569 platted parcels at the tip of the Naples peninsula: 514 single-family homes, 39 vacant lots, and 16 parcels mid-rebuild, worth $8.41 billion on the county roll. Built from seven 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 Port Royal actually traded for, not what it asked.
Port Royal was built once from dirt, and it is being built again at the top of the market. The county record keeps score of both eras: what sold as a home, what sold as land, 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 569 parcels, classified from the certified tax roll by owner structure, residence, and tenure. The register reads like a trust department, and the residents are the trustees.
When Port Royal actually closes, and who has been on the buying side of the deed, era by era.
Port Royal, 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 Port Royal, all 569 platted parcels at the tip of the Naples peninsula: 514 single-family homes, 39 vacant lots and 16 parcels mid-rebuild, worth $8.41 billion on the county roll. It reads seven decades of recorded deeds and the certified tax roll in four parts: four decades of price cycles, the rebuild engine, who owns Port Royal, and season and the buyer. It is built from the full record, 1,465 qualified sales since 1973, not a sample, and was updated 2026-08-28.
Collier County recorded deeds and the certified tax roll, public record, with sales through August 2026. Price per square foot uses the living area on the MLS record as the denominator, matched to 875 of the 1,465 sales, so the per-foot figures sit on true living area rather than county square footage. The universe is the 569 parcels on Port Royal’s sixteen recorded plats; the Gordon Drive corridor records under separate plats and is not included. It is informational, not an appraisal.
On true living area, the 2022 top was $2,769 a foot and 2026 is running $2,414, about 13 percent off the top. Two markets sit inside that number and they have split: in 2025 new construction exited at a median $30.2M and $3,304 a foot, while resale product traded at $2,178. The combined line can ease while record prices print because the new-build exit has left the resale market behind.
The county attributes 62 cents of every value dollar to the land itself, and the median lot alone carries $8.49M. Port Royal was built once from dirt, when lot sales were the market through the 1980s and 90s, and it is being built again at the top of the market: one parcel in four now carries a home built in 2015 or later, 72 of them since 2020, with 39 lots vacant and 16 mid-rebuild. A Port Royal home is priced from the lot up, not the roof down.
Four parcels in ten sit in a trust, and the share is still rising: trusts wrote 16 percent of deeds in the 2000s, 25 percent in the 2010s, 34 percent through the surge and 43 percent since 2023, now the plurality buyer. It remains a residence rather than a portfolio position: majority homesteaded, 78 percent Florida-mailed, with buyers about three-quarters Florida-mailed in every era. The median owner bought 11 years ago, and the 350 owners who bought before 2020 paid a median $4.65M against a median $13.25M county value today.
Fewer than in any sustained stretch of the record. Port Royal averaged 54 sales a year through the 1980s and 90s, surged to 56 in 2021, then thinned to 23, 10, 18, 26 and 20 through August 2026, roughly 3 percent annual turnover against 569 doors. Owners sitting on about three times their basis are not forced at any price. Sellers who miss their number simply withdraw, which is what the slowdown looks like from the inside.
June is the single biggest closing month in the record, later than the April peak on the rest of the coast. Deals of this size start in season and take months to paper, so spring contracts become summer closings. The fall trough is when serious sellers get ready and serious buyers get positioned.
A conversation with us about your Port Royal position against this record: where the lot and the home sit on the per-foot curve, what the rebuild 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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