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Park Shore
Intelligence

617 residential parcels across the recorded Park Shore plat, Units 1 through 5: 572 single-family homes, 37 vacant lots, and 8 mid-rebuild, worth $2.27 billion on the county’s TaxYear 2026 roll. Built from the full Collier County deed history, the county tax roll, and MLS living areas; data through August 2026. Covers the detached single-family plat; the Gulf Shore Boulevard condominiums, Belair at Park Shore, and the Villas of Park Shore record separately and are not included.

Platted parcels
617
572 homes, 37 vacant lots, 8 rebuilding
Qualified sales since 1978
1,727
Every arm’s-length sale on the record
$/sqft at the 2024 top
$1,474
$1,286 in 2026, 13% off the top
Homes built 2015 or later
174
28% of the plat, 105 of them since 2020
Value sitting in the land
66%
Median lot value $2.04M
2024 new-build exit, median
$7.3M
Resale cleared $3.1M the same year

Data powered by Modern Signal Advisory

1. Four decades of cycles

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 Park Shore actually traded for, not what it asked.

Single-family, 1985 to 2026

Units 1-5 combined, n=1,210 improved sales with a matched MLS living area; n shown per point
What this means. $61 a foot in 1985, $516 at the 2005 top, $285 at the 2010 bottom (a 45 percent drawdown, deeper than the Moorings’ 31), then $713 by 2019, the surge to $1,306 in 2022, and a record $1,474 in 2024. Since then: $1,329 in 2025 and $1,286 through August 2026 on 27 matched sales, 13 percent under the top. Park Shore set its record late, in the new-build era, and the give-back since reads as a cooling, not a break.
For sellers: the 2024 record was set by new construction; a resale prices against the resale line, not the headline. For buyers: a 13 percent easing from a new-build-driven peak is where the resale opportunity lives; the record line is not your comp.

New construction vs resale, 2014 to 2026

Homes sold within two years of completion vs everything else; n shown per point
What this means. New builds cleared a median $7.3M in 2024 and $6.7M-$6.8M in 2025-2026, at $1,450-$1,650 a foot, against resale at $2.7M-$3.1M and $1,100-$1,450: a wider dollar gap than the Moorings next door, and the reason the rebuild engine keeps running. The resale line is the entry; the new-build line is what the lot becomes.
For sellers: the comp that matters is the one on your side of this split; an original-era home is priced from the lot, a new one from the exit ladder. For buyers: the resale line at $1,100-$1,450 a foot is the corridor’s clearest entry; the gap to new is the value of the dirt underneath you.

2. The rebuild engine

Park Shore is a mid-cycle rebuild market: 174 homes already replaced, dirt trading every year, and the widest spread between what an original ranch fetches and what the lot becomes. The county record keeps score of all three.

Qualified sales per year

Improved homes vs dirt-coded sales, 1985 to 2026
What this means. The 1990s ran about 43 sales a year, 7 percent of the plat turning annually. The surge did 65 in 2021, the correction bottomed at 29 in 2024, then 42 in 2025 and 28 through August 2026, pacing level with last year. Park Shore is not re-liquefying the way the Moorings is, but it is not sliding either: volume has found a floor near 40 a year, and dirt keeps trading through it, 5 to 14 lots a year since 2018.
For sellers: buyers are present at a steady pace, not a surging one; a well-priced launch clears and a hopeful one waits. For buyers: 40 sales a year on 617 doors is real choice without the pressure of a recovery bid-up.

The rebuild scoreboard

What the tax roll shows today
Homes built 2015 or later
174
105 of them 2020 or later
Share of the plat now new
28%
17% built since 2020 alone
2024 new-build exit, median
$7.3M
$6.7M-$6.8M in 2025-26; resale $2.7M-$3.1M
Land share of total value
66%
Of $2.27B. Median lot $2.04M
What this means. 174 parcels already carry a 2015-or-newer home and 37 lots sit vacant. Nearly a quarter of 2023-2026 purchases were new-build exits and another fifth were dirt: 45 percent of the recent market is the rebuild engine itself. The $7.3M exit against a $2.7M-$3.1M resale is the spread that keeps it running, and with two-thirds of the plat’s value in the land, every original-era home is priced from the lot up.
For sellers: an original-era home here is priced from the $2.04M lot up, and its buyer is as likely a builder or a build-to-own household as a family moving in. For buyers: the resale entry at $2.7M-$3.1M still exists, but on the corridor’s most active teardown blocks every original ranch is a candidate.

Where does your property sit in this?

The record above is the neighborhood; your home is a specific case on a specific line of it. Thirty minutes puts the two together.

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3. Who owns Park Shore

All 617 parcels, classified from the certified tax roll by owner structure, residence, and tenure. The Naples-classic register: majority homesteaded, Florida-mailed, deep in equity, and structuring into trusts one closing at a time.

Who holds it vs who is buying it

Ownership structure of the stock today vs buyers on 2023-2026 deeds
What this means. A third of the plat already sits in a trust and a tenth in an LLC, and the deed flow is structuring faster than the stock: trust purchases rose from 8 percent of 2000s deeds to 31 percent since 2023, LLC purchases from 12 to 29, and the individual buyer fell from four in five to 39 percent. Six in ten recent Park Shore deeds now close through a vehicle.
For sellers: expect a trust or LLC across the closing table; it is normal here and it negotiates professionally. For buyers: structured owners are rarely in a hurry, on either side of the table.

Who actually lives here

Occupancy and geography signals across the 617 parcels; categories overlap
What this means. 57 percent homesteaded and 77 percent Florida-mailed: the same owner-occupied register as the Moorings next door. The feeder bench is Midwest and Northeast (Illinois 21, Pennsylvania 11, Michigan 10). Out-of-state buying held near 20 percent of deeds for two decades and then jumped to 32 percent since 2023, a late and real shift in who is arriving.
For sellers: your buyer pool is local first, Midwest and Northeast second, and the out-of-state share is rising; the marketing has to reach both. For buyers: you are competing with households and winter residents, and increasingly with out-of-state money that has already decided on Naples.
IL 21 owners
PA 11
MI 10
WI 8
OH 8
CT 7

Tenure curve

Years since last arm’s-length purchase, 586 dated parcels; 31 undated parcels hold longer still
What this means. The median owner bought 10 years ago, and 35 percent have held 15-plus years. The 370 who bought before 2020 paid a median $985K against a median $2.86M county value today, a 2.9x floor: nobody in this plat is a forced seller. Supply comes from life events and from builders buying originals, not from rate pressure.
For sellers: deep equity means your neighbors will not undercut you; the price you set is the price the street sees. For buyers: the supply that reaches market is chosen, not squeezed; patience finds the estate sale and the original ranch, never the distressed one.

4. Season and the buyer

When Park Shore actually closes, and who has been on the buying side of the deed, era by era.

When the neighborhood closes

Closings by month of recorded deed, all 1,727 qualified sales 1978 to 2026
What this means. March is the peak, with 200 closings on the record, and February through May carries 40 percent of the year: Park Shore runs on the classic Naples clock, a full quarter earlier than the Moorings’ June. January is the quietest month, and September through November sit near the floor. Season contracts paper into spring closings here, not summer ones.
For sellers: the launch window that meets the most buyers opens after Thanksgiving and closings peak in March; a listing still on market in May is fighting the calendar. For buyers: September through November is where patience buys best, before the season crowd arrives.

Who has been buying

Buyer profile on qualified deeds, by era
What this means. Trust purchases rose from 8 percent of 2000s deeds to 31 percent since 2023, LLCs from 12 to 29 percent, and the individual buyer fell from 81 to 39 percent, a steeper swing than the Moorings. The geography moved late and hard: out-of-state buying held at 19 to 22 percent for two decades, then jumped to 32 percent since 2023. Advised wealth from elsewhere is the newest force on this plat.
For sellers: your likely buyer is advised wealth, increasingly from out of state, transacting through a vehicle; price and present for that reader. For buyers: the competition is structured and prepared; match it with the same.

Talk to the Knox Brothers

Sellers get a pricing read against the neighborhood’s own deed record. Buyers get the openings the record shows.

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The Knox Brothers · Compass · Naples, Florida
Sources: Collier County public records, 1978 to present, independently compiled and verified, with price-per-square-foot figures computed on MLS living areas. Figures current as of August 2026; the most recent months are still recording and will read low until final. Covers the recorded single-family plat of Park Shore, Units 1 through 5; the Gulf Shore Boulevard condominiums, Belair at Park Shore, and the Villas of Park Shore record separately and are not included. Informational only, not an appraisal.

Contact Details

Knox Brothers

Phone

(239) 451-5600

Email

[email protected]

Address

800 Laurel Oak Dr Ste 400 Naples, FL 34108

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