How to Read The Dunes Market Report

The live report below provides current Dunes inventory together with recent closed sales. It is useful for reviewing asking prices, closed prices, price per square foot and days on market.

The overall statistics should be treated as broad community context rather than as the value of an individual residence.

Three Distinct Dunes Market Categories

Island Cove Condo Market

Island Cove contains Antigua, Barbados and Cayman. These established high-rise communities provide a different scale of ownership from the larger Grande Preserve residences.

Buyers should compare the exact tower first, then floor plan, floor, corner or interior position, lanai, parking, storage, renovation and association condition.

A strongly renovated upper-floor Antigua or Cayman residence can trade very differently from a lower-floor unit even when bedroom count appears similar.

Grande Preserve Luxury Condo Market

The four Grande Preserve towers— Grande Dominica, Grande Excelsior, Grande Geneva and Grande Phoenician—form The Dunes' larger luxury high-rise segment.

These residences generally provide more interior living area and may include private elevator foyers, multiple parking spaces, substantial screened lanais and building-specific concierge or amenity services.

Same-tower comparable sales should normally receive greater weight than broad Dunes averages.

Sea Grove Coach Home Market

Sea Grove provides a fundamentally different residential product from the seven high-rise communities.

The neighborhood contains 40 coach homes in two-story residential buildings with private entrances, attached garages and a lake-oriented setting.

Sea Grove should therefore be valued primarily against other coach homes with similar floor position, plan, garage, lanai, view and condition—not against Grande Preserve towers.

Gulf, Turkey Bay & Preserve Views

The Dunes is a coastal high-rise community, but it is not a conventional direct-sand beachfront tower development.

Elevated residences can instead capture combinations of Turkey Bay, preserve, coastline and Gulf views. The exact tower, floor and stack determine how much of each view is visible.

Floor & Residence Stack

Floor level is one of the strongest permanent characteristics in The Dunes high-rise market.

Higher elevations can broaden the Gulf horizon and increase privacy, while lower floors may create a closer visual relationship with Turkey Bay, landscaping and preserve areas.

Stack is equally important. Corner, end and interior positions can create different water sightlines, natural light, cross-ventilation and lanai exposures.

Screened Lanais & Outdoor Living

Large screened lanais are important components of many Dunes floor plans.

Compare usable depth, width, furniture placement, view direction, privacy, prevailing wind and storm protection.

Also determine which rooms open directly to the lanai. Outdoor space serving both the living room and primary suite can provide a different ownership experience from a smaller single-access balcony.

Residence Size & Floor-Plan Family

The Dunes contains meaningfully different residence sizes.

Grande Preserve towers include larger estate-style floor plans, while Island Cove and Sea Grove serve different ownership segments.

Bedroom count alone is therefore not enough. Verified interior area, room proportions, den configuration, bedroom privacy, ceiling height and outdoor space should all be considered.

Private Elevators

Selected Grande Preserve residences provide direct elevator access into a private foyer.

That feature should be verified for the specific condominium rather than assumed for every Dunes tower.

Private-elevator configuration can be an important luxury-market distinction when comparing otherwise similar high-rise residences.

The Club at The Dunes

The Club at The Dunes is the community's central recreational and social amenity environment.

Current offerings include resort-style pool facilities, dining, fitness and wellness programs, racquet sports and social programming. Guest accommodations may also be available under current community procedures.

Buyers should distinguish the amenities maintained through The Club from facilities funded by an individual condominium association.

Building-Specific Amenities

Individual Dunes towers can provide amenities in addition to the central Club.

Depending on the building, these can include private pools, spas, fitness rooms, social spaces, grilling areas, guest facilities or concierge-related services.

Building-specific amenities matter because their operation and maintenance can affect condominium fees and long-term capital requirements.

Floridian Beach Club Opportunities

Selected Dunes listings may include an opportunity to transfer or obtain access to the private Floridian Beach Club on Vanderbilt Beach.

That opportunity should never be assumed to accompany every Dunes or Grande Preserve residence.

Vanderbilt Beach & Delnor-Wiggins Pass Location

The Dunes occupies a North Naples coastal location close to Vanderbilt Beach and Delnor-Wiggins Pass.

That proximity provides convenient access to Gulf beaches while allowing residents to enjoy elevated coastal views from a gated resort-style community.

Mercato, Waterside Shops, Artis—Naples, restaurants, healthcare and other North Naples destinations are accessible by car.

Parking & Storage

Parking and storage can materially differentiate otherwise similar Dunes residences.

• Confirm number of parking spaces.
• Verify deeded or assigned status.
• Determine garage or under-building location.
• Confirm private storage rights.
• Review EV charging capability where relevant.
• Understand guest-parking procedures.

Renovated vs. Original Dunes Condos

The Dunes contains both substantially original residences and comprehensively renovated luxury homes.

Association Reserves, Assessments & Capital Projects

A Dunes purchase can involve both community-wide obligations and an individual tower or Sea Grove association.

Buyers should therefore review every applicable association rather than relying only on a single monthly-fee figure.

• Operating budgets
• Reserve balances and funding
• Master insurance
• Insurance deductibles
• Current assessments
• Proposed assessments
• Roof and exterior projects
• Balcony and waterproofing work
• Window and door projects
• Elevator modernization
• Garage and parking work
• Pool and amenity projects

Storm Protection & Condo Insurance

Window and sliding-door responsibilities can differ by building. Buyers should determine whether impact-rated glazing, shutters or other hurricane-protection systems are installed in the individual residence.

Association master insurance, wind deductibles, flood information and the buyer's individual unit-owner coverage should be reviewed together.

Rental, Pet & Guest Rules

Rental and pet policies can differ among the Dunes condominium associations.

Verify minimum lease periods, permitted rental frequency, tenant approval requirements, pet limitations and guest-use procedures for the exact tower or Sea Grove.

Tenant and guest access to community or private-club amenities should also be confirmed independently.

The Dunes Price per Square Foot

A single Dunes-wide price-per-square-foot figure is not sufficient for valuing eight different residential communities.

A Grande Excelsior residence approaching 3,400 square feet competes in a different segment from an Island Cove condo or Sea Grove coach home.

Active Listings vs. Closed Sales

Active inventory identifies the properties competing for today's buyers. Closed sales establish evidence of prices buyers have actually paid.

Both matter, but asking prices should not replace appropriate same-building closed transactions when estimating value.

This is especially important when the active market contains several Grande Preserve residences while recent sales also include Island Cove or Sea Grove.

Days on Market

Current Dunes listings can show widely different marketing periods.

A large Grande Preserve residence with a specific floor plan, elevation and view naturally appeals to a different buyer pool from a smaller Island Cove condo.

Review the complete listing and price-change history rather than using days on market by itself.

Why the Overall Dunes Average Needs Context

The current report demonstrates the problem clearly. Active inventory presently ranges from an Antigua residence below $1 million to Grande Preserve properties above $2.5 million, while interior living areas range from under 1,900 square feet to well over 3,000 square feet.

The resulting community-wide average is mathematically correct but is not an appropriate valuation for every residence.

Same-building and same-floor-plan transactions remain considerably more useful.

What Dunes Buyers Should Compare

• Exact tower or Sea Grove
• Island Cove or Grande Preserve
• High-rise condo or coach home
• Exact floor plan
• Interior living area
• Floor level
• Residence stack
• Corner, end or interior position
• Gulf, Turkey Bay or preserve view
• Screened lanai
• Private elevator where applicable
• Parking spaces
• Private storage
• Interior renovation
• Impact protection
• Association reserves
• Master insurance
• Current or pending assessments
• Capital projects
• Rental restrictions
• Pet rules
• Beach-club opportunity separately
• Relevant same-building sales

Selling a Condo at The Dunes of Naples

Dunes sellers should position their residence within its true building-level competitive set.

For high-rise condos, marketing should clearly document tower, floor plan, floor, stack, Gulf or Turkey Bay view, lanai, private elevator, parking, storage and renovation.

Sea Grove sellers should emphasize coach-home configuration, first- or second-floor position, attached garage, lake view, lanai and association responsibilities.

Any Floridian Beach Club opportunity should be described precisely and verified rather than presented as a universal Dunes ownership right.

Current Dunes of Naples Market Activity

The live RealGeeks report below updates as Dunes residences list, change price, go pending and close.

Because inventory and property mix change continuously, this evergreen guide does not hard-code a permanent active-listing count, average price or median sale figure.

Use the live report together with the Dunes of Naples Condos master guide and the individual tower pages before choosing comparable transactions.