On April 13, 2026, a newly built waterfront estate on the Coquina Sands side of the Naples Beach Club golf course closed for $17,060,000, setting a new sales price record for the community and surpassing the previous high of $13,350,000 at 376 Yucca Road by more than $3.7 million. Over that same twelve-month window, one of the major portals reported the neighborhood's median single-family sale price at roughly $1.47M to $1.70M, with homes averaging 178 days on market compared to the national average of 56 days.
Both numbers are accurate. Neither one describes the market a buyer is walking into today.
Coquina Sands has quietly split into two separate markets sharing one ZIP code, and the reopening of the property next door is pulling them further apart every quarter. If you are reading portal medians and drawing conclusions about value here, you are reading a blended average of two products that no longer compete for the same buyer.
The two markets hiding inside one median
Look at the active inventory on the ground rather than the aggregated median. The 13 single-family homes currently listed in Coquina Sands range from $3,100,000 to $12,495,000, and the newest completions are stacked at the top end:
- A 6,733 sq ft, 5+den estate built in 2026 by Equinox Construction Group, delivered furnished, blocks from the beach and the Four Seasons.
- A 5,047 sq ft, 2026 residence by Coleman Companies, furnished by Clive Daniel Home, on one of the least-traveled streets in the neighborhood.
- A half-acre, 5,321 sq ft estate designed by Falcon Design, built by Blue Horizon Construction, interiors by W Design.
- Recent completions by Gulfstream Homes, Crayton Road Development with Van Emmerik Custom Homes, and BCB Homes' re-imagination of a Waterside Builders original.
That is one market. The other market is the inventory those homes replaced: a mix of original ranch-style homes and older residences on lots increasingly acquired for teardown-rebuild, with new construction pushing 4,000 to 6,000+ square feet. Add in the beachfront cooperatives dating from the Bahama Club, completed in 1956 as the first Naples beachfront cooperative, with construction of condos continuing through the 1970s, and many of these condos are approaching 40 years old or more, with some approaching the end of their lifespan due to functional obsolescence.
A median that blends a 1960s cottage on a valuable lot with a $12M new-build tells you almost nothing about either. It tells you the ratio between the two is shifting.
Why the property next door changes the math
The catalyst is not diffuse. It is a single 125-acre parcel on the north edge of the neighborhood.
Nearly seven years after the city approved the plan, and four years after the original 1946 Naples Beach Hotel came down, the Naples Beach Club, A Four Seasons Resort, officially opened to the public on November 17, 2025 — a $1 billion-plus project with a 220-room resort and 153 private residences. The 125-acre coastal destination is introducing 153 luxury residences and a Tom Fazio-designed 18-hole golf course in partnership with Discovery Land Company, with the 100-acre course set to open in 2026.
The resort brought back two anchors that pre-date most Coquina Sands residents: HB's and Sunset Bar, along with new dining experiences including The Merchant Room, the last of which is led by two-time James Beard Award-winning chef Gavin Kaysen from Minneapolis. It also added a 30,000-square-foot spa, a six-court racquet club, a rooftop lap pool, and 1,000 feet of maintained beachfront directly adjacent to the Coquina Sands street grid.
For a Coquina Sands owner, this is not a lifestyle upgrade. It is an amenity package that materially changes what a buyer will pay for a lot two blocks away. The Sotheby's advisors who represented both sides of the $17.06M record deal were direct about the mechanism: sales like this highlight the continued appeal of Coquina Sands, particularly for new construction near the Naples Beach Club.
That is the pricing engine. The Fazio course, once it opens, will add a second one.
What a teardown lot is actually worth now
The "median price" question a buyer should ask in Coquina Sands is not about houses. It is about lots.
Regional builders working the 34102 corridor put Naples build costs at $350 to $750+ per square foot depending on finishes, site conditions, and complexity. Run that against a 5,000 to 6,500 sq ft program of the type currently being delivered, and hard costs alone land in the $2M to $5M range before land. Back into the current active listings at $8M to $12M for completed 2026 product, and the implied land value on the buildable, non-waterfront blocks sits well above what the "median" would suggest.
The waterfront side of the equation resets it entirely. The April 2026 record closed at $17.06M for 6,909 square feet of air-conditioned living space with six bedrooms and eight bathrooms, built by Parker Hudson Homes, located across from the Naples Beach Club golf course. That is roughly $2,470 per air-conditioned foot, which is not a Coquina Sands number historically. It is a Port Royal-adjacent number arriving in a neighborhood that used to trade at a discount to its neighbors.
The friction most buyers miss until the inspection
Three transaction-specific frictions consistently catch out-of-state buyers here. None of them show up on a portal.
Permitting runs through the city, not the county. Coquina Sands sits within City of Naples jurisdiction, so permitting goes through the city rather than Collier County, and flood zone designations vary by block. That block-by-block flood zone variation is the reason two lots on the same street can carry meaningfully different build costs. New elevation certificates, updated surveys, and city-specific review paths add weeks and thousands to a rebuild that a Collier County comparison would not surface.
Current construction meets a much stricter code than what it is replacing. Teardown-rebuilds require demolition permits, updated surveys, and compliance with current building codes, which are significantly more demanding than what the original home was built to. Recent Coquina Sands completions are showing finished floor elevations at 14 feet per elevation certificate. That is the current baseline, and it is a hard number to argue with when your neighbor's 1960s slab sits four feet lower.
The condo side is not the escape hatch it looks like. Portal condo inventory advertises entry points from the low $300s, and there are currently 49 condos for sale in Coquina Sands, ranging from $324,000 to $37,000,000. That range is a red flag, not a menu. The bottom of it lives in buildings from the 1950s through 1970s carrying deferred capital that Florida's newer structural inspection and reserve rules are now forcing to the surface. Many of these condos are approaching 40 years old or more, and while many are well maintained, others are definitely approaching the end of their lifespan due to functional obsolescence, with more redevelopment expected in the future. A $500K unit with a pending special assessment is not a $500K unit.
Reading the spread as a buyer
If you are shopping Coquina Sands in 2026, the question is not "what is the median." The question is which side of the split you are buying on, and whether the split is going to widen or narrow from here.
The evidence suggests it widens. New construction has an amenity tailwind that dated cottages and 40-year condos structurally cannot capture. The Fazio course opens later this year. The residential component of the resort continues to deliver in phases. The two-market spread is a feature of the current cycle, not a rounding error.
For a buyer, that argues for one of two disciplined moves: buy the finished 2026 product at a price that has already re-rated, or buy the teardown lot with a clear-eyed build budget and a city permitting timeline baked in. The middle option, an untouched 1970s home priced as if the neighborhood premium has already been captured, is the one worth the most scrutiny.
FAQ
Is Coquina Sands gated? No. Coquina Sands is a non-gated community, offering open neighborhood access and a relaxed coastal atmosphere. That is part of the pricing story, since gated peers like Port Royal carry a different premium structure.
When does the Four Seasons golf course actually open? The Tom Fazio-designed 18-hole golf course is scheduled to debut Fall 2026. A number of resort amenities, including a four-lane bowling alley, game room, and The Picture House cinema, are slated to open in Q1 2026, with additional venues rolling through the year.
Does the neighborhood have deep-water dockage? Not in the Port Royal or Aqualane Shores sense. The Moorings area offers some bay-side water access, but not deep-water dockage suitable for larger vessels. If offshore boating is central to your use case, Coquina Sands is a compromise. If beach walkability and resort adjacency are, it is not.
Are there large tract-builder communities here? No, and that matters for resale. A special feature about Coquina Sands is the absence of large tract builder influence, which enhances the unique ambiance and custom luxuriousness of this beachside community. Every new home is a one-off, which is why the builder and architect names on a listing matter more here than in a tract neighborhood.
If you are trying to price a teardown lot, evaluate a completed 2026 spec, or read what the Four Seasons rollout means for a specific block before you write an offer, that is the conversation to have before the portal medians catch up. John Shirey works this corridor daily. Let's Connect.
