Naples Bay • Gulf Access • Luxury Estates • Port Royal

Port Royal Luxury Waterfront Homes Market Report

Use the Port Royal Market Report to follow current listings and recent transactions within one of Naples' most specialized luxury waterfront markets. Port Royal can include completed estates, older redevelopment properties, vacant waterfront land and unusually large multi-parcel opportunities, so a community-wide average should never substitute for property-specific analysis.

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Port Royal
Market Report

How to Read the Port Royal Market Report

The live RealGeeks tables below provide changing MLS information such as current asking prices, recent closed prices, price per square foot and days on market. Use those live tables for current numbers rather than relying on permanently written market statistics.

Port Royal requires unusually careful segmentation. A direct Gulf property, broad Naples Bay estate, protected canal residence, redevelopment homesite and vacant parcel may all appear in the same report while representing fundamentally different purchasing decisions.

Best valuation sequence: waterfront type → homesite → frontage and view → boating capability → dock and seawall → construction or redevelopment status → living area and improvements → the closest relevant Port Royal sales.

Port Royal Is Several Luxury Waterfront Markets

Gulf & Beachfront

Direct Gulf properties require analysis of beach relationship, western exposure, lot dimensions, elevation, view and redevelopment potential.

Naples Bay & Wide Water

Broad-water estates may command premiums for panoramic views, substantial frontage, privacy and large-yacht capability.

Canal & Cove Estates

Protected-water properties should be compared by canal geometry, frontage, dockage, water depth, turning room and Gulf-access route.

Boating, Docks & Seawalls

For boating buyers, the value of a Port Royal property is tied partly to how well the waterfront serves the intended vessel. Waterfront frontage alone does not establish yacht capability.

Water Depth Verify depth at the dock and along the intended navigation route.

Dock Configuration Review length, pilings, utilities, condition, permit history and usable dockage.

Boat Lift Confirm capacity, dimensions and compatibility with the buyer's vessel.

Canal Geometry Consider width, turning room, intersections and maneuverability.

Gulf Route Evaluate the practical route through Naples Bay and toward Gordon Pass.

Seawall Inspect the cap, panels, tiebacks, drainage, previous work and permits.

Finished Estates vs. Land & Redevelopment

Some Port Royal transactions are principally acquisitions of an exceptional homesite even when an older residence remains on the property. Those sales should be separated from newly completed or substantially renovated luxury estates.

Redevelopment analysis should emphasize lot dimensions, waterfront frontage, view corridor, seawall and dock position, rear exposure, elevation, buildable area and probable completed-estate value. Multi-parcel and assemblage offerings should also be treated separately because their scale may make them impossible to compare directly with a conventional Port Royal homesite.

What Most Influences Port Royal Estate Value?

Water Type Gulf, Naples Bay, wide water, cove and canal locations belong in different comparable groups.

Waterfront Footage Verify surveyed frontage, view width and usable dock area.

Homesite Compare lot width, depth, acreage, privacy and redevelopment potential.

Rear Exposure Orientation affects sunlight, sunsets, outdoor living and water views.

Construction Separate new custom estates, major renovations, established homes and redevelopment properties.

Architecture & Builder Design quality, structural systems and craftsmanship can materially affect the upper luxury tier.

Outdoor Living Compare pools, spas, covered lanais, outdoor kitchens and the relationship to the waterfront.

Garage Capacity, dimensions, car lifts, storage and accessibility can matter significantly in estate properties.

Major Systems Review roof, impact protection, generator, HVAC, electrical, plumbing and marine infrastructure.

Comparable Sales Prioritize transactions sharing similar waterfront, homesite and construction characteristics.

Port Royal Club Eligibility

Port Royal Club membership should be evaluated separately from the real-estate purchase. The Club currently welcomes owners of eligible Port Royal properties, but eligibility should be confirmed for the specific address rather than assumed from the neighborhood name alone.

Current Club rules provide an election period following purchase of a Resident Membership-eligible property. Membership availability, eligibility, joining requirements, deposits, dues and privileges can change, so buyers who consider Club access important should verify the current status directly with Port Royal Club before relying on it in a real-estate decision.

Using the Report for Buying or Selling

Buyers should use the live listings to identify current alternatives, then narrow recent sales to properties sharing the closest permanent waterfront and homesite characteristics. Price per square foot becomes useful only after those differences have been addressed.

Sellers should document the characteristics that cannot easily be recreated: water position, frontage, view, dockage, seawall, lot size, rear exposure and Club eligibility. Architecture, construction, renovation, living area, pool and garage can then be used to distinguish the residence within that waterfront competitive set.

Explore Port Royal Real Estate

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Port Royal Property-Specific Market Analysis

Schulz Realty can help buyers and sellers compare Port Royal properties by waterfront type, homesite, frontage, boating capability, dock and seawall, construction, redevelopment potential and the most relevant recent transactions rather than relying on one broad neighborhood average.

Contact Schulz Realty for Listings & Private Tours

Current Port Royal Listings & Recent Sales

Review the live RealGeeks tables below for current Port Royal activity. Inventory, asking prices, closed prices, price per square foot and days on market change continually as MLS records are updated.

Property availability, MLS status, waterfront classification, frontage, water depth, boating conditions, dock and boat-lift suitability, seawall condition, permits, flood information, elevation, insurance, construction status, redevelopment potential and Port Royal Club eligibility may change or vary by property. Buyers and sellers should independently verify material information through current surveys, title work, Club information, permits, inspections, flood and elevation documentation, marine contractors, insurance providers and other appropriate qualified professionals before making a real-estate decision.

Active Properties
Address	Beds	Baths	Living ft²	List Price	Cost per ft²	DOM
12 Sabre LN	6	9.5	7,211	$17,900,000	$2,482	0 days
1340 Spyglass LN	5	7.5	7,800	$38,000,000	$4,871	9 days
230 & 240 Bay RD	N/A	N/A	1,000	$31,000,000	$31,000	234 days
100 & 104 Bay RD	4	4	8,400	$195,000,000	$23,214	234 days
3100 Rum Row	5	6.5	5,044	$16,900,000	$3,350	41 days
3675 Gordon DR	6	6.5	7,873	$26,990,000	$3,428	108 days
3455 Gin LN	6	7.5	8,044	$29,450,000	$3,661	114 days
940 Admiralty Parade E	N/A	N/A	N/A	$21,000,000	Unknown	115 days
3655 Fort Charles DR	5	6.5	8,544	$39,750,000	$4,652	122 days
4253 Cutlass LN	5	6.5	6,883	$36,500,000	$5,302	141 days
840 Admiralty Parade E	5	6.5	8,753	$31,900,000	$3,644	148 days
210 & 220 Bay RD	N/A	N/A	N/A	$35,000,000	Unknown	155 days
3696 NELSONS WALK	6	8.5	9,227	$41,500,000	$4,497	190 days
1857 Galleon DR	6	9.5	13,004	$59,995,000	$4,613	221 days
3243 Gin LN	4	6.5	6,436	$17,900,000	$2,781	225 days
1975 Galleon DR	6	7.5	11,346	$38,500,000	$3,393	226 days
2755 Lantern LN	4	5.5	5,040	$9,250,000	$1,835	242 days
989 Admiralty Parade E	5	6.5	7,339	$29,500,000	$4,019	242 days
3233 Gin LN	5	6.5	7,696	$29,500,000	$3,833	491 days
3295 Gordon DR	6	7.5	6,769	$17,700,000	$2,614	639 days
2560 W Half Moon WALK	4	5	5,172	$9,750,000	$1,885	657 days
2999 Rum Row	5	7.5	7,326	$29,950,000	$4,088	1030 days
4550 GORDON DR	N/A	N/A	N/A	$49,950,000	Unknown	1109 days
Average:	5.2	6.9	7,445	$37,081,956	$5,958	291 days
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Sold Properties
Address	Beds	Baths	Living ft²	List Price	Sold Price	Cost per ft²	DOM	Sold Date
2433 Lantern LN	N/A	N/A	N/A	$6,975,000	$6,800,000	Unknown	694 days	9/11/26
3525 Fort Charles DR	5	7.5	7,751	$28,000,000	$26,000,000	$3,354	82 days	9/2/26
605 Galleon DR	4	5.5	6,277	$13,950,000	$12,500,000	$1,991	127 days	8/26/26
14 Sabre LN	4	4.5	5,416	$11,950,000	$10,950,000	$2,021	84 days	7/29/26
3220 Rum Row	6	7.5	9,643	$44,000,000	$40,180,000	$4,166	97 days	7/27/26
3777 Gordon DR	6	7.5	9,074	$39,995,000	$36,500,000	$4,022	168 days	7/22/26
3163 Gin LN	6	8.5	7,595	$26,900,000	$24,000,000	$3,159	286 days	6/29/26
3430 Gin LN	4	5.5	7,042	$17,900,000	$17,000,000	$2,414	147 days	6/23/26
3065 Fort Charles DR	3	3.5	5,398	$21,500,000	$17,000,000	$3,149	130 days	6/18/26
916 Spyglass LN	6	6.5	8,920	$20,900,000	$18,500,000	$2,073	0 days	6/17/26
2550 Lantern LN	N/A	N/A	N/A	$6,950,000	$6,250,000	Unknown	214 days	6/4/26
2610 Half Moon WALK	4	4.5	4,975	$7,250,000	$6,600,000	$1,326	717 days	5/14/26
3580 Gin LN	5	5.5	6,816	$15,900,000	$15,900,000	$2,332	32 days	5/11/26
980 Galleon DR	N/A	N/A	N/A	$11,500,000	$11,000,000	Unknown	65 days	5/1/26
3495 Gin LN	6	6	4,584	$8,999,000	$8,550,000	$1,865	350 days	4/30/26
3440 RUM ROW	5	7.5	7,835	$29,500,000	$28,250,000	$3,605	806 days	4/21/26
860 Admiralty Parade E	5	6.5	11,559	$42,995,000	$40,000,000	$3,460	134 days	4/13/26
3175 Fort Charles DR	6	7.5	7,928	$9,700,000	$9,200,000	$1,160	355 days	4/7/26
3520 Gin LN	5	7.5	7,838	$18,999,000	$17,275,000	$2,204	65 days	3/16/26
661 Galleon DR	5	6.5	5,000	$17,995,000	$16,750,000	$3,350	257 days	3/12/26
Average:	5.0	6.4	7,273	$20,092,900	$18,460,250	$2,685	208 days
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