The Shores
Homes for Sale in Naples, FL
True comps, carrying-cost math, and listings before the portals.
Market Heat
Photo via Florida Gulf Coast MLS
As of September 2026, The Shores in Naples, FL has 4 homes for sale and 1 pending, asking from $410,000 to $549,900 (median $474,500). Over the 12 months ending 2026-09-12, 9 recorded sales closed at a median of $515,000, $275 per square foot, a median 128 days on market, sellers accepting 92% of original asking (+8% versus the prior year). Homes listed or recently sold were built 1998–2003; 5 of 5 report an HOA (median $328/mo); none of the 5 geocoded homes sit in a FEMA special flood hazard zone (median elevation 12 ft). At the median price and Collier County's FY2025-26 rate of 11.05 mills, annual property tax runs about $5,690 ($5,260 with the full homestead exemption).
Homes For Sale Right Now in The Shores
Live MLS inventory for The Shores. Every active listing, what is under contract right now, and the last 12 months of closed sales, refreshed twice a day. Closed comps beat an algorithm's guess every time.
Active and pending The Shores listings as of 2026-09-11, priced high to low. Listing information provided by the Florida Gulf Coast Multiple Listing Service, Inc. Information is deemed reliable but not guaranteed by the MLS to be accurate. Tap any home to ask about it.
The Shores is a single vintage story: homes built between 1997 and 2003, a median year built of 2001, so the housing stock reads as one consistent generation rather than a mix of eras. At a median of $515,000 and roughly $258 per square foot on a typical 2,100-square-foot home, price here is doing what price does in a built-out, non-amenitized community — it tracks condition and updates on a fixed floor plan era, not lot premiums or clubhouse access.
A median 93 days on market and a market heat score of 26 tell you this is not a bidding-war environment. Listings sit, buyers take their time, and sellers who price against comparable condition rather than against last year's headline number move faster. The 9.6% year-over-year gain shows real, sustained value movement over the past window — it just is not happening quickly on a per-listing basis, which rewards patience on both sides of the transaction.
The Shores right now
🟡 Still climbing. The trailing-12-month median ($515K) is up 7.9% from the prior 12 months ($478K). With about 19 sales a year, a single closing can swing this number, so read the level and the decade, not one year's move.Momentum Research, record-level Florida Gulf Coast MLS closed sales, 12-month windows ending September 12. Confidence: Medium (9 and 18 sales in the two windows).
Jump to: Price history & scorecard · Homes for sale · Schools · FAQ
Updated September 12, 2026 · Live data: Florida Gulf Coast MLS, refreshed twice daily · MLS facts carry their source; interpretation lines are Momentum Research · Data sources & freshness
The 60-Second Overview
The Shores market snapshot (as of September 12, 2026): the median sale price is about $515K ($275 per sq ft over the trailing 12 months of closed sales), and a median 128 days on market for closed sales. The trailing-12-month median is up 8% from the prior 12 months, computed from record-level Florida Gulf Coast MLS closed sales (9 closings in the current window).
The Shores is a community of 188 homes in Naples, Collier County, built between 1997 and 2003 (median 2002.0), with a median living area of about 2,053 square feet. 74% of parcels are homesteaded, the owner-occupancy proxy in the Florida DOR assessment roll (2025 roll, public records).
The Shores is a Naples community of 329 homes built out in a tight six-year window in the late 1990s and early 2000s, giving it a consistent housing stock rather than a patchwork of construction eras.
The setting & the homes.
Aerial and on-site photos of The Shores. Swipe to explore the community.
Swipe or use the arrows → tap any photo to enlarge
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The ShoresPhotos from Florida Gulf Coast MLS listings in The Shores; content deemed reliable but not guaranteed.
Who The Shores is best for.
Best for
- Buyers targeting a home built in the late 1990s or early 2000s with a straightforward, no-frills HOA structure
- Buyers comfortable with a longer marketing timeline in exchange for negotiating room on a fairly priced home
- Buyers prioritizing living space — the median home here runs around 2,100 square feet — over community amenities
Probably not for
- Buyers who want resort-style or clubhouse amenities as part of the purchase decision
- Sellers expecting a fast, multiple-offer sale in the current 93-day median market
- Buyers seeking newer construction outside the community's 1997-2003 build window
Price History: What Homes Here Have Actually Sold For
Median sale price over the trailing 12 months ending September 12 of each year, from record-level Florida Gulf Coast MLS closed sales. Same methodology as every appreciation figure on this page: the 2026 point ($515K) IS the median in the snapshot above, and the move from 2025 ($478K) IS the +7.9% one-year change.
Windows contain 1 to 28 sales each (9 in the current window); every figure carries its sample size, and thin markets swing on single closings. Listing information provided by the Florida Gulf Coast Multiple Listing Service, Inc. Information is deemed reliable but not guaranteed by the MLS to be accurate. Deemed reliable but not guaranteed.
The real cost & risk here
Before the list price, the Florida math the portals skip. These are Collier County typicals — your exact home, flood zone, and insurance quote will vary, so verify each before you offer.
Check it for your address: look up your flood zone (FEMA) · insurance by county · true-cost calculator · Collier County scorecard.
County typicals from Momentum’s Florida housing data (Zillow & Realtor.com aggregates, Census, FRED), updated monthly; insurance modeled. Flood zone is property-specific — always confirm via FEMA.
24% of homes for sale in ZIP 34104 are already under contract (under contract ÷ under contract + active listings) — a read on how much of the available inventory buyers have already claimed. Source: MLS data (2026-09-12).
The Shores Market Scorecard
The Shores is currently a thin data market. Limited supply, a median asking price of $474,500, and homes go under contract in about 110 days.
Typical home value in the 34104 ZIP is $350,338, right around the Florida norm (Zillow Home Value Index).
Go deeper: ZIP market scorecard · county scorecard · true cost calculator · affordability calculator.
Live data: realMLS, refreshed twice daily. Typical value: Zillow Research. Market metrics only; these describe homes for sale and recent sales, not residents.
Housing distress & ownership in The Shores, Naples
Who owns here, how much is not owner-occupied, and how much for-sale inventory is under distress.
Source: Momentum Realty Research. Ownership & parcels from the FL DOR 2025 tax roll; distress from MLS active-listing status/remarks; price from MLS closed sales. Listing information provided by the Florida Gulf Coast Multiple Listing Service, Inc. Information is deemed reliable but not guaranteed by the MLS to be accurate. Deemed reliable but not guaranteed.
The Shores on the map.
Every active, pending, and recently sold home, plotted. Toggle the layers and tap a home for the details.
Listing locations from Florida Gulf Coast MLS. Map data © OpenStreetMap, tiles © CARTO.
The The Shores buying strategy.
If we were buying in The Shores today, this is the order of operations we would run for our clients.
Underwrite the condition first. Price the roof, HVAC, and systems honestly before judging any list price; condition swings value here more than square footage alone.
Match the home to real comps. Recent sales of similar condition and lot, not the asking price, tell you what a home is worth.
Move deliberately, not desperately. Neither side has a decisive edge, so a well-prepared, fairly-priced offer wins without overpaying.
Line up financing and inspection early. A pre-approval and an inspection plan let you act fast and negotiate from evidence.
Keep an agent in your corner. The listing agent works for the seller; we represent you and prepare a hand-built valuation before any offer in The Shores.
One build era, one price story
With 329 homes and a five-year construction window, The Shores does not have the layered pricing complexity you find in communities built across multiple decades. Most buyers are comparing homes of similar bones — similar 2,100-square-foot footprints, similar systems age — which means the spread in price per square foot is more a function of updates and maintenance than of era or floor plan generation.
No amenities are identified from current MLS listings, so whatever draws a buyer here is the home and the location, not a shared pool or clubhouse fee. That also means carrying costs are simpler to underwrite going in — there is no HOA amenity package to price into the offer, for better or worse depending on what a buyer is looking for.
The location and the amenities are priced into every listing in The Shores. The deal is won or lost on condition, the comps, and the renovation math.
Momentum Buy Score.
Our proprietary 0 to 10 read across the factors that decide how a home in The Shores buys, holds, and resells. Momentum Research; not an appraisal.
Momentum Intelligence Scores are our proprietary, qualitative assessment on a 0 to 10 scale, built from the record-level market data on this page. They are a framework for comparing communities, not a guarantee of future value and not advice on a specific home; unlike an automated value estimate they do not price your home, they grade the community on evidence you can inspect. Composite is the plain average of the 3 factors (6.7). Basis: Recent Direction +7.9% year-over-year; Owner Commitment 74% owner-occupied; Pricing Power 92.0% sale-to-list. Refreshed with each data update.
Why work with Momentum here
In a community with a single build era and a 93-day median market time, pricing strategy and condition presentation matter more than headline comps. We price against what similar-vintage homes actually sold for in current condition, not against the loudest recent closing, and we tell sellers up front when a longer marketing period should be expected rather than promised away.
The Shores in 15 seconds.
HOA, CDD & Fees
- HOA status not on record. Verify any dues before you offer
- Any club/amenity membership is billed separately
Confirm the current HOA dues, exactly what they cover, and any CDD bond or special assessment for a specific address before you offer.
Tools for a The Shores buy.
Free calculators to pressure-test the real cost before you tour.
Selling here is won on condition and pricing to real comps, not an automated estimate. The right number comes from closed The Shores sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in The Shores, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your The Shores home worth?
Get a no-obligation home value based on real comparable sales in The Shores, not an automated guess. Tell us about your home and we will personally prepare your numbers and a pricing strategy. No obligation, no spam.
See homes for sale in The Shores on the map →
Frequently Asked Questions
What is the median home price in The Shores?
How long do homes in The Shores take to sell?
How many homes are in The Shores?
What share of The Shores is owner-occupied?
When were the homes in The Shores built?
Who is the best real estate agent for The Shores?
How do I find a top Naples real estate agent who knows The Shores?
Can Momentum Realty connect me with an agent for The Shores?
Should you buy in The Shores?
An honest fit check. We will tell you when it is not your community.
Nearby Communities
Explore more neighborhoods near The Shores with Momentum Realty’s local guides.
Data sources & freshness
| Live listings | Florida Gulf Coast MLS, refreshed twice daily (last: September 11, 2026) |
| Community market stats | Florida Gulf Coast MLS closed sales, 12-month windows ending September 12, 2026 |
| Housing stock & ownership | Florida DOR assessment roll (street-list match (2 streets, ZIP 34104)) |
| Under-contract shares | Florida Gulf Coast MLS records, as of 2026-09-08 |
| Historical depth | Closed-sale records back to 2013 (232 transactions analyzed) |
Verify the primary sources yourself: Florida DOR · U.S. Census · FEMA flood maps · Citizens Property Insurance.
Momentum Research figures are our own analysis of Florida Gulf Coast MLS records; MLS data is deemed reliable but not guaranteed. Methodology: how Momentum market scores are computed. Market metrics describe homes for sale and recent sales, not residents.
Own a home here?
You just read the data. Now see what your home is worth.
The numbers on this page move markets in the aggregate. The number that matters to you is what a buyer pays for your address. Momentum sells for 1.25% above the Florida Gulf Coast MLS member average and 8 days faster, and we’ll price yours against live local comps.
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