The residential grid of the original Naples plat, Tiers 1 through 10: 835 parcels holding 775 homes and cottages, 56 vacant lots, and 4 mid-rebuild, worth $5.29 billion on the county’s TaxYear 2026 roll. Built from seven decades of Collier County deeds, the county tax roll, and MLS living areas; updated 2026-08-28. Covers the single-family grid; downtown 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 the Olde Naples grid actually traded for, not what it asked.
Block by block, the grid is trading cottages for new construction. The county record keeps score of both sides: what sold as a home, what sold as dirt, and what the rebuilt product exits for.
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 835 parcels of the grid, classified from the certified tax roll by owner structure, residence, and tenure. The coast’s second-home grid, quietly institutionalizing.
When the Olde Naples grid actually closes, and who has been on the buying side of the deed, era by era.
Olde Naples, 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 residential grid of the original Naples plat, Tiers 1 through 10: 835 parcels holding 775 homes and cottages, 56 vacant lots and 4 mid-rebuild, worth $5.29 billion on the county’s TaxYear 2026 roll. It reads seven decades of recorded deeds and the county tax roll in four parts: four decades of price cycles, the cottage conversion, who owns Olde Naples, and season and the buyer. It is built from the full record, 1,833 qualified sales since 1976, not a sample, and was updated 2026-08-28.
Collier County Property Appraiser certified tax roll and recorded deed records, public record, deeds through August 2026, qualified arm’s-length sales only. Price per square foot uses MLS living areas, all floors, joined to the deed record; unmatched sales are excluded from the per-foot medians only. It covers the single-family grid of the recorded Naples Plan Tiers 1 through 10. Downtown condominiums and the 5th Avenue South commercial rows record separately and are not included. Recent months understate final counts while qualification coding catches up. It is informational, not an appraisal.
On true living area, $84 a foot in 1985, $785 at the 2008 top, then the shallowest bust on the coast, a 30 percent dip to $546 where the neighboring estate markets fell further. The climb resumed in 2012 and surged to $1,945 in 2022; since then the line has drifted sideways between $1,650 and $1,850, reading $1,655 so far in 2026, about 15 percent under the top. Two products share the grid: new builds exited at $2,134 a foot in 2024 and $2,900 on the 2026 exit so far, against resale cottages near $1,650. Olde Naples has always been the coast’s low-beta market, and the drift is that character showing.
The county attributes 68 cents of every value dollar to the land, the highest land share on the coast, with the median lot alone at $3.2M. One parcel in four now carries a home built in 2015 or later, 89 of them since 2020, the largest conversion count of any coastal neighborhood, with 56 lots vacant and 4 mid-rebuild. Recent new-build exits ran a median near $11M while the whole market’s median sits near $6M. An Olde Naples cottage is a land holding with a roof, and the record prices it that way.
Today’s stock is 46 percent individual-held, but today’s buyers are not: 62 percent of 2023 to 2026 purchases closed in a trust or an LLC, up from 30 percent in the 2000s. Homestead is a minority in the grid, the only one of the three coastal neighborhoods where that is true. This is the walk-to-everything second home, and the tax bills go to the Midwest and Northeast in force, with Illinois alone accounting for 34 owners. The median owner bought 10 years ago, and the 488 owners who bought before 2020 paid a median $1.9M against a median $4.8M county value today.
Velocity fell from 70 qualified sales in 2020 to 20 in 2023, then bounced to 42 in 2025, the first real recovery in count on the coast, with 24 through August 2026. The 2025 bounce came from the resale side, cottages finding their clearing price. Dirt ran 13 to 19 sales a year through the late 2010s as the conversion accelerated, and the dirt bid has since thinned because the easy teardowns are gone. Owners sitting on two and a half times their basis are not forced at any price; sellers who miss their number withdraw, which is what the 2022 to 2024 slowdown was.
43 percent of the record closes February through May, with May the single biggest month, between Aqualane Shores’ April peak and Port Royal’s June. Closings back-date to contracts written in season, so the launch window that meets the most buyers opens around the holidays, and September and October are when the thin market is thinnest. For thirty years the out-of-state share of buyers held near 30 percent; in 2023 to 2026 it jumped to 44, the sharpest demand-geography shift measured on the coast. Trust purchases rose from 11 percent of deeds in the 2000s to 34 percent since 2023, and the individual Florida household is now barely a third of the buy side.
A conversation with us about your Olde Naples position against this record: where the lot and the cottage or home sit on the per-foot curve, what the conversion 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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