Naples, Florida
Sell your Coquina Sands home in Naples with a price built by form: a house against lot value and the City code, a condominium or co-op against its own building, plus the 718 or 719 resale file and Collier net sheets, from McGreevy and Comisar.
By Jesse McGreevy and Marc Comisar, McGreevy and Comisar, Domain Realty Group. Updated November 2026 · Market data from Collier County recorded sales through October 16, 2026 and a Southwest Florida MLS (Matrix) export of October 29, 2026
Selling a home in Coquina Sands, Naples, means selling one of three different things under one neighborhood name: a detached single-family home on the 1954 and 1956 plats, a condominium unit on Gulf Shore Boulevard North or Banyan Boulevard, or a cooperative apartment held as shares and a proprietary lease. This page covers the City of Naples neighborhood between the Gulf and US 41 north of Olde Naples, ZIP 34102. Our Coquina Sands neighborhood guide covers the plats, the zoning, the flood map, the buildings and the beach in full; this page is the seller’s side of it, part of our wider Naples real estate coverage.
The short version, with every figure naming its record, its window and its form. Collier County recorded 31 qualified improved sales in Coquina Sands from October 17, 2025 to October 16, 2026: 7 single-family homes at a $9,250,000 median, 19 condominium units at $630,000 and 5 cooperative apartments at $537,500. Three of those 7 houses were new builds; the other 4 recorded at a $3,562,500 median. The Southwest Florida MLS (Matrix) export of October 29, 2026 is a different record over a different window: 29 closings from October 29, 2025 to October 29, 2026 at a $1,535,000 median, with 16 single-family homes, 7 condominiums and 5 cooperatives active on the export date. The two records are never added together.
For a number on your own home, read our Coquina Sands home valuation guide. If you plan to buy again after you sell, read our guide to buying a home in Coquina Sands. McGreevy and Comisar have been Top 1% Real Estate Agents Nationally Since 2008. Call Jesse direct at (239) 898-6072.
McGreevy and Comisar price a Coquina Sands home by its form first: a house against lot value, flood zone and what the City code lets a buyer build; a condominium against its own building and side of the boulevard; a cooperative against its share-loan buyer pool. We read the county record and the MLS separately, date both, and build the buyer’s document file before the first showing.
McGreevy and Comisar are the #5 real estate team in Florida (RealTrends 2026). With our Domain Realty Group team we have sold over $2.5 billion in real estate, and McGreevy and Comisar alone have over $900 million in personal sales. Those career totals are the record we bring to a Coquina Sands listing. For this page we tracked the 31 recorded sales of the last twelve county months form by form, the 29 MLS closings and 39 actives of October 29, 2026, the 11 pre-construction listings competing on Gulf Shore Boulevard North, and 79 recorded repeat sales of the same parcels. Comparing agents across the city? Start with our guide to the best real estate agents in Naples, then use the valuation form or Call Jesse direct at (239) 898-6072.
Honors and recognition:
The single-family core is 252 parcels on the Unit 1 and Unit 2 plats, with a median lot of 0.44 acres and no mandatory association; the voluntary Coquina Sands Association charges $90 a year per household and has no lien authority. The corridor buildings are condominiums under Chapter 718, where you hold a deed, or cooperatives under Chapter 719, where you hold shares and a proprietary lease and the board approves your buyer. Your form decides your buyer pool, financing, documents and timeline.
These are the eight facts a Coquina Sands seller needs in November 2026, each from a dated record: the Collier County sales file through October 16, 2026, the Southwest Florida MLS export of October 29, 2026, the City and county millage, and Florida’s condominium and cooperative statutes.
Selling in Coquina Sands right now, on the Southwest Florida MLS (Matrix) export of October 29, 2026, means 29 closings over the prior twelve months at a $1,535,000 median, 93.2% median sale-to-list and 69 median days on market, with 28 resale actives and 11 pre-construction actives. Every figure below is read form by form.
Data updated: county sales recorded through October 16, 2026 (Collier County Property Appraiser); MLS figures from a Matrix export of October 29, 2026, labelled as such.
Every figure in this table comes from the Southwest Florida MLS (Matrix) export for the Development Name COQUINA SANDS in ZIP 34102, taken October 29, 2026, covering closings from October 29, 2025 to October 29, 2026 and the active and pending listings on the export date. Sale-to-list is measured against the list price in the export, which is the last list price.
| Form | Closings | Median sold | Low | High | Median sale-to-list | Median days on market | Median sold per living sq ft |
|---|---|---|---|---|---|---|---|
| Single-family | 8 | $9,250,000 | $1,550,000 | $17,060,000 | 91.9% | 209.5 | $1,643 |
| Condominium | 16 | $1,065,000 | $495,000 | $3,400,000 | 92.9% | 44 | $761 |
| Cooperative | 5 | $537,500 | $350,000 | $600,000 | 97.7% | 156 | $568 |
| All closings | 29 | $1,535,000 | $350,000 | $17,060,000 | 93.2% | 69 | $852 |
The all-closings row blends three forms and is shown only because it is the number a portal would print. Read your own row.
Two of the 29 closings in the export finished at or above their last list price, both of them cooperatives at the Del Mar Club and the Calusa Club; none of the 8 houses and none of the 16 condominiums did (our count). Days on market spread wide: a 2025 new build on Nautilus Road closed with 0 days recorded, while a 1962 house on Mandarin Road took 584.
Thirty-nine listings were active on October 29, 2026, and 13 more were pending. By form:
| Form | Active | Median list (active) | Low | High | Pending | Months of supply (our arithmetic) |
|---|---|---|---|---|---|---|
| Single-family | 16 | $7,642,500 | $3,395,000 | $29,750,000 | 3 | 24.0 |
| Condominium | 7 | $2,150,000 | $649,000 | $3,390,000 | 3 | 5.2 |
| Cooperative | 5 | $549,900 | $355,000 | $675,000 | 0 | 12.0 |
| Pre-construction condominium | 11 | $20,500,000 asking | $6,750,000 | $50,000,000 | 7 | no closings |
Months of supply divides the actives by the closings per month of the same form in the same export. Twenty-four months of single-family supply means a house seller is one of many; 5.2 months in condominiums is a much tighter field, concentrated in a few buildings: the 7 condominium actives sit at The Laurentians, Surfside Club, Embassy Club, Colonial Club and Eleven Hundred Gulfshore Club.
Coquina Sands homes sold for very different prices by form in the Collier County record to October 16, 2026: single-family homes at a $9,250,000 twelve-month median on 7 sales, condominium units at $630,000 on 19 and cooperative apartments at $537,500 on 5. Over twenty-four months the medians were $8,925,000, $850,000 and $518,750.
Data updated: county sales recorded through October 16, 2026 (Collier County Property Appraiser); MLS figures from a Matrix export of October 29, 2026, labelled as such.
These are qualified, improved, arm’s-length sales recorded by the Collier County Property Appraiser: the 252 single-family parcels on the two Coquina Sands plats, and the 466 condominium and cooperative unit parcels of 18 Coquina Sands buildings on Gulf Shore Boulevard North, Banyan Boulevard and Crayton Road. The county roll carries one share parcel per cooperative apartment, so cooperative sales are counted on their own.
| Form | Twelve months to Oct 16, 2026 | Median | Low | High | Twenty-four months to Oct 16, 2026 | Median |
|---|---|---|---|---|---|---|
| Single-family | 7 sales (3 new builds) | $9,250,000 | $1,550,000 | $17,060,000 | 12 sales (4 new builds) | $8,925,000 |
| Single-family, new builds removed | 4 sales | $3,562,500 | 8 sales | $8,275,000 | ||
| Condominium | 19 sales | $630,000 | $495,000 | $3,400,000 | 26 sales | $850,000 |
| Cooperative | 5 sales | $537,500 | $350,000 | $600,000 | 6 sales | $518,750 |
A sale is flagged a new build when it recorded within one year after the year built that the roll prints for the house standing now. The single-family median is driven by new and rebuilt homes and by land value, so we always print the line with the new builds removed beside it. Condominium and cooperative figures here are led by the twelve and twenty-four month windows on purpose: the county’s 2022 condominium and cooperative sales on this boulevard are almost all missing the qualified flag in the file, so any figure that reaches back across 2022 undercounts them.
Condominium and cooperative prices in Coquina Sands are set building by building. Medians are printed only where a building had 3 or more county sales in the twenty-four months to October 16, 2026; with fewer, the sales themselves are listed.
| Building | Form | Unit parcels | Sales, 24 months | Median or the sales |
|---|---|---|---|---|
| Banyan Club | Condominium | 24 | 5 | $580,000 median |
| Banyan Corners | Condominium | 5 | 2 | $2,835,000 and $2,750,000 |
| Calusa Club | Cooperative | 19 | 1 | $475,000 |
| Charleston Square | Condominium | 24 | 1 | $3,400,000 |
| Colonial Club | Condominium | 17 | 3 | $1,600,000 median |
| Coquina Cove | Condominium | 18 | 1 | $499,000 |
| Del Mar Club | Cooperative | 82 | 5 | $537,500 median |
| Eleven Hundred Gulfshore Club | Condominium | 39 | 7 | $560,000 median |
| Naples Casamore | Condominium | 12 | 2 | $5,400,000 and $5,700,000 (March and July 2025) |
| Surfside Club | Condominium | 64 | 2 | $1,050,000 (March 2025) and $2,925,000 (December 2025) |
| The Parador | Condominium | 18 | 1 | $1,535,000 |
| The Whitehall | Condominium | 16 | 2 | $3,300,000 and $3,125,000 |
| Embassy Club, Kona Kai, Lago Mar, Reef Club, The Laurentians, Via Delfino | Mixed | 128 together | 0 | No qualified county sale in the window |
Our guides to the Del Mar Club, Eleven Hundred Gulfshore Club and Banyan Club, the three buildings with the most recorded sales in the window, carry each building’s own record, documents and flood position.
Selling a Coquina Sands single-family home starts with one question: is the buyer paying for your house or for your lot? On the 252 platted parcels the land usually carries the price, a 1962 house and a 2025 new build can sit on the same street, and the City code, not an association, decides what a buyer may build next.
Of the 7 single-family sales the county recorded in the twelve months to October 16, 2026, three were new builds: $10,300,000 on Nautilus Road, $9,250,000 on Mandarin Road and $17,060,000 on Banyan Boulevard. The other four were $9,250,000 on Crayton Road (a house the roll now dates to 2015), $4,575,000 on Mandarin Road (2023), $2,550,000 on Mandarin Road (2018) and $1,550,000 on Mandarin Road (1962). Excluding the new builds, the median was $3,562,500. The MLS export adds a picture of size: the two houses under 3,000 square feet of living area sold for $1,550,000 and $2,550,000, while every closing over 5,000 square feet sold for $9,250,000 or more.
Tell us your street or building, your form, your living area, your lot and your flood zone, and we send back a range built from the recorded sales of Coquina Sands homes like yours, the listings competing with yours this week and your net at three prices. Use the valuation form, read our Coquina Sands home valuation guide, or Call Jesse direct at (239) 898-6072. If you are also buying, Call Marc at (239) 287-5873 and see how we help buyers in Naples.
The Collier roll prints the year built of the structure standing today. When a buyer tears a house down and builds new, an earlier sale of that parcel later shows the new year, so we write “year built as the roll prints it now” and never read a house’s age from an old county sale.
We name the factors that move a Coquina Sands lot; we never price an adjustment we cannot show from closings. They are lot size and frontage (the median platted lot is 0.44 acres); the flood zone and the elevation a new house must reach; the 50 percent rule that decides whether an older house can be renovated without being elevated; City of Naples zoning and setbacks, including the R1-15 sliding maximum building area table; and the distance to beach access at Lowdermilk Park or to water on Hurricane Harbor and Moorings Bay. A 15,000 square foot R1-15 lot allows 5,350 square feet of enclosed roofed building area and a 30,000 square foot lot 8,550, so doubling the lot buys only about 60 percent more house, per the City code our guide sets out.
A builder buyer prices your parcel from what a finished new home on your street would sell for, less demolition, design, permitting, elevation and construction, and every input is specific to your lot. The flood regime matters most: VE with base flood elevations of 11 to 13 feet on the Gulf front, AE at 8 to 10 feet across most of the neighborhood and shaded Zone X on an interior ridge, per our guide’s reading of the FEMA panels effective February 8, 2024. The City measures the 30-foot height limit from a flood-driven datum and lets an applicant elect the May 16, 2012 map elevation where it is higher.
A house built after 2000 to a later flood standard is a keeper for most buyers, and we market the house. An older single-story slab home below today’s base flood elevation usually cannot be deeply renovated without elevation under the 50 percent rule, which compares improvement cost with the structure’s value alone; selling it as is to a buyer who will rebuild is frequently the stronger outcome.
The county record holds 36 single-family repeat sales in which the later sale recorded since October 17, 2021; 35 sold for more and 1 for less (our count). Twelve of the 36 later sales were new builds, so the change often measures a new house against an old one, not a market rate.
| Street | First sale | Later sale | Change | Later sale a new build |
|---|---|---|---|---|
| Mandarin Rd | April 2012 $475,000 | June 2026 $2,550,000 | +436.8% | No |
| Mandarin Rd | May 2017 $649,000 | January 2026 $1,550,000 | +138.8% | No |
| Crayton Rd | November 2000 $1,425,000 | November 2025 $9,250,000 | +549.1% | No |
| Banyan Blvd | June 2021 $4,150,000 | April 2026 $17,060,000 | +311.1% | Yes |
| Yucca Rd | July 2024 $3,325,000 | September 2025 $3,350,000 | +0.8% | Yes |
| Mandarin Rd | September 2023 $5,000,100 | December 2025 $4,575,000 | -8.5% | No |
The two small changes at the bottom are the useful ones for a seller: a resale within about two years of a purchase does not carry the long-hold gains of the pairs above it, and one Mandarin Road house recorded for less than its 2023 price.
Selling a Coquina Sands condominium or cooperative on Gulf Shore Boulevard North or Banyan Boulevard means selling a building first and a unit second. The buyer weighs Gulf side against east side, the building’s milestone and reserve study position, its rules and, for a cooperative, the board approval and the share-loan question before the floor plan.
On Gulf Shore Boulevard North through Coquina Sands the west side is beachfront and the east side faces the bay basins across the street, and the guide’s re-check of addresses against City footprints and the FEMA map in September 2026 corrected two buildings often described as beachfront. Per our building roster:
| Side | Buildings | Form |
|---|---|---|
| Gulf side, beachfront | Surfside Club, Via Delfino, The Whitehall, Colonial Club, The Laurentians, Embassy Club | Condominium |
| East side | Eleven Hundred Gulfshore Club, The Parador, Charleston Square, Naples Casamore | Condominium |
| East side | Del Mar Club (across from Lowdermilk Park), Lago Mar, Reef Club | Cooperative |
| Interior, Banyan Boulevard and Crayton Road | Banyan Club, Coquina Cove, Banyan Corners | Condominium |
| Interior, Banyan Boulevard and Crayton Road | Calusa Club, Kona Kai | Cooperative |
The side sets the buyer pool. A beachfront buyer compares your unit with other Gulf-side buildings and, at the top, with pre-construction residences; an east-side buyer often values a dock, a bay view or a lower entry price. Read our guides to The Whitehall, Surfside Club and Colonial Club on the Gulf side, and Charleston Square on the east side, for building-level detail.
A cooperative buyer does not take a deed. Under Chapter 719 the corporation owns the real estate and your buyer receives shares and a proprietary lease, though Florida treats an interest in a unit as an interest in real property (section 719.103(26)) and each cooperative parcel is assessed and taxed on its own (section 719.114(1)). Financing is where the pool narrows. Fannie Mae will purchase cooperative share loans only for a principal residence or second home, with investment properties prohibited, and a lender must hold a special approval to sell those loans, which most retail lenders in Southwest Florida do not carry. Many cooperative purchases here close in cash or through a portfolio lender. The export’s cooperative closings ran 156 median days on market, against 44 for condominiums, and we plan your timeline around that.
Your cooperative’s documents, not a separate statute, decide whether the board must approve your buyer, and Chapter 719 caps the approval fee at $100 per applicant (section 719.106(1)(i)), with spouses counted as one applicant. A condominium may charge up to $184 per applicant where its documents require approval (Florida DBPR’s adjusted cap under section 718.112). The statutory estoppel certificate must state in writing whether board approval is required, whether it has been given, and whether a right of first refusal exists and has been exercised. A cooperative board usually asks for a fuller application and financial disclosure; the statute caps the fee, not the scrutiny. We collect the application package from the association at listing so your buyer can file it the day the contract is signed.
Every Coquina Sands condominium and cooperative building of three or more habitable stories carries a milestone inspection duty under section 553.899 and a Structural Integrity Reserve Study duty under section 718.112(2)(g) or 719.106(1)(k). The City’s milestone lists name Eleven Hundred Gulfshore Club, The Parador, Via Delfino, The Whitehall, Colonial Club, The Laurentians, the Del Mar Club, Embassy Club and the Calusa Club for 2024 and Charleston Square for 2029. HB 913 of 2025 lets an association fund structural reserves by special assessment, line of credit or loan, shown to prospective purchasers. Have the report and the funding answer before you list.
The deed record and the MLS differ in Coquina Sands because they count different sales over different windows. The county counts qualified recorded deeds and cooperative share transfers through October 16, 2026; the MLS counts listings marketed by agents, closed October 29, 2025 to October 29, 2026, under the Development Name COQUINA SANDS.
Data updated: county sales recorded through October 16, 2026 (Collier County Property Appraiser); MLS figures from a Matrix export of October 29, 2026, labelled as such.
| Form | County, twelve months to Oct 16, 2026 | County median | MLS, closed Oct 29, 2025 to Oct 29, 2026 | MLS median |
|---|---|---|---|---|
| Single-family | 7 | $9,250,000 | 8 | $9,250,000 |
| Condominium | 19 | $630,000 | 16 | $1,065,000 |
| Cooperative | 5 | $537,500 | 5 | $537,500 |
The two condominium medians are $435,000 apart because the populations differ, not because one is wrong. Ten of the county’s 19 condominium sales were two-bedroom units at Eleven Hundred Gulfshore Club, Banyan Club and Coquina Cove under $650,000, against 8 of the 16 MLS closings (our count), so the county median sits lower. A sale that closed off the MLS appears only in the county record; a sale whose deed has not yet been processed, or was not flagged qualified, appears only in the MLS. We never divide one count into the other and never add them.
Coquina Sands condominium sellers at the top of the market compete with three pre-construction projects on Gulf Shore Boulevard North: Rosewood Residences Naples, Olana Naples and Harbour House. Their prices are developer asking prices for homes not yet delivered; they are never values or comparables for a resale, and a resale competes on different ground.
Rosewood Residences Naples, on the former Mansion House site, is 42 residences in two buildings per our guide; Rosewood Hotels and Resorts named The Ronto Group and Wheelock Street Capital as developers in its 2022 release. Our guide records the project topped off on August 1, 2025; its completion date is not confirmed by the developer, and the MLS rows carry year built 2027. Olana Naples, on the former Bahama Club site, is 12 residences over six stories from Kolter Urban with BH Group; final Design Review Board approval was reported January 22, 2026, and groundbreaking is unconfirmed. Harbour House, on the former Harbour Club site, is 14 residences in three buildings per our guide, with unanimous Design Review Board approval on March 25, 2026; the start of construction is unconfirmed.
Labelled as asking prices in the October 29, 2026 MLS export, not values: Rosewood Residences Naples rows from $16,500,000 to $50,000,000 (5 active, 6 pending); Olana Naples from $29,950,000 to $37,000,000 (3 active); Harbour House from $6,750,000 to $15,000,000 (3 active, 1 pending). Together the pre-construction rows carried 11 actives at a $20,500,000 median asking price and 7 pendings.
A resale wins on four things a pre-construction contract cannot offer. It is available now, with a closing date in weeks rather than a delivery date in years. It is a known building, with a recorded sale history, a budget, a milestone report and an insurance policy a buyer can read today. It carries no construction risk and no deposit held for years. And it sits at a different price point: the highest resale condominium closing in the export was $3,400,000, below the lowest pre-construction asking price of $6,750,000. We market a Gulf-side resale on exactly those points, named and dated, and never by quoting a developer price as a value.
You should price a Coquina Sands home against sales of the same form and size, in the same building or on the same kind of lot, dated and named by record. A house is priced against lot value and comparable new or kept homes; a condominium against its building and side; a cooperative against cooperative sales only.
Data updated: county sales recorded through October 16, 2026 (Collier County Property Appraiser); MLS figures from a Matrix export of October 29, 2026, labelled as such.
Two houses under 3,000 square feet of living area closed in the MLS export, so we list them rather than print a median. A 1962 house of 2,013 square feet on Mandarin Road, three bedrooms, listed last at $1,625,000 and closed at $1,550,000 in January 2026 after 584 days. A 1968 house of 2,363 square feet on Mandarin Road, four bedrooms, listed at $2,785,000 and closed at $2,550,000 in June 2026 after 30 days. These are the sales a buyer weighing a teardown reads first.
Two closings again, listed. A 2023 house of 3,501 square feet on Mandarin Road listed at $4,995,000 and closed at $4,575,000 in December 2025 after 384 days. A 2016 house of 4,572 square feet on Crayton Road listed at $9,495,000 and closed at $9,250,000 the same month after 155 days. The gap between them is the gap between an interior street and a larger, newer house nearer the water, and it is why one tier median would mislead you.
Four closings, every one a 2024 or 2025 house: $17,060,000 on Banyan Boulevard (6,909 square feet, 278 days), $10,300,000 on Nautilus Road (5,008 square feet), $10,000,000 on Coral Drive (5,147 square feet, 264 days) and $9,250,000 on Mandarin Road (6,889 square feet, 94 days). Their median was $10,150,000 and their median sale-to-list 91.6% (our arithmetic). If you own an older house on a large lot, these are the homes your builder buyer intends to build, not your comparables.
Five closings at Eleven Hundred Gulfshore Club and Coquina Cove, two-bedroom units of 864 to 940 square feet, closed from $495,000 to $630,000 at a $545,000 median and about $580 per square foot of living area (our arithmetic from the MLS rows). Days on market ran 32 to 54. This is the most liquid tier in Coquina Sands: buyers know exactly what the unit is, and price is decided by condition, floor, view and the building’s reserve position.
Six closings, too mixed for one median. Banyan Club two-bedroom units of 1,064 square feet closed at $620,000, $580,000 and $570,000; a Colonial Club two-bedroom of 1,760 square feet at $1,500,000; a Parador three-bedroom of 1,774 square feet at $1,535,000; and a Surfside Club three-bedroom of 1,798 square feet at $2,925,000. Same size band, prices four to five times apart: the difference is the Gulf side and the building.
Five closings from $2,750,000 to $3,400,000 at a $3,125,000 median (our arithmetic): Charleston Square at $3,400,000 for 3,966 square feet, The Whitehall at $3,300,000 and $3,125,000 for about 2,900 square feet, and Banyan Corners at $2,835,000 and $2,750,000 for about 2,200 square feet. Gulf-side units in The Laurentians and Via Delfino sit in this tier too, with no qualified county sale in the last twenty-four months; their pricing leans on active listings and the building’s own history, and a Laurentians unit of 3,188 square feet was pending at a $4,495,000 list on October 29, 2026.
Five MLS closings, all two-bedroom units: the Del Mar Club four times at $600,000, $565,000, $537,500 and $350,000 (850 to 995 square feet), and the Calusa Club once at $475,000 (1,114 square feet). The median was $537,500 and the median sale-to-list 97.7%, the highest of the three forms. A Del Mar Club unit is priced against other Del Mar Club sales first, because the buyer pool, the share-loan question and the board are the same; Lago Mar, with two one-bedroom actives at $429,000 and $355,000 on October 29, 2026, is a different product. Our Lago Mar guide covers that building.
A Coquina Sands buyer asks first for the documents that decide whether the deal can close: for a condominium or cooperative the milestone and reserve study reports, the budget, the estoppel and the approval application; for a house the flood elevation certificate, the permit history and the insurance picture. Having them ready shortens the contract period.
Flood is answered by address, never by neighborhood. Coquina Sands holds VE, AE and shaded Zone X side by side; the City of Naples is CRS Class 5, a 25 percent flood insurance discount inside the special flood hazard area since April 1, 2025. Citizens may not insure a single-family home with a dwelling replacement cost of $700,000 or more in Collier County, so most Coquina Sands houses are insured in the admitted or surplus lines market. Your evacuation zone is set by address on Collier County’s own lookup.
What a Coquina Sands seller owes depends on the form: a condominium seller provides the section 718.503 package, a cooperative seller the section 719.503 package, and every residential seller the section 689.302 flood disclosure and the section 689.261 property tax statement. The association issues the estoppel certificate; the seller orders it.
The single-family plats have no mandatory homeowners association: the Coquina Sands Association is a voluntary civic association that fails both tests in section 720.301(9), and no recorded declaration of covenants creating one was located in the sources our guide reviewed. So the Chapter 720 disclosure summary does not arise on a typical Coquina Sands house sale. A title search for your parcel is the only authoritative answer on whether a covenant encumbers that lot; we ask your closing agent to confirm it early.
At the seller’s expense the buyer receives the declaration, articles, bylaws and rules, the annual financial statement and budget, the milestone inspection summary if applicable, the most recent structural integrity reserve study or a statement that one has not been completed, the turnover inspection report and the question-and-answer sheet. Unless the buyer acknowledges receipt more than 7 days before signing, the contract must carry the clause making it voidable by the buyer within 7 days, excluding weekends and legal holidays.
The cooperative package runs in parallel under section 719.503(2): articles of incorporation, bylaws and rules, the question-and-answer sheet, the milestone summary if applicable, the most recent reserve study or a statement that none has been completed, and the turnover report where one applies, with the same 7-day clause. Resale contracts entered after December 31, 2024 must also state conspicuously whether the association must have, and has completed, a milestone inspection, turnover inspection report and structural integrity reserve study. This is information, not legal advice; your closing agent or attorney confirms the package for your contract.
Florida caps what an association can charge for the estoppel certificate a sale needs: no more than $299 on a current account, plus $119 if it is rushed within 3 business days and up to $179 more if the account is delinquent (Florida DBPR’s adjusted amounts under sections 718.116 and 719.108, next update due by July 1, 2027). The association must issue it within 10 business days, and it is valid 30 days if delivered by hand or electronically. The fee is refunded to a payor who is not the owner if the sale does not close, on a written request.
Every residential contract must carry the statement that the buyer should not rely on the seller’s current property taxes as the amount the buyer will owe in the year after purchase. In Coquina Sands that statement does real work: a long-held homestead can carry an assessed value far below just value, and the reset falls on the buyer.
A seller must complete and give the buyer a flood disclosure at or before the time the sales contract is signed, required since October 1, 2024, with the claim question form in use since October 1, 2025. It asks about flood insurance claims, federal flood assistance and whether you know of flood damage to the home. Answer it from your own records, and have your elevation certificate and any repair permits ready to back it.
Selling a Coquina Sands home in Collier County costs the seller the deed’s documentary stamp tax at $0.70 per $100, the listing commission, the estoppel certificate for a condominium or cooperative, and the tax proration. By Collier custom the buyer pays the owner’s title policy and chooses the closing agent; the contract controls.
The contract controls; the Collier County defaults are these. The seller of a house or condominium pays the deed’s documentary stamp tax, “70 cents on each $100 or portion thereof of the total consideration,” and orders the estoppel certificate. On a cooperative there is no deed: section 201.02 reaches the cooperative transfer documents and section 201.02(3) puts that tax on the purchaser, so confirm the allocation with your closing agent. The buyer customarily pays the owner’s title policy and chooses the closing agent (“These are customs, not laws”), and always pays the lender’s policy, note stamps of 35 cents per $100 of the loan and intangible tax of 2 mills. Commissions are fully negotiable and not set by law.
The sheets use a $537,500 cooperative, the county’s twelve-month cooperative median; a $1,065,000 condominium, the MLS export’s condominium median; and a $9,250,000 single-family home, the county’s twelve-month single-family median. They apply the stamp rate, the $299 estoppel cap and an illustrative total commission of 5.0%, a labelled example for arithmetic, not our rate and not a recommendation. The tax line assumes a closing on April 1, 2027 and an illustrative taxable value for each home, labelled; your own bill replaces it.
| Line | $537,500 cooperative | $1,065,000 condominium | $9,250,000 single-family |
|---|---|---|---|
| Documentary stamps at $0.70 per $100 | $3,762.50, on the purchaser under section 201.02(3), not in the seller total | $7,455.00 | $64,750.00 |
| Illustrative commission at 5.0% | $26,875.00 | $53,250.00 | $462,500.00 |
| Estoppel at the $299 cap | $299.00 | $299.00 | None, no mandatory association |
| Illustrative taxable value | $400,000 | $800,000 | $5,000,000 |
| Annual tax at 8.9752 mills (illustrative) | $3,590.08 | $7,180.16 | $44,876.00 |
| Seller’s tax credit for 90 days, January to March | $885.23 | $1,770.45 | $11,065.32 |
| Owner’s title policy | Buyer, by Collier custom | Buyer, by Collier custom | Buyer, by Collier custom |
| Total of the seller lines above | $28,059.23 | $62,774.45 | $538,315.32 |
| Proceeds before payoff and settlement fees | $509,440.77 | $1,002,225.55 | $8,711,684.68 |
| Seller lines as a share of price | 5.22% | 5.89% | 5.82% |
Our arithmetic, computed in python from the rates shown. A mortgage payoff, the closing agent’s settlement and lien search fees, any special assessment due under your association’s documents, and a City lien and outstanding-debt search ($12.50 a request through the City’s vendor, per our guide) come off separately.
Collier taxes are paid in arrears, so a seller credits the buyer for the days of the current year the seller owned the home. For a closing on April 1, 2027, a seller who owned the home for the 90 days of January to March credits the buyer about $246.58 for every $1,000 of the annual bill, our illustrative arithmetic; the closing agent uses the actual bill or a current estimate. Bills are mailed by the end of October and due by November 1 with a 4 percent discount in November, per the Collier County Tax Collector.
Coquina Sands buyers compare it with The Moorings, Aqualane Shores and Royal Harbor, among the neighborhoods our guide names. The honest differences are association status, a named zoning district, the kind of water access and the pass to the Gulf, the walk to Fifth Avenue South and the ZIP code a portal reports.
Our Coquina Sands neighborhood guide sets the comparison on these axes. Read the other neighborhoods’ own guides for their detail: The Moorings, Aqualane Shores and Royal Harbor.
| What a buyer compares | Coquina Sands | The Moorings | Aqualane Shores | Royal Harbor |
|---|---|---|---|---|
| Mandatory neighborhood association | No. Voluntary Coquina Sands Association, $90 a year, no lien authority | City mapping polygon, not a legal register; title search per parcel | Same | Same |
| Its own named zoning district | Yes, R3-15 Multifamily District, Coquina Sands | Yes, R3-15 Multifamily District, Moorings | No | No |
| Water access | Gulf beach plus the Hurricane Harbor and Moorings Bay basin | Gulf beach plus Moorings Bay | Bay and canal | Bay and canal |
| Pass to the Gulf by boat | Doctors Pass | Doctors Pass | Gordon Pass, through Naples Bay | Gordon Pass, through Naples Bay |
| City special assessment area | None | None | Yes, Aqualane Shores Utility Line Extension | None |
| Walk to Fifth Avenue South | No, 1.9 to 2.3 miles | No | Yes, for parts of it | No |
| ZIP a portal reports | 34102 | 34103 | 34102 | 34102 |
| Flood insurance community | City of Naples, CRS Class 5 | Same | Same | Same |
Your buyer will hold your home against neighborhoods that a ZIP-level statistic cannot separate: Coquina Sands, Aqualane Shores and Royal Harbor share 34102. Answer with the facts only Coquina Sands has: a large platted lot with no mandatory association, a code-level two-story cap on the multifamily district, beach access through Lowdermilk Park, and the 104.6-acre conservation easement at the Naples Beach Club along the neighborhood’s southern edge. If you own in The Moorings instead, start with our guide to selling a home in Naples.
Coquina Sands sales recorded unevenly in the county’s twelve-month file: 11 of the 31 qualified sales recorded from November 2025 to January 2026 and 10 in April and May 2026, against none in July 2026 and none from September 1 to October 16, 2026. These are recording months, weeks after the contracts were signed.
Data updated: county sales recorded through October 16, 2026 (Collier County Property Appraiser); MLS figures from a Matrix export of October 29, 2026, labelled as such.
| Month recorded | Qualified sales |
|---|---|
| October 17 to 31, 2025 | 0 |
| November 2025 | 4 |
| December 2025 | 2 |
| January 2026 | 5 |
| February 2026 | 2 |
| March 2026 | 1 |
| April 2026 | 6 |
| May 2026 | 4 |
| June 2026 | 3 |
| July 2026 | 0 |
| August 2026 | 4 |
| September 1 to October 16, 2026 | 0 |
The months show when deeds and share transfers recorded, which is weeks after a contract was signed. Thirty-one sales over one year is too few to call a reliable season, and the county’s newest months are incomplete. We read these counts as a reason to have a Coquina Sands home photographed, documented and ready to show before the busiest recording months, not as a promise that any month sells better.
We negotiate a Coquina Sands sale from the record: a 91.9% median sale-to-list on single-family homes, 92.9% on condominiums and 97.7% on cooperatives in the October 29, 2026 MLS export, and 79 recorded repeat sales that show both gains and losses. The negotiation starts with the price you set and the file you hand over.
Data updated: county sales recorded through October 16, 2026 (Collier County Property Appraiser); MLS figures from a Matrix export of October 29, 2026, labelled as such.
The median single-family closing in the export finished $384,750 under its last list price, the median condominium $80,000 under and the median cooperative $12,500 under (our arithmetic). Sale-to-list on the eight houses ran from 88.1% to 97.4%; on the sixteen condominiums from 85.2% to 99.2%. Those gaps are what buyers here have been able to negotiate, and a list price set with them in mind leaves room without inviting a low first offer.
The houses took a median 209.5 days, the cooperatives 156 and the condominiums 44. With 24.0 months of single-family supply, a house that sits invites a buyer to wait, so we set the launch price, the review date and any reduction before the listing goes live.
The county record holds 79 repeat sales of the same Coquina Sands parcels with the later sale recorded since October 17, 2021: 36 single-family, 38 condominium and 5 cooperative, 77 up and 2 down (our count). The two declines, a Naples Casamore unit at -3.6% and a Mandarin Road house at -8.5%, were resales within about three years of a 2022 or 2023 purchase. A recent buyer competes with the price they paid and with today’s actives, and that is the negotiation we prepare you for.
Freddie Mac’s survey put the 30-year fixed average at 7.18% for the week of November 5, 2026. A financed buyer of a Coquina Sands condominium feels that rate in the payment, and a cooperative buyer may not have a share loan available at all. A seller can meet a payment problem with a credit toward the buyer’s closing costs or a lender buydown negotiated with one buyer, rather than a public price cut that resets your comparable set.
We negotiate terms before price: closing date and possession, furnishings in a building unit, a repair or assessment credit rather than a public price cut, and, for a cooperative, a timeline that fits the board’s approval schedule. We hand over the estoppel figures, the milestone and reserve study summary, the flood determination and the elevation certificate at the first offer, and we answer a builder buyer’s lot math with the City’s own code.
To get a free Coquina Sands home valuation, enter your details in the valuation form on this page or call Jesse direct at (239) 898-6072. We reply with a range built from the recorded sales of your form, the MLS closings of your size, the listings competing with yours and your net at three prices.
Your range, with the sales we used, their dates, form, building or street and living area; the listings competing with yours that week, with pre-construction asks marked as asks; for a house, your lot, flood zone and the City’s building envelope; for a condominium or cooperative, your building’s recorded sales and the documents a buyer will ask for; a net sheet at three prices; and the documents to order before you list. Our Coquina Sands home valuation guide shows the method in full.
Call Jesse direct at (239) 898-6072, or use the valuation form. You are working with Top 1% Real Estate Agents Nationally Since 2008, and the conversation is confidential and carries no obligation. An opinion of value from a licensee is not an appraisal.
Coquina Sands sellers choosing a listing agent can read what clients across Southwest Florida say about Jesse McGreevy and Marc Comisar in their own words. McGreevy and Comisar is a top-reviewed Coquina Sands listing agent; the quotes below are exact, each labelled with the site where the client posted it.
★★★★★ “Their attention to detail communication and dedication was known the moment we spoke. Would highly recommend.” Verified Google review
★★★★★ “So knowledgeable! You can tell they truly have a high level of expertise and were incredibly professional from start to finish.” Verified Google review
★★★★★ “Marc Comisar did an excellent job working with a very difficult client (me) selling our condo in a tough condo market. He went above and beyond.” Verified Google review
★★★★★ “Jesse listened to what we were looking for and found us exactly what we wanted. Jesse was always available to answer any questions and helped us through the entire process.” Verified Google review
More client reviews are on our Google Business Profile. We never publish an aggregate rating on this page, and we quote reviews exactly as written.
These are the questions Coquina Sands sellers ask most, answered from the county’s recorded sales to October 16, 2026, the MLS export of October 29, 2026, the City of Naples code our guide sets out, and Florida’s condominium, cooperative and disclosure statutes; each answer names its record.
Start by naming your form: a single-family house on the Unit 1 or Unit 2 plat, a condominium unit, or a cooperative apartment. Then gather the documents a buyer asks for first (for a building, the milestone report, reserve study, budget and approval application; for a house, the elevation certificate and permits), get a valuation from sales of the same form and size, and set a launch price, a review date and a reduction plan before you list. Call Jesse direct at (239) 898-6072 to walk through it for your address.
It depends on the form and, for a building unit, on the building. In the county’s twelve months to October 16, 2026, single-family homes recorded at a $9,250,000 median on 7 sales (4 at $3,562,500 with new builds removed), condominiums at $630,000 on 19 and cooperatives at $537,500 on 5. A neighborhood median is not a value; use our Coquina Sands home valuation guide or the form on this page for a range on your home.
Collier County recorded 31 qualified improved sales from October 17, 2025 to October 16, 2026: 7 single-family, 19 condominium and 5 cooperative. The Southwest Florida MLS export of October 29, 2026 shows 29 closings from October 29, 2025 to October 29, 2026: 8 single-family, 16 condominium and 5 cooperative. They are different records and windows and are never added together.
In the MLS export of October 29, 2026 the median days on market was 209.5 for single-family homes, 44 for condominiums and 156 for cooperatives. Add the contract period: a condominium or cooperative sale also waits on the estoppel certificate, the buyer’s 7-day document review window and, where the documents require it, board approval.
Median sale-to-list in the October 29, 2026 export, measured against the last list price, was 91.9% for single-family homes, 92.9% for condominiums and 97.7% for cooperatives, 93.2% across all 29 closings. Two of the 29 closed at or above the last list price, both cooperatives (our count).
On October 29, 2026 the export showed 16 single-family homes active at a $7,642,500 median list, 7 condominiums at $2,150,000 and 5 cooperatives at $549,900, plus 11 pre-construction condominium residences at a $20,500,000 median asking price. Thirteen more were pending.
The county counts qualified recorded deeds and cooperative transfers through October 16, 2026; the MLS counts agent-marketed listings closed October 29, 2025 to October 29, 2026. A sale off the MLS appears only in the county; a sale not yet recorded or not flagged qualified appears only in the MLS. That is why the condominium medians, $630,000 in the county and $1,065,000 in the MLS, differ.
Often, if it is an older single-story home with a finished floor below today’s base flood elevation. The four houses over 5,000 square feet that closed in the export were all 2024 or 2025 builds at $9,250,000 or more, while two houses under 3,000 square feet closed at $1,550,000 and $2,550,000.
Run the 50 percent test first. The City of Naples compares the cost of the improvement with the market value of the structure alone, and crossing 50 percent requires the whole building to meet the flood rules, including elevation. On these lots the structure value is often low, so a renovation that sounds modest can trip it. Get the City’s determination in writing before you spend anything.
List on the open market with a builder buyer in mind. A builder prices your lot from what a finished new home on your street would sell for, less demolition, design, elevation and construction, so we show every builder the City’s building envelope and your flood zone in writing.
Yes, because it decides the buyer’s insurance quote and the cost of any rebuild. Coquina Sands has VE with base flood elevations of 11 to 13 feet on the Gulf front, AE at 8 to 10 feet across most of the neighborhood and shaded Zone X on an interior ridge. Flood is answered by address; we pull your panel and elevation certificate before photos.
It is not required to list, but you should want one. It documents your finished floor against the base flood elevation, which drives the buyer’s flood quote and rebuild math. Ask the City whether one is already on file for your address before paying a surveyor; having it in hand removes a variable from the buyer’s underwriting.
Not on the single-family plats. There is no mandatory homeowners association; the Coquina Sands Association is voluntary at $90 a year per household with no lien authority. A title search confirms there is no covenant on your parcel. Condominiums and cooperatives each charge a maintenance fee set by their own budget, which no Coquina Sands association publishes; the estoppel certificate states it.
The section 718.503 package at your expense: declaration, articles, bylaws, rules, the annual financial statement and budget, the milestone inspection summary if applicable, the most recent structural integrity reserve study or a statement that none has been completed, the turnover inspection report and the question-and-answer sheet, plus the estoppel certificate from the association.
The section 719.503 package: articles of incorporation, bylaws and rules, the question-and-answer sheet, the milestone inspection summary if applicable, the most recent structural integrity reserve study or a statement that none has been completed, and the turnover report where one applies. Have your share certificate and proprietary lease ready, plus the board’s approval application.
In the October 29, 2026 export it did: cooperatives took a median 156 days on market against 44 for condominiums, though they closed nearer their list price, at 97.7%. The buyer pool is narrower because few lenders make cooperative share loans, and the board’s approval adds steps after the contract.
Your cooperative’s documents set the approval right and its process; Chapter 719 caps the approval fee at $100 per applicant. The estoppel certificate must state whether approval is required and whether it has been given, and whether a right of first refusal exists.
Yes. Buildings of three or more habitable stories must have a milestone inspection and a structural integrity reserve study, and the resale package must include the milestone summary and the latest study or a statement that none exists. The City’s lists name nine Coquina Sands buildings for 2024 and Charleston Square for 2029.
Not if it is disclosed early and priced in. HB 913 of 2025 lets an association fund structural reserves by special assessment, line of credit or loan, and requires that financing to be shown to prospective purchasers. Who pays an assessment levied before closing is set by the contract; we negotiate it as a credit, often instead of a public price cut.
Florida’s section 689.302 flood disclosure, given at or before contract, asks about flood insurance claims, federal flood assistance and known flood damage. Florida law also expects a seller to disclose known facts that materially affect value and are not readily observable. On these streets that includes past storm damage and how it was repaired, and any permit that bears on the 50 percent rule.
The seller’s main lines are the documentary stamp tax at $0.70 per $100 on a deed, the negotiated commission, the $299 estoppel cap on a condominium or cooperative, and the tax proration. On our illustrative net sheets the seller lines came to 5.22% of a $537,500 cooperative sale, 5.89% of a $1,065,000 condominium sale and 5.82% of a $9,250,000 house, at an illustrative 5.0% commission.
By Collier County custom the buyer pays for the owner’s title policy and chooses the closing agent, and the buyer always pays the lender’s policy. These are customs, not laws; the purchase contract decides.
On a cooperative there is no deed. Section 201.02 reaches the documents that transfer a cooperative interest and section 201.02(3) puts that tax on the purchaser, at $0.70 per $100 in Collier County.
Yes. Since the NAR settlement took effect on August 17, 2024, broker fees and commissions are stated as fully negotiable and not set by law, and offers of compensation to a buyer’s agent are no longer allowed on the MLS.
Florida reassesses a home at just value on the January 1 after a sale, and your Save Our Homes benefit does not pass to the buyer. At the 2026 rate of 8.9752 mills a buyer’s bill runs about $8,975 per $1,000,000 of taxable value before exemptions (illustrative). The section 689.261 statement in every contract tells the buyer not to rely on your current bill.
Yes, within limits. Portability lets you carry the lesser of $500,000 or the difference between just value and assessed value of your prior homestead to a new Florida homestead, filed with the new homestead application. If you buy a less expensive home the benefit is reduced in proportion.
8.9752 mills for 2026: county-wide levies of 3.2125, the City of Naples at 1.2900, the South Florida Water Management District at 0.0948, the Big Cypress Basin at 0.0978, Collier Mosquito Control at 0.1331 and the school board at 4.1470. The bay-front Unit 2 Block I and J parcels add 0.0125 mills for the Moorings Bay Special Taxing District.
Nobody has measured that, and we will not hand you a number for it. What is documented is the resort’s opening on November 17, 2025 at the neighborhood’s southern edge and a perpetual conservation easement over 104.6 acres of the former golf course, executed June 29, 2022.
They compete for the top buyer, not for most resale units. Rosewood Residences Naples, Olana Naples and Harbour House carried 11 actives at a $20,500,000 median asking price in the October 29, 2026 export, and the lowest asking price, $6,750,000, sat above the highest resale condominium closing of $3,400,000. A resale competes on availability now, a known building and no construction risk.
Only if your home is the same product. On the single-family streets the biggest recent sales were 2024 and 2025 new builds; if yours is an older house, your comparables are the kept and older houses and the lot sales, not the new builds. On the corridor, the last big sale in another building is not your comparable either.
Start with sales in your own building, then the nearest cooperative sales, never condominium sales. Del Mar Club recorded 5 county sales in twenty-four months at a $537,500 median, but Lago Mar, Reef Club and Kona Kai recorded none in that window, so their pricing leans on active listings, the building’s own longer history and the share-loan question.
Yes, and it is the split that sets price on Gulf Shore Boulevard North. The highest resale condominium closings in the export were at Charleston Square, The Whitehall, Surfside Club and Banyan Corners, while east-side and interior two-bedroom units at Eleven Hundred Gulfshore Club, Banyan Club and Coquina Cove closed under $650,000. Check your building’s side by address; two east-side buildings are often wrongly described as beachfront.
Only the MLS records living area, so only MLS figures are used. In the October 29, 2026 export the median sold price per living square foot was $1,643 for single-family homes, $761 for condominiums and $568 for cooperatives. Per-foot figures swing with lot value on houses and with the building on the corridor, so they are a check, not a pricing method.
The county’s month counts show 11 of 31 recorded sales from November 2025 to January 2026 and 10 in April and May 2026, with none recorded in July or from September 1 to October 16, 2026. Thirty-one sales are too few to call a season.
Usually, if the lease and your building’s rules allow it. The buyer takes the lease subject to its terms, so give the buyer the lease, the deposit details and the association’s leasing rule. The City of Naples sets a 30-day minimum rental with a limited exception, and many buildings set stricter rules.
Fix what a buyer’s inspector or insurer will flag and what you can document: roof, windows and openings, water intrusion and permits left open. A wind mitigation report on a house with impact glass and a hip roof is cheap and often the most useful document you can hand a buyer. Avoid any project that starts the 50 percent clock without a City determination.
Compare the net, not the headline. A cash offer can remove the share-loan question on a cooperative and the lender’s flood and condominium review on a condominium, which has real value here. We put any direct offer beside an open-market plan with the same net sheet so you can see the difference.
You can. You still owe the flood disclosure, the property tax statement and, for a building unit, the full 718.503 or 719.503 package and estoppel, and you will price against records a portal does not separate by form. If you want help with any one step, call Jesse direct at (239) 898-6072.
An off-market sale can suit a seller who values privacy or timing, but it limits the competition that sets price. In a single-family market with 24.0 months of supply, open exposure to both builder buyers and end buyers is usually the stronger path.
Yes. Jesse leads the sale and Marc leads the purchase, and we time the two contracts together. Read our guide to buying a home in Coquina Sands, see how we represent buyers, or Call Marc at (239) 287-5873.
Use the valuation form on this page or call Jesse direct at (239) 898-6072. The first conversation is confidential, carries no obligation and starts with your street or building and your form.
Coquina Sands sellers work directly with Jesse McGreevy and Marc Comisar, the #5 real estate team in Florida (RealTrends 2026), who read the county’s sales by form, the MLS rows by size, the buildings’ milestone positions and the City code before pricing a home here. Jesse leads listings and seller strategy; Marc leads negotiation and buyer representation.
McGreevy and Comisar have been Top 1% Real Estate Agents Nationally Since 2008. We tracked every qualified Coquina Sands sale in the county’s twelve-month file, every closed and active row of the October 29, 2026 MLS export and the pre-construction asks on Gulf Shore Boulevard North before writing this page.
If you are thinking, “I need someone to sell my house in Coquina Sands, Florida,” McGreevy and Comisar helps homeowners price, market, negotiate, and sell with a local strategy built for Estero, Bonita Springs, Naples, Fort Myers, Lee County, Collier County, and Babcock Ranch. Whether you are selling a single-family home on Banyan Boulevard, Mandarin Road, Crayton Road, Nautilus Road, Murex Drive, Orchid Drive, Coral Drive or Yucca Road, a condominium at The Whitehall, Surfside Club, Colonial Club, Eleven Hundred Gulfshore Club or Banyan Club, or a cooperative apartment at the Del Mar Club, Lago Mar or the Calusa Club, our team provides local market guidance, professional listing exposure, and a clear plan to help you sell confidently.
Jesse McGreevy lists homes across Naples, Bonita Springs and Estero, and builds a Coquina Sands price from your form’s recorded sales, your size tier’s closings and the listings competing with yours. Call Jesse direct at (239) 898-6072.
Marc Comisar represents buyers and sellers across Southwest Florida and handles the negotiation when you sell and buy at the same time. Call Marc at (239) 287-5873.
Coquina Sands is one of the City of Naples’ official planning neighborhoods, between the Gulf and US 41, north of Olde Naples and south of The Moorings, in ZIP 34102. For the plats, zoning, flood map, buildings, beach access at Lowdermilk Park and boating on Moorings Bay, read our Coquina Sands neighborhood guide, and read more about McGreevy and Comisar.
Every Coquina Sands figure on this page traces to a primary source below: the Collier County record, the Southwest Florida MLS, the City of Naples, federal and state agencies, and the statutes behind a seller’s duties. We cite no listing portal and no brokerage site other than our own.
These official documents bear most directly on selling a Coquina Sands home: the City’s milestone lists and flood guidance, the zoning that sets a lot’s building envelope, the state’s estoppel fee schedule and the statutes that set a seller’s duties for a condominium or cooperative. Each link opens the issuing authority’s own copy.
| Document | Issued by | What it tells a Coquina Sands seller | Link |
|---|---|---|---|
| Milestone Inspections by Year | City of Naples | Which corridor buildings were due in 2024 and 2029 | Open the City’s milestone lists |
| 50 percent rule and FEMA questions | City of Naples | How substantial improvement is calculated on an older house | Read the City’s 50 percent guidance |
| Section 58-150, maximum building area | Naples Code of Ordinances | The building envelope a buyer can put on your R1-15 lot | Read section 58-150 |
| Ordinance 98-8166 | City of Naples | The R3-15 Multifamily District, Coquina Sands, and its two-story cap | Open Ordinance 98-8166 |
| Flood map and determination search | FEMA Map Service Center | The flood zone and panel for your address | Search your address |
| Estoppel certificate fee schedule | Florida DBPR | The $299, $119 and $179 caps and the $184 condominium approval cap | Open the fee schedule |
| Section 718.503, condominium resale disclosure | Florida Legislature | The documents a condominium seller provides and the 7-day clause | Read section 718.503 |
| Section 719.503, cooperative resale disclosure | Florida Legislature | The documents a cooperative seller provides and the 7-day clause | Read section 719.503 |
| Section 689.302, flood disclosure | Florida Legislature | What a seller states about flooding before the contract | Read section 689.302 |
| FY 2026-27 millage resolution | Collier County | The county-wide rates inside the 8.9752 mill total | Open the millage resolution |
Each condominium’s and cooperative’s own declaration, bylaws, budget and reserve study are not published publicly; they come through the association or an estoppel on a pending sale, and we request them at listing.
Coquina Sands sellers can reach McGreevy and Comisar directly: Jesse for a listing and a valuation, Marc for a purchase. We are Top 1% Real Estate Agents Nationally Since 2008 and lead Domain Realty Group, and every conversation about a Coquina Sands home is confidential and carries no obligation.
Top 1% Real Estate Agents Nationally Since 2008
5 Star Award for Customer Satisfaction for 21 Straight Years. Only 5 out of 21k+ Licensees (Gulfshore Life Magazine)
#1 Team in Southwest Florida since 2012
McGreevy and Comisar and their Domain Realty Group team have sold over $2.5 Billion in Real Estate
McGreevy and Comisar alone have over $900 million in Sales
Nationally Recognized Top Producing Realtors
Platinum Sales Production Award Winners
Jesse McGreevy: (239) 898-6072 · [email protected]
Marc Comisar: (239) 287-5873
Office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134
Jesse McGreevy (license SL3101296) and Marc Comisar (license BK3060671) are licensed Florida real estate professionals regulated by the Florida Real Estate Commission (FREC) under Chapter 475, Florida Statutes.
Selling a Coquina Sands home? Get a free valuation through the valuation form, or Call Jesse direct at (239) 898-6072. Buying one? Call Marc at (239) 287-5873 or see how we represent buyers.
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about our team at DomainRealtyGroup.com. Read more about McGreevy and Comisar.
Market data from Southwest Florida MLS (Matrix), pulled October 29, 2026. Collier County recorded sales through October 16, 2026. Pre-construction prices are asking prices in that MLS export, never values. McGreevy and Comisar, sell your Coquina Sands home with Top 1% Real Estate Agents Nationally Since 2008. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.