Vanderbilt Gulfside
Homes for Sale in Naples, FL
All 2,052 homes for sale in Naples, FL · median $429,000 · 1,840 condos for sale in Naples · 339 homes for sale in 34108 · Collier County homes for sale
True comps, carrying-cost math, and listings before the portals.
Market Heat
Photo via Florida Gulf Coast MLS
As of October 2026, Vanderbilt Gulfside in Naples, FL has 2 homes for sale. Over the 12 months ending 2026-09-20, 5 recorded sales closed at a median of $1,850,000, $1,178 per square foot, a median 91 days on market, sellers accepting 93% of original asking (-15% versus the prior year). At the median price and Collier County's FY2025-26 rate of 11.05 mills, annual property tax runs about $20,450 ($20,010 with the full homestead exemption).
Last 30 days in Vanderbilt Gulfside: 1 new listing (median asking $2,000,000). As of October 20, 2026, 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.
Vanderbilt Gulfside prices on land and proximity, not on shared amenities — there is nothing in the current MLS data pointing to a clubhouse, pool, or organized recreation drawing a premium here. The median price of $1,825,000 and a median price per square foot north of $1,100 reflect construction quality, lot position, and gulf access more than any community feature. With only six closings in this window, treat any single data point as a snapshot rather than a trend line.
A median of just over 94 days on market and a year-over-year price move of -17% tell a consistent story: this is a market correcting off a prior peak, with sellers who priced ambitiously getting tested. Buyers have more room to negotiate on terms and timeline than the headline price suggests. Sellers here need a sharper pricing strategy and a listing that photographs and inspects clean, because the days-on-market number says the market is no longer forgiving overpricing.
Figures in this note are as of July 29, 2026. The live market numbers elsewhere on this page update nightly and are newer.
Vanderbilt Gulfside right now
🔴 Off the recent peak. The trailing-12-month median ($1.85M) is down 15.4% from the prior 12 months ($2.19M). With about 5 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 20. Confidence: Low (5 and 4 sales in the two windows).
Jump to: Price history & scorecard · Homes for sale · Schools · FAQ
· Updated October 20, 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
Vanderbilt Gulfside market snapshot (as of September 20, 2026): the median sale price is about $1.85M ($1178 per sq ft over the trailing 12 months of closed sales), and a median 91 days on market for closed sales. The trailing-12-month median is down 15% from the prior 12 months, computed from record-level Florida Gulf Coast MLS closed sales (5 closings in the current window).
In ZIP 34108 (Naples), 629 homes closed in the last 12 months at a median of $955K ($547/sq ft), down 2.0% year over year, with a median 84 days on market. Right now 257 active and 52 pending listings — a soft market. See the live ZIP 34108 housing market and the Collier County market.
Florida Gulf Coast MLS sales records identify 14 homes in Vanderbilt Gulfside that have changed hands, built between 1980 and 1981 (median 1980), with a median living area of about 1,570 sq ft and a typical 2-bedroom, 2-bath layout; 100% are condominiums. Source: Florida Gulf Coast MLS closed-sale history compiled by Momentum Research; counts reflect homes with a recorded MLS sale, not every home in the community.
Vanderbilt Gulfside sits in Naples' Vanderbilt Beach corridor, where value is driven by direct coastal proximity and individual home construction rather than a shared amenity package — current listings show no HOA-run recreation or clubhouse to speak of.
Who Vanderbilt Gulfside is best for.
Best for
- Buyers with a budget in the range of the current median who want proximity to the water over a clubhouse package
- Buyers comfortable evaluating individual homes on construction and lot quality rather than leaning on community amenities
- Sellers willing to price sharply and market patiently given the current days-on-market pattern
Probably not for
- Buyers who want a defined amenity package such as a pool, clubhouse, or organized recreation included in the purchase
- Buyers expecting a quick, low-negotiation closing given the current 94-plus day median time on market
- Sellers hoping to price against last year's levels without adjusting for the recorded year-over-year decline
Price History: What Homes Here Have Actually Sold For
Median sale price over the trailing 12 months ending September 20 of each year, from record-level Florida Gulf Coast MLS closed sales. Same methodology as every appreciation figure on this page: the 2026 point ($1.85M) IS the median in the snapshot above, and the move from 2025 ($2.19M) IS the -15.4% one-year change.
Windows contain 0 to 9 sales each (5 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.
14% of homes for sale in ZIP 34108 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 (2026-10-20).
Vanderbilt Gulfside Market Scorecard
Vanderbilt Gulfside is currently a balanced market., a median asking price of $1,887,000, and homes go under contract in about 63 days.
Go deeper: ZIP market scorecard · county scorecard · true cost calculator · affordability calculator.
Live data: Florida Gulf Coast MLS, refreshed twice daily. Market metrics only; these describe homes for sale and recent sales, not residents.
Homes For Sale Right Now in Vanderbilt Gulfside
Live MLS inventory for Vanderbilt Gulfside. 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 Vanderbilt Gulfside listings as of 2026-10-19, 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 Vanderbilt Gulfside buying strategy.
If we were buying in Vanderbilt Gulfside 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 Vanderbilt Gulfside.
Price Per Square Foot Is the Real Story
At a median of $1,126.49 per square foot, Vanderbilt Gulfside trades in a tier where lot, view, and build quality separate one listing from the next far more than square footage alone. That per-foot number is the more reliable read on this market than the median price, since a handful of closings can swing the overall median a great deal from one reporting window to the next.
The -17% year-over-year move and a market heat score of 40 both point toward a cooling posture rather than a distressed one. Combined with a median 94.5 days on market, the data suggests homes here are taking real time to find their buyer at asking price — worth building into any offer strategy, whether you are negotiating a purchase or setting a list price.
The location and the amenities are priced into every listing in Vanderbilt Gulfside. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
With only six closings feeding this snapshot, interpreting Vanderbilt Gulfside pricing takes more than a glance at a median — it takes someone pulling comparable sales by lot and construction detail, not just by zip code. We walk buyers and sellers through what is actually moving the per-square-foot number here, and we price and negotiate accordingly rather than anchoring to a single headline figure.
Vanderbilt Gulfside in 15 seconds.
What it really costs to own in Vanderbilt Gulfside
The parts of the monthly number a mortgage calculator leaves out, from the tax roll, the MLS, Citizens and FEMA. Property facts only.
| Property tax | Current owners' bills run a median of $13,064/yr across 4 listings here (MLS tax records, 2026-10-20). |
|---|---|
| Home and flood insurance | The average Citizens Property Insurance premium in Collier County is $2,147/yr (2,002 policies, Citizens detail by county, April 2026); private-market quotes depend on roof age, wind mitigation and construction. |
| Roof and age | Median build year 1980 across 4 listings. An original roof here would be about 46 years old; under Florida's 2022 reform (SB 2-D) carriers may require an inspection past 15 years, so budget for a roof report, and for replacement where it fails. |
Email me new listings in Vanderbilt Gulfside
One e-mail a day, only when a home lists here, with price, beds, baths and a link to every listing. Straight from the MLS feed; no account needed.
Ask an agent about Vanderbilt Gulfside
Have a question about the homes, fees, rules or commute here? A Momentum agent who works Vanderbilt Gulfside will answer, and the answer is published on this page for the next buyer.
HOA, CDD & Fees
- HOA dues reported around $2,064/month (about $24,768/yr) · median of 20 MLS listings, most billed quarterly
- Any club/amenity membership is billed separately
Listings in this community report association dues of about $2,064 per month ($24,768 a year) — the median AssociationFee across 20 MLS records, normalised to a monthly figure; most are billed quarterly. 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.
Tools for a Vanderbilt Gulfside 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 Vanderbilt Gulfside sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Vanderbilt Gulfside, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Vanderbilt Gulfside home worth?
Get a no-obligation home value based on real comparable sales in Vanderbilt Gulfside, 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 all homes for sale in Naples →
Recently off market in Vanderbilt Gulfside
Homes in Vanderbilt Gulfside that recently left the market. Each address opens its public-record profile: county-recorded value, property taxes, the last recorded sale, community sales history, and what is for sale nearby now. 1 on record.
- 10951 Gulf Shore Dr 1202 · off market
| Location | Naples, Collier County, FL · ZIP 34108 |
|---|---|
| Sale prices, last 12 months | $1,850,000 median across 5 closed sales · $1178 per sq ft · -15.4% vs the prior 12 months |
| Days on market (closed sales) | 91 median |
| For sale right now | 2 active, 0 pending · median asking $1,887,000 |
Data as of September 20, 2026. 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. Market figures describe homes, not residents. Cite as: Momentum Realty, “Vanderbilt Gulfside key facts,” movewithmomentum.com/neighborhoods/vanderbilt-gulfside, data as of September 20, 2026.
Housing distress & ownership in Vanderbilt Gulfside, 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.
Just listed in Vanderbilt Gulfside
The newest homes for sale in Vanderbilt Gulfside right now, newest first. Each link opens the full listing with every photo, the price history and a tour request.
- 10951 Gulf Shore Dr 904 $2,000,000 · 2 bd · 2 ba · 1,570 sq ft · new today Courtesy of Naples Homes
- 10951 Gulf Shore Dr 1002 $1,950,000 · 2 bd · 2 ba · 1,570 sq ft · 63 days on market Courtesy of Gulf Coast International Prop
Checked against the MLS Oct 20, 2026. All new listings in this market.
Every Home for Sale in Vanderbilt Gulfside Right Now (2)
All 2 active and pending Vanderbilt Gulfside listings with a detail page, newest first, refreshed twice a day from the MLS.
- 10951 Gulf Shore Dr 904 · $2,000,000 · 2 bd / 2 ba · listed Oct 14, 2026 · listed by Naples Homes
- 10951 Gulf Shore Dr 1002 · $1,950,000 · 2 bd / 2 ba · listed Aug 7, 2026 · listed by Gulf Coast International Prop
More Naples home searches
- All homes for sale in Naples, FL
- Homes for sale in Collier County, FL
- Gated communities in Naples
- Homes under $300K in Naples
- Homes from $300K to $500K in Naples
- 4-bedroom homes for sale in Naples
- Naples home values: what is my house worth?
- ZIP 34108 housing scorecard
- 10 coming-soon communities in Collier County
Naples guides & data
- Market data
- Best neighborhoods (ranked by data)
- Flood zones
- Home insurance cost
- New construction
- ZIP codes
Florida buyer guides
- Florida home insurance rates by county
- Florida property tax by county
- Florida property tax calculator
- What flood zone X means
- The 4-point inspection, explained
- Florida flood insurance calculator
Real estate agent in Naples? Join Momentum in Naples: 100% commission, one $12K cap.
Recent Developments in Vanderbilt Gulfside
Development, infrastructure, retail, and school activity affecting Vanderbilt Gulfside, tracked by our team and summarized from public reporting and official sources, with links to the original coverage. Last updated October 2026.
- September 2026Development
Ritz-Carlton Residences, Estero Bay tops off second tower
The second of two 22-story towers at 5000 Coconut Road reached full height on Sept. 18, 2026, completing the 224-residence project by London Bay and Coastal Construction. Tower One is more than 90% purchased and Tower Two about 45%. Move-ins and completion are scheduled for August 2027.
What it may mean for the marketAdds high-end waterfront condominium inventory in the Estero and Bonita Springs area, with completion expected in August 2027. The site is about 1 mile northeast of Vanderbilt Gulfside.
Source: Gulfshore Business - September 2026Retail & Dining
Whole Foods confirmed as anchor of 82-acre Vitano mixed-use project in East Naples
Vitano, an 82-acre master planned development at Davis and Santa Barbara boulevards, plans 86,904 sq ft of retail including a 31,995 sq ft Whole Foods, plus 200 townhomes and 422 apartments. The PUD amendment is under county review. The developer hopes to break ground in 2027.
What it may mean for the marketWould add grocery and dining options and several hundred rental and townhome units in East Naples, with retail opening roughly 20 months after construction starts. The project is about 18 miles south of Vanderbilt Gulfside, elsewhere in Collier County.
Source: Gulfshore Business - August 2026Schools
Diocese of Venice shows plans for church and K-12 school in Golden Gate Estates
The Diocese of Venice presented plans on 41 acres at Immokalee Road and Wilson Boulevard for a 1,250-seat church and a 200,000 sq ft K-12 school for up to 1,000 students. A land use amendment is required and construction follows a three-year capital campaign, with the school built first.
What it may mean for the marketWould add private school capacity and a community facility in the Immokalee Road growth area, several years out. The project is about 12 miles east of Vanderbilt Gulfside, elsewhere in Collier County.
Source: Gulfshore Business - August 2026Development
Construction underway at 680-acre Brightshore Village in Golden Gate Estates
Barron Collier Companies is building Brightshore Village on Immokalee Road west of Everglades Boulevard North, planning about 2,000 homes and 106,000 to 120,000 sq ft of retail and services. Homebuilder parcels were scheduled to close September 18, with first move-ins targeted for January 2028.
What it may mean for the marketWould add about 2,000 homes and a commercial village center on the Immokalee Road corridor. The project is about 15 miles east of Vanderbilt Gulfside, elsewhere in Collier County.
Source: Gulfshore Business - August 2026Development
Audubon and Cameratta settle lawsuit over 10,000-home Kingston community
Audubon and Cameratta Companies settled a federal suit over the Kingston permit; Cameratta will buy about 98 acres off Carter Road and give up a 100-foot easement for a road through Corkscrew Swamp Sanctuary. Kingston covers about 6,700 acres in eastern Lee County, with first model homes expected within about two months.
What it may mean for the marketRemoves a legal obstacle to a master-planned community of about 10,000 homes east of Estero, and rules out a road link into Collier County through the sanctuary. The site is about 12 miles east of Vanderbilt Gulfside.
Source: Gulfshore Business - May 2026Civic
Collier County weighs buying East Naples grove site planned for 423 homes
Collier County commissioners voted on May 13, 2026 to pursue appraisals and negotiations to potentially buy the 166.63-acre former South Naples Citrus Grove at 341 Sabal Palm Road using Conservation Collier funds, rather than advance a proposed 423-home development. The board authorized preliminary assessments estimated at a few thousand dollars for appraisal and environmental review. The grove had become unproductive due to citrus greening disease.
What it may mean for the marketA potential public conservation purchase would remove a large parcel from the housing pipeline and steer its future toward preserved open land. The project is about 22 miles south of Vanderbilt Gulfside, elsewhere in Collier County.
Source: Gulfshore Business
Summaries reflect public reporting and official sources linked above as of the dates shown. Project details, timelines, and approvals can change. Commentary on potential market effects is general observation, not investment advice or a prediction for any specific property. For the freshest items across the whole region, see This Week in Northeast Florida.
Frequently Asked Questions
What is the median home price in Vanderbilt Gulfside?
How long do homes in Vanderbilt Gulfside take to sell?
Who is the best real estate agent for Vanderbilt Gulfside?
How do I find a top Naples real estate agent who knows Vanderbilt Gulfside?
Can Momentum Realty connect me with an agent for Vanderbilt Gulfside?
Where is Vanderbilt Gulfside, and what county is it in?
Should you buy in Vanderbilt Gulfside?
An honest fit check. We will tell you when it is not your community.
Data sources & freshness
| Live listings | Florida Gulf Coast MLS, refreshed twice daily (last: October 19, 2026) |
| Community market stats | Florida Gulf Coast MLS closed sales, 12-month windows ending September 20, 2026 |
| Under-contract shares | Florida Gulf Coast MLS records, as of 2026-09-20 |
| Historical depth | Closed-sale records back to 2013 (72 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.
Looking to buy here? Search homes for sale →
What’s your home worth in your area?
A real valuation with real comps from a local listing agent, not an instant algorithm. Response within one business day.
See how Vanderbilt Gulfside fits the bigger picture — live prices, inventory, and Momentum Scores:
More on Vanderbilt Gulfside
- Home values · What homes in Vanderbilt Gulfside actually sell for
Nearby Communities
Explore more neighborhoods near Vanderbilt Gulfside with Momentum Realty’s local guides.