The Tides at Bayfront, now marketed as Palazzo at Bayfront, is a 35-residence condominium under construction in downtown Naples beside Naples Bay. Plans, approvals, flood zone, schools and nearby sales from the record. Sell or buy with McGreevy and Comisar.
By Jesse McGreevy and Marc Comisar, McGreevy and Comisar, Domain Realty Group. Updated October 2026.
The Tides at Bayfront is a 35-residence luxury condominium under construction in Naples, Florida, at the northern entrance of the Bayfront mixed-use district where Third Avenue South meets Goodlette-Frank Road beside the Gordon River. It is the same project now marketed as Palazzo at Bayfront: Gulfshore Business, November 8, 2024, wrote that it was “Originally introduced two years ago as The Tides at Bayfront before a name change.” Stoneburner Development Company is developing two new buildings, Building 6 and Building 7, and BCBE Construction is the general contractor. Ground was broken on January 23, 2026. The plans are three-bedroom residences of 2,055 to 2,252 sq ft and two four-bedroom penthouses of 3,060 and 3,170 sq ft, and the developer’s pricing in October 2026 reads “starting at $2 million.” The setting is downtown, just north of the historic streets of Olde Naples.
McGreevy and Comisar lead Domain Realty Group, Top 1% Real Estate Agents Nationally Since 2008 and the #5 real estate team in Florida (RealTrends 2026), and we advise buyers on both sides of a pre-construction decision: what the developer promises, and what recorded sales say the neighbors are worth. If you are comparing Bayfront options, start with our guide to the best real estate agents in Naples. Our market data is plain: in the 24 months to early October 2026, 19 Collier County recorded resales at neighboring Bayfront A Condominium closed at a median of $850,000.
Names matter here. The Tides at Bayfront is not the 156-unit Bayfront condominium built in 2000 at 401 to 451 Bayfront Place, not the Bayfront Inn hotel on Fifth Avenue South, and not The Tides at Pelican Landing in Bonita Springs or Palazzo at Naples.
If you’re searching for the best realtor for The Tides at Bayfront in the Bayfront district of downtown Naples, Florida, whether you’re ready to sell your Tides at Bayfront 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 Bayfront track record (Collier County recorded sales, 12 months since October 2025): 7 qualified resales at Bayfront A Condominium, the established residential condominium inside the same Bayfront planned development; highest recorded sale $2,850,000; no recorded sales yet at The Tides at Bayfront (Palazzo), which is under construction.
Honors and recognition:
Selling your Tides at Bayfront home? Get a free home valuation → request your free home valuation OR call Jesse direct at (239) 898-6072. Planning the sale of a downtown condo more broadly? Read how we handle selling a home in Naples and request a Naples-specific home valuation.
Buying a home in The Tides at Bayfront? Call Marc at (239) 287-5873 for a personalized buyer consultation, and see our overview of buying a home in Naples.
Jesse has worked Southwest Florida real estate since 2004 and the team since 2008, which is why we read a developer’s offering package line by line and price it against what Bayfront buildings have actually recorded.
The Tides at Bayfront, marketed today as Palazzo at Bayfront, is a 35-residence condominium under construction in the City of Naples with no published delivery date, no formed association and no resale history. Eight facts, each tied to a public source, frame every decision about The Tides at Bayfront.
Data updated: October 2026
Jump to any section of our The Tides at Bayfront guide.
Life at The Tides at Bayfront will center on walking: Bayfront’s shops, restaurants and marina at the door, Gulfshore Playhouse about 0.4 mile away and Fifth Avenue South about half a mile, with a private clubhouse, pool and fitness room planned once the Palazzo at Bayfront buildings are finished.
Bayfront is not a gated enclave. The City’s planned development ordinance describes about 3 acres of landscaped public open space, and states that the waterfront and landscaped street space are publicly accessible, while the commercial areas, streets and docks remain private. The district’s own site lists its shops and restaurants as open daily from 9am to 9pm, and the developer says the boardwalk has been a cornerstone of downtown living for over 20 years. For an owner at The Tides at Bayfront, that means a front door that opens onto a public waterfront rather than a private clubhouse lawn. No gate, concierge or guard service has been announced for the Palazzo at Bayfront buildings.
The developer’s location page lists Freedom Boat Club and kayak and paddleboard rentals on site at the Bayfront marina. A few minutes north, the City’s Baker Park has a kayak launch, and the Gordon River Greenway is described in a City request for qualifications as a 175-acre linear park along the river. Together they give the address an on-the-water routine that does not require owning a boat.
The Baker Theatre and Education Center of Gulfshore Playhouse sits at First Avenue South and Goodlette-Frank Road. Gulfshore Playhouse opened the building in October 2024, describes it as more than 40,000 sq ft, and lists a 368-seat Mainstage and a 125-seat Studio Theatre. From The Tides at Bayfront it is about 0.4 mile, roughly a nine-minute walk on our estimate (the developer quotes about four minutes from its sales gallery on Bayfront Place).
The plans suit a buyer who wants single-family-sized space downtown: the developer’s residences page describes space normally found in a single-family home, maintenance-free, which is a developer claim and not a statement of any fee or service. Three bedrooms, three baths, a lanai or terrace and two covered parking spaces point toward second-home owners, downsizers and buyers who want to walk to dinner. Because the declaration and rules are not recorded yet, anyone with a pet, a rental plan or a boat should read the offering documents before relying on a marketing line.
McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, and we read pre-construction packages for a living. If you own nearby and are weighing a move, request a free home valuation or call Jesse direct at (239) 898-6072. If you are considering a contract at The Tides at Bayfront, call Marc at (239) 287-5873 for a buyer consultation before you sign anything.
The Tides at Bayfront sits at 1301 and 1320 Third Avenue South in the City of Naples, ZIP 34102, on Bayfront’s northern edge at Goodlette-Frank Road, and it is the same 35-residence project now sold as Palazzo at Bayfront, with the same buildings, plan sizes, developer and builder.
The two buildings stand on either side of Third Avenue South where it meets Goodlette-Frank Road, which Gulfshore Business called the northern entrance into the longtime mixed-use development. The City’s design review agenda places the two buildings and a 1,100 sq ft amenity building with a swimming pool at those two addresses. The developer’s sales gallery is at 465 Bayfront Place, which is a different address and not the site of the residences.
In August 2022, Gulfshore Business introduced the project as The Tides at Bayfront with three plans named Atlantic, Caribbean and Yucatan. On November 8, 2024, the same publication wrote that it was originally introduced two years earlier as The Tides at Bayfront before a name change. The January 2026 groundbreaking was reported under the Palazzo at Bayfront name.
The Florida Division of Condominiums lists the project in its developer extract as PR77210, “Palazzo at Bayfront, a Condo”, developer Stoneburner Development Company, LLC. It does not yet appear in the Division’s list of approved and recorded condominiums as of the extract dated October 24, 2026, and no state record uses the words Tides at Bayfront. Search results on Sunbiz show no association under either name.
Several lookalikes cause confusion. Bayfront A Condominium is the existing 156-unit building group built in 2000 at 401 to 451 Bayfront Place. The Bayfront Inn is a hotel on Fifth Avenue South. Palazzo at Naples is an unrelated homeowners association, Palazzo at Pelican Preserve is in Fort Myers, The Tides at Pelican Landing is in Bonita Springs, and 1301 Third Street South is a different Naples address from 1301 Third Avenue South.
Evidence | The Tides at Bayfront (2022) | Palazzo at Bayfront (2024 to 2026) | Source |
|---|---|---|---|
Residences | 35 | 35 | |
Buildings | 6 and 7 | 6 and 7 | |
Three-bedroom plan sizes (sq ft) | 2,252, 2,113, 2,055 | 2,252, 2,113, 2,055 | Gulfshore Business, 2022; developer residences |
Builder | BCBE | BCBE | Gulfshore Business, 2022; developer, 2024 |
Developer | Stoneburner | Stoneburner | Gulfshore Business, 2022; developer, 2024 |
Site | 1301 and 1320 Third Avenue South | 1301 and 1320 Third Avenue South | City design review agenda, 2022 |
No residence at The Tides at Bayfront has closed, so there is no recorded sale price yet; next door, Bayfront A Condominium recorded 19 qualified resales in the 24 months to early October 2026 at a median of $850,000, while new downtown builds such as Quattro at Naples Square recorded a $3,387,500 median.
Southwest Florida MLS figures for The Tides at Bayfront were not pulled for this edition (October 2026); the sales below are Collier County recorded, DOR-qualified sales from the Collier County Property Appraiser’s public data files, which include sales the MLS never sees.
Data updated: October 2026
In the 24 months to early October 2026 we tracked 19 Collier County recorded, DOR-qualified resales at Bayfront A Condominium, The Tides’ established neighbour, at a median of $850,000 and $582 per county base square foot. In the 12 months since October 2025 we tracked 7 recorded Bayfront A resales at a median of $735,000, and zero recorded sales at The Tides at Bayfront itself, because no residence there has closed.
Palazzo at Bayfront units are not separate parcels on the county roll, and a pre-construction contract is not a recorded sale until closing. The first recorded Tides at Bayfront sale will appear only after a residence is completed and a deed is recorded with the Clerk. Until then, the honest evidence is the developer’s dated starting price and the recorded sales next door.
Bayfront A Condominium has 156 units in four buildings at 401, 410, 450 and 451 Bayfront Place, built in 2000. Its county base areas run from 852 to 3,583 sq ft, with a median of 1,511 sq ft. All of its recent qualified sales were resales, and none were builder-direct. County base area is the appraiser’s base area of the main building, not marketed living area.
Window | Recorded resales | Median | Low | High | Median $ per county base sq ft | Median county base area |
|---|---|---|---|---|---|---|
12 months (since October 2025) | 7 | $735,000 | $655,000 | $2,850,000 | $554 | 1,511 sq ft |
24 months (since October 2024) | 19 | $850,000 | $415,000 | $4,300,000 | $582 | 1,511 sq ft |
36 months (since October 2023) | 28 | $842,500 | $410,000 | $4,300,000 | $623 | 1,427 sq ft |
Since October 2021 | 66 | $935,000 | $410,000 | $4,300,000 | $666 | 1,511 sq ft |
Two computations help read the table. The 12-month median is about 26% below the 2023 peak-year median of $993,750, and the 24-month median is about 27% above the 2021 median of $669,500. One $4,300,000 sale of a 2,504 sq ft residence at 451 Bayfront Place in June 2025 lifts the high end; without it, the 24-month median is $842,500.
The table also shows the 2000 original sales for context. The 2026 row covers sales recorded to about October 2.
Year | Qualified sales | Median | Low | High | Median $ per county base sq ft |
|---|---|---|---|---|---|
2000 (original sales) | 159 | $285,000 | $155,000 | $650,000 | $199 |
2015 | 18 | $457,500 | $302,000 | $685,000 | $368 |
2016 | 13 | $560,000 | $300,000 | $820,000 | $399 |
2017 | 21 | $580,000 | $322,500 | $785,000 | $403 |
2018 | 11 | $670,000 | $315,000 | $1,045,000 | $438 |
2019 | 15 | $455,000 | $310,000 | $1,185,000 | $383 |
2020 | 18 | $600,000 | $330,000 | $1,000,000 | $412 |
2021 | 32 | $669,500 | $345,000 | $1,520,000 | $475 |
2022 | 24 | $897,500 | $530,000 | $2,500,000 | $711 |
2023 | 12 | $993,750 | $755,000 | $1,860,000 | $707 |
2024 | 8 | $872,500 | $410,000 | $1,450,000 | $638 |
2025 | 12 | $957,500 | $650,000 | $4,300,000 | $623 |
2026 (to about October 2) | 6 | $775,000 | $655,000 | $2,850,000 | $550 |
Size explains most of the spread. Over the last 24 months, residences with a county base area of 1,511 sq ft sold at $850,000, $835,000, $815,000 and $675,000, a median of $825,000. Residences of 1,325 sq ft sold at $1,200,000, $970,000 and $810,000, a median of $970,000. Two 1,126 sq ft residences each sold at $655,000, and two 2,504 sq ft residences sold at $4,300,000 and $2,850,000. All are Collier County recorded sales on county base area.
Newer downtown buildings record far higher prices, on larger units. The figures below come from a separate county extract of the same public data files, with windows to about October 2, 2026.
County base area is not marketed living area, so these dollars per square foot should be compared only with each other.
The developer’s “starting at $2 million” for Palazzo at Bayfront sits between the two groups: more than double the $850,000 Bayfront A median, and below the $3,387,500 Quattro median. Those are price points only. The developer’s price is measured on air-conditioned living area and the county’s on base area, so we do not set one dollars-per-square-foot figure beside the other.
Condominium | Built | Units | 24-month recorded median | 24-month $ per county base sq ft | Recorded sales (24 mo) |
|---|---|---|---|---|---|
Bayfront A Condominium | 2000 | 156 | $850,000 | $582 | 19 |
Quattro at Naples Square | 2023 | 64 | $3,387,500 | $1,118 | 10 |
Eleven Eleven Central | 2020 to 2023 | 209 | $2,375,000 | $1,167 | 25 |
The Tides at Bayfront | Under construction | 35 | None (no residence has closed) | Not applicable | 0 |
The Tides at Bayfront will offer three-bedroom, three-bath residences of 2,055, 2,113 and 2,252 sq ft of air-conditioned living area with lanais of 193 to 280 sq ft, plus two four-bedroom, four-bath penthouses of 3,060 and 3,170 sq ft in Building 7, per the Palazzo at Bayfront plan sheets.
Data updated: October 2026
Plan | Where | Bed/Bath | Air-conditioned living (sq ft) | Lanai (sq ft) | Total (sq ft) |
|---|---|---|---|---|---|
Residence 01 | Building 6 and Building 7 | 3/3 | 2,113 | 280 | 2,393 |
Residence 02 | Building 6 and Building 7 | 3/3 | 2,055 | 204 | 2,259 |
Residence 03 | Building 6 and Building 7 | 3/3 | 2,252 | 193 | 2,445 |
Residence 04 | Building 7 | 3/3 | 2,252 | 193 | 2,445 |
Residence 05 | Building 7 | 3/3 | 2,055 | 204 | 2,259 |
Residence 06 | Building 7 | 3/3 | 2,113 | 280 | 2,393 |
West Penthouse | Building 7 | 4/4 | 3,170 | 475 | 3,645 |
East Penthouse | Building 7 | 4/4 | 3,060 | 456 | 3,516 |
Source: the developer’s residences page, read October 28, 2026. These are developer figures for air-conditioned living area, not county base area.
Six numbered plans share three sizes. Residences 02 and 05 are the smallest at 2,055 sq ft, Residences 01 and 06 are 2,113 sq ft, and Residences 03 and 04 are the largest at 2,252 sq ft. In 2022 Gulfshore Business reported the same three sizes under the names Atlantic (2,252), Caribbean (2,113) and Yucatan (2,055). The developer’s April 2024 release says one bedroom can convert to a den or study, so ask which plans offer that option and at what cost.
Both penthouses are in Building 7 and are described as the largest residences in Bayfront. The West Penthouse has 3,170 sq ft of living area and a 475 sq ft lanai; the East Penthouse has 3,060 sq ft and a 456 sq ft lanai. The current table lists four bedrooms and four baths for each, while the developer’s 2024 release described the penthouse as three bedrooms plus a den, so the plan sheet in the purchase documents controls.
Total square footage adds the lanai to the living area: 2,259 to 2,445 sq ft for the three-bedroom plans and 3,516 and 3,645 sq ft for the penthouses. The developer’s disclaimers page states that square footage varies by calculation method and that plans and features are subject to change. Compare residences only on the same measure.
A developer post from March 14, 2025 lists quartz countertops, European cabinetry, Sub-Zero, Wolf and Miele appliances, wood plank or porcelain tile in the living areas and Mohawk carpet in the bedrooms. Kitchens by Arclinea are offered through the B&B Italia store at Bayfront, which serves as the design center alongside 4141 Design Group. These are developer statements and may change.
The City’s design review petition specifies PGT WinGuard windows and French-style doors with a white aluminum finish. We did not find a published design wind speed or product approval number, so confirm those with the developer. The buildings place a garage at ground level, and the planned development ordinance requires two parking spaces per unit in Buildings 6 and 7. Guest parking and electric vehicle charging have not been announced.
As an illustration only, and not a sale, the developer’s “starting at $2 million” divided by each three-bedroom plan’s living area works out to about $888 per air-conditioned sq ft for the 2,252 sq ft plan, about $947 for the 2,113 sq ft plan and about $973 for the 2,055 sq ft plan. Actual prices vary by plan, floor and view and are set by the developer.
Anyone weighing those numbers is a buyer we want to hear from: McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, and our buyer consultation lines up the developer’s price list with what recorded sales next door say.
The Tides at Bayfront is being developed by Stoneburner Development Company, LLC, led by Kevin Stoneburner, whose Bayfront, Inc. has owned and developed Bayfront since 1990; BCBE Construction LLC is the general contractor and Dyehouse Comeriato Architect designed the two Palazzo at Bayfront buildings.
Florida’s Division of Corporations lists Stoneburner Development Company, LLC, filed in 2004, active, at 465 Bayfront Place, with Kevin L. Stoneburner as manager. The land owner and petitioner on the City’s planned development is Bayfront, Inc., filed in 1990 and renamed from Bayfront Marketplace, Inc. in 1997. The developer describes itself as experienced for more than 30 years, and a 2016 News-Press story called Kevin Stoneburner the developer of Bayfront.
The developer named BCBE Construction LLC of Naples general contractor on April 15, 2024, describing its work on custom luxury condominiums, clubhouses and low-rise office and medical buildings in Southwest Florida. Gulfshore Business had already named BCBE as builder in 2022.
John K. Dyehouse III of Dyehouse Comeriato Architect presented the project to the City’s Design Review Board for final review on February 23, 2022. Interior design is credited to 4141 Design Group on the developer’s design center page.
At the January 2026 groundbreaking Kevin Stoneburner said, “Palazzo at Bayfront isn’t just a new address, it’s the next chapter in the evolution of downtown Naples,” as reported by Gulfshore Business. In a January 31, 2025 post the developer reported that seven of the 35 residences were already under contract. That is the developer’s own claim, unverified, and pre-construction contracts are not recorded.
The City of Naples approved The Tides at Bayfront in three steps: the Bayfront planned development amendment, Ordinance 2021-14585, adopted January 20, 2021; site plan petition 21-SP7 heard by City Council on December 15, 2021; and final design review 22-DRB1 by the Design Review Board on February 23, 2022.
City staff reports trace the Bayfront planned development to Petition 90-R3 in 1990, which rezoned Bayfront Market Place to a planned development. Amendments followed in 1996, 1997, 2002, 2004 and later. On October 26, 2016, the Design Review Board gave conditional preliminary design approval to three new buildings, numbered 6, 7 and 8.
Ordinance 2021-14585 limits residential density to 18 units per acre up to a maximum of 192 units, with an as-built density of 15.4 units per acre. It requires two parking spaces per unit for Buildings 6 and 7, requires the first habitable floor of all buildings, excluding parking garages, to comply with FEMA guidelines, and calls for City water and sewer service. It also provides that boat slips are permitted to be sold or rented. The planning board had recommended approval 7 to 0 after its February 12, 2020 hearing, and Council adopted the ordinance on second reading on January 20, 2021.
Bayfront, Inc. signed the site plan application on July 12, 2021, for ground-level parking under Buildings 6 and 7. The petition was filed for 36 units, and City Council heard it on December 15, 2021 as item 21-SP7. Gulfshore Business reported that the plans were approved that day. At final design review two months later the count was 35 residences and a 1,100 sq ft amenity building with a pool.
In August 2022 the trade press said vertical construction would start soon. The developer introduced the Palazzo at Bayfront name and its team in April 2024, wrote of an “imminent construction start” in March 2025, and held the groundbreaking ceremony on January 23, 2026. As of October 28, 2026, the developer’s homepage still describes the buildings in the future tense.
Date | Body | Action | Source |
|---|---|---|---|
1990 | City Council | Bayfront Market Place rezoned to a planned development (90-R3) | |
April 11, 2000 | State of Florida | Bayfront A Condominium, 156 units, recorded | |
October 26, 2016 | Design Review Board | Conditional preliminary design approval of Buildings 6, 7 and 8 | City staff report, 2018 |
February 12, 2020 | Planning Advisory Board | Recommended Rezone 19-R7 by a 7 to 0 vote | |
January 20, 2021 | City Council | Adopted Ordinance 2021-14585 on second reading | Ordinance 2021-14585 |
July 12, 2021 | Applicant | Site plan application signed for two new buildings over parking | |
December 15, 2021 | City Council | Heard site plan petition 21-SP7 | |
February 23, 2022 | Design Review Board | Final design review 22-DRB1, 35 residences | |
April 2024 | Developer | Stoneburner and BCBE announced under the Palazzo at Bayfront name | |
January 23, 2026 | Developer | Groundbreaking ceremony |
No completion date for The Tides at Bayfront has been published; the developer still describes the Palazzo at Bayfront buildings in the future tense as of October 2026, construction began with the January 23, 2026 groundbreaking, and no certificate of occupancy exists, so delivery timing is a question for the purchase documents.
The ceremonial groundbreaking took place on January 23, 2026, and the developer’s homepage now shows new exterior renderings with landscaping. We have not found a published construction schedule, topping-out date or permit milestone, and we do not guess one.
Completion language lives in the purchase agreement, not in marketing. Before signing, ask what outside date the contract sets, what happens if the building is late, whether the buyer may cancel, how deposits are held in escrow and what the developer must give notice of. Deposit escrow and developer warranties are governed by Florida’s condominium statutes and set out in the purchase and escrow agreements, so read those documents and ask the developer to point to each answer.
The Collier County Property Appraiser’s public data files do not show separate condominium parcels for The Tides at Bayfront, which is consistent with a building that is not complete and a declaration that is not recorded. Units become parcels only after the condominium is created.
The ownership costs at The Tides at Bayfront are not public yet: the condominium assessment, reserves and any capital contribution will appear in the developer’s estimated budget, which Florida law requires to state that its figures are estimates only, while the starting purchase price stood at $2 million in October 2026. Palazzo at Bayfront has published no budget.
Data updated: October 2026
Cost layer | Status for The Tides at Bayfront | Where it is set |
|---|---|---|
Purchase price | “Starting at $2 million” (developer, October 2026) | Purchase agreement and developer price list |
Condominium assessment | Not published | Estimated budget exhibit in the offering circular |
Reserves | Not published; a developer-controlled association may not waive reserves before turnover | Offering circular budget; s. 718.112 |
Shared Bayfront common-area cost | Not published | Offering documents and the planned development ordinance |
Community development district | None found | City planned development ordinance |
Capital contribution or working capital | Not published | Offering documents |
Property tax | No parcel exists yet | City of Naples and Collier County millage once units are parcels |
Special assessments | None publicly reported | Declaration and association actions |
Section 718.503 requires the developer’s budget to carry the statement that its figures are estimates only, so read it as a forecast.
The planned development ordinance says common areas, streets, sidewalks and commercial areas will remain private and that the remainder of the site will be placed under a condominium ownership or association, with all common area maintenance shared between the condominium and project owners, Bayfront, Inc., or its successors and assigns. Who bills that shared cost, and the split, are in the offering documents.
City of Naples and Collier County millage will apply once units become tax parcels. No parcel exists today, so we print no tax figure. Ask the developer how the first assessment year will be handled.
The future association’s property policy is a common expense, and Florida law makes deductibles and certain uninsured damages a common expense as well. Each owner will separately carry an HO-6 policy, and flood coverage is its own policy. The section on condo insurance below explains the split.
In Collier County the buyer customarily pays the owner’s title policy and chooses the closing agent, and the contract controls. Other closing costs on a pre-construction purchase are set by the contract and the closing statement, so ask the developer for a sample statement.
A buyer at The Tides at Bayfront signs a developer contract under Chapter 718, Florida Statutes, receives the offering circular with the declaration, bylaws and estimated budget, and may cancel within 15 days after signing and receiving those documents, excluding weekends and legal holidays, under section 718.503.
Section 718.503 requires the developer to give the buyer a prospectus or offering circular with exhibits: the declaration of condominium, the articles of incorporation, the bylaws and an estimated operating budget. The developer’s own disclaimers page says the correct representations are in the documents required by that section and that oral representations cannot be relied on. For contracts signed after 2024, the statute also requires structural integrity reserve study and milestone inspection disclosures.
Under the same section, a developer contract is voidable by the buyer for 15 days after the buyer signs it and receives all of the required documents, excluding Saturdays, Sundays and legal holidays. The clock depends on delivery of the complete package, so keep a dated record of what you received. This is a summary of the statute, not legal advice.
No condominium association has been incorporated under either the Tides or the Palazzo name on Sunbiz as of October 28, 2026, and the project is not in the Division’s list of recorded condominiums. The declaration, bylaws and rules therefore do not yet exist as recorded documents, and the developer controls every decision until they do.
Control passes from the developer to unit owners on triggers in section 718.301, one of which is three years after 50% of units are conveyed. At turnover the developer must deliver a turnover inspection report for each building of three stories or higher. Before turnover, section 718.112 does not let the developer-controlled association waive reserves.
A structural integrity reserve study is required at least every 10 years after the condominium’s creation for each building of three habitable stories or higher, and a milestone inspection is due by December 31 of the year a building reaches 30 years from its certificate of occupancy, or 25 years where the local enforcement agency elects it, under section 553.899. Neither is due yet at The Tides at Bayfront, because no certificate of occupancy exists.
Question | Document that answers it |
|---|---|
How are deposits held, and when are they released? | Purchase agreement and escrow agreement |
What outside date applies to completion, and what are your remedies? | Purchase agreement |
Can the contract be assigned before closing? | Purchase agreement |
What are the assessment, reserves and working capital contribution? | Estimated budget in the offering circular |
What is the minimum lease length, and are pets limited? | Declaration and rules |
Are boat slips sold or leased, and at what price? | Slip or purchase agreement |
Which Bayfront common-area costs are shared? | Offering documents and the planned development ordinance |
Rentals at The Tides at Bayfront will follow the City of Naples rule that rentals run 30 days or longer except three shorter rentals per calendar year, with no advertising under 30 days; the adopted Bayfront PD ordinance states transient lodging is not permitted on the property, and the unrecorded declaration may set a longer minimum.
The City’s short-term rental flyer states: “Rental terms must be 30 days or longer; except that three times per year, a property may be rented for less than 30 days.” It adds that a property may not be advertised as available for less than 30 days. For condominiums, the City says most fall under the same requirements as single family homes and that an HOA may have a stricter policy. The City’s code defines a transient lodging facility to include a unit rented more than three times in a calendar year for periods under 30 days.
The adopted Ordinance 2021-14585 states that transient lodging, as the City’s code defines it, shall not be permitted on the subject property. A 2018 petition had asked to allow timeshare and transient lodging in Buildings 6 and 7, and that request is not part of the adopted language we quote. We do not describe the ordinance as banning every short rental, because the City-wide 30-day rule and the declaration also apply.
The declaration of condominium, not yet recorded, will set the association’s own minimum lease length, any approval process for tenants, and limits on pets, vehicles and boats. The developer markets a pet-friendly community, which is a marketing phrase and not a rule. No source we found sets an age restriction. Read the declaration in the offering package before you rely on a rental plan.
The Tides at Bayfront will have a private freestanding clubhouse with a chef’s kitchen and social lounge, a resort-style pool and spa with cabanas, outdoor barbecue areas, a fitness room and covered parking, according to the Palazzo at Bayfront developer and the City’s 1,100 sq ft amenity-building approval.
The developer’s lifestyle page describes a poolside clubhouse as a social hub with lounging spaces and an indoor chef’s kitchen for entertaining. Gulfshore Business described a private clubhouse and social lounge at the January 2026 groundbreaking.
The plan is a resort-style pool and spa with cabanas and loungers. The developer’s April 2024 release adds a barbecue area with two grills, an outdoor shower and bike racks. The City’s design review agenda lists an amenity building of 1,100 sq ft with a swimming pool.
The developer’s lifestyle page describes a fitness room for cardio, strength and stretching. Equipment, hours and size have not been published.
The developer calls Palazzo at Bayfront a pet-friendly community. Weight, breed and number limits would be written into the declaration or rules, which are not recorded, so none can be stated today.
We found no announcement of a gate, concierge, valet, 24-hour security, storage lockers, electric vehicle charging or guest parking. Bayfront itself is a publicly accessible mixed-use district. Ask the developer to confirm each in writing before assuming it.
Boat slips at the on-site Bayfront marina on the Gordon River are offered to Palazzo at Bayfront residents, with direct access to Naples Bay and the Gulf per the developer, and the City’s PD permits slips to be sold or rented; slip prices, sizes and ownership terms for The Tides at Bayfront are not published.
The developer says boat slips at the on-site marina are available to Palazzo residents, with direct access to Naples Bay and the Gulf. Gulfshore Business put it more cautiously in January 2026, calling it an option for boat slips on the Gordon River.
The developer’s location page names Freedom Boat Club and kayak and paddleboard rentals at Bayfront, and the district’s site lists boating tenants. Tenants change, so confirm who operates there when you visit.
Ordinance 2021-14585 provides that boat slips are permitted to be sold or rented, for recreational or patron use. Whether a Tides at Bayfront slip is owned or leased, its price and its dimensions are matters for the slip or purchase agreement, and we print no slip count because the ordinance text is not consistent on one.
From The Tides at Bayfront, Bayfront’s own shops and marina are about a minute’s walk, Tin City about 3 minutes, Gulfshore Playhouse about 9 minutes and Fifth Avenue South about 13 minutes, using a straight-line estimate with a 1.25 street factor at 3 mph from the Census point for 1301 Third Avenue South.
Data updated: October 2026
We geocoded 1301 Third Avenue South with the US Census geocoder, measured the straight line to each destination, multiplied by 1.25 for street circuity and assumed 3 mph. These are estimates, not routed walks, from the building site rather than the developer’s sales gallery at 465 Bayfront Place.
Destination | Straight line | Estimated street distance | Estimated walk |
|---|---|---|---|
Bayfront shops and marina | 0.06 mi | 0.07 mi | 1 min |
Tin City | 0.11 mi | 0.13 mi | 3 min |
Gulfshore Playhouse | 0.36 mi | 0.44 mi | 9 min |
Fifth Avenue South at 8th Street South | 0.52 mi | 0.65 mi | 13 min |
NCH Baker Hospital | 0.78 mi | 0.97 mi | 19 min |
Third Street South | 1.10 mi | 1.37 mi | 27 min |
Naples Pier (12th Avenue South) | 1.26 mi | 1.57 mi | 31 min |
Lowdermilk Park | 1.74 mi | 2.17 mi | 43 min |
Coastland Center | 1.88 mi | 2.35 mi | 47 min |
The Fifth Avenue South Business Improvement District promotes events and notes a free parking garage. The City’s listing for the Third Street South Farmers Market shows Saturdays from 7:30 to 11:30 am. Third Street South is a drive or a longer walk, not a stroll.
The City reports nearly 9 miles of coastline and 40 beach accesses, and City residents may get a free annual beach parking permit at City Hall, 735 8th Street South. The Naples Pier is closed during rebuilding, with a reopening on schedule for July 2027.
Free-flow drives from The Tides at Bayfront run about 4 minutes to NCH Baker Hospital, 8 minutes to Naples Airport, about 13 minutes to the I-75 ramp at Golden Gate Parkway and 43 minutes to Southwest Florida International, measured on OpenStreetMap routing with no traffic; season traffic commonly adds 30% to 100%.
Data updated: October 2026
We routed each trip on OpenStreetMap data through OSRM from the Census point for 1301 Third Avenue South on October 28, 2026, with no traffic. In season and at peak hours, times commonly run 1.3 to 2 times longer.
Destination | Distance | Free-flow time |
|---|---|---|
Fifth Avenue South | 0.8 mi | 3 min |
Gulfshore Playhouse | 0.6 mi | 2 min |
NCH Baker Hospital | 1.3 mi | 4 min |
Third Street South | 1.8 mi | 5 min |
Naples Pier | 1.9 mi | 6 min |
Lowdermilk Park | 2.5 mi | 6 min |
Coastland Center | 2.3 mi | 6 min |
Collier County Government Center | 2.6 mi | 6 min |
Naples Botanical Garden | 3.3 mi | 8 min |
Naples Airport | 3.4 mi | 8 min |
I-75 ramp via Golden Gate Parkway | 6.7 mi | 13 min |
Waterside Shops | 5.8 mi | 12 min |
Mercato | 8.3 mi | 15 min |
Vanderbilt Beach | 9.6 mi | 18 min |
Delnor-Wiggins Pass State Park | 11.1 mi | 20 min |
Southwest Florida International Airport | 32.4 mi | 43 min |
Naples Airport serves general aviation with more than 100,000 takeoffs and landings a year. Southwest Florida International lists nonstop service to more than 80 destinations on 15 carriers. The developer describes the Palazzo at Bayfront location as just three miles from the Naples airport and less than an hour from Fort Myers; our routed figures are 3.4 miles and 43 minutes.
Collier Area Transit lists stops at Goodlette-Frank, Third Avenue South, First Avenue South and NCH on its route maps; we did not verify route numbers or frequency. Fifth Avenue South has a free parking garage, and most daily errands in the walking table above need no car.
The Tides at Bayfront is inside the City of Naples, so water, sewer and solid waste will come from the City on one bi-monthly bill, electricity from Florida Power and Light, and the PD requires City water and sewer service for the Palazzo at Bayfront buildings.
The City’s billing page says people inside the city limits get utilities from the City of Naples, billed every two months for water, sewer and solid waste, with accounts in the owner’s name. A new rate schedule takes effect October 1, 2026, and we print no rates. How the buildings will be metered and billed to owners has not been published.
Florida Power and Light provides electricity. Its storm center explains outage reporting and restoration. Whether power lines at Bayfront are underground was not found.
The City’s Solid Waste Division collects household trash twice a week and offers weekly curbside recycling for residential and condo customers, with commercial customers using carts or 2-yard and 4-yard dumpsters. The trash arrangement for the new buildings is not published.
City Hall is at 735 8th Street South, and the City issues the free annual beach parking permit there to City residents. Customer service handles utility accounts, and Code Compliance handles rental questions.
The Tides at Bayfront sits in FEMA Zone AE, a coastal special flood hazard area with a 9 ft base flood elevation on panel 12021C0393J effective February 8, 2024, and in hurricane evacuation Zone A; the City of Naples holds CRS Class 5, worth up to a 25% discount on standard NFIP policies.
Data updated: October 2026
We queried FEMA’s National Flood Hazard Layer and FIRM panel layer at the site and nearby Bayfront addresses on October 28, 2026. No point returned a VE zone.
Point | Zone | Subtype | Base flood elevation | Special flood hazard area | FIRM panel and effective date |
|---|---|---|---|---|---|
1301 Third Avenue South (Census point) | AE | Coastal floodplain | 9 ft | Yes | 12021C0393J, February 8, 2024 |
1333 Third Avenue South (same planned development site) | AE | Coastal floodplain | 9 ft | Yes | Same panel |
Building 6 and 7 parcel (two points) | AE | Coastal floodplain | 9 ft | Yes | Same panel |
465 Bayfront Place (sales gallery) | AE | Coastal floodplain | 9 ft | Yes | Same panel |
410 Bayfront Place (Bayfront A) | AE | Coastal floodplain | 9 ft | Yes | Same panel |
451 Bayfront Place (Bayfront A) | AE | Coastal floodplain | 9 ft | Yes | Same panel |
South end of Bayfront Place at the water | AE | Coastal floodplain | 10 ft | Yes | Same panel |
Ordinance 2021-14585 requires the first-floor elevation of all buildings, excluding parking garages, to comply with FEMA guidelines, which is why the plan puts parking at ground level and living space above. Gulfshore Business reported in 2022 that a garage rather than retail would occupy the first floor. We did not find the finished floor elevation or an elevation certificate, which would be issued at completion.
The Florida Division of Emergency Management’s Know Your Zone layer, updated July 24, 2026, returned Collier Zone A at every land point we tested. The City publishes evacuation zones A through E. We have not checked the City’s coastal high hazard map, so we do not characterize that status.
The City of Naples participates in FEMA’s Community Rating System at Class 5, worth up to a 25% discount on standard flood policies. Collier County’s unincorporated areas also hold Class 5, in a separate program. The Tides at Bayfront is inside the City, so the City’s program applies. FEMA explains the scale on its CRS page.
Flood insurance is required for a building in a special flood hazard area that carries a federally backed mortgage, and NFIP coverage has a 30-day waiting period. The City lists NFIP building limits of $250,000 for single-family and two to four family homes and $500,000 for other residential buildings. The requirement turns on the mortgage, so ask your lender early.
Hurricane Ian in 2022 pushed 6 to 9 ft of surge above ground in Naples, and the USGS sensor on Naples Bay near Bayfront peaked at 7.1 ft NAVD88; Helene and Milton in 2024 measured 4.02 and 5.08 ft above MHHW on the Naples Bay gauge, all before The Tides at Bayfront broke ground in 2026.
Data updated: October 2026
Storm | Date | Measurement | Datum | Source |
|---|---|---|---|---|
Ian | September 28, 2022 | 6.18 ft, Naples Pier gauge, before it was destroyed | Above MHHW | |
Ian | September 28, 2022 | 7.1 ft peak, USGS sensor on Naples Bay | NAVD88 | NHC report |
Ian | September 28, 2022 | 4 to 5 ft, high-water marks near that sensor | Above ground | NHC report |
Helene | September 26 to 27, 2024 | 4.02 ft, Naples Bay gauge | Above MHHW | |
Milton | October 9 to 10, 2024 | 5.08 ft, Naples Bay gauge | Above MHHW |
The datums differ, so do not subtract one figure from another or compare any of them directly with the 9 ft base flood elevation.
The National Hurricane Center reported maximum inundation of 6 to 9 ft above ground in Naples. The City of Naples describes Ian as a Category 4 landfall with catastrophic surge and more than $112 billion in damage statewide. We found no measured water depth at the Bayfront buildings themselves.
The National Hurricane Center put Helene’s surge at 2 to 4 ft above ground in Naples and Milton’s at 3 to 5 ft from Bonita Beach through Marco Island. The City says some areas saw 30 or more inches of flooding in Helene and depths from inches to near 4 ft in Milton. The National Weather Service in Miami recorded water entering structures along the north end of Naples Bay during Helene.
The City reports Irma made landfall as a Category 3 storm on Marco Island on September 10, 2017, with 112 mph sustained winds, a few miles south of the city limits.
At a City Council meeting on October 15, 2025, discussion covered seawalls facing a bay or the Gordon River being vulnerable to overtopping. Ask the developer how the site’s seawall and drainage are designed.
City approvals came in December 2021 and February 2022, before Ian, and construction began after it. We did not find whether the design changed after Ian. The City’s petition specifies PGT WinGuard windows and doors, and the elevation requirements above apply to the building as approved.
At The Tides at Bayfront the future association will insure the buildings as originally installed at replacement cost appraised at least every three years under section 718.111(11), while each owner will carry an HO-6 policy for interior finishes, fixtures and contents, and flood coverage is a separate policy.
Section 718.111 requires replacement cost to be determined at least every three years and coverage for the condominium property as originally installed or replaced with like kind and quality. The association’s policy excludes personal property and floor, wall and ceiling coverings, electrical fixtures, appliances, water heaters, built-in cabinets and countertops, and window treatments serving a single unit. Deductibles and other damage above coverage are generally a common expense. The future association’s actual policy, carrier and premium are not public.
Florida’s Office of Insurance Regulation describes the HO-6 form as “walls-in” coverage for building property, personal property, liability and loss of use, and notes that it usually does not cover flooding.
An association can buy a Residential Condominium Building Association Policy, which covers the building up to the lesser of replacement cost or the number of units times $250,000, per FEMA’s guide. Unit owners can add their own flood policy for contents and improvements. Which structure the association chooses is a budget question for the offering documents.
For condominium association policies, Florida’s Chief Financial Officer explains that insurers must offer either a hurricane deductible per policy year or a separate deductible for each hurricane. A higher deductible lowers the premium but raises what owners may share after a storm, so read the budget with that trade-off in mind.
The Bayfront addresses around The Tides at Bayfront, including 1333 Third Avenue South on the same site, are zoned for Lake Park Elementary, Gulfview Middle and Naples High; Lake Park and Gulfview earned an A in each of the last five years and Naples High earned an A in the last two.
Data updated: October 2026
School | Address | Grades SY22 to SY26 | 2024-25 capacity and utilization | Straight-line distance |
|---|---|---|---|---|
Lake Park Elementary | 1295 14th Avenue North | A, A, A, A, A | 620 seats, 80% | 1.51 mi |
Gulfview Middle | 255 6th Street South | A, A, A, A, A | 683 seats, 79% | 0.60 mi |
Naples High | 1100 Golden Eagle Circle | B, B, B, A, A | 1,918 seats, 81% | Not measured |
Sources: the Collier County Public Schools grades report, the state school directory and the state school inventory for 2024-25.
Lake Park Elementary is the zoned elementary school for the Bayfront addresses we tested. It earned an A in all five years from 2021-22 through 2025-26, and the school’s own site calls itself an A-rated school.
Gulfview Middle is the closest of the three, about 0.6 mile in a straight line, and also earned an A in each of the five years.
Naples High earned a B in the first three years and an A in the last two, and the district listed it among schools that moved up in its 2025 release.
The district’s address lookup has not yet loaded 1301 or 1320 Third Avenue South. The zone above rests on every Bayfront Place address and 1333 Third Avenue South returning the same three schools. Zones can be redrawn, so confirm with the district before you rely on a school assignment.
NCH Baker Hospital at 350 Seventh Street North is the nearest hospital to The Tides at Bayfront, about 0.8 mile in a straight line and roughly 4 minutes by car, with an emergency department and 391 staffed beds in NCH’s 2025 community health assessment.
Data updated: October 2026
NCH Baker is on the downtown campus. The drive is about 1.3 miles in free-flow traffic and the walk is about 19 minutes on our estimate. NCH’s emergency services page says its system provides emergency care for more than 118,000 patients a year across Collier and Lee counties, and its 2025 community health assessment gives the bed count.
NCH North Naples Hospital at 11000 Health Park Boulevard has 322 staffed beds in the same assessment. Physicians Regional Medical Center on Collier Boulevard is about 6.8 miles away in a straight line.
Around The Tides at Bayfront, the City is rebuilding the Naples Pier for a July 2027 reopening, Barneys New York is coming to Bayfront, a new three-story building at 403 Bayfront Place went to City Council in October 2025, and The Avenue and 3300 Gulf Shore broke ground in January 2026.
Data updated: October 2026
According to the City’s pier project page, the $23.5 million contract went to Shoreline Foundation Inc. on October 2, 2024. Construction began January 6, 2026, demolition finished April 13, 2026, and the last of 193 concrete pilings was driven October 7, 2026. The deck will be raised three feet, and reopening is on schedule for July 2027.
The Naples Daily News reported on August 4, 2026 that Bayfront is getting more than a Barneys, and Gulfshore Business covered the Barneys New York relaunch. A new three-story mixed-use building at 403 Bayfront Place, owned by Kevin Stoneburner, was on the City Council agenda of October 15, 2025; we have not read the item’s details.
Gulfshore Business reported January 2026 groundbreakings for The Avenue, with 50 condominiums above retail on Fifth Avenue South, and for 3300 Gulf Shore, with 51 condominiums in eight stories, along with the Olde Naples Hotel on Third Street South. They are future neighbors, not current competition for resale buyers.
The Tides at Bayfront will consist of two buildings facing each other across Third Avenue South, Building 6 and Building 7, each with four residential floors above a ground-level garage, plus a freestanding clubhouse and pool; Building 7 holds Residences 01 to 06 and both penthouses, and Building 6 holds Residences 01 to 03.
Building 6 is the smaller structure and holds Residences 01, 02 and 03: the 2,113, 2,055 and 2,252 sq ft three-bedroom plans. The City’s ordinance describes it as four stories over parking. The garage will occupy the ground level instead of the retail that the older Bayfront buildings have.
Building 7 holds Residences 01 through 06 and the West and East Penthouses, the largest residences in Bayfront. Its mix of plans by floor has not been published; the offering circular exhibits will show it.
The City’s design review agenda lists a 1,100 sq ft amenity building with a swimming pool beside the two residential buildings, and the developer describes a freestanding clubhouse with a chef’s kitchen and social lounge, a pool and spa, and a fitness room.
Pre-construction marketing has used four-digit numbers in which the first digit is the building and the second is the floor, such as 6201 or 7504. With four residential floors over a ground-level garage, that pattern would run from floor 2 to floor 5. This is our reading of marketing numbers, not a recorded designation; the declaration and condominium plat will set the official unit numbers.
The Tides at Bayfront and Bayfront A Condominium share the same planned development, boardwalk and marina, but The Tides at Bayfront (Palazzo at Bayfront) will offer new 2,055 to 3,170 sq ft residences from a $2 million developer starting price with no move-in date, while Bayfront’s 156 residences built in 2000 resold at an $850,000 recorded median over 24 months.
Data updated: October 2026
The two sets of buildings sit inside one Bayfront planned development on the Gordon River, and a searcher who types “Bayfront Naples condos” can reach either. They are different products in different stages of life. Bayfront A Condominium is a completed 2000 building with a 26-year record of recorded resales, while The Tides at Bayfront is a ground-up project that broke ground on January 23, 2026 and has recorded no sale because no residence has closed. The table sets the two side by side on the same yardsticks. Bayfront A figures are Collier County recorded, DOR-qualified sales from the Collier County Property Appraiser’s public data files, written in county base area, which is the appraiser’s base area of the main building and not living area. The Tides at Bayfront figures are the developer’s stated air-conditioned living area and a developer starting price, which are not sales.
Yardstick | The Tides at Bayfront (Palazzo at Bayfront) | Bayfront A Condominium | Source |
|---|---|---|---|
Status | Under construction since the January 23, 2026 groundbreaking; pre-construction contracts only | Completed 2000; resale market | |
Units | 35 residences | 156 units | City of Naples Design Review Board, February 23, 2022; Florida DBPR |
Sizes | 2,055 to 3,170 sq ft air-conditioned living area (developer) | 852 to 3,583 sq ft county base area; median 1,511 | Palazzo at Bayfront residences; Collier County recorded sales |
Bedrooms | 3 bed and 3 bath standard; 4 bed and 4 bath penthouses | Confirm per unit in the resale listing and association package | |
Price evidence | Developer “starting at $2 million” (October 2026) | 24-month recorded median $850,000 (19 resales) | Palazzo at Bayfront; Collier County recorded sales |
Dollars per square foot | Not comparable (developer area, no sales) | $582 per county base sq ft (24 months) | Collier County recorded sales |
Ground floor | Parking garage, two spaces per residence | Shops on the first floor of the older buildings | |
Flood | Zone AE, base flood elevation 9 ft, evacuation Zone A | Zone AE, base flood elevation 9 ft, evacuation Zone A | FEMA National Flood Hazard Layer; Florida Division of Emergency Management |
Association | None formed yet; developer control | Bayfront Condo of Naples, Inc., since 2000 | |
How you buy | Developer contract with a 15-day right to cancel under s. 718.503 | Resale contract and association documents | |
Inspections | SIRS and milestone rules not applicable yet | County dates the buildings to 2000, so the 30-year milestone rule points to about 2030; status is read in the resale documents | |
Amenities | Own clubhouse, pool and spa, fitness room (planned) | Shared Bayfront boardwalk and marina |
The Tides at Bayfront will suit a buyer who wants new construction, three bedrooms, garage parking and a clubhouse of their own, and who can wait for a building that has no published delivery date. That buyer also accepts pre-construction terms: a developer contract, an estimated budget that must be labeled as estimates only, and an association that does not yet exist. The 2,055 to 2,252 sq ft three-bedroom plans are single-family sized, and the two penthouses reach 3,060 and 3,170 sq ft. Call Marc at (239) 287-5873 for a personalized buyer consultation, or read how we work with buyers of Naples condominiums before you walk the sales gallery.
Bayfront A Condominium will suit a buyer who wants to move in now, who is comfortable with smaller sizes starting from 852 sq ft of county base area, and who values a recorded price history. The county files show 560 qualified sales of Bayfront A units since the building opened, so a buyer can see what comparable units closed for rather than rely on a developer starting price. A Bayfront buyer reads the association’s resale disclosure package, and because the county dates the buildings to 2000, the structural integrity reserve study and milestone inspection status belong in that package. Florida law, not this page, sets what the package must contain.
Quattro at Naples Square is the closest new-build price check for The Tides at Bayfront: a 64-unit condominium recorded with the state on March 24, 2023, just west across Goodlette-Frank Road. In the 24 months to early October 2026 we tracked 10 Collier County recorded resales at a median of $3,387,500 and $1,118 per county base square foot. Those are price points for a 2023 building with a median size of 2,925 sq ft in the 12-month window, not a forecast for The Tides at Bayfront, which has no recorded sale and a developer starting price of $2 million. The Florida Division of Business and Professional Regulation condominium extract supplies the recording date.
Measured on Collier County recorded sales over 24 months, The Tides at Bayfront’s neighbours span from Bayfront A at an $850,000 median to Quattro at Naples Square at $3,387,500, with Eleven Eleven Central at $2,375,000; The Tides itself has no recorded sales and is priced by the developer from $2 million.
Data updated: October 2026
The table below holds one yardstick set for every row: the 24-month recorded median, dollars per county base square foot, units, year built, setting and flood status. Windows run to about October 2, 2026. Dollars per county base square foot compare only with other county base figures, never with the developer’s air-conditioned living area, which is why The Tides at Bayfront (Palazzo at Bayfront) shows a developer starting price and no per-square-foot figure.
Condominium | Built | Units | Setting | 24-month recorded median | 24-month $ per county base sq ft | Recorded sales (24 months) | Flood |
|---|---|---|---|---|---|---|---|
Bayfront A Condominium | 2000 | 156 | Bayfront planned development, Gordon River | $850,000 | $582 | 19 | AE, 9 ft |
Quattro at Naples Square | 2023 | 64 | Across Goodlette-Frank Road, just west | $3,387,500 | $1,118 | 10 | Not tested |
Eleven Eleven Central | 2020, 2022, 2023 | 209 | Central Avenue, about 1 mile east, inland | $2,375,000 | $1,167 | 25 | Not tested |
The Tides at Bayfront (Palazzo at Bayfront) | Under construction | 35 | Bayfront planned development, Third Avenue South | None recorded; developer starts at $2 million | Not comparable | 0 | AE, 9 ft |
The spread is wide because the buildings are different ages and sizes. Bayfront A’s $850,000 median reflects a 2000 building with a median county base area of 1,511 sq ft. Quattro’s $3,387,500 median is about four times that and reflects a 2023 building; in the 12-month window its median size was 2,925 sq ft. Eleven Eleven Central’s 25 resales in 24 months, all resales rather than builder sales, recorded a $2,375,000 median. The developer’s $2 million starting price for The Tides at Bayfront sits more than double the Bayfront A median and below both newer buildings’ medians, as price points only. Quattro’s 2023 builder-direct wave of 48 sales recorded a $2,375,000 median and $765 per county base square foot, a reminder that first-sale prices and resale prices are different datasets. These Quattro and Eleven Eleven figures come from the Collier County Property Appraiser’s public data files as pulled in October 2026.
A buyer drawn to The Tides at Bayfront for single-family-sized space but who would rather own a house near the same downtown can look at Aqualane Shores and Royal Harbor, both single-family neighborhoods near downtown Naples. Two more are worth a look: Coquina Sands and Park Shore. This page prints no county figures for these four neighborhoods, so each page carries its own data.
The Tides at Bayfront’s strengths are new construction, three-bedroom space, two garage spaces, a private clubhouse and walkable Bayfront and Fifth Avenue South surroundings; its weaknesses are no published delivery date, no public budget or rules yet, Zone AE flood exposure and a starting price more than double the neighbouring Bayfront resale median.
If you’re searching for a listing agent for The Tides at Bayfront, or thinking, “I need someone to sell my Tides at Bayfront home…”, note that no residence at The Tides at Bayfront (Palazzo at Bayfront) has closed, so today’s sellers are Bayfront A owners next door and, once closings begin, Palazzo contract holders whose purchase agreement governs any assignment.
Data updated: October 2026
McGreevy and Comisar lead Domain Realty Group, and these are the credentials you get when you list with us:
Here is what the recorded sales say today. In the 12 months since October 2025 we tracked 7 Collier County recorded, DOR-qualified resales at Bayfront A Condominium, the established residential condominium inside the same planned development, at a median of $735,000, with the highest at $2,850,000. Across the 24 months to early October 2026 the count was 19 resales at a median of $850,000. Both windows come from the Collier County Property Appraiser’s public data files and include sales the MLS never sees.
The selling insight is specific to this address. Thirty-five new three-bedroom residences of 2,055 sq ft and up will arrive beside a building whose median county base area is 1,511 sq ft, so Bayfront A sellers compete on size and price per square foot, not newness. The two measures differ (the developer states air-conditioned living area, the county records base area), so read the comparison as a direction rather than an exact ratio. Because the Bayfront A buildings date to 2000, buyers will ask for the structural integrity reserve study and milestone inspection documents. And because both condominiums sit in FEMA Zone AE, the flood zone is public on the FEMA map, and your contract and Florida law set what you must put in writing.
Start with our free home valuation, or use the Naples home valuation to see where a downtown condominium sits against recorded sales. As Top 1% Real Estate Agents Nationally Since 2008, we price a Bayfront condominium against its own building’s recorded sales, then against the new-build medians next door. Prefer to talk first? Call Jesse direct at (239) 898-6072, text or call. Confidential conversations welcome.
Planning a wider move in the city? Our guide to selling a home in Naples covers the process end to end.
Whether you can assign or resell a Palazzo at Bayfront purchase contract before closing is set by the purchase agreement you signed, and the assignment terms are not public. The developer’s contract is governed by Chapter 718, Florida Statutes. Ask the developer in writing, read the assignment clause before you list anything, and remember that the 15-day right to cancel under s. 718.503 is a separate right that ends early in the process.
In the 12 months since October 2025 we tracked 7 Collier County recorded Bayfront A resales at a median of $735,000, a range of $655,000 to $2,850,000 and a median of $554 per county base square foot, with the newest recorded sale on July 8, 2026. Over 24 months the median was $850,000 across 19 resales. These are recorded, DOR-qualified sales; MLS figures were not pulled for this edition.
The recorded sales cannot answer that yet, because no Palazzo at Bayfront residence has closed and the delivery date is unpublished. What the files show is that the products differ: Bayfront A units have a median county base area of 1,511 sq ft and a 24-month median of $850,000, while the new residences start at 2,055 sq ft of developer-stated living area from a $2 million starting price. We do not predict price effects; we track recorded sales.
Because the county dates the Bayfront A buildings to 2000, a buyer will ask for the association’s structural integrity reserve study under s. 718.112(2)(g) and for milestone inspection status under s. 553.899, which is due by December 31 of the year a building reaches 30 years from its certificate of occupancy. That points to about 2030. The association’s actual filings are read in the resale disclosure package.
The flood zone is public: FEMA maps both The Tides at Bayfront site and the Bayfront A buildings in Zone AE with a 9 ft base flood elevation on panel 12021C0393J, effective February 8, 2024. What you must put in writing is set by your contract and Florida law, not by this page, so read the disclosure sections of your listing and purchase contracts. This is general information, not legal advice.
In Collier County the buyer customarily pays for the owner’s title policy, so it is not a customary seller cost, but the contract controls and can allocate it differently. Other seller costs, such as commission and any association transfer charges, are set by the listing agreement and the association’s documents. We walk through the line items on a seller’s estimated closing statement before you list.
McGreevy and Comisar is a top-reviewed Tides at Bayfront realtor team, and our approach to The Tides at Bayfront (Palazzo at Bayfront) is simple: sourced facts, recorded sales and clear next steps. See why we are among the best real estate agents in Naples, and meet the whole team.
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about our team at DomainRealtyGroup.com.
Jesse McGreevy has worked in Southwest Florida real estate since 2004 and leads sellers through pricing, preparation and negotiation. Call Jesse direct at (239) 898-6072 for a confidential conversation about a Bayfront condominium or a Palazzo at Bayfront contract.
Marc Comisar works with buyers, from first questions about new construction to the offering documents a developer must provide. Call Marc at (239) 287-5873 for a personalized buyer consultation. Together, Jesse and Marc bring over 45 years of combined direct real estate experience, and the team has worked together since 2008.
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Jesse McGreevy, FL Lic. SL3101296. Marc Comisar, FL Lic. BK3060671. Brokered by Domain Realty.
These are the questions buyers ask most about The Tides at Bayfront, also marketed as Palazzo at Bayfront, in Naples. Each answer comes from the City of Naples, the State of Florida, FEMA, the developer or Collier County recorded sales, and is dated by its source. Where a fact has not been published, the answer names the document that will hold it.
The Tides at Bayfront is a 35-residence luxury condominium under construction in Naples, Florida, at the northern entrance of the Bayfront mixed-use district where Third Avenue South meets Goodlette-Frank Road beside the Gordon River. It is two new buildings, Building 6 and Building 7, by Stoneburner Development Company, built by BCBE Construction, and ground was broken on January 23, 2026.
Yes. Gulfshore Business, November 8, 2024 wrote that Palazzo plans 35 luxury residences, “originally introduced two years ago as The Tides at Bayfront before a name change.” The residence count, buildings, plan sizes, developer and builder match, and the state registers the project as “Palazzo at Bayfront, a Condo” under project PR77210.
The Tides at Bayfront sits at 1301 and 1320 Third Avenue South in the City of Naples, ZIP 34102, with one building on each side of Third Avenue South at Goodlette-Frank Road. The developer’s sales gallery is at 465 Bayfront Place, a different address. The site is beside the Gordon River, a short walk from Bayfront’s shops and marina and Fifth Avenue South.
The Tides at Bayfront will have 35 residences, the count set at the City’s final design review on February 23, 2022 and repeated by the developer and press through 2026. A 2021 site plan petition described 36 units before final design review set 35. Building 6 holds Residences 01 to 03, and Building 7 holds Residences 01 to 06 plus both penthouses.
The developer of record with the state is Stoneburner Development Company, LLC, led by Kevin Stoneburner, whose Bayfront, Inc. owns the land and petitioned the City for the planned development. Both list 465 Bayfront Place, and the developer says it has more than 30 years of experience. The architect is Dyehouse Comeriato Architect, and the interior design firm is 4141 Design Group.
BCBE Construction LLC of Naples is the general contractor for The Tides at Bayfront, named by the developer on April 15, 2024 and cited in Gulfshore Business in 2022. Construction began after the January 23, 2026 groundbreaking ceremony. Dyehouse Comeriato Architect designed the buildings, and John K. Dyehouse III presented them to the City’s Design Review Board on February 23, 2022.
No completion date has been published. As of October 28, 2026, the developer still describes the buildings in the future tense, construction began with the January 23, 2026 groundbreaking, and no certificate of occupancy exists. Delivery timing is a question for the purchase agreement’s completion clause and, ultimately, the City’s certificate of occupancy. We do not print an estimated year.
The developer’s current line is “starting at $2 million” (palazzoatbayfront.com, read October 28, 2026), while the Bayfront district site still shows “pricing from $1.9 million.” History: $1.84 million to $2.5 million in 2022, “starts at $1.9 million” in 2024, and $2 million from 2025. That is about 8.7% above the 2022 starting figure. These are developer starting prices, not sales.
The Tides at Bayfront will offer three-bedroom, three-bath residences of 2,055, 2,113 and 2,252 sq ft of air-conditioned living area, with lanais of 193 to 280 sq ft, plus two four-bedroom, four-bath penthouses. Residence 01 is 2,113 sq ft, Residence 02 is 2,055 sq ft, and Residences 03 and 04 are 2,252 sq ft. The developer notes that measurement methods vary and plans may change.
Yes. Two penthouses in Building 7 are listed by the developer: the East Penthouse at 3,060 sq ft of air-conditioned living area with a 456 sq ft lanai, and the West Penthouse at 3,170 sq ft with a 475 sq ft lanai, both four bedrooms and four baths. Early 2024 marketing described a penthouse as three bedrooms plus a den, so the plan sheet in the purchase documents controls.
The condominium assessment, reserves and any capital contribution are not published. They will appear in the estimated budget in the developer’s offering circular, which s. 718.503 requires to state that the figures are estimates only. The planned development also provides for common-area maintenance shared between the condominium and Bayfront, Inc. We do not print any fee figure, because no primary source has one.
Under section 718.503, Florida Statutes, a buyer may cancel a developer contract within 15 days after signing and after receiving all the required documents, excluding Saturdays, Sundays and legal holidays. The documents include the declaration, bylaws and estimated budget in the offering circular. Deposit escrow terms and warranties are set in the purchase and escrow agreements, which you should read before you sign.
The City of Naples allows rental terms of 30 days or longer, except three rentals of less than 30 days per calendar year, and bars advertising under 30 days. The adopted Bayfront planned development ordinance also states that transient lodging shall not be permitted on the property. The declaration, not yet recorded, may set a longer minimum, approval process and other rules.
The developer calls Palazzo at Bayfront a “pet-friendly community” on its lifestyle page. The size, breed and number limits will be set by the declaration of condominium and the association’s rules, which are not yet recorded. Read them in the offering package before you sign. We print no pet limit because none has been published by a primary source.
The developer says boat slips at the on-site Bayfront marina on the Gordon River are available to Palazzo residents, with direct access to Naples Bay and the Gulf, and the City’s ordinance permits slips to be sold or rented. Slip counts, prices, sizes and whether a slip is owned or leased are not published; the slip or purchase agreement will answer them.
Yes. FEMA maps the site in Zone AE, a coastal special flood hazard area with a 9 ft base flood elevation, on panel 12021C0393J effective February 8, 2024, and the Florida Division of Emergency Management places it in evacuation Zone A. Flood insurance is required in a special flood hazard area with a federally backed mortgage. The City of Naples holds CRS Class 5, worth up to 25% off standard NFIP policies.
The adjoining Bayfront addresses, including 1333 Third Avenue South on the same site, are zoned for Lake Park Elementary, Gulfview Middle and Naples High. Lake Park and Gulfview earned an A in each of the last five years, and Naples High an A in the last two. The district has not yet loaded 1301 and 1320 Third Avenue South, so confirm the zone for the new address.
Two. The City’s ordinance requires two parking spaces per unit for Buildings 6 and 7, and a sales quote in Gulfshore Business in 2022 says everyone who owns gets two parking spots. The spaces are covered, in a ground-level garage beneath four residential floors. Guest and electric vehicle charging arrangements have not been announced.
No gate has been announced for Bayfront or The Tides at Bayfront. Bayfront is a mixed-use district whose planned development describes about 3 acres of landscaped, publicly accessible open space and waterfront, with shops open daily from 9 am to 9 pm per the district site, while the common areas, streets and sidewalks remain private property. Concierge, valet and 24-hour security have not been announced either.
Sellers near The Tides at Bayfront ask about what recorded sales show, how the new Palazzo at Bayfront buildings change the picture and what Florida rules say. Every answer below uses Collier County recorded, DOR-qualified sales, statutes or City rules, and the contract controls where it differs. Southwest Florida MLS figures were not pulled for this edition (October 2026).
A buyer holds a pre-construction purchase contract, not a deed, so any sale before closing is an assignment of that contract, and the purchase agreement decides whether it is allowed. No resale market exists at The Tides at Bayfront, because no certificate of occupancy has been issued and no residence has closed. Read the assignment clause with the developer before you promise anyone a transfer.
Assignment rights are not published, because they live in the purchase agreement, and the developer has not released a standard contract. Ask the developer in writing whether assignment is allowed, on what terms and for what fee. Florida’s s. 718.503 package must accompany any developer contract, and the 15-day right to cancel runs from signing and receiving those documents.
No date can be given. The first resale of a completed Tides at Bayfront residence cannot occur until the first closing, which depends on a delivery date the developer has not published and a certificate of occupancy not yet issued. After closings begin, each closing appears in the Collier County Property Appraiser’s data as a recorded sale, which is when resale evidence starts.
Until closings are recorded, value rests on price points, not history: the developer’s “starting at $2 million” (October 2026), Bayfront A’s recorded $850,000 24-month median and Quattro at Naples Square’s $3,387,500 median. Size, floor, view and condition would then adjust the estimate. After closings begin, recorded sales at The Tides at Bayfront become the best evidence, and we update the comparison.
In the 12 months since October 2025 we tracked 7 Collier County recorded, DOR-qualified resales at Bayfront A Condominium, with a median of $735,000, a low of $655,000 and a high of $2,850,000. The median was $554 per county base square foot and the median county base area 1,511 sq ft. The newest recorded sale in the window closed on July 8, 2026.
In the 24 months to early October 2026 we tracked 19 recorded resales at Bayfront A Condominium, all resales and none builder-direct, at a median of $850,000 and $582 per county base square foot, ranging from $415,000 to $4,300,000. Without the single $4.3 million sale, the median of the other 18 sales is $842,500. Median county base area was 1,511 sq ft.
The highest recorded Bayfront A sale is $4,300,000 for a 2,504 sq ft county base area unit at 451 Bayfront Place on June 6, 2025, or $1,717 per county base square foot. The next highest was $2,850,000 at the same address on January 5, 2026 ($1,138 per county base square foot), and then $2,500,000 on April 28, 2022 ($998). All three are Collier County recorded sales.
Bayfront A’s calendar-year median rose from $669,500 in 2021 to $897,500 in 2022 and peaked at $993,750 in 2023 on 12 sales, then ran $872,500 in 2024 and $957,500 in 2025. The 24-month median of $850,000 is about 27% above the 2021 median, and $582 per county base square foot is about 23% above 2021’s $475. Source: Collier County recorded sales.
On the median, yes, modestly. The 12-month median of $735,000 is about 26% below the 2023 peak-year median of $993,750, and the 2026 year-to-date median is $775,000 on six sales through about October 2. The 24-month median of $850,000 sits below the peak too. With samples of 6 to 12 sales a year, one large sale can move a median.
Bayfront A’s median is $582 per county base square foot over 24 months and $554 over 12 months, against $623 over 36 months and $666 since October 2021. Calendar-year medians peaked at $711 in 2022. These are county base area figures: the appraiser’s base area of the main building, not living area, so never compare them with a listing’s square footage or a developer’s air-conditioned area.
The county records the base area of the main building, as measured by the property appraiser, while listings and developer plans quote air-conditioned living area, which is measured by a different method and excludes some spaces. The developer itself notes that square footage varies by calculation method. For that reason we compare county dollars per base square foot only with other county figures.
Bayfront A recorded qualified sales of 18 in 2015, 13 in 2016, 21 in 2017, 11 in 2018, 15 in 2019, 18 in 2020, 32 in 2021, 24 in 2022, 12 in 2023, 8 in 2024, 12 in 2025 and 6 in 2026 through about October 2. The county files hold 560 qualified improved sales in all, including 159 original sales in 2000, per the Collier County Property Appraiser.
Since January 2021, the county files show 94 qualified Bayfront Place sales: 27 at 401 Bayfront Place, 26 at 451 Bayfront Place, 24 at 450 Bayfront Place and 17 at 410 Bayfront Place. Those four addresses make up Bayfront A Condominium, so the buildings trade at similar frequency, with 401 Bayfront Place slightly ahead. These counts come from Collier County recorded sales through July 8, 2026.
Over 24 months to early October 2026, Collier County recorded 10 Quattro at Naples Square resales at a $3,387,500 median ($1,118 per county base square foot), 25 Eleven Eleven Central resales at $2,375,000 ($1,167), and 43 sales across the whole Naples Square family at $2,100,000 ($997). These are resale and mixed figures for 2020 to 2023 buildings; no new-build sale exists yet at The Tides at Bayfront.
Quattro at Naples Square, a 64-unit building recorded in 2023 across Goodlette-Frank Road, recorded a 24-month median of $3,387,500, about four times Bayfront A’s $850,000, and $1,118 per county base square foot against $582. The sizes differ: Quattro’s 12-month median size was 2,925 sq ft against Bayfront A’s 1,511. Age and size, not location alone, drive most of the gap.
The recorded sales cannot show an effect yet, because no residence at The Tides at Bayfront has closed. The new residences start at 2,055 sq ft of developer-stated living area against Bayfront A’s 1,511 sq ft median county base area, so the products target different sizes. Sellers at Bayfront A can expect buyers to compare size and price per square foot. We do not forecast price effects.
Both condominiums are in FEMA Zone AE with a 9 ft base flood elevation, so buyers with a federally backed mortgage must carry flood insurance, and a new NFIP policy has a 30-day waiting period. Expect buyers to ask about the association’s flood coverage and the unit’s owner policy, and about Hurricane Ian, which produced 6 to 9 ft of surge above ground in Naples in 2022.
Flood insurance is required in a special flood hazard area when the mortgage is federally backed, and a standard owner HO-6 policy usually does not cover flooding. The National Flood Insurance Program limits building coverage to $250,000 for one to four family structures and $500,000 for other residential. Cash buyers are not required by that rule, though their insurer or association may ask.
The City of Naples holds Class 5 in FEMA’s Community Rating System, which earns up to a 25% discount on standard NFIP flood policies in the city. It is the City’s own rating and separate from Collier County’s unincorporated Class 5. The discount depends on the policy and the property, so a buyer’s insurance agent quotes the actual premium.
Yes, for a building dated to 2000. Under s. 553.899, Florida requires a milestone structural inspection by December 31 of the year a building reaches 30 years from its certificate of occupancy, with a 25-year local option. The county dates Bayfront A to 2000, which points to about 2030. The association’s actual status is in the resale disclosure package, so we do not state it.
A structural integrity reserve study, or SIRS, is the study required at least every 10 years for each condominium building of three habitable stories or higher under s. 718.112(2)(g). Buyers ask for it because it shows the association’s plan to fund major structural repairs, which affects assessments and reserves. The Bayfront A association’s study status is read in its resale disclosure package.
Under the City of Naples rule, rental terms must be 30 days or longer, except that a property may be rented for fewer than 30 days three times per calendar year, and it may not be advertised under 30 days. The City says most condominiums follow the same requirements as single family homes and an association may be stricter. The Bayfront A association’s rules are read in its documents.
The adopted Bayfront planned development ordinance, Ordinance 2021-14585, states that transient lodging, as defined in Section 82 of the Code of Ordinances, shall not be permitted on the subject property. A 2018 request had sought timeshare and transient lodging in Buildings 6 and 7 and is not part of the adopted language quoted. Your association’s rules and the City rule still apply.
In Collier County the buyer customarily pays for the owner’s title policy, and it is not listed as a seller cost, but the contract controls. A seller’s closing costs more commonly include commission and any items the contract allocates. Read the contract’s title paragraph and ask us to show you a sample estimated closing statement before you list.
Collier County Public Schools’ address lookup assigns every Bayfront Place address tested, and 1333 Third Avenue South on the same site, to Lake Park Elementary (1295 14th Avenue North), Gulfview Middle (255 6th Street South) and Naples High (1100 Golden Eagle Circle). Zones can be redrawn, so confirm with the district for your exact address before you publish a listing.
Highlight what is measured: from The Tides at Bayfront site, Bayfront’s shops and marina are about a 1-minute walk, Tin City 3 minutes, Gulfshore Playhouse 9 minutes and Fifth Avenue South 13 minutes (straight-line distance times 1.25 at 3 mph from the Census geocode for 1301 Third Avenue South). NCH Baker Hospital is about 4 minutes by car, and the Naples Pier about 6.
Measured from the Census geocode of 1301 Third Avenue South, Fifth Avenue South at 8th Street South is 0.52 mile in a straight line, an estimated 0.65 mile of street and about a 13-minute walk, or 3 minutes by car free-flow. Bayfront Place addresses sit inside the same planned development, so expect a similar walk, though a precise route depends on the building.
The City of Naples says construction began January 6, 2026, the last of 193 concrete pilings was driven on October 7, 2026, and reopening is on schedule for July 2027, with the deck raised three feet. The pier is about 1.26 miles in a straight line from the site. No data yet shows an effect on Bayfront condo prices, so we present it as a nearby amenity.
We can give facts, not a prediction. Bayfront A recorded 7 sales in the last 12 months at a $735,000 median, about 26% below the 2023 peak-year median, and The Tides at Bayfront has no published delivery date or recorded sale. Waiting adds uncertainty about timing; selling now means pricing against recorded sales today. A valuation shows where your unit sits.
Southwest Florida MLS figures were not pulled for this edition (October 2026). The sales shown are Collier County recorded, DOR-qualified sales from the Collier County Property Appraiser’s public data files, which include sales the MLS never sees. That means no MLS days on market or sale-to-list ratio appears, and every dollars-per-square-foot figure uses county base area.
Request a free home valuation, or use the Naples home valuation for a downtown condominium. You can also call Jesse direct at (239) 898-6072, text or call. We compare your unit with your own building’s recorded sales and the new-build medians next door, then walk you through the result.
Yes, confidential conversations are welcome. Call Jesse direct at (239) 898-6072, text or call, to talk through pricing, timing and how the new Palazzo at Bayfront buildings may shape buyer interest before you decide anything. Nothing needs to be public until you choose to list, and we will explain what a listing agreement and your association’s documents require.
McGreevy and Comisar lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012, the #5 real estate team in Florida (RealTrends 2026) and Top 1% Real Estate Agents Nationally Since 2008, with over $2.5 billion sold as a team and over $900 million in personal sales. Jesse has worked in real estate since 2004. Call Jesse direct at (239) 898-6072.
The Tides at Bayfront (Palazzo at Bayfront) is described here only from primary sources: the City of Naples, the State of Florida, FEMA, the National Hurricane Center, the developer, news reporting and Collier County public data. Each entry names the publisher and date, and every link opens the original document so you can verify the figures in the sections above.
The Tides at Bayfront (Palazzo at Bayfront) is documented in public primary PDFs from the City of Naples, the National Hurricane Center and the developer. These are the official files behind the approvals, short-term rental rule, floor plans and Hurricane Ian figures cited above, linked at their original sources so you can read the full text yourself.
County sales data from the Collier County Property Appraiser public data files, pulled October 2026. Southwest Florida MLS figures not pulled for this edition. McGreevy and Comisar, Best Realtor for The Tides at Bayfront. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.
545 people live in The Tides at Bayfront, where the median age is 47 and the average individual income is $62,098. Data provided by the U.S. Census Bureau.
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There's plenty to do around The Tides at Bayfront, including shopping, dining, nightlife, parks, and more. Data provided by Walk Score and Yelp.
Explore popular things to do in the area, including The Hair Refinery Naples, Nur Beauty, and Mind and body by sandra.
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| Beauty | 0.03 miles | 0 reviews | 0/5 stars | |
| Beauty | 0.04 miles | 1 review | 5/5 stars | |
| Beauty | 0.04 miles | 0 reviews | 0/5 stars | |
| Beauty | 0.05 miles | 4 reviews | 4/5 stars | |
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The Tides at Bayfront has 215 households, with an average household size of 3. Data provided by the U.S. Census Bureau. Here’s what the people living in The Tides at Bayfront do for work — and how long it takes them to get there. Data provided by the U.S. Census Bureau. 545 people call The Tides at Bayfront home. The population density is 9,510 and the largest age group is Data provided by the U.S. Census Bureau.
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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.
