354 platted parcels on the canals between Old Naples and Port Royal: 325 single-family homes, 19 vacant lots, and 10 parcels mid-rebuild, worth $2.53 billion on the county's new TaxYear 2026 roll. Built from six decades of Collier County deeds, the county tax roll, and MLS living areas; updated 2026-08-28.
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Median sold price per square foot by year closed: recorded deed prices over MLS living area, all floors, for qualified, arm’s-length sales of improved homes. This is what Aqualane Shores actually traded for, not what it asked.
Aqualane Shores does not grow; it rebuilds. The county record keeps score of both sides of that trade: what sold as a home, what sold as dirt, and what the rebuilt product exits for.
All 354 parcels, classified from the certified tax roll by owner structure, residence, and tenure. A primary-home neighborhood that is quietly institutionalizing.
The record above is the neighborhood; your home is a specific case on a specific line of it. Thirty minutes puts the two together.
Book a private consultWhen Aqualane Shores actually closes, and who has been on the buying side of the deed, era by era.
Aqualane Shores, on the record
What this study is, where the numbers come from, and how to read them against your own parcel.
A deed-record study of Aqualane Shores, all 354 platted parcels on the canals between Old Naples and Port Royal: 325 single-family homes, 19 vacant lots and 10 parcels mid-rebuild, worth $2.53 billion on the county’s TaxYear 2026 roll. It reads six decades of recorded deeds and the county tax roll in four parts: four decades of price cycles, the teardown engine, who owns Aqualane Shores, and season and the buyer. It is built from the full record, 935 qualified sales since 1975, not a sample, and was updated 2026-08-28.
Collier County public records, 1975 to present, independently compiled and verified. Price per square foot is computed on MLS living areas rather than county square footage, because the county’s base area is the first-floor footprint on two-story homes and would overstate the per-foot figure. Figures are current as of August 2026; the most recent months are still recording and read low until final. It is informational, not an appraisal.
On true living area, the combined line ran $54 a foot in 1984, $941 at the 2006 top, $625 at the 2010 bottom, then climbed almost unbroken to $2,343 at the 2023 top. It reads $1,811 so far in 2026, about a quarter off the peak, in the same year the median sale price set a record at $10.05M. Both are true because the line blends two products: in 2025 new construction exited at $2,364 a foot while resale traded at $1,363, and which one trades in a given year moves the line more than the market does.
The county’s TaxYear 2026 roll attributes 71 cents of every value dollar to the land, with the median lot at $5.05M. One parcel in four now carries a home built in 2015 or later, 52 of them since 2020, with 19 lots vacant and 10 mid-rebuild. The cycle is verifiable end to end on a single lot: 255 21st Ave S traded at $2.8M as a 2020 teardown and exited at $12.0M as a 2026 new build, both legs on the recorded deed. An Aqualane home is priced from the lot up, not the roof down.
Today’s stock is 48 percent individual-held, but today’s buyers are not: two-thirds of 2023 to 2026 purchases closed in a trust or an LLC. Trust purchases rose from 10 percent of deeds in the 2000s to 32 percent since 2023, LLC purchases still run a third, and out-of-state buyers rose from 35 percent to 46 percent. It remains a primary-home neighborhood, majority homesteaded and nearly three-quarters Florida-mailed. The median owner bought 10 years ago, and the 203 owners who bought before 2020 paid a median $2.5M against a median $6.8M county value today.
Velocity halved after the surge: 44 qualified sales in 2021, then 14, 11, 12, 20 and 14 through August 2026. That is about 4 percent annual turnover against 354 doors, where the long-run record runs closer to 6. The dirt bid held steadier than the house bid the whole way, with two to five vacant-lot sales nearly every year since 2015. Owners sitting on roughly three times their basis are not forced at any price; sellers who miss their number simply withdraw.
42 percent of the record closes February through May, with April the single biggest month. Closings back-date to contracts written in the December-to-March season, so the launch window that meets the most buyers opens around the holidays, not in spring. Late summer is the trough: August through October is when the thin market is thinnest, and when patience buys best.
A conversation with us about your Aqualane Shores position against this record: where the lot and the home sit on the per-foot curve, what the teardown exit means for the parcel, and whether the moment is now or a season from now, as an owner or as a buyer. There is no obligation. Use the Book a private consult button below to pick a time.
Sellers get a pricing read against the neighborhood’s own deed record. Buyers get the openings the record shows.
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