Port Royal
Homes for Sale in Naples, FL

Port Royal market snapshot (as of September 20, 2026): the median sale price is about $18.10M ($2962 per sq ft over the trailing 12 months of closed sales), and a median 133 days on market for closed sales. The trailing-12-month median is up 10% from the prior 12 months, computed from record-level Florida Gulf Coast MLS closed sales (27 closings in the current window).

In ZIP 34102 (Naples), 1,157 homes closed in the last 12 months at a median of $570K ($327/sq ft), up 3.3% year over year, with a median 69 days on market. Right now 606 active and 131 pending listings — a buyer's market. See the live ZIP 34102 housing market and the Collier County market.

County records show 11 qualified sales in Port Royal across 2024–2025 (5 in 2024, 6 in 2025), median $18M — the last recorded sale per parcel on the Florida DOR 2025 assessment roll, independent of the MLS.

Flood zones in Port Royal: of 14 listing addresses checked against the FEMA National Flood Hazard Layer, 36% sit outside the FEMA Special Flood Hazard Area (Zone X); 64% are in an A-series high-risk zone where flood insurance is required with a federally backed mortgage. Individual parcels vary — verify any specific address at msc.fema.gov. See flood zones by neighborhood in Naples.

Port Royal is a community of 227 homes in Naples, Collier County, built between 1956 and 2024 (median 2003), with a median living area of about 13,962 square feet. 53% of parcels are homesteaded, the owner-occupancy proxy in the Florida DOR assessment roll (2025 roll, public records).

Port Royal is a low-turnover, high-value pocket of Naples where 565 homes trade across an unusually wide range of vintages and sizes, and just over half (50.7%) carry a homestead exemption — a market built more on long-term ownership than rapid resale.

With a median living area of 12,560 square feet against a median price of $18,500,000, the math in Port Royal runs differently than most Naples neighborhoods — price per square foot at $2,833.76 reflects lot position and water access as much as it reflects the house itself. A property built in 1910 and one built in 2024 can sit on comparable land and command comparable interest, because the underlying real estate, not just the structure, is what's being priced.

The 27 closings in the current window, against 565 total homes, confirms this is a market defined by scarcity of transactions rather than scarcity of inventory. Homes here don't change hands often, and when they do, the wide year-built range (1910–2024) means every transaction is its own case study — there is no single 'typical' Port Royal home to benchmark against, which is exactly why comparable-sales analysis has to be done property by property rather than by neighborhood average.

A market with a 134-day median and a wide range of construction eras rewards precise, property-specific comparisons over generic neighborhood averages. We build the comp set around lot, waterfront position, and square footage rather than relying on a blended median, and we track the 27-closing window closely enough to know when a listing is priced to this market or priced to hope.

Listings in this community report association dues of about $51 per month ($612 a year) — the median AssociationFee across 40 MLS records, normalised to a monthly figure; most are billed annually. Dues change with budgets and can differ by section or product type; confirm the current figure with the association before you offer. Source: MLS listing records, 2026-10.

Confirm the current HOA dues, exactly what they cover, and any CDD bond or special assessment for a specific address before you offer.