Naples Codex

        The Signal. Coastal Naples logged four closings this week, $48.95 million in all, and only one of them landed at the asking price: a $24 million never-occupied residence at Naples Beach Club, which changed hands off-market at its exact number. The other three each gave something between 7% and 21% off their opening asks, and they took 112 to 232 days to get there. Three of the four closes were new construction, so vintage did not sort them. What sorted them was how much company each ask had. Drawn from MLS of Naples records, current as of August 28, 2026. The Tape The week's record, $4M+ coastal Naples. Tracked: 19 residences — 8 new active, 3 new under contract, 3 under contract with contingencies, ...

        The Signal. Four residences closed in coastal Naples this week, and three of them were never-occupied new construction: a 2025 Aqualane Shores waterfront at $18.25 million, a 2026 Moorings estate at $8.4 million, and a 2025 Lake Park home at $4.775 million, every one paid in cash. The three new-construction closes cleared at a blended 4.4% under their final asks, a tighter give than the market has asked of earlier-vintage resales, and what separated them was the asking arc rather than the build: the calibrated Lake Park ask cleared in 39 days at 2.5% off, while the ambitious Aqualane number waited 326 days for its buyer at 8.7% off. Drawn from MLS of Naples records, current as of August 21, 2026. The ...

        The Signal. The two deals that reached a closing table in coastal Naples this week were both earlier-vintage resales bought for cash: a 2001 Pine Ridge lakefront estate at $4.5 million and a 2000 Park Shore beachfront tower residence at $4.075 million. The week's largest numbers sat a step earlier in the cycle. A $29.75 million 2026 Coquina Sands new build opened as the top ask, and a $28 million 2021 Port Royal estate went to contract. So the biggest inventory on the market was setting and negotiating its price, while the figures that actually settled came in a tier below. For a second straight week, the closing table ran a build era behind the week's largest asks. Drawn from MLS ...

        Three coastal Naples residences changed hands this week for a combined $26.95 million, and every one was a resale finished before this cycle's new construction: a 2022 Moorings estate, a 2002 Aqualane Shores home, and a 1999 house in Olde Naples, all cash. Not one newly built residence closed. The week's largest agreements moved only as far as contract. A 2.94-acre Olde Naples beachfront parcel went pending at $89 million, a 2025 Aqualane new build firmed the contract it signed a week earlier, and nine fresh listings, most of them new construction, came to market asking $92.9 million combined. Where a buyer and a seller settled on a price this week, they settled on a finished, lived-in house. Drawn from MLS ...

        Four coastal Naples residences closed this week for $73.83 million, every one of them in cash, and three of the four settled within single digits of their standing ask. A 2026 Port Royal new-construction estate on Rum Row led at $40.18 million, 8.7% under its $44 million guide; a 2023 Port Royal resale on Sabre Cay cleared 8.4% under; and a 2019 Pelican Bay tower residence at Mystique cleared 4.9% under. The exception was an Olde Naples new build on 10th Avenue South that had opened at $19.5 million, cut twice, and closed at $15.1 million after 549 days. Where each deal met is the week's story: a current ask found its bid fast and close to the number, and ...

        Three coastal Naples residences closed this week for $48.85 million, all cash, and the prices per square foot they printed ran from $977 to $4,022, a spread of better than four to one. Two of the three were bayfront estates of nearly the same scale: a 2023 Port Royal residence cleared at $36.5 million and $4,022 a foot, and a 2015 Park Shore residence cleared at $8.2 million and $977 a foot. In the same week, four beachfront residences at the pre-construction Rosewood Residences opened in Coquina Sands, asking between $3,031 and $3,215 a foot. Above the closes, the top of Port Royal stayed in motion: Fort Charles Drive went under contract at a $28 million ask, and Galleon Drive ...

        The coast recorded four sales this week totaling $31.1 million, and every one settled inside a single band of price per living-area foot: $1,410 to $1,750. The homes underneath that band could hardly be more different, a 2026 build in Royal Harbor, a 2000 residence in Aqualane Shores, a 2025 house in Park Shore, and a 2024 estate that led the week on price. What the market negotiated was not the per-foot worth of finished coastal product, on which it agreed closely; it was how long each seller took to reach that corridor. Above the closes, two properties went to contract, a Pelican Bay estate at a $6,995,000 ask and a Pelican Marsh home at $5,249,000. Drawn from MLS of Naples ...