Sell Your Home in Royal Harbor, FL

Updated September 2026 · By Jesse McGreevy and Marc Comisar, Domain Realty

Why Sell Your Royal Harbor Home With McGreevy and Comisar?

Royal Harbor, on the east shore of Naples Bay, recorded 21 single-family closings inside its three plats on the Southwest Florida MLS in the twelve months to September 24, 2026, with 20 homes for sale. McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, price a Royal Harbor home lot first: water edge, flood elevation, dock rights, build era.

This page is written for the owner. For the full picture of the neighborhood itself, the plats, the dock code, the flood map, the schools and the history, read our complete Royal Harbor neighborhood guide, which this seller guide sits beside, and our wider Naples real estate guide for the city around it. Everything below answers one question: how to sell a house on a Royal Harbor canal or on the bay for the most money, with the fewest surprises, on a timeline you control. Call Jesse McGreevy direct at (239) 898-6072 whenever you want to talk it through.

Sell Your Royal Harbor Home With the #1 Team in Southwest Florida Since 2012

Jesse McGreevy and Marc Comisar have been Top 1% Real Estate Agents Nationally Since 2008 and the #1 Team in Southwest Florida since 2012. They personally run the pricing conversation, the marketing build, the negotiation and the flood, dock and seawall 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 have been Top 1% Real Estate Agents Nationally Since 2008, with over $900 million in personal sales, which makes them among the most experienced listing teams a Royal Harbor seller can hire.

The Credentials, Stated Plainly

• Top 1% Real Estate Agents Nationally Since 2008
• 5 Star Award for Customer Satisfaction for 21 Straight Years. Only 5 out of 21k+ Licensees (Gulfshore Life Magazine)
• #1 Team in Southwest Florida since 2012
• McGreevy and Comisar and their Domain Realty Group team have sold over $2.5 Billion in Real Estate
• McGreevy and Comisar alone have over $900 million in Sales
• Nationally Recognized Top Producing Realtors
• Platinum Sales Production Award Winners

Those are career numbers across Lee and Collier County, not a claim about any one neighborhood, and we say so on purpose. As the leaders of Domain Realty Group, our team has closed over $2.5 billion in real estate, and we have received the Gulfshore Life 5-Star award for 21 consecutive years. Learn more about the wider team at DomainRealtyGroup.com.

What We Do Not Publish About Ourselves, and Why

You will not find a McGreevy and Comisar sales count for Royal Harbor on this page, because we do not have one on file that we can document the way we document everything else here. We would rather show you the whole market than a number about us, and the whole market is what your price depends on. In the last 12 months we tracked 21 Royal Harbor single-family closings inside the three recorded plats on the Southwest Florida MLS, set them beside the 16 qualified sales on Collier County’s recorded-sales table, and read both against FEMA’s flood map, the City of Naples dock and zoning code and the county’s 2026 preliminary roll for every one of the 386 houses. Every figure below carries its source and its date, and when we sit down with you, the source screens come to the table too.

How We Work a Listing, and Who Actually Does It

You get Jesse and Marc, not an assistant with a template. Marc Comisar runs the field side: showings, buyer agent conversations, contractor and marine coordination, and inspections, including the low-tide sounding at your seawall. Jesse McGreevy runs pricing, marketing, data and the flood, dock, seawall 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.

What Makes Selling in Royal Harbor Different?

Selling in Royal Harbor differs from most Naples sales in five ways: every platted lot touches water, the City of Naples code rather than a homeowners association sets the rules, every parcel sits in FEMA Zone AE, older houses are valued mostly as land, and the MLS label reaches beyond the neighborhood’s own plats.

Data updated: September 2026 (Collier County 2026 preliminary roll, data files dated 29 Aug 2026; FEMA National Flood Hazard Layer, effective 8 Feb 2024; City of Naples Code, retrieved 26 Sep 2026)

The Lot and Its Water Come First

Royal Harbor is three recorded plats, Royal Harbor Units 1, 2 and 3, plus a five-unit condominium, The Row at Royal Harbor. On Collier County’s 2026 preliminary tax roll the neighborhood holds 421 parcels: 386 single-family homes, 25 vacant homesites, 4 lots that carry only a dock, seawall or pool, one City of Naples parcel and the five condominium units, all inside the City of Naples, ZIP 34102 (Collier County Property Appraiser 2026 preliminary roll, data files dated August 29, 2026). By our reading of Collier County’s parcel map, every one of the 416 platted lots touches water, with a median of about 94 feet of water edge per lot. Most face a canal; the county map does not separate bay frontage from canal frontage, so the number of true Naples Bay or Haldeman Creek lots is not established. For a seller, that means the buyer’s first questions are about the water edge, the dock and the seawall, not the kitchen.

No Gate, No Club, No Mandatory Association

Royal Harbor has no mandatory homeowners association. The Royal Harbor Association, Inc. is a volunteer 501(c)(4) nonprofit, and its website invites every homeowner to join for $50 a year, as of September 2026 (Royal Harbor Association). Royal Harbor has no yacht club, clubhouse, park or dock that belongs to the neighborhood. A single-family seller here orders no association estoppel, waits on no club approval of the buyer and hands over no covenant book, which shortens the closing file compared with the gated clubs a Naples buyer may also be touring.

The City’s Code Is the Rulebook

No recorded declaration of covenants binding Royal Harbor’s three single-family plats turned up in the records we reviewed; the rules that govern what you can build are the City of Naples’ zoning and building codes. A title search on a specific lot shows what, if anything, is recorded against it. The City’s code decides the things a Royal Harbor buyer prices: the R1-10 and R1-15 building envelope, the dock paragraph that sets how far a pier may reach, the 4.8-foot seawall ceiling, the flood construction rules and the 30-day rental rule. We answer those from the code, with links, before a buyer’s architect or attorney asks.

Every House Sits in Zone AE

Every Royal Harbor parcel is in FEMA flood Zone AE on the map effective February 8, 2024 (panels 12021C0393J and 12021C0581J). Measured at the street side of each lot, 342 of 418 parcels carry a base flood elevation of 9 feet NAVD88 and 76 carry 8 feet (FEMA National Flood Hazard Layer). A federally backed mortgage therefore requires flood insurance on every house, and the buyer’s insurance quote, built from your elevation certificate, becomes part of the price conversation. A seller who has the certificate in the file on day one removes the most common reason a Royal Harbor contract slows down.

The Buyer Is Pricing a Rebuild or a Finished House

On the Collier County 2026 preliminary roll (county just value, not a sale price), the 131 Royal Harbor houses built before 1980 carry a median value of $2,055,236, of which the building is a median $208,982, about 9 percent. The 117 houses built in 2015 or later carry a median of $5,059,831, with the building about 57 percent. An older house is priced by most buyers as a canal lot with a house on it; a new one is priced against the other new builds on the same streets. Knowing which buyer your house will meet decides the list price, the photographs and the negotiation.

The MLS Label Is Wider Than the Neighborhood

The Southwest Florida MLS files some homes and condominiums north of the recorded plats under a ‘Royal Harbor’ development name, so MLS counts for Royal Harbor run higher than the neighborhood itself. This guide counts only sales inside the three plats and The Row. When a buyer’s agent quotes a “Royal Harbor median” that includes a condominium on another street, your price is being compared with the wrong houses, and we correct the comparison in writing.

Key Takeaways for a Royal Harbor Seller

• Royal Harbor holds 421 parcels: 386 houses, 25 vacant homesites and The Row at Royal Harbor’s five condominium units, all in the City of Naples, ZIP 34102, and every one of the 416 platted lots touches water on the county’s parcel map.
• The Southwest Florida MLS recorded 21 single-family closings inside the plats in the twelve months to September 24, 2026, for $85,490,999, at a median of $2,975,000 and $1,149.19 per square foot of living area.
• MLS-marketed homes sold at a median 90.13 percent of final list price after a median 86 days on market, and only 1 of 21 closed at or above list.
• On September 26, 2026, 20 in-plat homes were for sale at a median asking price of $5,697,500, about 11.4 months of supply, a buyer’s market by any yardstick.
• Collier County recorded 16 qualified sales in the 12 months to August 29, 2026, with an improved single-family median of $3,700,000 and a record $15,150,000 in January 2026.
• There is no mandatory HOA, no club and no community development district; 358 of 421 parcels pay the City’s 0.5-mill East Naples Bay district, which dredged every Royal Harbor canal reach by December 2025.
• Every parcel is in FEMA Zone AE (342 at 9 feet, 76 at 8 feet) and in evacuation Zone A, so the elevation certificate belongs in your listing file on day one.
• Interior-canal piers stop at the platted property line 5 feet past the seawall line, with no limit on boat beam; bay and creek docks are sized with the Royal Harbor Association and the city manager.

Is Now a Good Time to Sell in Royal Harbor?

For a well-priced Royal Harbor home, yes, but it is a buyer-paced market. The Southwest Florida MLS shows 21 single-family closings inside the plats in the twelve months to September 24, 2026, against 20 homes for sale on September 26, about 11.4 months of supply, and the median home closed at 90.13 percent of its final list price.

Data updated: September 2026 (Southwest Florida MLS, development name Royal Harbor filtered to the three recorded plats, closings pulled 24 Sep 2026, active and pending listings pulled 26 Sep 2026)

The Twelve-Month MLS Picture

Every figure comes from one Southwest Florida MLS search on the development name Royal Harbor, filtered by address to the three recorded plats: one single-family sale on Jewel Box Avenue and four condominium sales in other buildings, all outside the plats, are left out. Price per square foot is each sale price divided by that home’s MLS living area, then the median of those ratios. The MLS measures living area and Collier County measures the base area of the main building, so the two per-square-foot figures are never compared on this page.

A Buyer’s Market by the Numbers

Three seller yardsticks all point the same way. Supply: 20 active in-plat listings against 21 closings in the prior twelve months is about 11.4 months of supply, by our arithmetic on the two MLS counts, well past the six months usually read as balanced. Negotiation: the median sale closed at 90.13 percent of its final list price, ten of the 21 closed below 90 percent, and the median gap between final list and sale price was $399,001 [our arithmetic from the MLS rows]. Only one of the 21, a Marlin Drive house at $2,503,500 on a $2,499,000 list price in February 2026, closed at or above list. Time: the median home took 86 days on the market, but six of the 21 took more than 180 days, and three sold within 30.

Set beside the same MLS window for its neighbors, Royal Harbor’s development-name median of 77 days on market and 90.21 percent sale to list compare with 204 days and 91.21 percent in Aqualane Shores, 123 days and 91.65 percent in Port Royal, and 111 days and 92.41 percent for Olde Naples single-family homes (Southwest Florida MLS, single-family closings September 25, 2025 to September 24, 2026, pulled September 24, 2026, each neighborhood by its own development name). Royal Harbor homes sold faster than their neighbors across the bay, and at a slightly deeper discount from list. The seller who does well in this market is the one whose first list price already sits where the buyer’s comparison of recent sales will land, because the buyer is doing that arithmetic whether the listing does it or not.

Asking Prices Are Running Far Ahead of Closed Prices

On September 26, 2026 the 20 active in-plat listings asked a median of $5,697,500 (n = 20, the mean of $5,400,000 and $5,995,000), from $2,199,000 to $13,995,000, at a median $1,786.99 per square foot of living area, against a closed median of $2,975,000 and $1,149.19 per square foot. Part of that is mix: 12 of the 20 listings ask $5,000,000 or more, while 11 of the 21 closings were under $3,000,000, so the shelf today is weighted toward new construction and larger lots. Part of it is price: the active listings had been on the market a median 145.5 days (the midpoint of 129 and 162), and nine of them for more than 180 days. For a seller, the lesson is that the asking prices around you are not your comparables. The closings are.

The County Record Beside the MLS

We also ran every recorded Royal Harbor sale through Collier County’s own files. Collier County recorded 16 qualified Royal Harbor sales in the 12 months to August 29, 2026: 13 improved single-family homes at a median of $3,700,000, two vacant homesites and one parcel the county classes as miscellaneous residential, a lot carrying only a dock, seawall or pool (Collier County Property Appraiser 2026 preliminary roll and qualified-sales table, data files dated August 29, 2026). Improved prices ran from $2,350,000 for a 1989 house to a record $15,150,000 for a 2025 build.

Collier County counted 16 qualified Royal Harbor sales in the 12 months to August 29, 2026. The MLS counts more single-family closings because its window runs later, it records every closed listing rather than only the deeds the county marks as qualified, and its Royal Harbor label reaches a few streets beyond the plats. That is also why the MLS median ($2,975,000) sits below the county’s improved-home median ($3,700,000): most of the MLS-only closings were older homes under $3,000,000. The county’s 35 unqualified transfers in the same window, deeds it did not accept as market sales, are left out of every county figure.

County roll figures and MLS figures measure different things. The county values every parcel as of January 1, and its values are not sale prices; the MLS records only the homes that sold, at their contract price, and measures living area rather than the county’s base area of the main building. The two sets of numbers should never be compared directly.

Where Today’s 20 Active Listings Sit

Source: Southwest Florida MLS, active and pending listings with the development name Royal Harbor, pulled September 26, 2026, filtered to the three plats (a Jewel Box Avenue house, a Pelican Avenue house and two condominiums in other buildings are left out). The Row at Royal Harbor had nothing listed. Kingfish Road, Cobia Court, Wahoo Court, Dolphin Court, Dolphin Road, Mullet Court and Bluefin Court had nothing for sale at all, and Marlin Drive only a pending sale. A seller on one of those streets may be the only choice a buyer has on that water, which is a pricing advantage worth protecting rather than spending.

How Have Royal Harbor Prices Moved Since 2015?

Royal Harbor prices roughly doubled on Collier County’s books between 2021 and 2023 and have held since: the county’s median value for the same 386 houses was $1,794,274 in 2021, $3,788,524 in 2023 and $3,673,316 on the 2026 preliminary roll. Yearly sale medians swing with the mix of older and new houses that sell.

Data updated: September 2026 (Collier County 2026 preliminary roll and qualified sales by year, 2021 to 2025 certified rolls, data files dated 29 Aug 2026)

County Qualified Sales Year by Year

Qualified sales of improved single-family homes, by calendar year of recording, from the Collier County Property Appraiser’s qualified-sales table, data files dated August 29, 2026:

A median of an even count is the midpoint of the two middle sales. The busiest years in the record were 2020 and 2021, with 63 and 48 qualified sales; since 2022 the neighborhood has recorded 13 to 20 a year.

County Values for the Same 386 Houses

Collier County 2026 preliminary roll, county just value, not a sale price. The county’s median value roughly doubled between 2021 and 2023 and has held within about 3 percent of the 2023 level since, by our arithmetic on the table. Because the county values every house every year, this series describes the whole neighborhood rather than the handful of houses that happened to sell, which is why we read it beside the sales.

Why a 2025 Median Is Not a Price Drop

With 9 to 16 sales a year, the median swings with the mix of homes that sell, older ranch houses one year and new builds the next; the county’s value for the same 386 homes barely moved from 2023 to 2026. The 2025 median fell to $2,900,000 on 13 sales because more of the houses that sold that year were older homes, not because the same houses sold for less. A buyer’s agent who shows you “Royal Harbor prices fell in 2025” is reading a mix change as a price change, and we answer it with the county series above and with the same-era sales in the comparable section below.

What Vacant Homesites Have Sold For

Two vacant homesites sold in the last 12 months on the county record, both in June 2026: $2,800,000 for 0.25 acre and $3,900,000 for 0.40 acre. Vacant-land sales by year ran from a median $1,055,000 in 2018 (6 sales) to $3,497,500 in 2022 (6 sales), and 2025’s five vacant sales had a median of $2,325,000 on the same county table. The 25 vacant homesites on today’s roll carry a median county just value of $1,947,400, from $1,595,750 to $4,900,000 (Collier County 2026 preliminary roll, county just value, not a sale price). Those land prices are the floor under every older Royal Harbor house, because a builder buying a teardown is buying the lot.

What the Five-Year Turnover Means for a Seller

The county recorded 93 qualified Royal Harbor sales on 82 distinct parcels in the five years since August 30, 2021, so by our arithmetic roughly one Royal Harbor parcel in five changed hands in a qualified sale in that time. On any one street, that is one or two sales a year. Few homes on your canal come up for sale in the same season, so the next owner on your street who sells should call us first: the handful of sales each year is what the next buyer’s appraiser will use, and the price you set becomes part of that record.

How Do Royal Harbor’s Plats and Streets Compare for a Seller?

Royal Harbor’s three plats price very differently. On Collier County’s 2026 preliminary roll, the median house is valued at $2,883,026 in Unit 1, $3,565,075 in Unit 2 and $7,054,877 in Unit 3, where lots average 0.41 acre and houses are newest. Your plat, street, lot size and build era place your home on that ladder before anything else does.

Data updated: September 2026 (Collier County 2026 preliminary roll and parcel map, data files dated 29 Aug 2026; single-family homes only)

The Three Plats Side by Side

Collier County 2026 preliminary roll, county just value, not a sale price (Collier County Property Appraiser 2026 preliminary roll). Unit 1 also holds two parcels that carry only a dock, seawall or pool and one City of Naples parcel, and Unit 2 two more dock, seawall or pool parcels, which is why homes and vacant lots do not add up to the parcel count. The plat citations appear in City records that describe individual lots, including Resolution 06-11287 for Unit 1, Resolution 14-13557 for Unit 2 and Resolution 14-13553 for Unit 3. Royal Harbor Unit 1 was on record by October 9, 1957; the recording dates of all three plats are on the plat sheets in Collier County Plat Book 3.

Street by Street

Collier County 2026 preliminary roll and parcel map, data files dated August 29, 2026, county just value, not a sale price. Water edge is our measurement from county parcel geometry, each lot boundary buffered 5 feet and tested against the county’s water polygons; The Row’s condominium units are not included. Medians of an even count are the midpoint of the two middle values.

Where the Older Stock Sits

The streets whose median house dates from 1972 to 1977, Wahoo Court, Sandpiper Street, Mullet Lane, Dolphin Road, Shad Court and Bonita Lane, hold much of the neighborhood’s pre-1980 stock, and their median county values, $2,014,310 to $2,752,192, sit close to the land values on the roll. If your house is one of them, your buyer is very often a builder or a household planning to rebuild, and the price conversation is about the lot: its size, its water edge, its flood elevation and whether it pays the district. We show that buyer the land sales and the rebuild math rather than asking them to pay for finishes they plan to demolish.

Where the New Builds Cluster

Most of the 117 houses built since 2015 stand on Tarpon Road (35), Snook Drive (23) and Kingfish Road (15), and Cobia Court’s median house dates from 2016 and Dolphin Court’s from 2020. A new house on one of those streets competes with the other new houses nearby, not with the neighborhood median, and the 12-month record shows how far apart the two kinds of sale now are: in the same MLS window, new and newer houses closed at $5,100,000 to $15,150,000 while the smaller two- and three-bedroom houses closed at $1,650,000 to $2,975,000.

Unit 3 and the Top of the Ladder

Unit 3, which holds Trout Court and parts of Tarpon Road, Snook Drive and Kingfish Road, has the largest lots (a median 0.41 acre), the newest houses (median year built 2011) and a median county value more than twice Unit 1’s. It also has the fewest sales: two qualified county sales in the last 12 months, one of them a vacant 0.40-acre lot at $3,900,000. A Unit 3 seller is pricing into the thinnest part of the market, where each sale is effectively its own comparable, and where the building envelope the City allows on a larger lot (covered in the section on older homes and homesites below) is part of the value.

The Row at Royal Harbor

The only condominium inside Royal Harbor’s plats is The Row at Royal Harbor, five units on Chesapeake Avenue built in 2018. None closed in the last twelve months on the MLS and none was listed on September 26, 2026, so a Row seller has no in-window comparable at all. The MLS condominium sales filed under the Royal Harbor development name were in other buildings north of the plats, from $225,000 to $1,399,000, and are not Row prices. We price a Row unit from its own history, the county’s values for the five units and the single-family and condominium sales around it, and the section on The Row below sets out the condominium steps.

Thinking of Selling Your Royal Harbor Home? Start With a Written Valuation

With about 11.4 months of supply, a 90.13 percent median sale to list ratio and asking prices running well ahead of closed prices, the first number you publish is the most important decision of the sale. Request a written opinion of value through our Royal Harbor home valuation request or the McGreevy and Comisar free home valuation, or call Jesse McGreevy direct at (239) 898-6072. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008. Buying instead? See how we represent buyers in Naples, our Royal Harbor buyer guide, or call Marc Comisar at (239) 287-5873.

Which Recent Royal Harbor Sales Matter Most to Your Price?

The Royal Harbor sales that matter most to your price are the closings on your plat, of your build era, on a lot like yours. The 21 in-plat MLS closings of the last twelve months split into three groups: older houses under $3,200,000, a middle band of renovated and 2000s houses, and new construction above $5,000,000.

Data updated: September 2026 (Southwest Florida MLS, single-family closings inside the three plats, 25 Sep 2025 to 24 Sep 2026, pulled 24 Sep 2026; Collier County qualified sales, data files dated 29 Aug 2026)

The 21 Closings by Month

Source: Southwest Florida MLS, single-family closings with the development name Royal Harbor, filtered to the three recorded plats, pulled September 24, 2026. Street name only, never a house number: we do not pair an address with a price. Snook Drive, the street with the most parcels after Tarpon Road, carried seven of the 21 closings; Cobia Court and Marlin Drive three each.

The Top of the Ladder: New Construction Above $5,000,000

Six of the 21 closings were at $5,000,000 or more: Tarpon Road at $5,100,000, Cobia Court at $5,300,000 and $6,599,999, Kingfish Road at $6,100,000, Snook Drive at $6,500,000 and the Dolphin Court record at $15,150,000. On the county’s roll the matching recorded sales were houses built in 2004, 2015, 2017, 2020 and 2025, and the MLS shows living areas of 3,000 to 6,500 square feet at $1,300 to $2,331 per square foot. They sold at 84.47 to 96.38 percent of final list price. A new or late-model Royal Harbor house is priced against these six, adjusted for lot size, water edge and the quality of the finish, and a seller whose house is newer than 2015 should expect the buyer to know every one of them.

The Middle of the Ladder: $3,000,000 to $5,000,000

Four closings sat between $3,000,000 and $5,000,000: two on Marlin Drive at $3,025,000 and $3,887,500, and two on Snook Drive at $3,150,000 and $3,700,000. On the county’s recorded sales, three of those four were houses built in 1996, 2006 and 2007 and one in 2013. These are the houses a buyer can live in as they stand, with an upgrade budget, and the sale-to-list ratios, 86.55 to 92.62 percent, show buyers negotiating hard where the house needed work. A 1990s or 2000s house priced in this band has to be priced from these four, not from the new builds.

The Entry Level: Older Houses Under $3,000,000

Eleven of the 21 closings were under $3,000,000, from $1,650,000 on Sandpiper Street to $2,975,000 on Mullet Court, most of them two- and three-bedroom houses of 1,435 to 3,302 square feet. On the county record, the matching improved sales were houses built between 1969 and 1991. These buyers are pricing a lot, and their sale-to-list ratios show it: the four deepest discounts in the whole set, 74.45, 77.97, 78.80 and 78.85 percent, were all in this group, on houses whose list prices had been set as if the house carried the value. The sales that went quickly, including a Sandpiper Street house that closed after 5 days and a Snook Drive house after 48, were priced from the start as lots.

The Record Sale and What It Means

The $15,150,000 Dolphin Court sale, recorded January 29, 2026, is the highest qualified sale in Collier County’s Royal Harbor record: a house built in 2025 on 0.42 acre. It sold at 94.72 percent of its final list price after 65 days. It lifts the twelve-month dollar volume and the top of the range, but not the median, and a seller elsewhere in the neighborhood should not read it as a comparable. What it proves is that a finished new house on a larger, well-sited Royal Harbor lot can command a price per square foot, $2,330.77 of living area, that no older house in the set came close to.

What a Buyer’s Appraiser Will Use

A lender’s appraiser looks for the closest recent sales by location, lot, age, size and condition, and in a neighborhood that records 13 to 21 single-family sales a year, the appraiser will reach back further and across plats. We give the appraiser the file an out-of-area appraiser will not have: the flood elevation of your lot and of each comparable, the water edge from the county’s parcel map, whether each comparable pays the East Naples Bay district, the county’s building value against its land value, and the permits for the dock, lift and seawall. The appraisal protects the price only if it compares your house with the right sales.

Royal Harbor vs Port Royal: Which Neighborhood Will Your Buyer Weigh Against Yours?

Your Royal Harbor buyer will often price Port Royal first. Both were carved from the bay’s mangrove shore in the 1950s and share the City of Naples and its schools, but Port Royal’s median single-family sale ran almost six times Royal Harbor’s in the last 12 months, and only Port Royal owners get a private club and beach.

Data updated: September 2026 (Southwest Florida MLS, single-family closings 25 Sep 2025 to 24 Sep 2026, pulled 24 Sep 2026; City of Naples Code; Port Royal Club membership page)

Why Your Buyer Compares the Two

Port Royal is the name searchers most often run together with Royal Harbor, and the neighborhood Naples waterfront buyers most often hear quoted as the benchmark. The two sit on opposite shores of the same bay, and NOAA’s Coast Pilot describes them in one sentence: “Canals have been dredged and the former marshland backfilled to form waterfront homesites in the areas of Port Royal at the south end of the city, Royal Harbor on the east side of Naples Bay, and The Moorings at the north end of the city,” per the 2026 U.S. Coast Pilot 5. Royal Harbor is not part of Port Royal. A buyer who starts in Port Royal and finds its floor price too high is often the buyer who ends up on a Royal Harbor canal, and your listing should be ready for the comparison.

The Decision Table

Sources for the Royal Harbor column: the 2026 U.S. Coast Pilot 5; the 1957 date in Resolution 633; zoning from the City’s zoning layer; the dock paragraph from the City’s dock code and Ordinance 10-12741; the district from Ordinance 87-5330 and the City’s December 12, 2025 canal map; the association from its association page; schools from the district’s address lookup. Sources for the Port Royal column: the same Coast Pilot; the City centennial history timeline; the R1-15A district in Ordinance 99-8638 and Ordinance 2025-15762; the dredging assessment from the City’s special assessments page; club terms from the Port Royal Club membership page. Market rows for both columns: Southwest Florida MLS (Matrix), each neighborhood by its own development name, single-family closings September 25, 2025 to September 24, 2026, pulled September 24, 2026; price ranges from the September 22, 2026 pull. The Port Royal association cell reads “not compared” because the research read the association record for Royal Harbor only.

Where Royal Harbor Comes Out Ahead for Your Buyer

• Price per square foot. Royal Harbor’s median of $1,149.51 per square foot of living area is about 40 percent of Port Royal’s $2,897.73 (same MLS window; 22 and 30 closings).
• A dock rule with no limit on boat beam. On Royal Harbor’s interior canals, the City’s dock paragraph says “There shall be no restriction on vessel width or beam,” as Ordinance 10-12741 wrote it in 2010.
• Canals already dredged, through a district levy. Every Royal Harbor reach was completed or not affected by December 2025, paid for through the district’s 0.5 mill rather than a per-lot assessment.
• Faster sales. Royal Harbor’s development-name median home sold in 77 days on the market against 123 in Port Royal.
• No club dues and a lower entry point. Royal Harbor has no club and no mandatory association, and its 12-month MLS sales started at $1,650,000 against Port Royal’s $6,300,000.
• The same schools and City services. The same three zoned schools, the same police, fire and utilities.

Where Port Royal Comes Out Ahead

• A private club with a beach, open to owners of eligible Port Royal properties, per the club’s membership page. Royal Harbor has no club at all.
• The higher price tier, $6,300,000 to $55,000,000 over the same twelve months.
• Dock rules built around deeper water: Port Royal piers on Naples Bay and Gordon Pass may reach 5 feet of water at mean low water under the City’s dock code.
• The Gordon Pass end of the bay. From the middle of Marlin Drive in Royal Harbor, Gordon Pass is 2.54 statute miles away in a straight line, by our measurement, and the run down the bay passes under no bridge the Coast Pilot lists.

Who Should Choose Which

Choose Royal Harbor if you want canal or bay frontage in the City of Naples at about 40 percent of Port Royal’s price per square foot, with a dock rule that sets no limit on your boat’s beam and no club dues. Choose Port Royal if a private club and beach and the Gordon Pass end of the bay matter more than cost. A boater with a wide-beam boat and a budget under Port Royal’s floor will find a Royal Harbor canal lot more useful than a club; a buyer who wants a private beach and a club calendar should look across the bay; and the buyer in between should compare specific houses on the flood elevation, the seawall survey and the depth at the dock.

What the Comparison Means for Pricing Your Royal Harbor Home

A Royal Harbor seller should market to the buyer this table describes: the boater who wants City of Naples waterfront without Port Royal’s price, club or floor. That means leading with the facts Port Royal cannot match on cost, the beam rule, the dredged canals, the run to the pass and the district-funded maintenance, and pricing inside the Royal Harbor ladder rather than reaching for Port Royal’s per-foot numbers. The two markets overlap only at the very top, where a Royal Harbor new build on a larger lot, like the $15,150,000 Dolphin Court sale, meets the lower end of Port Royal’s range. Everywhere else, your buyer is choosing Royal Harbor because it is not priced like Port Royal, and the list price has to respect that. For a buyer’s view of the same comparison, see our Royal Harbor buyer guide, or call Marc at (239) 287-5873.

How Does Royal Harbor Compare With Other Naples Waterfront Markets for a Seller?

Royal Harbor sits at the lower end of south Naples’ waterfront price ladder and sold faster than its neighbors across the bay. On the same twelve-month MLS window its development-name median sale was $3,000,000 in 77 days, against $9,075,000 in 204 days in Aqualane Shores and $6,100,000 in 111 days for Olde Naples single-family homes.

Data updated: September 2026 (Southwest Florida MLS, single-family closings 25 Sep 2025 to 24 Sep 2026, pulled 24 Sep 2026; 12-month ranges pulled 22 Sep 2026; Collier County 2026 preliminary roll)

The Seller’s Benchmark Table

Southwest Florida MLS (Matrix), each neighborhood by its own development name, single-family closings September 25, 2025 to September 24, 2026, pulled September 24, 2026. Medians come from the same function; an even count takes the midpoint of the two middle sales. A wider set from the same MLS over the 365 days to September 22, 2026 gives counts and ranges only: The Moorings 53 closings, $2,150,000 to $18,300,000; Park Shore 53, $1,600,000 to $14,500,000; Pelican Bay 37, $1,350,000 to $21,000,000; Oyster Bay, Royal Harbor’s neighbor in the same dredging district, one sale.

What the Benchmark Says to a Royal Harbor Seller

Three readings matter. First, Royal Harbor homes sold faster than every neighbor in the table, 77 development-name days against 111 to 204, which says the buyers who want this neighborhood act when the price is right. Second, the discount from list was slightly deeper, 90.21 percent against 91.21 to 92.41, which says buyers here push back hardest on list prices set above the recent sales. Third, the price per square foot, about 65 percent of Aqualane Shores’ and 40 percent of Port Royal’s, is the value case your listing makes to a boater priced out across the bay.

Aqualane Shores, the Closest Analogue Across the Bay

Aqualane Shores, the west-shore canal neighborhood directly across Naples Bay, is Royal Harbor’s closest analogue on the record: the 2006 Naples Bay study names the two together as the developments that replaced the bay’s mangrove shoreline, per the South Florida Water Management District’s copy of the report. Our Aqualane Shores neighborhood guide sets out that market in full. On the county roll, the median Aqualane Shores house across its seven plats is valued at $7.21 million with a median bill of $49,353, against $3,673,316 and $26,620 in Royal Harbor (Collier County 2026 preliminary roll, county just value, not a sale price), so the typical Royal Harbor house is valued at about half the typical Aqualane Shores house. The dock rules differ too: under the City’s dock code, Aqualane Shores piers may reach 15 feet or 10 percent of the waterway’s width, while Royal Harbor’s interior-canal piers stop 5 feet past the seawall line with no limit on vessel beam.

Oyster Bay and Golden Shores, the District’s Other Neighborhoods

Royal Harbor’s closest neighbors on the map share its dredging district. Ordinance 87-5330, which created the East Naples Bay Special Taxing District by referendum on August 5, 1987, states that “The District includes all of the canals of Golden Shores, Oyster Bay, and Royal Harbor Subdivisions,” per the City’s copy of the ordinance. Oyster Bay recorded one single-family sale in the 365 days to September 22, 2026 on the Southwest Florida MLS, too few for a range or a median, so a Royal Harbor seller rarely competes with the district’s other two neighborhoods for the same buyer.

How Do We Price a Royal Harbor Home?

We price a Royal Harbor home lot first and house second. We start from recorded sales on your plat and street, of your build era and lot size, then adjust for water edge and frontage type, the base flood elevation, the East Naples Bay district line, the dock the code allows and the 20 homes a buyer can tour instead.

Data updated: September 2026 (Southwest Florida MLS pulled 24 and 26 Sep 2026; Collier County 2026 preliminary roll, data files dated 29 Aug 2026; FEMA National Flood Hazard Layer)

Lot First, House Second

On the county’s books, land is 62.4 percent of a Royal Harbor home’s value at the neighborhood median, and on a pre-1980 house the building is a median 9 percent (Collier County 2026 preliminary roll, county just value, not a sale price). A buyer paying for an older house is mostly paying for the lot, the water edge and the dock rights. So we begin every valuation with the land: the recent vacant homesite sales ($2,800,000 for 0.25 acre and $3,900,000 for 0.40 acre, both in June 2026), the lot sales of earlier years and the land component of the closest improved sales. Only then do we add what your house contributes, which on a new build is most of the price and on a 1960s house can be close to nothing.

Water Edge and Frontage Type

Every platted lot touches water, but not equally. On the county’s parcel map the median lot has about 94 feet of water edge, from 20 feet on a cul-de-sac bulb lot to 333 feet on a point lot; by street the medians run from 90 feet on Bonita Lane, Mullet Lane and Sandpiper Street to 180 feet on Tuna Court and 186 on Trout Court. More water edge usually means a longer dock, a wider view and more room for a lift, and buyers pay for it. Whether a lot faces a canal, Naples Bay or Haldeman Creek also changes which dock paragraph applies, and the county map does not separate bay frontage from canal frontage, so we confirm frontage type from the survey for your lot before we price it.

The Base Flood Elevation of Your Lot

A lot mapped at AE 8 rather than AE 9 needs one foot less of floor height for a new house, which means less fill, fewer stairs and a foot more room under the 30-foot height limit. Measured at the street side, the 8-foot pockets are the south and east ends of Tarpon Road and Snook Drive, all of Dolphin Lane and parts of Sandpiper Street, Dolphin Road and Sheepshead Drive (FEMA National Flood Hazard Layer). On an existing house, what matters more is the elevation certificate: a floor well above the base flood elevation is worth real money every year in the flood premium, and a floor below it points the buyer toward a rebuild.

The Build Era and the 50 Percent Rule

In the City of Naples, work on a home in a flood zone counts as a substantial improvement when its cost reaches 50 percent of the structure’s market value before the work. The City used a one-year cumulative lookback from 2007 until December 4, 2024, when Ordinance 2024-15508 eliminated it. The City measures the structure’s value from the county’s assessed building value or an owner’s licensed appraisal of depreciated replacement cost. As an illustration only, at the median pre-1980 improvement value of $208,982, the City’s 50 percent threshold would be reached by about $104,500 of work, if the City used the county’s building value. A buyer who knows that arithmetic will not pay a renovation premium for an older house, and our price reflects it.

The District Line on Your Tax Bill

On the 2026 preliminary roll, 358 of Royal Harbor’s 421 parcels pay the East Naples Bay Special Taxing District’s 0.5 mill. The 63 that do not are on the bay and creek ends of Tarpon Road and Kingfish Road, on Dolphin Lane and Dolphin Court, and three on Marlin Drive; the 1987 ordinance excludes properties facing Naples Bay. Your tax bill shows whether your parcel pays it. At the neighborhood’s median county value the district line is about $1,837 a year before exemptions (illustrative, at the neighborhood’s median county value). It is a small number against the price, but a buyer comparing two canal houses will ask, and the answer belongs in the listing.

The Dock You Have and the Dock the Code Allows

A permitted dock, lift and davits are part of the price, and so is the dock the next owner could build. On an interior canal the City’s code lets a pier reach only the platted property line, 5 feet past the platted seawall line, with no limit on the beam of the boat; on the bay and creek frontage the dimensions are set case by case with the Royal Harbor Association and the city manager (City Code Sec. 56-93). We price a permitted, working lift and a recent seawall survey as real value, and we price an unpermitted dock or a seawall near the end of its life as a cost the buyer will deduct.

Why Automated Estimates Miss in Royal Harbor

An automated estimate averages nearby sales without knowing that the house two doors away is a 2025 build on a 0.42-acre lot and yours is a 1972 house on a quarter acre. In Royal Harbor that single error can move an estimate by millions: the twelve-month MLS closings ran from $878 to $2,331 per square foot of living area on houses within a few hundred yards of each other. Estimates also cannot see the flood elevation of a lot, the dock paragraph that applies, whether the parcel pays the district or the Save Our Homes reset the buyer will face. We price from the sales that match, with each adjustment written down.

Pricing Against 20 Active Listings

Twenty in-plat homes were for sale on September 26, 2026, most of them priced above $5,000,000 and nine of them on the market more than 180 days. A buyer touring Royal Harbor will see several of them before seeing yours, and a price set to match their asking prices rather than the closings will join them on the shelf. We place your home against the actives the buyer will actually compare: the same plat and water, the same era, the same lot size, with a price that makes yours the obvious choice among them rather than the one that helps the others sell.

Pricing a Vacant Homesite

A vacant Royal Harbor homesite is priced from land sales, lot size, water edge, frontage type, flood elevation and zoning district. The 25 vacant homesites on the 2026 preliminary roll carry county values from $1,595,750 to $4,900,000, and the two June 2026 sales were more than a million dollars apart on lots of 0.25 and 0.40 acre. A buyer for a homesite is usually a builder or a household with an architect, and they will ask for the survey, the flood elevation, the zoning district and any seawall permit before they will name a number, so we assemble those first.

How Do We Market a Royal Harbor Home?

We market a Royal Harbor home to the buyer who wants to keep a boat at the house inside the City of Naples: we lead with the water, the dock, the run to Gordon Pass and the flood file, show the house from the canal and the air, and reach buyers weighing Port Royal and Aqualane Shores across the bay.

Data updated: September 2026 (NOAA U.S. Coast Pilot 5, 2026 edition; Collier County 2026 preliminary roll, data files dated 29 Aug 2026; City of Naples Code)

Who Actually Buys in Royal Harbor

Royal Harbor’s buyers are defined by what they want, not who they are. Most want a boat at the house and a short run to the Gulf. Some want a lot to build on and will judge your house mainly by whether it is worth keeping. Others want a finished new house on the water in the City at a lower price per foot than across the bay. About six in ten Royal Harbor homes are homesteaded on the county roll, so both full-time and seasonal owners are part of the market. The listing has to answer all of them without talking down to any.

Lead With the Water and the Run to Gordon Pass

NOAA’s Coast Pilot names only one bridge on Naples Bay: the fixed U.S. 41 span at the head of the bay, with 10 feet of clearance, north of Royal Harbor. Royal Harbor’s canals open onto the bay south of it, so the run south to Gordon Pass passes under no bridge the Coast Pilot lists. Canal widths and water depth at each dock, not bridge clearance, are the practical limits. We lead the listing with the facts a boater prices: your water edge, the dock and lift with their permits, the beam rule, the straight-line distance to the pass (about 2.2 nautical miles from the middle of the neighborhood) and a recent low-tide sounding at your seawall.

Photography From the Water and the Air

A Royal Harbor house is bought from the water side, so we photograph it from the water side: from the canal or bay, from the dock and from the air, showing the turn into the bay and the line to the pass. We shoot at the tide and light that show the depth and the dock honestly. Inside, we show what the buyer will keep. For an older house being sold as a homesite, we photograph the lot, the water edge and the orientation, and we supply a site plan with the zoning envelope instead of glamour shots of a kitchen the buyer plans to replace.

Marketing a Teardown as a Homesite

When the county values your house at a small fraction of its lot, we say so in the marketing and aim at the buyers who build: builders active on the east side of the bay, architects, and households with plans already drawn. We present the lot’s size and water edge, its flood elevation and zoning district, the building area the City’s table allows, whether it pays the district, and the seawall and dock permits. A builder who can underwrite the lot from the listing makes an offer faster and with fewer contingencies.

Where the Listing Gets Seen

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 the agents who work the Naples waterfront on both sides of the bay. Because the MLS files some homes outside the plats under the Royal Harbor development name, we make sure your listing reads as a Royal Harbor plat home, with the plat, the water and the district line stated, so it is compared with the right houses.

Showings in an Open Neighborhood

Royal Harbor has no gate and no guard, so showings are simpler than in the gated clubs: a buyer’s agent drives to the house. We still manage every showing, confirm the buyer’s agent and the buyer’s pre-approval or proof of funds, and for boaters we arrange a look from the water where it helps. Marc runs the field side himself, including for sellers who are not in Naples during the season.

Signs, Open Houses and Construction Next Door

There is no association sign rule for Royal Harbor’s houses, because the association is voluntary and has no rulemaking power, and City rules apply. We hold open houses where they help, usually for houses priced for the broad middle of the market. One thing we plan around is construction: the City allows residential construction from 7 a.m. to 6 p.m. Monday to Saturday under Sec. 16-291, and with 117 houses built since 2015 and 25 vacant homesites, a rebuild next door is common. We schedule showings and photography around it.

Discreet and Off-Market Options

When discretion matters more than exposure, we market a Royal Harbor home quietly to qualified buyers and agents before or instead of a public listing, and we talk through the trade-off first. In a neighborhood that recorded 13 to 20 qualified sales a year since 2022, exposure is often what closes the gap between asking and sold price, so we recommend a quiet start only when it serves your goal. Confidential conversations are welcome at (239) 898-6072.

How Do We Negotiate a Royal Harbor Contract?

We negotiate a Royal Harbor contract at the partner level, with the buyer’s inspection, insurance and appraisal questions answered before the offer arrives. In a market where the median home closed at 90.13 percent of list, the negotiation is about the seawall, the dock, the floor height and the insurance quote as much as the price.

Data updated: September 2026 (Southwest Florida MLS, in-plat closings pulled 24 Sep 2026 and actives pulled 26 Sep 2026)

Partner-Level Negotiation, Never an Assistant

Jesse or Marc negotiates every offer personally. In a market with about 11.4 months of supply, the buyer knows there are other houses, and the way a counteroffer is framed, with the recent sales and the record behind it, is what keeps a good buyer at the table without giving away the price.

Reading a 90.13 Percent Market Correctly

A 90.13 percent median sale to list ratio does not mean every buyer expects ten percent off. In the twelve-month record, the homes priced from the start where the closings were sold close to list and quickly, and the deepest discounts, 74.45 to 78.85 percent, fell on older houses listed as if the house carried the value. The negotiation starts with the list price: if it was set from the right sales, we defend it with those sales, and the buyer’s opening number is answered with the record rather than with a split-the-difference counter.

The Inspection Period Is About the Seawall, the Dock and the Floor

Royal Harbor inspections turn on four things a general home inspection does not cover well: the seawall’s condition and its last permit survey, the dock and lift and their permits, the elevation certificate and the floor height, and the roof and openings for the wind-mitigation form. Seawall age and cap height are lot-specific; the City’s permit file for the address holds the last survey. We pull the City permit file for your address before listing, so the inspection period confirms what the listing already disclosed instead of discovering it.

Insurance Quotes Before the Offer

Flood insurance cost depends on each home’s elevation certificate; ask for it at listing, or look the address up on the City’s flood portal (City of Naples flood portal). A buyer who gets an insurance quote in week two of a contract and finds it higher than expected will try to renegotiate. We give serious buyers the elevation certificate, the wind-mitigation form and the current flood policy’s declarations page up front, so the quote is in hand before the offer is signed.

Appraisal Gaps at the Top

With only a handful of sales above $5,000,000 each year, a lender’s appraiser can struggle to support a new-construction price. We give the appraiser the comparable file described above, with the flood elevation, water edge, lot size and county land values of each comparable, and we structure the contract so an appraisal gap is addressed in the terms rather than discovered at the end.

Negotiating With a Builder

A builder buying an older Royal Harbor house for its lot negotiates differently from a household buying a home. Builders want a clean survey, a short inspection period, the zoning and flood facts in hand and a closing date that fits their permit schedule, and they will trade price for certainty. We know that buyer’s arithmetic, the land value, the demolition, the elevated rebuild and the resale price of a new house, and we negotiate from it.

What Does It Cost to Sell a Home in Royal Harbor?

Selling a Royal Harbor house costs the negotiated commission, Florida documentary stamp tax on the deed at $0.70 per $100, a property tax proration credited to the buyer, and small closing items such as the municipal lien search. There is no association estoppel on a house, and in Collier County the buyer customarily pays the owner’s title policy.

Data updated: September 2026 (Florida Statutes 201.02; Collier County 2026 preliminary roll, data files dated 29 Aug 2026; Florida Administrative Code Rule 69O-186.003)

Documentary Stamp Tax on the Deed

Florida charges $0.70 per $100 of consideration, or portion thereof, under Florida Statutes 201.02, and a Florida seller customarily pays it on a residential resale; the Florida Department of Revenue publishes the method. At the Royal Harbor in-plat MLS median of $2,975,000 that is $20,825. At the county’s improved-home median of $3,700,000 it is $25,900, at the twelve-month low of $1,650,000 it is $11,550, and at the record $15,150,000 it is $106,050 [our arithmetic]. It is the largest fixed cost of selling after commission and appears on your closing statement as one line.

Title Insurance and the Collier County Custom

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 moving within Southwest Florida should confirm it in writing rather than assume the Lee County habit. 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. On a Royal Harbor lot, the title commitment is also where the buyer learns what, if anything, is recorded against the parcel, since no recorded declaration binding the single-family plats turned up in the records we reviewed.

No Association Estoppel on a House, One at The Row

A Florida estoppel certificate states what an owner owes an association, and it is ordered at every sale in a community with a mandatory association. Royal Harbor’s houses have none: the Royal Harbor Association is voluntary, levies no assessment and issues no estoppel, so a single-family seller here saves the fee and the wait. The five units at The Row at Royal Harbor are the exception. Their condominium association’s estoppel follows Florida Statutes 718.116, and the statute has the Department of Business and Professional Regulation adjust the fee cap for inflation; under the department’s current 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. The condominium association does not publish its assessments; the estoppel certificate at resale states them. In Collier County practice the seller customarily pays the estoppel fee.

The Municipal Lien Search and Open Permits

Because Royal Harbor 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 Royal Harbor house the open-permit line matters: docks, lifts, seawalls, pools and additions all carry City permits, and a permit that was never finaled can hold up a closing. We ask the City file for your address before listing so any open permit is closed while there is time.

Commission After the NAR Settlement

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, based on the buyers your home is likely to meet.

The Property Tax Proration

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 a Royal Harbor bill that credit is large. As an illustration, a June 30 closing on the neighborhood’s median 2026 preliminary bill of $26,620 would credit the buyer about $13,200 (181 days of 365) [our arithmetic]; in Unit 3, where the median bill is $52,711, it would be about $26,140. These are 2026 preliminary roll figures; the November 2026 tax bill is the final record.

A Seller Net Sheet at the Royal Harbor Median

The proration line is 181 days of $26,620, the median 2026 preliminary bill on Royal Harbor’s 386 single-family parcels [our arithmetic]. Your own net sheet uses your contract price, your bill, your closing date and any repairs or credits the contract sets, and we build it with you before you sign a listing agreement. Nothing here is tax or legal advice; your closing agent prepares the final statement.

What Must a Royal Harbor Seller Disclose Under Florida Law?

A Royal Harbor single-family seller owes no homeowners association disclosure summary, because Royal Harbor has no mandatory association, but does owe Florida’s 2024 flood disclosure, the property tax disclosure summary and every known material defect. A seller at The Row at Royal Harbor falls under the condominium statute instead.

Data updated: September 2026 (Florida Statutes 720.401, 718.503, 689.302 and 689.261, retrieved 26 Sep 2026)

Why the Section 720.401 Summary Does Not Arise on a Royal Harbor House

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,” and on a resale the parcel owner supplies it. The duty attaches only where a mandatory homeowners association exists. Royal Harbor has no mandatory homeowners association: the Royal Harbor Association, Inc. is a volunteer 501(c)(4) nonprofit that invites every homeowner to join for $50 a year, so the Section 720.401 disclosure summary duty does not arise for a Royal Harbor single-family resale. If a buyer’s contract form carries the summary by habit, your closing agent or attorney can confirm what applies to your lot. This is information, not legal advice.

The Row at Royal Harbor Sits Under the Condominium Statute

Section 720.401 does not apply to an association regulated under Chapter 718, the condominium chapter. The Row at Royal Harbor is a Chapter 718 condominium, so a Row seller’s resale disclosures run under the condominium statute, including the resale provisions of Florida Statutes 718.503, and the buyer receives the condominium’s governing documents. The fork is simple to state: a house on Royal Harbor’s plats has no association regime at all, and a unit at The Row has the condominium regime. We route the exact document list for a Row sale to your closing agent or attorney; this is information, not legal advice.

The Flood Disclosure

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. In Royal Harbor this form is not a formality. Census Tract 6, which is essentially Royal Harbor plus a strip north toward US-41, recorded 312 NFIP claims after Hurricane Ian and 65 after Milton (FEMA OpenFEMA, NFIP claims). Answer it from your own records, completely, and put the elevation certificate and any repair permits beside it.

The Property Tax Disclosure Summary

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. Florida resets a homestead property’s assessed value to just value after a change of ownership under Florida Statutes 193.155. In Royal Harbor, 192 of the 233 homesteaded houses carry a Save Our Homes benefit on the 2026 preliminary roll, with a median benefit of $1,171,411 of assessed value, so the warning describes a real change in the buyer’s first bill.

No Community Development District Disclosure

Florida Statutes 190.048 requires a disclosure to buyers of property inside a community development district. Royal Harbor has none: no district bond or operating levy appears on any Royal Harbor parcel on the 2026 preliminary roll, and no non-ad-valorem assessment appears either; the November 2026 tax bill is the final record. The one special levy on most Royal Harbor bills is the City’s East Naples Bay district, an ad valorem millage, not a development district, and your bill shows whether your parcel pays it.

What a Royal Harbor Buyer Will Ask You to Put in Writing

Beyond the statutes, a Royal Harbor buyer will ask for the elevation certificate, the seawall’s last permit survey, the dock and lift permits and any dock exception, the flood policy’s declarations page, the wind-mitigation form, the storm history of the house and any City code case. None of these is a statutory form, but each answers a question the buyer’s lender, insurer or attorney will ask. Say what the documents say, and no more.

Known Defects and Johnson v. Davis

Under Johnson v. Davis, a Florida seller who knows of facts materially affecting value that are not readily observable must disclose them. For a Royal Harbor home that means prior water intrusion, flood and wind claims, seawall movement or repairs, dock or lift problems, roof and plumbing history, and open or unfinished permits. Disclosing early costs a negotiation; concealing costs the deal.

How Does the Flood Map Affect Selling a Royal Harbor Home?

The flood map shapes every Royal Harbor sale: every parcel is in FEMA Zone AE, 342 of 418 at a 9-foot base flood elevation and 76 at 8 feet, measured at the street side of each lot. A buyer’s lender requires flood insurance, and the elevation certificate decides both the premium and whether an older house is kept or rebuilt.

Data updated: September 2026 (FEMA National Flood Hazard Layer, effective FIRM 8 Feb 2024, queried 26 Sep 2026; OpenFEMA NFIP claims and policies pulled 26 Sep 2026)

Zone AE, Street by Street

Every Royal Harbor parcel is in FEMA flood Zone AE on the map effective February 8, 2024 (panels 12021C0393J and 12021C0581J) (FEMA National Flood Hazard Layer, flood zones; FIRM panels). All 419 addressed parcels on the county roll were geocoded, 418 successfully, and each point was tested against FEMA’s flood-zone polygons, with 44 re-checked directly against FEMA’s live map service. FEMA’s map service returned no Letter of Map Revision or Letter of Map Amendment anywhere in the Royal Harbor area.

The Water Side of the Lot

The street-side reading is the zone at the front of the lot, and a Royal Harbor lot’s back yard is the water. The water side of a canal or bay lot can be mapped higher, and a few bay-front lots on Kingfish Road sit close to a high-velocity VE zone, so the elevation certificate or a survey settles any one house. On the same map a Zone AE 10 polygon follows the bay and canal water areas, and about 102 of the geocoded street points lie within 45 meters of its edge. For a seller, the practical point is to have the survey and certificate that answer the question for your lot, rather than let a buyer’s insurer assume the worst.

Elevation Certificates

The certificate, completed by a licensed surveyor, records the height of the lowest floor, the garage slab, the machinery and the ground around the house against the base flood elevation, and it is the single document that drives an NFIP flood premium. Flood insurance cost depends on each home’s elevation certificate; ask for it at listing, or look the address up on the City’s flood portal (City of Naples flood portal). A house permitted in a flood zone under modern rules normally has one in its permit file. For one of the 131 houses built before 1980 there may be none on record, and ordering one before listing is the single most useful thing an older-house seller can do.

Building a New House to the Flood Rules

A new Royal Harbor house is designed to the City’s design flood elevation, the base flood elevation plus one foot, per the City’s flood mitigation guidance. By our arithmetic that puts the lowest floor at 10 feet NAVD88 on an AE 9 lot and 9 feet on an AE 8 lot, measured at the street side. Below that line the City allows only parking, storage and building access, with flood vents, and it does not allow dry floodproofing for residential buildings. A buyer planning a rebuild prices those rules into the lot, which is why a lot’s flood elevation belongs in the listing.

Hurricane Ian in the Record

In Hurricane Ian, on September 28, 2022, the USGS storm-tide sensor at the Gordon River bridge in Naples Bay read 7.10 feet NAVD88 (NHC Tropical Cyclone Report, Ian). Ian’s peak at the USGS sensor in Naples Bay, 7.10 feet NAVD88, was about 1.9 feet below the 9-foot base flood elevation that covers most Royal Harbor lots; still-water gauges do not include waves. That arithmetic describes the bay, not any house. No surveyed high-water mark inside Royal Harbor was located for this guide; the figures shown are from gauges in and near Naples Bay, and the City has not published storm damage counts by neighborhood.

What the Flood Claims Record Shows a Buyer

FEMA publishes flood claims without addresses, by census tract. Census Tract 6, which is essentially Royal Harbor plus a strip north toward US-41, recorded 312 NFIP claims after Ian (211 single-family), with about $32.4 million paid for buildings and $6.4 million for contents, and a median single-family building payment of $94,438; Milton in 2024 added 65 claims (FEMA OpenFEMA, NFIP claims). Across ZIP 34102 in Ian, homes built before 1975 averaged $175,424 in building payments against $62,780 for homes built in 2010 or later. Buyers read these figures, and a seller’s own claims history, repairs and floor height are what place a house on the right side of them.

Evacuation Zone A and the South End

Every Royal Harbor parcel is in Collier County hurricane evacuation Zone A (Collier County, hurricane evacuation zones). The Conservancy of Southwest Florida’s July 2026 Flood Resilience Blueprint lists “the south end of Royal Harbor and Old Naples” among shorelines “with moderate wave exposure due to longer fetches,” exposed to waves from the south across 2.5 miles of water (Conservancy of Southwest Florida, Flood Resilience Blueprint). For a seller at the south end, a recent seawall survey and a certificate showing the floor height answer the question that report raises.

What Will Your Buyer Pay to Own a Royal Harbor Home?

Your Royal Harbor buyer will pay Collier County property tax at 9.5076 mills inside the East Naples Bay district or 9.0076 outside it, on the full just value after the Save Our Homes reset, plus City utilities, and flood and wind insurance priced house by house. There is no mandatory association fee, no community development district and no club.

Data updated: September 2026 (Collier County 2026 preliminary roll, data files dated 29 Aug 2026; City of Naples 2026 utility rates; OpenFEMA NFIP policies effective Jun 2025 to May 2026; Citizens county reports to 31 Aug 2026)

Property Tax at 9.5076 or 9.0076 Mills

On the 2026 preliminary roll, the 358 parcels inside the East Naples Bay Special Taxing District are taxed at 9.5076 mills and the 63 outside it at 9.0076 mills; the only difference is the district’s 0.5 mill. The larger pieces are the same for every parcel: 4.1470 mills for the School Board, 3.2449 for Collier County, 1.2900 for the City of Naples and 0.3257 for the water management and mosquito control districts combined. The City raised its operating millage from 1.23 to 1.29 mills for fiscal 2026-27, adopted September 16, 2026, as reported by Gulfshore Business. These are 2026 preliminary roll figures; the November 2026 tax bill is the final record.

The Save Our Homes Reset Your Buyer Will Face

The median 2026 preliminary bill on Royal Harbor’s 386 houses is $26,620, but a buyer should not budget from it, because it includes long-held homes whose assessed values are capped. On our arithmetic at the median value, 2026 preliminary rates, before any non-ad-valorem charge, a new owner of a house at the neighborhood’s median county value of $3,673,316 would pay about $34,924 inside the district and $33,088 outside it without a homestead exemption, and about $34,553 and $32,741 with one. We give buyers that illustration for your specific house, so the tax line is settled before the offer rather than argued in the inspection period.

City Utilities

Royal Harbor homes are on City of Naples water and sewer, billed every two months. On the City’s 2026 utility rate sheet, effective October 1, 2025, the single-family water base charge is $21.48 plus block rates per 1,000 gallons, sewer is $53.76 plus $5.21 per 1,000 gallons capped at 20,000 gallons, stormwater is $49.56, and solid waste is $77.08 per billing cycle. Council advanced higher stormwater rates in late 2025, as reported by local news in Gulfshore Business. Natural gas is “not available in our neighborhood due to a lack of infrastructure bringing gas to our area from US41,” as the association’s infrastructure page put it in September 2026.

Flood Insurance by Build Era

NFIP policies in Census Tract 6, effective June 2025 to May 2026, from FEMA’s public policy data (FEMA OpenFEMA, NFIP policies); the middle half of single-family policies runs from $1,348 to $6,520, and the median policy carries $250,000 of building coverage. Premiums are quoted house by house; these medians describe existing NFIP policies, not a quote for any home. The City of Naples is a Class 5 community in FEMA’s Community Rating System, which the City says is worth up to a 25 percent discount on standard flood policies (City of Naples, flood insurance).

Citizens and the $700,000 Line

Florida’s insurer of last resort, Citizens, cannot write a home whose dwelling replacement cost is $700,000 or more. On the 2026 preliminary roll, 226 of Royal Harbor’s 386 houses carry a county improvement value of $700,000 or more; that value is not replacement cost, but it shows how much of the housing stock sits above the Citizens line (Florida Statutes, s. 627.351). Citizens reported 11,507 policies in force in Collier County on December 31, 2022 and 2,904 on August 31, 2026 (Citizens Property Insurance, policies in force). Most Royal Harbor buyers are therefore shopping the private market, which is why a clean wind-mitigation form and elevation certificate shorten their search.

Wind Speed and Mitigation Credits

Collier County’s Florida Building Code wind map puts Royal Harbor’s design wind speed at 166 to 167 mph for homes, well inside the wind-borne debris region, so new or replaced windows and doors need impact-rated glass or approved shutters (Collier County wind load map). A City of Naples permit uses the City building department’s own wind map; confirm the exact figure with the permit. Florida insurers must offer discounts for documented wind-mitigation features under Florida Statutes 627.0629, recorded on the state’s form described by the Florida Office of Insurance Regulation. A current form in your listing file is worth ordering.

The November 2026 Homestead Ballot

A statewide amendment on the November 2026 ballot “would increase nonschool property tax exemptions for primary homes from $25,000 to $150,000 in 2027 and $250,000 in 2028,” as reported by Gulfshore Business in September 2026. The proposal goes to voters in November 2026. We do not predict the outcome; we model a buyer’s bill both ways once the result is known.

What Should a Royal Harbor Seller Know About the Dock, the Seawall and the Canal?

A Royal Harbor seller should know that the dock, the seawall and the water at the dock are priced as closely as the house. The City’s code gives Royal Harbor its own dock paragraph, caps seawalls at 4.8 feet NAVD88, and funds canal dredging through a 0.5-mill district that finished every Royal Harbor reach by December 2025.

Data updated: September 2026 (City of Naples Code Sec. 56-93 and Sec. 52-92; Ordinance 10-12741; City canal map dated 12 Dec 2025; NOAA U.S. Coast Pilot 5, 2026 edition)

The Royal Harbor Dock Paragraph

Royal Harbor has its own paragraph in the City’s dock code. As rewritten by Ordinance 10-12741 in 2010, Sec. 56-93(c)(6)(a) reads, for Royal Harbor’s “All interior canals and waterways”: “The shore-normal dimension for a pier shall not exceed the platted property line, said line being 5 feet off shore from the platted seawall line. There shall be no restriction on vessel width or beam.” That is a tight envelope for the dock and a generous one for the boat. Royal Harbor’s plats put each lot’s property line 5 feet out into the water from the seawall line, which is why City staff have treated Royal Harbor as a special case when measuring waterfront setbacks (2013 Planning Advisory Board presentation).

Bay-Front and Creek-Front Docks

Sec. 56-93(c)(6)(b) covers “Properties facing Naples Bay and Haldeman Creek” and ends: “Final dimensions shall be agreed upon by the property owner, the Royal Harbor Association, and the city manager.” The one place City code gives the voluntary association a formal role is dock sizing on the Naples Bay and Haldeman Creek frontage. If you are selling a bay-front or creek-front lot, the dock you have was set case by case, and the buyer will want the approval record; City Council took up dock standards again in 2026; confirm the current text of Sec. 56-93 before designing a dock (City Code Sec. 56-93).

Lifts, Davits and the Storage Overlay

In Royal Harbor a trailered boat lives in a garage, on a lift or in the water, not in the driveway or side yard. That is the effect of the City’s Recreational Vehicle Storage Overlay District, which covers Royal Harbor’s single-family streets: boats, personal watercraft and anything on a trailer may not be kept in an open carport, a front yard, a side yard or the rear yard of a waterfront lot, except that boats and personal watercraft “may be hung on davits at the bulkhead or landward of the bulkhead” (R1-10/RVSOD zoning extract). For a seller, a permitted lift and a garage deep enough for a trailered boat are features to price and to photograph. Boat shelters are allowed only over recessed slips, one story, unwalled, under Sec. 56-53(c).

Seawalls: a 4.8-Foot Ceiling and a Proposed 5.6-Foot Minimum

City of Naples code caps new and replacement seawalls at 4.8 feet NAVD88 (Sec. 52-92). At a September 2025 workshop the City’s consultant recommended a 5.6-foot minimum instead, and as of July 2026 the City was still exploring that ordinance (AECOM presentation to City Council). Seawall age and cap height are lot-specific; the City’s permit file for the address holds the last survey. A buyer will read a seawall near the end of its life as a replacement bill, and the City’s seawall permit checklist shows what the new wall’s permit would require, so we pull your last survey before we list.

Canal Depth and the Low-Tide Sounding

No depth survey of the Royal Harbor canals was read for this guide; have the water at the seawall sounded at low tide before you list. The federal channel outside the canals has published design depths: the Army Corps of Engineers’ permit for maintenance dredging from Naples to Gordon Pass sets 12 feet below mean lower low water at the Gordon Pass entrance and 10 feet inside, each with 2 feet of allowable overdepth (2013 joint coastal permit package). Those are design figures for the federal channel, not a measurement at any Royal Harbor dock. A sounding at your seawall answers the boater’s first question with your own number.

The Dredging District and What It Paid For

The City’s East Naples Bay Dredging and Rock Removal Project reached Royal Harbor after Hurricane Ian delayed it. The City’s canal map dated December 12, 2025 shows every Royal Harbor canal reach completed or not affected; the contractor was finishing the last reach, north of Royal Harbor, in early 2026 (City canal map; City project page). The City said Hurricane Ian added about $1 million to the dredging cost. City Council adopted a district budget of $400,015 for fiscal 2026-27, as adopted on September 16, 2026, per Gulfshore Business. For a seller, freshly dredged canals are a listing fact worth stating with the map beside it.

No Bridge Between the Canals and the Gulf

NOAA’s Coast Pilot names only one bridge on Naples Bay: the fixed U.S. 41 span at the head of the bay, with 10 feet of clearance, north of Royal Harbor. Royal Harbor’s canals open onto the bay south of it, so the run south to Gordon Pass passes under no bridge the Coast Pilot lists (2026 U.S. Coast Pilot 5). In a straight line, Gordon Pass is 2.54 statute miles (2.21 nautical miles) from the middle of Royal Harbor. That is why a sailboat mast or a tall tower is not ruled out by the route itself, and why we put it in the listing.

Manatee Speed Zones

Under Florida’s manatee protection rule for Collier County, Royal Harbor’s canals and Naples Bay are a year-round Slow Speed zone, except a 30 mph corridor in the marked channels; boaters also meet idle-speed water in Gordon Pass. Posted signs control (Rule 68C-22.023, Florida Administrative Code). The City of Naples’ own boating speed zones apply only to Doctors Pass and Moorings Bay; on Naples Bay the state’s manatee zones govern. A buyer who boats will know the rule; stating it plainly makes the listing credible.

The Permits a Buyer Will Ask For

The City’s Marine Permit Application sets the fees for docks, lifts and seawalls, and before the City issues its permit the owner must show any state or federal authorization the work needs. We ask the City file for your dock, lift and seawall permits and any dock exception before listing. An unpermitted lift or a dock that exceeds the platted property line is something a buyer’s attorney will find; finding it first lets us fix it or price it.

What Is Different About Selling an Older Home or a Vacant Homesite in Royal Harbor?

Selling an older Royal Harbor home or a vacant homesite means selling land to a buyer who will build. The buyer prices the lot’s size, water edge and flood elevation, the City’s R1-10 envelope and building-area table, and the 50 percent rule, so the listing has to answer those before a builder will make an offer.

Data updated: September 2026 (City of Naples R1-10 and R1-15 zoning extracts; Collier County 2026 preliminary roll, data files dated 29 Aug 2026)

The Land Is Most of the Value

The 131 houses built before 1980 carry a median county just value of $2,055,236, of which land is a median $1,777,588 and the building a median $208,982, about 9 percent (Collier County 2026 preliminary roll, county just value, not a sale price). New homes by year built ran 11, 10, 4, 2, 10, 11, 12, 19, 16, 11 and 11 from 2015 through 2025, 117 in all and 80 in the 2020s alone. That is the rebuild economy your older house sells into, and it means the price is set by what a builder can do with the lot.

The Zoning Envelope a Builder Will Read

From the City of Naples zoning code (R1-10 and R1-15 districts), as printed in the City’s R1-10 and R1-15 zoning extracts, with the district text in the City Code. Royal Harbor’s single-family streets are zoned R1-10, with R1-15 at the south end of Tarpon Road; the City’s zoning map shows R1-15 at the south end of Tarpon Road; confirm any lot’s district on the City zoning map. Confirm the current table in the City code before a design is drawn.

Height Measured From the Flood Floor

The 30 feet is measured from the greatest of four bases: the first habitable floor FEMA requires, 18 inches above the state environmental agency’s structural requirement, 18 inches above the average crown of the adjacent road, or average natural grade. On a low canal lot the flood rule is almost always the highest, so the 30 feet starts at the flood-driven floor, not the ground. A lot mapped AE 8 rather than AE 9 therefore starts its envelope a foot lower, which a builder values.

How Big a House Fits on Your Lot

The City caps roofed and enclosed building area with a sliding scale, as printed in the City’s R1-10 zoning extract: 48 percent of the first 5,000 square feet of lot, 35 percent of the next 5,000, 24 percent of the next 10,000, 20 percent of the next 30,000, 15 percent of the next 50,000 and 10 percent thereafter. As our arithmetic on that table, the median Royal Harbor lot of about 11,326 square feet allows about 4,468 square feet of building area, about 39.5 percent of the lot. Confirm the current table in the City code before a design is drawn. Lots on the roll run from 0.21 to 0.72 acre, so the envelope, and the price a builder can pay, varies widely.

Splitting or Combining Lots

The median Royal Harbor lot, about 11,300 square feet, cannot be split into two lots that each meet R1-10’s 10,000-square-foot minimum, by our arithmetic on the City’s standards. Combining lots is governed by the City’s lot-combination rules, adopted as Ordinance 2023-15041 on February 1, 2023, per the City’s 2023 voting record. There is no neighborhood design review: the City’s Design Review Board page states that “Single family zoning districts are not subject to design review” (City Design Review Board), which shortens a builder’s timeline and helps your price.

Selling a Vacant Homesite

The 2026 preliminary roll lists 25 vacant homesites across 14 streets, 14 in Unit 1, 7 in Unit 2 and 4 in Unit 3, with a median county value of $1,947,400. For a homesite, we assemble a boundary survey, the flood zone and base flood elevation at the street and water sides, the zoning district, the building-area arithmetic, any seawall permit and survey, and whether the parcel pays the East Naples Bay district. A buyer with those in hand can hire an architect the week the contract is signed.

What Is Different About Selling a Unit at The Row at Royal Harbor?

Selling a unit at The Row at Royal Harbor means selling a condominium inside a neighborhood of houses. The Row’s five units on Chesapeake Avenue, built in 2018, have their own condominium association, sit in the City’s R3-12 multifamily district, and had no MLS closing or listing in the last twelve months.

Data updated: September 2026 (Collier County 2026 preliminary roll; City of Naples zoning layer; Southwest Florida MLS pulled 24 and 26 Sep 2026)

Five Units and No Recent Comparable

The Row at Royal Harbor, five condominium units built in 2018, sits in Zone AE with a 9-foot base flood elevation, like most of the neighborhood. The county’s 2026 preliminary values for the five units run from $1,430,200 to $1,798,600 (Collier County 2026 preliminary roll, county just value, not a sale price). With no Row closing in the last twelve months and none listed on September 26, 2026, a Row seller’s price is built from the building’s own sale history, the single-family market around it and condominium sales elsewhere on the bay, each labeled for what it is.

The Condominium Association and Its Documents

The Row at Royal Harbor has its own condominium association, a Florida not-for-profit corporation reported as incorporated in December 2018; the state registry record will be confirmed when Sunbiz is back online. The condominium association does not publish its assessments; the estoppel certificate at resale states them. The Row’s condominium documents and building height decide whether Florida’s condominium milestone rules apply; ask for them at resale. Florida’s milestone inspection statute applies only to condominium buildings of three habitable stories or more (Florida Statutes 553.899).

Zoning and What It Means for a Buyer

The Row sits in the R3-12 multifamily district on the City’s zoning layer, while every house around it is R1-10 or R1-15. A Row buyer is buying a condominium regime, with a declaration, a budget and assessments, and the condominium disclosure rules described above, which is a different transaction from buying any house on the plats. We run a Row sale on the condominium track from the listing agreement onward.

Which City Rules Affect a Royal Harbor Sale?

The City of Naples rules that affect a Royal Harbor sale are the 30-day rental rule, the boat storage overlay, construction hours, City tree protection, the ban on golf carts on public streets and the utility facts buyers ask about: overhead power lines, no natural gas and fiber by address.

Data updated: September 2026 (City of Naples Code and guidelines; Royal Harbor Association infrastructure page, retrieved 26 Sep 2026)

Rentals: the 30-Day Rule

Royal Harbor homes may be rented for less than 30 days only three times a year under the City’s rules. The City’s short-term rental guidelines state: “Rental terms must be 30 days or longer; except that three times per year, a property may be rented for less than 30 days. A property may not be advertised as available for less than 30-day rentals.” A buyer planning seasonal rentals should plan on monthly or longer terms, and a seller with a rental history should present it within that rule.

Construction Hours and Your Neighbor’s Rebuild

As codified in Sec. 16-291 and restated on the City’s construction hours page, residential construction is allowed from 7 a.m. to 6 p.m. Monday to Saturday, demolition from 8 a.m. to 6 p.m. Monday to Friday, and pile driving from 8 a.m. to 4 p.m. Monday to Friday, and the builder must mail notice to owners within 100 feet at least 21 days before work starts. If a neighbor’s rebuild is under way, we time showings around it and tell buyers plainly, because a finished new house next door usually helps your value.

City Trees in the Right-of-Way

Trees in the City right-of-way in front of a Royal Harbor house belong to the City, and a permit is needed to remove or alter one under Chapter 38 of the City Code. A builder planning a new driveway or raised pad will check them, so we note any right-of-way trees on a homesite listing.

Golf Carts and Low-Speed Vehicles

The City of Naples traffic code, Chapter 36, designates no streets for golf carts, and Florida law bars golf carts from public streets unless a city designates them. A registered, tagged low-speed vehicle may use streets posted 35 mph or less. We never market a Royal Harbor house with golf-cart language.

Power Lines, Gas and Fiber

Royal Harbor’s power lines are overhead. The City commissioned a feasibility study of burying them in Royal Harbor, Port Royal and Aqualane Shores in 2024; the Royal Harbor Association reported in November 2025 that the estimate came to about $30,000 per lot and that the project is on indefinite hold. No undergrounding assessment has been adopted for Royal Harbor (association infrastructure update). The Royal Harbor Association reported that Lumen was installing Quantum Fiber lines in the neighborhood, with completion expected in January 2026; check service by address (association fiber page). A buyer will ask both questions, and the honest answers belong in the listing.

How Long Does It Take to Sell a Royal Harbor Home?

A well-priced Royal Harbor home takes about three months to sell: the 21 in-plat MLS closings of the last twelve months took a median 86 days on market, 11 of them within 90 days, from 5 days to 440. Add a 30- to 60-day contract period, and most sellers should plan on four to five months from listing to closing.

Data updated: September 2026 (Southwest Florida MLS, in-plat closings pulled 24 Sep 2026; Collier County qualified sales, data files dated 29 Aug 2026)

The Season in the Record

Of the 16 qualified sales Collier County recorded in the 12 months to August 29, 2026, 15 were recorded between January 29 and June 19, 2026, the winter and spring months. On the MLS, 13 of the 21 in-plat closings fell between February and April 2026. Buyers here tour in season, from January through April, and close by early summer. A listing that goes live in October or November meets that buyer at the start of the season with photographs and a file ready; a listing that goes live in May meets a thinner pool and usually waits for the next season.

Days on Market, Read Carefully

The 86-day median hides a split. Three of the 21 closings sold within 30 days and 11 within 90, while six took more than 180 days, the longest 440. The quick sales were mostly priced from the start where the closings were; the long ones were mostly listed above them and cut. On September 26, 2026, the 20 active listings had a median 145.5 days on market, so a new listing priced correctly will look fresh against a shelf that has been sitting.

A Realistic Sequence

Most Royal Harbor sales follow the same order: a valuation and the document file (elevation certificate, seawall survey, permits, wind-mitigation form, a low-tide sounding) in the first two to three weeks; photography from the water and the air; launch; showings and offers; a contract with a 10- to 15-day inspection period focused on the seawall, dock, roof and floor; insurance quotes and appraisal; and closing, customarily handled in Collier County by the buyer’s chosen title agent. There is no club approval or association screening to wait on for a house, which keeps the contract period shorter than in the gated clubs.

Selling While You Are Away

Many Royal Harbor owners are not in Naples when they decide to sell. Marc runs the field side, access, vendors, marine and seawall contractors, showings and inspections, and Jesse runs the pricing, paperwork and negotiation, so a seller can list, contract and close without flying down. Documents are signed electronically, and the closing agent can arrange a mail-away closing.

What Should Your Listing Say About Life Around Royal Harbor?

Your Royal Harbor listing should say that every address is zoned for Lake Park Elementary, Gulfview Middle and Naples High, that NCH Baker Hospital is about 9 minutes away, that the Gulf beach is about 8 minutes by car with free City resident parking, and that the airport, Fifth Avenue South and Coastland Center are all within about 10 minutes.

Data updated: September 2026 (Collier County Public Schools zoning lookup for 2026-27; Florida Department of Education 2025-26 school grades; free-flow routing measured 26 Sep 2026)

Schools Zoned to Royal Harbor

Every Royal Harbor address is zoned for Lake Park Elementary, Gulfview Middle and Naples High School for 2026-27: all 412 addresses that the school district’s own address lookup recognizes returned the same three schools. Lake Park and Gulfview were rated A in 2024, 2025 and 2026, and Naples High School was rated A in 2025 and 2026 and B in 2024, per the Florida Department of Education’s 2026 school grades.

The Hospital

NCH Baker Hospital at 350 7th Street North is the nearest hospital to Royal Harbor, about 2.9 miles and 9 minutes by car without traffic, across the Gordon River on US-41 (NCH Baker Hospital). It is not a state-designated trauma center; Collier County has none, and the nearest is Gulf Coast Medical Center in Fort Myers (Florida Department of Health trauma centers). Drive times are free-flow estimates without traffic, measured from the middle of Snook Drive; in-season traffic on US-41 is longer.

The Beach and the Resident Permit

Royal Harbor is a bay neighborhood, not a Gulf one: the nearest public beach ends, at the west end of Broad Avenue South and around the Naples Pier, are about three miles away, roughly 8 minutes by car or 21 by bike. The City’s beach parking permit is free to City residents and Collier County property taxpayers (City beach parking permits), so every Royal Harbor household qualifies. The Naples Pier is being rebuilt: construction began January 6, 2026 under a $23.5 million contract, per the City’s pier project page.

The Drives Buyers Ask About

From the middle of Snook Drive, without traffic, Fifth Avenue South is about 6 minutes, Naples Airport’s terminal about 8, Coastland Center about 10, the Village on Venetian Bay about 15, Waterside Shops about 16, the I-75 interchange at Collier Boulevard about 17 and Southwest Florida International Airport about 45. Every trip starts on Sandpiper Street and US-41. Drive times are free-flow estimates without traffic, measured from the middle of Snook Drive; in-season traffic on US-41 is longer.

What Is Changing Nearby

The public work touching Royal Harbor’s approaches is on US-41 and across Haldeman Creek. The Collier MPO’s approved FY2027-2031 Transportation Improvement Program lists resurfacing of US-41 from 5th Avenue South to east of Davis Boulevard, construction in fiscal 2029, and a study of US-41 from 3rd Avenue to Davis Boulevard in fiscal 2027. Across the creek in unincorporated Collier County, outside Royal Harbor, the County held a ribbon cutting for the Bayshore Boardwalk on February 26, 2026 (Collier County). Nothing in the City’s recent Council records rezones a Royal Harbor parcel or approves a development inside the three plats.

How Do You Get a Free Royal Harbor Home Valuation?

You get a free Royal Harbor home valuation by requesting one online or calling Jesse McGreevy at (239) 898-6072. It is a written opinion of value built from recorded sales that match your plat, street, era and lot, with your flood elevation, water edge and dock permits beside it. There is no cost and no obligation to list.

What a McGreevy and Comisar Valuation Includes

You receive the MLS and county-recorded sales that match your house, with their dates and sources; the land value evidence for your lot, including vacant homesite sales; a price per square foot analysis on the MLS living-area basis; the live competition among the 20 active listings, with their price histories; your flood zone and base flood elevation, and any elevation certificate on file; whether your parcel pays the East Naples Bay district; the Save Our Homes reset your buyer will face; and a recommended list price with a defensible range. Request it through our Royal Harbor home valuation request or the McGreevy and Comisar valuation form.

How to Reach Us Today

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 seawall, the flood premium or the price, and you will get a straight answer.

Why the Valuation Comes Before the Listing Agreement

In a market with about 11.4 months of supply, a 90.13 percent median sale to list ratio and asking prices well above closed prices, the price decides the sale. 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, or whether to sell the house or the lot. Few homes on any one Royal Harbor canal come up for sale in the same season, so the next owner on your street who sells should call us first.

What Do Sellers Say About Working With McGreevy and Comisar?

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 Royal Harbor listing agent; read the full set on the McGreevy and Comisar Google reviews profile.

A Seller on Follow Through

★★★★★ “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 Royal Harbor contract through the seawall inspection, the insurance quote and the appraisal.

A Client Who Sold and Bought in One Move

★★★★★ “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 Royal Harbor seller moving within Southwest Florida has two transactions to run as one plan.

A Client on Service

★★★★★ “I highly recommend Jesse and his brokerage for any of your real estate needs. They offer ‘white glove’ service from beginning to end.” Verified Google review

A Client on Market Knowledge

★★★★★ “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

A Client on Buying and Selling

★★★★★ “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

A Client on the Whole Process

★★★★★ “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

Why Does a Royal Harbor Specialist Matter When You Sell?

A Royal Harbor specialist matters because the facts that decide a sale here live in public records rather than a listing feed: your lot’s water edge and base flood elevation, the dock paragraph for your frontage, your seawall’s last survey, your tax bill’s district line and the land value under an older house.

Jesse McGreevy

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, dock, seawall and tax paperwork. Reach him at (239) 898-6072, and read his profile on the Jesse McGreevy agent page.

Marc Comisar

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, marine and seawall contractors, inspections and the on-site management that lets a seasonal Royal Harbor owner sell without flying down. Reach him at (239) 287-5873, and read his profile on the Marc Comisar agent page.

What a General Naples Agent Tends to Miss Here

A general agent may price a 1970s Royal Harbor house off the neighborhood median instead of the land, quote a “Royal Harbor median” that includes condominiums outside the plats, market a canal lot as bay-front, promise a buyer a dock the code will not allow, leave the elevation certificate for the buyer to discover, call the voluntary association an HOA, or hand a buyer the seller’s tax bill as if it were theirs. None of those errors is exotic, and each one costs a seller time or money.

How Royal Harbor Compares With Other Naples Seller Markets

Every Naples 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 with their own association rules. Royal Harbor’s distinguishing facts are the opposite of a club’s: no gate, no mandatory association, a City dock paragraph of its own, a dredging district and a housing stock split between 1960s houses valued as land and new builds valued as houses.

Are You Also Buying Your Next Home in Southwest Florida?

When a Royal Harbor 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 boat’s move from one dock to the next, and the Save Our Homes portability claim for your next Florida homestead.

Buying and Selling in the Same Season

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. On Royal Harbor’s 2026 preliminary roll the median Save Our Homes benefit on homesteaded houses is $1,171,411 of assessed value, so the claim can be worth a great deal. 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.

Moving Within Royal Harbor

Some owners move within the neighborhood, from an older house to a new build, or from a canal lot to a larger lot on the bay end. Because there is no association approval or club transfer, the only things to coordinate are the two contracts, the two closings and the boat. If your next home is here, see how we help buyers purchase in Royal Harbor, and read the full Royal Harbor neighborhood guide for the history, boating, flood and school detail this page summarizes.

Frequently Asked Questions, Seller Edition: Selling a Home in Royal Harbor

These are the questions Royal Harbor owners actually ask before they sell, answered for a City of Naples seller, each in a single paragraph. They cover price, timing, the dock and seawall, costs, disclosure, 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 pulled 24 and 26 Sep 2026; Collier County 2026 preliminary roll, data files dated 29 Aug 2026; City and state records as linked above)

How do I sell my home in Royal Harbor in Naples?

Start with a written valuation built from the recorded sales that match your plat, street, build era and lot, not a portal estimate, then prepare the file before you list: the elevation certificate, the seawall’s last permit survey, the dock and lift permits, a wind-mitigation form, a low-tide sounding at the seawall and your latest tax bill. Market the home to the boater comparing Royal Harbor with Port Royal and Aqualane Shores, and price it from the closings rather than the asking prices around you. Call Jesse McGreevy at (239) 898-6072 to begin.

Who is the best listing agent for Royal Harbor?

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. We list a Royal Harbor home with its record in hand: the plat and street, FEMA’s zone and the elevation certificate, the dock and seawall permits, the district line and the county’s recorded sales. Judge any agent you interview by whether they bring that file to the first meeting.

What is my Royal Harbor home worth?

A Royal Harbor home’s value depends first on the lot, the build year and the street. The 21 in-plat MLS closings of the last twelve months ran from $1,650,000 to $15,150,000 with a median of $2,975,000, and the county’s median value ranges from $2,883,026 in Unit 1 to $7,054,877 in Unit 3 on the 2026 preliminary roll (county just value, not a sale price). For a price built from the sales that match your house, request our Royal Harbor home valuation or call (239) 898-6072.

What did Royal Harbor homes sell for in the last 12 months?

On the Southwest Florida MLS, 21 single-family homes inside the Royal Harbor plats closed between September 25, 2025 and September 24, 2026, for $85,490,999, at a median of $2,975,000; the middle eleven sold between $2,503,500 and $5,100,000. Collier County recorded 16 qualified sales in the 12 months to August 29, 2026, with an improved single-family median of $3,700,000 on 13 houses. The two counts differ in window, in what they count and in footprint.

What is the price per square foot in Royal Harbor?

The median in-plat MLS sale in the last twelve months was $1,149.19 per square foot of living area, from $878.26 to $2,330.77. Older houses sold at the low end and new builds at the top, so an average hides more than it shows. Collier County’s own figure, $1,284.70, is measured per square foot of the county’s base area of the main building, a different denominator, and is never compared with the MLS figure.

How many Royal Harbor homes sell in a year?

Collier County recorded 13 to 20 qualified sales a year from 2022 through 2025, and 16 in the 12 months to August 29, 2026; the MLS recorded 21 in-plat single-family closings in the twelve months to September 24, 2026. Over five years the county recorded 93 qualified sales on 82 distinct parcels, roughly one parcel in five.

How long do Royal Harbor homes take to sell?

The 21 in-plat MLS closings of the last twelve months took a median 86 days on market, from 5 to 440 days; 11 sold within 90 days and 6 took more than 180. Homes priced from the start where the closings were sold fastest.

What is the sale to list ratio in Royal Harbor?

The median in-plat MLS sale closed at 90.13 percent of its final list price in the last twelve months, and only 1 of the 21 closed at or above list. Ten of the 21 closed below 90 percent, most of them older houses listed as if the house, rather than the lot, carried the value.

Is it a seller’s market or a buyer’s market in Royal Harbor?

A buyer’s market. On September 26, 2026, 20 in-plat homes were for sale against 21 closings in the prior twelve months, about 11.4 months of supply, and the median sale closed at 90.13 percent of list. A well-priced home still sells, and faster than in Aqualane Shores or Port Royal on the development-name figures, but the buyer has choices and negotiates.

Are Royal Harbor prices dropping?

No, not on the evidence. The county’s median value for the same 386 houses was $3,788,524 in 2023 and $3,673,316 on the 2026 preliminary roll, within about 3 percent. Yearly sale medians swing with the mix of older and new houses that sell, which is why 2025’s $2,900,000 median reflected more older houses selling, not lower prices for the same houses.

How many Royal Harbor homes are for sale right now?

On September 26, 2026 the Southwest Florida MLS showed 20 single-family homes for sale inside the three plats and 2 under contract, at a median asking price of $5,697,500 and a median 145.5 days on market. Twelve of the 20 asked $5,000,000 or more. The Row at Royal Harbor had nothing listed.

Why is the online estimate for my Royal Harbor home wrong?

Because it averages nearby sales without knowing your lot, your build era, your flood elevation or your dock. In Royal Harbor a 1970s house and a 2025 build can sit side by side at prices millions of dollars apart, and the county’s own roll values the building on a pre-1980 house at a median 9 percent of the total. An estimate that misses that misses the price.

When is the best time of year to list a Royal Harbor home?

In the fall, so the listing is ready for the season. Of the 16 qualified sales the county recorded in the last 12 months, 15 were recorded between late January and mid-June, and 13 of the 21 in-plat MLS closings fell between February and April 2026.

Does Royal Harbor have an HOA?

No. Royal Harbor has no mandatory homeowners association. The Royal Harbor Association, Inc. is a volunteer 501(c)(4) nonprofit that invites every homeowner to join for $50 a year, as of September 2026, and it levies no assessment and approves no buyer.

Do I need an estoppel certificate to sell my Royal Harbor house?

Not for a single-family house, because there is no mandatory association to issue one. A unit at The Row at Royal Harbor needs a condominium estoppel under Florida Statutes 718.116, capped under the state’s current fee schedule at $299 for a current account, plus $119 if expedited.

Do I owe the Section 720.401 HOA disclosure summary when I sell?

Not on a Royal Harbor single-family resale. The Section 720.401 duty attaches only where a mandatory homeowners association exists, and Royal Harbor has none. The Row at Royal Harbor is a Chapter 718 condominium, where the condominium resale rules apply instead. Confirm with your closing agent or attorney; this is information, not legal advice.

What does it cost to sell a house in Royal Harbor?

The main costs are the commission you negotiate and Florida documentary stamp tax at $0.70 per $100, which is $20,825 at the in-plat median of $2,975,000, plus a property tax proration credited to the buyer, about $13,200 on the median bill at a June 30 closing, and small items such as the municipal lien search. In Collier County the buyer customarily pays the owner’s title policy.

Who pays for title insurance in Collier County?

By Collier County custom the buyer chooses the closing agent and pays the owner’s title policy, the reverse of Lee County’s custom. Nothing in the statutes fixes it, so the contract controls. Florida sets the premium itself, so the rate is the same whichever title company is used.

Is real estate commission negotiable in Naples?

Yes. Since August 17, 2024, every commission is fully negotiable and not set by law, buyers sign written agreements with their own agents, and offers of buyer broker compensation cannot be advertised in the MLS. Whether to offer anything toward the buyer’s agent is a separate decision we make with you.

Does my Royal Harbor parcel pay the East Naples Bay district?

Probably, but check your bill. On the 2026 preliminary roll, 358 of Royal Harbor’s 421 parcels pay the district’s 0.5 mill; the 63 that do not are on the bay and creek ends of Tarpon Road and Kingfish Road, on Dolphin Lane and Dolphin Court, and three on Marlin Drive. Your tax bill shows whether your parcel pays it.

Is my Royal Harbor home in a flood zone?

Yes. Every Royal Harbor parcel is in FEMA Zone AE on the map effective February 8, 2024: 342 of 418 at a 9-foot base flood elevation and 76 at 8 feet, measured at the street side. The water side of a canal or bay lot can be mapped higher, so your elevation certificate or a survey settles your house.

Which Royal Harbor streets are at the 8-foot flood elevation?

Measured at the street side of each lot, the 8-foot pockets are the south and east ends of Tarpon Road and Snook Drive, all of Dolphin Lane and parts of Sandpiper Street, Dolphin Road and Sheepshead Drive. Kingfish Road, Marlin Drive and the short courts off them read AE 9 all the way along.

What flood disclosures do I owe when selling in Royal Harbor?

Florida’s residential flood disclosure, section 689.302, created in 2024, requires you to disclose known flooding, any flood insurance claims filed on the home and any federal flood assistance received. Answer it from your own records, completely, and put the elevation certificate beside it.

Do I need an elevation certificate to sell?

No law requires one to list, but a Royal Harbor buyer’s insurer will need one to quote flood coverage, and the quote drives the offer. If your house has none on file, order one before listing; ask for it at listing, or look the address up on the City’s flood portal.

Did Hurricane Ian flood Royal Harbor?

The public record does not say house by house. Ian’s peak at the USGS sensor in Naples Bay, 7.10 feet NAVD88, was about 1.9 feet below the 9-foot base flood elevation that covers most lots; still-water gauges do not include waves. Census Tract 6, essentially Royal Harbor plus a strip north toward US-41, recorded 312 NFIP claims after Ian. The City has not published storm damage counts by neighborhood.

How does the 50 percent rule affect my buyer?

In the City of Naples, work on a flood-zone home counts as a substantial improvement when its cost reaches 50 percent of the structure’s pre-work market value, with no cumulative lookback since December 4, 2024. On an older house with a small building value, a serious renovation crosses the line quickly and the whole house must meet current flood rules, which is why many buyers price older houses as rebuilds.

How far can a dock reach in Royal Harbor?

On an interior canal, a pier may reach only the platted property line, 5 feet past the platted seawall line, and the code sets no limit on vessel width or beam. On the Naples Bay and Haldeman Creek frontage, final dimensions are agreed by the owner, the Royal Harbor Association and the city manager. Confirm the current text of Sec. 56-93 before designing a dock.

How high can a Royal Harbor seawall be?

City code caps new and replacement seawalls at 4.8 feet NAVD88. The City’s consultant recommended a 5.6-foot minimum in September 2025, and as of July 2026 the City was still exploring that ordinance. Your seawall’s age and cap height are in the City’s permit file for your address.

How deep are the Royal Harbor canals?

No depth survey of the Royal Harbor canals was read for this guide, so we never quote one. The practical answer for your house is a low-tide sounding at your seawall before you list, which answers the boater’s first question with your own number.

Were the Royal Harbor canals dredged?

Yes. The City’s canal map dated December 12, 2025 shows every Royal Harbor canal reach completed or not affected by the East Naples Bay Dredging and Rock Removal Project, paid for through the district’s 0.5 mill.

Is there a bridge between Royal Harbor and the Gulf?

NOAA’s Coast Pilot names only one bridge on Naples Bay: the fixed U.S. 41 span at the head of the bay, north of Royal Harbor. Royal Harbor’s canals open onto the bay south of it, so the run to Gordon Pass passes under no bridge the Coast Pilot lists; water depth at the dock, not bridge clearance, is the practical limit.

Where can my buyer keep a trailered boat?

In a garage, on a lift or in the water. The City’s Recreational Vehicle Storage Overlay keeps boats and trailers out of carports, front yards, side yards and the rear yard of a waterfront lot, except that boats may hang on davits at or landward of the bulkhead.

Will my buyer’s property taxes be higher than mine?

Very likely. Florida resets a sold home’s assessed value to just value, and 192 of Royal Harbor’s 233 homesteaded houses carry a Save Our Homes benefit, with a median of $1,171,411 of assessed value. At the median county value, a new owner would pay about $34,924 a year inside the district without a homestead exemption, on our arithmetic at 2026 preliminary rates, against a median actual bill of $26,620.

Can Citizens insure my buyer’s home?

Only if the dwelling’s replacement cost is under $700,000. On the 2026 preliminary roll, 226 of Royal Harbor’s 386 houses carry a county improvement value of $700,000 or more; that value is not replacement cost, but it shows how much of the stock sits above the Citizens line, so most buyers shop the private market.

Should I sell my older Royal Harbor house as a teardown?

Often, yes, or at least market it to builders as well as households. The county values the building on a pre-1980 Royal Harbor house at a median 9 percent of its total, and buyers price accordingly. We show you both prices, the house as it stands and the lot to a builder, and let the evidence decide.

Should I renovate before selling my Royal Harbor home?

Usually not a major renovation. On an older house, the buyer is often pricing the lot and plans to rebuild, and the 50 percent rule limits what a renovation can do. Repairs that remove a buyer’s objection, such as a failing seawall section, an open permit or a roof near the end of its life, are the ones that pay.

Can I sell a vacant Royal Harbor homesite?

Yes. Two vacant homesites sold in June 2026, at $2,800,000 for 0.25 acre and $3,900,000 for 0.40 acre, and the 25 vacant homesites on the 2026 preliminary roll carry a median county value of $1,947,400. We prepare the survey, flood, zoning and building-area file a builder needs before we list.

How do I sell a unit at The Row at Royal Harbor?

On the condominium track: the condominium association’s estoppel, the Chapter 718 resale disclosures and the governing documents, with a price built from the building’s own history because no Row unit closed or was listed in the last twelve months. The condominium association does not publish its assessments; the estoppel certificate at resale states them.

Can I rent my Royal Harbor home instead of selling?

Yes, within the City’s rule: rental terms must be 30 days or longer, except that three times a year a property may be rented for less than 30 days, and it may not be advertised for shorter stays. Many owners compare a season of rent with a sale, and we can show you both.

Can I sell my Royal Harbor home without an agent?

You can. The practical risks here are pricing an older house as a house rather than a lot, missing the flood and seawall questions that stall a contract, and marketing to the wrong buyers. In a market with about 11.4 months of supply and a 90.13 percent median sale to list ratio, those errors are costly.

Does a cash buyer skip any Royal Harbor steps?

A cash buyer skips the lender’s appraisal and the lender’s flood insurance requirement, and there is no association approval to skip. Most cash buyers still inspect the seawall, dock and roof, quote insurance and order a survey, so we prepare the same file.

Will I owe capital gains tax when I sell?

It depends on your basis, how long you owned and lived in the home and your other circumstances. Talk with your CPA before you list; we provide the sale figures and closing statement they need.

I inherited a Royal Harbor home. What changes?

The estate or trust documents decide who signs, and the closing agent will want them early. The Save Our Homes cap does not pass to a buyer, and an inherited older house is very often sold to a builder. We work with your attorney on the paperwork and price the house and the lot both ways.

Is Royal Harbor part of Port Royal?

No. Royal Harbor is not part of Port Royal. The two neighborhoods sit on opposite sides of Naples Bay, on different plats, under different zoning districts and dock rules, and NOAA’s Coast Pilot lists them separately. A Royal Harbor deed carries no right to the Port Royal Club.

Does Royal Harbor have a club, beach or golf course?

No. Royal Harbor has no yacht club, clubhouse, park or dock that belongs to the neighborhood, and no golf course of its own. Residents drive or bike to the Gulf beach ends about three miles away, where the City’s beach parking permit is free to City residents.

What should I do first if I am thinking about selling?

Three things, in order. Get a written valuation built from the sales that match your plat, street, era and lot. Pull what you have: the elevation certificate, the seawall survey, the dock and lift permits and your latest tax bill. Then have the water at your seawall sounded at low tide. Request a valuation through our Royal Harbor home valuation request or call Jesse McGreevy at (239) 898-6072.

Sources and Authoritative References

Every figure on this page traces to a primary source below, listed as of September 26, 2026: the Southwest Florida MLS, Collier County’s roll, recorded sales and public layers, the City of Naples’ own ordinances, code and project records, Florida Statutes and state agencies, and FEMA, NOAA and other federal agencies. News reports appear only where they report a public decision. No listing portal or competing brokerage is cited.

Market data and county records

• Southwest Florida MLS, Matrix (Royal Harbor closed, active and pending listings, development name Royal Harbor filtered to the three plats, pulled September 24 and 26, 2026)
• Collier County Property Appraiser 2026 preliminary roll and qualified sales, via the county’s ParcelJoin layer (data files dated August 29, 2026)
• Collier County, hurricane evacuation zones
• Collier County, Florida Building Code 8th edition wind load map
• Collier County Clerk, Official Records search
• Collier County, Bayshore Boardwalk ribbon cutting, February 2026
• Collier MPO, FY2027-2031 Transportation Improvement Program
• Collier County Public Schools, address lookup for 2026-27

City of Naples ordinances, resolutions and records

• Resolution 633 (October 9, 1957), bulkhead line on the Royal Harbor plat line
• Ordinance 87-5330 (August 5, 1987), East Naples Bay Special Taxing District
• Ordinance 10-12741 (2010), dock code including the Royal Harbor paragraph
• Ordinance 16-13751 (2016), repeal of City boating speed sections
• Ordinance 2024-15508 (December 4, 2024), substantial improvement lookback eliminated
• Resolution 06-11287, Royal Harbor Unit 1 plat citation
• Resolution 14-13557, Royal Harbor Unit 2 plat citation and water system easement
• Resolution 14-13553, Royal Harbor Unit 3 plat citation
• City Council minutes, May 1995, the platted dock limit line
• 2013 Planning Advisory Board presentation, waterfront setbacks
• City of Naples, 2023 City Council voting record
• City of Naples, September 2026 millage agenda item
• Ordinance 99-8638, Port Royal R1-15A district
• Ordinance 2025-15762, Port Royal dock amendments
• City of Naples centennial history timeline

City of Naples Code and zoning

• City Code Sec. 56-93, piers, boat lifts and the Royal Harbor paragraph
• City Code Sec. 52-92, seawall cap elevation
• City Code Sec. 56-53, boat shelters
• City Code, R1 residential districts
• City Code, Chapter 36 traffic and vehicles
• City Code, Chapter 38 tree protection
• City Code Sec. 16-291, construction hours
• City of Naples, R1-10/RVSOD zoning extract
• City of Naples, R1-15/RVSOD zoning extract
• City of Naples, zoning map layer
• City of Naples, short-term rental guidelines
• City of Naples, seawall permit checklist
• City of Naples, marine permit application

City of Naples departments and projects

• City of Naples, East Naples Bay Special Taxing District
• City of Naples, East Naples Bay dredging project
• City of Naples, canal map dated December 12, 2025
• City of Naples, East Naples Bay dredging update, February 2026
• City of Naples, Royal Harbor neighborhood page
• City of Naples, 2026 utility rates
• City of Naples, flood mitigation guidelines
• City of Naples, development in the floodplain
• City of Naples, flood insurance and the Community Rating System
• City of Naples flood portal
• City of Naples, construction hours page
• City of Naples, Design Review Board
• City of Naples, special assessments
• City of Naples, beach parking permits
• City of Naples, Naples Pier rebuild project
• AECOM seawall presentation to City Council, September 2025

Royal Harbor Association

• Royal Harbor Association, association page
• Royal Harbor Association, infrastructure update
• Royal Harbor Association, Quantum Fiber page
• Florida Division of Corporations, entity search

Florida Statutes, rules and state agencies

• Florida Statutes 201.02, documentary stamp tax
• Florida Department of Revenue, documentary stamp tax
• Florida Department of Revenue, property tax oversight
• Florida Department of Revenue, exemptions and portability
• Florida Statutes 720.401, homeowners association disclosure summary
• Florida Statutes 718.503, condominium resale disclosure
• Florida Statutes 718.116, condominium estoppel certificates
• Department of Business and Professional Regulation, estoppel certificate fee schedule
• Florida Statutes 689.261, property tax disclosure summary
• Florida Senate, CS/CS/HB 1049 (2024) analysis, residential flood disclosure
• Florida Statutes 190.048, community development district disclosure
• Florida Statutes 193.155, Save Our Homes
• Florida Statutes 627.351, Citizens Property Insurance
• Florida Statutes 627.0629, wind mitigation discounts
• Florida Statutes 553.899, milestone inspections
• Florida Statutes 316.212, golf carts
• Florida Statutes 316.2122, low-speed vehicles
• Florida Administrative Code Rule 69O-186.003, title insurance rates
• Florida Administrative Code Rule 68C-22.023, Collier County manatee zones
• Florida Office of Insurance Regulation, wind mitigation resources
• Citizens Property Insurance, policies in force
• Florida Department of Education, 2026 school grades
• Florida Department of Health, trauma centers
• Johnson v. Davis, Florida Supreme Court, 1985
• South Florida Water Management District, Naples Bay Past and Present (2006)

Federal and other primary sources

• FEMA National Flood Hazard Layer, flood zones
• FEMA National Flood Hazard Layer, FIRM panels
• FEMA OpenFEMA, NFIP claims
• FEMA OpenFEMA, NFIP policies
• NOAA U.S. Coast Pilot 5, 2026 edition
• NOAA National Hurricane Center, Tropical Cyclone Report, Hurricane Ian
• U.S. Army Corps of Engineers, GIWW Naples to Gordon Pass joint coastal permit (2013)
• Conservancy of Southwest Florida, Flood Resilience Blueprint, July 2026
• National Association of REALTORS, settlement FAQs
• NCH Baker Hospital
• Port Royal Club, membership

News reports of public decisions

• Gulfshore Business, Naples sets fiscal 2027 budget, September 17, 2026
• Gulfshore Business, stormwater rate plan, 2025

McGreevy and Comisar

• Royal Harbor neighborhood guide
• Royal Harbor home valuation request
• How we help buyers purchase in Royal Harbor
• Aqualane Shores neighborhood guide
• How we represent buyers in Naples
• Jesse McGreevy agent profile
• Marc Comisar agent profile
• Domain Realty Group
• McGreevy and Comisar Google Business Profile

Downloadable Documents

Every row below links the authority that publishes the document, so a Royal Harbor seller or buyer always sees the official, current version rather than a copy. We host nothing ourselves. Several items that matter to a sale are not published and cannot be linked: canal depth surveys, the seawall survey and permits for a specific lot, The Row’s condominium assessments, and the recording dates on the three plat sheets, which sit in Collier County Plat Book 3.

Your Royal Harbor Listing Team, and How to Reach Us Today

McGreevy and Comisar list and sell homes across Southwest Florida from an office in Bonita Springs, and Royal Harbor sits inside the Naples waterfront market they work every week, on both shores of the bay. If you are weighing a sale in Royal Harbor, the first conversation costs nothing and usually saves a seller more than any decision made later.

The Accolades, Verbatim

• Top 1% Real Estate Agents Nationally Since 2008
• 5 Star Award for Customer Satisfaction for 21 Straight Years. Only 5 out of 21k+ Licensees (Gulfshore Life Magazine)
• #1 Team in Southwest Florida since 2012
• McGreevy and Comisar and their Domain Realty Group team have sold over $2.5 Billion in Real Estate
• McGreevy and Comisar alone have over $900 million in Sales
• Nationally Recognized Top Producing Realtors
• Platinum Sales Production Award Winners

Contact McGreevy and Comisar

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 Royal Harbor 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 24 and 26, 2026, and from Collier County’s recorded sales and public layers. Brokered by Domain Realty.