Updated September 2026
Thinking of selling a home on Gordon Drive? McGreevy and Comisar, the Top 1% team and #1 in Southwest Florida since 2012, price it from the county roll, the Clerk's recorded deeds and every MLS closing on the street, then negotiate hard for you. Get your free valuation or call Jesse direct at (239) 898-6072.
Updated September 2026 · By Jesse McGreevy and Marc Comisar, Domain Realty
Gordon Drive is a 190-parcel City of Naples street from the 1100 block in Olde Naples to Gordon Pass, and its homes change hands rarely and at very different prices. A Gordon Drive price needs the county record, the Clerk’s deeds and every MLS closing. McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, build it first.
This page is written for the owner of any home or condominium addressed on Gordon Drive, ZIP 34102, the whole street and not only the beach. If yours is one of the Gulf-front estates on the west side, our Gordon Drive Gulf-front estates guide covers those 53 parcels in depth. If your home sits on a canal on the east side, the Port Royal neighborhood guide covers the plats, the docks and the club. Everything on this street lies inside the City of Naples, and everything below answers one question: how to sell a Gordon Drive home for the most money, with the fewest surprises, on a timeline you control. Call Jesse 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 lead the #1 Team in Southwest Florida since 2012. They personally run the pricing conversation, the marketing, the negotiation and the paperwork on every listing they take. If you are comparing listing agents across the whole city before you choose one, our comparison of the best real estate agents in Naples sets the teams side by side on the public record: reviews, licence history and published production. McGreevy and Comisar alone have over $900 million in sales, which makes them among the most experienced listing teams a Gordon Drive owner can hire.
Those are career numbers across Lee and Collier County. As the leaders of Domain Realty Group, our team has closed over $2.5 billion in real estate, and we have received the Gulfshore Life 5-Star award for 21 consecutive years. Learn more about the wider team at DomainRealtyGroup.com.
Domain Realty, our brokerage, closed 658 transaction sides in Naples in the 60 months to October 5, 2026, $521.5 million in volume counted by side, per the Southwest Florida MLS pulled that day. McGreevy and Comisar are the #5 real estate team in Florida in the 2026 RealTrends rankings. We bring the whole record. In the last 12 months we tracked 3 single-family closings and 1 condominium closing on the street, and we tracked every one of the 190 parcels on the county’s roll. We read all 190 Gordon Drive parcels on the Collier County Property Appraiser’s 2026 preliminary roll, the 87 single-family and condominium closings the Southwest Florida MLS recorded on the street in ten years, the recorded county transfers, the Clerk’s deeds on the Gulf front, FEMA’s flood map and the City of Naples code. Every figure below 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, access, inspections and the on-site management that lets an owner who lives elsewhere sell without flying down. Jesse McGreevy runs pricing, marketing, data and the coastal, flood and tax 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.
Most neighborhood listing plans start from a stack of recent sales next door. On Gordon Drive there is no stack: the Southwest Florida MLS recorded three single-family closings on the whole street in the last 12 months, and the largest trades of the last three years never appeared in it at all. Buyers here compare a beach lot, a canal home, an Olde Naples cottage and a condominium by the Gulf in one search, and each is a different product with a different record. A Gordon Drive price is built stretch by stretch, from evidence you can see.
Your Gordon Drive home sits in one of five stretches: the 1100s to 1400s in Olde Naples, the 1500 to 2099 blocks in Olde Naples and Aqualane Shores, Gordon Drive East, the 2100 to 4550 stretch beside and inside Port Royal, and the Gordon Pass end. Each has its own buyers, records and rules.
Data updated: September 2026 (Collier County Property Appraiser records, file dated 29 Aug 2026; Southwest Florida MLS, retrieved 29 Sep 2026)
Stretch of Gordon Drive | Parcels on the 2026 roll | Single-family homes | Median 2026 roll just value, homes | MLS single-family closings, 10 years |
|---|---|---|---|---|
1100s to 1400s, Olde Naples condominiums and homes | 37 | 11 | $4,310,709 | 1, median not shown |
1500 to 2099, Olde Naples and Aqualane Shores | 29 | 25 | $8,487,279 | 26, median $6,175,000 |
Gordon Drive East, the Aqualane Shores loop | 7 | 7 | $9,540,507 | 2, listed below |
2100 to 4550, in and beside Port Royal, Gulf side and bay side | 117 | 80 | $18,068,810 | 39, median $14,950,000 |
Whole street | 190 | 123 | $13,050,579 | 68 |
Sources: Collier County Property Appraiser 2026 preliminary roll, data files dated August 29, 2026 (just value is the county’s assessment, not a sale price; parcel counts group the street by house-number band); Southwest Florida MLS, Matrix, Residential, street name Gordon, ZIP 34102, closed September 29, 2016 to September 29, 2026, pulled September 29, 2026. The three MLS records of the April 2025 Sagamore Beach assemblage are one purchase and sit in the 2100 to 4550 row.
Every home, condominium and vacant lot with a site address on Gordon Drive in ZIP 34102 counts, 190 parcels in the county’s file, including the seven homes on Gordon Drive East. By use, the roll shows 123 single-family homes, 25 condominiums, 16 vacant residential lots, 9 parcels the county classes as miscellaneous residential, 9 submerged or waste parcels, 3 rights of way, 2 club or tourist parcels, 1 municipal parcel, 1 parking lot and 1 small multi-family building. The single-family homes are the sellers this page is mostly about, and the 25 condominiums get their own section below.
The north end of Gordon Drive is Olde Naples, the City’s original town, and its parcels are mostly condominiums: 25 of the 37 on the roll. The Southwest Florida MLS records 19 condominium closings on Gordon Drive in ten years, in two buildings called the Pierre Club and Kasota South, at a median of $729,000. The 11 single-family homes here have a median county just value of $4,310,709. Buyers of the condominiums are shopping Olde Naples and the beach; buyers of the homes are shopping cottages and lots a few blocks from Third Street South.
South of the condominiums, Gordon Drive runs through Olde Naples and into Aqualane Shores, and this stretch holds the street’s most active resale market: 26 single-family MLS closings in ten years at a median of $6,175,000, with 25 homes on the roll at a median just value of $8,487,279. It includes the small Gordon Drive Estates plat near the 2000 block, whose association is on the state’s corporate register, and the Gulf-side estates that the City maps as Aqualane Shores. Our Aqualane Shores neighborhood guide covers the plats and the canal grid to the east.
Gordon Drive East is a short loop of seven single-family homes inside Aqualane Shores, median county just value $9,540,507. The MLS recorded two closings on it in ten years, a 2017 sale at $4,350,000 and a 2020 sale at $8,725,000, and two more homes on the loop are on the market today. With two closings in ten years, no median means anything here; the price of a Gordon Drive East home comes from the homes around it and from the loop’s own record.
South of the 2100 block Gordon Drive runs beside and then into Port Royal, and this is where the street’s largest numbers live: 117 parcels, 80 homes at a median county just value of $18,068,810, 13 vacant residential lots, and 39 MLS closings in ten years at a median of $14,950,000. The west side is the Gulf-front estates, covered in depth by our Gordon Drive guide; the east side is Port Royal’s finger islands and canals. North of Port Royal’s line, three homes at 2170, 2200 and 2340 Gordon Drive sit inside the City’s Aqualane Shores outline even though the MLS files them under Port Royal, so we say north of Port Royal, in Aqualane Shores.
Gordon Drive ends at Gordon Pass, the federal channel between Naples Bay and the Gulf. The last blocks carry Port Royal’s Cutlass Cove Gulf lots, the estate at the Gordon Pass tip and the road’s turnaround, where a U.S. Geological Survey crew marked Hurricane Irma’s high-water line at 4.334 feet above the NAVD88 datum, about six inches above the ground (USGS high-water mark 24162). Buyers here are shopping the pass, the beach and the boating water beside it.
If you own on the Gulf side between 2370 and 4550, start with the Gordon Drive Gulf-front estates guide. If you own on a Port Royal canal, the Port Royal guide is your neighborhood page. If you own north of Jamaica Channel, the Aqualane Shores guide is yours, and Olde Naples owners can start with our Olde Naples page. Whichever page describes your address, this page explains how we sell it.
Gordon Drive comes down to eight facts a seller should know before pricing: how big the street is, how little of it trades, which price record to trust, what the county says, how the land and the house divide the value, what association applies, what flood and coastal rules follow the lot, and what selling costs.
Selling on Gordon Drive differs from selling in a neighborhood in five ways: one street holds five markets, the MLS record is thin, the biggest trades sit in the Clerk’s deeds, land is most of the value, and coastal, flood and association rules change stretch by stretch. A Gordon Drive price is built by stretch.
Data updated: September 2026 (Collier County Property Appraiser records, file dated 29 Aug 2026; Southwest Florida MLS, retrieved 29 Sep 2026; Collier County Clerk Official Records)
A neighborhood sells to one kind of buyer. Gordon Drive sells to five. A condominium buyer at the Pierre Club pays a median $729,000 over ten years; a buyer on the 1500 to 2099 blocks pays a median $6,175,000; a Port Royal stretch buyer pays a median $14,950,000; and a Gulf-front buyer pays prices that the MLS median cannot describe at all. A listing that treats Gordon Drive as one market prices one of them wrong.
The Southwest Florida MLS recorded 68 single-family closings on Gordon Drive in ten years, and only 3 in the last 12 months. Under 10 sales, a median is not a market, so for the last year we list the sales themselves below. Under 10 closings in a year is the normal condition of this street, and a seller who expects a month of comparable sales next door will not find them.
Several of the largest Gulf-front trades of the last three years never appeared as MLS closings. The Collier County Clerk’s deeds and the county’s own sales file fill the gap, and we read all three sources together. The Clerk-versus-MLS section below shows why an MLS-only report would say almost nothing sold on the Gulf front in a year when more than $127 million of Gulf-front land and houses changed hands on the public record.
On Collier County’s 2026 preliminary roll, as filed with the Florida Department of Revenue, land is about 73 percent of the aggregate just value of the 34 Gulf-front houses and 61 percent of the aggregate single-family just value on Port Royal’s plats (Gordon Drive guide; Port Royal guide; Florida’s copy of the roll). A buyer of an older house here is usually pricing the lot first, so a Gordon Drive listing is often a lot listing with a house on it.
The Gulf side is governed by R1-E or R1-15 zoning and the state’s Coastal Construction Control Line; Port Royal’s canal side by the R1-15A district and the association’s deed restrictions; the north end by ordinary City districts; and the Olde Naples condominiums by Chapter 718. A buyer’s lender, insurer and attorney each ask different questions on each stretch, and the listing has to answer the right ones.
The MLS files homes on Gordon Drive under development names such as Port Royal, Aqualane Shores, Olde Naples, Gordon Drive Estates and Gulf View Estates, and those labels are not boundaries. The April 2025 Sagamore Beach assemblage at 2170, 2200 and 2340 Gordon Drive is filed under Port Royal but sits inside the City’s Aqualane Shores outline, north of Port Royal. When a buyer’s agent quotes “Port Royal prices” from an MLS search, the query may include homes that are not on a Port Royal plat, and we correct the comparison in writing.
For a well-prepared home, Gordon Drive is a patient market rather than a fast one: three single-family closings in 12 months, five active single-family listings, and a median 91.3 percent of list at 12 months and 85.5 percent at 24 months. Few homes come up for sale here, so the next owner who sells should call us first.
Data updated: September 2026 (Southwest Florida MLS, closed sales and listings retrieved 29 Sep 2026; Collier County Property Appraiser records, file dated 29 Aug 2026)
Closed | Stretch | Bedrooms | Living area (sq ft) | Final list price | Sold price | Days on market |
|---|---|---|---|---|---|---|
July 2026 | 2100 to 4550, Port Royal file | 6 or more | 9,074 | $39,995,000 | $36,500,000 | 156 |
April 2026 | 1500 to 2099, Aqualane Shores | 6 or more | 8,984 | $24,995,000 | $20,925,000 | 123 |
November 2025 | 1500 to 2099, Olde Naples | 5 plus den | 6,770 | $19,950,000 | $19,000,000 | 988 |
Source: Southwest Florida MLS, Matrix, single-family closings September 29, 2025 to September 29, 2026 (n = 3), pulled September 29, 2026. With under 10 sales in the window, we list the sales instead of a median. The middle sale was $20,925,000, and the three closed at 91.3 percent of final list price at the median, with a median 156 days on market and $2,806 per square foot of living area.
Single-family closings, window ending September 29, 2026 | Closings | Median sale price | Low to high | Median sold over final list | Median days on market |
|---|---|---|---|---|---|
12 months | 3 | $20,925,000 | $19,000,000 to $36,500,000 | 91.3% | 156 |
24 months | 9 | $20,925,000 | $5,300,000 to $133,177,500 | 85.5% | 562 |
36 months | 12 | $19,250,000 | $5,300,000 to $133,177,500 | 88.8% | 562 |
60 months | 21 | $19,500,000 | $5,300,000 to $133,177,500 | 91.3% | 156 |
120 months | 68 | $10,225,000 | $2,500,000 to $133,177,500 | 94.6% | 204 |
Source: Southwest Florida MLS, Matrix, Residential, street name Gordon, ZIP 34102, single-family closings, pulled September 29, 2026. The 24, 36 and 60 month counts include the three MLS records of the April 2025 Sagamore Beach assemblage, which is one purchase, so read them as records, not buyers. The 120-month median reflects a decade in which prices rose sharply and the mix of homes changed.
The first window with at least 10 closings is 36 months, and that is the number we lead with: 12 single-family closings from September 29, 2023, median $19,250,000, median $2,723 per square foot of living area, median 88.8 percent of final list price. It is a street-wide figure that mixes a $5,300,000 house in the 1500 to 2099 blocks with the $133,177,500 Sagamore Beach estate, so it describes the street’s center of gravity and never your home’s price.
Year | Single-family closings | Median sale price |
|---|---|---|
2017 | 6 | $5,750,000 |
2018 | 8 | $7,475,000 |
2019 | 5 | $8,300,000 |
2020 | 12 | $6,550,000 |
2021 | 20 | $10,400,000 |
2022 | 4 | $22,995,000 |
2023 | 1 | $20,747,500 |
2024 | 3 | $12,400,000 |
2025 | 7 | $19,000,000 |
2026 to September 29 | 2 | $28,712,500 |
Source: Southwest Florida MLS, Matrix, single-family closings on Gordon Drive, pulled September 29, 2026. The year 2021 alone holds 20 of the 68 closings in ten years. Each year rests on few sales, so the table is a range, not a trend line.
The street’s 19 MLS condominium closings in ten years, all at the Pierre Club or Kasota South in Olde Naples, had a median of $729,000, a median 92.1 percent of final list price, a median $545 per square foot of living area and a median 112 days on market. In the last 12 months one condominium closed at $875,000; over 24 months two closed at a median $900,000; over 36 months three closed at a median $910,000; and over 60 months four closed at a median $917,500. A condominium seller should never be priced from a house median, and a house seller should never be priced from a condominium one.
Status, September 29, 2026 | Stretch | Bedrooms | Living area (sq ft) | List price | Days on market |
|---|---|---|---|---|---|
Active | 2100 to 4550, Port Royal file | 6 or more | 7,873 | $26,990,000 | 126 |
Active | Gordon Drive East | 5 plus den | 7,208 | $18,995,000 | 560 |
Active | Gordon Drive East | 5 plus den | 6,704 | $17,995,000 | 361 |
Active | 1500 to 2099 | 4 plus den | 6,131 | $8,550,000 | 1 |
Active | 1500 to 2099 | 3 plus den | 3,033 | $6,900,000 | 229 |
Pending | 1500 to 2099 | 6 or more | 7,349 | $17,950,000 | 229 |
Pending | 2100 to 4550 | 5 | 3,892 | $14,900,000 | 18 |
Source: Southwest Florida MLS, Matrix, active, pending and contingent single-family listings on Gordon Drive, retrieved September 29, 2026. One condominium is active at $899,000 and one is pending at $966,000, both two-bedroom units of 1,125 square feet.
Five active single-family listings against 7 separate purchases in 24 months (9 MLS records, counting the Sagamore Beach assemblage once), or 3.5 a year, is about 17 months of supply by our arithmetic. Three of the five active listings have been on the market 229 days or longer, and the newest, at $8,550,000, is one day old. A seller who lists at the wrong price here does not sit on a fast market that forgives it; the market waits, and the days on market accumulate.
Of the seven separate single-family purchases in the 24 months to September 29, 2026, counting the Sagamore Beach assemblage once, six closed between March and July, and the seventh in November. That is a small sample, and it is consistent with the season when Naples buyers are in town. A Gordon Drive listing that is fully documented before the season starts meets the largest pool of buyers.
Gordon Drive’s 21 single-family MLS closings since September 29, 2021 ran from $5,300,000 to $133,177,500, a median of $19,500,000, and totaled $597,062,500. Three closed under $10,000,000, eight between $10,000,000 and $20,000,000, four between $20,000,000 and $30,000,000 and six at $30,000,000 or more.
Data updated: September 2026 (Southwest Florida MLS, retrieved 29 Sep 2026; Collier County Property Appraiser records, file dated 29 Aug 2026)
Closed | Stretch and MLS label | Bedrooms | Living area (sq ft) | Final list price | Sold price | Days on market |
|---|---|---|---|---|---|---|
July 2026 | 2100 to 4550, Port Royal | 6 or more | 9,074 | $39,995,000 | $36,500,000 | 156 |
April 2026 | 1500 to 2099, Aqualane Shores | 6 or more | 8,984 | $24,995,000 | $20,925,000 | 123 |
November 2025 | 1500 to 2099, Olde Naples | 5 plus den | 6,770 | $19,950,000 | $19,000,000 | 988 |
June 2025 | 1500 to 2099, Aqualane Shores | 6 or more | 7,377 | $17,975,000 | $16,000,000 | 562 |
May 2025 | 1500 to 2099, Gordon Drive Estates | 3 plus den | 4,332 | $6,200,000 | $5,300,000 | 60 |
April 2025 | 2100 to 4550, Sagamore Beach, north of Port Royal | 6 or more | 8,846 | $175,000,000 | $133,177,500 | 781 |
April 2025 | 2100 to 4550, Sagamore Beach, north of Port Royal | not stated | 3,518 | $60,000,000 | $44,910,000 | 781 |
April 2025 | 2100 to 4550, Sagamore Beach, north of Port Royal | 5 plus den | 6,000 | $60,000,000 | $46,912,500 | 781 |
March 2025 | 1500 to 2099, Aqualane Shores | 6 or more | 7,695 | $19,500,000 | $18,500,000 | 30 |
April 2024 | 1500 to 2099, Aqualane Shores | 5 plus den | 7,385 | $21,995,000 | $19,500,000 | 743 |
March 2024 | 2100 to 4550, Port Royal | not stated | 2,733 | $10,900,000 | $9,850,000 | 258 |
February 2024 | 2100 to 4550, Port Royal | 5 plus den | 7,768 | $12,400,000 | $12,400,000 | not recorded |
May 2023 | 1500 to 2099, Aqualane Shores | 5 plus den | 7,384 | $20,995,000 | $20,747,500 | 38 |
November 2022 | 2100 to 4550, Port Royal | 3 | 2,500 | $16,000,000 | $16,000,000 | 0 |
November 2022 | 1500 to 2099, Aqualane Shores | 5 plus den | 5,734 | $16,000,000 | $16,000,000 | not recorded |
April 2022 | 2100 to 4550, Port Royal | 5 | 7,000 | $40,000,000 | $36,000,000 | 0 |
January 2022 | 1500 to 2099, Gordon Drive Estates | 4 | 5,393 | $29,990,000 | $29,990,000 | 881 |
December 2021 | 2100 to 4550, Port Royal | 4 plus den | 8,081 | $49,500,000 | $49,500,000 | 251 |
December 2021 | 2100 to 4550, Port Royal | 3 | 3,123 | $7,950,000 | $7,800,000 | 49 |
November 2021 | 2100 to 4550, Port Royal | 5 | 7,000 | $26,990,000 | $27,050,000 | 75 |
October 2021 | 2100 to 4550, Port Royal | 4 plus den | 4,934 | $13,490,000 | $11,000,000 | 59 |
Source: Southwest Florida MLS, Matrix, single-family closings September 29, 2021 to September 29, 2026 (n = 21 records), pulled September 29, 2026. The three April 2025 Sagamore Beach records are one assemblage, which the City’s outline places in Aqualane Shores. “Not recorded” marks an off-market sale added to the MLS after the fact, with no days on market. We print no house numbers beside prices in this table; the month, size and price are enough to find any sale in the public record.
Four of the 19 sales with market time recorded closed at or above final list price, eight sold within 100 days and seven took 500 days or more. The pattern is the pattern of a thin market: a well-priced home moves, and an over-priced one waits. Median $/sq ft over the 60 months was $2,810 across the street and $2,640 in the 1500 to 2099 blocks, but on the beach and canal stretches land drives the price, and price per square foot of living area is a poor yardstick there.
Repeat sales show what a Gordon Drive owner can gain. One Port Royal-stretch home closed in November 2021 at $27,050,000 and again in April 2022 at $36,000,000, about four months later. One home in the 1500 to 2099 blocks sold in April 2021 as a two-bedroom-plus-den house of 1,475 square feet at $6,500,000 and in April 2026 as a new house of 8,984 square feet at $20,925,000. Both are single records, not rates, and we never average them into anything.
Six of the 21 records closed at $30,000,000 or more: the three Sagamore Beach records, two Port Royal-stretch homes at $36,000,000 and $36,500,000, and one at $49,500,000. Those buyers were shopping a Gulf or bay estate, not a Gordon Drive home in the abstract, and a seller in the $5,000,000 to $10,000,000 range is competing with entirely different alternatives.
Few homes come up for sale on Gordon Drive, so the next owner who sells should call us first. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, and we price a Gordon Drive home stretch by stretch: from the MLS closings, the county’s qualified sales, the Clerk’s deeds and the flood and coastal rules on your lot. Selling? Request a free Gordon Drive home valuation, see the McGreevy and Comisar valuation form, or call Jesse direct at (239) 898-6072. Buying on Gordon Drive instead? Read our guide to buying a home on Gordon Drive, see how we represent buyers or call Marc at (239) 287-5873.
The MLS misses the biggest Gordon Drive sales because many of the largest Gulf-front trades are private, entity or multi-parcel deeds that never become listings. The Collier County Clerk recorded four Gulf-front deeds from 2023 to 2026 totaling $175.45 million, and none is an MLS closing, so the Clerk’s record leads the MLS here.
Data updated: September 2026 (Collier County Clerk Official Records, retrieved 29 Sep 2026; Southwest Florida MLS, retrieved 29 Sep 2026; Collier County Property Appraiser records, file dated 29 Aug 2026)
Every Florida deed pays documentary stamp tax at 70 cents per $100 of consideration under section 201.02, Florida Statutes, and the Clerk’s Official Records index carries the consideration for each deed. The Florida Department of Revenue then grades each sale with a qualification code, published in its transfer code list: code 01 is a qualified arm’s-length sale, code 37 means the property’s market exposure or the parties’ motivation was atypical, and code 99 means the review was still pending when the roll was drawn.
Recorded | Address | Price from doc stamps | Vacant or improved | Qualification on the roll |
|---|---|---|---|---|
April 2023 | 2490 Gordon Drive | $47,500,000 | Vacant | Outside the roll’s sale window |
February 2026 | 3600 Gordon Drive | $19,500,000 | Vacant | Code 01, qualified |
April 2026 | 3430 Gordon Drive | $50,950,000 | Improved | Code 37, not a qualified market sale |
June 2026 | 2790 Gordon Drive | $57,500,000 | Vacant | Not stated on this page; the qualification is not settled in the public record |
Source: Collier County Clerk Official Records, deed index and images, searched September 29, 2026, with qualification codes from Florida’s copy of the 2026 preliminary Collier roll, as published in our Gordon Drive Gulf-front guide. The lot at 3600 Gordon Drive also sold in November 2022 at $16,000,000, so the February 2026 deed is a repeat sale of the same vacant lot at 21.9 percent more in about 39 months. The three 2026 deeds total $127.95 million.
A code 37 transfer is a recorded price that the state does not accept as a qualified market sale, and a code 99 is a decision still pending. A page, an appraiser or a buyer’s agent that calls either a comparable is overstating the record. We show the recorded consideration as public record and never call it a market comp, because a Gulf-front buyer’s appraiser will not.
Window to the file date, August 29, 2026 | Qualified county sales, single-family and vacant lots | Median | Qualified county sales, condominiums | Median |
|---|---|---|---|---|
12 months | 4 | $20,212,500 | 1 | $875,000 |
24 months | 7 | $19,000,000 | 2 | $900,000 |
36 months | 8 | $19,250,000 | 3 | $910,000 |
60 months | 17 | $19,500,000 | 4 | $917,500 |
Source: Collier County Property Appraiser records, qualified sales of $100,000 or more, data files dated August 29, 2026; sales recorded after that date are not in the file. County counts and MLS counts differ because the county counts vacant lots and only qualified deeds, while the MLS counts every closed listing, and the two agree closely on the medians.
Over 60 months the county file also shows 20 recorded transfers of $1,000,000 or more that are not marked qualified, and many of the large Gulf-front trades are among them, coded as multi-parcel, entity or related-party deeds. One recorded transfer of $86,000,000 in June 2026, on a single-family parcel in the 2100 to 4550 stretch, is in that group and is not an MLS closing. The July 2026 MLS closing at $36,500,000 is also recorded by the county at the same amount but not marked qualified. Because those transfers are not qualified, the county’s qualified count is a floor.
In April 2025 three adjoining Gulf-front estates at 2170, 2200 and 2340 Gordon Drive closed together for $225 million combined, per the Southwest Florida MLS and the county’s recorded transfers. They sit inside the City’s Aqualane Shores outline, north of Port Royal, and they closed together as one assemblage, so we count them as one purchase. Our news post from April 2025 covered that transaction as it was reported at the time.
We price from all three records at once: the MLS for days on market and sale-to-list, the county for qualified sales and roll values, and the Clerk for the private trades. A report that reads only the MLS would tell you almost nothing sold on the Gulf front in a year when the Clerk recorded $127.95 million of deeds there, and a buyer who reads the Clerk knows it.
Collier County’s 2026 preliminary roll values Gordon Drive’s 123 single-family homes at a median $13,050,579, from $2,506,997 to $113,011,794, on a median 0.53-acre lot with a median 2012 year built. Just value is the county’s assessment, not a sale price, but it is the only record that describes every home on the street.
Data updated: September 2026 (Collier County Property Appraiser 2026 preliminary roll, data files dated 29 Aug 2026)
2026 preliminary roll, Gordon Drive single-family homes (n = 123) | Value |
|---|---|
Total just value | $2,401,520,335 |
Median just value | $13,050,579 |
Lowest and highest just value | $2,506,997 and $113,011,794 |
Median 2026 preliminary total tax | $95,539 |
Lowest and highest total tax | $5,037 and $1,017,965 |
Median lot size | 0.53 acre (low 0.19, high 9.38) |
Median year built, newest building on the parcel | 2012 (oldest 1920, newest 2025) |
Built 2015 or later | 57 of 122 |
Median county base area | 3,744 sq ft |
Homestead exemption on the roll | 55 of 123 |
Source: Collier County Property Appraiser 2026 preliminary roll and sales file, data files dated August 29, 2026, single-family parcels with a Gordon Drive site address in ZIP 34102. County base area is the county’s measure of area under roof, not the MLS living area a listing reports, and the two are never compared on this page. These are 2026 preliminary roll figures; the November 2026 tax bill is the final record.
Stretch | Single-family homes | Median 2026 just value |
|---|---|---|
1100s to 1400s | 11 | $4,310,709 |
1500 to 2099 | 25 | $8,487,279 |
Gordon Drive East | 7 | $9,540,507 |
2100 to 4550 | 80 | $18,068,810 |
The spread is the point. A median just value four times larger in the Port Royal stretch than at the north end means the same street holds homes that no single number can price. A seller’s own stretch is the only median that means anything for a listing.
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. The roll median for the 2100 to 4550 stretch is $18,068,810, while the MLS median for 39 closings over ten years there is $14,950,000, and the two describe different sets of homes over different years. We use the roll to describe the lots that did not sell, and the closings to price the ones that do.
The median Gordon Drive home sits on 0.53 acre, and the range runs from 0.19 to 9.38 acres. Lot size is a price variable on Gordon Drive in a way it rarely is in a house-and-yard neighborhood, because a buyer who plans to rebuild prices the land and the building area the zoning allows on it.
The median year built is 2012, but the oldest building dates to 1920, and 57 of 122 homes were built in 2015 or later. That is a street in steady replacement. A seller of an older home is often selling to a builder or to a client with an architect, and a seller of a new home is selling against the newest houses on the market.
The roll does not record bedrooms, bathrooms, elevation certificates, seawall condition, coastal permits or whether a house is furnished. A buyer tours to find those, and the listing states what your home actually has, from your own knowledge and the documents, and nothing more.
We price a Gordon Drive home from the stretch it sits on first, then the land, the house, the flood and coastal file and the sales that match. With three single-family closings in 12 months, the price is built from a widened, stated window, never a neighborhood median, and every adjustment is written down.
Data updated: September 2026 (Southwest Florida MLS, retrieved 29 Sep 2026; Collier County Property Appraiser records, file dated 29 Aug 2026; Collier County Clerk Official Records)
The first pricing question is which of Gordon Drive’s markets your home belongs to: an Olde Naples condominium, a home in the 1500 to 2099 blocks, a Gordon Drive East home, a Port Royal canal home, or a Gulf-front estate. Each has its own buyers and its own record, and the MLS labels do not always match the ground. We confirm your stretch from the plat, the zoning map and the City’s neighborhood outline before we look at a single comparable.
On the Gulf side we price the lot as land and then ask what the house adds. Where a deed states Gulf frontage we price by the front foot: the June 2026 deed for 2790 Gordon Drive describes about 170 feet on Gordon Drive and about 170 feet on the mean high water line, so $57,500,000 divided by 170 feet is about $338,000 per Gulf front foot, per our Gordon Drive Gulf-front guide. That is one vacant lot, not a market rate, and we treat it as a data point that shows what the top of the record looks like.
On Port Royal’s canals a home’s price is the lot’s frontage class plus the house on it. Our Port Royal guide reports that interior basin homes sold at a median $19,950,000 and open Naples Bay homes at $21,750,000 in the 12 months to September 24, 2026, while lake-lot and dry-lot homes sold at a third of that or less, per the Port Royal guide. The frontage class is the first line of a canal-side pricing conversation, well before square footage.
North of Port Royal the buyer is often choosing between a renovated home, a teardown lot and a newly built house within a few blocks. In the 1500 to 2099 blocks, 9 single-family closings in 60 months had a median $19,000,000 and ranged from $5,300,000 to $29,990,000, and the active listings in this stretch, Gordon Drive East included, ask $18,995,000, $17,995,000, $8,550,000 and $6,900,000, with one more home pending at $17,950,000. We price a home here from those sales and from what was rebuilt versus renovated, and we say which it is in the listing.
An Olde Naples condominium is priced from its own building’s closings. The Pierre Club’s 16 closings in ten years had a median $687,500 and Kasota South’s 3 had a median $750,000, so we price a unit from the closest matching floor plan and living area in the same building, not from a house median.
In a market with three closings in a year, the honest way to price is to widen the window, name it and list the sales. The headline window here is 36 months, 12 closings, median $19,250,000 and 88.8 percent of final list price, and the 12-month window is a list of three sales. What matters more than the median is where your home sits inside the spread of $5,300,000 to $133,177,500, and that is decided by frontage, lot, house, flood and permits.
The gap between list and sale price on Gordon Drive can be wide. The street’s median sold-over-list ratio was 91.3 percent over 12 months, 85.5 percent over 24 months, 88.8 percent over 36 months and 91.3 percent over 60 months, and days on market ran from a median 156 to a median 562 depending on the window. A price set above the evidence gives an appraiser and a buyer’s agent something to negotiate against, and in a market with few buyers it also keeps you on the shelf while the days accumulate.
Five single-family listings are active on Gordon Drive today, at $6,900,000 to $26,990,000, and three of them have been listed 229 days or longer. An asking price is a hope; a closing is a fact. We use the listings to show a buyer what the alternatives cost and how long they have waited, and we never use one to set your number.
An automated estimate needs recent comparable sales, and on Gordon Drive it has almost none: three single-family closings in 12 months, priced from $19,000,000 to $36,500,000, and a street that spans $2,506,997 to $113,011,794 on the county roll. An estimate at these prices describes someone else’s property. We price from evidence that actually concerns your home, and write down every step.
On the beach and canal stretches of Gordon Drive the lot is usually worth more than the house: land is about 73 percent of the value of the 34 Gulf-front houses on the county roll and 61 percent of Port Royal’s plat homes. A buyer of an older house is often pricing the lot, not the house.
Data updated: September 2026 (Collier County Property Appraiser 2026 preliminary roll via Florida DOR; Collier County Clerk Official Records; Southwest Florida MLS, retrieved 29 Sep 2026)
On Collier County’s 2026 preliminary roll, as filed with the Florida Department of Revenue, land is about 73 percent of the aggregate just value of the Gulf-front houses and about 81 percent on the median Gulf-front house, and 61 percent of aggregate single-family just value on Port Royal’s plats (Florida’s copy of the roll). Just value is not a sale price, but when land is most of it, the lot decides the listing.
The Clerk recorded vacant Gulf-front lots at $19,500,000 (3600 Gordon Drive, February 2026), $47,500,000 (2490 Gordon Drive, April 2023) and $57,500,000 (2790 Gordon Drive, June 2026). Those are lots. The 1500 to 2099 blocks give the other kind of evidence: one lot sold as an older house at $6,500,000 in April 2021 and as a new house at $20,925,000 in April 2026, a five-year move that includes a rebuild.
The teardown pattern is documented on the Gulf front. 2500 Gordon Drive, sold in June 2018 for $48.8 million, was a “barren construction site” by November, as the Naples Daily News reported; 2440 Gordon Drive sold for $22.5 million in January 2019 and was demolished that March, per the Naples Daily News. The roll now shows 2022 and 2023 houses on those two lots. A seller of an older house can expect the buyer across the table to be a builder.
The Clerk’s three most recent vacant-lot deeds ran about $34.9 million per acre at 2490 Gordon Drive in April 2023, $29.1 million at 3600 Gordon Drive in February 2026 and $53.7 million at 2790 Gordon Drive in June 2026. Per-acre figures on the Gulf are distorted by how deep a lot’s sand runs, so we treat them as a range and not a rule, and frontage is the better unit where the deed states it.
For a newer house built to current flood and coastal rules, pricing as a finished estate makes sense. For an older house we show buyers both the house and the lot, with the zoning, the coastal line and the permits a rebuild would need. The choice is not ours or yours alone; it is the buyer’s, and our job is to make either answer easy for the buyer to reach.
A lot that carries an approved plan, a state coastal permit or a permitted seawall is worth more to a builder than one that must start from nothing, because the buyer skips months and risk. Ask us early whether your lot has permits worth marketing; the state’s coastal permit file is public, and the City’s records show what it has approved.
A Gordon Drive lot’s building rights depend on its stretch: most Gulf-front lots are zoned R1-E or R1-15 and need a state coastal permit and a City coastal permit seaward of the Coastal Construction Control Line, while Port Royal plat lots are zoned R1-15A. What a buyer can build is a large part of what your lot is worth.
Data updated: September 2026 (City of Naples zoning layer and Code, queried 29 Sep 2026; Florida Statutes; Florida Department of Environmental Protection permit file, September 2026)
The City of Naples’ zoning map places 40 of the 53 Gulf-front parcels in R1-15 and 11 in R1-E, the City’s “beach estate district”; Port Royal’s plat homes are all in R1-15A, the district written for Port Royal alone; and Aqualane Shores’ canal grid is mostly R1-10, per our Port Royal and Aqualane Shores guides. Your parcel’s district is on the City’s map, and we confirm it before we price a lot.
Standard | R1-E | R1-15 | R1-15A (Port Royal plats) |
|---|---|---|---|
Minimum lot area | 67,500 sq ft | 15,000 sq ft | one platted lot |
Minimum lot width | 150 ft | 100 ft | 100 ft |
Front yard | 50 ft | 40 ft | 40 ft |
Rear yard | 35 ft | 30 ft | 30 ft from mean high water or the platted waterfront line |
Maximum height | 35 ft | 30 ft | 30 ft plus 5 ft of architectural embellishment |
Building area beyond 100,000 sq ft of lot | 10% | 10% | 2% |
Seawalls and docks under Port Royal’s rules | do not apply | do not apply | apply |
Sources: City of Naples Code, R1-E, Secs. 58-81 to 58-90, R1-15, Secs. 58-141 to 58-150 and R1-15A, Secs. 58-111 to 58-124. In every district, height is measured from the highest of the flood-code lowest floor, the state’s coastal requirement plus 18 inches, the road crown plus 18 inches, or natural grade.
The Coastal Construction Control Line for Collier County has been in force since June 29, 1989, under Rule 62B-26.022. Seaward of it, section 161.053, Florida Statutes bars any structure, excavation or ground alteration without a Florida Department of Environmental Protection permit, DEP may not permit a major structure that its erosion projections put seaward of the seasonal high-water line within 30 years, and rebuilding after damage cannot expand the original structure seaward. Those rules shape what a buyer can rebuild, and therefore what your lot sells for.
City Code Sec. 52-33, in Chapter 52, requires a City coastal construction setback permit for new construction, fill, shore-protection repair and other work seaward of the line. The City accepts a copy of the DEP application, adjacent neighbors have 14 days to comment on an expansion, and permits expire three years after issuance. A buyer who inherits a lot with both permits in hand saves a year of process, and we list that in the marketing.
DEP’s permit file shows 52 coastal permit actions on the Gulf-front addresses from January 2020 to September 24, 2026, and 25 of them are armoring actions, including one joint seawall permit for 3630 to 3888 Gordon Drive issued August 14, 2026. A buyer’s first questions on a Gulf-front lot are what armoring it has, under which permit, and who maintains the shared sections, so we assemble that file before you list.
City Code Sec. 52-61 governs lighting within 300 feet of mean high water or visible from the beach: new construction may have no floodlights, fixtures must be low-intensity and shielded, and beach-visible windows must have glass with light transmittance of 45 percent or less. Existing homes must turn off or shield beach-visible lights from 9:00 p.m. to sunrise from May 1 to October 31. A buyer’s builder will ask, and a compliant home is an easier sale.
Under the City’s flood code, a substantial improvement, work costing 50 percent or more of the structure’s market value, requires the whole house to meet current flood standards, and the test is measured against the structure, not the land (City flood mitigation guidelines). A 2025 state law, SB 180, bars cumulative look-back rules. On an older house where the land carries most of the value, a large renovation can become a full flood-compliant rebuild, which is one more reason buyers of older homes price the lot.
On a Port Royal plat lot a buyer who builds passes through two approvals: the City’s permit under R1-15A and the property owners association’s architectural review under the deed restrictions. The association’s fee schedule sets $15,000 plus $1.20 per square foot over 5,000 square feet for new construction or a remodel over 40 percent, per the Port Royal guide. Those costs are part of a buyer’s budget, and we disclose them in the listing so the buyer prices the lot correctly.
The R1-E 67,500-square-foot minimum means those lots cannot be split below that size without a variance, and R1-15A lets owners split and recombine platted lots as long as each result is a full platted lot. If your Gordon Drive property spans more than one parcel, how it is platted and taxed decides whether the second parcel can sell separately, so we confirm that from the record before we choose how to list it.
Flood and insurance follow the lot on Gordon Drive: 52 of the 53 Gulf-front parcels have land in FEMA’s coastal high hazard Zone VE, while Port Royal’s canal side and the north-end interior are mostly Zone AE. A buyer’s lender and insurer will ask about it first, so the elevation certificate is part of the listing.
Data updated: September 2026 (FEMA National Flood Hazard Layer, FIRM effective 8 Feb 2024; OpenFEMA; National Hurricane Center reports; retrieved September 2026)
On FEMA’s 2024 flood map, 52 of the 53 Gulf-front parcels have part of their land in Zone VE, with base flood elevations of 11 to 13 feet NAVD88 at 24 parcel points, all on panel 12021C0581J; at each parcel’s own point the Gulf front counts 24 in VE 11 to 13, 19 in AE 8 to 10, 2 in AO and 8 in X, and a house can sit in AE or X while its beach is in VE. The VE share of a lot runs from about 18 percent at the north end to 85 percent on some Beach Estates lots.
In Port Royal’s outline about three in four parcels are in a special flood hazard area, mostly Zone AE at 8 feet, and 175 of the 739 parcels sit in shaded Zone X, per our Port Royal guide. Gordon Drive’s own 99 parcels inside that outline split into 26 at AE 8, 32 at AE 9, 13 at AE 10, 18 in VE 11 to 13, 2 in AO and 8 in X. The bay side is not always the low-risk side, and the elevation certificate is the record that settles it.
In Aqualane Shores the interior grid, including Gordon Drive, is mostly AE 8, the canal blocks on the east side are often AE 9, and Zone VE touches only the Gulf-front lots, per our Aqualane Shores guide. A buyer choosing between an east-side canal lot and an interior lot should not assume the interior one carries the higher flood elevation; on this map it is usually the other way round.
The City of Naples is NFIP community 125130 and a Community Rating System Class 5 community, which the City describes as “up to a 25% Discount” on its flood insurance page. The City’s design flood elevation is the base flood elevation plus one foot. A home built or raised to that standard rates very differently from an original house near grade, and a seller with a recent elevation certificate has an advantage.
A U.S. Geological Survey crew marked Irma’s mud line at the end of Gordon Drive at 4.334 feet NAVD88, about six inches above the ground. The National Hurricane Center’s report on Ian says “Maximum inundation of 6 to 9 ft AGL occurred in Naples,” and three days after Ian parts of Gordon Drive “were still blocked” with piles of sand, per the Naples Daily News. Helene’s inundation from south of Bonita Beach to Naples was 2 to 4 feet and Milton’s 3 to 5 feet, per the Helene and Milton reports. No public record measures water inside individual Gordon Drive houses.
The Census block group that contains all 53 Gulf-front parcels, and is mostly Port Royal, recorded 301 NFIP claims totaling $25.9 million from Ian, 29 from Milton totaling $2.3 million and 2 from Helene totaling $0.4 million, per OpenFEMA’s claims data. Those are block-group figures, not Gordon Drive claims, and buyers will ask about your home’s own history, which you must disclose accurately.
Section 627.351, Florida Statutes makes a structure with a dwelling replacement cost of $700,000 or more ineligible for Citizens coverage, and it bars Citizens from covering a major structure newly built or expanded by more than 25 percent under a permit applied for after July 1, 2015, if it is seaward of the coastal construction control line. Nearly every Gordon Drive home costs more than $700,000 to rebuild, so buyers here insure in the private market.
The National Flood Insurance Program covers a home’s building up to $250,000 and contents up to $100,000, per FEMA. Under Risk Rating 2.0, most renewals rise at most 18 percent a year, and FEMA states that a seller’s policy can be assigned to a buyer. For a Gordon Drive home the federal policy is the first layer; excess or private flood coverage is the real decision, and no public record gives a typical premium, so we print none.
A buyer’s insurer, lender and attorney ask for the same short list, and a seller who has it ready shortens the contract period: the elevation certificate; the most recent wind mitigation form, OIR-B1-1802; the flood, wind and excess-flood declarations pages; and, on the Gulf side, the survey showing the coastal line, the DEP and City permits and any seawall permits. We ask for them the day you decide to list.
A buyer who can afford Gordon Drive can usually afford a Port Royal canal street too, so your home is priced against both. Gordon Drive offers the Gulf beach, larger lots on the older plats and no mandatory homeowners association on most of the street. Port Royal offers protected water, a dock and a single zoning district.
Data updated: September 2026 (Southwest Florida MLS, retrieved 29 Sep 2026; Collier County Property Appraiser records, file dated 29 Aug 2026; Port Royal figures from our published Port Royal guide)
The table sets the whole of Gordon Drive against the Port Royal canal streets that a Gordon Drive buyer also tours. Port Royal figures are the ones we publish in our Port Royal guide; the Gordon Drive Gulf-front column follows our Gordon Drive Gulf-front guide.
Yardstick | A Gordon Drive address | A Port Royal canal street |
|---|---|---|
Where | The whole street, from the 1100 block to Gordon Pass, 190 parcels; Gulf side on the west, Port Royal canal side on the east | The finger islands and canals east of Gordon Drive, inside the City’s Port Royal outline |
Water | Gulf beach on the west side of the Gulf-front stretch; canal water on the east side; no dock on the Gulf front | Of 599 houses, 506 front a canal basin, Naples Bay, the Gulf or Gordon Pass; 32 face a lake where docks are not allowed; 61 are dry lots |
Zoning | R1-E, R1-15 and R1-15A, depending on the stretch | R1-15A |
Association | None mandatory on most of the street; the Port Royal Property Owners Association’s voluntary, non-voting Associate class, $735 a year, on the Gulf-front west side from 2100 Gordon Drive south | The association’s voluntary, voting membership, $835 a year |
Port Royal Club | Eligibility for the Gulf-front lots is not published; the club is the only source | Open to eligible Port Royal properties |
Shoreline | Gulf beach on the state’s critically eroded list; armoring permitted by the state | Mostly riprap rather than seawall; piers may reach 25 feet past the riprap since November 2025 |
Flood | Zone VE on the beach and dune; the canal side mostly AE | About three in four parcels in a special flood hazard area, mostly AE 8 |
Coastal permits | State and City, seaward of the coastal line on the Gulf side | Only on the Cutlass Cove Gulf lots |
Single-family closings, last 12 months | 3 on the whole street, median $20,925,000 | 30, median $17,687,500 |
Median sale price as a share of final list price | 91.3 percent over 12 months, 88.8 percent over 36 months | 91.65 percent over 12 months |
Median days on market | 156 over 12 months (3 sales); 562 over 36 months (12 sales) | 123 over 12 months |
Sources: this page’s sections above; the Southwest Florida MLS; the Port Royal figures from our Port Royal guide; the association’s published Bylaws and membership page as summarized in our guides.
The east side of Gordon Drive from the 2370 block south lies inside the City’s Port Royal outline, mostly canal-side housing, so a seller there is on both lists at once: the address says Gordon Drive and the plat says Port Royal. That home is priced as a Port Royal canal house, against the 30 closings above, and the Gordon Drive label is a convenience of the postal address. A seller on the west side of the same stretch is priced as a Gulf-front property, against the Gulf-front record in this page.
A buyer who chooses the Gulf side is paying for a beach at the back door and, on most of the Gulf-front lots, for land that is large by Naples standards. The same buyer accepts Zone VE, a state permit for construction seaward of the coastal line, a beach that is on the critically eroded list and an insurance program that is quoted house by house. We sell that trade openly: the buyer who wants it will pay for it, and the buyer who does not will not be persuaded by adjectives.
A buyer who chooses a Port Royal canal street is paying for a dock, protected water and a short run to Gordon Pass, inside a single zoning district and under an association that is voluntary but has voting members. The same buyer accepts riprap edges, flood zones that are mostly AE and a lot that, by the district’s rules, will not get a new seawall in most cases. If your home is on the canal side, your listing should sell those things by name.
A buyer who is choosing between the two is weighing one question, whether the beach or the boat matters more, and two dozen smaller ones that follow from it: the flood zone, the permit path, the club, the lot size and the insurance quote. Every one of those has a documented answer on one side and a different documented answer on the other. We put the answer to each next to your listing before the buyer asks.
Your listing has to say which of those buyers it is written for, and your price has to be set against the right set of closings. A Gulf-front home priced against Port Royal canal sales will sit; a canal house priced against a Gulf-front deed will sit longer. The valuation we prepare names the comparison set for your stretch first and prices second. If your home is across Naples Bay in Royal Harbor rather than on this street, our Royal Harbor seller guide applies the same method to that neighborhood.
We market a Gordon Drive home to the buyer its stretch attracts: Gulf-front estates to buyers who also tour Port Royal, canal-side houses to boaters, north-end lots and cottages to Olde Naples buyers, and condominiums to buyers who want the address without a lot. Exposure is chosen by your goal, a public MLS listing or a quiet start.
Data updated: September 2026 (Southwest Florida MLS, retrieved 29 Sep 2026; Collier County Property Appraiser records, file dated 29 Aug 2026; Collier County Clerk Official Records)
Buyers are defined by what they want, not by who they are. On the Gulf side they want a beach and a large lot. On the canal side they want a dock and protected water. At the north end they want Olde Naples within a short drive and often a lot to rebuild on. At the Pierre Club and Kasota South they want a condominium address in the oldest part of the street. The listing has to answer one of those buyers in plain terms and not try to be all four.
Gordon Drive runs from the Olde Naples end of the street to Gordon Pass and passes the Gulf beach on one side and the Port Royal canals on the other. We lead with the feature your stretch actually has, the beach, the canal water, the lot size or the address, then with the verified record behind it: zoning, flood zone, coastal line position and the county’s land value. A buyer who sees the file in the first email treats the listing as serious.
The public record shows a Gordon Drive parcel’s year built, living area, lot size, zoning and values, but not every feature a buyer will ask about. We walk the property with you and write the description from what is there and what the survey, the permits and the plans confirm. An accurate listing is the one that survives inspection, and on an older Gulf-front or canal house it is also the one that survives the buyer’s insurance underwriter.
We photograph a Gordon Drive home for what a buyer will live with: the rooms, the light, the outdoor space and the water. On the Gulf side, aerial images place the house against the beach, the neighbors and the dune line; on the canal side they show the basin, the dock and the run to the pass; at the north end they show the lot and its distance to the beach and to Fifth Avenue South. We do not show a feature that belongs to a neighbor, or a view a permit would not allow to be built.
Your listing goes on the Southwest Florida MLS and the brokerage sites that syndicate from it, to our own buyer and agent database, and to agents who work the Naples waterfront. Because the MLS files homes along Gordon Drive under several development names, and some of those labels are wider than the street, we make sure your listing reads clearly as a home on Gordon Drive and names its stretch, so it is found by the buyer searching for the street and not lost among houses that are not on it.
Gordon Drive is a City street, not a gated drive, so a buyer’s agent drives to the house. That makes access simple and privacy harder. We confirm the buyer’s pre-approval or proof of funds before a showing, schedule showings around your calendar, and Marc manages access for owners who are not in Naples.
Here the trade-off is real and it is not the same as in a neighborhood of a hundred sales a year. The four Gulf-front deeds the Clerk recorded from 2023 to 2026 never appeared as MLS closings, and in the MLS the whole street recorded only 3 single-family closings in the last 12 months. A public listing on a thin street can set the price; a quiet approach can find the one buyer who wants your lot. We recommend a quiet start only when it serves your goal, and we say what it costs before you choose.
When a seller wants discretion, we approach qualified buyers and agents privately, with a written valuation and the property file, for a defined period. If the right buyer has not appeared by then, the listing goes to the MLS with the private conversations already behind it. Some sales that begin privately are recorded in the MLS afterwards as off-market sales. Confidential conversations are welcome at (239) 898-6072.
A vacant Gordon Drive lot, or a lot with approved plans and permits, is marketed on the file: survey, zoning district, the coastal line position and the flood elevation the City requires. A buyer who can read a permit is buying a schedule as well as a site, and the permit path is often what a buyer is willing to pay for. Our section on what a buyer can build on your lot sets out the rules we would quote.
A Gordon Drive condominium is marketed on the documents, the building and the address. The association’s rules on showings, signs and open houses govern how we show a unit, and the estoppel and governing documents are ordered before launch so the buyer’s review period starts on time. With 19 condominium closings in ten years and a median of $729,000, these are the street’s most liquid homes, and they are priced against each other, not against houses.
Where an open house or a sign is permitted and useful, we use it; where the association or the property makes it unwise, a private showing schedule does the same work with fewer visitors. On the estate stretches, we favor private showings by appointment with a qualified buyer.
We negotiate a Gordon Drive sale at the partner level, with the street’s record, the county’s roll, the flood and coastal file and the buyer’s insurance questions answered before the offer arrives. On a street with 3 single-family closings in the last 12 months, the negotiation is about evidence, and whoever explains the thin record best usually sets the price.
Data updated: September 2026 (Southwest Florida MLS, retrieved 29 Sep 2026; Collier County Property Appraiser records, file dated 29 Aug 2026)
Jesse or Marc negotiates every offer personally. On a street with few comparable sales, the buyer’s agent will test the price with whichever comparable suits the buyer. The answer has to come from someone who knows the whole record, in writing, the same day.
The most common opening move is to point to how little has sold. A buyer’s agent will say that three closings in twelve months is not a market and that the price should follow the slowest sale. We answer with the widening window: 12 closings in 36 months at a median of $19,250,000, 21 in 60 months at $19,500,000, and the recorded Gulf-front deeds the MLS never saw. Thin records support a careful price; they do not support a low one.
The median single-family closing on the street recorded 91.3 percent of its final list price over 12 months and 85.5 percent over 24 months. A buyer’s agent will offer the lower figure and ask why not. The 24-month figure covers 9 closings with a median of 562 days on market, and the Clerk’s deeds show the largest trades happening outside the MLS, not by list-price discount. We read the window that matches your stretch and your product, not the widest number that helps the buyer.
A buyer who has toured Port Royal will bring its 30 closings and its median of $17,687,500 to your negotiation. We answer with what separates your home from those: the beach, the lot, the zoning district, the flood zone or the dock, whichever applies. Where your home is a canal house on the east side of Gordon Drive, Port Royal is your comparable and we say so, because a buyer’s agent will find that out anyway.
The county’s just value is not a price, and a buyer’s agent may use a low roll value to argue down an offer or a high one to argue up. The roll is a mass-appraisal assessment, and our section on the county’s values shows how far it sits from the closings. We bring both numbers to the table and explain the gap before the other side does.
A buyer who gets an insurance quote late in a contract and finds it higher than expected will try to renegotiate. On the Gulf front, where coverage often means a private program, and on any older home, we ask early for a wind-mitigation report, the elevation certificate and the roof and electrical history, so serious buyers can quote before they sign. Our flood and insurance section explains the Citizens and federal flood limits a buyer will meet.
A buyer of a Gulf-front lot will ask where the coastal line crosses the property, what the state and City permits allow and whether any permit is pending or expired. We answer with the recorded coastal line, the survey and the permit file, and we do not guess at what a permit “probably” allows. A written answer to those three questions removes the most common reason for a Gulf-side buyer to ask for a lower price.
Much of the street’s housing stock is older, and the City’s 50 percent rule affects what a buyer can do with an older home. Inspection findings on an older house are usually about condition and remaining life, not defects the seller hid. We prepare the seller’s own inspection where it helps, so the findings are known before the offer and the negotiation is about price, not surprise.
A buyer relocating for the season, a seller waiting on a new home and a condominium estoppel each set a different clock. We build the contract timeline around your move, including the estoppel on a Gordon Drive condominium, so the closing date the contract states is one the paperwork can meet.
Selling a home on Gordon Drive costs the negotiated commission, Florida documentary stamp tax at $0.70 per $100 of price, which is $7,000 for every $1,000,000, a property tax proration credited to the buyer, and small items such as the municipal lien search. In Collier County the buyer customarily pays for the owner’s title insurance.
Data updated: September 2026 (Florida Statutes 201.02 and 718.116; DBPR estoppel certificate fee schedule; Collier County Property Appraiser records, file dated 29 Aug 2026; Southwest Florida MLS, retrieved 29 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; the Florida Department of Revenue publishes the method. On this street the tax runs from a few thousand dollars on a condominium to several hundred thousand on the largest deeds.
Price | Where the price comes from | Documentary stamp tax |
|---|---|---|
$729,000 | Median of 19 condominium closings in 10 years | $5,103 |
$6,175,000 | Median of the 1500 to 2099 stretch, 26 closings in 10 years | $43,225 |
$10,225,000 | Median of all 68 single-family closings in 10 years | $71,575 |
$14,950,000 | Median of the 2100 to 4550 stretch, 39 closings in 10 years | $104,650 |
$19,250,000 | Median of the 12 closings in 36 months, the headline window | $134,750 |
$20,925,000 | The 2026 new-construction resale of a teardown lot | $146,475 |
$57,500,000 | The June 2026 vacant Gulf-front deed on the Clerk’s record | $402,500 |
Our arithmetic from the statutory rate and the recorded or MLS prices on this page. It is the largest fixed cost of selling after commission, and it scales exactly with price: $7,000 per $1,000,000.
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 the allocation, so the contract controls, and a seller who is moving within Southwest Florida should confirm it in writing. Florida sets the title premium itself under Florida Administrative Code Rule 69O-186.003, so the rate is the same whichever title company is used.
Because Gordon Drive is inside the City of Naples, the closing agent runs a municipal lien search against City utility accounts, code cases and open permits, and in Collier County practice the seller customarily pays for it. On a street where owners rebuild and armor their shorelines, an open or expired permit is the item most likely to surface, so we ask the City file for your property before we list.
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 settlement guidance. 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.
Florida property taxes are paid in arrears for the calendar year, so at a closing before the November bill is paid, the seller credits the buyer for the seller’s days of ownership, customarily estimated from the prior year’s bill, per the Florida Department of Revenue. On the whole street the median 2026 preliminary tax is $95,539 a year, so a June 30 closing would credit the buyer about $47,377 (181 days of 365), by our arithmetic. On a Gulf-front house with a computed 2026 bill near our Gordon Drive guide’s computed median of about $215,000, the same credit would be about $106,616. These are preliminary roll figures, not bills; the November 2026 tax bill is the final record.
Most of Gordon Drive has no mandatory association, so a house sale here has no association estoppel certificate. A condominium at the Pierre Club or Kasota South does. A Florida condominium estoppel follows section 718.116, Florida Statutes, and under the department’s estoppel certificate fee schedule the cap is $299 for a current account, plus $119 for expedited delivery and up to $179 more if the account is delinquent. That is at most $418 for a current account delivered expedited, by our arithmetic. In Collier County practice the seller customarily pays it.
There is no community development district on Gordon Drive’s Gulf-front lots, and no mandatory association fee attaches to them; the association fees that do exist are voluntary and are covered in our Port Royal and Gordon Drive guides. A seller on a house therefore closes without an association payoff, an assessment proration or a resale package. A seller in a condominium closes with all three.
Florida’s Save Our Homes cap limits annual increases in a homesteaded house’s assessed value under section 193.155, Florida Statutes, and a change of ownership resets the assessment to just value the following January 1. Our Gordon Drive guide’s example is a long-held homesteaded Gulf-front house whose computed 2026 bill was about $36,000 on a roll just value near $21.8 million. A buyer of that house will model tax on the purchase price, and a seller who understands that number negotiates from it.
Line, per $1,000,000 of sale price, closing June 30 | Who pays | Amount |
|---|---|---|
Documentary stamp tax on the deed | Seller, by custom | $7,000 |
Condominium estoppel certificate (condominiums only), current account | Seller, by Collier practice | Up to $299, plus $119 if expedited |
Municipal lien search | Seller, by Collier practice | Set by the provider |
Property tax proration | Seller credits buyer | Days owned over 365 times the prior bill; $47,377 on the street’s median bill |
Condominium assessments through closing (condominiums only) | Seller, per the estoppel | As stated on the estoppel |
Owner’s title insurance policy | Buyer, by Collier custom | Buyer’s cost |
Deed recording | Buyer, by custom | Buyer’s cost |
Brokerage commission | Seller | As negotiated in your listing agreement |
Our arithmetic from the statutory rate, the DBPR fee schedule and the county’s 2026 preliminary roll. Your own net sheet uses your contract price, your tax bill, your closing date, your mortgage payoff and any repairs or credits the contract sets, and we build it with you before you sign a listing agreement. Income and capital gains tax depend on your basis and your circumstances, so take them to your CPA. Nothing here is tax or legal advice; your closing agent prepares the final statement.
A Gordon Drive seller owes Florida’s 2024 flood disclosure, the property tax disclosure summary, every known material defect and, on the Gulf side, the coastal-line disclosure. Section 720.401’s homeowners association summary applies only where membership is mandatory, which most of the street lacks; the Olde Naples condominiums sell under Chapter 718 instead.
Data updated: September 2026 (Florida Statutes 720.401, 718.503, 161.57, 689.302, 689.261 and 190.048, retrieved 29 Sep 2026)
Florida Statutes 720.401 says a prospective parcel owner in a community with a mandatory homeowners association “must be presented a disclosure summary before executing the contract for sale.” Most of Gordon Drive has no mandatory association: the Gulf-front estates have none, and neither do the Port Royal plat homes on the east side, where membership in the property owners association is voluntary. A seller on those stretches has no summary to deliver. Your closing agent or attorney confirms what applies to your property; this is information, not legal advice.
Three voluntary organizations touch the street. The Port Royal Property Owners Association offers a voting membership for Port Royal plat properties and a non-voting Associate class for larger home sites on the west side from 2100 Gordon Drive south, and the South Gordon Drive Neighborhood Association, Inc. is a state-registered civic corporation whose articles say membership is voluntary; at the north end, the Aqualane Shores Association is a voluntary civic association, per our Aqualane Shores guide. None is a mandatory association, and none sets a resale disclosure duty on your sale. We tell your buyer what each one is and what it is not.
A Pierre Club or Kasota South owner sells under Chapter 718, the condominium chapter, not the homeowners association chapter. The resale provisions of Florida Statutes 718.503 govern what the buyer receives, and the governing documents and the estoppel certificate are ordered before listing. The fork is simple to state: a house on the street has no association regime, and a condominium unit has one. We route the exact document list for your sale to your closing agent or attorney.
Florida’s coastal disclosure statute, section 161.57, Florida Statutes, requires a seller of property that lies partially or totally seaward of the Coastal Construction Control Line to disclose that fact and, unless the buyer waives it in writing, to provide an affidavit or survey showing where the line crosses the property. Nearly every Gulf-front home site on the street is crossed by the line. Your attorney confirms the form and timing; we have the state’s line, the survey and the permit history ready before the listing goes live.
Florida’s residential flood disclosure, section 689.302, Florida Statutes, created by CS/CS/HB 1049 in 2024, requires a seller to disclose known flooding, any flood insurance claims filed on the home and any federal flood assistance received, per the Florida Senate’s bill analysis. Answer it from your own records, completely. On a Gulf-front or canal-side house that lived through Ian, the buyer’s lender and insurer will ask for the same facts, so a complete answer at the start costs nothing and an incomplete one costs the sale.
Florida Statutes 689.261 requires that a buyer of residential property receive a property tax disclosure summary at or before contract, warning that the buyer should not rely on the seller’s current taxes. On a long-held homesteaded Gordon Drive house, the warning describes a very large change: a buyer’s tax is computed on what the buyer pays, not on the seller’s capped assessment.
Florida Statutes 190.048 requires a disclosure to buyers of property inside a community development district. No community development district covers the Gulf-front lots on this street, and the roll’s non-ad-valorem assessments are a matter for your November 2026 tax bill, the final record. Where a parcel does carry one, the county’s tax bill shows it and the disclosure follows.
Under Johnson v. Davis, a Florida seller who knows of facts materially affecting value that are not readily observable must disclose them. On this street that means flood intrusion and claims, roof and window failures, seawall or revetment problems, prior water damage after Ian, Helene or Milton, and open or unfinished permits. Disclosing early costs a negotiation; concealing costs the deal.
A buyer of an older home will ask what storms did to it and what was fixed afterward. We assemble the repair permits, the contractor invoices you hold, the insurance claim history and the elevation certificate, and we help you describe what happened in plain, dated sentences. A repair with a closed permit is an asset in the listing; a repair with no permit is a question the buyer’s attorney will ask on day one.
Beyond the statutes, a Gordon Drive buyer will ask for the survey, the elevation certificate, DEP and City permits for the house, pool and shoreline, the title commitment, the insurance declarations and claims history, and, on a Port Royal plat lot, any association statement you hold. On a condominium, add the estoppel, the governing documents and the association’s budget. None of these is a statutory form you prepare yourself, but each answers a question the buyer’s lender, insurer or attorney will ask. Say what the documents say, and no more.
An Olde Naples condominium owner on Gordon Drive sells a different product from a house owner two blocks away. The Pierre Club and Kasota South sit on the 1100s to 1400s stretch, sell under Chapter 718, and closed 19 times in ten years at a median of $729,000, so they are priced against each other.
Data updated: September 2026 (Southwest Florida MLS, retrieved 29 Sep 2026; Florida Statutes 718.116 and 718.503; Collier County Property Appraiser records, file dated 29 Aug 2026)
Over ten years the MLS recorded 19 condominium closings on the street: 16 at the Pierre Club with a median of $687,500 and 3 at Kasota South with a median of $750,000. Nineteen sales in ten years is fewer than two a year, so a single sale moves the median, and we read each building’s sales one at a time before we quote a range.
A buyer of a Pierre Club or Kasota South unit is buying an Olde Naples address without a lot, a dock or a beach. The unit’s comparables are other units in the two buildings and, at the margin, other Olde Naples condominiums, not the single-family closings that dominate the street’s median. Pricing a condominium against the $19,250,000 headline window would be an error in the other direction, and we never do it.
Every condominium sale needs an estoppel certificate stating what the owner owes the association, capped at $299 for a current account, with $119 more for expedited delivery. The buyer also receives the governing documents under the resale provisions of section 718.503. We order both before launch, so the buyer’s review period starts when the contract does, not two weeks later.
The public record does not give us either building’s assessments, budget, reserves or insurance, so this page does not state them and never guesses one. The estoppel and the association’s documents state them at resale. Your unit’s value depends on them, and a buyer’s first question will be what the monthly cost is; we make sure the answer is in the listing package.
We market these units to the buyer who wants Olde Naples and Fifth Avenue South without a house to maintain, and we lead with what the unit offers, its floor, its exposure and its building, described from the documents. The association’s rules on showings, signs and open houses govern how we show a unit, and we follow them.
Some Olde Naples condominium owners are trading up to a house on the street, and some house owners are trading down to a unit. Both are two transactions run as one plan, and our section on buying your next home covers the timing. If you are moving into a house on Gordon Drive, our guide to buying a home on Gordon Drive explains the stretches.
A Gordon Drive home takes months, not weeks, and the street’s record says so. Single-family closings show a median 156 days on market over the last 12 months and 562 over 36 months, Olde Naples condominiums a median 112 days over ten years, and most purchases in the last two years closed between March and July.
Data updated: September 2026 (Southwest Florida MLS, retrieved 29 Sep 2026; Collier County Clerk Official Records)
The 3 single-family closings of the last 12 months had a median of 156 days on market; the 9 of the last 24 months and the 12 of the last 36 both had a median of 562; the 21 of the last 60 months had 156; and the 68 of ten years had 204. Those windows contain very different homes, and a median of 562 days describes a small group of homes, not a rule. The useful reading is the range: on this street a correctly priced home sells in months, and an overpriced one can wait a year or more.
Our Gordon Drive guide reports that the 12 of 13 Gulf-front MLS closings with market time recorded had a median of 280 days on market, with a range from 0 to 1,046 days, and that several of the largest recent trades never went through the MLS at all. A realistic plan for a Gulf-front estate allows for a long marketing period and for a buyer who arrives privately.
The 19 condominium closings in ten years had a median of 112 days on market and a median of 92.1 percent of final list price, and they sit on the most liquid stretch of the street. A condominium seller who prices to the building’s own closings and has the estoppel ready can expect a shorter road than a house seller, though still measured in months.
Of the seven separate single-family purchases in the 24 months to September 29, 2026, six closed between March and July and one in November. That is a small sample and it fits the calendar when Naples buyers are in town. A listing that is fully documented before the season starts meets the largest pool of buyers.
Most sales here follow the same order: a valuation and the property file (survey, elevation certificate, permits, insurance history) in the first two to three weeks; photography and aerials; launch, public or quiet; showings and offers; a contract with an inspection period; insurance quotes, appraisal and, for a financed buyer, the lender’s review; and a closing customarily handled in Collier County by the buyer’s chosen title agent. Assembling the file first adds no time and removes the delays that otherwise arrive in week two.
Many Gordon Drive owners are not in town when they decide to sell. Marc runs the field side, access, vendors, showings and inspections, and Jesse runs the pricing, paperwork and negotiation, so an owner can list, contract and close without flying down. Documents are signed electronically, and the closing agent can arrange a mail-away closing.
A Gordon Drive buyer pays property tax on the purchase price, City utilities and insurance quoted house by house. The Gulf-front lots carry 9.0076 mills, a computed median 2026 bill near $215,000 on the houses, and voluntary association dues of $735 to $835 a year. Most of the street has no mandatory association fee.
Data updated: September 2026 (Collier County Property Appraiser 2026 preliminary roll, file dated 29 Aug 2026; City of Naples 2026 utility rates; association membership pages)
The street’s median 2026 preliminary tax is $95,539 a year, and the Gulf-front houses’ computed median is near $215,000, both from the county’s preliminary roll and not from bills. A buyer will compute tax on the price paid. The Florida Department of Revenue’s copy of the roll is where a buyer or an appraiser can check the assessed and taxable values.
The City of Naples publishes its 2026 utility rates: $49.56 for stormwater and $77.08 for solid waste per billing cycle, a water base of $21.48 and a sewer base of $53.76, plus use. These are the charges a buyer will see on the first City bill, and they do not vary with the price of the house.
The Port Royal Property Owners Association charges $835 a year for a Port Royal plat property and $735 a year for its Associate class, per its membership page. Membership is voluntary and gives no transferable interest in the association’s assets. A buyer decides whether to join, and neither figure is part of the price.
The Port Royal Club is open to owners of “all eligible Port Royal properties” and does not publish which properties are eligible, its joining payment or its dues, so no club cost can be stated for a Gordon Drive Gulf-front lot. A buyer who cares asks the club, in writing, before the inspection period ends, and a seller who has the answer in hand before listing removes the question from the negotiation.
Wind, flood and homeowners coverage on the street is quoted house by house, and on the Gulf side it often means a private program. Federal flood coverage tops out at $250,000 on the building, and Citizens’ eligibility turns on a $700,000 line, as our flood and insurance section explains. A buyer with a mortgage will also meet the lender’s requirements, which is why insurance quotes belong before the offer.
A buyer customarily pays the owner’s title policy, the deed recording fee and any lender charges in Collier County. Those are the buyer’s costs and they are not netted from your proceeds, but they shape what a buyer can offer, and a buyer who is surprised by them late will ask for a credit.
Gulf-front beach maintenance, seawall or revetment permits and dune work are the owner’s. The City’s 50 percent rule and the flood floor limit what an older house can become. A buyer’s advisers will price those into the offer, so the seller who documents them is the seller who controls the number.
Your Gordon Drive listing should say that the Gulf-front and Port Royal addresses we checked are zoned for Lake Park Elementary, Gulfview Middle and Naples High School, all graded A in 2026, that NCH Baker Hospital is about 11 minutes away from the centre of Port Royal, and that the Naples Pier is about 6 minutes away.
Data updated: September 2026 (Collier County Public Schools zoning lookup for 2026-27; Florida Department of Education 2026 school grades; routing measured for our Port Royal guide, free-flow without traffic)
In our Port Royal guide we ran 65 addresses covering every street inside the City’s Port Royal outline, Gordon Drive included, through the district’s school-zone lookup for 2026-27, and every one returned Lake Park Elementary, Gulfview Middle and Naples High School. All three were graded A in the Florida Department of Education’s 2026 school grades. That run did not cover the north-end and condominium addresses, so an Olde Naples buyer with school-age children should confirm the assignment in the same lookup.
NCH Baker Hospital, 350 7th Street North, is about 3.6 miles and 11 minutes from the centre of Port Royal without traffic, and is one of two state-listed comprehensive stroke centers in Collier County. The county has no state trauma center, and the nearest is Gulf Coast Medical Center in Fort Myers. City of Naples Fire-Rescue and the Naples Police Department serve every address on the street.
Every trip from the Gulf-front estates starts north on Gordon Drive. From the centre of Port Royal, without traffic, the Naples Pier is about 6 minutes, Fifth Avenue South 9, NCH Baker Hospital 11, Naples Airport 16, Waterside Shops 19, Interstate 75 at Golden Gate Parkway 19 and Southwest Florida International Airport 57. Homes at the north end are closer to downtown than that centre point, and in-season traffic is longer.
The public reaches the Gulf-front beach at the 32nd and 33rd Avenue South beach ends and at a City access on Gordon Drive. The two avenue ends are reserved for holders of the City of Naples and Collier County beach parking permits, per the City’s beach parking page, and the permit is free to City residents and Collier County property taxpayers under the City’s beach parking permits page. Private upland sand and public wet sand meet at the mean high water line.
The Port Royal Club is rebuilding its clubhouse on Gordon Drive under City approvals from 2024 to 2026, and the state issued shoreline armoring permits on the Gulf-front stretch in 2026. The County’s November 2026 Naples Beach renourishment is scoped north of the Gulf-front stretch, and Gordon Pass is under a federal maintenance-dredging contract awarded in September 2025, per the Army Corps. Buyers read each of those, and so should your listing.
The canal side of Gordon Drive is Port Royal water: protected basins, Naples Bay and a short run to Gordon Pass, under the City’s R1-15A dock and pier rules. The Gulf-front lots have no dock. Our Port Royal guide covers the boating routes, the pier rules and the club in full.
You get a free Gordon Drive home valuation by requesting one online or calling Jesse McGreevy at (239) 898-6072. It is a written opinion of value built from the street’s recorded sales, the county’s values for your parcel and stretch, and the market around you, with your home’s actual features beside it, at no cost or obligation.
You receive the closings that match your stretch and product, with the window named; the Clerk’s recorded deeds the MLS never saw, where they bear on your lot; the county’s land and building values for your parcel; your zoning district, coastal line position and flood zone; the permit and shoreline history we can find; your tax position and the reset your buyer will face; the estoppel and document timeline if you own a condominium; and a recommended list price with a defensible range. Request it through our Gordon Drive home valuation 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, whether it is the price, the coastal permits or the timing, and you will get a straight answer.
On a street where 3 single-family homes closed in the last 12 months, the price decides the sale and sets the record for the next owner. We would rather you see the evidence and the number before you commit to anything, and many owners use the valuation to decide whether to sell this season or next. Few homes here come up for sale, so the next owner who sells should call us first.
If you are thinking, “I need someone to sell my house on Gordon Drive 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 on Gordon Drive, in Port Royal, Aqualane Shores, Olde Naples, Royal Harbor or The Moorings, our team provides local market guidance, professional listing exposure and a clear plan to help you sell confidently.
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. Jesse McGreevy is a top-reviewed Gordon Drive listing agent; read the full set on the McGreevy and Comisar Google reviews profile.
★★★★★ “Jesse was very professional, helpful and kept in touch with ideas and suggestions which developed into a sale. Highly recommend his company for their excellent follow through.” Verified Google review
Follow through is what carries a sale from a thin record to a closing.
★★★★★ “Marc was extremely helpful in the sale of our old home and getting our new home to the condition that we wanted it to make it ours. He has been available to us for every step of our journey, even after the transaction closed.” Verified Google review
A Gordon Drive seller who is moving within Southwest Florida has two transactions to run as one plan.
★★★★★ “Their knowledge of the Southwest Florida market really stood out, and you can tell they genuinely care about their clients and getting the best results possible. They were always available to answer questions, kept us informed every step of the way, and paid attention to every detail.” Verified Google review
★★★★★ “Jesse and Marc are extremely knowledgeable about Southwest Florida real estate! If you are looking to buy or sell property, look no further than Domain Realty and their amazing team!” Verified Google review
★★★★★ “I had a great experience working with Marc Comisar and Jesse McGreevy. They were professional, knowledgeable, and made the entire process feel smooth from beginning to end.” Verified Google review
A Gordon Drive specialist matters because the facts that decide a sale here live in records a general agent rarely reads: the county’s 190-parcel roll, the Clerk’s recorded deeds that the MLS never sees, the state’s coastal line, the plats behind each stretch and the flood maps. Each one moves the price by more than a listing photograph does.
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, tax and coastal paperwork. 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, access, inspections and the on-site management that lets a seasonal owner sell without flying down. Reach him at (239) 287-5873, and read his profile on the Marc Comisar agent page. Read more about the partnership on our about McGreevy and Comisar page.
A general agent may price the whole street from one median, treat the MLS as the full record of what has sold, present a private deed as a market price, apply a Port Royal comparable to a Gulf-front lot, call a voluntary association an HOA, apply Section 720.401 to a condominium, or learn where the coastal line crosses your lot after the buyer asks. None of those errors is exotic, and each one costs a seller time or money.
Every Naples street and neighborhood sells differently, and the method is what carries across. Our guide to selling a home in Naples Lakes Country Club and our Audubon Country Club home valuation guide apply the same recorded-evidence approach to two Naples club communities. Gordon Drive’s distinguishing facts are its length, its thin MLS record and the recorded deeds that sit outside it.
When a Gordon Drive seller is moving within Collier or Lee County rather than leaving Florida, the sale and the next purchase are one financial plan. We run both sides together: the timing of two closings, the paperwork on the sale, and the Save Our Homes portability claim for your next Florida homestead.
A Florida homesteader who sells and establishes a new Florida homestead may transfer accumulated Save Our Homes benefit, within statutory limits, by filing with the new homestead application, per the Florida Department of Revenue. If your Gordon Drive house is homesteaded and carries a benefit, that claim can matter to your next purchase, and we sequence both closings around the January 1 homestead date. If you are buying, start with how we represent buyers in Naples or call Marc Comisar at (239) 287-5873.
Some owners want a different stretch of Gordon Drive: from a condominium to a house, from the north end to the Gulf, or from a house to a lot they will build on. Our guide to buying a home on Gordon Drive covers what is for sale, what the stretches offer and what to ask before an offer.
Some Gordon Drive sellers want to stay in Naples on a quieter street or across the bay. Our Aqualane Shores neighborhood guide and Aqualane Shores buyer guide cover the first, and our Royal Harbor buyer guide and Royal Harbor neighborhood guide cover the second.
A Gulf-front owner who wants a dock, or a canal-side owner who wants the beach, faces the choice this page’s comparison section sets out. The Port Royal plats have their own rules for zoning, docks and the association, all in our Port Royal neighborhood guide.
These are the questions Gordon Drive owners ask before they sell, answered for the whole street from the 1100 block to Gordon Pass, each in a single paragraph. They cover price, the record, timing, association, costs, disclosure, the coast, flood and taxes. Nothing here is tax or legal advice; confirm anything that affects your sale with your closing agent, attorney or CPA.
Data updated: September 2026 (Southwest Florida MLS, retrieved 29 Sep 2026; Collier County Property Appraiser records, file dated 29 Aug 2026; Collier County Clerk Official Records, searched 29 Sep 2026)
Start with a written valuation that names your stretch, your product and the window of closings it uses, not a portal estimate. Then assemble the file a buyer’s lender, insurer and attorney will ask for: survey, elevation certificate, permits, insurance history and title. Choose public or quiet exposure by your goal, price from the evidence, and negotiate from the record. Call Jesse McGreevy at (239) 898-6072 to begin, or request a free Gordon Drive home valuation.
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. What we bring is the whole record: the county’s 190-parcel roll, the Clerk’s deeds, the MLS and the coastal and flood files. Judge any agent you interview by whether that file is on the table at the first meeting.
It depends on your stretch. The county’s median 2026 just value is $4,310,709 in the 1100s to 1400s, $8,487,279 on the 1500 to 2099 blocks, $9,540,507 on Gordon Drive East and $18,068,810 from 2100 to 4550, and the MLS median for the 12 single-family closings in 36 months is $19,250,000. Those describe different homes. A price for yours comes from the closest matching closings, the land, the zoning and the coastal line. Call (239) 898-6072 or request our Gordon Drive home valuation.
Part of it. The canal-side homes on the east side of the street from the 2370 block south are inside the City’s Port Royal outline, mostly on Port Royal plats, and the Gulf-front estates on the west side sit beside Port Royal on older plats, mostly outside its deed restrictions. The north end is Olde Naples and Aqualane Shores. The three trades of April 2025 at the Sagamore Beach estates sit north of Port Royal, in Aqualane Shores, though the MLS files them under Port Royal. Our Port Royal guide covers the plats.
The 2026 county roll has 190 parcels with a Gordon Drive address in ZIP 34102, including 123 single-family homes, 25 condominiums and 16 vacant residential lots. By stretch, 37 are in the 1100s to 1400s, 29 on the 1500 to 2099 blocks, 7 on Gordon Drive East and 117 from 2100 to 4550. The Gulf-front estates on the west side of the southern stretch are 53 of them, covered in our Gordon Drive Gulf-front guide.
Your house number answers most of it. The 1100s to 1400s are Olde Naples condominiums and older homes; 1500 to 2099 is Olde Naples and Aqualane Shores, including the Gordon Drive Estates plat; Gordon Drive East is the seven-home loop off Aqualane Shores; and 2100 to 4550 runs from the Aqualane Shores Gulf estates north of Port Royal, through Port Royal from the 2370 block, to Gordon Pass, with Gulf-front estates on the west and canal homes on the east. Our stretch table at the top of this page has the counts and medians for each.
The record calls for a careful price and a patient plan. Five single-family listings are active against 7 separate purchases in 24 months, counting the Sagamore Beach assemblage once, about 17 months of supply by our arithmetic, and the MLS recorded 3 single-family closings in the last 12 months. Against that, the Clerk recorded three Gulf-front deeds in 2026 totaling $127.95 million, so buyers with capital are active at the top. A well-documented, correctly priced home meets them; a home listed high and left to wait does not.
Over 36 months the MLS recorded 12 single-family closings at a median of $19,250,000; over 60 months, 21 closings at a median of $19,500,000, of which 3 were under $10 million, 8 from $10 million to $20 million, 4 from $20 million to $30 million and 6 at $30 million or more. Over ten years, 68 closings had a median of $10,225,000. Our 60-month table lists every closing by stretch, month and size without house numbers.
Because much of the top of the street trades off the MLS. The Clerk recorded Gulf-front deeds of $47.5 million in April 2023, $19.5 million in February 2026, $50.95 million in April 2026 and $57.5 million in June 2026, and none is an MLS closing. The MLS is a subset of the street’s record, which is why we read the MLS, the county and the Clerk together before we set a price.
The county’s just value is an assessment as of January 1, produced by mass appraisal, and it describes every parcel whether or not it sells. A sale price is what one buyer paid one seller. On the 2100 to 4550 stretch the roll median is $18,068,810 and the ten-year MLS median is $14,950,000, and they describe different homes in different years. We use the roll to describe your lot and the closings to price it, and we show both to the buyer.
Months, not weeks. Single-family closings show a median 156 days on market over 12 months and 562 over 36 months, and Olde Naples condominiums a median 112 days over ten years. Our Gordon Drive guide reports a Gulf-front median of 280 days for the closings with market time recorded, with a range from 0 to 1,046. Allow a long marketing period, price from the evidence and expect the buyer who arrives privately to be part of the plan.
Rarely at the first list price. The median single-family closing recorded 91.3 percent of its final list price over 12 months, 85.5 percent over 24 months and 88.8 percent over 36 months, while our Gordon Drive guide reports that the 13 Gulf-front MLS closings had a median of 97.5 percent and that 5 closed at their final list price. The lowest ratios came from long-listed homes, which is why an accurate first price matters more here than a high one.
Before the season. Of the seven separate single-family purchases in the 24 months to September 29, 2026, counting the Sagamore Beach assemblage once, six closed between March and July and one in November. That is a small sample, and it fits the months when Naples buyers are in town. A listing that is fully documented, with survey, elevation certificate and permits in hand, before winter meets the largest pool of buyers.
That depends on what the house adds to the land. On the county’s 2026 roll, land is about 73 percent of the aggregate just value of the Gulf-front houses and about 81 percent on the median Gulf-front house. For a newer house built to current flood and coastal rules, price it as a finished home; for an older one, we show buyers both the house and the lot, with the zoning and permits a rebuild would need.
It shows what an assemblage of three Gulf-front estates in Aqualane Shores can bring; it does not set a price for your lot. In April 2025 the three adjoining estates closed together as one assemblage, and the MLS splits the total across three records, but one buyer paid it for all three together, so we do not treat any one record as a per-parcel market price. If your home is north of Port Royal, we use it as context; if it is in Port Royal or a condominium, it is not your comparable.
Yes, with a plan. The four Gulf-front deeds the Clerk recorded from 2023 to 2026 never appeared as MLS closings, so private sales are part of this street’s record. For an owner who wants discretion we market quietly to qualified buyers and agents, with a written valuation and the property file, for a defined period, then go to the MLS if the right buyer has not appeared. Some private sales are recorded in the MLS afterwards as off-market sales. Call (239) 898-6072 to talk in confidence.
Florida’s deed stamp tax is 70 cents per $100 of consideration under section 201.02, Florida Statutes, which is $7,000 per $1 million, and a Florida seller customarily pays it, though the contract decides. At the street’s 36-month median of $19,250,000 it is $134,750; at the condominium median of $729,000 it is $5,103. It is the largest fixed cost of selling after commission, and it scales exactly with price.
In Collier County the buyer customarily chooses the closing agent and pays for the owner’s title policy, the reverse of Lee County practice, where the seller customarily pays. Nothing in the statutes fixes the allocation, so the contract controls; confirm it in writing, especially if you are also buying in Lee County. Florida sets the premium under Rule 69O-186.003, so it is the same whichever title company is used.
Yes. Under section 193.155, Florida Statutes, a change of ownership resets a homesteaded house’s assessment to just value on the following January 1. On a long-held homesteaded Gordon Drive house the buyer’s tax can be many times the seller’s: our Gordon Drive guide shows one Gulf-front house with a computed 2026 tax of about $36,000 on a roll just value near $21.8 million. We show buyers the tax on the purchase price.
If your property lies partly or wholly seaward of the Coastal Construction Control Line, section 161.57, Florida Statutes requires you to disclose that in the contract and, unless the buyer waives it in writing, to provide an affidavit or survey showing where the line crosses the property. Nearly every Gulf-front home site on the street is crossed by it. Your attorney confirms the form and timing; we have the state’s line, the survey and the permit file ready before listing.
Yes, what you know. Florida’s residential flood disclosure, section 689.302, requires a seller to disclose known flooding, flood insurance claims and federal flood assistance, and under Johnson v. Davis a seller must disclose known facts that materially affect value and are not readily observable. Buyers will ask for the elevation certificate, repair permits and claims history. Assembling them before listing prevents surprises in the inspection period. Your attorney advises on the form.
Only if your property is in a community with a mandatory homeowners association. Most of Gordon Drive has none: the Gulf-front estates have no association, and the Port Royal association and the South Gordon Drive Neighborhood Association are voluntary. A Pierre Club or Kasota South unit sells under Chapter 718, not Section 720.401. If your deed or plat imposes mandatory membership, the answer changes, so your closing agent or attorney should confirm it. This is information, not legal advice.
Not a mandatory one on most of the street. The Gulf-front estates have no homeowners association; the Port Royal Property Owners Association is voluntary, at $835 a year for a Port Royal plat property and $735 for its non-voting Associate class, and the South Gordon Drive Neighborhood Association is a voluntary civic corporation. The Olde Naples condominiums have their own associations under Chapter 718. Check your deed and plat before you assume either answer.
Price it from its own building’s closings, not from the street’s house median. The MLS recorded 16 Pierre Club closings in ten years at a median of $687,500 and 3 at Kasota South at a median of $750,000. Order the estoppel certificate and the governing documents before listing, since the sale runs under Chapter 718 and section 718.503, and market the unit to the buyer who wants Olde Naples without a lot. The association’s rules govern showings and signs.
The cap is $299 for a current account, plus $119 for expedited delivery and up to $179 more if the account is delinquent, per the Department of Business and Professional Regulation’s fee schedule under section 718.116, Florida Statutes. That is at most $418 for a current account delivered expedited. In Collier County practice the seller customarily pays it. A house on the street with no mandatory association has no association estoppel at all.
It depends on your stretch. The City zones 40 of the 53 Gulf-front parcels R1-15 and 11 R1-E, Port Royal plat homes are R1-15A, and Aqualane Shores’ canal grid is mostly R1-10. On the Gulf side a buyer needs a state coastal permit and a City coastal construction setback permit seaward of the line, and on a Port Royal plat the association’s architectural review adds a second approval. Your parcel’s district is on the City’s zoning map, and we confirm it before we price.
Yes. The City treats work costing 50 percent or more of a structure’s market value as a substantial improvement that requires the whole house to meet current flood standards, measured against the structure and not the land, per its flood mitigation guidelines. A 2025 state law, SB 180, bars cumulative look-back rules. Buyers of older homes price this in, usually by valuing the lot.
It depends on the lot. On FEMA’s 2024 map, 52 of the 53 Gulf-front parcels have land in Zone VE, Port Royal’s canal side is mostly AE at 8 feet with about three in four parcels in a special flood hazard area, and the north-end interior is mostly AE 8. A house can sit in AE or X while its beach is in VE. The elevation certificate settles your own answer, and buyers’ insurers will ask for it.
Rarely. Section 627.351, Florida Statutes makes a structure with a dwelling replacement cost of $700,000 or more ineligible for Citizens coverage, and it bars Citizens from covering certain major structures built or expanded after 2015 seaward of the coastal line. Nearly every Gordon Drive house costs more than $700,000 to rebuild, so buyers here insure privately. A quote before the offer removes a common reason for a late renegotiation.
Up to $250,000 on the building and $100,000 on contents, per FEMA. For a Gordon Drive home that is a first layer, and excess or private flood coverage is the real decision. Under Risk Rating 2.0 most renewals rise at most 18 percent a year, and FEMA states that a seller’s policy can be assigned to a buyer. No public record gives a typical premium here, so we print none.
Nothing published says so. The club is open to owners of “all eligible Port Royal properties” and does not publish which properties are eligible, so eligibility for a Gulf-front lot is not in any public document. If the club treats your property as eligible, a new owner has 90 days after purchase to join, defer with a 25 percent deposit or let it lapse. We ask the club in writing before listing, so your buyer is not left guessing.
A current survey showing the coastal line if you are on the Gulf side, the elevation certificate, DEP and City permits for the house, pool and shoreline, the title commitment, insurance declarations and claims history, recent tax and utility bills and, for a condominium, the estoppel and governing documents. With that file ready, lenders, insurers and attorneys get answers on day one. Call Jesse at (239) 898-6072, or request a free valuation.
Yes. We market quietly to qualified buyers and agents before or instead of a public listing, with confidentiality terms for anyone who tours, and we talk through the trade-off first, because on a thin street public exposure often establishes the price. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008; call Jesse direct at (239) 898-6072 to talk in confidence, or start with a free valuation.
The negotiated commission, documentary stamp tax of $7,000 per $1,000,000, a property tax proration credited to the buyer, the municipal lien search and, for a condominium, the estoppel certificate. On the street’s median 2026 preliminary tax of $95,539, a June 30 closing credits the buyer about $47,377. In Collier County the buyer customarily pays the owner’s title policy. Our cost section has the table, and your net sheet uses your own numbers.
It depends on the permit status and the budget. A seawall already permitted by the state and the City, or built, answers a Gulf-side buyer’s first question, and the state’s permit file shows 25 armoring actions on the Gulf-front addresses since January 2020. If your lot is part of a joint permit, buyers will want the agreement that governs the shared wall. We price the lot both ways and show you the difference.
Yes. Our guide to buying a home on Gordon Drive covers what is for sale, the stretches and what to ask before an offer, and our how we represent buyers page explains how Marc Comisar works with buyers. If you are selling and buying, we run both closings as one plan and sequence them around the January 1 homestead date.
Every figure on this page about Gordon Drive traces to a primary source below, listed as of September 29, 2026: the Southwest Florida MLS, Collier County’s roll and recorded sales, the Collier County Clerk’s deeds, City of Naples records, Florida Statutes and state agencies, and federal agencies. No listing portal or competing brokerage is cited.
Gordon Drive records
City of Naples records
Florida statutes, rules and agencies
Federal, county and regional records
Associations and industry
McGreevy and Comisar guides
Every row below links the authority that publishes the document, so a Gordon Drive seller or buyer always sees the official, current version. We host nothing ourselves. The Olde Naples condominiums’ declarations, bylaws, budgets, assessments and insurance are not published; the association provides them at resale.
Document | What it proves for a Gordon Drive seller | Official authority |
|---|---|---|
Florida Statutes 201.02 | The $0.70 per $100 documentary stamp tax a Florida seller customarily pays | |
Florida Statutes 720.401 | The HOA disclosure summary, which arises only where membership is mandatory | |
Florida Statutes 718.503 | Condominium resale disclosure and the buyer’s documents | |
Florida Statutes 718.116 | The condominium estoppel certificate and its fee cap | |
DBPR estoppel certificate fee schedule | The current $299 cap, $119 expedited and $179 delinquent amounts | |
Florida Statutes 161.57 | The coastal properties disclosure for property seaward of the coastal line | |
Florida Statutes 161.053 | The state permit required for construction seaward of the coastal line | |
Rule 62B-26.022 | The Collier County Coastal Construction Control Line | |
Florida Statutes 689.261 | The property tax warning your buyer must receive | |
CS/CS/HB 1049 (2024) analysis | The residential flood disclosure a seller now owes | |
Florida Statutes 627.351 | The Citizens eligibility rules, including the $700,000 line | |
Florida Statutes 193.155 | The Save Our Homes cap and the reset on a change of ownership | |
Transfer codes effective January 1, 2025 | What codes 01, 37 and 99 mean on a recorded sale | |
City of Naples Code, Chapter 58 districts | R1-E, R1-15 and R1-15A dimensional standards | |
City of Naples Code, Chapter 52 | The City coastal setback permit and sea turtle lighting | |
City flood mitigation guidelines | The 50 percent substantial improvement rule | |
2026 utility rates | Stormwater, solid waste, water and sewer charges | |
FEMA National Flood Hazard Layer | The flood map effective February 8, 2024 | |
NFIP coverage limits | The $250,000 building and $100,000 contents limits | |
NHC Tropical Cyclone Report, Hurricane Ian | The storm water levels in Naples | |
Critically Eroded Beaches in Florida, August 2025 | The state’s erosion listing for the Collier shoreline | |
Port Royal Property Owners Association Bylaws | The voluntary Associate class and voting membership | |
NAR settlement frequently asked questions | Commission is negotiable; buyer broker compensation after August 17, 2024 |
McGreevy and Comisar list and sell homes across Southwest Florida from an office in Bonita Springs, and Gordon Drive runs through the Naples waterfront market they work every week. If you own a home or condominium anywhere on the street and are weighing a sale, the first conversation costs nothing and usually saves a seller money.
Jesse McGreevy: (239) 898-6072, [email protected]. Marc Comisar: (239) 287-5873. Office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134. Call Jesse direct at (239) 898-6072 to start with a free Gordon Drive home valuation, or call Marc at (239) 287-5873 if you are buying.
Jesse McGreevy (Sales Associate, SL3101296) and Marc Comisar (Broker Associate, BK3060671) 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 29, 2026, and from Collier County’s recorded sales and public layers. Brokered by Domain Realty.