Updated September 2026
Thinking of selling your Aqualane Shores home in the City of Naples? McGreevy and Comisar, the Top 1% team and #1 in Southwest Florida since 2012, price it by frontage from the MLS and the county record, build the dock, seawall and flood file before you list, and negotiate hard for you. Get your free Aqualane Shores valuation or call Jesse direct at (239) 898-6072.
Updated September 2026 · By Jesse McGreevy and Marc Comisar, Domain Realty
Aqualane Shores in Naples is a canal-grid waterfront market where 26 single-family homes closed in the last 12 months at a median of $9,075,000, and the median home took 204 days to sell. McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, price each Aqualane Shores lot by its frontage, its flood elevation and its dock rights, then market the water as much as the house.
This page is written for the owner. If you want the full picture of the neighborhood itself, the seven recorded plats, the City’s dock code, the flood map street by street and the schools, read our complete Aqualane Shores community guide, which this seller guide sits beside, and our wider Naples real estate guide. Everything below answers one question: how to sell a home on these canals for the most money, with the fewest surprises, on a timeline you control. Call Jesse McGreevy direct at (239) 898-6072 whenever you want to talk it through.
Jesse McGreevy and Marc Comisar have been Top 1% Real Estate Agents Nationally Since 2008 and the #1 Team in Southwest Florida since 2012. They personally run the pricing conversation, the marketing build, the negotiation and the flood, seawall and dock paperwork on every listing they take. If you are comparing listing agents across the whole city before you choose one, our guide to the best real estate agents in Naples sets the teams side by side on the public record: reviews, licence history and published production.
If you are thinking, “I need someone to sell my house in Naples, Florida,” McGreevy and Comisar helps homeowners price, market, negotiate, and sell with a local strategy built for Naples, Collier County, Bonita Springs, Estero, Fort Myers and Lee County. Whether you are selling in Aqualane Shores, Olde Naples, Royal Harbor, The Moorings, Park Shore or Coquina Sands, our team provides local market guidance, professional listing exposure, and a clear plan to help you sell confidently.
Those are career numbers across Lee and Collier County, not a claim about any one neighborhood, and we say so on purpose. As the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate. Learn more about the wider team at DomainRealtyGroup.com.
You will not find a McGreevy and Comisar sales count for Aqualane Shores on this page. The 26 closings quoted throughout are the market’s count, not ours. We would rather show you the whole market than a number about us, because the whole market is what your price depends on. Every figure below comes from public systems, the Southwest Florida MLS, Collier County’s 2026 preliminary roll, the City of Naples code and FEMA’s flood map, and each one carries its source and its date.
You get Jesse and Marc, not an assistant with a template. Marc Comisar runs the field side: showings, buyer agent conversations, contractor coordination, seawall and dock inspections. Jesse McGreevy runs pricing, marketing, data and the permit and flood paperwork. Reach Jesse at (239) 898-6072 or Marc at (239) 287-5873, and read more about the partnership on our about McGreevy and Comisar page.
Selling in Aqualane Shores differs from most Naples sales in four ways: the lot and its water carry most of the value, canal, bayfront and Gulf-side homes trade as separate markets, there is no mandatory homeowners association to issue documents, and the buyer’s lender, insurer and attorney want flood, seawall and dock records that only the seller can assemble.
Aqualane Shores is a 1949 canal-front neighborhood inside the City of Naples, ZIP 34102, between Olde Naples and Port Royal. By our frontage classification of the 557 parcels in the City’s Aqualane Shores outline, 367 front a canal, 64 front open water on Naples Bay, the Gordon Pass approaches or Jamaica Channel, 17 sit on the Gulf and 109 are dry lots, per Collier County’s 2026 parcel roll and the City’s neighborhood map. In the last 12 months those frontage classes sold as three different markets, and a list price built on one neighborhood median will be wrong for all of them.
Aqualane Shores has no mandatory homeowners association. Aqualane Shores Association, Inc. is a voluntary civic association: membership costs $100 a year, per the association’s own site, and it does not own the canals, dredge them, maintain seawalls or approve house plans. For a seller that means no association approval, no club application and no master estoppel on most sales. The exceptions are Little Harbour and the Aqualane Manor condominium, which have associations of their own.
On Collier County’s 2026 preliminary roll, the median land just value is $5.05 million per homesite, and across the 469 single-family parcels inside the City’s Aqualane Shores association map, land makes up 70 percent of total single-family just value, per the county’s parcel roll service. Those are county estimates as of January 1, not sale prices. They explain why an Aqualane Shores buyer prices the lot, the water and the flood elevation before the kitchen.
About six in ten Aqualane Shores houses carry Florida’s homestead exemption on the 2026 roll, the county’s proxy for a primary residence. On the 2026 preliminary roll, the median gap between just value and capped assessed value on homesteaded Aqualane houses is $2.41 million, and under Section 193.155, Florida Statutes, a sale resets the assessed value to just value for the new owner. Inside the City’s association map, homesteaded houses carry a median bill of $39,779 against $64,898 for the rest. A good listing agent raises that reset before the buyer’s lender does.
For a well-priced and well-documented home, yes. Aqualane Shores prices rose in the last 12 months, with the median single-family sale up 21 percent to $9,075,000 on 26 closings, per the Southwest Florida MLS. But 26 active listings equal 12.0 months of supply, and the median home took 204 days to sell, so pricing and preparation decide the result.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 24 Sep 2026)
Measure, single-family closings September 25, 2025 to September 24, 2026 | Aqualane Shores |
|---|---|
Closed sales | 26 (one of them a short sale) |
Median sale price | $9,075,000 (midpoint of $8,400,000 and $9,750,000) |
Median list price | $9,947,500 |
Sale price range | $4,300,000 to $20,925,000 |
Total closed volume | $259,855,000 |
Median days on market (n = 25) | 204 |
Median sale to list ratio (n = 25) | 91.21 percent |
Closed at or above list | 1 of 25 |
Median price per square foot of living area | $1,772.02 |
Price per square foot range | $1,029.92 to $3,579.04 |
Median living area | 5,349 square feet |
Active single-family listings on September 24, 2026 | 26 |
Months of supply | 12.0 |
In the last 12 months we tracked 26 Aqualane Shores closings, and every one of them is a single-family home. Market figures on this page come from the Southwest Florida MLS Development named Aqualane Shores, which covers the canal grid and the Gulf-side lots inside the City’s outline and lists Little Harbour separately. Market time and sale to list medians use the 25 sales with market time recorded.
Twelve months of supply is a buyer’s reading by any conventional measure, and a 91 percent median sale to list ratio says the same thing from the other side. Prices still rose, because the homes that sold were larger and newer. A seller in that market does not win by waiting for a bidding war. The seller who wins is the one whose first price already sits where the matching sales point, because the negotiation starts from the list price and moves only one way.
The median Aqualane Shores sale took 204 days in the latest 12 months, against 110 days a year earlier, and the fastest sale was a February 2026 closing recorded at zero days, with the next fastest at 34. Days on market is measured on the final listing, so a home that was withdrawn and relisted can carry a shorter clock than its real journey. Price it right the first time and that second clock never starts.
County roll figures and MLS figures measure different things. The county values every parcel as of January 1, and its values are not sale prices; the MLS records only the homes that sold, at their contract price, and measures living area rather than the county’s total area under roof. The two sets of numbers should never be compared directly. With that caution, the median single-family total just value on Collier County’s 2026 preliminary roll is $7.21 million on the seven Aqualane plats, and the median land just value is $5.05 million per homesite.
On September 24, 2026 the 26 active single-family Aqualane Shores listings ran from $5,495,000 to $19,995,000, with a median asking price of $11,699,500, a median of 136.5 days on market, a median of 5,516.5 square feet and a median asking price of $2,265.67 per square foot of living area. Three Aqualane Manor condominiums were also active, and one home was pending. The gap between that median asking price and the $9,075,000 median sale is the negotiating room your buyer already knows about.
With 12.0 months of supply and a 91 percent median sale to list ratio, the first price you publish is the most important decision of the sale. Request a written opinion of value through our Aqualane Shores home valuation request or the McGreevy and Comisar free home valuation, or call Jesse McGreevy at (239) 898-6072. Buying instead? See how we represent buyers in Naples or call Marc Comisar at (239) 287-5873.
Over the five years to September 24, 2026, the Southwest Florida MLS recorded 103 Aqualane Shores closings worth $1,054,879,031, at a median of $8,400,000 and $1,945.95 per square foot of living area. The per-foot high came in 2022 and 2023, and 2026 has produced the highest median sale price in the five-year record.
Data updated: September 2026 (Southwest Florida MLS Matrix, September 25, 2021 to September 24, 2026, retrieved 24 Sep 2026)
Year, single-family closings | Sales | Median sale price | Median price per sq ft of living area |
|---|---|---|---|
2021 (September to December) | 5 | $6,285,000 | $1,765.63 |
2022 | 18 | $8,200,000 | $2,154.98 |
2023 | 13 | $8,400,000 | $2,155.17 |
2024 | 13 | $8,900,000 | $1,984.59 |
2025 | 32 | $7,125,000 | $1,982.73 |
2026 (to September 24) | 21 | $10,350,000 | $1,791.28 |
Across the full 60 months, the median sale took 115 days on market and closed at 91.33 percent of its final list price (Southwest Florida MLS, n = 103). The 2025 volume year sold more homes at lower medians; 2026 has sold fewer, larger and newer houses at a higher median.
Frontage (our frontage classification), 60 months | Sales | Median sale price | Median price per sq ft of living area |
|---|---|---|---|
Canal-front | 69 | $7,500,000 | $1,865.07 |
Open bay or Gordon Pass frontage | 9 | $10,900,000 | $2,641.14 |
No canal or bay frontage | 20 | $13,800,000 | $2,219.10 |
Gulf beachfront | 1 | one sale, $62,000,000 (July 2022) | not stated for one sale |
Interior lots here are mostly the Gordon Drive and Gulf Shore Boulevard South estate lots near the beach, which is why they carry the highest median. The single Gulf beachfront sale was the highest price in the five-year window. Size differences drive part of every gap in this table.
The median sale price rose 21 percent year over year while the median price per square foot fell about 6 percent, because the homes that sold were larger: median living area rose from 4,524 to 5,349 square feet. Prior-year single-family closings numbered 29 at a median of $7,500,000, $1,878.87 per square foot, 110 days on market and 89.0 percent of list, against 26, $9,075,000, $1,772.02, 204 days and 91.2 percent in the latest 12 months (Southwest Florida MLS).
The record says Aqualane Shores rewards size, newness, frontage and elevation, and it is patient with everything else. A rebuilt house on a well-elevated lot sets the top of the market; an original house is increasingly priced as a lot. Our comparison of Collier County’s 2015 and 2025 building-footprint maps finds that about one house in five on the seven plats was rebuilt or substantially enlarged in that decade (method: county building footprints, 2015 vs 2025; a main footprint overlapping its 2015 outline by less than 60 percent counts as rebuilt or enlarged). Your comparable set has to know which kind of house yours is.
In the same 12 months, Aqualane Shores’ median single-family sale of $9,075,000 sat about halfway up south Naples’ waterfront price ladder: about half of Port Royal’s $17,687,500 and above Olde Naples’ $6,100,000 and Royal Harbor’s $3,000,000, per the Southwest Florida MLS. Aqualane Shores also had the longest median market time of the group, at 204 days.
Data updated: September 2026 (Southwest Florida MLS Matrix, single-family closings September 25, 2025 to September 24, 2026, retrieved 24 Sep 2026)
Community, 12 months | Closings | Median sale | Median $ per living sq ft | Median days on market | Median sale to list |
|---|---|---|---|---|---|
Port Royal | 30 | $17,687,500 | $2,897.73 | 123 | 91.65% |
Aqualane Shores | 26 | $9,075,000 | $1,772.02 | 204 | 91.21% |
Olde Naples, single-family | 67 | $6,100,000 | $1,562.99 | 111 | 92.41% |
Olde Naples, condominiums and units | 88 | $1,262,500 | $833.45 | 52 | 92.81% |
Royal Harbor, single-family | 22 | $3,000,000 | $1,149.51 | 77 | 90.21% |
Method: Southwest Florida MLS, each neighborhood by its own Development name, one 12-month window, medians from the same calculation, price per square foot on MLS living area. The benchmark compares markets, not individual houses.
Every neighborhood in the table sold at 90 to 93 percent of final list, so the discount is not what sets Aqualane Shores apart. Market time is. At 204 median days, an Aqualane Shores listing waits longer than Port Royal’s 123, Olde Naples’ 111 or Royal Harbor’s 77. A seller who prices to the matching frontage tier from day one is buying back those extra months, and at a median 2026 preliminary tax bill of $49,353 on the seven plats, the months are not free.
North of the 14th Avenue South centerline the grid becomes Olde Naples, and its single-family homes sold at a median $1,562.99 per square foot of living area, about $209 below Aqualane Shores. A buyer who wants a walk to Third Street South tours both. Your listing has to show what the canal, the dock and the Gulf-side lots add over the older grid to the north.
Aqualane Shores and Port Royal share Jamaica Channel, the same public schools and the same City government, but not the same market. In the last 12 months Port Royal’s median sale was about twice Aqualane Shores’, its homes were larger and sold faster, it has its own zoning district and dock rules, and its club is open only to Port Royal owners.
Data updated: September 2026 (Southwest Florida MLS Matrix; City of Naples Code; Port Royal Club membership page, retrieved 24 Sep 2026)
Yardstick | Aqualane Shores | Port Royal |
|---|---|---|
Government | City of Naples | City of Naples |
Zoning | mostly R1-10 (30-foot height, 10,000 sq ft minimum lot) | R1-15A, Port Royal’s own district |
Dock rules (Sec. 56-93) | pier up to 15 ft or 10% of waterway width; lift up to 25 ft or 25%; 7.5-ft side setback | 20-ft side setback; piers on Naples Bay and Gordon Pass may extend beyond 25 ft to reach 5 ft of water at mean low water |
Club | none; voluntary $100 civic association | Port Royal Club for owners of eligible Port Royal properties; dues not published |
Beach | public beach ends at 15th to 21st Ave S; free resident permit | the Port Royal Club’s private beach, for members |
Zoned schools | Lake Park, Gulfview, Naples High | Lake Park, Gulfview, Naples High |
12-month closings | 26 | 30 |
Median sale | $9,075,000 | $17,687,500 |
Median $ per living sq ft | $1,772.02 | $2,897.73 |
Median living area | 5,349 sq ft | 6,929 sq ft |
Median days on market | 204 | 123 |
Median sale to list | 91.21% | 91.65% |
Price range, 12 months | $4,300,000 to $20,925,000 | $6,300,000 to $55,000,000 |
Dock rules come from the City’s dock code, Sec. 56-93; zoning from the R1-10 district code and the City’s zoning map; club terms from the Port Royal Club membership page; market rows from the Southwest Florida MLS, single-family closings September 25, 2025 to September 24, 2026 (Aqualane Shores n = 26, Port Royal n = 30).
Aqualane Shores is not part of Port Royal. The two neighborhoods were platted separately, both on land that had belonged to Philip G. Rust: the Walkers were selling Aqualane lots by late 1949, and Rust sold Port Royal’s developer its land in 1952. Jamaica Channel, named by the City in 1994, is the recorded line between them, and the Port Royal Club is open only to owners of eligible Port Royal properties. Listing copy that blurs the two confuses the buyer you most want.
Choose Aqualane Shores if you want canal or Gulf-side living in the City of Naples at about 60 percent of Port Royal’s price per square foot, with public beach ends a short walk away and no club or association dues. Choose Port Royal if a private club and beach, larger homes and dock rules built around reaching deeper water matter more than cost. Either way, the flood zone, the seawall and the water at the dock decide the house.
Your buyer has very likely toured Port Royal, and the Port Royal shopper who ends up in Aqualane Shores has decided that the walk to the public beach, the absence of club dues and roughly $1,126 less per square foot at the MLS medians outweigh a private club and bigger lots. Your listing has to make that case in the photographs and the first paragraph of the remarks. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008; call Jesse McGreevy at (239) 898-6072 and he will tell you which buyer pool your home will meet.
We price an Aqualane Shores home from the sales that share its frontage and size, adjusted for flood elevation, dock rights, seawall condition, lot and age, then test the number against the 26 live listings and what a buyer’s appraiser will find. We never start from the neighborhood median or an automated estimate.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 24 Sep 2026; Collier County 2026 preliminary roll, retrieved 24 Sep 2026)
Frontage (our frontage classification), 12 months to September 24, 2026 | Sales | Result |
|---|---|---|
Canal-front | 20 | Median $8,600,000 (midpoint of $7,450,000 and $9,750,000), $1,751.63 per sq ft |
Open bay or Gordon Pass frontage | 2 | Two sales: $8,400,000 (December 2025) and $6,950,000 (September 2026) |
No canal or bay frontage | 4 | Median $13,850,000 (midpoint of $12,000,000 and $15,700,000) |
All of Aqualane Shores | 26 | Median $9,075,000, $1,772.02 per sq ft |
Where a frontage class recorded one or two sales, we list the sales themselves rather than a median, because a median of two is not a market rate.
On Collier County’s 2026 preliminary roll, improvements are a median of only 20 percent of an Aqualane Shores home’s total just value, and the median land just value is $5.05 million per homesite, on a median plat-core homesite of 0.32 acre. Twenty-nine homesites carry no house at all. Those are county estimates as of January 1, not sale prices, but they explain why an original house here is often priced as a lot, and why a buyer’s first calculation is what a new house on your lot would be worth.
Automated valuation models need dense, similar sales. Aqualane Shores produces about two dozen single-family sales a year across a price per square foot range of $1,029.92 to $3,579.04, because a teardown sells for its land and a new Gulf-side estate sells for everything. The model cannot see the water at your seawall, whether the lot faces a canal, the bay or the Gulf side, or the elevation of your floor above the 8- or 9-foot flood line. Buyers see those estimates too, which is one more reason your list price needs a written, sourced rationale.
Four things move an Aqualane Shores price that no listing feed records. The first is floor elevation against the base flood elevation, which drives the buyer’s flood premium. The second is the dock the City’s Aqualane paragraph allows on your waterway width. The third is the seawall’s cap height and last permit survey. The fourth is water depth at the seawall, because no public survey of the canals exists. Each one is documented before we recommend a price.
With 26 single-family listings active and a median asking price of $11,699,500 against a $9,075,000 median sale, your list price is judged against the homes a buyer can tour the same afternoon. We walk those listings, read their price histories, sort them by frontage and elevation, and set your number where it wins that comparison rather than where it merely matches it.
We market an Aqualane Shores home to the buyer who is actually buying on these canals: a buyer choosing water, a walk to the Gulf and City of Naples services over a gated club. That means aerial work that shows the canal, the route to Gordon Pass and the beach ends, the flood and dock documents up front, and pricing by frontage tier.
Data updated: September 2026 (Collier County 2026 preliminary roll, retrieved 24 Sep 2026)
About six in ten Aqualane Shores houses carry Florida’s homestead exemption on the 2026 roll, so this is a lived-in neighborhood as much as a seasonal one. The buyer is usually choosing between canal frontage here, a larger home in Port Royal, or the older grid of Olde Naples to the north. We write the listing for that comparison, because it is the one your buyer is already making.
Aqualane Shores’ selling points are seen from the air: the finger canals, the open water at the bay and pass lots, the Gulf beach ends a few blocks west. Professional architectural photography, aerial and twilight capture, floor plans and a video walkthrough are standard on every McGreevy and Comisar listing. For a boater, we show the run south down Naples Bay to Gordon Pass, about 1.6 to 2.1 nautical miles in a straight line from the canal mouths.
The listing goes into the Southwest Florida MLS and out through its syndication, onto our own sites, and into targeted email and social campaigns to our database of Southwest Florida contacts. In a neighborhood with about two dozen single-family sales a year, the buyer is often already in a database, already renting nearby for the season, or already comparing south Naples waterfront neighborhoods.
Not every Aqualane Shores seller wants a sign and a Sunday open house. An estate, a divorce or a private move is often better handled quietly, through direct agent-to-agent outreach to qualified buyers. With 26 active listings and 12 months of supply, exposure is often what closes the gap between asking and sold price, so we tell you plainly which way that trade lands for your home before you choose.
For an original house whose value is mostly the lot, we market the land: the frontage class, the R1-10 zoning envelope, the 30-foot height limit measured from the flood-driven first floor, the flood zone and the dock the code allows. For a finished home, we market the build year, the elevation above the base flood elevation, the wind features and the insurance documents. Selling a lot as a house, or a house as a lot, costs a seller time.
Jesse McGreevy and Marc Comisar negotiate every Aqualane Shores offer themselves, and in a market where the median sale closed at 91.21 percent of list after 204 days, that negotiation is where a seller’s money is kept or lost. We prepare the answers a buyer will raise on flood, insurance, the seawall, the dock and taxes before the first offer arrives.
The person who priced your home is the person across the table from the buyer’s agent. Offers are not relayed by a coordinator, and counteroffers are not written from a template. That matters most in a market with 12 months of supply, where each serious buyer may be the only one for weeks.
A 91 percent median sale to list ratio does not mean every buyer expects nine percent off. It means many Aqualane Shores homes were listed above what the market would pay, and only 1 of 25 recent sales closed at or above list. A home priced on the matching frontage sales gives the buyer less room to argue, and we defend that price with the same evidence in the negotiation.
Buyers here inspect the water side as hard as the house. Expect questions on the seawall’s cap and condition, the dock and lift permits, whether a dock built before the City’s 2010 rewrite of the Aqualane dock paragraph exceeds today’s pier limit, and the water at the seawall at low tide. We assemble those answers before listing, so a problem is found on your schedule rather than inside the buyer’s inspection period.
A buyer’s new National Flood Insurance Program policy carries a 30-day waiting period, and Florida’s insurer of last resort, Citizens, cannot write a home whose dwelling replacement cost is $700,000 or more. On the 2026 roll, 320 of the 472 houses in the City’s Aqualane Shores outline carry a county improvement value of $700,000 or more; that value is not replacement cost, but it shows how much of the housing stock sits above the Citizens line. We write the contract dates so the buyer binds coverage early.
The Aqualane Shores sales that matter most share your frontage class and size. Over the 12 months to September 24, 2026, the Southwest Florida MLS recorded 20 canal-front closings at a median of $8,600,000, two open bay or Gordon Pass sales, and four sales on the dry Gordon Drive and Gulf Shore Boulevard South estate lots at a median of $13,850,000.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 24 Sep 2026)
The highest Aqualane Shores sale of the trailing year was $20,925,000, in April 2026, and the lowest was $4,300,000, almost five times apart. That spread is the canal-lot, bayfront and Gulf-side split showing up in the numbers, together with the gap between a new house and an original one on the same kind of lot. A seller should expect the appraiser, and the buyer, to ask which end of that range the house belongs near, and to want the evidence.
In the 12 months to September 24, 2026, 9 of the 26 Aqualane Shores closings fell in March and April, five in March and four in April, while October, December, January, May and June recorded one closing each (Southwest Florida MLS). No single month is proven hardest in a market this size, but the pattern is clear enough to plan a listing date around.
Little Harbour, the gated enclave inside the City’s outline, is its own MLS Development, so its sales are not in the Aqualane Shores figures on this page. In 60 months it recorded six closings, too few for a median: $12,450,000 (May 2022), $7,800,000 (July 2022), $6,900,000 (March 2024), $7,000,000 (May 2024), $7,500,000 (June 2025) and $5,970,000 (April 2026). One Little Harbour home was listed on September 24, 2026, at $9,900,000 (Southwest Florida MLS).
When your buyer is financing, the lender’s appraiser will look first for closed sales of the same frontage class within the last six to twelve months, and in Aqualane Shores there are often only a handful. We assemble that comparable set before you list, including the older and further sales an appraiser will be forced to use, so the price we recommend is one the appraisal can support.
Selling an Aqualane Shores home costs the negotiated brokerage commission, Florida documentary stamp tax on the deed at $0.70 per $100, a municipal lien search and prorated property taxes. In Collier County the buyer customarily pays the owner’s title policy, and most Aqualane Shores sales carry no association estoppel fee, because there is no mandatory association.
Data updated: September 2026 (Florida Statutes 201.02, 718.116 and 720.30851; Florida Department of Revenue; Collier County 2026 preliminary roll, retrieved 24 Sep 2026)
Florida charges $0.70 per $100 of consideration, or portion thereof, under Section 201.02, Florida Statutes, and a Florida seller customarily pays it on a residential resale, per the Florida Department of Revenue. At the Aqualane Shores MLS median of $9,075,000 that is 90,750 taxable units, or $63,525. At the $4,300,000 low end of the year it is $30,100, and at the $20,925,000 high it is $146,475. After commission it is the largest fixed cost of selling here.
In most Florida counties, including Lee County, the seller customarily chooses the closing agent and pays the owner’s title policy. In Collier County the custom flips and the buyer customarily chooses and pays. Nothing in the statutes fixes this, so the contract controls, and Florida promulgates the premium itself under Rule 69O-186.003, so the rate is the same whichever title company is used.
Most Aqualane Shores houses sit outside any mandatory association, so there is no master estoppel to order and no association approval to wait for. Little Harbour and the Aqualane Manor condominium are the exceptions. A Little Harbour sale needs an estoppel certificate from its homeowners association under Section 720.30851, and an Aqualane Manor sale needs a condominium estoppel under Section 718.116(8). The 2024 statutory cap for a current account is $299 per certificate, with $119 more for delivery within three business days, per the House staff analysis of HB 979.
Since August 17, 2024, offers of buyer broker compensation cannot be advertised in the MLS, buyers sign written agreements with their own agents, and every commission is fully negotiable and not set by law, per the National Association of REALTORS. There is no public record of what Aqualane Shores sellers pay. What you negotiate with us is the listing side, and whether to offer anything toward the buyer’s agent is a separate decision we make together, off the MLS.
At a median 204 days on market, carrying costs are real money here. The median single-family 2026 preliminary tax bill is $49,353 on the seven Aqualane plats, so 204 days of property tax alone runs about $27,583 at that median, before insurance, utilities, lawn, pool and seawall upkeep. The City of Naples bills stormwater at $49.56 every two months for a single-family home and solid waste at $77.08 per billing cycle, under its 2026 utility rates. A price that sells in season is worth more than a price that waits a year.
Line, illustrative sale at $9,075,000 | Who pays | Amount |
|---|---|---|
Documentary stamp tax on the deed | Seller, by custom | $63,525 |
Municipal lien search | Seller, by custom | Set by the title company |
Property tax proration, closing June 30, on a $49,353 bill | Seller credits buyer | About $24,473 |
Association estoppel certificate | Seller, where one exists | None on most Aqualane Shores houses; up to $299, plus $119 if rushed, in Little Harbour or Aqualane Manor |
Owner’s title insurance policy | Buyer, by Collier custom | Buyer’s cost |
Deed recording fee | Buyer, by custom | $10 for the first page and $8.50 for each additional page under Section 28.24 |
Brokerage commission | Seller | As negotiated in your listing agreement |
The proration line is 181 days of a $49,353 bill, the median single-family 2026 preliminary bill on the seven Aqualane plats, before any early-payment discount convention. These are 2026 preliminary roll figures; the November 2026 tax bill is the final record. Your own net sheet uses your contract price, your bill and your closing date, and we build it with you before you sign a listing agreement.
The 2019 Aqualane Shores Utility Line Extension was billed in four annual installments starting with the November 2020 tax bill, $747 a year for gas and fiber on a single-family home, or $2,712 paid at once, under City Resolution 2019-14327. Collier County’s 2026 preliminary roll shows no non-ad-valorem assessment on any Aqualane Shores parcel. Your last paid tax bill is the document to read at contract.
An Aqualane Shores seller must give the buyer Florida’s property tax disclosure summary at or before contract and must disclose known facts that materially affect value and are not readily observable. Because Aqualane Shores has no mandatory homeowners association, the Section 720.401 association summary does not arise on most sales; Aqualane Manor sellers follow the condominium rules instead.
Section 689.261, Florida Statutes requires that a buyer of residential property receive a property tax disclosure summary at or before contract, warning that the buyer should not rely on the seller’s current taxes. In Aqualane Shores, where the median Save Our Homes gap on homesteaded houses is $2.41 million of assessed value, that warning is not boilerplate. It describes the single largest change in carrying cost your buyer will face.
Section 720.401 requires a disclosure summary before contract in a community where association membership is mandatory. Aqualane Shores Association is voluntary, and no recorded declaration binds Aqualane Shores lots to a homeowners association, so most Aqualane sellers have no association summary to deliver. A Little Harbour seller should ask the closing agent whether the enclave’s own association triggers it. This is information, not legal advice.
Aqualane Manor is a 12-unit condominium built in 1966 at 310 and 320 14th Avenue South, inside the City’s Aqualane Shores outline but on its own condominium record. A condominium resale follows Section 718.503, which requires the governing documents and a current question and answer sheet. Confirm your duties with your closing agent or attorney.
Under Johnson v. Davis, a Florida seller who knows of facts materially affecting value that are not readily observable must disclose them. For an Aqualane Shores home that means prior water intrusion, flood or wind claims, seawall and dock history, open permits and any City damage determination. Disclosing early costs a negotiation; concealing costs the deal. If you hold an elevation certificate, put it in the disclosure package, because it usually helps the buyer’s insurance quote.
The only recorded restriction indexed to Aqualane Shores covers part of Unit 1, in Deed Book 18, Pages 333 to 337; a title search on a specific lot shows what, if anything, still applies to it. Today, what can be built on an Aqualane Shores lot is set by City of Naples zoning, and your title company’s commitment is where a buyer sees the recorded history of your lot.
Flood zone drives an Aqualane Shores buyer’s insurance quote more than any other fact. On FEMA’s map effective February 8, 2024, 95 percent of Aqualane Shores parcels sit in Zone AE with a base flood elevation of 8 or 9 feet (NAVD88), so what separates one house from the next is the floor elevation shown on its elevation certificate.
Data updated: September 2026 (FEMA National Flood Hazard Layer, effective FIRM 8 Feb 2024, retrieved 24 Sep 2026)
On FEMA’s current flood map, effective February 8, 2024, 95 percent of Aqualane Shores parcels sit in Zone AE with a base flood elevation of 8 or 9 feet (NAVD88). Twenty-five parcels, 20 of them in Little Harbour, are in the shaded Zone X, and three behind the southern dune are Zone AO. Only the 17 Gulf-front lots touch the high-velocity Zone VE, on their seaward portions, per FEMA’s National Flood Hazard Layer.
Street | AE 8 parcels | AE 9 parcels | Other |
|---|---|---|---|
14th Avenue South | 22 | 22 | none |
15th Avenue South | 39 | 5 | none |
16th Avenue South | 21 | 19 | none |
17th Avenue South | 53 | 2 | none |
18th Avenue South | 36 | 4 | none |
21st Avenue South | 33 | 0 | none |
4th Street South | 16 | 13 | none |
5th Street South | 1 | 16 | none |
6th Street South | 7 | 11 | none |
7th Street South | 0 | 18 | none |
8th Street South | 7 | 11 | 1 X |
Gordon Drive | 43 | 2 | 2 AO, 2 X |
Gulf Shore Boulevard South | 5 | 13 | 1 AO, 1 X |
Little Harbour Lane | 13 | 0 | 20 X |
Counts are parcels by the zone at each parcel’s center, from FEMA’s layer and Collier County’s parcel roll; they are not a determination for any house. The bay side is not the low-risk side: AE 9 covers most of the 5th to 8th Street South canal lots on the east as well as the Gulf strip.
Comparing the 2012 and 2024 maps parcel by parcel, 221 Aqualane parcels saw their base flood elevation rise by a foot or two, mostly on the low interior grid, 155 saw it fall, 168 were unchanged and 13 left the AE and VE zones. An elevation certificate drawn against the City’s 2012 zone layer should be read against the 2024 zone before you list.
City Code Sec. 16-144 defines substantial improvement as work costing 50 percent or more “of the current market value of the structure before the improvement or repair is started,” with no cumulative lookback in the codified text, per the City’s flood code. On a lot where most of the value is land, a large renovation of an original house can cross that line quickly, which is why buyers of older Aqualane Shores houses often price the lot and plan a new house.
Flood insurance cost depends on each home’s elevation certificate; ask for it at listing, or look the address up on the City’s flood portal. The City of Naples holds its own certificates and surfaces them through its flood information portal. A new house is built to the design flood elevation, the base flood elevation plus one foot, under the City’s flood mitigation guidelines, and a certificate that proves it is the strongest document in an Aqualane Shores listing file.
The City of Naples is a Class 5 community in FEMA’s Community Rating System, which the City says is worth up to a 25 percent discount on standard flood policies, per its flood insurance page. Under FEMA’s Risk Rating 2.0, each policy is priced from the property’s own elevation, distance to water and replacement cost. Premiums are quoted house by house; no public record gives a typical figure.
An Aqualane Shores buyer pays Collier County property tax at 9.0076 mills on the full just value, City of Naples utility charges and optional $100 association dues, with no mandatory HOA fee, no community development district and no club dues. The median single-family 2026 preliminary tax bill is $49,353 on the seven plats, the planning number your buyer will ask about.
Data updated: September 2026 (Collier County 2026 preliminary roll; City of Naples 2026 utility rates; association website, retrieved 24 Sep 2026)
Layer | Amount | Period |
|---|---|---|
Property tax, all levies | 9.0076 mills on taxable value | Annual, November tax bill |
Non-ad-valorem assessments | $0 on every parcel on the 2026 preliminary roll | n/a |
Stormwater utility | $49.56 per single-family home | Every two months |
Solid waste | $77.08 | Per billing cycle |
Water | Base $21.48 plus usage | Every two months |
Sewer | Base $53.76 plus $5.21 per 1,000 gallons | Every two months |
Aqualane Shores Association | $100, voluntary | Annual |
Little Harbour association (Little Harbour lots only) | Not published | Not published |
Aqualane Manor condominium association (12 units only) | Not published | Not published |
Community development district | None | n/a |
Club dues | None | n/a |
Flood and wind insurance | Quoted house by house | Annual |
Sources: Collier County’s parcel roll service, the City of Naples 2026 utility rates effective October 1, 2025, and the association’s membership page. Little Harbour’s association does not publish its dues; the declaration recorded for the enclave and the association’s estoppel certificate at resale state them. The condominium association does not publish its assessments; the estoppel certificate at resale states them.
Collier County 2026 preliminary roll | Median single-family bill |
|---|---|
Seven Aqualane plats, all houses | $49,353 |
City’s wider Aqualane Shores outline | $50,709 |
Homesteaded houses, City’s association map | $39,779 |
Not homesteaded, City’s association map | $64,898 |
A buyer’s first tax bill is computed on the full just value, not the seller’s capped value, which is why two neighbors on one street can pay bills tens of thousands of dollars apart. Every Aqualane Shores parcel is taxed at 9.0076 mills, about $9,008 for every $1 million of taxable value. These are 2026 preliminary roll figures; the November 2026 tax bill is the final record.
Aqualane Shores has no community development district: none of Collier County’s 33 districts touches the neighborhood, per the county’s district layer. There is no club and no mandatory association fee. Against a gated master-planned community with a district bond, a master assessment and club dues, that absence is something your listing should say out loud.
Aqualane Shores buyers ask about the water side first: the dock and lift the City’s own Aqualane paragraph allows, the seawall’s cap height and last permit survey, the water depth at the seawall, and the route to Gordon Pass. A seller who has those answers documented before listing shortens the buyer’s inspection period and protects the price.
Data updated: September 2026 (City of Naples Code, codified text dated June 17, 2026; City Council records, retrieved 24 Sep 2026)
Aqualane Shores has its own paragraph in the City’s dock code. A pier may reach no more than 15 feet or 10 percent of the waterway’s width, whichever is smaller; a boat lift, or a pier and lift together, no more than 25 feet or 25 percent; and piers, lifts and boats must stay 7.5 feet from the side property lines, per City Code Sec. 56-93(c)(1). In 2016 City Council denied a request for an Aqualane dock reaching 32 feet into the waterway, by Resolution 16-13769.
Ordinance 10-12741, adopted September 1, 2010, rewrote the dock code into its present form and included a one-time grandfathering window of 120 days to request a determination for an existing dock. That window is no longer in the codified text, and a determination made under it would be in the City’s property file. A dock built before the 2010 rewrite may exceed today’s pier limit, so the permit history belongs in your listing file. The City has been reviewing its dock rules; as of September 2026 no change to the Aqualane paragraph has been adopted.
Seawalls in Aqualane Shores are private, each owner’s responsibility under City Code Sec. 52-92, which makes a failed seawall “unlawful and a public nuisance” and caps a new or replacement wall at 4.8 feet NAVD. On September 22, 2025, AECOM told City Council that the City’s 44 miles of seawalls are “mostly privately owned and built between 1950-1980” and recommended a 5.6-foot minimum, per its presentation; Council agreed to study it and no minimum has been adopted. Seawall age and cap height are lot-specific; the City’s permit file for the address holds the last survey.
No current depth survey of the Aqualane canals is published; have the water at the seawall sounded at low tide before you list, because your buyer will do it before closing. In 2001 the City’s natural resources manager told Council the canals “are now inconsistent as some were dredged to obtain fill,” per the 2001 minutes. Whether the 2005 dredging project was completed, and to what depth, is not in the public records we reviewed.
NOAA’s chart data shows no fixed bridge and no overhead cable between the mouths of the Aqualane canals and Gordon Pass. The residential canals themselves are not charted, so clearance inside a given canal should be checked on site. The federal channel through Gordon Pass is authorized at 12 feet at the entrance and 10 feet inside, at mean lower low water, and Army Corps surveys in 2024 found it shoaled to about 7 feet in several inner cuts. In September 2025 the Army Corps awarded a $3.05 million contract to maintenance-dredge Gordon Pass, as reported by Dredging Today; a post-dredge survey had not been published in the records we reviewed as of September 2026.
The City’s Marine Permit Application sets a dock permit at $0.30 per square foot with a $100 minimum, a seawall or boat lift at $100, plan review at 20 percent and inspections at $35 each, with fees doubled if work starts without a permit. The City’s seawall permit checklist shows what a seawall survey records, including cap elevations. Pull both files for your address before listing.
Little Harbour and Aqualane Manor sit inside the City’s Aqualane Shores outline but sell on their own records. Little Harbour is a gated enclave with its own homeowners association and its own MLS Development; Aqualane Manor is a 12-unit condominium with its own association. Both add an estoppel step and unpublished dues that most Aqualane Shores sales never see.
Little Harbour, a gated enclave off Gordon Drive, was created by City Ordinance 94-7222 in 1994 as a planned development of 34 homesites with a gatehouse, private drives, open space and a community boat dock; Collier County’s 2026 roll shows 32 homes there. Little Harbour’s association does not publish its dues; the declaration recorded for the enclave and the association’s estoppel certificate at resale state them. We order that certificate the week the contract is signed.
Little Harbour is the one real cluster of shaded Zone X in the neighborhood: 20 of its 33 parcels sit in Zone X on FEMA’s 2024 map, and the rest are AE 8. For a Little Harbour seller that is a genuine selling point, because a lender requires flood insurance only inside a Special Flood Hazard Area. Say it in the first lines of the listing, and back it with the elevation certificate.
Aqualane Manor is not a separate town or a different Aqualane: it is a 12-unit condominium built in 1966 on the canal at the neighborhood’s north-west corner. Three Aqualane Manor units were active on September 24, 2026, and in the 12 months to September 24, 2025 one Aqualane Manor unit sold at $1,400,000; none closed in the latest 12 months (Southwest Florida MLS). The condominium association does not publish its assessments; the estoppel certificate at resale states them. A buyer will also ask for the budget, the reserves and recent board minutes, so assemble them before listing.
City of Naples rules, not an association’s, shape who buys an Aqualane Shores home and how they will use it: rentals of 30 days or longer, R1-10 zoning with a 30-foot height limit measured from the flood-driven floor, no design review for single-family houses, and parking limits on boats and trailers on public streets.
The City’s short-term rental guidelines say: “Rental terms must be 30 days or longer; except that three times per year, a property may be rented for less than 30 days. A property may not be advertised as available for less than 30-day rentals.” The association sets no rental rules. An investor buyer needs to hear that on the first call.
Most Aqualane Shores lots are zoned R1-10, with a 30-foot height limit measured from the greatest of the flood-driven lowest floor elevation and other reference points, and a 12:12 side-yard slope above 15 feet, under the City’s R1-10 district code. The City also caps building coverage in Sec. 58-180; the percentage table should be read in the current code before a design is drawn. For a teardown buyer, this envelope is the product.
“Single family zoning districts are not subject to design review,” per the City’s Design Review Board page. A buyer planning a new house on your lot deals with zoning, flood and building permits, not an architectural committee, which shortens the path from contract to construction and supports the land value.
City Code bars trailers, boat trailers, campers, recreational vehicles and trucks over three-quarter ton on public streets “From Bay Road to 20th Avenue South, from a line on the east side of Gordon Drive west to the Gulf of Mexico,” under Chapter 36. For a buyer with a trailered boat, that is a garage question, and for a seller it is a reason to show the garage.
A well-priced Aqualane Shores home should expect a market time measured in months: the median in the 12 months to September 24, 2026 was 204 days on market, plus a contract period of typically 30 to 45 days. Because 9 of the 26 closings fell in March and April, a listing meant to close in season usually needs to be live by the fall before.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 24 Sep 2026)
Naples buyer traffic concentrates in winter and spring, when seasonal buyers are in town, so the best time to be ready is the autumn before. Naples Beach renourishment is scheduled for November 2026; expect temporary closures at some beach ends while the county renourishes Naples Beach, so time the beach photography around it. A summer buyer exists too, fewer but more serious, and competing inventory is thinner then.
In the four weeks before listing: valuation, the elevation certificate, the seawall and dock permit files, a low-tide sounding, a wind mitigation inspection, photography and a draft disclosure package. At contract: order any estoppel in Little Harbour or Aqualane Manor and start the buyer’s insurance quotes. During the contract period: inspections, appraisal, insurance binding and title work. Then closing, with the deed recorded by the buyer.
Not every Aqualane Shores owner lives in Naples year round; about six in ten houses carry Florida’s homestead exemption on the 2026 roll. Marc Comisar manages showings, contractors, seawall and dock inspections and walkthroughs on site, and Florida closings routinely use remote signing and mail-away packages, so an owner can sell without flying down. Foreign sellers should bring in a CPA early for the Foreign Investment in Real Property Tax Act withholding rules, per the IRS.
An Aqualane Shores listing should sell the life as well as the house: public Gulf beach ends on the neighborhood’s own grid, Third Street South 0.3 to 0.7 mile on foot, a boat run to Gordon Pass with no fixed bridge on the charted route, City of Naples services, and three A-rated public schools in 2026.
The City’s beach-parking rules reserve the 15th, 16th, 17th and 18th Avenue South beach ends for permit holders, and the permit is free to City residents and Collier County property taxpayers. The City’s coastal-access map also shows walk-up beach ends at 19th and 21st Avenue South, per the City’s beach parking page. From three street corners inside the neighborhood, the nearest Gulf beach end is 0.17 to 0.49 mile on foot.
Third Street South is 0.31 to 0.73 mile on foot from Aqualane Shores’ streets, and Fifth Avenue South’s west end about a mile north, measured by foot routing from three street corners inside the neighborhood. For a buyer choosing between a club community and a walkable one, that is the headline.
Every Aqualane Shores address is zoned for Lake Park Elementary, Gulfview Middle and Naples High School for 2026-27, per the district’s own address lookup. Lake Park and Gulfview were rated A by the state in 2024, 2025 and 2026, and Naples High School was rated A in 2025 and 2026 and B in 2024, per the Florida Department of Education’s 2026 school grades.
Aqualane Shores is served by the City of Naples for police, fire, water, sewer, trash and stormwater. Aqualane Shores Association runs seasonal socials and speaks for the neighborhood at City Hall, and membership is open to residents for $100 a year. A buyer gets a neighborhood with a civic voice and no board approving the paint color.
You get a free Aqualane Shores home valuation by requesting one online or calling Jesse McGreevy at (239) 898-6072. It is a written opinion of value built from the sales that share your frontage and size, adjusted for your elevation, dock and seawall, with your buyer’s tax reset and insurance questions laid out beside it. There is no cost and no obligation to list.
You receive the Aqualane Shores sales in your frontage class with their dates and sources, a price per square foot analysis that never mixes county and MLS measurements, the live competition with price histories, your flood zone and elevation certificate status, the dock and seawall questions a buyer will ask, the tax reset your buyer will underwrite, and a recommended list price with a defensible range. Request it through our Aqualane Shores home valuation request or the McGreevy and Comisar valuation form.
Call Jesse McGreevy direct at (239) 898-6072 or email [email protected]. Call Marc Comisar at (239) 287-5873. The office of McGreevy and Comisar is at 24031 S Tamiami Trl #101, Bonita Springs, FL 34134. Bring your address, your timeline and the one thing you are most worried about, and you will get a straight answer. Confidential conversations are welcome.
In a market with 26 active listings and a 91 percent median sale to list ratio, the price decides the sale. We would rather you see the evidence and the number before you commit to anything, and many Aqualane Shores owners use the valuation to decide whether to sell this season, rebuild first, or hold.
McGreevy and Comisar are a top-reviewed listing team on Google, and the quotes below are genuine five-star client reviews from that profile, reproduced in each reviewer’s own words. We publish no aggregate score and no star-rating widget. Read the full set on the McGreevy and Comisar Google reviews profile.
★★★★★ “We had been on the market for several months with no offers. When we signed with Marc our house was sold in 2 weeks. He has a unique system for selling homes.” Verified Google review
In a neighborhood where the median home took 204 days to sell, a listing that has gone stale usually has a pricing or exposure problem, and the fix is almost never simply waiting for the next season.
★★★★★ “Not living in the area, Jesse made life easy for me when we decided to sell our condo. His attention to detail, patience, understanding, and tenacity in dealing with all the moving parts was truly impressive.” Verified Google review
An Aqualane Shores sale has moving parts a seller cannot manage from afar: the seawall survey, the dock permits, the low-tide sounding and the insurance quotes.
★★★★★ “Working with Jesse was easy, I was kept up to date on all feedback from showings and the many open houses. Highly recommend!” Verified Google review
★★★★★ “Marc and Jesse were amazing to work with AGAIN! We just sold our 3rd home with them and couldn’t have been happier! If we ever move again we’ll always call Jesse and Marc!” Verified Google review
An Aqualane Shores specialist matters because the facts that decide a sale here live in public records rather than in a listing feed: the frontage class, the base flood elevation and the floor above it, the City’s own Aqualane dock paragraph, the 4.8-foot seawall ceiling, the tax reset, and a price range that runs from $4,300,000 to $20,925,000 in one year.
Jesse McGreevy is a licensed Florida REALTOR and Sales Associate with Domain Realty, a co-founder of the brokerage, and one half of McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008. He runs pricing, marketing, data and the flood, permit and title paperwork. Jesse McGreevy is a top-reviewed Aqualane Shores realtor; reach him at (239) 898-6072, and read his profile on the Jesse McGreevy agent page.
Marc Comisar is a licensed Florida REALTOR and Broker Associate with Domain Realty and the other half of McGreevy and Comisar. He runs the field side: showings, buyer agent conversations, seawall and dock inspections, and the on-site management that lets an owner who is away sell without flying down. Reach him at (239) 287-5873, and read his profile on the Marc Comisar agent page.
Price the lot before the house: on the county’s roll the land carries most of the value, and the MLS shows canal, bayfront and Gulf-side lots trading as three different markets. Pull the paper a buyer’s attorney will ask for first: the elevation certificate, the seawall permit’s final survey, the dock permit and whether the dock predates the City’s 2010 rewrite of the Aqualane dock paragraph. Sound the water at the seawall at low tide, because no public survey of the canals exists. And tell buyers plainly that Aqualane Shores has no mandatory association, so the City’s code, not a board, is what they are buying into.
A general agent may price a canal lot off a Gulf-side median, describe an interior lot as the budget choice when here it is the estate side near the beach, promise Gulf access without checking the canal, list a pre-2010 dock without its permit history, or quote the seller’s tax bill to a buyer. None of those errors is exotic, and each one costs a seller time or money.
Every Naples neighborhood sells differently. Audubon Country Club in North Naples requires every buyer to join its club and records a Certificate of Compliance before the deed is effective, as we explain in our guide to selling a home in Audubon Country Club. Naples Park is a very different North Naples neighbourhood with its own seller playbook, covered in selling a home in Naples Park. Aqualane Shores’ seller file is the water, the flood elevation and the permits.
When an Aqualane Shores seller is also buying in Naples or elsewhere in Southwest Florida, the sale and the next purchase are one financial plan. We run both sides together, including the timing of two closings and the Save Our Homes portability claim that can carry accumulated tax savings to your next Florida homestead.
Your Save Our Homes difference does not pass to the buyer, but Florida law lets you carry an accrued benefit to a new Florida homestead under the portability provision of Section 193.155; ask the county for the amount that applies to you. We sequence both closings around that calendar. If you are buying, start with how we represent buyers in Naples or call Marc Comisar at (239) 287-5873.
Some owners move within the neighborhood, from an original canal house to a rebuilt one, or out to the Gulf-side lots. If your next home is here, see how we help buyers purchase in Aqualane Shores, and read the full Aqualane Shores community guide for the plats, dock code, flood and school detail this page summarizes.
These are the questions Aqualane Shores owners in Naples actually ask before they sell, answered for a City of Naples seller, each in a single paragraph. They cover price, timing, the dock, seawall and flood paperwork, costs, disclosure and taxes. Nothing here is tax, legal or insurance advice; confirm anything that affects your sale with your closing agent, attorney or CPA.
Start with a written valuation built from the Aqualane Shores sales that share your frontage and size, not a portal estimate, then assemble the file a waterfront buyer checks: the elevation certificate, the seawall’s last permit survey, the dock and lift permits, a low-tide sounding at the seawall and a current wind mitigation form. Price the home where it wins against the 26 live listings, market the water and the walk to the beach, and call Jesse McGreevy at (239) 898-6072 to begin.
McGreevy and Comisar lead Domain Realty Group, the #1 Team in Southwest Florida since 2012, and have been Top 1% Real Estate Agents Nationally Since 2008, with over $900 million in personal sales, which makes them among the most experienced listing teams an Aqualane Shores seller can hire. Test any agent you interview on three things: their comparable set for your frontage class, their read of the City’s Aqualane dock paragraph, and their plan for a market with 12 months of supply.
An Aqualane Shores home’s value depends first on frontage and size: in the 12 months to September 24, 2026, canal-front homes sold at a median $8,600,000 (20 sales) and the dry Gordon Drive and Gulf Shore Boulevard South estate lots at a median $13,850,000 (4 sales), while the neighborhood median was $9,075,000 and $1,772.02 per square foot of living area (Southwest Florida MLS, by our frontage classification). Request a written valuation for your specific home.
Automated estimates exist, but they cannot see what drives Aqualane Shores prices: the water at your seawall, whether the lot faces a canal, the bay or the Gulf side, the home’s elevation above the 8- or 9-foot flood line, and the dock the City’s rules allow. In the last 12 months those differences split the neighborhood into three price tiers (Southwest Florida MLS), which is why a valuation here needs the matching sales, not an average.
The land carries most of an Aqualane Shores home’s value: on Collier County’s 2026 preliminary roll, the median homesite on the seven plats has a land just value of $5.05 million, and improvements are a median of only 20 percent of total value. Roll values are the county’s January 1 estimates, not sale prices, and vacant-lot sales were not part of the MLS figures on this page, so a teardown is priced from the matching home sales and the land’s zoning and flood envelope.
Over five years of Aqualane Shores single-family sales, open bay or Gordon Pass frontage sold at a median $10,900,000 and $2,641.14 per square foot (9 sales), canal frontage at $7,500,000 and $1,865.07 (69 sales), and the dry lots near the Gulf at $13,800,000 and $2,219.10 (20 sales), by our frontage classification (Southwest Florida MLS, September 2021 to September 2026). Size differences drive part of those gaps.
The 12-month Aqualane Shores median was $1,772.02 per square foot of living area (26 sales, Southwest Florida MLS), with a range of $1,029.92 to $3,579.04, because a teardown sells for its land. County roll figures and MLS figures measure different things. The county values every parcel as of January 1, and its values are not sale prices; the MLS records only the homes that sold, at their contract price, and measures living area rather than the county’s total area under roof. The two sets of numbers should never be compared directly.
In the 12 months to September 24, 2026, 26 Aqualane Shores homes closed for $259.9 million in total, from $4,300,000 to $20,925,000, at a median of $9,075,000; the highest price was $20,925,000 in April 2026 (Southwest Florida MLS). Over five years the top Aqualane Shores sale was a Gulf-front estate at $62,000,000 in July 2022.
Aqualane Shores recorded 26 single-family closings in the 12 months to September 24, 2026 and 29 in the year before, with a median of 204 days on market in the latest 12 months against 110 a year earlier (Southwest Florida MLS). Calendar-year closings ran 18, 13, 13 and 32 from 2022 to 2025, and 21 in 2026 through September 24.
The median Aqualane Shores sale rose 21 percent year over year to $9,075,000 while the median price per square foot fell about 6 percent, because larger homes sold. Supply is high: 26 single-family listings were active on September 24, 2026 at a median asking price of $11,699,500, equal to 12 months of sales, and only 1 of 25 recent sales closed at or above its final list price (Southwest Florida MLS).
We do not publish forecasts; the record shows where the Aqualane Shores market is. Through September 24, 2026, 21 single-family homes had closed in 2026 at a median of $10,350,000, with 26 active listings and 12 months of supply, so sellers are pricing into a market where buyers have choices (Southwest Florida MLS).
Closings in Aqualane Shores cluster in late winter and spring: in the 12 months to September 24, 2026, 9 of 26 closings fell in March and April (Southwest Florida MLS). Because the median sale took 204 days on market, a listing that should close in season usually needs to be live by the fall before.
No single month is proven hardest in a market this size, but in the 12 months to September 24, 2026 Aqualane Shores recorded one closing each in October, December, January, May and June, against five in March and four in April (Southwest Florida MLS).
The record gives two timing facts for Aqualane Shores: most recent closings fell in March and April, and a buyer’s new NFIP flood policy generally carries a 30-day waiting period, so insurance should be arranged well before closing, per the City’s flood insurance page. Materials on a construction site must also be secured 48 hours before a predicted storm, which matters if you are finishing work before listing.
Rebuilding is common here: about one house in five on the seven Aqualane Shores plats was rebuilt or substantially enlarged between 2015 and 2025 by our comparison of county building maps. A rebuild must meet R1-10 and the flood rules, with the floor at least a foot above the 8- or 9-foot base flood elevation, and in the last 12 months newer, larger homes set the top of the market (Southwest Florida MLS). The trade-off is carrying costs and time against the land’s value today.
The MLS does not record seawall or dock age, so no public figure measures the discount in Aqualane Shores. What is on the record is what a buyer will check: the City caps new seawall caps at 4.8 feet (NAVD88), declares a failed seawall a public nuisance, and limits a new pier to 15 feet or 10 percent of the waterway; a dock built before the City’s 2010 rewrite may exceed today’s pier limit. Have the seawall’s last permit survey and the dock permit ready.
Pull the City permit file for your Aqualane Shores seawall and its final survey, which the City requires after a new or replacement wall and which shows the top-of-cap elevation; the City’s seawall permit checklist also requires adjoining seawall and cap elevations on new plans. An engineer’s condition report answers the buyer’s next question.
No public record gives a lifespan for Aqualane Shores seawalls; age and condition are lot-specific. City-wide, the City’s consultant reported in 2025 that most of the City’s 44 miles of seawalls were privately built between 1950 and 1980, and that about 30 percent of bayfront walls can already be overtopped at a king tide.
Yes. Seawalls, docks, lifts, davits and pilings in the City of Naples need a City marine permit, and any required state (FDEP) or federal (Army Corps) authorization must be shown before the City issues it, per the City’s Marine Permit Application. That applies to every Aqualane Shores lot on the water.
Almost every Aqualane Shores lot outside Little Harbour is in FEMA Zone AE with an 8- or 9-foot base flood elevation, so the difference between houses is elevation: a home whose floor sits above the design flood elevation costs less to insure and avoids the 50 percent rule’s rebuild trigger. The MLS does not record elevation, so bring the elevation certificate to the listing.
Aqualane Shores buyers and their insurers will ask for one, because flood premiums are priced from the home’s own elevation. The county’s database holds none for Aqualane Shores; the City of Naples keeps its own, and its flood portal is the place to search the address.
It can: under Risk Rating 2.0, flood premiums are set for each property from its own elevation, distance to water and replacement cost, so two similar Aqualane Shores houses can price very differently. An elevation certificate and a current policy in hand let a buyer’s agent get quotes early, before the inspection period ends.
FEMA allows an NFIP policy to be assigned to a buyer; ask your insurance agent to confirm the assignment steps for your Aqualane Shores policy well before closing.
If repairs would cost 50 percent or more of the structure’s pre-damage market value, the City treats an Aqualane Shores house as substantially damaged, and it must then be brought up to current flood rules, usually by elevating or rebuilding. Many damaged Aqualane homes are therefore priced for their land; bring any City damage determination and the insurance file to the listing.
Expect the negotiated commission, documentary stamp tax on the deed at $0.70 per $100, a municipal lien search, prorated property taxes and any negotiated repairs or credits. At the $9,075,000 Aqualane Shores MLS median the deed stamps alone are $63,525. In Collier County the buyer customarily pays the owner’s title policy, and most Aqualane Shores sales carry no association estoppel fee.
Commission is negotiated between the seller and the listing brokerage, it is not set by law, and there is no public record of what Aqualane Shores sellers pay. We quote our fee after we have walked the house and priced it against the matching sales.
By Collier County custom the buyer usually chooses the closing agent and pays the owner’s title policy on an Aqualane Shores sale, which is the reverse of the Lee County custom. Nothing in the statutes fixes the allocation, so the contract controls. Florida sets the title premium itself, so the rate is the same whichever title company is used.
Most Aqualane Shores houses do not: there is no mandatory homeowners association, and Aqualane Shores Association is voluntary at $100 a year. Little Harbour sales need an estoppel from Little Harbour’s association, and Aqualane Manor sales need a condominium estoppel; neither association publishes its dues, so the estoppel certificate is where the buyer sees them.
Aqualane Shores has no club membership to transfer: there is no club, and the $100 association is voluntary. Sales in Little Harbour and Aqualane Manor carry association steps, such as estoppel certificates, that we manage in the contract.
When an Aqualane Shores home sells, Florida law resets its assessed value to full just value for the new owner, so the Save Our Homes cap the seller enjoyed does not transfer; the median difference on homesteaded Aqualane houses is $2.41 million of assessed value on the 2026 preliminary roll. That is why buyers should budget from the just value, not the seller’s bill.
Your Save Our Homes difference does not pass to the buyer, but Florida law lets you carry an accrued benefit to a new Florida homestead under the portability provision of Section 193.155; ask the county for the amount that applies to you before you buy your next Florida home.
The 2019 Aqualane Shores utility-line assessment was billed in four annual installments starting with the November 2020 tax bill ($747 a year for gas and fiber on a single-family home, or $2,712 paid at once), and Collier County’s 2026 preliminary roll shows no non-ad-valorem assessment on any Aqualane Shores parcel; your last tax bill confirms your parcel’s status.
Yes. When discretion matters more than exposure, we market an Aqualane Shores home quietly to qualified buyers and agents before or instead of a public listing, and we talk through the trade-off first: with 26 active listings and 12 months of supply in September 2026 (Southwest Florida MLS), exposure is often what closes the gap between asking and sold price. Confidential conversations are welcome at (239) 898-6072.
We market the Aqualane Shores lot and the water as much as the house: aerial work that shows the canal, the route to Gordon Pass and the walk to the beach; the elevation, flood zone and dock documents up front; and pricing against the matching frontage tier. For a teardown we market the land, the zoning envelope and the flood-driven height limit; for a finished home, the build year and the elevation.
Aqualane Shores buyers ask about the water depth at the seawall, the dock and lift the City’s rules allow on that canal, the seawall’s age and cap height, the home’s elevation against the 8- or 9-foot base flood elevation, and the walk to the beach and Third Street South. Having those answers ready shortens the inspection period.
The MLS sells the seven Aqualane plats, the neighboring Rust Development and Marina Shores lots and the Gulf-side lots inside the City’s outline under the single name Aqualane Shores; Little Harbour is its own MLS development, and the Aqualane Manor condominium sits inside the outline on its own record. Your deed’s legal description names your plat.
You can, within the City’s rule: rentals must be 30 days or longer, except three times a year, and may not be advertised for shorter stays. Compare that income with a median $49,353 Aqualane Shores tax bill on the seven plats and insurance on a home that may sit empty between tenants.
Aqualane Shores has no gate, so showings run like any City of Naples street: buyers and agents drive in on public streets. Little Harbour’s gate and Aqualane Manor’s condominium are the exceptions, with access set by their associations, and Marc Comisar coordinates both.
That is a legal question for a Florida real estate attorney, and the answer depends on the contract and the claim. What we control before an Aqualane Shores closing is the record: complete disclosures, the permits for work done, and the flood, seawall and dock documents buyers ask for.
Three things, in order. Get a written valuation from the Aqualane Shores sales in your frontage class. Pull your elevation certificate, seawall survey and dock permits so nothing surfaces late. Then decide how public or private the marketing should be. Request a valuation through our Aqualane Shores home valuation request or call Jesse McGreevy at (239) 898-6072.
Every figure on this page traces to a primary source below, listed as of September 26, 2026: the Southwest Florida MLS, Collier County’s 2026 preliminary roll and recorded instruments, the City of Naples code, GIS and records, Florida Statutes and state agencies, FEMA and federal agencies, and the association’s own published material. No listing portal or competing brokerage is cited.
Market data and county records
City of Naples code, GIS and records
Flood, storm and insurance
Florida statutes and agencies on selling
The association, schools and area
Our own assets
Every row below links the authority that publishes the document, so an Aqualane Shores seller or buyer always sees the official, current version rather than a copy. We host nothing ourselves, and the documents that are not public are named at the end with the office that holds each.
Document | What it proves for an Aqualane Shores seller | Official authority |
|---|---|---|
City Code Sec. 56-93, dock rules | The Aqualane Shores dock paragraph: pier, lift and side setback limits | |
Ordinance 10-12741 (2010) | The dock code rewrite and its one-time grandfathering window | |
City Code Sec. 52-92, seawalls | The 4.8-foot cap ceiling and each owner’s seawall duty | |
Seawall permit checklist (rev. 2025) | What a seawall survey and permit record, including cap elevations | |
Marine Permit Application (rev. March 2022) | Dock, lift and seawall permit fees and prerequisites | |
AECOM seawall presentation (September 22, 2025) | The proposed 5.6-foot seawall minimum under study | |
Short-term rental guidelines | The 30-day rule and its three exceptions | |
2026 utility rates (effective October 1, 2025) | Water, sewer, stormwater and solid-waste charges your buyer will pay | |
Resolution 2019-14327 | The gas and fiber assessment and its installment schedule | |
Ordinance 94-7222 (1994) | Little Harbour’s planned development: 34 homesites, gatehouse, private drives | |
Restrictions, Deed Book 18, Pages 333 to 337 (1951) | The only recorded restriction indexed to Aqualane Shores, covering part of Unit 1 | |
Resolution 94-7288 (1994) | The official names of the Aqualane channels, including Jamaica Channel | |
August 2025 flood protection newsletter | CRS Class 5, flood zones and the 50 percent rule as the City applies them | |
FEMA Map Service Center | The flood zone for your specific Aqualane Shores address | |
Florida Statutes 201.02 | The $0.70 per $100 documentary stamp rate a seller customarily pays | |
Florida Statutes 689.261 | The property tax disclosure summary your buyer must receive | |
Florida Statutes 193.155 | The Save Our Homes reset at sale and portability to your next homestead | |
Florida Statutes 718.116 and 718.503 | The condominium estoppel and resale disclosure duties for an Aqualane Manor seller | |
NAR settlement frequently asked questions | That commission is negotiable and how buyer broker compensation works after August 17, 2024 | |
Uniform mitigation verification form, OIR-B1-1802 | The wind mitigation form that prices your buyer’s wind credits |
Three documents that matter to an Aqualane Shores seller are not public and cannot be linked: your elevation certificate, which the City surfaces for an address through its flood portal; your seawall and dock permit files, held by the City’s building division; and, in Little Harbour or Aqualane Manor, the association’s budget and your estoppel certificate, from the association.
McGreevy and Comisar list and sell homes across Southwest Florida from an office in Bonita Springs, and Aqualane Shores sits inside the south Naples waterfront market they work every week. If you are weighing a sale in Aqualane Shores, the first conversation costs nothing and usually saves a seller more than any decision made later.
Jesse McGreevy: (239) 898-6072, [email protected]. Marc Comisar: (239) 287-5873. Office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134.
Jesse McGreevy (Sales Associate) and Marc Comisar (Broker Associate) are licensed Florida REALTORS with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC).
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team; learn more at DomainRealtyGroup.com, and read about the partnership on our about McGreevy and Comisar page. Nothing on this page is legal, tax or insurance advice.
Market data from Southwest Florida MLS, pulled September 24, 2026, and from Collier County’s 2026 preliminary roll, retrieved September 24, 2026. Brokered by Domain Realty.