Colonnade Club Market Report

Olde Naples • 666 3rd Street South • 18 Boutique Condominiums • Downtown Walkability

Market Report Jump to Live Listings & Sales

Colonnade Club is a boutique 18-residence condominium building at 666 3rd Street South in Olde Naples. Because turnover is naturally limited, one listing or sale can have an outsized effect on building-wide averages.

Buyers and sellers should therefore place more weight on same-building residence characteristics than on a temporary average price, price per square foot or days-on-market figure.

Colonnade Club valuation sequence: bedroom count and floor plan → recorded living area → floor level → corner, end or interior position → natural light and exposure → renovation → parking and storage → HVAC, windows, plumbing and electrical → association reserves, insurance and assessments → closest comparable sales.

How to Read the Colonnade Club Market

Active Listings Active properties show what a buyer can purchase now. Asking prices represent seller positioning rather than completed market value.

Pending Sales Pending contracts can indicate current demand, although the negotiated price generally remains unknown until the transaction closes.

Closed Sales Recent sales are strongest when bedroom count, living area, floor, position, condition and ownership rights closely match the subject residence.

One-Bedroom vs. Two-Bedroom Residences

Colonnade Club contains both one- and two-bedroom condominiums. These categories should generally be separated before using a building-wide price per square foot.

Smaller one-bedroom residences and substantially larger two-bedroom floor plans attract different buyers and can have very different total purchase prices even when located within the same building.

Living Area & Floor Plan

Recorded living area is one of the first variables to verify. Two residences with the same bedroom count may still have materially different layouts, interior square footage, storage and functional living space.

Same-floor-plan or closely related same-building sales should normally receive greater weight than broader Olde Naples transactions when enough relevant Colonnade Club sales exist.

Floor Level & Building Position

First-, second- and third-floor residences can differ in accessibility, privacy, natural light and relationship to parking, landscaping and common areas.

Corner and end residences may also provide additional windows, cross-light and privacy. Those characteristics should be evaluated directly rather than applying a fixed premium solely because a residence is described as a corner unit.

Renovation & Interior Condition

Colonnade Club residences have been updated at different times. Kitchens, bathrooms, flooring, lighting and cabinetry can materially improve buyer appeal, but cosmetic renovation should be separated from major systems.

HVAC, Plumbing, Electrical & Windows

Mechanical and building-system improvements can materially affect near-term ownership costs in an established condominium.

HVAC installation date and service history
Water-heating equipment
Electrical panel and permitted electrical improvements
Plumbing supply and drainage improvements
Window and exterior-door condition
Impact rating or other storm protection where applicable
Association approvals and permits for major work

Parking & Storage Rights

Parking and storage can add practical value in Downtown Naples. Buyers should confirm the exact legal or association-assigned parking space and storage rights conveyed with the condominium.

Do not assume that another Colonnade Club unit's parking or storage arrangement automatically applies to the residence under consideration.

Laundry Configuration

Colonnade Club has historically included common laundry facilities, while individual residences may have different approved configurations following renovation.

Buyers should verify whether a residence uses common laundry facilities or contains approved in-unit equipment, together with any association approval and plumbing documentation.

Community Pool & Downtown Lifestyle

Colonnade Club provides a community swimming pool and a comparatively simple amenity structure. Its strongest lifestyle advantage is its Olde Naples location near Fifth Avenue South, Third Street South, Cambier Park and Gulf beach access.

This should be distinguished from direct Gulf-front ownership or a large resort condominium with extensive on-site amenities.

Association Financials & Insurance

In a small established condominium, association condition can materially influence ownership cost and resale value.

Annual operating budget
Reserve balances and future funding
Master insurance and deductibles
Current, paid or proposed special assessments
Meeting minutes and capital-project plans
Building and engineering documentation where applicable
Roof, exterior, pool and common-element maintenance

Rental & Pet Rules

Rental and pet provisions can affect both lifestyle and resale demand. Buyers should verify the current condominium documents for minimum lease periods, permitted lease frequency, tenant approval procedures, deposits, pet limitations and guest policies.

Price Per Square Foot

Price per square foot should be treated as a secondary check rather than a primary valuation method. It does not independently account for floor plan, floor level, corner position, renovation, parking, storage, major systems or association condition.

When Same-Building Sales Are Limited

Colonnade Club can experience periods with little or no inventory. When there are too few same-building transactions, broader Olde Naples condominiums can provide secondary evidence.

The best outside comparables will generally have a similar boutique scale, bedroom count, living area, construction generation, parking arrangement, amenity level and walkable Downtown Naples location.

Buyer & Seller Guidance

Buyers should start with the exact Colonnade Club floor plan and residence characteristics before applying broader Olde Naples averages.

Sellers should document improvements to kitchens, bathrooms, HVAC, windows, plumbing and electrical systems together with parking, storage and other rights so buyers can distinguish comprehensive improvements from cosmetic updating.

Colonnade Club Condo Guide Colonnade Club Listings Colonnade Club Map Search Downtown Naples Condos

For Colonnade Club listings, comparable sales or private property tours:

Contact Schulz Realty for Listings & Private Tours.

Colonnade Club inventory, asking prices, sold prices, days on market, recorded living areas, bedroom and bathroom configurations, floor plans, floor positions, parking and storage rights, laundry arrangements, condominium assessments, reserve funding, insurance, deductibles, engineering documentation, capital projects, rental provisions, pet rules, HVAC equipment, plumbing, electrical systems, windows, storm protection and individual residence characteristics may vary or change. Buyers and sellers should verify material property, condominium, association, financial, insurance, inspection, permit, public-record and title information through current documents and appropriate qualified professionals.