Updated September 2026
Thinking of selling your condominium at The Row at Royal Harbor? McGreevy and Comisar, the Top 1% team and #1 in Southwest Florida since 2012, price it from every recorded Row sale since 2019, the county record and the condominium file, then negotiate hard for you. Get your free valuation or call Jesse direct at (239) 898-6072.
Updated September 2026 · By Jesse McGreevy and Marc Comisar, Domain Realty
The Row at Royal Harbor is a five-unit 2018 condominium on Chesapeake Avenue, the only condominium inside Royal Harbor’s plats. With a handful of recorded sales since 2019, no MLS closing in the last year and nothing listed today, a Row price needs the full public record. McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, build it first.
This page is written for the owner of one of those five units. The Row sits inside the Royal Harbor neighborhood on the east shore of Naples Bay, in the City of Naples, and our complete guide to The Row at Royal Harbor covers the building for anyone considering it. Everything below answers one question: how to sell a Row unit for the most money, with the fewest surprises, on a timeline you control, when there are only five units in the building and no recent comparable at all. Call Jesse McGreevy direct at (239) 898-6072 whenever you want to talk it through.
Jesse McGreevy and Marc Comisar have been Top 1% Real Estate Agents Nationally Since 2008 and the #1 Team in Southwest Florida since 2012. They personally run the pricing conversation, the marketing, the negotiation and the condominium paperwork on every listing they take. If you are comparing listing agents across the whole city before you choose one, our comparison of the best real estate agents in Naples sets the teams side by side on the public record: reviews, licence history and published production. McGreevy and Comisar alone have over $900 million in sales, which makes them among the most experienced listing teams a Row at Royal Harbor owner can hire.
Those are career numbers across Lee and Collier County, not a claim about one building, 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.
You will not find a McGreevy and Comisar sales count for The Row at Royal Harbor on this page, because we have no Row sale of our own on file that we can document the way we document everything else here, and we will not imply one. What we bring instead is the whole record around your unit. In the last 12 months we tracked 21 Royal Harbor single-family closings inside the three recorded plats on the Southwest Florida MLS, confirmed that no Row unit closed in that time (one, 1559, was listed and did not sell), and read every recorded Row transfer since 2019 on Collier County’s sales file beside the county’s values for all five units, FEMA’s flood map, the City of Naples zoning map and the state’s corporate record for the condominium association. Every figure below carries its source and date.
You get Jesse and Marc, not an assistant with a template. Marc Comisar runs the field side: showings, buyer agent conversations, access through the condominium association, and inspections. Jesse McGreevy runs pricing, marketing, data and the condominium, flood and tax paperwork. Reach Jesse at (239) 898-6072 or Marc at (239) 287-5873, and read more about the partnership on our about McGreevy and Comisar page.
Most Naples condominium listings are priced from a stack of recent sales in the same tower. At The Row at Royal Harbor there is no stack: five units, five first sales from the developer in 2019 and 2020, two later recorded resales, and nothing on the market today. That makes the first public price for your unit the building’s next data point, the number every later Row owner and every appraiser will look at. We treat it with that weight, and we build it from evidence you can see.
At The Row at Royal Harbor you are selling one of five condominium units at 1551 to 1559 Chesapeake Avenue, Naples, FL 34102, built in 2018 inside Royal Harbor’s plats and the City of Naples. The county records each unit’s base area, from 2,217 to 2,831 square feet, and holds the land in the condominium.
Data updated: September 2026 (Collier County Property Appraiser 2026 preliminary roll, data files dated 29 Aug 2026; FEMA National Flood Hazard Layer, effective 8 Feb 2024; City of Naples zoning layer)
The Row at Royal Harbor, A Condominium, is five units at 1551, 1553, 1555, 1557 and 1559 Chesapeake Avenue, Naples, FL 34102, all built in 2018 on the county roll (Collier County Property Appraiser 2026 preliminary roll, data files dated August 29, 2026). The only condominium inside Royal Harbor’s plats is The Row at Royal Harbor, five units on Chesapeake Avenue built in 2018. That single sentence is the most important fact for a buyer searching “condos in Royal Harbor”: the neighborhood around you is single-family houses, and your building is the one exception.
Collier County records a base area for each unit: 2,831 square feet at 1551, 2,812 at 1553, 2,217 at 1555, 2,812 at 1557 and 2,831 at 1559, for a median of 2,812 square feet and 13,503 square feet across the building by our arithmetic. That is the county’s base area, not the MLS living area a listing reports, and the two are never compared on this page. When the MLS history for The Row is pulled, its living-area figures will be reported separately and labeled.
On the 2026 preliminary roll, the land just value of each Row unit is $0. That is not a missing number: in a condominium the land is held in the condominium’s common elements rather than parcel by parcel, so the county carries the whole value of each unit in its building line. A buyer comparing a Row unit’s county value with a Royal Harbor house’s, where land is a median 62.4 percent of value, is comparing two different kinds of property, and we say so in the listing.
Every one of Royal Harbor’s 421 parcels, including the five Row units, is inside the City of Naples, ZIP 34102. Royal Harbor sits on the east side of Naples Bay, south of US-41 (Tamiami Trail East). Naples Bay forms its west side and the mouth of Haldeman Creek its south end, with Windstar across the creek; Sandpiper Street, the neighborhood’s entrance road from US-41, runs along the east side, and the land east of Sandpiper Street is unincorporated Collier County. Oyster Bay and Golden Shores lie to the north. City police, City fire-rescue, City utilities and City code all apply to The Row.
The Row at Royal Harbor sits in the R3-12 multifamily district on the City’s zoning map, while Royal Harbor’s single-family streets are zoned R1-10, with R1-15 at the south end of Tarpon Road. The multifamily zoning is why a condominium exists here at all, and it is one reason a Row unit is a distinct product: no other parcel on the plats offers condominium ownership.
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, on FEMA’s map effective February 8, 2024 (FEMA National Flood Hazard Layer). The base flood elevation is 9 feet NAVD88. The flood section below explains what that means for a buyer’s insurance and lender.
The county roll, the state record and FEMA’s map do not record a Row unit’s bedrooms, bathrooms, garage, elevator, pool, dock, boat slip or number of stories, and we do not guess at any of them. If a feature matters to a buyer, the listing states what your unit actually has, from your own knowledge and the condominium documents, and nothing more. The building’s MLS listings describe every unit the same way: three bedrooms, three full and one half baths, a two-car garage, a private in-ground pool and a private boat dock with electric. The market section sets out all ten MLS listings since 2018.
The Row at Royal Harbor comes down to eight facts a seller should know before pricing: what the building is, what it has recorded, what is on the market, how the county values it, what the tax bills show, how the association stands, where it sits on the flood map, and what the houses around it did.
Selling at The Row at Royal Harbor differs from selling a Royal Harbor house in five ways: you sell a Chapter 718 condominium unit, not a lot, the building has five units and no recent comparable, the land is held in common, an association estoppel is required, and your buyer is often weighing a house instead.
Data updated: September 2026 (Collier County 2026 preliminary roll, data files dated 29 Aug 2026; Florida Division of Corporations, read 28 Sep 2026; Southwest Florida MLS pulled 24 and 26 Sep 2026)
Almost every Royal Harbor sale is a lot sale at heart. By our reading of Collier County’s parcel map, every one of the 416 platted lots in Royal Harbor touches water, with a median of about 94 feet of water edge per lot, and a house buyer prices that water edge, the dock and the seawall before the kitchen. The Row’s condominium units were not included in that parcel test, because they have no separate footprint on the county map. A Row buyer is buying a unit and a share of the condominium’s common elements, so the questions are about the unit, the building, the association and the documents.
The Southwest Florida MLS shows no Row closing between September 25, 2025 and September 24, 2026 and no Row listing active or pending on September 26, 2026. Collier County’s sales file shows every recorded transfer since the units were built: five first sales and two resales, the latest in December 2023. A Row seller is therefore pricing without a same-building sale from the last two and a half years. That is the central fact of this page, and every pricing section below is built around it.
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). The Row is the exception: it has its own condominium association, a Florida not-for-profit corporation on the state record since December 2018. A house seller in Royal Harbor orders no estoppel; a Row seller does, and the buyer receives the condominium’s governing documents.
On the county roll a Royal Harbor house carries separate land and building values, and on an older house the land is most of the price. A Row unit carries a land value of $0 because the land belongs to the condominium. For a seller, that means the old Royal Harbor pricing habit of starting from vacant homesite sales does not apply to your unit. We price a Row unit from the building’s own record and from the market for finished, newer homes around it.
The Row was built in 2018. On the county roll, Royal Harbor’s 386 houses have a median year built of 2001, 131 were built before 1980 and 117 in 2015 or later. Around The Row, the market is split between older houses sold largely as lots and new houses sold as finished homes. A Row unit sits on the newer side of that split, and your listing should say so in plain terms: 2018 construction, in the City of Naples, inside a waterfront 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 page counts only sales inside the three plats and The Row. When a buyer’s agent quotes “Royal Harbor condo prices” from an MLS search, those are units in other buildings north of the plats, not Row prices, and we correct the comparison in writing.
For a well-prepared Row at Royal Harbor unit, yes: no other Row unit is for sale, so your listing faces no competition inside the building. The market around it is buyer-paced: 21 Royal Harbor house closings in the twelve months to September 24, 2026, 20 houses for sale, and a 90.13 percent median sale to list.
Data updated: September 2026 (Southwest Florida MLS, development name Royal Harbor filtered to the three recorded plats and The Row, closings pulled 24 Sep 2026, active and pending listings pulled 26 Sep 2026; Collier County recorded sales, data files dated 29 Aug 2026)
The Row at Royal Harbor on the Southwest Florida MLS | Value |
|---|---|
Closings, September 25, 2025 to September 24, 2026 | 0 |
Active listings on September 26, 2026 | 0 |
Pending listings on September 26, 2026 | 0 |
Latest recorded transfer that was a sale, county record | December 4, 2023 |
Units in the building | 5 |
The Southwest Florida MLS carries ten Row listings since 2018. The developer listed the five units in 2018 and 2019 at $1,195,000 to $1,495,000, and all five closed in 2019 and 2020 at $1,150,000 to $1,350,000, after 107 to 494 days on market. Two resales followed: 1557 closed in January 2022 at $2,130,000 against a $2,300,000 list price, entered on the MLS at closing, and 1551, listed in March 2023 at $3,750,000 and taken off the MLS after 72 days, closed in December 2023 at $3,200,000 as an office-exclusive sale entered on the MLS after closing. 1559 has been offered twice since: at $2,995,000 from January to September 2025, and at $2,495,000 from December 6, 2025 until the listing was terminated on July 8, 2026 after 215 days. Neither sold. Every MLS record for the building lists three bedrooms, three full and one half baths, a two-car garage, a private in-ground pool and a private boat dock with electric on a canal with Gulf access and no bridges; MLS living area runs from 2,187 to 2,831 square feet, by each listing's stated source, and is not comparable with the county's base area (Southwest Florida MLS, Matrix, all statuses, pulled September 29, 2026).
With under 10 sales in the building’s whole history, this page lists every sale rather than a median, because a median of a handful of sales is not a market.
Royal Harbor single-family closings inside the three plats, September 25, 2025 to September 24, 2026 | Value |
|---|---|
Closings | 21 |
Total dollar volume | $85,490,999 |
Median sold price | $2,975,000 |
Median sold price per sq ft of living area | $1,149.19 |
Median sale to list ratio | 90.13 percent |
Median days on market | 86 |
Sold at or above final list price | 1 of 21 |
Price range | $1,650,000 to $15,150,000 |
Middle 11 of the 21 sales | $2,503,500 to $5,100,000 |
Source: Southwest Florida MLS, single-family closings with the development name Royal Harbor, filtered by address to the three recorded plats, pulled September 24, 2026, as published in our Royal Harbor seller guide. These are houses, not condominium units, and MLS living area is never compared with the county base area used for The Row. They matter to a Row seller for one reason: they are the other choices a Royal Harbor buyer has.
On September 26, 2026, 20 Royal Harbor houses inside the plats were for sale and 2 were pending, at a median asking price of $5,697,500 and a median 145.5 days on market; 20 active listings against 21 closings is about 11.4 months of supply. That is a buyer’s market for houses. For a Row seller, the picture is different in one respect: with no Row unit listed, a buyer who wants condominium ownership inside Royal Harbor has exactly one choice, yours. The house market sets the buyer’s patience; the empty building sets your scarcity.
The Royal Harbor houses on the market asked a median $5,697,500 on September 26, 2026, against a closed median of $2,975,000 over the prior twelve months. Neither number is a Row price. The asking prices describe a shelf weighted toward new construction and larger lots; the closings describe houses on lots. We use both only to show a Row buyer what the alternative costs, never to set your number.
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 carrying only a dock, seawall or pool (Collier County Property Appraiser 2026 preliminary roll and qualified-sales table, data files dated August 29, 2026). No Row unit was among them. 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.
In the same twelve-month MLS window, four condominium units filed under the Royal Harbor development name closed at $225,000 to $1,399,000. All four were in other buildings north of the recorded plats, and none was a Row unit. A buyer’s agent who runs “Royal Harbor condos” through the MLS will find those units, and a Row seller whose price is compared with them is being compared with the wrong property. The Row’s own record is the recorded sales table in the next section.
Because Row units change hands so rarely, the question is less “is the market up” than “is my unit ready when the right buyer is looking”. Of the 16 qualified Royal Harbor sales the county recorded in the 12 months to August 29, 2026, 15 were recorded between late January and mid-June, and 13 of the 21 in-plat MLS house closings fell between February and April 2026. A Row listing that goes live before the season, with the condominium file assembled, meets the largest pool of buyers.
The Row at Royal Harbor has recorded seven sales since the units were built: five first sales from the developer in 2019 and 2020 at $1,150,000 to $1,350,000, and two later resales at $2,130,000 in January 2022 and $3,200,000 in December 2023, both coded by Collier County as unqualified, so treat them as reported prices, not market-tested medians.
Data updated: September 2026 (Collier County Property Appraiser sales file, all recorded transfers in the extract, data files dated 29 Aug 2026)
Recorded | Unit (Chesapeake Avenue) | County base area | Recorded price | County coding |
|---|---|---|---|---|
June 17, 2019 | 1555 | 2,217 sq ft | $1,150,000 | qualified, first sale |
June 18, 2019 | 1559 | 2,831 sq ft | $1,350,000 | qualified, first sale |
June 26, 2019 | 1551 | 2,831 sq ft | $1,300,000 | qualified, first sale |
March 11, 2020 | 1553 | 2,812 sq ft | $1,150,000 | qualified, first sale |
April 28, 2020 | 1557 | 2,812 sq ft | $1,175,000 | qualified, first sale |
January 13, 2022 | 1557 | 2,812 sq ft | $2,130,000 | not qualified, resale |
December 4, 2023 | 1551 | 2,831 sq ft | $3,200,000 | not qualified, resale |
Source: Collier County Property Appraiser sales file and 2026 preliminary roll, data files dated August 29, 2026. The county file also shows two transfers recorded at $0, one in June 2019 and one in March 2022; those are non-sale deeds, not sales, and they are left out of every figure on this page. We show units by street number only and never name an owner.
Five first sales from the developer in 2019 and 2020 at $1,150,000 to $1,350,000; two later recorded resales at $2,130,000 (January 2022) and $3,200,000 (December 2023), both coded by the county as unqualified, so treat them as reported prices, not market-tested medians. The five first sales totaled $6,125,000 by our arithmetic. Three closed within ten days of each other in June 2019 and two more in the spring of 2020. The county marked all five as qualified, meaning it accepted each as an arm’s-length market sale for its own records.
The first Row resale on the record was recorded on January 13, 2022 at $2,130,000, for a 2,812-square-foot unit (county base area) that had first sold in April 2020 at $1,175,000. By our arithmetic that is $955,000, or about 81 percent, above its first sale in under two years, recorded during the busiest stretch of the Naples market in the county record, when Royal Harbor itself recorded 63 qualified sales in 2020 and 48 in 2021. The county coded the deed as not qualified, so it is a reported price and not a figure the county used as a market test.
The second resale was recorded on December 4, 2023 at $3,200,000, for a 2,831-square-foot unit (county base area) that had first sold in June 2019 at $1,300,000. By our arithmetic that is $1,900,000 above its first sale, about 146 percent, over four and a half years. It is the highest price on the Row’s record, and like the 2022 resale the county coded it as not qualified. A buyer’s appraiser will see it, and so will a buyer’s agent; our job is to explain what it is and what it is not.
Collier County codes each recorded deed as qualified or not qualified for its own mass-appraisal work. A qualified sale is one the county accepts as an open-market, arm’s-length transaction; a deed coded not qualified is one the county set aside from that test, for a reason the public sales file does not state. It does not mean the price was wrong or the sale was improper. It does mean neither Row resale was used by the county as a market benchmark, so we present both as reported prices, beside the qualified first sales, and never as a Row median.
With seven recorded sales across seven years, two of them unqualified, a median would describe the timing of the sales more than the value of any unit. The rule we follow for every thin market is simple: under 10 sales, list the sales themselves. You can see every Row sale above, with its date, size, price and coding, and draw your own conclusion from the whole record rather than from one number that hides it.
Measured per square foot of the county’s base area, which is not MLS living area and is never compared with it, the five first sales ran from about $409 to about $519 per square foot, the January 2022 resale about $757, and the December 2023 resale about $1,130, by our arithmetic on the county’s figures. The spread shows how far the building’s reported prices moved between the developer closings and the 2023 resale. It is a description of the record, not a price for your unit.
A buyer’s agent will do one of two things with the Row’s record: anchor on the 2019 and 2020 first sales to argue your price down, or ignore the building and compare your unit with the condominium sales filed under the Royal Harbor label north of the plats. Both are wrong for different reasons. The first sales are six years old and were developer closings; the other condominiums are not in Royal Harbor. We answer both in writing, with the county’s current values, the two resales and the house market around the building.
With no Row unit listed, no Row sale since December 2023 and two of the building’s seven recorded sales coded unqualified, the first price you publish becomes the building’s next data point. Request a written opinion of value through our Row at Royal Harbor condo valuation 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 guide to buying at The Row at Royal Harbor, or call Marc at (239) 287-5873.
County values at The Row at Royal Harbor rose about 57 percent across the five units from 2021 to 2026 by our arithmetic, from $5,227,425 to $8,208,120, with the sharpest step between 2021 and 2022 and no change from 2024 through the 2026 preliminary roll. Just value is the county’s January 1 assessment, not market value.
Data updated: September 2026 (Collier County certified rolls 2021 to 2025 and 2026 preliminary roll, data files dated 29 Aug 2026)
Tax year | Two units of 2,831 sq ft (each) | Two units of 2,812 sq ft (each) | One unit of 2,217 sq ft | All five units | Roll |
|---|---|---|---|---|---|
2021 | $1,150,625 | $1,002,900 | $920,375 | $5,227,425 | certified |
2022 | $1,606,905 | $1,434,418 | $1,280,687 | $7,363,333 | certified |
2023 | $1,636,684 | $1,452,664 | $1,301,286 | $7,479,982 | certified |
2024 | $1,798,600 | $1,590,360 | $1,430,200 | $8,208,120 | certified |
2025 | $1,798,600 | $1,590,360 | $1,430,200 | $8,208,120 | certified |
2026 | $1,798,600 | $1,590,360 | $1,430,200 | $8,208,120 | preliminary |
Collier County just value, not a sale price (Collier County Property Appraiser 2026 preliminary roll, data files dated August 29, 2026); unit sizes are county base area. The building total is our arithmetic. Land just value is $0 on every unit because the land is held in the condominium.
Just value is the county’s assessment of each unit as of January 1, produced by mass appraisal for tax purposes, and it is not what a buyer will pay. The record makes the point on its own: the December 2023 resale was recorded at $3,200,000 while the county’s value for that unit on the next roll was $1,798,600. We use the county series to show how the building has moved on the county’s books, and never as your list price.
Between the 2021 and 2022 rolls the county raised the value of every Row unit by about 39 to 43 percent, by our arithmetic, the largest single-year move in the series. Across Royal Harbor’s 386 houses the county’s median value rose from $1,794,274 in 2021 to $2,744,165 in 2022 and $3,788,524 in 2023, so the Row moved with the neighborhood, though the houses rose further over those three years.
The county’s values for all five Row units have not changed since the 2024 roll: $1,798,600, $1,590,360 and $1,430,200 by unit size in 2024, 2025 and on the 2026 preliminary roll. Across Royal Harbor’s houses the median county value was $3,707,844 in 2024, $3,722,494 in 2025 and $3,673,316 on the 2026 preliminary roll, also broadly flat. A flat county value says the assessor saw no reason to move the building; it says nothing about what a buyer would pay for your unit today.
On the 2026 preliminary roll the county’s values work out to about $635 per square foot of base area for each 2,831-square-foot unit, about $566 for each 2,812-square-foot unit and about $645 for the 2,217-square-foot unit, by our arithmetic. Those are county value per county base area, not MLS living area, and they are never compared with any MLS per-square-foot figure. They do show that the county values the smaller unit at a slightly higher rate per foot than the two 2,812-square-foot units.
On the 2026 preliminary roll, the Row’s unit values of $1,430,200 to $1,798,600 are about 39 to 49 percent of the $3,673,316 median county value of a Royal Harbor house, by our arithmetic (county just value, not a sale price). For a buyer, that is the Row’s core proposition: condominium ownership of a 2018 unit inside a City of Naples waterfront neighborhood at a fraction of the county value of the typical house around it.
We price a Row at Royal Harbor unit from the building’s own recorded sales first, then from the county’s current values for all five units, the market for newer finished homes around it, and the condominium file: the estoppel, the budget and the documents. Because no Row unit has sold since December 2023, every adjustment is written down and sourced.
Data updated: September 2026 (Collier County sales file and 2026 preliminary roll, data files dated 29 Aug 2026; Southwest Florida MLS pulled 24 and 26 Sep 2026)
The first evidence for any Row unit is the Row itself: seven recorded sales, the five developer closings of 2019 and 2020 and the two reported resales of 2022 and 2023. We lay them out by date, unit size and coding, exactly as the county recorded them, so you can see the path the building’s prices have taken. Then we ask what has changed since the last recorded sale in December 2023, in the building, in Royal Harbor and in the Naples market.
The five units come in three sizes on the county roll: two of 2,831 square feet, two of 2,812 and one of 2,217 (county base area). Size is the one feature the public record gives for every unit, and it drives a large part of the difference in the county’s values. The features the record does not give, the layout, finishes, outdoor space, parking and the condition of the unit, are exactly what a buyer tours to see. We document your unit’s actual features in writing before pricing, so the valuation reflects your unit and not a generic Row unit.
The two resales are the most recent evidence and also the least certain. Both were coded by the county as unqualified, and both were recorded in a very different market year from today’s. We show them to you and to buyers as reported prices, dated, and we never average them into anything. What they do establish is that Row units have been bought and sold between owners at prices well above the developer closings, which answers a buyer who tries to anchor on 2019.
A buyer who wants to live in Royal Harbor can buy a house or your unit. The 21 in-plat house closings of the last twelve months ran from $1,650,000 to $15,150,000, and eleven of them were under $3,000,000, most of those older two- and three-bedroom houses. Those houses are not comparables for a condominium, because they carry land and water edge and they come with rebuild economics, but they set the price at which a Row buyer starts to consider a house instead. We show a Row buyer that trade-off plainly rather than pretend it does not exist.
An automated estimate needs recent comparable sales, and The Row has none in the last two and a half years. The estimate will reach for condominiums filed under the Royal Harbor label north of the plats, which closed at $225,000 to $1,399,000 in the last twelve months in other buildings, or for houses on the canals, which are a different product. Either way the result describes someone else’s property. We price from evidence that actually concerns your building, and we write down every step.
On September 26, 2026, no Row unit was listed or pending. A buyer who wants a condominium inside Royal Harbor’s plats has one option, and the list price has to respect both sides of that fact: scarcity supports a confident price, and a price set far above the evidence gives an appraiser nothing to support it with. We aim for the number a buyer can justify to a lender and to themselves, because a Row sale that fails at appraisal sets the building back for everyone.
A Row buyer prices the association as well as the unit. The estoppel certificate states what the unit owes the association, the budget shows what ownership costs each month, and the governing documents set the rules on leasing, pets, alterations and use. None of those is published; the association provides them at resale. A seller who has them ready, current and clean, before the first showing removes the most common reason a condominium contract slows down. We ask for them as soon as you decide to list.
In a five-unit building, your sale becomes the comparable for the next four. A price that holds through appraisal and closing strengthens every Row owner’s position, including yours if you ever buy back into Royal Harbor. A price that falls apart in the contract period becomes a public record of a failed attempt. That is why we build the valuation first, show you the evidence and let the evidence set the range.
A lender’s appraiser for a Row at Royal Harbor unit will look first for sales in the same building, find none since December 2023, and reach further back and further out: the Row’s own recorded sales, condominium sales in other Naples buildings and the market around Royal Harbor. The comparable file we hand the appraiser decides whether the price holds.
Data updated: September 2026 (Collier County sales file, data files dated 29 Aug 2026; Southwest Florida MLS pulled 24 Sep 2026)
Inside The Row the appraiser will find five first sales from 2019 and 2020 and two resales coded unqualified by the county. Most appraisers weight recent, arm’s-length sales in the same project most heavily, and the Row cannot offer one from the last two and a half years. The appraiser will therefore need more context than usual, and the file we supply is designed to provide it.
The four condominium sales filed under the Royal Harbor development name in the last twelve months, at $225,000 to $1,399,000, were in other buildings north of the recorded plats. We point that out in writing, with the plat boundary, so a comparable from outside the neighborhood is not used as if it were a Row sale.
The file includes every recorded Row sale with its coding; the county’s current values for all five units and their history since 2021; the unit’s county base area and its actual features from the condominium documents; the flood zone and base flood elevation; the association’s estoppel and budget; and the house market around The Row, labeled as houses. An appraiser working from a thin record needs a complete one, and we would rather give it than hope it is found.
If an appraisal comes in below the contract price, the contract sets the options: the buyer pays the difference, the price is renegotiated, or the contract ends on the buyer’s terms. In a building with no recent sale, we address the possibility in the contract terms rather than discover it at the end, and we give the appraiser the full file before the inspection, not after a low number arrives.
A cash buyer skips the lender’s appraisal and the lender’s flood insurance requirement, which removes one risk from a thin-record sale. Most cash buyers still order their own inspection and read the condominium documents closely, so we prepare the same file for them. We never ask a buyer to waive an inspection; we make the inspection confirm what the listing already disclosed.
A buyer who wants to live in Royal Harbor chooses between The Row at Royal Harbor’s five 2018 condominium units and the neighborhood’s 386 houses. The Row offers newer construction at a fraction of a typical house’s county value, with a condominium association; a house offers land, water edge and a dock rule, with no association at all.
Data updated: September 2026 (Collier County 2026 preliminary roll and sales file, data files dated 29 Aug 2026; Southwest Florida MLS pulled 24 and 26 Sep 2026; FEMA National Flood Hazard Layer; City of Naples zoning layer and Code)
A buyer drawn to Royal Harbor is usually drawn to the neighborhood first: City of Naples, the east shore of Naples Bay, canals and quiet streets named for fish and birds. The next question is what kind of property to own there, and for most of Royal Harbor’s history the only answer was a house. The Row is the other answer. A seller who understands how the buyer weighs the two can price and market the unit to win that comparison.
Yardstick | The Row at Royal Harbor | A Royal Harbor house |
|---|---|---|
What you own | a condominium unit and a share of the common elements | a platted lot and the house on it |
Number of properties | 5 units | 386 houses on three plats |
Year built | 2018, all five units | median 2001; 131 before 1980, 117 in 2015 or later |
County base area | 2,217 to 2,831 sq ft a unit, median 2,812 | median about 2,640 sq ft of the main building |
2026 county just value | $1,430,200 to $1,798,600 a unit | median $3,673,316 |
Land value on the roll | $0 a unit (held in the condominium) | median $1,892,899 |
Association | condominium association, estoppel at resale | none mandatory; voluntary association at $50 a year |
Florida disclosure regime | Chapter 718 condominium | no association regime; Section 720.401 does not arise |
Zoning | R3-12 multifamily | R1-10, or R1-15 at the south end of Tarpon Road |
Flood zone | AE, 9-foot base flood elevation | AE; 342 of 418 at 9 feet and 76 at 8 feet |
East Naples Bay district | all 5 units pay | 358 of 421 parcels pay |
Water edge and dock | not in the public record for the units | every platted lot touches water, median about 94 feet; Sec. 56-93 dock rule |
2026 preliminary tax bills | $10,631.72 to $17,100.37 | median $26,620 |
Recorded sales | 7 since 2019; none since December 2023 | 16 qualified in the 12 months to August 29, 2026 |
MLS closings, 12 months to September 24, 2026 | 0 | 21, median $2,975,000 |
For sale on September 26, 2026 | 0 | 20, median asking $5,697,500 |
Sources: Collier County Property Appraiser 2026 preliminary roll and sales file, data files dated August 29, 2026 (county just value, not a sale price; county base area); FEMA National Flood Hazard Layer; the City’s zoning layer and dock code; Ordinance 87-5330; the Royal Harbor Association; Southwest Florida MLS, development name Royal Harbor filtered to the plats and The Row, pulled September 24 and 26, 2026. House medians describe single-family homes only.
Choose The Row if you want 2018 construction inside Royal Harbor, a smaller commitment than a house and no lot or seawall to manage, and you are comfortable with a condominium association and its documents. Choose a house if the water at your own dock, the land under you and freedom from any association matter more than cost. A buyer in between should compare a specific Row unit, with its estoppel and budget, against specific houses with their elevation certificates and seawall surveys.
A Row seller should market to the buyer this table describes: someone who wants Royal Harbor and the City of Naples without the cost or upkeep of a house. That means leading with the facts a house cannot match, the 2018 construction, the lower entry point, the lower current bills and the absence of a lot to maintain, while stating the condominium facts plainly. It also means pricing inside the Row’s own evidence, not reaching toward house prices, because the moment your unit costs as much as a comparable house, most buyers will choose the house. For the buyer’s side of the same decision, see our guide to buying at The Row at Royal Harbor, or call Marc at (239) 287-5873.
The Row at Royal Harbor sits inside the most affordable of south Naples’ canal neighborhoods. On the same twelve-month MLS window, Royal Harbor’s development-name median single-family sale was $3,000,000, against $9,075,000 in Aqualane Shores and $17,687,500 in Port Royal, so a Row unit is an entry point to an entry point.
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)
Community | Closings (n) | Median sale | Median $ per living sq ft | Median days on market | Median sale-to-list |
|---|---|---|---|---|---|
Royal Harbor (MLS development; one of the 22 sits outside the plats) | 22 | $3,000,000 | $1,149.51 | 77 | 90.21% |
Royal Harbor, inside the three plats only | 21 | $2,975,000 | $1,149.19 | 86 | 90.13% |
Aqualane Shores | 26 | $9,075,000 | $1,772.02 | 204 | 91.21% |
Port Royal | 30 | $17,687,500 | $2,897.73 | 123 | 91.65% |
Olde Naples, single-family | 67 | $6,100,000 | $1,562.99 | 111 | 92.41% |
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. These are houses. The Row had no closing in the window, and none of these figures is a Row price; they describe the waterfront market a Row buyer is choosing within.
Port Royal is the neighborhood Naples waterfront buyers most often hear quoted as the benchmark, and our Port Royal neighborhood guide covers it in full. NOAA’s Coast Pilot describes the two 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. Port Royal’s single-family sales over the same twelve months ran from $6,300,000 to $55,000,000, and its owners of eligible properties may join the private Port Royal Club, per the club’s membership page. For a Row seller, Port Royal matters only as context: it shows how far the east shore’s prices sit below the west shore’s.
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. Its median single-family sale of $9,075,000 over the same MLS window is about three times Royal Harbor’s development-name median.
The Row’s buyer is usually someone who has already looked at these numbers. A buyer who wants the City of Naples and the bay, but not a $3,000,000 house, has few ways in on the east shore, and The Row is one of them. Your listing should state where the building sits on that ladder, plainly and with sources, because it is the most persuasive thing you can tell a buyer who has already priced Port Royal and Aqualane Shores.
If you also own a Royal Harbor house, or you are advising a neighbor who does, our Royal Harbor seller guide covers the lot, the water edge, the dock paragraph and the rebuild economics that drive a house sale, and our Royal Harbor home valuation prices a house from the sales on its plat and street. This page stays with the condominium.
The neighborhood around The Row at Royal Harbor tells a buyer that this is an established City of Naples waterfront community of 386 houses on three 1950s plats, with no gate, no club and no mandatory association, dredged canals, and a steady rebuild of older houses into new ones. That setting is most of what a Row unit offers.
Data updated: September 2026 (Collier County 2026 preliminary roll, data files dated 29 Aug 2026; City of Naples records; NOAA U.S. Coast Pilot 5, 2026 edition)
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. Every parcel is inside the City of Naples, ZIP 34102.
Royal Harbor’s first plat was on record by October 9, 1957, when the City of Naples adopted Resolution 633 and fixed the neighborhood’s recorded plat line as the legal seawall and bulkhead line on Naples Bay. The City’s centennial history lists Royal Harbor among its 1950s developments, and the oldest house still standing, on Sandpiper Street, dates from 1957 on the county roll. Units 2 and 3 were recorded later in the same plat book. The Row, built in 2018, is the newest building type on the plats.
The Royal Harbor Association notes that the neighborhood’s streets are named after fish or birds (Royal Harbor Association), from Tarpon Road and Snook Drive to Sandpiper Street, and in 1966 City Ordinance 1205 renamed Bonita Lane, Mullet Lane and Dolphin Lane in Royal Harbor as Courts to end duplicate street names. The Row’s own street, Chesapeake Avenue, is the one address on the neighborhood’s street list that holds only The Row. Details like these are small, but they are the texture a buyer from outside Naples responds to.
Royal Harbor has no yacht club, clubhouse, park or dock that belongs to the neighborhood, and no golf course of its own. The Royal Harbor Association, Inc. is voluntary, at $50 a year. For a Row buyer that means the only association they will join is the condominium’s, and the only rules beyond it are the City’s.
On the county roll, new houses 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 of Royal Harbor’s houses date from the 2020s. That steady rebuild matters to a Row seller in two ways: it lifts the neighborhood around the building, and it means construction on nearby lots is common. The City allows residential construction from 7 a.m. to 6 p.m. Monday to Saturday under Sec. 16-291, and we plan showings around it.
The City’s centennial history records that in the 1970s “Construction of a sewer system in Royal Harbor was initiated,” and the City’s Comprehensive Plan records a $5 million upgrade of the water distribution system in the Royal Harbor area, completed in 2016 to replace asbestos-cement mains. The City’s canal map dated December 12, 2025 shows every Royal Harbor canal reach completed or not affected by its dredging project (City canal map). A buyer reads these as signs of a maintained neighborhood.
Royal Harbor is not Port Royal, Windstar, Oyster Bay or the Naples Bay Resort. Port Royal sits across the bay; Windstar lies south of Haldeman Creek in unincorporated Collier County; Oyster Bay and Golden Shores are to the north and share Royal Harbor’s dredging district. A Row listing should name the neighborhood correctly and never borrow a neighbor’s name or amenities.
We market a Row at Royal Harbor unit to the buyer who wants Royal Harbor and the City of Naples without a house: we lead with 2018 construction, the building’s rarity, the neighborhood’s water and location, and the complete condominium file, and we show the unit honestly, with only the features it actually has.
Data updated: September 2026 (Collier County 2026 preliminary roll, data files dated 29 Aug 2026; Southwest Florida MLS pulled 24 and 26 Sep 2026)
Row buyers are defined by what they want, not who they are. Some want a newer home in an established waterfront neighborhood without a lot or seawall to maintain. Some want a Naples base close to the bay, Fifth Avenue South and the beach. Some are Royal Harbor owners, or their family, who want to stay in the neighborhood in a smaller home. The listing has to answer all of them in plain terms.
Only The Row offers condominium ownership inside Royal Harbor’s plats, and only five units exist. We lead the listing with those two facts, then with the 2018 construction, the City of Naples address and the neighborhood’s position on Naples Bay. A buyer who understands that the building’s units come up for sale only every few years treats a listing differently from one of dozens in a tower.
The public record does not show a Row unit’s bedrooms, bathrooms, garage, elevator, pool, dock, boat slip or stories, so neither will our marketing unless your unit has them and the documents confirm them. We walk the unit with you, read the condominium documents for what is common and what is limited to your unit, and write the description from that. An accurate listing is the one that survives inspection.
We photograph a Row unit for what a buyer will live with: the rooms as they are, the light, the outdoor space the unit actually has and the neighborhood around it, including Royal Harbor’s canals and streets. Aerial images place the building inside the neighborhood and show the bay. We do not photograph a feature that belongs to someone else or to the common elements as if it were your unit’s.
Your listing goes on the Southwest Florida MLS and the brokerage sites that syndicate from it, to our own buyer and agent database, and to agents who work the Naples waterfront on both sides of the bay. Because the MLS files other condominiums north of the plats under the Royal Harbor development name, we make sure your listing reads clearly as The Row at Royal Harbor, inside the plats, so it is not lost among units in other buildings.
Royal Harbor has no gate and no guard, so a buyer’s agent drives to the building. Inside a condominium, the association’s own rules on access, parking and common areas apply, and with only five owners, courtesy to your neighbors matters. We schedule showings with that in mind, confirm the buyer’s pre-approval or proof of funds first, and Marc manages access for owners who are not in Naples.
When discretion matters more than exposure, we market a Row unit quietly to qualified buyers and agents before or instead of a public listing, and we talk through the trade-off first. In a building with no recent sale, public exposure is often what establishes the price, so we recommend a quiet start only when it serves your goal. Confidential conversations are welcome at (239) 898-6072.
The condominium documents and the association decide whether open houses and signs are allowed at the building, and we follow them. Where an open house is permitted and useful, we hold it; where it is not, a private showing schedule does the same work with fewer visitors in a five-unit building.
We negotiate a Row at Royal Harbor sale at the partner level, with the building’s record, the condominium file and the buyer’s insurance and appraisal questions answered before the offer arrives. With no Row sale since December 2023, the negotiation is about evidence: whoever explains the thin record best usually sets the price.
Data updated: September 2026 (Collier County sales file, data files dated 29 Aug 2026; Southwest Florida MLS pulled 24 and 26 Sep 2026)
Jesse or Marc negotiates every offer personally. In a building with five units and no recent sale, the buyer’s agent will test the price with whatever comparable suits the buyer. The answer has to come from someone who knows the whole record, in writing, the same day.
The most common opening move against a Row price will be the developer closings of 2019 and 2020 at $1,150,000 to $1,350,000. We answer it with what has happened since: two resales recorded at $2,130,000 and $3,200,000, a county value series that rose about 57 percent across the building from 2021 to 2026, and a Royal Harbor house market whose county median value roughly doubled from 2021 to 2023. None of those sets your price on its own; together they show why a six-year-old developer closing is not today’s market.
The second opening move will be a condominium sale from another building filed under the Royal Harbor development name. We answer it with the plat boundary and the MLS record: those units are north of the recorded plats and closed at $225,000 to $1,399,000 over the last twelve months, in buildings that are not The Row. A buyer who sees that in writing usually drops the comparison.
The Royal Harbor houses around The Row closed at a median 90.13 percent of their final list price over the last twelve months, and a buyer’s agent may argue that every Royal Harbor seller should expect ten percent off. That figure describes houses, many of them older houses listed as if the house carried the value, and it was the deep discounts on those that pulled the median down. It is not a Row statistic, and we do not let it be treated as one.
A Row buyer’s inspection covers the unit itself, its systems and anything the declaration makes the owner’s responsibility, while the building’s structure and common elements are the association’s. The buyer will also read the documents during the contract period. We make sure the inspection confirms what the listing and the documents already disclosed, rather than discovering something new in week two.
The Row sits in FEMA Zone AE, so a buyer with a federally backed mortgage will need flood coverage, and the building’s elevation certificate, where the association holds one, is the document an insurer asks for. A buyer who gets an insurance quote late in a contract and finds it higher than expected will try to renegotiate. We ask the association early for what it can provide about the building’s coverage, so serious buyers can quote before they sign.
A condominium contract carries steps a house contract does not: the estoppel certificate, the delivery of governing documents and any association approval the documents require. We build those into the timeline from the start, order the estoppel early and track every document, so the closing date in the contract is one the association’s paperwork can actually meet.
Selling a Row at Royal Harbor unit costs the negotiated commission, Florida documentary stamp tax at $0.70 per $100 of price, the condominium estoppel certificate, capped at $299 for a current account, a property tax proration credited to the buyer, and small items such as the municipal lien search. In Collier County the buyer customarily pays for title insurance.
Data updated: September 2026 (Florida Statutes 201.02 and 718.116; DBPR estoppel certificate fee schedule; Collier County 2026 preliminary roll, data files dated 29 Aug 2026)
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. That is $7,000 for every $1,000,000 of sale price. At the Row’s two recorded resale prices it would have been $14,910 on $2,130,000 and $22,400 on $3,200,000, by our arithmetic. It is the largest fixed cost of selling after commission.
A Florida estoppel certificate states what a unit owner owes the association, and every Row sale needs one. The Row’s 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. That is at most $418 for a current account delivered expedited, by our arithmetic. In Collier County practice the seller customarily pays the estoppel fee. The condominium association does not publish its assessments. MLS listings have reported a condominium fee of $971 a month on the 2018 to 2022 listings and $2,100 a month on the December 2025 listing; the estoppel certificate at resale states the current figure.
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. Florida sets the title premium itself under Florida Administrative Code Rule 69O-186.003, so the rate is the same whichever title company is used.
Because The Row 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 condominium unit, an open permit for work inside the unit can hold up a closing just as it would on a house, so we ask the City file for your unit before listing.
Since August 17, 2024, offers of buyer broker compensation cannot be advertised in the MLS, buyers sign written agreements with their own agents, and every commission is fully negotiable and not set by law, per the National Association of REALTORS settlement guidance. What you negotiate with us is the listing side, and whether to offer anything toward the buyer’s agent is a separate decision we make together, off the MLS.
Florida property taxes are paid in arrears for the calendar year, so at a closing before the November bill is paid, the seller credits the buyer for the seller’s days of ownership, customarily estimated from the prior year’s bill, per the Florida Department of Revenue. On the Row’s 2026 preliminary bills of $10,631.72 to $17,100.37, a June 30 closing would credit the buyer about $5,272 to $8,480 (181 days of 365), by our arithmetic. These are 2026 preliminary roll figures; the November 2026 tax bill is the final record.
Condominium assessments are due to the association, not the county, and the estoppel certificate states what is paid and what is owed on the closing date. The closing agent uses it to settle the account, so the buyer takes the unit with the assessments current. Because the Row’s association does not publish its budget, we cannot state today’s assessment here; MLS listings have reported $971 a month on the 2018 to 2022 listings and $2,100 a month on the December 2025 listing, and the estoppel states the current figure.
Line, per $1,000,000 of sale price, closing June 30 | Who pays | Amount |
|---|---|---|
Documentary stamp tax on the deed | Seller, by custom | $7,000 |
Condominium estoppel certificate, current account | Seller, by Collier practice | up to $299, plus $119 if expedited |
Municipal lien search | Seller, by Collier practice | Set by the provider |
Property tax proration on a 2026 preliminary bill of $10,631.72 to $17,100.37 | Seller credits buyer | About $5,272 to $8,480 |
Association assessments through closing | Seller, per the estoppel | As stated on the estoppel |
Owner’s title insurance policy | Buyer, by Collier custom | Buyer’s cost |
Deed recording | Buyer, by custom | Buyer’s cost |
Brokerage commission | Seller | As negotiated in your listing agreement |
Our arithmetic from the statutory rate, the DBPR fee schedule and the five units’ 2026 preliminary bills. 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.
A Row at Royal Harbor seller sells under Florida’s condominium statute, Chapter 718, not the homeowners association statute: the Section 720.401 disclosure summary does not apply to a Chapter 718 association. A Row seller also owes Florida’s 2024 flood disclosure, the property tax disclosure summary and every known material defect.
Data updated: September 2026 (Florida Statutes 720.401, 718.503, 718.116, 689.302 and 689.261, retrieved 26 Sep 2026)
Florida Statutes 720.401 says a prospective parcel owner in a community with a mandatory homeowners association “must be presented a disclosure summary before executing the contract for sale.” Section 720.401 does not apply to an association regulated under Chapter 718, the condominium chapter, and The Row at Royal Harbor is a Chapter 718 condominium. Royal Harbor’s houses have no mandatory association at all, so the summary does not arise for them either. Your closing agent or attorney confirms what applies to your unit; this is information, not legal advice.
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, and a unit at The Row has the condominium regime. We route the exact document list for your sale to your closing agent or attorney, and we assemble the documents early so the buyer’s review period starts on time. This is information, not legal advice.
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. For a Row unit, answer it from your own records, completely, including anything you know about the building. Census Tract 6, which is essentially Royal Harbor plus a strip north toward US-41, recorded 312 NFIP claims after Hurricane Ian (FEMA OpenFEMA, NFIP claims), so buyers ask.
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. At The Row the 2026 preliminary bills run from $10,631.72 to $17,100.37, and the spread reflects Save Our Homes caps on some units, so the warning describes a real change for some buyers.
Florida Statutes 190.048 requires a disclosure to buyers of property inside a community development district. Royal Harbor has none: on the 2026 preliminary roll, no Royal Harbor parcel carries a non-ad-valorem assessment; the November 2026 tax bill is the final record. The one special levy on Row bills is the City’s East Naples Bay district, an ad valorem millage, not a development district.
Under Johnson v. Davis, a Florida seller who knows of facts materially affecting value that are not readily observable must disclose them. For a Row unit that means prior water intrusion, leaks from or into neighboring units, flood or wind claims, and open or unfinished permits for work inside the unit. Disclosing early costs a negotiation; concealing costs the deal.
Beyond the statutes, a Row buyer will ask for the estoppel certificate, the governing documents, the association’s budget and any recent meeting records the association provides, the unit’s insurance declarations page, any repair history inside the unit and any City permit history. None of these is a statutory form you prepare yourself, but each answers a question the buyer’s lender, insurer or attorney will ask. Say what the documents say, and no more.
The state record shows The Row at Royal Harbor Condominium Association, Inc. as an active Florida not-for-profit corporation, document N18000013207, filed December 19, 2018, with a principal address on Chesapeake Avenue and annual reports filed every year from 2019 through 2026. It lists owner-officers and no management company.
Data updated: September 2026 (Florida Division of Corporations entity record, read 28 Sep 2026)
The Florida Division of Corporations lists THE ROW AT ROYAL HARBOR CONDOMINIUM ASSOCIATION, INC. as a Florida not-for-profit corporation, document number N18000013207, filed on December 19, 2018, with a status of ACTIVE and a principal address on Chesapeake Avenue (Florida Division of Corporations, entity search by name, searched “Row at Royal Harbor”, read September 28, 2026). A buyer’s closing agent will confirm the same record; having it in the listing file saves a step.
The state record shows annual reports filed for every year from 2019 through 2026, the latest on January 10, 2026. For a buyer, an unbroken filing history is a simple sign that the association keeps its corporate status current. It says nothing about the association’s finances, which the budget and the estoppel certificate answer.
The state record lists owner-officers and no management company. That has practical consequences for a sale: the estoppel, the governing documents and any approvals come from volunteer owners rather than a management office. We ask for them early, give the association clear timelines and keep our requests to what the sale actually needs. We never publish the names of the association’s officers or of any owner.
At resale the association provides the estoppel certificate, which states the unit’s assessments and anything owed, and the governing documents the buyer is entitled to receive under the condominium statute. The condominium association does not publish its assessments; the estoppel certificate at resale states them. We gather the declaration, bylaws, rules, the current budget and any recent meeting records the association can share, so the buyer’s review is complete from the start.
Florida’s condominium milestone inspection law, s. 553.899, Florida Statutes, applies to condominium buildings of three or more habitable stories. The Row’s condominium documents and building height decide whether Florida’s condominium milestone rules apply; ask for them at resale. This page makes no statement about the building’s status under that law.
The Royal Harbor Association, Inc. is a separate, voluntary neighborhood group for Royal Harbor homeowners, at $50 a year, and it has no authority over The Row’s condominium. Over the decades City records have also called it a property owners’ or homeowners’ association; it is neither a mandatory HOA nor a condominium association. A Row buyer joins the condominium association by owning a unit, and may also join the neighborhood association voluntarily.
The flood map affects every Row at Royal Harbor sale: all five units sit in FEMA Zone AE with a 9-foot base flood elevation on the map effective February 8, 2024, so a buyer with a federally backed mortgage needs flood coverage, and the building’s flood documentation becomes part of the price conversation.
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)
Every Royal Harbor parcel is in FEMA flood Zone AE on the map effective February 8, 2024 (panels 12021C0393J and 12021C0581J), and all five Row addresses read AE with a base flood elevation of 9 feet NAVD88 (FEMA National Flood Hazard Layer, flood zones; FIRM panels). Measured at the street side of each lot, 342 of Royal Harbor’s 418 geocoded parcels carry 9 feet and 76 carry 8 feet. FEMA’s map service returned no Letter of Map Revision or Letter of Map Amendment anywhere in the Royal Harbor area.
A lender making a federally backed loan in Zone AE requires flood insurance, and a flood insurer prices the building from its elevation documentation. For a condominium, that documentation belongs to the building rather than the unit, so we ask the association what it holds. 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).
New construction in the City of Naples is designed to the City’s design flood elevation, the base flood elevation plus one foot, per the City’s flood mitigation guidance, which puts a new lowest floor at 10 feet NAVD88 on an AE 9 site, by our arithmetic. The Row was built in 2018; how its floors relate to the base flood elevation is recorded in the building’s own elevation documentation, which is the document to request, not an assumption to make.
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 The Row. No surveyed high-water mark inside Royal Harbor was located for this guide, and the City has not published storm damage counts by neighborhood.
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; Milton in 2024 added 65 claims (FEMA OpenFEMA, NFIP claims). Those figures cover the whole tract, mostly houses. A Row seller’s own claims history and the building’s record are what a buyer actually needs, and the flood disclosure is where they go.
Every Royal Harbor parcel is in Collier County hurricane evacuation Zone A (Collier County, hurricane evacuation zones), and that includes The Row. A buyer relocating from outside Florida will ask about it, and we answer with the county’s own map rather than a reassurance.
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). That discount applies to NFIP policies across the City, including in Royal Harbor.
Your Row at Royal Harbor buyer will pay Collier County property tax at 9.5076 mills, because all five units sit inside the East Naples Bay district, on the unit’s full just value after the Save Our Homes reset, plus condominium assessments, utilities and insurance. There is 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)
On the 2026 preliminary roll, parcels inside the East Naples Bay Special Taxing District, including all five Row units, are taxed at 9.5076 mills: 4.1470 for the School Board, 3.2449 for Collier County, 1.2900 for the City of Naples, 0.3257 for the water management and mosquito control districts combined, and the district’s 0.5 mill. 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 Row’s 2026 preliminary bills run from $10,631.72 to $17,100.37, and the difference reflects homestead Save Our Homes caps on some units. A buyer’s assessed value resets to just value after the purchase. As our arithmetic at 2026 preliminary rates, before any exemption, a new owner at the county’s current unit values of $1,430,200 to $1,798,600 would pay about $13,600 to $17,100 a year. We give a buyer that illustration for your unit, so the tax line is settled before the offer rather than argued later.
On the 2026 preliminary roll, 358 of Royal Harbor’s 421 parcels pay the East Naples Bay Special Taxing District’s 0.5 mill, and all five Row units are among them. The district was created by Ordinance 87-5330 in 1987 and funds canal dredging for Golden Shores, Oyster Bay and Royal Harbor. At the Row’s unit values, 0.5 mill is about $715 to $899 a year, by our arithmetic. City Council adopted a district budget of $400,015 for fiscal 2026-27, as adopted on September 16, 2026, per Gulfshore Business.
A Row buyer pays the condominium association’s assessments, which fund whatever the declaration makes the association’s responsibility. The condominium association does not publish its assessments; the estoppel certificate at resale states them, and the budget shows how they are built. We put both in front of a serious buyer early, because an assessment surprise in the contract period costs more than any other.
Royal Harbor is served by City of Naples water, sewer, stormwater and solid waste services, with rates set on the City’s 2026 utility rate sheet, effective October 1, 2025. How The Row’s five units are metered and billed is not in the public record we reviewed, so your own City and association bills answer it for a buyer. 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.
Single-family NFIP policies, Census Tract 6, effective June 2025 to May 2026 | Policies | Median total policy cost per year |
|---|---|---|
All single-family homes | 353 | $2,464 |
Built 2015 or later | 84 | $2,854 |
NFIP policies in Census Tract 6, effective June 2025 to May 2026, from FEMA’s public policy data (FEMA OpenFEMA, NFIP policies). These are single-family figures, shown only as context: a condominium unit’s coverage depends on how the condominium documents divide insurance between the association and the owner. Premiums are quoted house by house; these medians describe existing NFIP policies, not a quote for any home.
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.
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 Naples buyers are shopping the private market, and a buyer who can quote early, with the association’s coverage summary and the unit’s details in hand, shortens the contract period.
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.
A Row at Royal Harbor seller should know that the neighborhood’s water is a large part of what a buyer pays for, even in a condominium: dredged canals funded by a 0.5-mill district the Row pays, a run to Gordon Pass that passes under no bridge the Coast Pilot lists, and a City dock paragraph written for Royal Harbor’s lots.
Data updated: September 2026 (NOAA U.S. Coast Pilot 5, 2026 edition; City of Naples Code Sec. 56-93; Ordinance 10-12741; City canal map dated 12 Dec 2025)
The county’s water-edge measurement covered Royal Harbor’s 416 platted lots and did not include The Row’s condominium units, which have no separate footprint on the parcel map. Whether a Row unit carries any dock, slip or water access is not in the public record; the condominium documents answer it, and your listing states only what they confirm. What every Row buyer does get is the neighborhood’s water, streets and address.
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). Canal widths and water depth at each dock, not bridge clearance, are the practical limits. In a straight line, Gordon Pass is 2.54 statute miles (2.21 nautical miles) from the middle of Royal Harbor.
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.” For properties facing Naples Bay and Haldeman Creek, “Final dimensions shall be agreed upon by the property owner, the Royal Harbor Association, and the city manager.” 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). This rule is written for Royal Harbor’s lots; how it bears on the condominium parcel is a question for the condominium documents and the City.
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. All five Row units pay the district’s 0.5 mill, so a Row owner has helped pay for the neighborhood’s dredged canals, a point worth stating in the listing.
No depth survey of the Royal Harbor canals was read for this guide, so we never quote one. 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 anywhere in Royal Harbor.
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.
Close by, but not a Royal Harbor amenity, the Naples Princess sails from Port-O-Call Marina at 550 Port O Call Way on cruises the operator describes on “Naples Bay, Port Royal and into the Gulf of Mexico.” For a Row buyer who does not own a boat, it is one of the easy ways to be on the bay.
The City of Naples rules that most affect a Row at Royal Harbor sale are the City’s short-term rental guidelines, the R3-12 zoning of the site, construction hours for the rebuilds around the building, 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)
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.” The Row’s condominium documents may set their own leasing rules as well, and a buyer who plans to rent will read both. A seller with a rental history should present it within those rules, and we confirm how they apply to your unit before we market it.
The Row sits in the R3-12 multifamily district on the City’s zoning layer, the only multifamily site inside Royal Harbor’s plats. There is no neighborhood design review for Royal Harbor’s houses: the City’s Design Review Board page states that “Single family zoning districts are not subject to design review” (City Design Review Board). Changes to a condominium building are governed by the condominium documents and the City’s codes, and a buyer who plans alterations inside a unit should read the declaration first.
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. With new houses going up across Royal Harbor every year, we time showings around nearby work and tell buyers plainly.
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 Row unit with golf-cart language.
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; City action report on Resolution 2024-15309). 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).
Trees in the City right-of-way belong to the City, and a permit is needed to remove or alter one under Chapter 38 of the City Code. For a Row seller this rarely matters directly, but a buyer who notices the street trees will ask who maintains them, and the answer is the City.
The Row is served by the Naples Police Department and Naples Fire-Rescue. Station 1, at 835 8th Avenue South, houses Engine 1, Ladder 1 and Squad 1, which the department describes as “assigned to protect the south end of the City of Naples” (Naples Fire-Rescue, Station 1). Naples Fire-Rescue reports an ISO Class 1 rating (Naples Fire-Rescue). We do not publish neighborhood crime rates, because none are published at that level.
The building’s own MLS record is wide: the five developer sales took 107 to 494 days on market, and the two listings of 1559 since January 2025 ran 256 and 215 days without a sale. Around it, the 21 Royal Harbor houses that closed in the last twelve months took a median 86 days on market, and most sales here record between late January and mid-June.
Data updated: September 2026 (Southwest Florida MLS, in-plat closings pulled 24 Sep 2026; Collier County qualified sales, data files dated 29 Aug 2026)
Of the 16 qualified sales Collier County recorded in Royal Harbor 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 house closings fell between February and April 2026. The Row’s own first sales followed a similar calendar: three were recorded in June 2019 and two in March and April 2020. A listing that goes live before the season meets the largest pool of buyers.
The 21 Royal Harbor houses that closed in the last twelve months took a median 86 days on market, from 5 days to 440; 11 sold within 90 days and 6 took more than 180. Those are houses, not condominium units, and they are context rather than a forecast for your unit. The Row’s own days-on-market history is one of the fields queued for the next MLS pull.
Most condominium sales follow the same order: a valuation and the condominium file (estoppel request, governing documents, budget, insurance summary) in the first two to three weeks; photography; launch; showings and offers; a contract with an inspection period and the buyer’s document review; insurance quotes and appraisal; and closing, customarily handled in Collier County by the buyer’s chosen title agent. The condominium steps add paperwork, not necessarily time, if they are started before the listing goes live.
Many Naples owners are not in town when they decide to sell. Marc runs the field side, access, vendors, showings and inspections, and Jesse runs the pricing, paperwork and negotiation, so a Row seller can list, contract and close without flying down. Documents are signed electronically, and the closing agent can arrange a mail-away closing.
Your Row at Royal Harbor listing should say that Royal Harbor addresses are 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 Fifth Avenue South is about 6 minutes away.
Data updated: September 2026 (Collier County Public Schools zoning lookup for 2026-27; Florida Department of Education 2026 school grades; free-flow routing measured 26 Sep 2026)
All 412 Royal Harbor addresses that the school district’s own address lookup recognizes are zoned for Lake Park Elementary, Gulfview Middle and Naples High School for 2026-27; a few addresses, among them condominium units, had no address point in the lookup, so a Row buyer with school-age children should confirm the unit’s assignment directly in that lookup. 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.
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 (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 Royal Harbor; in-season traffic on US-41 is longer.
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 a Row owner 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.
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; in-season traffic on US-41 is longer.
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).
On the airport authority’s official Noise Exposure Map for 2026, Royal Harbor lies outside the 60 DNL noise contour the City and County use for land-use planning, by our reading of the map. Aircraft using the airport’s southwest runway end do cross Naples Bay, and a 2023 letter from six neighborhood associations to City Council listed Royal Harbor among the neighborhoods overflown. A buyer who asks gets both halves of that answer.
You get a free Row at Royal Harbor valuation by requesting one online or calling Jesse McGreevy at (239) 898-6072. It is a written opinion of value built from every recorded Row sale, the county’s values for all five units and the market around the building, with your unit’s actual features beside it, at no cost or obligation.
You receive every recorded Row sale since 2019 with its date, size, price and county coding; the county’s values for all five units since 2021; your unit’s county base area and its actual features from the condominium documents; the condominium sales under the Royal Harbor label that a buyer’s agent may raise, explained; the Royal Harbor house market a buyer will weigh against you; your unit’s tax position and the reset your buyer will face; the estoppel and document timeline; and a recommended list price with a defensible range. Request it through our Row at Royal Harbor condo valuation or the McGreevy and Comisar valuation form.
Call Jesse McGreevy direct at (239) 898-6072 or email [email protected]. Call Marc Comisar at (239) 287-5873. The office of McGreevy and Comisar is at 24031 S Tamiami Trl #101, Bonita Springs, FL 34134. Bring your unit number, your timeline and the one thing you are most worried about, whether it is the price, the association paperwork or the timing, and you will get a straight answer.
In a building with no sale since December 2023 and no unit on the market, the price decides the sale and sets the record for the next owner. We would rather you see the evidence and the number before you commit to anything, and many owners use the valuation to decide whether to sell this season or next. Row units come up for sale only every few years, so the next Row owner who sells should call us first.
If you are thinking, “I need someone to sell my condo at The Row at Royal Harbor in Naples, Florida,” McGreevy and Comisar helps homeowners price, market, negotiate and sell with a local strategy built for Naples, Collier County, Bonita Springs, Estero, Fort Myers and Lee County. Whether you are selling at The Row at Royal Harbor, in Royal Harbor itself, Aqualane Shores, Port Royal, Olde Naples or The Moorings, our team provides local market guidance, professional listing exposure and a clear plan to help you sell confidently.
McGreevy and Comisar are a top-reviewed listing team on Google, and the quotes below are genuine five-star client reviews from that profile, reproduced in each reviewer’s own words. We publish no aggregate score and no star-rating widget. Jesse McGreevy is a top-reviewed Row at Royal Harbor listing agent; read the full set on the McGreevy and Comisar Google reviews profile.
★★★★★ “Jesse was very professional, helpful and kept in touch with ideas and suggestions which developed into a sale. Highly recommend his company for their excellent follow through.” Verified Google review
Follow through is what carries a condominium contract through the estoppel, the document review and the appraisal.
★★★★★ “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 Row seller moving within Southwest Florida has two transactions to run as one plan.
★★★★★ “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
★★★★★ “Their knowledge of the Southwest Florida market really stood out, and you can tell they genuinely care about their clients and getting the best results possible. They were always available to answer questions, kept us informed every step of the way, and paid attention to every detail.” Verified Google review
★★★★★ “Jesse and Marc are extremely knowledgeable about Southwest Florida real estate! If you are looking to buy or sell property, look no further than Domain Realty and their amazing team!” Verified Google review
★★★★★ “I had a great experience working with Marc Comisar and Jesse McGreevy. They were professional, knowledgeable, and made the entire process feel smooth from beginning to end.” Verified Google review
A Royal Harbor specialist matters at The Row because the facts that decide a Row sale live in public records a general agent rarely reads: the county’s sales file for all five units and its qualified coding, the state’s record for the association, the plat boundary that separates The Row from other condominiums, and the houses around it.
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 condominium, flood and tax paperwork. Reach him at (239) 898-6072, and read his profile on the Jesse McGreevy agent page.
Marc Comisar is a licensed Florida REALTOR and Broker Associate with Domain Realty and the other half of McGreevy and Comisar. He runs the field side: showings, buyer agent conversations, access through the association, inspections and the on-site management that lets a seasonal Row owner sell without flying down. Reach him at (239) 287-5873, and read his profile on the Marc Comisar agent page. Read more about the partnership on our about McGreevy and Comisar page.
A general agent may price a Row unit from condominium sales north of the plats, anchor on the 2019 developer closings, present an unqualified resale as a market median, invent a feature the public record does not show, call the voluntary neighborhood association an HOA, apply Section 720.401 to a Chapter 718 sale, or order the estoppel after the contract is signed. None of those errors is exotic, and each one costs a seller time or money.
Every Naples building and neighborhood sells differently, and the method is what carries across. Our guide to selling a home in Naples Lakes Country Club and our Audubon Country Club home valuation guide apply the same recorded-evidence approach to two Naples club communities. The Row’s distinguishing facts are its size and setting: five units, a thin record, and a waterfront neighborhood of houses all around it.
When a Row at 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 condominium steps on the sale, and the Save Our Homes portability claim for your next Florida homestead.
A Florida homesteader who sells and establishes a new Florida homestead may transfer accumulated Save Our Homes benefit, within statutory limits, by filing with the new homestead application, per the Florida Department of Revenue. If your Row unit is homesteaded and carries a Save Our Homes benefit, that claim can matter to your next purchase, and we sequence both closings around the January 1 homestead date. If you are buying, start with how we represent buyers in Naples or call Marc Comisar at (239) 287-5873.
Some Row owners want to stay in Royal Harbor in a house, with a lot and a dock of their own. Our Royal Harbor buyer guide covers the plats, the water edge, the dock paragraph and the flood file that drive a house purchase, and our Royal Harbor neighborhood guide covers the history, boating, schools and flood detail this page summarizes.
The reverse move happens too: a Royal Harbor homeowner who wants to stay close to the water without the upkeep of a house. If that is you, our guide to buying at The Row at Royal Harbor covers the condominium purchase, and our Royal Harbor seller guide covers the house sale.
These are the questions Row at Royal Harbor owners ask before they sell, answered for a City of Naples condominium seller, each in a single paragraph. They cover price, the building’s record, timing, the association, 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 (Collier County sales file and 2026 preliminary roll, data files dated 29 Aug 2026; Southwest Florida MLS pulled 24 and 26 Sep 2026; Florida Division of Corporations, read 28 Sep 2026)
Start with a written valuation built from every recorded Row sale and the county’s values for all five units, not a portal estimate, then assemble the condominium file before you list: the estoppel request, the governing documents, the budget, the association’s insurance summary and your latest tax bill. Market the unit to the buyer who wants Royal Harbor without a house, and price it from the building’s evidence. Call Jesse McGreevy at (239) 898-6072 to begin.
McGreevy and Comisar lead Domain Realty Group, the #1 Team in Southwest Florida since 2012, and have been Top 1% Real Estate Agents Nationally Since 2008, with over $900 million in personal sales. We list a Row unit with its record in hand: every recorded sale and its coding, the county’s values, the association’s state record, the flood zone and the market around the building. Judge any agent you interview by whether they bring that file to the first meeting.
Your unit’s value depends on its size, its features and condition, and on how buyers read a thin record. The county’s 2026 preliminary values run from $1,430,200 to $1,798,600 a unit, which are assessments, not market values, and the building’s two recorded resales were $2,130,000 in January 2022 and $3,200,000 in December 2023, both coded unqualified. For a price built for your unit, request our Row at Royal Harbor condo valuation or call (239) 898-6072.
Collier County recorded five first sales from the developer in 2019 and 2020 at $1,150,000 to $1,350,000, and two later resales at $2,130,000 in January 2022 and $3,200,000 in December 2023. The county coded the two resales as not qualified, so they are reported prices, not market-tested medians. Two $0 transfers on the record are non-sale deeds.
No. The Southwest Florida MLS shows no Row closing between September 25, 2025 and September 24, 2026, and the latest recorded Row sale on the county file was in December 2023. The last Row listing, 1559 at $2,495,000, was terminated on July 8, 2026 without a sale.
None. On September 26, 2026 the Southwest Florida MLS showed no Row unit active or pending. A buyer who wants a condominium inside Royal Harbor’s plats has no other option in the building today.
Because the building has only seven recorded sales in its history, two of them coded unqualified, and a median of a handful of sales is not a market. We list every sale instead, with its date, size, price and county coding, so the whole record is visible.
The public record gives county base area, not MLS living area. Per square foot of county base area, the five first sales ran from about $409 to $519, the January 2022 resale about $757 and the December 2023 resale about $1,130, by our arithmetic. Those figures are never compared with MLS living-area prices, and they describe the record, not your unit’s value.
No. Just value is the county’s January 1 assessment for tax purposes, produced by mass appraisal. The building’s own record shows the gap: the December 2023 resale was recorded at $3,200,000, while the county’s value for that unit on the next roll was $1,798,600.
The county’s values for all five Row units were unchanged on the 2024 and 2025 rolls and the 2026 preliminary roll. A flat assessment means the assessor saw no reason to change it for tax purposes; it says nothing about what a buyer would pay today.
Collier County codes each recorded deed as qualified or not qualified for its own mass-appraisal work. A deed coded not qualified is one the county set aside from its market test, for a reason the public sales file does not state. It does not mean the price was wrong; it means we present the sale as a reported price, not a market-tested figure.
No. The Southwest Florida MLS files some condominiums north of the recorded plats under a Royal Harbor development name. The four that closed in the last twelve months, at $225,000 to $1,399,000, were in other buildings, not The Row, and not inside Royal Harbor’s plats.
For a prepared unit, yes, because no other Row unit is on the market. The house market around the building is buyer-paced, with about 11.4 months of supply on September 26, 2026, so buyers have choices and negotiate; a Row unit’s advantage is that it is the only one of its kind available.
In the fall, so the listing is ready for the season. Of the 16 qualified Royal Harbor sales the county recorded in the 12 months to August 29, 2026, 15 were recorded between late January and mid-June, and the Row’s own first sales were recorded in June 2019 and March and April 2020.
The Row’s own MLS record runs from 107 to 494 days for the developer sales, and the two recent listings of 1559 ran 256 and 215 days without selling. Around the building, the 21 Royal Harbor houses that closed in the last twelve months took a median 86 days on market. Add the contract period and the condominium document steps, and plan on several months from listing to closing.
The Row has a condominium association, THE ROW AT ROYAL HARBOR CONDOMINIUM ASSOCIATION, INC., a Florida not-for-profit corporation filed December 19, 2018 and active on the state record. It is not a homeowners association under Chapter 720. Royal Harbor’s neighborhood association is separate and voluntary.
The state record lists owner-officers and no management company. We do not publish officer or owner names. For a sale, that means the estoppel and documents come from volunteer owners, and we request them early with clear timelines.
Yes. Every Row sale needs the condominium association’s estoppel certificate under Florida Statutes 718.116. Under the Department of Business and Professional Regulation’s current 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.
In Collier County practice the seller customarily pays the estoppel fee, though the contract controls. We order it early so it is current at closing.
The condominium association does not publish its assessments; the estoppel certificate at resale states them, and the budget shows how they are built. We never publish a guessed figure. Your own statements and the estoppel answer the question for your buyer.
No. Section 720.401 does not apply to an association regulated under Chapter 718, and The Row is a Chapter 718 condominium. The condominium resale provisions, including Florida Statutes 718.503, apply instead. Confirm with your closing agent or attorney; this is information, not legal advice.
Under the condominium statute, including Florida Statutes 718.503, the buyer receives the condominium’s governing documents. We gather the declaration, bylaws, rules, the current budget and any recent meeting records the association can share before listing, so the buyer’s review starts on time.
Florida’s milestone inspection statute, section 553.899, applies to condominium buildings of three or more habitable stories. The Row’s condominium documents and building height decide whether Florida’s condominium milestone rules apply; ask for them at resale. We make no statement about the building’s status under that law.
The public record does not say. The county roll records base area and year built, not bedrooms, bathrooms, garages, elevators, pools, docks or stories. Your listing states what your unit actually has, from your knowledge and the condominium documents, and the building’s past MLS listings describe each unit as three bedrooms, three and a half baths, a two-car garage, a pool and a private boat dock.
Whether a Row unit carries any dock, slip or water access is not in the public record; the condominium documents answer it. Royal Harbor’s dock paragraph in the City code is written for the neighborhood’s lots, and your listing will state only what the documents confirm.
The main costs are the commission you negotiate and Florida documentary stamp tax at $0.70 per $100, which is $7,000 for every $1,000,000 of price, plus the estoppel fee, a property tax proration credited to the buyer, about $5,272 to $8,480 on a June 30 closing at the Row’s 2026 preliminary bills, and small items such as the municipal lien search.
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.
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.
All five Row units sit inside the East Naples Bay district, taxed at 9.5076 mills on the 2026 preliminary roll. The Row’s current bills run from $10,631.72 to $17,100.37, and a buyer’s assessed value resets to just value, so at the county’s current unit values a new owner would pay about $13,600 to $17,100 before any exemption, by our arithmetic.
The spread from $10,631.72 to $17,100.37 on the 2026 preliminary roll reflects both unit size and homestead Save Our Homes caps on some units, which limit how fast a homesteaded unit’s assessed value can rise. We do not publish which units are homesteaded.
Yes. On the 2026 preliminary roll all five Row units pay the East Naples Bay Special Taxing District’s 0.5 mill, which funds the canal dredging of Golden Shores, Oyster Bay and Royal Harbor. At the Row’s unit values that is about $715 to $899 a year, by our arithmetic.
Yes. 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, on FEMA’s map effective February 8, 2024. A buyer with a federally backed mortgage will need flood coverage.
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, including what you know about the building.
The public record does not say building by building. 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, including The Row; still-water gauges do not include waves. The City has not published storm damage counts by neighborhood, and your own records and the flood disclosure answer it for your unit.
Yes. Every Royal Harbor parcel, including The Row, is in Collier County hurricane evacuation Zone A.
Possibly, within two sets of rules: the City’s short-term rental guidelines, which state that rental terms must be 30 days or longer except three times a year, and the condominium documents, which may set their own leasing rules. We can show you a rental comparison beside a sale.
You can. The practical risks at The Row are pricing from the wrong comparables, presenting an unqualified resale as a market figure, describing features the documents do not confirm, and starting the estoppel and document steps late. In a building with no recent sale, those errors are costly.
A cash buyer skips the lender’s appraisal and the lender’s flood insurance requirement. The estoppel certificate, the governing documents and any association steps remain, and most cash buyers still inspect, so we prepare the same file.
It depends on your basis, how long you owned and lived in the unit and your other circumstances. Talk with your CPA before you list; we provide the sale figures and closing statement they need.
The estate or trust documents decide who signs, and the closing agent will want them early, along with the estoppel. The Save Our Homes cap does not pass to a buyer. We work with your attorney on the paperwork and price the unit from the building’s record.
Usually not extensively. The Row was built in 2018, and buyers value a clean, well-kept unit more than new finishes chosen for them. Repairs that remove a buyer’s objection, such as an open permit or a known leak, are the ones that pay. Any alteration inside a condominium unit also has to follow the declaration.
No. The Row is inside Royal Harbor, on the east shore of Naples Bay, and Royal Harbor is not part of Port Royal. The two neighborhoods sit on opposite sides of the bay, and NOAA’s Coast Pilot lists them separately.
No. Royal Harbor has no yacht club, clubhouse, park or dock that belongs to the neighborhood, and no golf course of its own. The City’s beach parking permit is free to City residents and Collier County property taxpayers, so a Row owner qualifies.
Royal Harbor addresses that the school district’s lookup recognizes are zoned for Lake Park Elementary, Gulfview Middle and Naples High School for 2026-27. A few condominium addresses had no address point in the lookup, so confirm a Row unit’s assignment in the district’s lookup.
On the county’s books, a Row unit’s 2026 value is about 39 to 49 percent of the median Royal Harbor house’s, and the Row’s current tax bills are well below the median house bill of $26,620. A house offers land, water edge and no association; a Row unit offers 2018 construction and a lower entry point. Which is better depends on the buyer.
The contract sets the options: the buyer pays the difference, the price is renegotiated, or the contract ends on the buyer’s terms. In a building with no recent sale, we give the appraiser the full record before the inspection and address the possibility in the contract terms.
Three things, in order. Get a written valuation built from the building’s recorded sales and your unit’s actual features. Ask the association for the estoppel timeline, the governing documents and the budget. Then gather your own tax bills, insurance declarations and any permit or repair history. Request a valuation through our Row at Royal Harbor condo valuation or call Jesse McGreevy at (239) 898-6072.
Every figure on this page about The Row at Royal Harbor traces to a primary source below, listed as of September 28, 2026: the Southwest Florida MLS, Collier County’s roll and recorded sales, the Florida Division of Corporations, City of Naples records, Florida Statutes and state agencies, and federal agencies. No listing portal or competing brokerage is cited.
The Row at Royal Harbor records
Collier County and regional records
City of Naples ordinances, resolutions and records
City of Naples Code and zoning
City of Naples departments and projects
Royal Harbor Association
Florida Statutes, rules and state agencies
Federal and other primary sources
News reports of public decisions
McGreevy and Comisar
Every row below links the authority that publishes the document, so a Row at Royal Harbor seller or buyer always sees the official, current version. We host nothing ourselves. The condominium declaration, bylaws, rules, budget, assessments, insurance and the building’s elevation documentation are not published; the association provides them at resale.
Document | What it proves for a Row at Royal Harbor seller | Official authority |
|---|---|---|
Florida Statutes 718.116 | The condominium estoppel certificate and its fee cap | |
DBPR estoppel certificate fee schedule | The current $299 cap, $119 expedited and $179 delinquent amounts | |
Florida Statutes 718.503 | Condominium resale disclosure and the buyer’s documents | |
Florida Statutes 720.401 | The HOA disclosure summary, which does not apply to a Chapter 718 association | |
Florida Statutes 553.899 | The milestone inspection threshold of three habitable stories | |
Florida Statutes 201.02 | The $0.70 per $100 documentary stamp tax a Florida seller customarily pays | |
Florida Statutes 689.261 | The property tax warning your buyer must receive | |
CS/CS/HB 1049 (2024) analysis | The residential flood disclosure a seller now owes | |
Ordinance 87-5330 (August 5, 1987) | The East Naples Bay Special Taxing District all five Row units pay | |
Ordinance 10-12741 (2010) | The Royal Harbor dock paragraph, Sec. 56-93(c)(6) | |
Short-term rental guidelines | The City’s 30-day rental guideline and its three exceptions | |
2026 utility rates | Water, sewer, stormwater and solid waste charges | |
Canal map dated December 12, 2025 | Every Royal Harbor canal reach completed or not affected | |
NOAA U.S. Coast Pilot 5, 2026 | Royal Harbor named on the east side of Naples Bay; the one bridge on the bay | |
FEMA FIRM panels 12021C0393J and 12021C0581J | The flood map effective February 8, 2024 | |
NHC Tropical Cyclone Report, Hurricane Ian | The Naples Bay water levels in Ian | |
NAR settlement frequently asked questions | Commission is negotiable; buyer broker compensation after August 17, 2024 |
McGreevy and Comisar list and sell homes across Southwest Florida from an office in Bonita Springs, and The Row at Royal Harbor sits inside the Naples waterfront market they work every week. If you own one of the five Row units and are weighing a sale, the first conversation costs nothing and usually saves a seller money.
Jesse McGreevy: (239) 898-6072, [email protected]. Marc Comisar: (239) 287-5873. Office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134. Call Jesse direct at (239) 898-6072 to start with a free Row at Royal Harbor condo 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.
