Pelican Isle Market Report | Naples Waterfront Condo Sales

Pelican Isle Waterfront Condos Market Report

Dockside Drive • Aqua at Pelican Isle • Wiggins Pass • Gulf Access • North Naples

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Market Report Listings • Pending • Recent Sales

The Pelican Isle Market Report tracks current waterfront condominium listings and recent sales within the broader Pelican Isle market beside Wiggins Pass in North Naples.

The report can include both the established condominium buildings at 425, 435 and 445 Dockside Drive and the substantially different Aqua at Pelican Isle towers at 13675 and 13665 Vanderbilt Drive. These residential products should be separated before applying community-wide averages to an individual property.

Live-data rule: use the native RealGeeks market tables immediately below this custom content for current inventory, asking prices, recent sales, price per square foot and days on market. Do not hard-code those changing market statistics into this permanent guide.

Pelican Isle valuation sequence: Dockside Drive or Aqua → exact building or tower → floor-plan family → verified living area → floor → residence position → Gulf, Wiggins Pass, bay, marina or mangrove exposure → lanai or terrace → parking and storage → private garage where applicable → verified boating rights → renovation → association condition → closest comparable sales.

Separate Dockside Drive From Aqua First

Established Pelican Isle — Dockside Drive Begin with similar residences at 425, 435 or 445 Dockside Drive. Compare building, floor-plan family, floor, end or interior position, lanai, permanent water exposure, parking, storage, renovation and association condition.

Aqua at Pelican Isle Compare the correct 13675 or 13665 Vanderbilt Drive tower, floor, residence stack, living area, Gulf or marina exposure, terrace, parking, private garage, renovation and separately verified marina rights.

An Aqua residence can provide useful context for the broader Pelican Isle luxury waterfront market, but it should not automatically establish the value of an established Dockside Drive condominium. The reverse is also true.

Established Pelican Isle — 425 Dockside Drive

Residences at 425 Dockside Drive belong within the established Pelican Isle condominium market. Same-building transactions with similar living area, floor-plan family, floor and water orientation should generally receive the greatest valuation weight.

Penthouse or unusually configured residences should be separated when their living area, outdoor space, floor position or view differs materially from conventional units.

Established Pelican Isle — 435 Dockside Drive

Condominiums at 435 Dockside Drive should be compared first with the most similar residences in the same building.

End versus interior position, floor, Gulf or pass exposure, lanai, renovation, parking, storage and major mechanical systems can create significant differences even between residences with similar bedroom counts.

Established Pelican Isle — 445 Dockside Drive

The 445 Dockside Drive building forms the third established Pelican Isle condominium component represented in the live market report.

Floor plan and residence line should be established before comparing price per square foot with another Dockside building or with Aqua.

Aqua at 13675 Vanderbilt Drive

The original Aqua tower at 13675 Vanderbilt Drive contains large luxury waterfront residences that can differ materially from the established Dockside Drive condominiums in size, terrace configuration, amenity environment, parking and marina relationship.

Same-tower Aqua transactions should receive the greatest weight when sufficient comparable sales exist.

Aqua at 13665 Vanderbilt Drive

The later Aqua tower at 13665 Vanderbilt Drive represents another distinct construction generation within the Pelican Isle waterfront market.

Large estate residences and penthouses in this building should be separated from smaller Dockside Drive condos and from materially different Aqua floor-plan categories before interpreting a blended Pelican Isle average.

Why One Pelican Isle Average Can Be Misleading

The live market report can contain a roughly 2,600- to 3,000-square-foot established Dockside Drive condominium alongside an Aqua residence of 4,000 square feet or more and an exceptionally large Aqua penthouse.

Those properties share a geographic waterfront market but not an interchangeable valuation profile.

Overall Pelican Isle averages are useful for broad context. Individual property valuation should begin with the correct residential segment and the closest comparable properties.

How to Read Active Pelican Isle Listings

Active listings show the properties currently competing for qualified waterfront buyers.

Asking price reflects seller positioning rather than completed market evidence. Identify whether each listing is an established Dockside Drive residence or an Aqua property before comparing asking price or price per square foot.

How to Read Recent Pelican Isle Sales

Closed sales provide stronger valuation evidence when the residence type, building, floor plan, floor, living area and water exposure are genuinely comparable.

An unusually large Aqua penthouse transaction can materially change the community's reported average sale price and average price per square foot. It should not be applied mechanically to a conventional Dockside Drive residence.

Price Per Square Foot

Price per square foot is most useful after the correct comparable set has been selected.

Before relying on it, account for building or tower, floor-plan family, floor, end or interior position, permanent water exposure, outdoor living, parking, private garage, storage, renovation, boating rights and association condition.

Days on Market

Pelican Isle serves a specialized luxury-waterfront buyer pool. Marketing time can be influenced by residence size, price point, building, renovation, water exposure, boating rights and the amount of competing inventory.

A long marketing period for one unusual Aqua penthouse should not automatically be interpreted as the expected marketing period for a conventional Dockside Drive condominium.

Gulf, Wiggins Pass, Bay & Marina Exposure

Water view is one of Pelican Isle's strongest permanent value factors.

Gulf & Sunset Views Western orientations can provide open-water horizons and strong evening light.

Wiggins Pass Pass-facing residences can overlook active boating traffic moving between protected water and the Gulf.

Bay & Mangroves Interior-water and eastern positions can provide sunrise light, natural vegetation and wildlife views.

Aqua Marina Selected Aqua residences have a direct relationship with the private marina in addition to broader coastal views.

Buyers should evaluate the actual sightline from the living room, primary suite and principal lanai or terrace rather than relying only on an MLS label such as “water view.”

Lanai & Terrace Value

Outdoor living is a significant part of Pelican Isle ownership.

Compare usable depth, width, view direction, privacy, screening, enclosure, orientation, sun, wind, storm protection and the relationship between the outdoor space and the main living area.

Aqua terraces and established Pelican Isle lanais should not be treated as equivalent solely because both properties are waterfront.

Boating & Marina Due Diligence

Pelican Isle's location beside Wiggins Pass is particularly attractive to boating-oriented buyers, but waterfront condominium ownership does not automatically mean that every residence includes an identical boat slip, dock, lift or marina privilege.

Exact Boating Right Determine whether the property has a deeded, separately purchased, leased, assigned or other documented boating interest.

Availability Verify that the claimed slip or marina opportunity is actually available for the specific transaction.

Vessel Dimensions Confirm allowable length, beam, draft, lift capacity and practical maneuvering room.

Water Depth Review practical water depth and tidal considerations for the intended vessel.

Fees Verify current ownership, lease, marina, maintenance and utility charges.

Transferability Confirm that any represented right legally transfers with the condominium purchase.

Boating-value rule: do not assign boat-slip or marina value to a Pelican Isle condominium until the exact right has been documented for that property.

Pelican Isle Yacht Club Membership

Pelican Isle Yacht Club membership should be evaluated separately from Pelican Isle and Aqua condominium ownership.

Buyers should not assume that purchasing a condominium automatically conveys a Yacht Club membership, particular boat slip, dining privilege, pool benefit, fitness program, racquet privilege or beach-transportation program.

Current membership categories, availability, initiation requirements, dues and privileges should be verified directly when they are material to a purchase.

Association Condition Is Part of Condo Value

Waterfront condominium buyers acquire both an individual residence and an interest in the applicable condominium association.

Building-level financial and physical condition therefore belongs in the valuation analysis.

Budget & Reserves Review current operating expenses, reserve funding and anticipated capital obligations.

Master Insurance Understand association coverage, deductibles and unit-owner responsibilities.

Assessments Identify current, approved, recently completed and reasonably known proposed assessments.

Engineering Review applicable structural, milestone and reserve-study documentation.

Capital Projects Evaluate roofs, exteriors, balconies, waterproofing, elevators, mechanical systems, garages, pools and waterfront infrastructure.

Rules Confirm current rental, pet, renovation, move, guest and amenity provisions.

Insurance & Storm Protection

Pelican Isle's waterfront location makes current insurance information an important part of ownership analysis.

Review master-property coverage, wind and flood information, deductibles, individual condominium insurance requirements, loss-assessment exposure, windows, sliders, shutters and other storm-protection responsibilities.

Parking, Private Garages & Storage

Parking and storage vary between the established Dockside Drive condominiums and Aqua.

Verify the exact spaces, private garage where applicable, storage areas, electrical service, EV-charging provisions and legal ownership or assignment associated with the residence.

Renovation & Major Systems

Interior condition can materially affect established Pelican Isle and Aqua resale value.

Separate cosmetic upgrades from major capital improvements. Review kitchens, baths, flooring, cabinetry and lighting together with HVAC, water heaters, plumbing, electrical systems, windows, sliders and storm protection.

What Pelican Isle Buyers Should Compare

Dockside Drive residence or Aqua
Exact building or tower
Floor-plan family and verified living area
Floor level
End, interior or penthouse position
Gulf, Wiggins Pass, bay, marina or mangrove exposure
Sunrise or sunset orientation
Lanai or terrace configuration
Parking rights
Private garage where applicable
Storage rights
Interior renovation
Major mechanical systems
Impact protection
Association reserves
Master insurance and deductibles
Assessments and capital projects
Verified marina or boat-slip rights
Yacht Club membership reviewed separately
Closest relevant comparable sales

Using the Report as a Pelican Isle Buyer

Use the live listings and recent sales below to identify available properties and recent transactions, then narrow the analysis to the correct residential segment.

For an established Pelican Isle residence, prioritize similar Dockside Drive building and floor-plan transactions. For Aqua, prioritize the correct tower, residence category and floor position.

Using the Report as a Pelican Isle Seller

Sellers should compare their residence with the properties a qualified waterfront buyer would realistically consider.

Document building or tower, floor plan, living area, floor, water exposure, outdoor living, parking, storage, renovation and any verified marina rights before relying on a broad Pelican Isle average.

Compare Luxury Waterfront Condos

Pelican Isle buyers commonly compare nearby North Naples waterfront and luxury high-rise communities according to boating access, residence size, Gulf exposure, amenities, parking and association structure.

Use the Live Market Data Below

The native RealGeeks market tables immediately below this custom content update as Pelican Isle and Aqua properties are listed, repriced, placed under contract and sold.

Use those tables for current market conditions, then identify which Dockside Drive building or Aqua tower produced the data before applying community averages to an individual condominium.

Explore Pelican Isle Waterfront Real Estate

Pelican Isle Condo Guide Pelican Isle Condos For Sale Pelican Isle Map Search Aqua Aqua Market Report Cove Towers

Pelican Isle Property-Specific Market Analysis

Schulz Realty can help buyers and sellers compare established Pelican Isle and Aqua residences by building, tower, floor plan, floor, water view, lanai or terrace, parking, storage, private garage, renovation, association condition, verified boating opportunities and the strongest relevant recent comparable sales.

For current Pelican Isle listings, comparable sales and private property tours:

Contact Schulz Realty for Listings & Private Tours.

Pelican Isle and Aqua inventory, asking prices, sold prices, residence configurations, living areas, water views, parking, private garages, storage, marina privileges, boat-slip availability, vessel limitations, water depth, Yacht Club membership categories, membership availability, initiation requirements, association fees, reserve funding, insurance, deductibles, assessments, engineering documentation, capital projects, rental provisions, pet policies and individual property features can vary or change. Buyers and sellers should verify material information through current condominium, association, Club, marina, insurance, inspection, title and other appropriate qualified sources.

Active Properties
Address	Beds	Baths	Living ft²	List Price	Cost per ft²	DOM
13675 Vanderbilt DR Unit 1105	3	3.5	4,969	$5,995,000	$1,206	109 days
13665 Vanderbilt DR Unit 701	3	3.5	4,171	$4,759,000	$1,140	21 days
13675 Vanderbilt DR Unit 810	4	3.5	4,216	$3,995,000	$947	86 days
13675 Vanderbilt DR Unit 707	4	4	3,590	$3,895,000	$1,084	313 days
13665 Vanderbilt DR Unit 603	3	3.5	3,940	$3,575,000	$907	103 days
13665 Vanderbilt DR Unit 501	3	3.5	4,171	$3,525,000	$845	256 days
13665 Vanderbilt DR Unit 301	3	3.5	4,171	$3,300,000	$791	40 days
13675 VANDERBILT DR Unit 510	4	4	4,216	$3,100,000	$735	25 days
13675 Vanderbilt DR Unit 406	4	4	3,590	$2,995,000	$834	231 days
425 Dockside DR Unit PH-1	3	3	2,696	$1,949,000	$722	168 days
435 Dockside DR Unit B702	3	3	2,677	$1,949,000	$728	298 days
435 Dockside DR Unit B703	3	3	2,677	$1,499,000	$559	482 days
425 Dockside DR Unit 703	3	3	2,428	$1,299,000	$535	21 days
Average:	3.3	3.5	3,654	$3,218,076	$849	166 days
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Sold Properties
Address	Beds	Baths	Living ft²	List Price	Sold Price	Cost per ft²	DOM	Sold Date
13665 Vanderbilt DR Unit PH1102	4	4.5	6,600	$9,250,000	$8,250,000	$1,250	138 days	6/30/26
13675 Vanderbilt DR Unit 605	3	3.5	3,514	$2,750,000	$2,600,000	$739	193 days	7/29/26
435 DOCKSIDE DR Unit A804	3	3.5	2,862	$1,775,000	$1,500,000	$524	392 days	4/30/26
425 Dockside DR Unit 604	3	3.5	3,096	$1,949,000	$1,500,000	$484	547 days	8/12/26
445 Dockside DR Unit A504	3	3.5	2,862	$1,595,000	$1,375,000	$480	251 days	9/21/26
445 Dockside DR Unit B903	3	3	2,677	$1,575,000	$1,275,000	$476	474 days	5/4/26
445 DOCKSIDE DR Unit B202	3	3	2,677	$1,325,000	$1,100,000	$410	288 days	7/28/26
Average:	3.1	3.5	3,469	$2,888,428	$2,514,285	$623	330 days
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Pelican Isle Waterfront Condos