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The $31.5M record, the $16–22M new-construction wave, and the data underneath — maintained as sales close in Naples' original water-lane neighborhood.
Updated July 3, 2026
Aqualane Shores spent decades as Port Royal's quieter neighbor — same water, smaller numbers. The current rebuild changed the arithmetic: in 2025 the neighborhood averaged about $9.8 million per sale at nearly $2,000 per square foot, the new-construction tier trades between $16 and $25 million, and the record — 959 17th Avenue South at $31.5 million, roughly $3,540 per foot on a wide-water lot — announced that Aqualane's best sites now price like anyone's. The ledger below tracks the landmarks.
A new ~8,890 sq ft estate on a 0.76-acre wide-water lot with open bay vistas — roughly $3,540 per square foot, and the trade that reset Aqualane’s ceiling. (Reported closing spans Dec 2025/Jan 2026 by source.)
VIV Homes / MHK Architecture new construction, ~8,777 sq ft — the marquee example of the neighborhood’s spec tier.
A 2024 Seaside Builders / Kukk Architecture build of nearly 10,000 sq ft on the Gordon Drive stretch.
New construction with 225 feet of water frontage, and a new build with western sunset views — the depth of the current wave.
Stock Custom Homes with Stofft Cooney — the Port Royal builder bench working the Aqualane side of the line.
A ~5,089 sq ft sale at the neighborhood’s northern edge, steps from the Naples Yacht Club.
Figures from public sold feeds and press; entries marked with approximate prices reflect list-at-contract where closed figures weren't yet public — verified against MLS as they confirm. Off-market trades may not appear. Corrections welcome.
Aqualane runs on roughly 350 homesites with typically 30 or so active listings from about $6 million into the low $20 millions, plus a handful of lots. Early-2026 monthly medians printed near $10.3 million — on single-digit monthly sale counts, so treat every neighborhood statistic as directional and every lane as its own market. Against Port Royal's ledger (2025 average ~$23M), Aqualane trades at roughly half the average price and 30–40% less per square foot — the gap that makes it the smartest cross-shop in coastal Naples. The full head-to-head: Aqualane Shores vs. Port Royal.
The record is 959 17th Avenue South at $31.5 million — a new ~8,890 sq ft estate on a wide-water lot, closing at roughly $3,540 per square foot (sources report the closing as December 2025 or January 2026). Before the current wave, trades in the low-to-mid teens set the pace; the new-construction tier now regularly asks and closes $16–25 million.
In 2025, single-family sales averaged about $9.8 million at roughly $1,992 per square foot; early-2026 monthly medians have printed around $10.3 million on small samples. Roughly 30 homes and a handful of lots are typically active, from about $6 million to the low $20 millions. Small-sample medians swing hard — for a real number, use lane-level comps.
Aqualane is the classic value entry to the same boating life: 2025 averages ran about $9.8M versus roughly $23M in Port Royal — call it half to 60% less on average price and 30–40% less per square foot. What the discount buys out of: Port Royal Club eligibility, larger parcels, and the widest-water dockage. What it keeps: bridge-free Gulf access, the same builder bench, and a shorter walk to Third Street South. See our full comparison.
The spread tells the story: teardowns at $5–8M, finished new builds at $16–25M, and the record above $31M. As long as that gap holds, the rebuild continues. The honest caveat is sample size — a few trades move the whole neighborhood’s statistics, which is why this ledger tracks individual landmarks rather than leaning on medians.
Whether you're pricing a sale or an offer, I'll build the real comp set — water tier, lane, elevation era, and the private trades — and give you the number the market will actually bear.
Sources: Public MLS-fed sold and active feeds (2025–26); local market reporting on the 959 17th Ave S record; Redfin neighborhood data (early 2026); Port Royal comparison figures per broker market reports. Sale figures are as publicly reported and small samples swing — verify current data before relying on it.