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Moorings Waterfront Condos Market Report

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The Moorings • Gulf Front • Moorings Bay • Doctors Pass • Boating • Gulf Shore Boulevard

Moorings Waterfront Condos Market Report

The Moorings Waterfront Condos Market Report tracks current condominium listings and recent sales throughout one of Naples' broadest established coastal condominium markets. The Moorings contains approximately 82 condominium buildings with residences overlooking the Gulf of Mexico, Moorings Bay, Doctors Bay, Doctors Pass and other protected waterways, along with buildings whose primary advantage is convenient Gulf Shore Boulevard and beach proximity.

Those properties should not be interpreted as one interchangeable condominium market. A large newer residence near Doctors Pass can compete in an entirely different price category from a smaller established Gulf-front condo or a bayfront residence in an older building. For meaningful valuation, The Moorings should therefore be analyzed building by building first.

Gulf Front Direct Beachfront Buildings
Moorings Bay Protected-Water Condos
Doctors Pass Premium Coastal Position
Boating Selected Dock Opportunities
Established Condos Multiple Construction Eras
Newer Luxury Large Modern Residences
Live Listings Current MLS Inventory
Recent Sales Building-Level Comparables

How to Read the Moorings Condo Market Report

The live RealGeeks tables below provide current Moorings waterfront condominium listings and recent closed sales. They are useful for identifying active competition, asking prices, closed prices, price per square foot and days on market.

The overall statistics should be treated only as broad neighborhood information. The current Moorings condominium market includes substantially different buildings, residence sizes, water relationships and construction generations.

Do not use the overall Moorings condo average as the value of an individual residence. Begin with the same building whenever possible, then compare floor, stack, living area, Gulf or bay exposure, terrace, parking, renovation and association condition.

Building-First Market Analysis

The best comparable sale for a Moorings condominium is usually a recent transaction within the same building and a genuinely similar residence.

If the building has limited recent sales, the comparison can expand to other Moorings buildings that provide a similar ownership experience.

Exact Building

Start with listings and sales inside the same condominium association.

Waterfront Category

Separate direct Gulf-front, Moorings Bay, Doctors Pass and near-beach properties.

Residence Size

Large estate-scale condos should not be compared indiscriminately with smaller traditional units.

Construction Generation

Newer luxury construction can belong to a different competitive market from older buildings.

Moorings Gulf-Front Condo Market

Direct Gulf-front Moorings buildings offer one of the neighborhood's most recognizable ownership experiences. Residences can provide western Gulf views, beach access and sunset exposure directly from Gulf Shore Boulevard.

Even among Gulf-front buildings, however, values vary significantly. Floor level, residence stack, width of Gulf exposure, balcony configuration, building density, parking, amenities and renovation can all influence price.

Moorings Bay Condos

Moorings Bay condominiums occupy a separate waterfront category from direct beachfront buildings.

Their ownership experience can emphasize protected-water views, boating activity, sunrise exposure and a quieter bayfront setting. Some buildings also offer docks or boat slips.

Bayfront sales should therefore be compared primarily with similar Moorings Bay or protected-water residences rather than automatically with Gulf-front transactions.

Doctors Pass & Gulf-Access Locations

Doctors Pass creates one of the Moorings' most distinctive waterfront settings. Residences near the pass can combine Gulf proximity, boating activity, broad water views and convenient access between protected water and the Gulf.

The exact water orientation should be confirmed rather than assuming every Doctors Pass-area residence has identical Gulf, bay or boating characteristics.

Boat Slips & Dock Rights

Selected Moorings condominiums provide boat slips or other docking arrangements. Dockage is building- and residence-specific.

  • Determine whether the slip is deeded, assigned, leased or separately purchased.
  • Confirm whether dock rights transfer with the residence.
  • Verify permitted vessel dimensions.
  • Confirm lift capacity where applicable.
  • Review water depth and navigational route.
  • Confirm applicable dock or marina fees.
  • Verify practical Gulf access through Doctors Pass.

Newer Luxury Moorings Condos

The Moorings market is no longer composed only of traditional mid-century and late-20th-century condominium buildings. Newer luxury projects have introduced substantially larger residences, contemporary storm standards, private elevators, high-end kitchens, expanded outdoor living and more private parking configurations.

Those residences should be evaluated separately from conventional older Moorings condos.

3300 Gulf Shore

3300 Gulf Shore illustrates the newer high-end segment of the Moorings condominium market.

Its large residences, new construction generation, bayfront setting, modern amenities and substantial interior living areas can produce values far above the traditional Moorings condominium average.

For valuation, 3300 should first be compared with its own residences and genuinely similar newer Naples luxury condo buildings.

La Perle

La Perle provides another example of newer boutique construction within the Moorings waterfront market.

Its low-density structure, newer construction, substantial residence sizes and boating opportunities place it in a different competitive category from many traditional Moorings buildings.

La Perle should therefore be valued primarily against La Perle and similar boutique luxury properties rather than from a neighborhood average.

Established Moorings Condominiums

Older Moorings condominium buildings remain highly relevant because many occupy exceptional Gulf-front or bayfront sites that cannot be replicated.

Construction age alone does not determine quality or value. A well-maintained association that has completed major structural, waterproofing, roof, elevator and mechanical projects can compare very differently from a building of similar age facing substantial future work.

Floor Level & Residence Stack

Two residences in the same Moorings building can trade at materially different values because floor level and stack affect view, privacy, natural light and outdoor living.

Higher floors may provide broader Gulf or bay horizons. Lower floors may offer a closer relationship with the beach, landscaping or water.

Corner positions can also provide additional windows and multiple view directions.

Gulf, Bay, Pass & Coastline Views

Waterfront should not be treated as a single view category.

Direct Gulf

Western Gulf horizon and sunset views from direct beachfront buildings.

Moorings Bay

Protected-water views with boating activity and broad bay exposure.

Doctors Pass

Dynamic water views near the connection between bay and Gulf.

Coastline

Selected higher-floor residences may provide long north or south coastal views.

Balconies, Lanais & Terraces

Outdoor living is an important component of Moorings condominium value.

Compare depth, width, orientation, screening, storm protection, privacy and whether the terrace comfortably accommodates both dining and lounge furniture.

Where older lanais have been enclosed, verify permits and whether the enclosed space is legally included in the stated living area.

Residence Size

The Moorings condominium market includes everything from relatively compact two-bedroom residences to large luxury homes exceeding 4,000 or 5,000 square feet.

Those residences should not be valued from one price-per-square-foot average. Larger combination units, penthouses and newer luxury residences generally belong to separate buyer pools.

Combined Units & Unique Floor Plans

Some established Moorings buildings contain residences created by combining two or more original condominium units.

These properties can provide substantially larger interior space but require additional due diligence.

  • Verify the legal unit configuration.
  • Confirm association approval of the combination.
  • Review permits for structural modifications.
  • Confirm how condominium fees are calculated.
  • Verify parking and storage assigned to the combined residence.

Renovated vs. Original Condos

Interior condition can produce substantial value differences inside the same Moorings building.

Kitchen & Baths

Compare cabinetry, appliances, counters, plumbing fixtures and layout.

Flooring & Millwork

Review flooring, doors, trim, lighting and custom cabinetry.

Impact Protection

Confirm impact windows, sliding doors, shutters and storm-screen systems.

Mechanical Systems

Review HVAC, water heaters, electrical and plumbing upgrades.

Parking, Garages & Storage

Parking varies materially throughout the Moorings condominium market.

Depending upon the building and residence, parking may be surface, covered, under-building, deeded, assigned or structured as a more private garage arrangement.

Storage can also range from small lockers to larger climate-controlled spaces in newer luxury buildings.

Always confirm the legal parking and storage rights that convey with the residence.

Beach Access

Direct Gulf-front condominium buildings can provide their own immediate beach relationship. Other Moorings properties can be near the Gulf without occupying beachfront land.

Moorings Property Owners Association beach-park eligibility and other beach-access arrangements should be verified for the specific property rather than assumed to apply identically to every condominium residence.

Association Reserves & Capital Projects

The condominium association is a major part of the Moorings ownership decision.

Buyers should review both financial condition and the physical condition of the building.

  • Reserve balances and funding
  • Approved or proposed assessments
  • Roof condition
  • Exterior painting and waterproofing
  • Balcony restoration
  • Structural and engineering work
  • Elevator modernization
  • Plumbing and electrical projects
  • Garage and parking improvements
  • Pool and amenity renovation

Insurance, Flood & Coastal Exposure

The Moorings' coastal setting makes insurance an important part of condominium due diligence.

Review the association master policy, deductibles, flood information, wind coverage and responsibility for unit-level improvements and exterior openings.

A buyer should also obtain property-specific insurance guidance rather than relying on another unit owner's premium.

Rental & Pet Restrictions

The Moorings contains many independent condominium associations. Rental and pet policies therefore vary considerably by building.

Confirm minimum lease periods, number of leases permitted annually, application procedures, guest policies, pet count and size limits before relying on a particular ownership strategy.

Moorings Condo Price per Square Foot

Price per square foot can be useful when the comparable residences are actually similar.

It becomes much less reliable when a report combines an established 1,200-square-foot condominium with a newer 4,000-square-foot luxury residence.

Recommended valuation sequence: Moorings → exact building → waterfront category → floor and stack → living area → view → terrace → parking or dock rights → renovation → association condition.

Days on Market

Moorings condominium listings currently demonstrate a broad range of marketing periods.

A long marketing period does not automatically mean that a building is undesirable. An unusually large luxury residence, combination unit or high-priced newer property can naturally have a smaller buyer pool.

Review the complete listing history, price changes and property type before interpreting days on market.

Active Listings vs. Closed Sales

Active listings show what a buyer can purchase today. Closed sales show what buyers have actually agreed to pay.

Both datasets matter. Current competition helps determine alternatives available to the buyer, while recent closed transactions provide evidence of actual market acceptance.

The Current Moorings Condo Market Is Highly Segmented

Current listings illustrate how different Moorings condominium products have become.

Newer large residences at 3300 Gulf Shore occupy the upper end of the market, while La Perle provides newer boutique waterfront inventory. At the same time, established Gulf Shore Boulevard buildings continue to offer residences at substantially lower price points.

That spread is not a reason to avoid the overall market report. It is a reason to use it correctly.

What Moorings Condo Buyers Should Compare

  • Exact condominium building
  • Gulf-front, bayfront, Doctors Pass or near-beach location
  • Floor level
  • Residence stack
  • Verified interior living area
  • Gulf, bay, pass or coastline view
  • Balcony, lanai or terrace
  • Parking and garage rights
  • Storage
  • Boat-slip rights where applicable
  • Beach access
  • Interior renovation
  • Impact windows and storm protection
  • Association reserves
  • Current and pending assessments
  • Master insurance and deductibles
  • Completed and planned capital projects
  • Rental restrictions
  • Pet restrictions
  • Recent same-building comparable sales

Selling a Moorings Waterfront Condo

Moorings sellers should position their residence within its true competitive set rather than relying on the broad neighborhood average.

Permanent attributes should be documented first: building, waterfront type, floor, stack, residence size, view, terrace, parking, storage and any boating rights.

Interior renovation, impact protection, mechanical improvements and association capital work can then be incorporated into the pricing analysis.

Current Moorings Waterfront Condo Market Activity

The live RealGeeks market report below updates with current Moorings waterfront condominium listings and recent closed sales.

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

Use the live report together with the Moorings Waterfront Condos building guide to identify the most relevant building and residence category before selecting comparable transactions.

Compare established Moorings waterfront condominiums with newer Moorings luxury residences and neighboring Naples coastal condo markets.

Explore More Moorings Real Estate

For individual condominium buildings and current listings, visit Moorings Waterfront Condos . Buyers comparing detached boating residences should use the separate Moorings Waterfront Homes guide so condominium and single-family comparable sales remain properly separated.

Moorings Condo Market Guidance

Schulz Realty can help buyers and sellers interpret Moorings condominium market activity according to the exact building, waterfront category, floor, stack, residence size, Gulf or bay view, terrace, parking, boating rights, condition, association finances and the most relevant recent comparable sales.

Contact Schulz Realty for Listings & Private Tours

Listing status, asking prices, sold prices, price per square foot, days on market, building information, residence size, Gulf, bay and Doctors Pass views, balconies, lanais, parking, garages, storage, boat-slip rights, beach access, amenities, condominium fees, reserve funding, assessments, insurance, building projects, rental rules and pet restrictions may change or vary by building and residence. New-construction plans, pricing, specifications and completion schedules may also change. Buyers and sellers should verify material condominium, association, developer, insurance, inspection, title and financing information using current official documents and appropriate qualified professionals.

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Active Properties
Address Beds Baths Living ft2 List Price Cost per ft2 DOM
3300 Gulf Shore BLVD N Unit 707 3 3.5 4,054 $10,429,000 $2,572 285 days
3300 Gulf Shore BLVD N Unit 201 4 4 4,741 $8,649,000 $1,824 285 days
3300 Gulf Shore BLVD N Unit 506 3 3.5 3,283 $7,099,000 $2,162 285 days
1820 Gulf Shore BLVD N Unit 202 3 3.5 2,952 $4,999,000 $1,693 482 days
2011 Gulf Shore BLVD N Unit 64,65/66 6 5.5 3,126 $4,900,000 $1,567 180 days
2171 Gulf Shore BLVD N Unit 603 2 2 1,640 $3,295,000 $2,009 166 days
2389 Gulf Shore BLVD N Unit 302 2 2.5 1,624 $2,895,000 $1,782 322 days
2381 Gulf Shore BLVD N Unit 503 3 3.5 1,950 $2,795,000 $1,433 61 days
2388 Gulf Shore BLVD N Unit 204 3 3 1,647 $2,795,000 $1,697 291 days
3377 GULF SHORE BLVD N Unit 4D 3 3 3,005 $2,595,000 $863 159 days
3333 Gulf Shore BLVD N Unit 103 3 3 1,890 $2,450,000 $1,296 893 days
2348 Gulf Shore BLVD N Unit 506 3 2.5 1,873 $2,400,000 $1,281 3 days
2316 Gulf Shore BLVD N Unit 411 2 2.5 1,624 $2,400,000 $1,477 98 days
3399 Gulf Shore BLVD N Unit 111 3 2.5 1,991 $1,890,000 $949 281 days
2885 Gulf Shore BLVD N Unit 304 3 2 1,680 $1,800,000 $1,071 317 days
2378 Gulf Shore BLVD N Unit 303 2 2.5 1,624 $1,795,000 $1,105 252 days
2400 Gulf Shore BLVD N Unit 603 3 2 1,840 $1,575,000 $855 64 days
1900 Gulf Shore BLVD N Unit 303 2 2 1,720 $1,499,000 $871 222 days
2011 Gulf Shore BLVD N Unit 56 2 2 1,080 $1,250,000 $1,157 19 days
3443 Gulf Shore BLVD N Unit 714 2 2 1,215 $1,250,000 $1,028 105 days
3450 Gulf Shore BLVD N Unit 305 2 2 1,272 $1,195,000 $939 178 days
2400 Gulf Shore BLVD N Unit 203 2 2 1,840 $1,150,000 $625 416 days
3443 Gulf Shore BLVD N Unit 710 2 2 1,215 $895,000 $736 52 days
3410 Gulf Shore BLVD N Unit 203 3 2.5 1,702 $815,000 $478 120 days
2880 GULF SHORE BLVD N Unit 410 2 2 1,554 $745,000 $479 192 days
2800 Gulf Shore BLVD N Unit 100 1 1 815 $550,000 $674 237 days
3399 Gulf Shore BLVD N Unit 109 1 1 1,011 $524,900 $519 93 days
3400 Gulf Shore BLVD N Unit L8 2 2 1,397 $499,000 $357 78 days
Average: 2.6 2.6 1,977 $2,683,353 $1,196 219 days
Viewing 1 - 28 of 28
Viewing 1 - 28 of 28
Sold Properties
Address Beds Baths Living ft2 List Price Sold Price Cost per ft2 DOM Sold Date
1820 Gulf Shore BLVD N Unit 302-303 4 4.5 5,900 $5,250,000 $5,900,000 $1,000 153 days 6/12/26
2171 Gulf Shore BLVD N Unit 104 3 3 2,430 $3,500,000 $3,300,000 $1,358 33 days 3/13/26
2171 Gulf Shore BLVD N Unit 201 3 3 2,430 $3,295,000 $3,050,000 $1,255 13 days 4/1/26
2905 Gulf Shore BLVD N Unit 703N 3 3 2,802 $2,900,000 $2,750,000 $981 130 days 4/14/26
2901 GULF SHORE BLVD N Unit 803S 3 3.5 2,819 $2,750,000 $2,635,000 $934 140 days 7/22/26
2318 Gulf Shore BLVD N Unit 510 3 3.5 2,050 $2,850,000 $2,500,000 $1,219 518 days 5/18/26
2398 Gulf Shore BLVD N Unit 101 3 3.5 2,305 $2,500,000 $2,275,000 $986 337 days 4/1/26
3377 Gulf Shore BLVD N Unit 6B 3 2.5 2,347 $2,590,000 $2,250,000 $958 45 days 5/28/26
2901 Gulf Shore BLVD N Unit 101S 3 4 2,819 $2,395,000 $2,175,000 $771 284 days 6/23/26
2701 Gulf Shore BLVD N Unit 4 2 2.5 1,769 $2,295,000 $2,150,000 $1,215 78 days 5/13/26
2701 Gulf Shore BLVD N Unit 5 2 2.5 1,769 $2,395,000 $2,000,000 $1,130 133 days 5/14/26
3483 Gulf Shore BLVD N Unit 502 2 2 1,783 $2,149,000 $2,000,000 $1,121 200 days 5/15/26
2400 Gulf Shore BLVD N Unit 305 3 2 2,445 $2,300,000 $2,000,000 $817 416 days 5/15/26
2885 Gulf Shore BLVD N Unit 801 3 2 1,969 $1,995,000 $1,900,000 $964 34 days 5/22/26
2400 Gulf Shore BLVD N Unit 501 3 2 2,356 $2,300,000 $1,900,000 $806 139 days 3/26/26
2301 Gulf Shore BLVD N Unit 114 3 3.5 1,836 $2,199,000 $1,892,500 $1,030 273 days 4/10/26
2206 Gulf Shore BLVD N Unit G-2 2 2 1,491 $1,875,000 $1,650,000 $1,106 70 days 5/5/26
1919 Gulf Shore BLVD N Unit 301 2 2 1,400 $1,750,000 $1,600,000 $1,142 48 days 4/29/26
3450 Gulf Shore BLVD N Unit 207 3 2 1,868 $1,537,000 $1,537,000 $822 35 days 5/12/26
2800 Gulf Shore BLVD N Unit 305 3 2 1,684 $1,750,000 $1,525,000 $905 91 days 5/14/26
2401 Gulf Shore BLVD N Unit Villa 1 2 2 1,623 $1,995,000 $1,487,500 $916 483 days 4/21/26
2340 Gulf Shore BLVD N Unit 108 2 2.5 1,663 $1,500,000 $1,325,000 $796 496 days 5/28/26
3115 Gulf Shore BLVD N Unit 806S 2 2.5 1,505 $1,350,000 $1,320,000 $877 42 days 4/16/26
2401 Gulf Shore BLVD N Unit 11 2 2 1,600 $1,325,000 $1,275,000 $796 149 days 5/6/26
1919 Gulf Shore BLVD N Unit 101 2 2 1,350 $1,350,000 $1,250,000 $925 133 days 4/21/26
3115 Gulf Shore BLVD N Unit 704S 2 2.5 1,505 $1,275,000 $1,211,000 $804 110 days 6/1/26
3443 Gulf Shore BLVD N Unit 803 2 2 1,215 $1,199,000 $1,025,000 $843 203 days 5/18/26
2151 Gulf Shore BLVD N Unit 204 2 2 1,122 $1,250,000 $1,000,000 $891 210 days 4/29/26
3443 Gulf Shore BLVD N Unit 813 2 2 1,215 $1,100,000 $975,000 $802 353 days 4/13/26
3443 Gulf Shore BLVD N Unit 403 2 2 1,215 $990,000 $950,000 $781 437 days 6/8/26
1919 Gulf Shore BLVD N Unit 603 2 2 1,352 $949,000 $900,000 $665 132 days 6/30/26
3443 Gulf Shore Blvd N Unit 409 2 2 1,215 $999,999 $850,000 $699 267 days 3/18/26
3450 Gulf Shore BLVD N Unit 306 2 2 1,235 $895,000 $850,000 $688 420 days 4/22/26
3443 Gulf Shore BLVD N Unit 309 2 2 1,215 $860,000 $820,000 $674 92 days 4/30/26
3399 Gulf Shore BLVD N Unit 309 2 2 1,581 $895,000 $800,000 $506 219 days 6/18/26
3443 Gulf Shore BLVD N Unit 416 2 2 1,215 $825,000 $780,000 $641 64 days 5/14/26
3443 Gulf Shore BLVD N Unit 314 2 2 1,215 $799,000 $780,000 $641 265 days 5/14/26
3443 Gulf Shore BLVD N Unit 607 2 2 1,215 $849,000 $775,000 $637 27 days 7/3/26
3443 Gulf Shore BLVD N Unit 313 2 2 1,138 $799,000 $775,000 $681 92 days 4/23/26
3443 Gulf Shore BLVD N Unit 812 2 2 1,215 $765,000 $770,000 $633 241 days 5/21/26
1919 Gulf Shore BLVD N Unit 503 2 2 1,352 $799,999 $720,000 $532 490 days 5/22/26
3443 Gulf Shore BLVD N Unit 504 2 2 1,215 $715,000 $715,000 $588 88 days 7/2/26
1950 Gulf Shore BLVD N Unit 201 2 2 1,060 $739,000 $700,000 $660 91 days 3/27/26
3443 Gulf Shore BLVD N Unit 713 2 2 1,215 $741,900 $680,000 $559 164 days 7/24/26
2100 Gulf Shore BLVD N Unit 206 2 2 1,200 $575,000 $520,000 $433 204 days 6/29/26
Average: 2.4 2.4 1,753 $1,691,464 $1,560,955 $849 156 days
Viewing 1 - 45 of 45
Viewing 1 - 45 of 45
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The data relating to real estate for sale on this web site comes in part from the Broker Reciprocity Program (BR Program) of M.L.S. of Naples, Inc. Properties listed with brokerage firms other than this company are marked with the BR Program Icon or the BR House Icon and detailed information about them includes the name of the listing brokers. The properties displayed may not be all the properties available through the BR Program. The information provided is for consumers’ personal, non-commercial use and may not be used for any other purpose.