City’s Gulf beaches are off-limits to pets.
R3-12 multifamily, on the City’s zoning layer. The single-family streets around it are R1-10.
The nearest Gulf beach ends are about 3.1 miles and 8 to 9 minutes by car from mid-Royal Harbor, or about 21 minutes by bike. City beach parking permits are free to City residents and Collier County property taxpayers.
Fifth Avenue South is about 6 minutes by car and Third Street South about 9, measured without traffic from the middle of Snook Drive.
NCH Baker Hospital, 350 7th Street North, about 2.9 miles and 9 minutes by car from the middle of Snook Drive.
NOAA’s Coast Pilot names only one bridge on Naples Bay, the fixed US-41 span north of Royal Harbor, so the run south to Gordon Pass passes under no bridge the Coast Pilot lists.
No. The Row is in Royal Harbor on the east side of Naples Bay; Port Royal is a separate neighborhood on the west side.
It depends on what you want. A Row unit is newer and valued far below a Royal Harbor house on the county roll, but it carries a mandatory association and no lot of your own. The decision table above sets the two side by side.
These are the questions Row owners ask most before they sell, answered from the county’s deed record and roll, Florida’s condominium statutes, FEMA and the MLS.
The evidence is the building’s seven recorded sales, your unit’s size tier and county value, and the Royal Harbor market of the same months. For a price built on that evidence, get a free Row at Royal Harbor home valuation or call Jesse direct at (239) 898-6072.
The last recorded sale at The Row was a resale at $3,200,000 in December 2023, which the county coded as unqualified, per the Collier County sales file.
Very few. The county has recorded two resales since the last developer closing in April 2020, and the MLS showed no Row closing in the 12 months to September 24, 2026.
County just value is an assessment as of January 1 for taxes, set by mass appraisal. It is not market value, and a single resale, especially one the county coded unqualified, does not reset it.
It means the county did not accept the deed as an arm’s-length market transfer for its own sales analysis. It does not mean the price is wrong; it means the county has not vouched for it as a market test.
Not directly. House prices describe a lot and a detached house; a Row unit is a condominium with its land held in common. We use the house market as context, and the building’s own record as evidence.
Only on the same measure. County base area belongs beside county figures, and MLS living area beside MLS figures; the two are never compared.
Yes. The association issues it under Florida Statutes 718.116, and it states what is owed and what the association charges.
Under the current DBPR fee schedule, the cap is $299 for a current account, plus $119 for expedited delivery and up to $179 more if the account is delinquent.
On a condominium resale, Florida Statutes 718.503 requires the governing documents and a current Frequently Asked Questions and Answers sheet, and gives the buyer a window to cancel after receiving them. Your closing agent or attorney confirms the exact list; this is information, not legal advice.
No. Florida Statutes 720.401 does not apply to an association regulated under chapter 718. The condominium resale rules apply instead.
Every residential contract carries the property tax disclosure summary required by Florida Statutes 689.261, warning the buyer not to rely on the seller’s current taxes.
Florida resets a homestead’s capped value to just value on a change of ownership under s. 193.155. At 9.5076 mills, by our arithmetic, a new owner without a homestead would pay about $13,598 to $17,100 at the 2026 preliminary values.
Property taxes, including the district’s 0.5 mill, are prorated between seller and buyer at closing; every Row unit is inside the district.
That is set by the declaration, which is not published. We read it with you before listing and build any approval step into the timeline.
Sign rules at a condominium are set by its documents and board. We check them before listing and market the unit online and through our network either way.
Whether and how an open house can run is an association question in a small building. We coordinate with the officers and respect the neighbors’ privacy.
In a 2018 building, cosmetic updates usually matter more than systems. Any alteration runs through the declaration’s approval rules first, and we advise against spending before we price.
The unit’s elevation certificate, the association’s flood declarations, and the City’s flood portal record for the address. Flood insurance cost depends on each home’s elevation certificate.
A buyer insures the unit on top of the association’s policies. Having the association’s insurance declarations and a current wind-mitigation form in the listing file lets a buyer’s agent quote quickly.
Florida sellers disclose known facts that materially affect value and are not readily observable. For a Row unit that usually means any water intrusion, association disputes or pending assessments. Your closing agent or attorney confirms what your contract requires.
In the year to August 29, 2026, 15 of the county’s 16 qualified Royal Harbor sales recorded between January 29 and June 19, 2026, the winter and spring months. Listing before season lets a unit be seen by winter buyers.
For most Naples condominiums, the months before and during the winter season. With so few Row sales, we set timing around your plans and the current Royal Harbor inventory.
Many Naples second-home buyers like a furnished unit, and a furnished sale can be written into the contract. We decide it with you from the buyer profile and the unit.
Yes. Much of the work, documents, showings and closing, can be handled remotely, and we manage access in the building while you are away.
The estate’s authority to sell, the estoppel, the condominium documents and the unit’s records. The estate’s attorney confirms the title steps; we handle pricing, the file and marketing.
Yes, within the City’s 30-day rule and the declaration’s leasing limits. A tenant in place can limit showings, so we plan around the lease dates.
You can. The estoppel, the resale package, the tax disclosure and marketing to buyers beyond one address are yours to handle alone. Our listing file does that work.
Both audiences matter. A Row unit sells to buyers who want Royal Harbor specifically and to buyers shopping Naples condominiums near the bay; our marketing reaches both.
Professional photography, drone and twilight work, a qualified-buyer database built over two decades, off-market reach when a small building calls for discretion, and a listing file that answers the estoppel, document and flood questions up front.
It can make the appraisal harder, which is why we give the appraiser the full file: both resales, the county’s unit values, your unit’s documented features and the Royal Harbor sales of the same months.
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. Call Jesse direct at (239) 898-6072 or read our seller guide to The Row at Royal Harbor.
Every fact about The Row at Royal Harbor in this guide traces to a named public record: Collier County’s 2026 preliminary tax roll and recorded-sales file, the Florida Division of Corporations, Florida’s condominium statutes and the Department of Business and Professional Regulation’s estoppel fee schedule, the City of Naples’ ordinances, code, zoning and GIS layers, FEMA’s flood maps and claims data, NOAA and the National Hurricane Center, Collier County Public Schools and the Florida Department of Education, and the organizations named in the text. Neighborhood facts are shared with our Royal Harbor neighborhood guide and carry the same sources.
Market figures for Royal Harbor come from the Southwest Florida MLS (Matrix), Development “Royal Harbor” filtered to the three recorded plats and The Row, closed listings pulled September 24, 2026 and active listings pulled September 26, 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 and walking times are free-flow routing estimates computed in September 2026.
The public records that govern and describe The Row at Royal Harbor and its neighborhood 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 may refuse automated requests but open normally in a browser.
Some Row records are not posted anywhere public, and we say so rather than link a copy: the condominium’s declaration text as recorded (reachable through the Collier County Clerk’s Official Records search), its budget, bylaws and rules, the association’s insurance declarations, and elevation certificates for individual units.
Document | What it is | Link |
|---|---|---|
Florida DBPR estoppel certificate fee schedule | The current caps on condominium estoppel fees under s. 718.116: $299 for a current account, $119 expedited, up to $179 more if delinquent | |
City of Naples Ordinance 87-5330 (Aug 5, 1987), with Exhibit A | Created the East Naples Bay Special Taxing District that every Row unit pays | City of Naples Ordinance 87-5330 (Aug 5, 1987), with Exhibit A |
City of Naples Ordinance 2024-15508 (Dec 4, 2024) | Eliminated the one-year cumulative lookback in the 50 percent substantial-improvement rule | |
City of Naples Resolution 633 (Oct 9, 1957) | The seawall and bulkhead line along the Golden Shores, Oyster Bay and Royal Harbor plat lines | |
City of Naples Ordinance 10-12741 (Sep 1, 2010) | Rewrote Sec. 56-93, piers and boat lifts, including the Royal Harbor paragraph | |
City of Naples R1-10 / RVSOD zoning district extract | The single-family standards on the streets around The Row | |
City of Naples Short-Term Rental Guidelines | The 30-day rule and its three exceptions | |
City of Naples 2026 utility rates (effective Oct 1, 2025) | Water, sewer, stormwater and solid-waste charges | |
East Naples Bay canal status map (Dec 12, 2025) | Every Royal Harbor canal reach, including Chesapeake, completed or not affected | |
NOAA U.S. Coast Pilot 5, 2026 edition | Federal sailing directions naming Royal Harbor and the US-41 bridge | |
NOAA National Hurricane Center Tropical Cyclone Report, Hurricane Ian | The Naples gauge, surge and inundation record | NOAA National Hurricane Center Tropical Cyclone Report, Hurricane Ian |
FEMA FIRM panels 12021C0393J and 12021C0581J (effective Feb 8, 2024) | The flood map panels covering Royal Harbor, via FEMA’s panel index | FEMA FIRM panels 12021C0393J and 12021C0581J (effective Feb 8, 2024) |
Florida Department of Education 2025-26 School Grades (as of Sep 1, 2026) | Grades for Lake Park Elementary, Gulfview Middle and Naples High | Florida Department of Education 2025-26 School Grades (as of Sep 1, 2026) |
Market data from Southwest Florida MLS, pulled September 2026. County sales figures: Collier County recorded deeds on the 2026 preliminary roll files dated August 29, 2026. McGreevy and Comisar, Best Realtor for The Row at Royal Harbor. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.
Thinking about buying or selling in Southwest Florida? Tell us what you are trying to do and we will tell you honestly what it will take. McGreevy and Comisar, Domain Realty Group.
