The single-family grid between Olde Naples and the Moorings: 261 platted parcels holding 246 homes and 14 vacant lots, worth $1.01 billion on the county’s TaxYear 2026 roll. Built from six decades of Collier County deeds, the county tax roll, and MLS living areas; data through August 2026. Covers the platted grid; the Gulf Shore Boulevard condominiums record separately and are not included.
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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 Coquina Sands actually traded for, not what it asked.
Ranch by ranch, the grid is trading mid-century homes for new construction, and each rung of the ladder exits higher. The county record keeps score of both sides.
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 consultAll 261 parcels, classified from the certified tax roll by owner structure, residence, and tenure. The coast’s most local neighborhood, held in estate-planned wrappers.
When Coquina Sands actually closes, and who has been on the buying side of the deed, era by era.
Coquina Sands, 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 the single-family grid between Olde Naples and the Moorings: 261 platted parcels holding 246 homes and 14 vacant lots, worth $1.01 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 conversion ladder, who owns Coquina Sands, and season and the buyer. It is built from the full record, 616 qualified sales since 1982, not a sample, with data through August 2026.
Collier County public records, 1982 to present, independently compiled and verified, with price per square foot computed on MLS living areas rather than county square footage. It covers the platted single-family grid of Coquina Sands. The Gulf Shore Boulevard condominiums record separately and are not included. 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, $23 a foot in 1985, $643 at the 2006 top, then the deepest bust on the coast: $283 by 2009, a 56 percent drawdown where the neighbors gave back a third. The climb reached $876 by 2020, surged to $1,373 in 2022, and then did what no other coastal neighborhood did: kept going, setting the record at $1,678 in 2025, the only coastal record printed that year. 2026 is too thin to read yet, with three sales. Coquina Sands entered the surge as the coast’s value neighborhood and is still repricing toward its neighbors.
The ranch-on-a-big-lot conversion that ran through Olde Naples a decade ago is running here now, one price tier down. New builds cleared a median $4.1M in 2020, $7.7M in 2022, $10.9M in 2024 and $17.1M on 2026’s single exit, at $2,469 a foot: the finished product’s exit price has quadrupled in six years. More than a quarter of the grid already carries a home built in 2015 or later, the highest conversion share of any coastal neighborhood, and the county attributes 63 cents of every value dollar to the land, with the median lot at $2.17M. A $2.9M median neighborhood is producing $10M to $17M exits.
Almost four parcels in ten already sit in a trust, second only to Port Royal, and trusts wrote a third of 2023 to 2026 purchases. But this is the most local register on the coast: nearly two-thirds homesteaded, five owners in six Florida-mailed, and only one in five absentee. The 2023 to 2026 buyer pool is 90 percent Florida-mailed, the inverse of Olde Naples’ out-of-state wave, and the individual buyer recovered here after the surge, 42 percent of recent deeds, the only coastal neighborhood where that happened. Coquina Sands trades within Naples: move-up and move-down along the coast, not arrival wealth.
This is the thinnest market on the coast: 34 qualified sales in the 2021 surge, then 16, 10, 7, 10 and 4 through August 2026, roughly 3 percent annual turnover against 261 doors where the 1990s ran near 7. The dirt bid ran 3 to 8 sales a year through 2021 and has nearly stopped since; the easy teardowns are spoken for. The 142 owners who bought before 2020 paid a median $897K against a median $2.83M county value today, 3.2 times their basis, the deepest equity multiple on the coast. Nobody sitting on that equity is forced at any price.
It has the flattest seasonal curve on the coast: 37 percent of the record closes February through May with May the peak, but every month trades. That is what a primary-home neighborhood looks like; closings follow life events more than season. For sellers, readiness matters more than the calendar. For buyers, off-season inventory is as real here as in-season, so the grid is worth watching year-round.
A conversation with us about your Coquina Sands position against this record: where the lot and the home sit on the per-foot curve, what the conversion ladder 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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