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 of Naples records, current as of August 7, 2026.
The Tape
The week's record, $4M+ coastal Naples.
- Tracked: 21 residences — 9 new active, 3 standing active, 6 new or firmed contracts, 3 closed.
- Closed: 3 sales, $26.95M combined, all cash, a blended 10.9% below the final asks and 17.5% below the original asks.
- Per-foot range: the three closings came in at $2,138, $1,529, and $1,030/SF of living area across 2022, 1999, and 2002 construction.
- Top of the week: 441 Mooring Line Dr, Moorings — $14,750,000 at $2,138/SF, a 2022 Potter Homes build, 15.7% under its $17.499M ask.
- Widest markdown: 441 Mooring Line Dr — $2.75M (15.7%) under its $17.499M ask, and $3.21M under the $17.959M it opened at, at 244 days.
- Tightest of the marketed closings: 651 21st Ave S, Aqualane Shores — 6.9% under its $7.95M ask (itself cut from $9.9M) at 283 days.
- New to market: 9 actives asking $92.9M combined, from Port Royal's 3100 Rum Row ($16.9M, 6 days) to downtown's 1010 5th Ave S #303 ($5.7M, 1 day, pre-construction).
- New under contract: 20 14th Ave S, Olde Naples ($89M ask) went pending, with three more signing — 3170 Crayton Rd Moorings ($5.395M), 6601 George Washington Way Pelican Bay ($9.995M), 850 10th St N Lake Park ($4.895M).
- Firmed this week: 625 21st Ave S Aqualane ($19.995M) and 605 Galleon Dr Port Royal ($13.95M) cleared their contingencies to straight pending.
- Fastest to a contract: 850 10th St N, Lake Park — 39 days.
- Financing: all three closings cash.
The Lens
The three closings share one fact beyond cash. Each is a resale of a home finished before the new construction now filling the active column. The 2022 Moorings estate cleared at $2,138 per square foot of living area, the 1999 Olde Naples house at $1,529, and the 2002 Aqualane Shores home at $1,030. Different vintages, different neighborhoods, one common trait: all three were finished, occupied houses, none of them first-sale inventory.
What did not close is the other half of the read. This week's new construction produced asks and contracts but no closings. A 2025 Diamond Custom residence in Vanderbilt Beach came to market at $11.95 million, the four-residence Vela Bay collection over Naples Bay listed from $5.995 million, and a downtown pre-construction unit at The Avenue opened at $5.7 million. On the contract side, a $19.995 million Aqualane new build firmed but did not close, and a 2025 Lake Park new build went under contract. Even the trophy tier moved to contract rather than to a closing, with the $89 million beachfront parcel going pending. (It is worth watching whether that firmed Aqualane contract becomes the first new build to actually close, since it is the nearest one to the table.)
The absorption read comes down to who moved. Two of the three closings traveled real distance to reach agreement: 244 days and a $2.75 million cut on the Moorings estate, 283 days and a $1.95 million mid-listing reduction on the Aqualane home. The third, the Olde Naples house, closed at ask off-market. Resale sellers met the cash bid; new-construction sellers, carrying finished or pre-sold inventory, held the ask or took it only as far as a contract.
For a buyer or seller pricing the current market, that puts this week's real price discovery on the resale side. The three resale closings are numbers that have been tested at a closing table. The new-construction asks, however confident, remain asks until one of them meets a buyer at settlement.
Spotlights
What it is: A 2.94-acre parcel on the sand in Olde Naples, running a full block face from the beach to Gulf Shore Boulevard between 14th and 15th Avenue South, listed as the only remaining whole city block on the Naples beach. The current record carries a 1962 structure on it, recorded at zero bedrooms and zero baths, but the value is the land: nearly three acres of direct Gulf frontage a three-minute walk from Third Street South. It went pending this week.
Why it matters: It is the largest number in the week's set by a wide margin, and the way it prices is the tell. The MLS computes $18,457 per square foot of living area, which would read as roughly four times the week's next-highest per-foot figure, but that number divides the price by a 1962 building nobody is buying. Measured on what actually transacts, the 128,066-square-foot lot, the parcel pencils to roughly $695 per square foot of land, or about $30.3 million per acre. That is the honest coastal-land comp, and it is the one worth carrying forward.
Tradeoff reality: This is a land and entitlement play, not a house, so a buyer is underwriting position and what can be built rather than a residence; the current record describes a fully platted block of twenty-four lots and a vacated alley under one ownership, a detail worth confirming with us before underwriting the redevelopment position.
Codex note: It went to contract $10 million under its $99 million open, so even the singular parcel moved to meet its buyer, the week's clearest sign that scale alone does not exempt a number from resetting. For a buyer seeking irreplaceable Olde Naples beachfront land at true assemblage scale, this is the comp that will frame the tier for years.
What it is: A 2022 Potter Homes estate in the Moorings, roughly a 10-minute walk from the beach, with bay and partial-Gulf views and, per the listing, a spot among the neighborhood's bridge-free lots with direct Gulf access via Doctors Pass. The 6,900-square-foot residence closed for $14,750,000 in cash, the week's largest sale. A Moorings address carries Moorings Beach Park eligibility, which we can confirm for you.
Why it matters: It is the week's top closing and its widest cut, and both facts sit on the resale side of the ledger. The estate opened at $17,959,000, trimmed to $17,499,000, and met a cash bid $2,749,000 (15.7%) under that last ask at 244 days, clearing at $2,138 per square foot of living area, the highest per-foot number among the week's three closings. A recent-vintage build resale at this scale in the Moorings did the price discovery this week that no new-construction sale did.
Tradeoff reality: The views are of the bay and partial Gulf with no-bridge access via Doctors Pass, not open-Gulf beachfront, and at nearly $15 million a buyer is paying a 2022-build premium for the walk-to-beach position first and the 6,900 feet second.
Codex note: The close reads as the week's clearest resale number, a finished four-year-old estate that met a cash buyer after two-thirds of a year and a real cut. For a buyer underwriting recent-vintage Moorings product with bridge-free Gulf access, this closing is the current working per-foot reference.
Eyebrow-Raisers
A 2002 residence on a prized T-lot with wide canal views and no-bridge Gulf access in Aqualane Shores closed for $7,400,000 in cash at $1,030 per square foot of living area, the lowest per-foot close of the week and the largest home by size at 7,185 square feet. It opened at $9,900,000, reset to $7,950,000 mid-listing, and met its cash bid 6.9% under that reduced ask at 283 days. Set beside the week's 2022 Moorings closing at $2,138 a foot, it draws the resale range cleanly: at coastal Naples resale, build year and finish level move the per-foot number more than water does. The buyer acquired the largest floor plan among the week's closings at the lowest per-foot cost, on a wide-canal T-lot that accommodates a large vessel.
A 1999 Olde Naples residence closed for $4,800,000 in cash at exactly its list price, an at-ask close that never spent a day openly marketed. It sold as an office exclusive, changing hands at $1,529 per square foot of living area with no public days on market. Among the week's three resale closings it is the quiet one: no reset, no marketing cycle, a buyer and seller meeting at the number off-market. It closed at ask with zero marketing days, the only at-ask resale among the week's three sales.
The Ledger
What it is: A 6,585-square-foot 2025 new-construction residence on Egret Channel in Aqualane Shores, built by Wilbrett Construction with Kukk Architecture and Freestyle Interiors per the listing, carrying a $19,995,000 ask ($3,036/SF).
Why it matters: It is the week's clearest picture of new construction reaching agreement without closing. It went under contract with contingencies a week ago and firmed to a straight pending this week, its contingencies cleared, but it has not changed hands. At $3,036 a foot it sits between this week's resale closings below and the standing Port Royal new-construction asks above.
Tradeoff reality: The contract is now firm, but the clearing number will not be known until it closes; the ask figure is not the sold figure.
A just-completed 2025 Diamond Custom residence on a Conners canal with direct Gulf access and a backyard dock, new to market at $11,950,000. New-construction inventory entering the ask column, not the closed one.
A 2011 BCB residence on the wide Jamaica Channel, its ask cut from $15.9M along the way, firmed from a contingent contract to a straight pending this week: a resale contract clearing its contingencies, not a new one. The listing references Port Royal Club membership eligibility; contact us to confirm.
A 2016 bay-front residence in Park Shore with due-west sunset exposure and a private dock, new to market at $11,995,000. A recent-vintage resale ask on protected bay water west of U.S. 41.
What it is: A 2025 new-construction residence by Glendale Group per the listing, in the Lake Park neighborhood just north of downtown, 4,466 square feet, newly under contract with contingencies at a $4,895,000 ask ($1,096/SF).
Why it matters: It went to contract fastest of the week's new deals, at 39 days, and it is new construction, another first-sale residence reaching a contract rather than a closing. It puts a walk-to-downtown new build under contract near $1,100 a foot, below the water-direct tiers.
Tradeoff reality: The contract carries contingencies and the address has no HOA structure; a buyer here is off the water, trading Gulf access for a Lake Park position minutes from Fifth Avenue South.
A 2016 residence in the gated Georgetown enclave of Pelican Bay on a half-acre with lake and golf-course views, newly under contract with contingencies. Pelican Bay beach-club access comes with the address; we can verify current terms for you.
A 2014 residence on an oversized Moorings corner homesite went pending this week at $5,395,000. A recent-vintage resale under contract, off the water, near $1,281 a foot.
A 2002 residence in the gated Little Harbour enclave, listed with community boat docks, new to market at $9,900,000. The listing describes it as a Port Royal member property, which we can confirm for you.
What it is: Three of the four residences at Vela Bay, a 2024 new-construction low-rise on Naples Bay in Olde Naples, came to market this week at $5,995,000 (#201), $6,795,000 (#202), and $7,695,000 (#302), each roughly 4,378 square feet with bay views and rooftop decks.
Why it matters: It puts a block of just-built, never-occupied bay-front condo inventory into the active column at $1,372 to $1,758 per square foot of living area, and none of it closed this week. It is new construction asking, not selling, the same pattern the week's single-family closings drew.
Tradeoff reality: The residences carry an $8,000 quarterly condo fee and a two-lease-per-year cap; a buyer is acquiring first-sale bay-front position in a boutique four-unit building.
A pre-construction residence at The Avenue on the 1000 block of Fifth Avenue South, offered at $5,700,000 with completion targeted for 2027. Downtown pre-construction inventory entering the market well ahead of delivery.
The Question
With every closing this week landing on resale and every new-construction deal stalling at a contract or an ask, how many weeks pass before a newly built residence actually closes, and does it clear nearer its ask than the resales did?
My provisional read: a new-construction closing lands within the next several weeks, led by one of the contracts already firmed, and the $19.995M Aqualane build is the nearest to the table. When it closes, I would expect it to clear tighter to ask than this week's resales, because a builder's calibrated first-sale number carries less of the accumulated distance a twice-reduced resale does. What I would want before treating that as settled is two or three new-construction closings in a row landing inside single digits of ask; one close proves little. Until then, the resale side did this week's price discovery, and the new-construction asks are a forecast.
Codex Recap
This week's tell: Three cash closings, all resale, a 2022 Moorings estate at $2,138/SF of living area, a 2002 Aqualane home at $1,030, and a 1999 Olde Naples house at $1,529, and not one new-construction sale, even as the market's biggest agreements reached contract rather than a closing: an $89M beachfront parcel went pending and a $19.995M Aqualane build firmed.
How to use it: Read this week's resale closings as the tested numbers and the new-construction column as asks awaiting their first closing. When you weigh a newly built ask against a resale comp, remember the resale is the one that has actually cleared.
Jose & Renee Malachowski, P.A.
Naples Bay Luxury Homes at Premiere Plus Realty
(239) 319-8154 • Jose@NaplesBayLuxuryHomes.com
NaplesBayLuxuryHomes.com
Private advisory available by request.
MLS data is believed accurate but not guaranteed. Verify all details, dimensions, finishes, permits, HOA and condo rules, costs, club eligibility, boating specifications, and terms prior to transacting.
