BROWSE LUXURY COMMUNITIES LOCATED IN SOUTHWEST FLORIDA
McGreevy and Comisar lead Domain Realty Group, the #1 real estate team in Southwest Florida, selling and buying homes in Park Shore. Top 1% Nationally since 2008. Over $900 million in personal sales and $2.5 billion+ sold as a team. If you are looking for the best realtor in Park Shore, or you have reached the point of thinking "I need to sell my house in Park Shore," or you want a listing agent near me who can tell you why one side of Gulf Shore Boulevard North carries a tax line the other side does not, this is the team Park Shore owners call first. Park Shore is one of the coastal neighborhoods inside our wider Naples, Florida market. Seller calls reach Jesse McGreevy directly on (239) 898-6072. Marc Comisar handles buyer representation on (239) 287-5873.
Last Updated September 2026 · By Jesse McGreevy and Marc Comisar, McGreevy and Comisar at Domain Realty · More about Jesse McGreevy, Marc Comisar and our team on the about page.
Jesse McGreevy, FL Lic. SL3101296, and Marc Comisar, FL Lic. BK3060671, hold Florida real estate licenses regulated by the Florida Real Estate Commission (FREC) and practise through Domain Realty at 24031 S Tamiami Trl #101, Bonita Springs, FL 34134. McGreevy and Comisar are a top-reviewed Southwest Florida real estate team, and Park Shore sits inside the City of Naples market we work every week.
If you want the best realtor in Park Shore, Florida, to sell your Park Shore home or to 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. Park Shore rewards an agent who reads plats, not portals, because the name covers five recorded plat units and a great deal that is not Park Shore at all.
Recent Park Shore market record, trailing twelve months. We tracked every closed residential sale inside the Park Shore geography of the Southwest Florida MLS for the twelve months ending August 31, 2026, and the market returned 525 closings, $1,394,839,134 in volume and a median sold price of $1,650,000. The highest closing in that window was $26,000,000 and the lowest was $110,000. Those are our own figures from our own pull, taken September 7, 2026, and every one of them is shown with its method further down this page.
Honors and recognition:
★★★★★ "After working with Jesse and his team at Domain, my wife and I would never use another realtor for any buying or selling here in Florida! We used Jesse to represent us on purchasing a property in Naples, and he worked our deal like it was for him! 100% satisfied and couldn't recommend more." Verified Google review
Selling your Park Shore home? Our free Naples home valuation tool is the fastest first step, and Jesse answers (239) 898-6072 himself, by call or text, the same day.
Buying in Park Shore? Marc handles buyer representation on (239) 287-5873, and our Naples buyer guide is a useful place to begin.
The short version of everything below, for the reader who wants the answer before the evidence.
Jump to any section. Everything on this page carries a source and an as-of date, and everything numeric comes from a government record, a first-party organization, or our own dated MLS pull.
Place and market: Where Park Shore is and who governs it · What the market is doing · Price bands and property types · Named communities and streets · How Park Shore compares with its neighbors
The beach and the water: What beach membership costs · The three tiers of beach access · Venetian Bay, docks and Doctors Pass · The Village Shops on Venetian Bay
The buildings: The Gulf Shore Boulevard North tower row · Why bay side pays a tax Gulf side does not · R1-10A single family zoning · The teardown economy · Condo safety law and your building
Risk, cost and daily life: Flood zones · Storm surge history · Insurance · Property taxes · Schools · Healthcare · Drive times · What is being built and debated · Civic organizations · Culture and recreation
Working with us: Selling in Park Shore · Buying in Park Shore · Rentals and property management · Your local real estate experts
Reference: Frequently Asked Questions, Park Shore Buyer Edition · Frequently Asked Questions, Park Shore Seller Edition · Frequently Asked Questions, Park Shore Rental and Property Management Edition · What We Could Not Verify · Sources and Authoritative References · Downloadable Documents · Key Takeaways · Why McGreevy and Comisar Are the Best Park Shore Realtors
Park Shore is a master-planned coastal neighborhood in the City of Naples, Collier County, Florida, ZIP 34103, running from the Gulf of Mexico east across Gulf Shore Boulevard North, Venetian Bay and Crayton Road to Tamiami Trail North. Seagate Drive is the northern boundary and The Moorings is the southern one. About 4,152 tax parcels sit inside the recorded plats.
Park Shore is entirely inside the City of Naples. That matters more than it sounds, because the answer determines who issues your building permit, who administers the floodplain, who enforces rental rules and who sets your millage. We established it on two routes that do not depend on each other. First, the Park Shore envelope was tested point in polygon against the City of Naples city limits layer published on the City's own mapping service, with a Pelican Bay control point that correctly returned no hit. Second, every one of the 4,139 parcels in the preliminary tax year 2026 Collier roll inside those plats carries a CITY OF NAPLES GENERAL FUND millage line. Two methods, same answer.
In street terms: Seagate Drive on the north, Tamiami Trail North on the east, the Gulf on the west with the city limit running one thousand feet offshore, and The Moorings on the south. Inside the neighborhood, Crayton Road is the line that trips people up. Below roughly house number 3550, Crayton Road is in The Moorings, not Park Shore. The same is true of the Westgate condominium buildings at 2901, 2905 and 2951 Gulf Shore Boulevard North: by name and by street they read as beachfront Naples, and by recorded plat they sit in Moorings Unit 5. They are not Park Shore.
The neighborhood was recorded in five units, and the plat faces read "Raymond L. Lutgert's Subdivision":
Plat unit | Plat book and page |
|---|---|
Park Shore Unit 1 | Plat Book 8, pages 43 to 44 |
Park Shore Unit 2 | Plat Book 8, pages 54 to 55 |
Park Shore Unit 3 (a replat of Unit 1, Block 7) | Plat Book 8, pages 59 to 60 |
Park Shore Unit 4 | Plat Book 10, pages 101 to 103 |
Park Shore Unit 5 | Plat Book 12, pages 39 to 40 |
The surveying firm on the plats was Wilson Green Miller and Soll. We have the book and page for all five from two independent routes, county mapping records and a City ordinance that recites them, and we have deliberately not published recording dates, because two separate research passes failed to obtain them from the Clerk's records application and we will not print a date we have not read.
Unit 1 came in by owner petition under Resolution No. 143 in December 1968, 177 acres, under chapter 59-1598, Laws of Florida. The rest followed twenty years later: Ordinances 88-5682 and 88-5683, adopted 7 to 0 on December 7, 1988, and Resolution 89-5719, ratified at a referendum on March 7, 1989. The developer of record across the build was The Scottsdale Co. and the Park Shore general partnership, both predecessors of Lutgert Companies, a relationship the City's own outside counsel set out in a 2013 memorandum.
Four collisions come up constantly, and each one is live on somebody's page today.
Seagate to the north, Coquina Sands and The Moorings to the south, and Pelican Bay across Seagate Drive are adjacent and distinct. A dedicated community page on Seagate is coming, with plat history, governance and per street detail, and we will add the link here once it is published.
Data updated: September 2026. Park Shore closed 525 residential sales in the twelve months ending August 31, 2026, worth $1,394,839,134, at a median sold price of $1,650,000. Inventory stood at 257 active and 50 pending listings, which at the trailing pace of 43.75 closings a month is 5.9 months of supply. Those numbers come from our own Southwest Florida MLS pull dated September 7, 2026.
We ran a single query against the Southwest Florida MLS: status Closed, close date September 1, 2025 through August 31, 2026, restricted to the Park Shore geography that runs from Seagate Drive to Golf Drive. That returned 525 rows. The median, the quartiles, the count, the volume, the minimum and the maximum in the table below are exact: the median was taken by sorting all 525 rows by sold price ascending and reading global row position 263, not by averaging page level medians, which the results grid will happily let you do and which gives a wrong answer because it sorts by list price by default.
Metric | Trailing twelve months to August 31, 2026 |
|---|---|
Closed sales | 525 |
Total closed volume | $1,394,839,134 |
Median sold price | $1,650,000 |
Lower quartile sold price | $780,000 |
Upper quartile sold price | $3,100,000 |
Mean sold price | $2,656,836 |
Lowest closing | $110,000 |
Highest closing | $26,000,000 |
Average days on market | 133.0 |
Average price per square foot | $905.05 |
Average sale to list ratio | 92.66% |
Active listings | 257 |
Pending, including pending with contingency | 50 |
Months of supply | 5.9 |
Source: Southwest Florida MLS, closed residential sales inside the Park Shore geography, pulled by McGreevy and Comisar on September 7, 2026. Next scheduled re-pull: October 7, 2026.
Because they are averages, and the distinction is the difference between an honest page and a persuasive one. Days on market, price per square foot and sale to list ratio in the table above are arithmetic means across the row set, not medians. Getting a true median for each of those requires a separate sort per column, which we did not run. The days on market mean is computed over the 503 rows that carry a value; 22 of the 525 closings have no days on market entry at all.
It is in band, and that matters because the figure we previously published here was not. The Naples Area Board of Realtors percent of list series for the Naples Beach area has never printed above 93.3 percent, and its recent floor is around 91.6 percent. A 92.66 percent average sits inside that. An earlier version of this page carried 95.1 percent, which is outside the band and which we have removed rather than defended. The same earlier page reported 34 closed sales, a figure numerically identical to the board's July 2026 count for all of ZIP 34103, which suggests it was a relabelled ZIP number rather than a Park Shore one.
Same window, same method, same MLS, run the same afternoon. This is the comparison that most cleanly separates the two markets, and it is not the one people expect.
Park Shore | Olde Naples | |
|---|---|---|
Closings, twelve months to August 31, 2026 | 525 | 187 |
Closed volume | $1.39 billion | $596.20 million |
Median sold price | $1,650,000 | $1,850,000 |
Attached share of closings | 76.0% | 67.4% |
Active listings | 257 | 124 |
Months of supply | 5.9 | 8.0 |
Olde Naples carries the higher median. Park Shore turns roughly three times the volume and clears its inventory in three quarters of the time. If you are a seller choosing between a Park Shore condominium and a comparable Olde Naples one, depth and absorption are on your side here; if you are a buyer, the same depth means more comparable sales to price against and less guesswork.
The Naples Area Board of Realtors July 2026 market report, released August 21, 2026 with data current to August 10, put ZIP 34103 at a $935,000 median on 34 sales with 158 average days on market. Its 2025 year-end report gave 34103 a full year of 383 sales, down 1.3 percent, at 92.0 percent of list, 13.7 months of supply and a $1,220,000 median, down 4.3 percent. The board is fed by the same MLS we pull, so it is a useful sanity check, but note that ZIP 34103 is much wider than Park Shore and also contains The Moorings, Coquina Sands and part of Seagate. Park Shore is 38.2 percent of the ZIP's parcels and 51.0 percent of its just value.
If you want this dataset applied to one specific property rather than to a neighborhood, sellers should run our free Naples home valuation tool and buyers should read our Naples buyer guide.
Data updated: September 2026. Park Shore is not one price. Of the 525 closings in the trailing twelve months, 168 closed under $1 million and 16 closed at $10 million or above, with the bulk, 218 sales, landing between $1 million and $3 million. That spread from $110,000 to $26,000,000 inside a single neighborhood is the reason a portal estimate performs so badly here.
Price band | Closings | Share of closings |
|---|---|---|
Under $1,000,000 | 168 | 32.0% |
$1,000,000 to $3,000,000 | 218 | 41.5% |
$3,000,000 to $5,000,000 | 57 | 10.9% |
$5,000,000 to $10,000,000 | 66 | 12.6% |
$10,000,000 and above | 16 | 3.0% |
The bands sum to 525 exactly. Read them as a shape rather than as a ladder: nearly a third of Park Shore's trade is below a million dollars, which is a bay side and interior condominium market, and one closing in six is above five million, which is almost entirely the Gulf front tower row and the beach block houses.
Two honest numbers, and they answer different questions.
By closings, over the last twelve months: 399 attached sales (76.0 percent) across low rise, mid rise, high rise, attached villa and townhouse, against 124 single family sales (23.6 percent). Two records fall outside both groups.
By parcel, from the preliminary tax year 2026 county roll: 3,486 condominium parcels (84.0 percent) against 587 detached single family (14.1 percent), plus 38 vacant residential and 25 commercial or institutional parcels.
The two measures differ for a reason worth knowing before you read any other Park Shore statistic: 145 of those "condominium" parcels are boat slips of one square foot each, separately deeded dockominiums at Venetian Bay Yacht Club and Venetian Bay North Yacht Club, and they rarely trade. Strip them and the residential picture is 3,416 attached against 595 detached. Roughly six in seven Park Shore homes are condominiums either way. When you see a Park Shore percentage quoted anywhere, ask whether it counts parcels or sales.
Total just value across the neighborhood is $8,491,899,985, with a median parcel at $1,491,660. Splitting it: condominium parcels with the boat slips stripped carry a median just value of $1,370,278, and detached single family a median of $3,397,069 with a floor of $1,202,404. Just value is the county's assessment concept and it is not market value, so use these as relative signals rather than as pricing.
Park Shore is a market where the difference between a good outcome and an average one is usually settled before the listing goes live, in the pricing conversation, because a bay side two bedroom and a Gulf front three bedroom on the same boulevard behave like two different asset classes. We price from the same 525-sale dataset published on this page, not from an automated estimate. Selling? Run our free Naples home valuation tool, then bring the result to Jesse on (239) 898-6072. Buying? Marc takes buyer calls on (239) 287-5873, and our Naples buyer guide sets out how we work. Office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134.
Park Shore's private beach park costs $1,000 in initiation plus $300 in annual dues, a total of $1,300 to join, for the fiscal year beginning September 1, 2026. The board voted unanimously to hold both rates, and the figures were published by the Park Shore Association on May 30, 2026. Membership is voluntary and annual, so buying in Park Shore does not automatically give you the beach.
No, and this is the single most misunderstood fact about the neighborhood. In the Association's own words, "the Park Shore Association is a voluntary Neighborhood Association," and "the Park Shore Association owns, equips, controls and maintains a park for the use of the members." There is no mandatory assessment, no lien mechanism over your property, and no automatic transfer of anything at closing. If a listing implies the beach comes with the deed, that listing is wrong.
One park, and only one: the Raymond L. Lutgert Beach Park at 4061 Gulf Shore Boulevard North, 2.7 acres with 200 feet of Gulf frontage, legally described as part of Lot 13, Block 12, Park Shore Unit 2, and carried on the county roll as a single parcel. The 2.7 acres and the 200-foot frontage are fixed in the Park Shore planned development ordinance itself, which is unusual and is worth understanding: the park is not a private arrangement the Association could quietly sell or shrink, it is written into the zoning that governs the neighborhood.
Eligibility is uniform. Any residential property owner inside the platted Park Shore boundary qualifies, on identical terms, whether the property is a Gulf front high rise, a bay side low rise, an attached villa or an interior single family house on Belair Lane. There is no tiering by street, by price or by product type. For a buyer comparing an interior house against a beachfront condominium, the beach park is therefore a constant rather than a variable.
A membership card is required for entry even on foot, so walking in from a nearby street does not work. Hours are dawn to dusk. Service animals only, with emotional support animals expressly excluded. No commercial activity. The Association has funded a paid security guard through the end of 2026 specifically to keep the parking area member only. The fiscal year starts September 1, the renewal window runs September 1 to December 31, and a $100 late fee applies after it.
It is stale, and it is wrong by roughly thirteen times. The "$100 annual dues" number copied across the open web appears to be a confusion with the $100 late fee. The current, first-party, dated figure is $1,000 initiation plus $300 annual, published by the Association on May 30, 2026. If you are underwriting a Park Shore purchase on the assumption that beach access costs a hundred dollars, correct the number before you write the offer.
Yes. The Park Shore Association is Sunbiz entity N08000006936, status ACTIVE, filed July 23, 2008, with its 2026 annual report filed April 23, 2026. A predecessor entity, document 719677, was filed November 10, 1970 and administratively dissolved September 15, 2006, carrying the same federal employer identification number. Do not confuse either with Park Shore Homeowners' Association, Sunbiz N16000010795, an entirely separate 2016 entity registered in the Orlando and Temple Terrace area, which cannot be the body named in the City's 1998 zoning ordinance.
Park Shore has one public beach access with parking of its own, Horizon Way, metered, with 43 public spaces fixed by the Park Shore planned development ordinance itself. Add the Association's private members-only park and two nearby City street ends just outside the neighborhood, and a Park Shore owner is choosing between three genuinely different kinds of access rather than one.
Access | Where it sits | Category | What it means in practice |
|---|---|---|---|
Raymond L. Lutgert Beach Park, 4061 Gulf Shore Blvd N | Inside Park Shore | Private, members only | 2.7 acres, 200 feet of Gulf frontage, membership card required even on foot |
Horizon Way | Inside Park Shore | Public, metered | 43 public spaces; anyone may park, everyone without a City permit pays |
Via Miramar | South of the Park Shore line | Public, metered | A City access serving the Moorings and Coquina Sands side |
North Lake Drive | South of the Park Shore line | Public, permit only | One of twenty-four City beach ends reserved for City of Naples and Collier County permit holders; non-resident parking prohibited outright |
Seagate Drive | North of the Park Shore line | Public, metered | Serves Seagate, the neighborhood immediately north |
All of the City street ends listed above were reconstructed under the City's Beach Access Restoration Project and were open with construction complete as of September 1, 2026, which is the opposite of the downtown picture, where several avenue ends remain closed for stormwater outfall work and the Pier rebuild.
Three. Via Miramar and North Lake Drive appear on more than one published Park Shore street list, and both sit south of the Park Shore boundary, in The Moorings and Coquina Sands, between roughly one and four kilometres from the neighborhood's own frontage. Lowdermilk Park, the full service City beach park with showers, concession, volleyball and beach wheelchairs, is also south of Doctors Pass and is not in Park Shore, although it matters to Park Shore as a receiving beach for sand dredged from the pass. None of these is a reason to discount them, since all three are a short drive, but describing them as Park Shore accesses is inaccurate and a buyer will find out.
The published meter rate is $5.00 per hour with a $2.50 minimum, payable by quarters or by Mastercard, Visa, Discover or American Express. A City of Naples resident or property owner gets a free annual permit, issued at City Hall, 735 8th Street South, and that permit is what unlocks the resident-only ends and removes the meter everywhere else. The parking fine is $102, reduced to $77 if paid within ten days, and a disabled-parking violation is $252. There is no beach-end parking between 11pm and 5am. The rate reached $5.00 by Resolution 2023-15031, adopted 7 to 0 on January 30, 2023 and effective September 1, 2023; earlier City documents on the same site show $2.50 and $3.00 rates, and older versions of the permit-only list carried twenty-two ends rather than today's twenty-four.
Set it out plainly, because this is the practical answer to a question buyers ask constantly. An owner who joins the Association and takes the free City permit has the private park at 4061, free parking at Horizon Way inside the neighborhood, free parking at the metered ends nearby, and access to the resident-only end at North Lake Drive that visitors cannot use at all. An owner who takes the City permit and skips the Association has everything except the private park. A seasonal tenant with neither is confined to metered spaces and pays by the hour. That ladder is worth understanding before you write an offer, because two of its three rungs cost money and one of them is annual.
Two projects, both dated, both with contract values on the record. The Beach End Seawall Replacement Project was awarded on May 7, 2025 to YC Group, LLC at $1,305,794, and North Lake Drive is the only beach end near Park Shore included in it, alongside three downtown avenue ends. The Beach Access Restoration Project was awarded on April 16, 2025 to Infinite Construction, LLC at $2,591,232.96, with a notice to proceed dated May 13, 2025, covering 30 of the City's 40 beach access points and reducing impervious surface in favour of the lower-key coastal treatment the City's own project page describes. Both programs ran late, and the City attributes the delay to federal and state permitting, coordination with the federal emergency agency, and hurricane impacts.
Thirty residential condominiums sit inside the Park Shore plats on Gulf Shore Boulevard North: 25 on the Gulf side and 5 on the bay side, plus two boat slip condominiums in Venetian Bay and two attached villa enclaves. The row was built between 1970 and 2006 and it is the single largest concentration of beachfront condominium value in the City of Naples.
Name blind. Rather than start from a list of building names and ask which are in Park Shore, every parcel polygon on the boulevard was tested for containment inside the five recorded plat polygons, and the names were read afterwards. That method produced two results a name-driven list would have missed in opposite directions: Westgate was excluded because its parcels fall in Moorings Unit 5, and Venetian Cove Club at 3500 Gulf Shore Boulevard North was included, because despite a street number and a name that both read as Moorings, its parcels sit in Park Shore Unit 2. Casa Mar and Villa Mare, two villa homeowner association enclaves, also turned up inside the plats and were not on the starting list at all.
Address | Condominium | Stories | Units | Year built | Milestone due |
|---|---|---|---|---|---|
3951 | Horizon House | 14 | 76 | 1972 | 2024-12-31 |
3971 | Le Ciel Venetian Tower | 21 | 86 | 1995 | 2024-12-31 |
3991 | Le Ciel Park Tower | 20 | 71 | 1994 | 2024-12-31 |
4001 | Surfsedge | 15 | 112 | 1974 | 2024-12-31 |
4005 | Gulfside | 15 | 112 | 1974 | 2024-12-31 |
4021 | The Brittany | 22 | 127 | 1995 | 2024-12-31 |
4031 | Allegro | 13 | 76 | 1981 | 2024-12-31 |
4041 | The Savoy | 18 | 141 | 1983 | 2024-12-31 |
4051 | La Mer | 17 | 104 | 1978 | 2024-12-31 |
4101 | The Regent | 26 | 37 | 2002 | 2027 |
4151 | Provence | 24 | 85 | 2000 | 2025 |
4201 | Le Jardin | 21 | 52 | 1998 | 2024-12-31 |
4251 | Park Shore Tower | 21 | 75 | 1985 | 2024-12-31 |
4255 | Bay Shore Place | 16 | 103 | 1994 | 2024-12-31 |
4301 | Park Plaza | 18 | 90 | 1984 | 2024-12-31 |
4351 | Le Rivage | 28 | 37 | 1996 | 2024-12-31 |
4401 | The Monaco Beach Club | 18 | 138 | 1983 | 2024-12-31 |
4451 | Solamar | 20 | 107 | 1986 | 2024-12-31 |
4501 | Aria | 20 | 65 | 2006 | 2031 |
4551 | Esplanade Club | 18 | 121 | 1981 | 2024-12-31 |
4601 | Enclave | 29 | 28 | 1991 | 2024-12-31 |
4651 | Vistas | 21 | 131 | 1990 | 2024-12-31 |
4751 | The Terraces | 19 | 116 | 1986 | 2024-12-31 |
4901 | Meridian Club | 22 | 85 | 1981 | 2024-12-31 |
4951 | Le Parc | 25 | 78 | 1990 | 2024-12-31 |
Story counts and milestone due years are from the City of Naples Building Department milestone inspection workbooks. Unit counts and declaration dates are from the Florida Department of Business and Professional Regulation condominium extract, file updated August 29, 2026. Parcel counts, year built and plat are from the preliminary tax year 2026 county roll. All read September 1, 2026.
Two villa enclaves sit on the Gulf side alongside them: Casa Mar on Casa Mar Lane, seven villas on an acre of common area, and Villa Mare on Villa Mare Lane, fourteen villas on 2.1 acres of common area. Neither is a condominium and neither appears on the City's milestone list.
Five residential condominiums, and they are a different product entirely: lower, smaller and priced accordingly. Venetian Cove Club at 3500, six stories in three sections, 61 units, built 1977. Venetian Villas at 4000, three stories in two buildings, 32 units, 1978. Venetian Estates at 4100, 4150 and 4180, a five-unit low rise rebuilt between 1988 and 2025, whose developer of record is Raymond L. Lutgert personally. Ardissone at 4400, six four-story buildings, 33 units, built between 1985 and 1990. The Tropics on Venetian Bay at 4500, 4530 and 4560, three three-story buildings, 33 units, 1988. Bay side residential totals 161 condominium parcels on the county roll against 2,258 on the Gulf side.
Thirteen of the condominiums on this stretch list a developer of record whose mailing address is 4200 Gulf Shore Boulevard North, which is one of the three parcels that make up The Village Shops on Venetian Bay. One of the thirteen, Venetian Estates, names Raymond L. Lutgert himself. Two more list a developer at 4050 Gulf Shore Boulevard North, recorded simply as "Park Shore." The two oldest buildings on the row, Horizon House and Surfsedge, are carried by the state as developer unknown, with the file literally recording that the name of the actual developer is being researched. Lutgert Companies' own published history calls Aria, completed 2006, "the final addition to the Lutgert legacy on Park Shore Beach."
Because a 1981 City rule requires them. The ordinance that created the R3-18 apartment district, described at the time as the district in which the City's tallest buildings are permitted, also imposed a minimum breezeflow standard: 25 percent of the parcel width must be left open and vertically unobstructed from front to back. That rule is the reason the Gulf front row reads as a series of towers with sky between them rather than as a wall. A second point that is routinely misread: the "18" in R3-18 is density, 18 dwelling units per acre, not eighteen stories. Height in that district ran to 75 feet, or 87 feet with podium parking, until Ordinance 01-9292, adopted September 5, 2001, removed the twelve-foot podium bonus for anything subject to the Coastal Construction Control Line, which is to say for the Gulf front row specifically.
Units 1, 3 and 4 are governed by Ordinance 1993-6841, which superseded the parent Ordinance 1442 of February 5, 1969. Units 2 and 5 are governed by Ordinance 06-11263, adopted June 14, 2006, and that document is unusually specific for a planned development: it carries a per-lot height table naming 19 towers at heights between 130 and 277 feet, a 3,392-unit cap on Block 12 at 25 units per acre, the 2.7-acre association beach park on the south 200 feet of Lot 13, the 43 public parking spaces at Horizon Way, and a 230-slip boating allowance with a 219-slip residential cap and a three-month minimum lease. If you want to know what can legally be built or rebuilt next to a Park Shore tower, that ordinance is the document that answers it.
Because of a dependent special taxing district created in 1987. A bay side Park Shore condominium sits in a millage area that carries the City of Naples Moorings Bay System levy at 0.0125 mills for tax year 2026. A Gulf side condominium directly across Gulf Shore Boulevard North does not. It is a small number in dollars and a large one in what it tells you about how this neighborhood is administered.
It was created by City Ordinance 87-5328 on August 5, 1987 under section 189.02 of the Florida Statutes, and it funds dredging and maintenance in Venetian Bay and at Doctors Pass. The City's Natural Resources division administers it. The district is not coterminous with Park Shore: it covers roughly 15.8 percent of the neighborhood, specifically the 655 parcels in the two bay side millage areas, and does not touch the other 3,484.
Three things. First, the levy itself, which on a $1.4 million assessed bay side condominium is a small annual figure rather than a material carrying cost. Second, the signal: if you are buying for boat access on Venetian Bay, the district is the mechanism that pays for keeping your water navigable, and it is worth reading its budget rather than assuming somebody else funds the dredging. Third, and most usefully for a seller, it is a clean, checkable, one line way to demonstrate that a listing is genuinely on the bay side of the boulevard, which matters in a neighborhood where "waterfront" is used to mean at least three different things.
Park Shore's detached houses sit in the R1-10A Residence District, a zoning category the City of Naples created specifically for this neighborhood. It caps height at 30 feet, requires a 10,000 square foot minimum lot, allows no conditional uses at all, and replaces a floor area ratio with a stepped building-area cap that shrinks as the lot grows.
Because the neighborhood asked for one. Ordinance 98-8361, adopted September 16, 1998, created R1-10A expressly at the request of the Park Shore homeowners' body, in order to reconcile the City's zoning with the private deed restrictions that already ran with the land. That is an unusual origin and it explains the district's character: it reads less like a general residential category and more like a codified set of neighborhood covenants. It has been amended twice since, by Ordinance 08-12049 on May 7, 2008, which dealt with front yard setbacks, and by Ordinance 2024-15349 on April 3, 2024.
Standard | Requirement |
|---|---|
Minimum lot area | 10,000 square feet |
Minimum lot width | 75 feet, or 87.5 feet on corner lots |
Maximum height | 30 feet |
Front setback | 30 feet, and 40 feet on Crayton Road and Park Shore Drive |
Side setback | 10 feet, with a 12:12 slope plane |
Rear setback | 25 feet |
Building area | No floor area ratio; a stepped cap of 48, 35, 24, 20, 15 and 10 percent by lot size tier |
Conditional uses | None permitted |
Waterfront hedges | 48 inch limit |
Three consequences buyers feel immediately. The 30 foot height cap means two stories, not three, no matter what the lot is worth. The stepped building-area cap means a larger lot does not scale linearly into a larger house; the allowable percentage falls as the lot grows, which is a deliberate anti-mansionization device and it catches people who have priced a build on a simple square footage assumption. And the 40 foot front setback on Crayton Road and Park Shore Drive is a genuine constraint on the two most prominent interior streets in the neighborhood. If you are underwriting a teardown, get the allowable building area calculated from the actual lot dimensions before you agree a price.
Data updated: September 2026. For the detached houses, largely yes, and the county assessment roll says so with unusual clarity. Across Park Shore's pre-1990 houses, 253 of 267, or 94.8 percent, carry an assessed improvement value below 20 percent of just value. Median assessed improvement on a 1970s house is $186,012 against median assessed land of $1,697,200.
It tells you that the county assessor, looking at these properties every year, considers the structure to be a small fraction of what the property is worth. That is the textbook signature of a land market. It does not tell you that every old house should come down; assessed value is an assessment concept and not a market appraisal, and a well maintained 1970s house with a good floor plan can absolutely be the right purchase. But if you are paying land value for a property, you should know that is what you are doing, and you should have the R1-10A building envelope in hand before you commit.
Yes, and it is measurable. 181 of Park Shore's 587 detached houses, roughly 31 percent, were completed in 2015 or later. That is a substantial replacement wave inside a neighborhood platted in the late 1960s, and it is why a single street can show a 1972 ranch, a 2016 coastal contemporary and a lot under demolition permit on the same block. For a seller of an older house, the practical implication is that your competition is often not another old house but a new one three doors down, and pricing has to account for that directly.
This is the most buyer-relevant tax fact in Park Shore and it surprises people every year. 39.1 percent of Park Shore parcels carry a homestead exemption, split 61.4 percent of detached houses against 37.9 percent of condominiums, and the median Save Our Homes differential on a homesteaded Park Shore house is $1,172,288. That means the taxable assessed value of the median homesteaded house sits roughly $1.17 million below its just value, because the three percent annual cap has held it down over years of ownership. When that house sells, the cap resets toward just value the following year. Never underwrite a Park Shore purchase from the seller's current tax bill.
Venetian Bay is the protected water body between Gulf Shore Boulevard North and Crayton Road, reached by boat through Doctors Pass. Docks here are governed by a City ordinance section that names Park Shore by plat unit, and the operative rule is a platted wharf limit line fifteen feet offshore that a pier may not pass.
City of Naples Code section 56-93(c)(4) sets a subdivision-specific standard written for Park Shore by name: piers may not extend past the platted wharf limit line fifteen feet offshore, while mooring piles, catwalks and open boat lifts may sit offshore of the pier itself. It is a tighter and more prescriptive rule than the general City dock standard and it is the reason Park Shore's bay frontage looks the way it does.
No, and this is a dead rule that will not stop circulating. A T-or-L shape requirement was written into the code by Ordinance 00-8902 on August 16, 2000 and struck by Ordinance 10-12741 on September 1, 2010. It has been off the books for sixteen years. A more recent dock ordinance, 2025-15762 of November 5, 2025, did not touch Park Shore. If someone tells you your Park Shore dock has to be a particular shape, ask them which code section says so.
Seawalls sit in chapter 52 of the City code rather than chapter 56, and the cap elevation is limited to 4.8 feet N.A.V.D., a standard that has not been amended since September 2, 2015. Seawall condition is a live issue on this bay: the Gulf Shore Association of Condominiums has named deteriorating seawall along Venetian Bay as an ongoing pedestrian safety concern, and the City replaced the North Lake Drive beach end seawall in 2025 under a contract worth $1,305,794.
The bay carries 144 separately deeded boat slip parcels in two dockominium condominiums, Venetian Bay Yacht Club at 4090 and 4190 Gulf Shore Boulevard North and Venetian Bay North Yacht Club at 4450 and 4680. Each slip is its own parcel of one square foot on the county roll, which is why they distort any naive count of Park Shore condominiums. The Park Shore planned development ordinance permits 230 slips with a cap of 219 for residential use and a three-month minimum lease, which is a real restriction on anyone thinking of renting a slip short term.
Doctors Pass is the inlet connecting Venetian Bay and Moorings Bay to the Gulf, and it has been an engineered channel for two thirds of a century. The state environmental agency's inlet management plan records that "in 1960 Doctors Pass was first widened by dredging and two boulder mound jetties were constructed. In 1966 the pass was again dredged and the jetties were improved." The north jetty runs 375 feet and the south jetty 250 feet. Collier County budgeted a 40,000 cubic yard dredge not to exceed $1,250,000 in 2026, funded partly by a $600,000 reallocation out of the Park Shore beach maintenance project. We have deliberately not published a controlling depth or a bridge clearance, because the only figures we could find date to 1997 and a stale navigation number is worse than none.
The most recent Park Shore area renourishment placed 312,000 tons of sand, restoring an 85-foot design width. A separate county contract, awarded to Earth Tech Enterprises at $3,563,530 and documented in the coastal advisory committee packet of November 14, 2024, placed roughly 167,600 tons between the survey monuments running from Naples Cay to Doctors Pass, funded from the tourist development tax. Renourishment is the reason the beach in front of the tower row is as wide as it is, and it is a recurring county program rather than a one-time event.
The Village Shops on Venetian Bay is the waterfront retail and dining center at 4200 Gulf Shore Boulevard North, inside Park Shore, opened in 1988 and developed by Lutgert Companies, the same firm that developed Park Shore Beach. It carries more than forty tenants across three parcels totalling 6.06 acres, all inside Park Shore Unit 2.
That name is in wide circulation, including on our own earlier page, and it is not the property's own name. The center's first-party name is The Village Shops on Venetian Bay. Getting this right matters for the same reason every other naming correction on this page matters: a buyer searching for a property "walking distance to Venetian Village" and a buyer searching for "The Village Shops on Venetian Bay" are looking for the same place, and only one of those names is the one on the building.
Eight dining rooms and thirty-one retail tenants were listed on the property's own directory as read on September 1, 2026. Dining: Bayside Seafood Grill and Bar, Ben and Jerry's, Black Letter Coffee and Cafe, Fish Restaurant, M Waterfront Grille, MiraMare Ristorante, T-Michaels Steak and Lobster, and The Village Pub. Retail runs from Chico's, J.McLaughlin, Tommy Bahama and Southern Tide through to Exquisite Timepieces, Sukie's Wine Shop and WM Phelps Custom Jewelers. The homepage's "more than 45" figure includes a salons and services category that sits on a separate page, so treat 45 as tenants rather than as shops.
Unusual, and specific to this property. At the center's thirtieth anniversary in 2018, eight of the original 1988 tenants were still trading there. Cross-checked against the 2026 directory, five of the nameable originals are still in place: Ben and Jerry's, which is the only Ben and Jerry's location in Naples, Fabec-Young and Co., M Waterfront Grille, which opened as Maxwell's on the Bay and was rebuilt and rebranded in 2008, Teruzzi, and WM Phelps Custom Jewelers. Thirty-eight years of continuous tenancy in a seasonal resort retail market is genuinely rare.
Yes, and they are a real part of the neighborhood calendar rather than marketing. The property runs a Labor Day sidewalk sale, and its Wine Around The Water evening, held September 12, 2026 at $30 a ticket, has sent one hundred percent of proceeds to a Collier County animal welfare charity since 2019. The center also participates in the regional month-long Sizzle Dining charity event, which reached its tenth anniversary in September 2026.
We do not know, and we are saying so rather than guessing. The property's own website makes no mention of a marina, boat slips or dock-and-dine access on any page we read, while third-party sources refer to a "Naples Marina at The Village Shops on Venetian Bay," which suggests a separately operated business on or beside the property. We have not published a slip count and will not until we can source one from the operator or from a City dock permit.
There is no single answer, and any page that gives you one is wrong. Across 4,139 taxed Park Shore parcels the flood zone split is AE 3,478 parcels (84.0 percent), X 658 (15.9 percent) and VE 3 (0.1 percent), with no AO anywhere. The governing maps are FEMA panels 12021C0383J and 12021C0379J, both effective February 8, 2024.
Only three Park Shore parcels are themselves mapped VE. But 814 parcels, 19.7 percent of the neighborhood, sit on a building footprint that touches a VE zone. Both statements are true and they are not in conflict: a Gulf front tower puts seventy to a hundred and forty individually deeded units on a single parcel, so a VE line crossing one building footprint puts a hundred owners in a building with a velocity zone exposure while the parcel count stays at one. If you are buying a Gulf front unit, ask for the flood zone of the building footprint, not of the parcel, and get the elevation certificate.
The line runs roughly north to south at longitude −81.8055. West of it is effectively all AE; east of it is X. Gulf Shore Boulevard North carries 2,574 parcels and all but 90 are AE. On the inland side, 209 of the 240 parcels on Belair Lane are X, and East Park Shore Drive is X. One genuine exception sits inland: a VE 12 pocket near Whispering Pine Way and West Boulevard, confirmed by direct query against FEMA's own point service rather than inferred from a map image. By base flood elevation, AE 10 covers 2,325 parcels, AE 11 covers 1,142, shaded X covers 655, and small counts fall into AE 9, VE 11 and VE 12.
The Limit of Moderate Wave Action crosses 115 building footprints carrying 1,436 parcels, 34.7 percent of the neighborhood. The Coastal Construction Control Line, established June 28, 1989, crosses 30 footprints carrying 1,340 parcels, 32.4 percent. Both matter at permit time rather than at purchase: the LiMWA drives construction standards, and building seaward of the control line requires a state permit on top of the City's.
Yes, and it is a useful illustration of how much a map revision moves. The Association's own 2009 survey of the Raymond L. Lutgert Beach Park showed it in Zone VE with a base flood elevation of 12. Under the February 8, 2024 maps the same parcel is 100 percent AE 11. If you are working from a survey, a flood certificate or a listing sheet older than February 2024, the zone on it may simply be superseded.
It does. The City of Naples participates in the FEMA Community Rating System at Class 5, which delivers a 25 percent premium discount, effective April 1, 2025. Under Risk Rating 2.0 that discount applies uniformly, inside and outside the special flood hazard area. Note that the City's own newsletter has circulated a stale version of this, quoting the rating "in 2024" and a ten percent discount for zone X; both figures are out of date.
Less precisely than most pages imply, and the honest answer is more useful than a borrowed number. Park Shore has never had its own tide gauge. The nearest Gulf gauge sat on the Naples Pier three miles south and was removed on January 12, 2024; the remaining nearby station is an inner-bay gauge that does not measure open Gulf surge.
Storm | Nearest measured value | Note |
|---|---|---|
Donna, 1960 | 4 to 7 feet above normal, Everglades City to Fort Myers Beach | Predates Park Shore entirely; Unit 1 was platted in 1968 |
Wilma, 2005 | 4 to 8 feet, county-wide | No Naples gauge value |
Irma, 2017 | 4.25 feet above mean higher high water at the Naples Pier | 3 to 5 feet above ground level |
Ian, 2022 | 6.18 feet at the Naples Pier, flagged incomplete because the gauge was destroyed | 6 to 9 feet above ground level in Naples; an open-Gulf sensor to the north read 10.24 feet |
Helene, 2024 | 2 to 4 feet above ground level | No Naples gauge row; the City reported over 30 inches in places |
Milton, 2024 | 5.08 feet above mean higher high water | Measured at the Naples bay gauge, not on the Gulf |
As a range, not as a forecast, and with the gauge caveat attached. The Ian figure is the one most often quoted for Naples and it is formally incomplete, because the instrument failed during the event. The Milton figure is a bay reading and does not describe what happened on the Gulf beach. What the record supports is a clear statement that this coastline has taken multiple feet of surge repeatedly within living memory, that the 2022 event was the most severe measured, and that the specific number for any individual building depends on its finished floor elevation and its footprint zone rather than on a neighborhood-wide figure. That is exactly the conversation to have with the elevation certificate in front of you.
Flood insurance in ZIP 34103 is in the middle of a long, legislated repricing. Across 1,627 single family flood policies in the ZIP, the median current cost was $1,162 against a median risk-based cost of $5,759 as of the most recent federal release. The gap closes at up to 18 percent a year, which implies roughly nine years of increases on the median policy.
Because the National Flood Insurance Program's Risk Rating 2.0 recalculated what each property should pay, and federal law caps how fast an existing policy can move toward that number. The 18 percent annual cap is the mechanism. The practical consequence for a Park Shore buyer is that the seller's current premium is a floor, not a forecast, and a policy that transfers to you continues climbing. Ask for the current premium, the full risk rate and the years of glide path remaining, all three, before you set your carrying cost assumption.
For this ZIP, 100 percent of the rated flood risk is storm surge and 16.5 percent carries a coastal erosion component. That is a different profile from an inland Collier County property, where rainfall driven flooding dominates, and it is why elevation and footprint zone matter so much more here than lot grading does.
Wind is a separate question from flood, and in coastal Collier County it is frequently a separate policy. The state-backed insurer of last resort publishes both its wind-only eligibility rules and its approved rate changes by county each year, and both are worth reading before you assume a private carrier will write the risk. For a condominium buyer the analysis is different again: the association's master policy covers the structure, and your unit-owner policy covers the interior and your contents, so the number that actually matters to your budget is the association's insurance line inside its budget, plus any assessment history. Ask for the budget, not just the monthly fee.
Two state requirements now sit on every older condominium in Park Shore: the milestone structural inspection under section 553.899 of the Florida Statutes, and the structural integrity reserve study under section 718.112(2)(g). The Park Shore specific fact is that the City of Naples applies the 25-year trigger rather than the general 30-year one, which pulls every building on the row into scope sooner.
From the City's own published year lists, by arithmetic rather than by asking. Provence, built in 2000, appears on the City's 2025 list. The Regent, built 2002, appears on 2027. Aria, built 2006, appears on 2031. All three are exactly twenty-five years. State law permits a local enforcement agency to adopt the 25-year trigger for buildings within three miles of a coastline, and Naples has done so. An independent state oversight report published in July 2026 separately names Naples as its own enforcement agency, which confirms that the City, not the county, is the authority here.
Twenty-six of the twenty-nine Park Shore buildings carrying a milestone obligation were in the City's past-due cohort with a December 31, 2024 deadline. Only three are newer: Provence at 2025, The Regent at 2027 and Aria at 2031. That is a consequence of the build era rather than of neglect, since most of the row went up between 1972 and 1998.
No, and this is the most important sentence in this section. The City's list is an obligation register, not a completion register. It tells you when a building was required to have its milestone inspection, and it does not tell you whether the inspection happened, what phase it reached, what it found, or whether a special assessment followed. We searched for published results and no milestone or reserve study result for any individual Park Shore building is public, and no special assessment is sourceable from a public record we could read.
Ask the association, in writing, for five documents: the milestone inspection report and its phase, the structural integrity reserve study, the current budget showing the reserve lines, the minutes of the last twelve months of board meetings, and any special assessment history or pending vote. Reserves for the statutory reserve study items are no longer waivable in budgets adopted on or after December 31, 2024, so a building that was underfunding reserves has to stop, and the catch-up shows up in either the monthly fee or an assessment. In a market where a Park Shore unit trades at a median well over a million dollars, a fifty thousand dollar assessment is a rounding error to a portal estimate and a very real number to you.
The milestone and reserve requirements were created by chapter 2022-269, then amended by chapter 2023-203, chapter 2024-244, and most substantively by chapter 2025-175, signed June 23, 2025. A 2026 touch exists but is the legislature's annual reviser's bill and changes nothing substantive. If someone quotes you a rule from 2022 or 2023, check it against the 2025 version.
Park Shore's tax year 2026 millage is 9.0076 mills for the 3,484 parcels outside the bay district and 9.0201 mills for the 655 parcels that also carry the Moorings Bay System levy. There are zero non-ad-valorem assessments on all 4,139 parcels, which is a meaningful contrast with much of Collier County.
The main components for tax year 2026 are the City of Naples general fund at 1.2900, the Collier County general fund at 3.0107, school levies of 1.8990 required local effort plus 2.2480 local board, water management district and Big Cypress Basin levies at 0.0948 and 0.0978, mosquito control at 0.1331, water pollution control at 0.0246, and Conservation Collier at 0.2096. Bay side parcels add the Moorings Bay System at 0.0125.
Because across much of Collier County the line items below the millage, community development district debt service, solid waste, street lighting and similar, can add thousands of dollars a year to a tax bill and are easy to miss when comparing two properties. In Park Shore that section of the bill is empty on every parcel. When you compare a Park Shore carrying cost against a community east of Tamiami Trail North, compare the whole bill rather than the millage rate, because the millage is the part that looks similar and the assessments are the part that does not.
From just value, not from the seller's current taxable value, for the homestead reason set out above. The median Save Our Homes differential on a homesteaded Park Shore house is $1,172,288, so a long-held property can be taxed on a base more than a million dollars below what you are about to pay for it. Take the purchase price, apply the current millage, and treat that as your first year figure. We run this calculation on every Park Shore property we list or show, because it heads off the November tax-notice shock that catches new Park Shore owners more often than anything else.
Every Park Shore address is zoned to Sea Gate Elementary School, Gulfview Middle School and Naples High School. All three earned an A grade for the 2025 to 2026 year. There is no sub-area split anywhere in the neighborhood: Gulf front, interior, Crayton Road and the Tamiami Trail frontage all return the same three schools.
No. This is a correction to what has been published about this neighborhood, including by us. We ran every Park Shore address type through the district's own interactive zoning tool and the first-party address service behind it: Gulf front addresses from 3971 to 4901 Gulf Shore Boulevard North, interior streets including Park Shore Drive, Neapolitan Way, Turtle Hatch Lane, Belair Court, West Boulevard and Old Trail Drive, Crayton Road from 2901 to 4551, and the Tamiami Trail frontage. Every one returned Gulfview Middle. We then re-ran the same tests under the 2024 to 2025 and 2025 to 2026 school year keys and got the identical result, which means this was never a rezone that a page merely lagged. It was wrong when it was written.
Almost certainly from Alhambra Circle, which is in Naples Twin Lakes just east of Tamiami Trail North, is genuinely zoned to Pine Ridge Middle, and is not in Park Shore. The confusion is easy to make because Sea Gate Elementary's attendance zone extends north and east into Pine Ridge Middle territory, so a source that checked the elementary school and assumed the middle school followed would get the elementary right and the middle school wrong. The district's own zone polygons place the Gulfview and Pine Ridge boundary at the Seagate Drive latitude and then south along Tamiami Trail North, which puts all of Park Shore on the Gulfview side.
School | Enrollment | Grade, 2025 to 2026 |
|---|---|---|
Sea Gate Elementary, 650 Seagate Dr | 652 | A |
Gulfview Middle, 255 6th St S | 590 | A |
Naples High School, 1100 Golden Eagle Cir | 1,493 | A |
Gulfview is the smallest traditional middle school in Collier County, which is a genuine selling point for families and one that rarely appears on a neighborhood page. Sea Gate Elementary is a 1.5 mile, roughly four minute drive from the Gulf Shore Boulevard North and Park Shore Drive corner; Gulfview Middle is downtown at about 4.4 miles; Naples High is 2.5 miles.
The closest full preschool through grade twelve independent school to Park Shore is about 2.9 miles and seven minutes away, and several others sit within a fifteen minute drive, including schools at roughly 5.0, 6.1 and 9.1 miles. On the public charter side, Mason Classical Academy on South Horseshoe Drive serves kindergarten through grade twelve with about 1,457 students and an A grade. Because tuition, admissions cycles and financial aid change every year, we point buyers at each school's own admissions page rather than publishing a figure that will be stale by the time you read it.
The nearest full service hospital to Park Shore is NCH Baker Hospital at 350 7th Street North, about 4.0 road miles and roughly nine minutes off-peak. NCH North Hospital is 6.9 miles, and the closest urgent care is 1.1 miles away on Tamiami Trail North and is named Park Shore by its own operator.
It is the downtown Naples campus of the NCH Healthcare System, and it is the closest acute care to the neighborhood by a wide margin. NCH operates a long-standing cardiac program through its heart institute, publishes a sustained door-to-balloon time under ninety minutes, reports average stroke medication treatment times under forty-five minutes, holds primary stroke center status across its sites, and is the trauma receiving hospital for Collier County. For a neighborhood whose median age in the surrounding ZIP is 61.6 years, with 43.5 percent of the population aged 65 or over, proximity to acute cardiac and stroke care is not a minor amenity.
Collier Urgent Care, Park Shore, at 3601 Tamiami Trail N, Unit 2, is 1.1 miles and about three minutes from the neighborhood and opens Monday to Saturday, 8am to 6pm. The nearest full service pharmacy is the Publix Pharmacy at the Neapolitan Way store, 4601 9th St N, 1.2 miles and about three and a half minutes, open Monday to Friday 9am to 9pm, Saturday 9am to 7pm and Sunday 11am to 6pm. A CVS sits on the Tamiami Trail North corridor at 5296 Tamiami Trl N, about 1.8 miles. Physicians Regional operates two Naples hospitals, at Pine Ridge Road 6.4 miles away and on Collier Boulevard, plus urgent care sites, none of which is close to Park Shore.
Everything below is measured from one fixed origin, the Gulf Shore Boulevard North and Park Shore Drive intersection, using an open source routing engine over open street data. These are free-flow, off-peak modelled times. They are a fair proxy for a June weekday or a Sunday morning and they will understate a February afternoon on Tamiami Trail North.
Destination | Off-peak drive | Road miles |
|---|---|---|
The Village Shops on Venetian Bay | 0.5 min | 0.1 |
The Fresh Market, 4129 Tamiami Trl N | 3.1 min | 0.9 |
Publix, Neapolitan Way | 3.4 min | 1.2 |
Sea Gate Elementary School | 4.1 min | 1.5 |
Waterside Shops | 5.6 min | 2.3 |
Naples High School | 6.4 min | 2.5 |
Gulfview Middle School | 9.6 min | 4.4 |
NCH Baker Hospital | 9.2 min | 4.0 |
Whole Foods Market at Mercato | 9.7 min | 4.9 |
Fifth Avenue South | 10.0 min | 4.6 |
Mercato | 10.1 min | 4.9 |
Vanderbilt Beach | 11.8 min | 5.9 |
Third Street South | 12.5 min | 5.5 |
Naples Pier | 12.9 min | 5.8 |
Naples Municipal Airport | 14.1 min | 6.1 |
Southwest Florida International Airport | 46.0 min | 32.9 |
32.9 road miles to Southwest Florida International Airport, about 46 minutes with no traffic. The mileage does not change; the minutes do. In season, or behind an incident on Interstate 75, plan for meaningfully longer. Naples Municipal Airport, which is what most Park Shore owners actually use for private aviation, is 6.1 miles and about fourteen minutes.
Not from the Gulf front side. The Park Shore Association's own website says of the neighborhood that "within walking distance, you'll find the Waterside Shops ... Clam Pass Park, Sea Gate Elementary as well as local favorites like Starbucks, Publix and Fresh Market." That is the neighborhood's own association speaking and it is a fair description from the north and east edge of Park Shore. From the Gulf Shore Boulevard North corner it is 2.3 road miles, which is a five or six minute drive and not a stroll. We would rather give you the measured number and let you decide than repeat a claim that will not survive your first visit.
Seller calls and valuations reach Jesse McGreevy on (239) 898-6072; buyer representation runs through Marc Comisar on (239) 287-5873, from the Domain Realty office at 24031 S Tamiami Trl #101, Bonita Springs, FL 34134. McGreevy and Comisar have been Top 1% Real Estate Agents Nationally Since 2008 and have led the #1 team in Southwest Florida since 2012. Open a sale with our free Naples home valuation tool or a purchase with our Naples buyer guide.
This: the two shopping districts that define Naples sit in opposite directions and both are short drives. Waterside Shops is 5.6 minutes north, Fifth Avenue South is 10.0 minutes south, and Naples Municipal Airport is 14 minutes east. Olde Naples is roughly ten minutes further from Waterside; Pelican Bay is roughly ten minutes further from Fifth Avenue South. Park Shore is the point on the coast where both axes are close, and that is a real, measurable positional advantage rather than a marketing line.
Four items are live, and the largest of them is a fight rather than a project. A proposed water park at the Naples Grande site was tabled on May 30, 2026 with administrative appeals outstanding, and the Park Shore Association briefed its members on it twice, which tells you how much attention it holds locally.
A water park concept at the Naples Grande property, opposed by an alliance that describes itself as more than ten thousand residents and that is led in part by the president of the Seagate property owners' association. The Pelican Bay Foundation and an individual condominium association have both filed administrative appeals. The item was tabled on May 30, 2026 and the appeals remain live. The Park Shore Association posted to its members on it in November 2025 and again at the tabling. We are not publishing an outcome, because there is not one yet.
A substantial redevelopment, mid-cycle. The former Nordstrom, which itself occupied the site of an earlier department store, was demolished along with the former bookstore and bank outparcels. The approved plan brings in a 29,382 square foot RH, an Eddie V's at 361 seats, Williams Sonoma and Pottery Barn on the rebuilt outparcel, and luxury flagships including Dior and Brunello Cucinelli. Saks Fifth Avenue is the only remaining department store anchor. In plain terms, the center is converting from a two-anchor department store mall into a luxury boutique and destination restaurant format. It is in Pelican Bay, not in Park Shore, and it is Park Shore's nearest luxury retail by road.
Ordinance 2021-14705 carved 14.5 acres out of the Park Shore planned development into its own district, capped at 42 feet and three stories, anchored by the Publix on Neapolitan Way. The City's own planned development log records it verbatim as "formerly part of the Parkshore PD." The initial site plan is still owed to Council, so this is an entitlement in place rather than a project under construction. For anyone living on the eastern side of Park Shore, this is the pipeline item most likely to change the daily view.
Yes. A roundabout at Harbour Drive and Crayton Road was approved by Council in March 2026 and slipped to a mid-August contract. And a drafting issue in the City's long-range planning documents is worth flagging to anyone who owns on the boulevard: the adopted comprehensive plan defines its high density residential towers category by naming Park Shore's own planned development document, while the pending draft plan currently mislabels that same category as low rise, one to three stories. The public comment deadline on the draft is October 23, 2026. That is the kind of error that gets fixed if people notice it and does not if they do not.
Two organizations carry most of the civic weight in Park Shore: the Park Shore Association, which owns the beach park and speaks for the neighborhood, and the Gulf Shore Association of Condominiums, which represents the condominium buildings along both sides of Gulf Shore Boulevard North. Between them they cover the household and the building, and both are worth following before you buy.
It is the neighborhood's voice at City Hall, and it publishes. When the City ran its bicycle and pedestrian master plan outreach, the Park Shore board surveyed its residents and reported 400 responses from roughly 1,500 residents, of whom 70.2 percent said they did not want any more sidewalks. That is a first-party, dated, numeric statement of what this neighborhood wants from its own streets, and it came out of a City record rather than a press release. The same meeting record captures the rest of the neighborhood's positions: more traffic calming, a speed table on Whispering Pine, a lit crosswalk on Crayton Road to reach the bus stops on the east side, a 25 mph limit on Crayton Road, support for sharrows on Old Trail Drive and Neapolitan Way, and bike lanes on Crayton only if no yard space is taken.
It began in the 1980s as an informal group and incorporated as a Florida nonprofit in 2001. In its own words it has grown to include "nearly all the low-rise and high-rise buildings in the Moorings and Park Shore communities along both sides of Gulf Shore Blvd. North," with over 70 member associations representing more than 4,400 residential dwelling units, a figure its own page carries with a 2019 modification date, so treat it as an as-of-2019 scale rather than as today's count.
Concrete things, which is why it is worth a buyer's attention. By its own account: new crosswalks at the beach access points and at Park Shore and Harbour Drives, flashing caution signs at the Horizon Way crosswalk, a utility replacement of street lights and wiring along Gulf Shore Boulevard North, a City revision of solid waste and stormwater runoff cost allocation that reduced what member associations pay, and reinstatement of the manatee slow speed zone in Venetian and Moorings Bays. Its current open files include deteriorating seawall along Venetian Bay, organized opposition to a proposed multi-storey county parking garage at Clam Pass, recurrent power outages on the boulevard, and algae on the beach and in the bay. It also runs a sea turtle watch program for the Gulf front buildings, which matters practically because nesting season drives what you may do with beachfront lighting.
The City's own master plan outreach ran per-neighborhood surveys for Aqualane Shores, Coquina Sands, the Gulf Shore Association of Condominiums, Lake Park, Park Shore, Royal Harbor, Port Royal, Old Naples, River Park, Seagate and Sun Terrace, plus a citywide survey. Historic Council minutes record the Crayton Road Association and the Seagate Association appearing alongside the Park Shore Association. A separately registered Park Shore Homeowners Association is named as the petitioner behind the 2008 setback amendment to R1-10A; whether that is the same body as the Park Shore Association under a second name is genuinely unresolved and we are not going to pretend otherwise.
The Conservancy of Southwest Florida at 1495 Smith Preserve Way runs science, policy, education and the von Arx Wildlife Hospital, and it publishes its impact figures with their own reporting period attached: in the year to September 30, 2025, 3,457 animals treated, 38,179 sea turtle hatchlings protected, 35,240 people educated and 6,549 pounds of python removed. One warning, because it is easy to get wrong and every seasonal guide has it wrong right now: the Conservancy's Nature Center is closed through December 2027 while the John and Carol Walter Nature Experience is built. The wildlife hospital stays open throughout, and free programs are running offsite at local parks and libraries. The Conservancy also runs a recurring naturalist tour at Clam Pass, which is the walkable outing from the north end of Park Shore.
Park Shore sits between two cultural anchors and neither is inside it. Artis—Naples, the campus of the Naples Philharmonic and The Baker Museum, is at 5833 Pelican Bay Boulevard in Pelican Bay. Downtown Naples, with Cambier Park, Fifth Avenue South and Third Street South, is ten to twelve minutes south. Both are short drives from the neighborhood and neither is a Park Shore address.
An 8.5 acre arts campus built on a 6.65 acre site deeded by Westinghouse Communities in 1986. It holds Hayes Hall at 1,477 seats, the Daniels Pavilion at 283 seats, and The Baker Museum at 45,000 square feet across sixteen galleries. The organization was founded in 1982 as the Naples and Marco Philharmonic, opened its hall on November 3, 1989, and adopted its current name in 2013. In 2025 The Baker Museum became the first and only museum in Collier County accredited by the American Alliance of Museums. It also owns and runs the Naples International Film Festival, inaugurated in 2008 and acquired in 2017.
More than a visitor would guess, and most of it is free and outdoors. Art in the Park, run by the Naples Art Institute, has run juried outdoor shows since 1957 and is believed to be the first outdoor art show held in Naples; it runs Saturdays from October through April in Cambier Park. The Naples Concert Band, organized in January 1972 with ten musicians and now over eighty, plays the Cambier Park bandshell. The Gulf Coast Big Band has performed for more than thirty years and states that all money it raises stays in Collier County. Opera Naples, the Naples Jazz Society and the Naples Big Band all appear on the City's recurring parks calendar.
The City runs the parks nearest to Park Shore, including Lowdermilk Park on the Gulf with showers, concession, volleyball, playgrounds and beach wheelchairs, Baker Park on the Gordon River with a canoe launch and the Blair Foundation Bridge into the trail network, and the Naples Preserve and Hedges Family Eco-Center, a 9.5 acre natural preserve at Tamiami Trail North and Fleischmann Boulevard. The Arthur L. Allen Tennis Center is downtown at 730 8th Street South. For pickleball, the sport's major national tournament venue sits at East Naples Community Park on Thomasson Drive in unincorporated Collier County, about twenty minutes away.
No. The historic Naples Pier at the west end of 12th Avenue South is closed for the Pier Rebuild Project, per the City's own park page and its accessibility listing. We are flagging it because it is the single most-repeated stale amenity claim in Naples real estate copy right now. We have not published a reopening date because the City has not published one we could read.
Park Shore is not a single product. Inside the five plat units sit a Gulf front high rise row, a bay side low rise row, two attached villa enclaves, a large interior single family grid, and two dockominium condominiums. Here is the roster, grouped the way a buyer actually shops it.
Twenty-five condominiums on the west side of Gulf Shore Boulevard North: Horizon House, Le Ciel Venetian Tower, Le Ciel Park Tower, Surfsedge, Gulfside, The Brittany, Allegro, The Savoy, La Mer, The Regent, Provence, Le Jardin, Park Shore Tower, Bay Shore Place, Park Plaza, Le Rivage, The Monaco Beach Club, Solamar, Aria, Esplanade Club, Enclave, Vistas, The Terraces, Meridian Club and Le Parc. Heights run from thirteen to twenty-nine stories, unit counts from 28 to 141, and build years from 1972 to 2006. The newest three, Provence, The Regent and Aria, are the only buildings on the row not in the past-due milestone cohort.
Five condominiums on the east side of the boulevard, on Venetian Bay: Venetian Cove Club, Venetian Villas, Venetian Estates, Ardissone and The Tropics on Venetian Bay. Three to six stories, 161 parcels in total, built between 1977 and 1990 with one rebuild running to 2025. This is the entry point into a Gulf Shore Boulevard North address, and it comes with the Moorings Bay taxing district line and, in several cases, with bay frontage and slip access.
Casa Mar, seven villas on Casa Mar Lane with an acre of common area, and Villa Mare, fourteen villas on Villa Mare Lane with 2.1 acres. Both are homeowner associations rather than condominiums, both sit on the Gulf side, and both are small enough that a single listing moves the market for the enclave.
Roughly 587 detached houses across streets including Park Shore Drive, Crayton Road above 3550, Belair Lane, Belair Court, West Boulevard, East Park Shore Drive, Neapolitan Way, Old Trail Drive, Turtle Hatch Lane, Whispering Pine Way, Horizon Way, and the Block 38 frontage at 4700 through 4900 Gulf Shore Boulevard North, which is single family despite the boulevard address. A dedicated community page on the Park Shore single family grid is coming, with street-by-street lot sizing, build-year mix and teardown economics, and we will add the link here once it is published.
Venetian Bay Yacht Club at 4090 and 4190 Gulf Shore Boulevard North, and Venetian Bay North Yacht Club at 4450 and 4680, together carrying 144 separately deeded slip parcels. These trade separately from housing and they are the reason Park Shore's condominium parcel count runs ahead of its actual condominium home count.
Westgate at 2901 to 2951 Gulf Shore Boulevard North is in Moorings Unit 5. Park Shore Resort on Neapolitan Way is on unplatted land with its own ordinance. Alhambra Circle is in Naples Twin Lakes. Springline Drive, Rue de Ville, Cutlass Cove, Forrest Court and Ridge Drive do not exist in ZIP 34103 at all, despite appearing on more than one published Park Shore street list. Via Miramar and North Lake Drive are real streets, but they sit south of the Park Shore boundary.
Park Shore, Olde Naples, The Moorings, Coquina Sands and Pelican Bay are routinely discussed as interchangeable Naples beach options and they are not. The differences that matter are jurisdiction, product mix, beach rights and absorption, and on three of those four Park Shore sits in a distinct position.
Park Shore | Olde Naples | Pelican Bay | |
|---|---|---|---|
Jurisdiction | City of Naples, 100% | City of Naples | Unincorporated Collier County |
ZIP | 34103 | 34102 | 34108 |
Beach rights | Voluntary association park, $1,300 to join for fiscal 2027, plus one metered public street end inside the neighborhood at Horizon Way | City street ends, resident permit system | Foundation-run private beach facilities tied to ownership |
Dominant product | Condominium, 76% of closings | Mixed, 67% attached | Condominium and single family within a master association |
Closings, 12 months to Aug 31, 2026 | 525 | 187 | not pulled for this page |
Median sold price | $1,650,000 | $1,850,000 | not pulled for this page |
Months of supply | 5.9 | 8.0 | not pulled for this page |
Park Shore and Olde Naples figures are from our own Southwest Florida MLS pull of September 7, 2026, run the same afternoon on the same query shape. We have deliberately left the Pelican Bay cells blank rather than fill them from a different source on a different basis.
Olde Naples is a historic townsite with a higher median and a slower clearing market; Park Shore is a planned 1968 development with three times the transaction volume and a market that clears in three quarters of the time. Olde Naples sells walkability to Fifth Avenue South. Park Shore sells a Gulf front tower row, a bay with slips behind it, and a five minute drive to luxury retail in the other direction.
Both are City of Naples neighborhoods immediately south, both are older in feel, and both are more single-family weighted than Park Shore's tower row. The practical boundary confusions are the ones flagged earlier on this page: Crayton Road below about 3550 is Moorings, the Westgate buildings are Moorings, and Via Miramar, North Lake Drive and Lowdermilk Park all sit south of the Park Shore line in The Moorings and Coquina Sands. A dedicated community page on The Moorings is coming, with its own plat, association and market detail, and we will add the link here once it is published.
If you are thinking "I need to sell my house in Park Shore, Florida," or searching for the best Park Shore listing agent, start with the number that decides your outcome. Park Shore ran 525 closings at a $1,650,000 median with 5.9 months of supply in the year to August 31, 2026. That is a functioning market with real depth, and it rewards a list price built from the actual comparable set.
Because the neighborhood contains at least six distinct pricing problems and a single algorithm cannot hold them apart. A bay side low rise two bedroom, a Gulf front high rise three bedroom, an attached villa in a fourteen-unit enclave, a 1972 interior house selling as land, a 2019 rebuild on the same street, and a one square foot boat slip are all Park Shore, and all six behaved differently over the last twelve months. Add the building-level variables on the condominium side, milestone status, reserve funding, assessment history and insurance line, and you have a pricing exercise that a portal estimate simply is not structured to perform. We tracked the full 525-sale dataset ourselves in order to price against it.
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Run our free Naples home valuation tool, then bring Jesse the result on (239) 898-6072 so the automated figure can be replaced with a real one built from the closed comparables inside your own plat unit and, if you are in a tower, inside your own building. Text or call, same-day response.
Three practical implications from this year's dataset. First, the average sale to list ratio of 92.66 percent says the market is negotiating, not bidding, so the initial ask has to be defensible rather than aspirational. Second, the average 133 days on market says a Park Shore sale is a season-long campaign rather than a weekend event, and pricing for a fast first-three-weeks result is a strategy, not an accident. Third, the $780,000 lower quartile and $3,100,000 upper quartile say the market is genuinely segmented, and the comparable set that matters to you is narrower than "Park Shore."
Pricing from the whole neighborhood instead of the correct slice; pricing a 1970s house on improved value when the market is paying for land; going to market without the building's milestone and reserve documents in hand, which stalls a condominium contract at inspection; and quoting the seller's own tax bill to a buyer when a homestead differential with a $1,172,288 median means the buyer's bill will be materially higher. Each of those is avoidable and each of them costs real money.
Budget for commission as negotiated in your listing agreement, documentary stamp tax on the deed at $0.70 per $100 of price, title and closing costs, a municipal lien search, and prorated taxes. On a condominium, add the association's estoppel fee.
The average across all 525 Park Shore closings this year was 133 days on market, and that average is taken over the 503 closings that carried a value.
Ahead of season rather than during it. In the surrounding ZIP, 41.4 percent of housing units are seasonal, recreational or occasional use, so the buyer pool is largest in the winter months and your listing needs to be live and photographed before they arrive.
It depends on what the building already knows and what it can evidence. Call us and we will work through your specific building's position before you commit to a date.
Constantly. A large share of this market is owned from elsewhere, and we handle access, vendors, photography, showings and closing logistics remotely with electronic signature throughout.
Want the full treatment of pricing strategy, marketing and how we run a listing? Our Naples seller resources cover it, and a dedicated Park Shore seller guide is being written; we will add the link here once it is published.
Buying in Park Shore means choosing between products that share a name and very little else. A bay side low rise unit, a Gulf front tower unit, a villa in a seven-home enclave and an interior house on a 10,000 square foot lot carry different price floors, different carrying costs, different insurance profiles and different renovation ceilings, and the right answer depends on how you will actually use the place.
Under $1 million, 168 closings this year, is predominantly bay side and interior condominium product. Between $1 million and $3 million, 218 closings, is the widest band and covers most of the Gulf front row's smaller units and a good part of the villa and interior market. Between $3 million and $10 million, 123 closings combined, is large Gulf front units and rebuilt or new single family houses. Above $10 million, 16 closings, is the top of the tower row and the beach block. The highest closing in the year was $26,000,000.
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Marc represents Park Shore buyers on (239) 287-5873, and our Naples buyer guide explains the process end to end. Weighing a sale elsewhere to fund the purchase? Jesse handles that side on (239) 898-6072.
Data updated: September 2026. Park Shore is a seasonal rental market operating under one of the strictest rental regimes in Southwest Florida. The City of Naples has no short-term rental ordinance and no registration scheme, and regulates instead through zoning: thirty days minimum, a maximum of three rental periods per calendar year, and an outright ban on advertising a term under thirty days, with no exception to that last rule.
The City regulates rentals through its zoning definitions rather than through a dedicated ordinance, using the "transient lodging facility" definition and the related use section. The effect is a thirty day minimum lease, a limit of three rental periods in a calendar year, and a prohibition on advertising any term shorter than thirty days. That advertising ban is the one that catches owners out, because it bites even when the booking itself would have been compliant. Short-term rental is not permitted at all in the R1-10A single family district, and in the planned development areas it is a conditional use. On the water, the Park Shore planned development ordinance imposes a separate three-month minimum lease on residential boat slips.
The best available figures are for ZCTA 34103, which is wider than Park Shore and also contains The Moorings, Coquina Sands and part of Seagate. In that ZIP the median gross rent is $2,058, the rental vacancy rate is 4.0 percent, and only 770 of 5,473 occupied units are renter occupied. The far more telling number is seasonality: 4,302 units, 41.4 percent of the ZIP's entire housing stock, are classified as seasonal, recreational or occasional use, and those account for 87.6 percent of all vacant units. Under three percent of the ZIP's vacancy is true market vacancy. Park Shore is not a rental neighborhood with a seasonal component; it is a seasonal neighborhood with a small rental component.
A rational way to frame it. On the rent side: seasonal demand is real, the thirty day minimum pushes you toward monthly or multi-month season lets rather than weekly turnover, and holding lets you keep an appreciating coastal asset. On the sell side: the market absorbed 525 sales in twelve months at 5.9 months of supply, so liquidity is genuinely available; a condominium facing an unknown milestone or reserve outcome carries an open-ended risk a rental income stream does not offset; and if the property is homesteaded with a large Save Our Homes differential, that benefit does not transfer and is worth quantifying before you decide. We will run both sides with your actual numbers rather than guess.
If you are out of state, if the property is in a building with an active capital program, or if you intend to let seasonally at all. Look for a manager who can evidence three things specific to this market: familiarity with the thirty day and three-period rules and the advertising ban, an established relationship with association managers on the boulevard, and a written storm-preparation and post-event inspection routine, because a Gulf front unit left unattended through a named storm is a very different risk from an inland one.
Looking for property management in Park Shore? Call us at (239) 898-6072 and we will connect you with the right local resource. If the real question is rent versus sell, our free Naples home valuation tool is where to start; if it is really about buying another one, our Naples buyer guide covers that path. McGreevy and Comisar have been Top 1% Real Estate Agents Nationally Since 2008.
McGreevy and Comisar are a top-reviewed Southwest Florida real estate team, and both Jesse McGreevy, FL Lic. SL3101296, and Marc Comisar, FL Lic. BK3060671, hold Florida real estate licenses regulated by the Florida Real Estate Commission (FREC). We work Park Shore, the City of Naples coastal neighborhoods and the wider Southwest Florida market every week, and we publish our own market pulls with their dates attached.
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We read the plat before the listing sheet. That is not a slogan on this page, it is the reason the thirty-building tower roster above excludes Westgate and includes Venetian Cove Club, the reason we can tell you which side of the boulevard carries the Moorings Bay taxing district line, and the reason we corrected the middle school assignment that had been circulating about this neighborhood for years. In the last twelve months we tracked every closed Park Shore sale ourselves, all 525 of them, and we price and negotiate from that dataset.
Sellers begin with our free Naples home valuation tool; buyers begin with our Naples buyer guide.
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about our team at DomainRealtyGroup.com, and more about Jesse, Marc and the wider team on the about page.
Yes, entirely. All 4,139 taxed parcels inside the five Park Shore plats carry a City of Naples general fund millage line, and the neighborhood envelope falls wholly inside the City's own published city limits layer. There is no unincorporated portion, which means the City issues your permits, administers the floodplain and enforces the rental rules.
The median sold price across all 525 closed residential sales in the twelve months to August 31, 2026 was $1,650,000. The lower quartile was $780,000 and the upper quartile was $3,100,000. Those figures come from our own Southwest Florida MLS pull dated September 7, 2026.
Mostly condominiums. By parcel the split is 84.0 percent condominium against 14.1 percent detached single family; by closings over the last twelve months it is 76.0 percent attached against 23.6 percent single family. Roughly six in seven Park Shore homes are attached.
Not automatically. The private beach park belongs to the Park Shore Association, membership is voluntary and annual, and it costs $1,000 initiation plus $300 a year for fiscal 2027. Public access inside the neighborhood is the metered Horizon Way street end with its 43 spaces.
$1,300 to join in fiscal 2027: a $1,000 initiation fee plus $300 in annual dues. Both rates were held unanimously by the board and published on May 30, 2026. A $100 late fee applies after the December 31 renewal deadline.
We could not source a definitive first-party answer to that and we are not going to guess at it, because it is a dollar question. Treat membership as something to confirm in writing with the Association during your inspection period, and ask us to raise it with the listing side as part of your offer.
There is no single zone. Across 4,139 parcels: AE 84.0 percent, X 15.9 percent, VE 0.1 percent. The dividing line runs roughly north to south through the neighborhood, with the Gulf side effectively all AE and the inland side largely X. Always check the building footprint zone as well as the parcel zone.
Three parcels are mapped VE, but 814 parcels sit on a building footprint that touches VE, because one Gulf front tower parcel can carry over a hundred units. If you are buying on the Gulf front, ask for the footprint zone and the elevation certificate rather than relying on the parcel designation.
Sea Gate Elementary, Gulfview Middle and Naples High School, all graded A for 2025 to 2026. There is no sub-area split inside the neighborhood, and Park Shore is not zoned to Pine Ridge Middle despite what several sources say.
From the north and east edge of the neighborhood, arguably; from the Gulf front, no. The measured road distance from the Gulf Shore Boulevard North and Park Shore Drive corner is 2.3 miles, about 5.6 minutes off-peak. Waterside Shops is in Pelican Bay, ZIP 34108, in unincorporated Collier County.
32.9 road miles to Southwest Florida International Airport, about 46 minutes with clear roads and longer in season. Naples Municipal Airport is 6.1 miles and about 14 minutes.
Yes, on Venetian Bay, either at a private dock subject to the City's Park Shore specific pier rule or in one of the 144 separately deeded slips at the two Venetian Bay yacht club dockominiums. Gulf access is through Doctors Pass. Residential slips carry a three-month minimum lease.
A pier may not extend past the platted wharf limit line fifteen feet offshore, while mooring piles, catwalks and open lifts may sit beyond the pier. The old requirement that Park Shore docks be T-shaped or L-shaped was struck from the code in 2010 and no longer applies.
On a single family lot in the R1-10A district, 30 feet. On the condominium parcels governed by the 2006 planned development ordinance, height is fixed per lot by a table naming 19 towers at between 130 and 277 feet. Nothing new gets built higher than its own line in that table.
A City special taxing district created in 1987 that funds dredging in Venetian Bay and at Doctors Pass. It is levied at 0.0125 mills for tax year 2026 and applies to the bay side of Gulf Shore Boulevard North, about 15.8 percent of Park Shore parcels. Gulf side parcels do not pay it.
9.0076 mills for most parcels and 9.0201 mills on the bay side, with no non-ad-valorem assessments anywhere in the neighborhood. Estimate your first year from your purchase price, not from the seller's bill, because a homesteaded Park Shore house carries a median Save Our Homes differential of $1,172,288.
The surrounding ZIP has a median age of 61.6 years with 43.5 percent of the population aged 65 or over, the nearest full service hospital is four miles away, and the neighborhood is flat, quiet and served by a grocery store and pharmacy inside a mile and a half. Whether that suits you is personal, but the infrastructure is there.
Olde Naples is a historic townsite with a higher median, $1,850,000 against $1,650,000, and a slower market at 8.0 months of supply against 5.9. Park Shore has roughly three times the transaction volume, a bigger Gulf front tower row, bay-side boating and a shorter drive to north Naples retail. Olde Naples has the walk to Fifth Avenue South.
The Village Shops on Venetian Bay is inside Park Shore at 4200 Gulf Shore Boulevard North, opened 1988, about forty tenants on 6.06 acres of waterfront. Waterside Shops is in Pelican Bay, 2.3 road miles away, larger, anchored by Saks Fifth Avenue, and currently mid-redevelopment. They are two different properties and are constantly confused.
No. It is an open, platted City of Naples neighborhood with public streets. Individual condominium buildings control their own entrances and parking, and the Association's beach park is gated and staffed, but the neighborhood itself is not.
It varies by building and you must read the actual budget, but on the Gulf front row expect the master insurance premium to be the dominant line, alongside reserves, management, staffing, elevators, and exterior and amenity maintenance. Because reserve funding for the statutory structural items is no longer waivable, compare the reserve line as carefully as you compare the total.
Plan for commission as negotiated in your listing agreement, Florida documentary stamp tax on the deed at $0.70 per $100 of sale price, title and closing charges, a municipal lien search, and prorated property taxes. If you are selling a condominium, add the association's estoppel certificate fee and allow time to obtain the building's documents.
Our free Naples home valuation tool gives you an instant estimate; Jesse on (239) 898-6072 gives you a real one priced against the closed comparables in your own plat unit or your own building. Automated estimates handle a neighborhood with a $110,000 to $26,000,000 range poorly.
McGreevy and Comisar lead Domain Realty Group, the #1 team in Southwest Florida since 2012, Top 1% Nationally since 2008, with over $2.5 billion sold as a team. We track every closed Park Shore sale ourselves and publish the dataset and its date on this page.
The average across this year's 525 closings was 133 days on market, measured over the 503 closings that carried a value. That is a season-long campaign rather than a weekend event, and pricing strategy is what moves it.
92.66 percent on average across the trailing twelve months. That is inside the range the regional board reports for the Naples Beach area, which has not printed above 93.3 percent. Treat any Park Shore figure above that band with suspicion, including one we published ourselves in an earlier version of this page.
Ahead of season rather than during it. In the surrounding ZIP, 41.4 percent of housing units are seasonal, recreational or occasional use, so the buyer pool is at its largest and most motivated in the winter months and the listing needs to be live, photographed and priced before they arrive.
At a $1,650,000 median with an average 133 days on market and an average 92.66 percent of list achieved, the negotiation and the pricing are where the money is made and lost, and in a neighborhood with condominium safety documentation, flood zone questions and plat boundary confusion, the risk of an unrepresented mistake is high. We are happy to talk it through with you either way.
Do not relist at the same price with the same photographs. Start with a diagnosis: was the price set against the correct comparable slice, did the building's milestone and reserve position stall buyers at due diligence, was the flood and insurance story presented or left for the buyer to discover, and was the listing live before or after the season. Call Jesse at (239) 898-6072 and we will work through all four.
A survey is not legally required to sell, but the buyer's lender or title underwriter will usually want a current one, and in Park Shore it is frequently worth having your own in advance because plat boundaries, seawall caps, the wharf limit line and the setbacks on Crayton Road and Park Shore Drive all interact with it.
The milestone inspection report and its phase, the structural integrity reserve study, the current budget with its reserve lines, the last twelve months of board minutes, the insurance declarations, and any special assessment history or pending vote. Get them before you list. A file assembled in advance keeps a contract from stalling at inspection.
Not your sale price, but it affects how your buyer reads your tax bill. The median Save Our Homes differential on a homesteaded Park Shore house is $1,172,288, so your bill may be far lower than the buyer's first bill will be. Disclose the reset proactively; it prevents an argument in the last week before closing.
At 5.9 months of supply against 8.0 in Olde Naples, and with 525 closings and $1.39 billion in volume behind it, Park Shore is absorbing faster than its nearest comparable market. That is a reasonable position from which to sell. Whether it is right for you depends on your own timing, tax position and next purchase.
Transparently, and early. Buyers in this market now assume there is a question and price for the worst case unless you answer it. Obtain whatever the association has, present it as part of the listing package, and if the answer is genuinely not yet known, say so in writing rather than leaving it to emerge at inspection.
Separately from your home, and it needs its own comparable set. The 144 deeded slips at the two Venetian Bay dockominiums trade as their own parcels, are recorded at one square foot each, and trade thinly enough that a single recent sale can move the read. Ask us to pull the slip comparables rather than assuming a percentage of the home value.
Often not, and the assessment roll explains why: 253 of 267 pre-1990 Park Shore houses carry an assessed improvement value below 20 percent of just value. Much of this market buys the lot. A cosmetic renovation before sale can be money you do not recover. Have the conversation before you spend.
Commission as agreed, documentary stamps on the deed at $0.70 per $100, title charges as allocated by contract, municipal lien search, prorated taxes and association fees, estoppel fee on a condominium, and any negotiated repairs or credits. We give every seller a line-item net sheet before the listing goes live, not after an offer arrives.
Not if it is disclosed, quantified and allocated in the contract. What kills sales is an assessment discovered late. If your building has voted one or is about to, the correct move is to price and paper it up front and to be explicit about who pays what at closing.
In a market where 41.4 percent of the surrounding ZIP's housing units are seasonal, a turnkey furnished sale is a real advantage for a second-home buyer. Decide it before photography, because the marketing, the inventory list and the contract all follow from that choice.
It removes the short-term investor entirely and leaves you with second-home buyers, seasonal renters on monthly terms and full-time residents. That is not a weakness, it is a different pool, and it is part of why the neighborhood is quiet. Marketing that leans on short-term income potential in Park Shore is marketing a property the City will not permit.
Practically: buyers get more diligence-focused, insurance quotes take longer, and a named storm can pause showings and close inspection windows. We plan listings with that in mind, and every seller we represent gets a written pre-storm and post-storm protocol for the property while it is on the market.
Yes, and a large share of this market is exactly that. We handle access, vendor coordination, photography, showings and closing logistics remotely, and we use electronic signature throughout. Call Jesse at (239) 898-6072 to set it up.
Ask any candidate three questions: can they name the building's milestone due year without looking it up, can they tell you the footprint flood zone as distinct from the parcel zone, and can they show you the closed comparables inside that building rather than inside the ZIP. We can. Call Jesse at (239) 898-6072.
Price it against the correct slice from day one, have the condominium documents or the survey ready before you list, photograph before the season rather than during it, and resist the temptation to test a number. The market averaged 92.66 percent of list this year, which tells you it negotiates rather than bids.
Assessed value is the county's annual valuation concept and it is capped for homesteaded owners; market value is what a buyer will pay. In Park Shore the gap is often enormous, with a median Save Our Homes differential of $1,172,288 on a homesteaded house. Never price from a tax notice.
Sometimes, and sometimes not. A builder buys certainty and discounts for it. In a year where 168 Park Shore sales closed under a million and 181 of the neighborhood's 587 houses have been rebuilt since 2015, there is a genuine retail market for well-located lots. We will run both routes for you before you commit.
Florida requires sellers to disclose known material defects, and flood history questions now appear routinely in contracts and in lender and insurer underwriting. Treat prior flood claims, elevation certificates and any repairs as disclosable, and give us the documents early so they are presented rather than discovered.
The association sets the fee within the statutory caps and the contract allocates who pays; in Collier County practice it is commonly the seller. Order it the day you go under contract; a late estoppel certificate is a leading cause of delayed Park Shore closings.
If your building is on the City's milestone list, yes, because buyers now ask about it. The practical answer is preparation rather than avoidance: obtain the report, the reserve study and the budget, present them with the listing, and if the association has not completed its work, say so in writing.
As two assets. The home has its own comparable set and the slip has its own, since the 144 deeded slips on Venetian Bay trade as separate one square foot parcels. Bundling them into a single number usually leaves money on the table or scares off a buyer who does not want a slip.
Prior days on market are visible to every buyer's agent, so the relaunch has to be materially different rather than cosmetically different: a new price built from current comparables, new photography, and a documented answer to whatever stalled it last time. We start with the diagnosis, not with the listing agreement.
You can, with planning. The City's thirty day minimum means a tenant in place is a multi-week commitment rather than a weekend one, and showings have to work around it. Decide before the season whether the rental income or the marketing access is worth more to you, because after a lease is signed the choice is made.
Get a real number. Begin with our free Naples home valuation tool, then put Jesse McGreevy on (239) 898-6072 to it so the automated estimate becomes a valuation built from the closed comparables inside your own plat unit or your own building. McGreevy and Comisar have been Top 1% Real Estate Agents Nationally Since 2008.
Not under thirty days. The City of Naples regulates by zoning definition rather than by a short-term rental ordinance, and the result is a thirty day minimum, a maximum of three rental periods per calendar year, and an outright ban on advertising any term shorter than thirty days.
No. There is no registration scheme and no dedicated ordinance. That is not permission; it means the rules live in the zoning code and are enforced through it.
Not as a short-term rental. Transient lodging is not a permitted use in the R1-10A district that covers Park Shore's single family lots. Longer-term leasing is a different question and is generally governed by your deed restrictions and by the City's general rules.
The median gross rent in ZCTA 34103 is $2,058, from the most recent five-year federal survey estimates. Note that the ZIP is wider than Park Shore and that only 770 of its 5,473 occupied units are renter occupied, so the sample is small and skews toward the non-beachfront stock.
Extremely. In ZCTA 34103, 4,302 housing units, 41.4 percent of the entire stock, are seasonal, recreational or occasional use, and they make up 87.6 percent of all vacant units. Under three percent of the ZIP's vacancy is genuine market vacancy.
Subject to a three-month minimum lease for residential slips, per the Park Shore planned development ordinance, which also caps the bay's residential slips at 219 within a 230-slip allowance. Check your own dockominium's documents on top of that.
If you are out of state or the property sits in a building with an active capital program, almost certainly. Ask any manager to demonstrate they understand the thirty day rule and the advertising ban, that they have working relationships with the association managers on the boulevard, and that their storm routine is written down rather than improvised.
It can. Florida's homestead rules turn on permanent residency and on how the property is used, and renting a homesteaded property has consequences that depend on the facts. Speak to a Florida tax professional before you let a homesteaded Park Shore property, not afterwards.
Publishing what we do not know is part of publishing what we do. Every item below was actively researched and left open rather than filled with a plausible number.
Every source below was read between September 1 and September 7, 2026 unless the entry says otherwise. Government, first-party organization and primary data sources only.
City of Naples
Collier County
Schools
Federal and state data
Neighborhood, institutional and first-party sources
Our own data
Each document below is linked at its own official authority page rather than re-hosted, so you always get the current version rather than our copy of an old one.
Market data from Southwest Florida MLS, pulled September 7, 2026 for closed residential sales in the Park Shore geography for the twelve months ended August 31, 2026; parcel, millage and flood-zone counts from the Collier County tax year 2026 preliminary roll. Page last updated September 2026 by Jesse McGreevy and Marc Comisar. Brokered by Domain Realty. Office 24031 S Tamiami Trl #101, Bonita Springs, FL 34134, (239) 898-6072.
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