Grande Excelsior is an 18-story luxury high-rise within the Grande Preserve section of The Dunes of Naples. Located at 285 Grande Way, the condominium received its certificate of occupancy in 2004 and combines unusually spacious residences with private elevator foyer entries, large screened lanais, Gulf and Turkey Bay views, private building amenities and access to the broader resort environment at The Dunes.
The Grande Excelsior Condominium Association identifies 90 residential condominium units together with 10 guest cottage units. The residential tower was designed around three principal floor-plan families, with traditional residences generally providing approximately 3,353 to 3,404 square feet of interior living area.
Address285 Grande Way
Building18-Story High-Rise
Residential Units90 Condominiums
Guest Cottages10 Units
Completed2004
Primary PlansApprox. 3,353–3,404 Sq. Ft.
Grande Excelsior valuation sequence: same building → floor-plan family → recorded living area → floor → residence stack → Gulf, Turkey Bay or preserve exposure → lanai configuration → private elevator → parking and storage → renovation → storm protection → association finances → property-specific beach-club rights → closest comparable sales.
The Grande Preserve towers occupy a different segment of The Dunes market from the smaller Island Cove condominiums and the lower-rise Sea Grove coach homes. Buyers should therefore begin with Grande Excelsior sales before expanding the comparison to another building.
Three Principal Floor Plans
Grande Excelsior was designed around three primary residential floor plans. Traditional residences generally fall near 3,353, 3,398 and 3,404 square feet of interior living area, although exact recorded area and configuration should be confirmed for the specific condominium.
Most conventional residences provide three bedrooms and three-and-a-half bathrooms, substantial living and dining rooms, large kitchens, private guest suites and generous primary suites. Certain residences may also use flexible areas as a den, office, library or media room.
Bedroom count by itself is not sufficient for valuation. Exact plan, corner or interior position, window exposure, lanai configuration and view corridor can produce meaningful differences among residences of similar overall size.
Private Elevator Foyer Entry
Private elevator foyer entry is one of Grande Excelsior's defining luxury characteristics. Owners arrive through an individualized foyer arrangement rather than a conventional shared residential hallway.
That design contributes to the sense of privacy and helps the residence function more like an individual home within a vertical building. Buyers should confirm the exact elevator and foyer configuration, service-elevator access and current security procedures for the residence being considered.
Floor Level, Stack & Residence Position
Floor level and stack are among the most important permanent characteristics in Grande Excelsior. Higher western exposures can provide wider Gulf horizons, greater sunset visibility and additional visual separation from vegetation and neighboring structures.
Lower residences may create a more immediate relationship with Turkey Bay, mangroves and natural preserve areas. Corner and end positions can add windows, natural light and multiple exposures, while other stacks may emphasize a particular Gulf, bay, preserve or inland direction.
The correct comparison is therefore not merely “same building and same bedroom count.” The strongest comparable is generally the closest floor-plan family, floor, stack and permanent view corridor.
Gulf, Turkey Bay & Preserve Views
Gulf Horizon Elevated western exposures can provide expansive Gulf views and Southwest Florida sunsets.
Turkey Bay Protected water often forms an attractive foreground beneath longer coastal views.
Multiple Exposures Corner residences can combine sunset, Gulf, bay, preserve and inland perspectives.
Descriptions such as “Gulf view,” “bay view” or “preserve view” should be verified from the exact condominium. Floor, stack, neighboring structures and vegetation can materially change the width and permanence of a view.
Large Screened Lanais
The official Dunes description of Grande Excelsior identifies large screened lanais facing toward the Gulf as a defining part of its three principal floor plans. These outdoor areas can provide substantial room for dining, seating and sunset viewing.
When comparing lanais, consider usable width and depth, orientation, wind, privacy, storm protection and which interior rooms open directly onto the outdoor area. A wraparound or multi-access lanai can function very differently from a narrower single-exposure space even when interior square footage is similar.
Private Grande Excelsior Amenities
Grande Excelsior provides building-specific amenities in addition to the larger community facilities at The Club at The Dunes. The official community describes a private fitness room, heated swimming pool and spa, expansive sun deck and outdoor grilling areas for Grande Excelsior residents.
Heated Pool & Spa Private building-level recreation separate from the primary Dunes resort pool.
Fitness Room Convenient fitness facilities within the Grande Excelsior environment.
Sun Deck Outdoor space surrounding the tower's private pool environment.
Outdoor Grills Grilling facilities for building residents and guests.
Grande Preserve Concierge Center
Grande Excelsior residents also share access to the private Grande Preserve Concierge Center serving Grande Dominica, Grande Excelsior, Grande Phoenician and Grande Geneva.
The official Dunes community identifies concierge services, a conference room, business center, living room and kitchen as part of the Grande Preserve concierge environment. Current services, hours, reservation procedures and availability should be confirmed directly with the community.
Parking, Storage & Guest Cottages
Many Grande Excelsior residences are associated with two covered parking spaces, but the exact spaces and legal rights should always be verified from the property's current records and transaction documents.
Private storage can also be an important part of ownership. Buyers should confirm storage location, size and whether the right is deeded, assigned or treated as a limited common element.
The Grande Excelsior Condominium Association also identifies 10 guest cottage units in addition to the 90 residential condominium units. These guest cottage units have their own association status and should not be confused with the primary residential condominiums in the tower.
Confirm exact parking-space numbers.
Verify deeded, assigned or limited-common-element status.
Confirm storage location and dimensions.
Review current guest-parking procedures.
Verify EV-charging capability and association requirements where important.
Do not assume a guest cottage conveys with a residential condominium.
Renovated vs. More Original Grande Excelsior Condos
Grande Excelsior now includes residences ranging from relatively original interiors to comprehensively renovated luxury homes. Renovations may include redesigned kitchens, custom cabinetry, quartzite or stone countertops, premium appliances, contemporary bathrooms, wood or stone flooring, built-ins, updated lighting and redesigned lanais.
Cosmetic improvements should be evaluated separately from major systems and storm-protection work. Two visually attractive residences can have very different future ownership costs if their mechanical systems, windows, doors or shutters are not comparable.
HVAC systems and installation dates
Water heaters
Electrical and plumbing improvements
Windows and sliding glass doors
Impact-rated glazing
Electric or manual hurricane shutters
Permitted floor-plan alterations
Flooring and underlayment requirements
Impact Glass & Storm Protection
Storm protection varies among individual Grande Excelsior residences. Current listings demonstrate combinations of impact-rated windows, impact sliding doors, electric shutters and other systems.
Buyers should verify every exterior opening rather than assuming a uniform building-wide standard. Condominium documents should also be reviewed to establish current maintenance and replacement responsibility for windows, doors, sliders, screens and shutters.
The Club at The Dunes
Grande Excelsior residents also participate in the larger amenity environment at The Dunes of Naples. The Club at The Dunes serves as the principal social and recreational center for the community.
Resort Pool & Spa Community-scale pool, spa and outdoor gathering areas.
Dining Indoor, outdoor and pool-oriented food and beverage venues.
Fitness & Wellness Fitness facilities, classes and organized wellness opportunities.
Tennis & Pickleball Racquet facilities, instruction and organized play.
Grande Excelsior building amenities, Grande Preserve services and Club-level amenities should be evaluated separately because each layer can have different operating expenses, maintenance responsibilities and association obligations.
Private Beach-Club Opportunities
Selected Grande Excelsior properties may include or advertise an opportunity involving a private beach-club membership. The official Dunes community specifically notes that select units may offer private Floridian Club membership opportunities.
This is property-specific—not a universal ownership right. Current Grande Excelsior listings may also reference different private beach-club programs or future membership opportunities, making individual verification especially important.
Before assigning financial value to any beach-club opportunity, verify:
Which club or program is involved
Current membership availability
Eligibility
Transferability
Initiation or transfer charges
Annual dues
Waiting-list requirements
Transportation or shuttle arrangements
Dining and beach-service privileges
Whether the right actually conveys with the specific residence
Vanderbilt Beach & North Naples Location
The Dunes occupies a desirable coastal North Naples location near Vanderbilt Beach and Delnor-Wiggins Pass. Grande Excelsior combines that beach proximity with elevated high-rise living, protected natural scenery and the resort amenities of a gated community.
Mercato, Waterside Shops, Artis—Naples, restaurants, healthcare facilities and other North Naples destinations are accessible by car. Beach proximity should always be distinguished from any separate private beach-club membership associated with an individual property.
Association Structure & Buyer Due Diligence
Grande Excelsior ownership involves more than one organizational layer. The condominium association's published Q&A identifies Grande Excelsior's relationship with both The Dunes of Naples Property Owners Association and the Grande Preserve at The Dunes Community Association.
Buyers should therefore evaluate the complete cost and responsibility structure rather than relying on one fee shown in an MLS listing.
Grande Excelsior condominium budget
The Dunes POA obligations
Grande Preserve obligations
Reserve balances and reserve funding
Current or approved assessments
Master insurance coverage
Insurance deductibles
Structural and engineering reports where applicable
Elevator projects
Roof and exterior projects
Balcony and waterproofing work
Pool and amenity projects
Garage and parking projects
Leasing, Pets & Occupancy Rules
Current Grande Excelsior association documents should control any leasing, pet, guest or occupancy decision. The association's published materials state that leases require prior approval, and its rules contain additional occupancy and tenant provisions.
Because association rules can change, buyers should verify the current minimum lease term, leasing frequency, application process, pet rules, guest occupancy requirements and related fees directly from the newest governing documents before purchase.
Renovation & Contractor Review
High-rise renovation work can affect structural systems, post-tension components, common elements, plumbing, electrical systems, flooring and neighboring residences. Buyers planning substantial changes should review Grande Excelsior's current contractor and remodeling requirements before finalizing renovation assumptions.
Confirm approval procedures, deposits, allowable work periods, contractor insurance requirements, flooring underlayment, plumbing or electrical restrictions and any scanning requirements before beginning work.
How to Value a Grande Excelsior Condo
Grande Excelsior should be valued first as its own building rather than by applying a general Dunes price-per-square-foot average.
Begin with recent Grande Excelsior transactions.
Match the closest principal floor-plan family.
Verify recorded interior living area.
Compare floor level.
Compare exact residence stack.
Distinguish corner and interior positions.
Evaluate Gulf, Turkey Bay and preserve exposure.
Compare lanai configuration and orientation.
Confirm private-elevator arrangement.
Verify parking and storage rights.
Separate cosmetic renovation from system upgrades.
Verify windows and storm protection.
Review association reserves, insurance and assessments.
Evaluate property-specific beach-club rights separately.
Expand to another Grande Preserve tower only when same-building evidence is insufficient.
Because that report combines Island Cove, Grande Preserve and Sea Grove properties, its overall averages should be treated as broad community context rather than direct evidence of a particular Grande Excelsior residence's value.
Grande Excelsior residences near 3,400 square feet compete in a materially different market segment from smaller Island Cove condominiums or Sea Grove coach homes. Same-building transactions should therefore receive greater weight whenever sufficient evidence exists.
Compare Grande Preserve Communities
The most useful internal comparisons for Grande Excelsior are the other Grande Preserve towers. Each has its own floor plans, residence sizes, building age, amenity details, views and association obligations.
Buyers seeking smaller high-rise residences can also compare Antigua, Barbados and Cayman in Island Cove.
For buyers preferring lower-rise condominium living with private entrances and attached garages, Sea Grove provides a substantially different coach-home ownership option within the same development.
Selling a Grande Excelsior Condo
Grande Excelsior sellers should position their residence within the correct building-specific competitive set. Marketing should clearly document the exact floor plan, floor, stack, Gulf or Turkey Bay exposure, lanai, private elevator, parking, storage, renovation, storm protection and any property-specific beach-club opportunity.
A broad “Dunes condo” comparison can obscure the value characteristics that distinguish a Grande Excelsior residence from smaller Island Cove units or other Grande Preserve towers.
Grande Excelsior Listings & Private Tours
Schulz Realty can help buyers and sellers compare Grande Excelsior residences according to floor-plan family, recorded living area, floor, stack, Gulf and Turkey Bay views, lanai configuration, private elevator, parking, storage, renovation, storm protection, association condition and the most relevant comparable sales.
For current Grande Excelsior listings, comparable sales and private property tours:
Browse the native RealGeeks Grande Excelsior listings associated with this page and use the broader Dunes condominium search when comparing alternatives. Begin with the closest Grande Excelsior floor-plan family, floor and stack before expanding the comparison to another building.
Grande Excelsior residence counts, guest cottage rights, floor plans, recorded living areas, lanais, views, private-elevator arrangements, parking, storage, association fees, Grande Preserve obligations, Dunes POA obligations, Club amenities, concierge services, beach-club opportunities, insurance, reserves, assessments, engineering reports, capital projects, leasing provisions, pet policies, guest rules, renovation requirements, storm protection and individual residence characteristics can vary or change. Buyers and sellers should verify material information through current condominium and community documents, association records, MLS information, inspections, insurance documentation, title work and appropriate qualified professionals.
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.
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.