Port Royal
Naples’ most exclusive address — a ~2-square-mile enclave of deep-water estates with private docks, direct Gulf access, and a private beach club. Where Collier County’s record sales happen.
Sunset over Gordon Pass — Port Royal's deep-water gateway to the Gulf, at the enclave's southern tip.
Homes for sale in Port Royal
26 homes for sale in Port Royal · updated July 14, 2026
Browse every active Port Royal home on the live MLS — updated continuously, with full details, photos, and private showings on request.
See all Port Royal homes for sale →Recently sold in Port Royal
The last three closings on the MLS. Sold prices are what the market actually paid — the number that matters when you’re pricing an offer, or your own home.
Get every Port Royal sale from the last 12 months →Port Royal is Naples’ premier waterfront enclave — roughly two square miles of peninsulas and islets carved from mangrove swamp beginning in 1938, when Chicago advertising man John Glenn Sample began buying the land and dredging deep canals, using the spoil to build the curving keys you see today. Architect Howard Major planned the estate parcels, strict deed restrictions guaranteed waterfront access and tasteful styling for every lot, and the first homes sold in 1952 — only to personally screened buyers. The pirate-themed streets (Rum Row, Galleon Drive, Gin Lane, Admiralty Parade) are part of the lore.
What defines Port Royal is deep water and direct access: nearly every home has a private dock, and the canals navigate 100-foot yachts straight to Naples Bay and the Gulf of Mexico. It is zoned exclusively single-family (R1-15A) — no condos, no new subdivisions — and is essentially built out, so “new” means a renovation or a tear-down rebuild. The social center is the private Port Royal Club, opened by Sample in 1959, with a private beach, dining, spa, and tennis.
The result is the most exclusive postal code in Naples. With only a handful of sales in any given year and demand from the global ultra-wealthy, Port Royal sets the county’s price records — including a $85 million sale at 575 Admiralty Parade West in 2025 (the highest single-home price ever recorded in Collier County) and a $225 million three-estate assemblage on Gordon Drive that ranks among the largest residential transactions in U.S. history.
Find your part of Port Royal
Port Royal is one community, but its peninsulas and canals form distinct sub-areas — from the record-setting Gulf-front of Admiralty Parade to the more attainable interior canals of Galleon Drive and Gin Lane. Explore each below. Prices are approximate and move with each rare sale; I verify the exact comps, dock specs, and insurance for any specific home.
Port Royal, peninsula by peninsula
Port Royal home values & record sales
Port Royal posts the highest home prices in Florida. As of 2026, the reported median sold price is around $16.3M (Redfin), with a Zillow Home Value Index near $14.4M and average price around $1,830 per square foot — versus roughly $1.2M and ~$300/sq ft Naples-wide. Inventory is tiny (often a dozen-or-so active homes) and turnover runs under ~15 sales a year, so days-on-market are long and pricing is set for a select buyer.
Figures are 2025–2026 snapshots from Redfin, Zillow, and reported sales; the rarity of sales makes trend lines noisy. Verify current numbers before relying on them.
Steps from the best of Old Naples
Port Royal’s location is half the value — minutes to downtown, the beach, and open water.
Boating & tides from your dock
Port Royal’s whole premise is the water: most homes have a private dock, and the deep canals carry boats straight to Naples Bay and out to the Gulf. If you run a larger boat, tide and clearance are part of daily life — the draft at your dock, the depth out to the pass, and any fixed-bridge heights on your route. Seasoned Port Royal boaters plan their runs around the tide and confirm the controlling depths for their specific canal.
Live predictions at right are for NOAA’s Naples station (Gulf); times inside the bay and canals run a little later. For navigation, always use official NOAA charts and predictions.
How Port Royal really trades
Three things every Port Royal buyer should internalize. First, the lot and the dock usually matter more than the house — many sales are followed by a renovation or tear-down, so you’re buying the water and the location first. Second, budget for insurance: in Zone AE on the Gulf, combined wind-and-flood coverage on a multimillion-dollar home can run into the tens of thousands per year — factor it into carrying cost. Third, the PRPOA controls the standards: new construction and exterior changes go through its Architectural Control Committee, which protects everyone’s value but adds lead time to a rebuild. The best opportunities are often quiet or off-market — which is where having someone in your corner matters.
Zoned schools & options
Port Royal is served by highly rated Collier County public schools — Lake Park Elementary, Gulfview Middle, and Naples High — and many families also choose private schools such as Seacrest, St. Ann, and Community School of Naples. Always verify current school assignments with the district for the specific address.
The Port Royal Club — the neighborhood’s social heart
A private Gulf beach, dining, a spa, and 12 Har-Tru tennis courts on Gordon Drive, open to Port Royal owners by voluntary membership — with a time-sensitive eligibility window worth understanding before you close.
Explore the Club & membership →Private-client guides to the neighborhood
The homework, published: how the top of this market actually transacts — researched, sourced, and maintained.
The Port Royal Club
Parcel-linked eligibility, the 90-day window, current fees, and the $100M clubhouse rebuild opening late 2026.
The sales ledger
The $225M record, the $271M benchmark listing, and the market data beneath the headlines — maintained year by year.
Buying privately
Land trusts, LLC structures, the 2026 FinCEN landscape, and the wire-security protocol an eight-figure closing demands.
Quiet sales
Why much of Port Royal never hits the portals — off-market mechanics, NDA etiquette, and how buyers earn access.
Building new
Lot tiers, true construction costs, the architect-builder ecosystem, and the honest three-to-four-year timeline.
The yacht owner's guide
Gordon Pass depths, the frontage-minus-forty dock math, seawall realities, and where the bigger boats berth.
Also: Aqualane Shores vs. Port Royal · flying private to Naples (APF) · the Florida domicile playbook · how I work with private clients
Port Royal in pictures
Port Royal questions, answered
Why is Port Royal so expensive?
Port Royal is a finite, ~2-square-mile enclave of deep-water lots with direct Gulf access and private docks, protected by strict deed restrictions — and almost nothing new can be created. With only a handful of sales a year and global ultra-wealthy demand, it consistently sets Collier County price records. As of 2026, the median value is reported around $16M, versus roughly $1.2M Naples-wide.
Is Port Royal gated?
No. Port Royal is not gated — its streets (Rum Row, Galleon Drive, Gin Lane, Admiralty Parade and the rest) are public City of Naples roads. Privacy comes from the deed-restricted, low-traffic layout and the Property Owners’ Association standards rather than a guardhouse.
Do you have to join the Port Royal Club?
No — Club membership is voluntary. But eligibility to join is tied to qualifying homes and time-sensitive (about a 90-day window after purchase), so it’s worth understanding before you close. See the Port Royal Club page for the full process.
What about flood zones and insurance?
Most of Port Royal sits in FEMA Zone AE (the 100-year floodplain), so flood insurance is generally required with a mortgage, and combined wind-and-flood premiums on a multimillion-dollar waterfront home are substantial. Modern homes are built to current wind codes with impact glass and reinforced seawalls. Always verify the specific home’s elevation, flood zone, and insurance picture.
Are there condos or new subdivisions in Port Royal?
No. Port Royal is zoned exclusively single-family (R1-15A) and is essentially fully built out — there are no condos and no new subdivisions. “New” here means a renovation or a tear-down and rebuild of an existing waterfront parcel; the market is effectively 100% resale.
Get a private, no-pressure read on the market.
Port Royal rewards patience and access — many of the best deals are quiet or off-market, and the value is in the water and the dock as much as the house. I’ll send current and off-market opportunities, the real carrying costs, and an honest read before you commit. Explain everything, sell nothing.
Sources & notes: compiled from the Port Royal Property Owners’ Association, the Port Royal Club, the Collier County Property Appraiser, FEMA flood maps, and reported sales (Business Observer, Gulfshore Business, Redfin, Zillow). Home values, fees, and sale figures are approximate and change over time — verify any specific number before relying on it.