Single-story white stucco house with a tile roof, palm trees and a paver driveway at sunset in Coquina Sands, Naples, Florida

Coquina Sands Homes & Real Estate

Coquina Sands, Naples FL

Search all Coquina Sands homes for sale and real estate below. Coquina Sands is a beachfront neighborhood in Naples, Florida, running from the Gulf of Mexico east to US 41 and from South Golf Drive north to Orchid Drive. It sits between Old Naples and The Moorings, in ZIP codes 34102 and 34103. Unlike Old Naples it is mostly multi-family: the association counts roughly 230 single-family homes against 660 multi-family units, and both condominiums and cooperatives trade here. That split follows a 1948 City Council decision, and it is why a condominium here can cost a fraction of a house on the next street. Lowdermilk Park, the only public beachfront park in Naples, sits inside the boundary, as does the golf course of the former Naples Beach Hotel, part of the Four Seasons redevelopment of that site. There are no private docks.

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Quick Facts

  • Gulf to US 41, Golf Dr to Orchid Dr Boundary
  • ~230 single-family, ~660 multi-family Housing mix
  • Unit 1 in 1954, Unit 2 in 1957 Platted
  • Lowdermilk Park Public beach park
  • Curving boulevards, not a grid Street plan
  • 34102 and 34103 ZIP code

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Single-storey Coquina Sands home with a metal roof, four-car garage, circular drive and mature date palms, Naples, Florida

Why Coquina Sands Has Condominiums and Old Naples Does Not

One decision in 1948 set the pattern that still governs prices on both sides of Golf Drive.

The 1948 Council decision
In 1948 the City Council approved the first apartment building on the beach and at the same time ruled that only single-family homes could be built on the beach south of South Golf Drive. Everything about the two neighborhoods follows from that. North of the line, multi-family was allowed; south of it, it was not.
Golf Drive is a zoning line, not just a street
Golf Drive is the southern boundary of Coquina Sands and the northern boundary of the neighborhood below it. Cross the line heading south and the beachfront condominium stock stops entirely, because the 1948 rule applied only south of that street. That neighborhood is Old Naples, and the two look continuous on a map while behaving as different markets.
The plats came later
Unit 1 was approved in April 1954 and Unit 2 on 1 October 1957. Unit 2 included the dredging of Hurricane Harbor. The land had been part of the original 1887 plat of Naples, filed in Lee County before Collier County existed.
Curving streets by design
The surveyor replaced the original grid with wide, curving boulevards, which is why Coquina Sands does not feel like Old Naples underfoot. Street names follow shells and flowers.
Roughly 230 houses to 660 multi-family units
The neighborhood association’s own count puts multi-family at about 74% of the units. Closed sales over the last twenty months run in almost the same proportion, so the split is real rather than a quirk of who happened to sell.

Co-op or Condominium? Coquina Sands Has Both

Coquina Sands was the first place in Naples to put multi-family housing on the beach, and the earliest buildings were cooperatives rather than condominiums. Both structures still trade here, and the difference changes how you finance and how you get approved.

Both structures exist here
Coquina Sands holds a mix. Several of the earliest beachfront and bayfront buildings were delivered as cooperatives, while most mid-rise, high-rise and newer construction along Gulf Shore Boulevard is condominium. Neither is the default, so the structure has to be established building by building.
The co-op buildings
The cooperatives generally named in Coquina Sands are Del Mar, Calusa Club, Lago Mar, La Tour Rivage, Mansion House, Reef Club and the Bahama Club. Most date from the late 1950s and 1960s, when the neighborhood pioneered beachfront multi-family living in Naples. Confirm the structure for any specific unit rather than relying on a list.
Why county records will not tell you
In a Florida cooperative the corporation holds title to the land and the buyer holds shares with a proprietary lease, so individual units often do not appear as separate parcels in the property appraiser’s records. Searching parcel data for the word co-op returns nothing even where co-ops exist. That absence is a feature of how co-ops are recorded, not evidence that there are none.
What changes for a buyer
A condominium buyer takes recorded title to a unit. A co-op buyer purchases shares in a corporation and receives a proprietary lease. Co-ops here typically carry stricter financing, a board interview and tighter subletting rules, and fewer lenders will write against shares than against a deeded unit.
How to settle it
Ask the listing agent for the governing documents: a declaration of condominium or the cooperative’s articles and proprietary lease. If financing matters, establish the structure before an offer, because a co-op can narrow the lender pool substantially.

Weighing Coquina Sands

Pros

  • Gulf-front condominiums at a seven-figure entry rather than eight
  • Lowdermilk Park, the only public beachfront park in Naples
  • Wide curving boulevards and mature tree cover
  • Walk to the beach from most of the neighborhood

Cons

  • No private docks anywhere in the neighborhood
  • Much of the condominium stock dates from the 1960s and 1970s
  • Gulf-front parcels sit in flood zone VE, the costliest to insure
  • Brisk resort traffic around Naples Beach Club
Fifth Avenue South at sunset with boutiques and a street clock, just south of Coquina Sands in Naples, Florida

Coquina Sands Shopping and Dining

Shopping

  • Fifth Avenue South and Third Street South are a short drive south
  • The Village Shops on Venetian Bay sit just north
  • Waterside Shops for national luxury brands
  • Neighborhood errands cluster along US 41

Dining

  • The redeveloped Naples Beach Club brings new restaurants inside the boundary
  • HealthySide and the Golf Drive corridor for casual
  • A short drive to the Fifth Avenue South restaurant strip
  • Seasonal reservations essential from January to April
The Naples Pier stretching into calm Gulf water, a short ride south of Coquina Sands in Naples, Florida

Coquina Sands Beaches and Lifestyle

Beach

  • Lowdermilk Park — the only public beachfront park in Naples
  • Beach access along the western edge of the neighborhood
  • Picnic pavilion, grills and tables donated by Lester Norris
  • Parking at Lowdermilk fills early in season

Lifestyle

  • Naples Beach Club golf course inside the boundary
  • Streets named for shells and flowers — Murex, Crayton, Coquina
  • Hurricane Harbor, dredged as part of the 1957 plat
  • Quieter than Old Naples, with less evening foot traffic

What to Know Before Buying in Coquina Sands

Coquina Sands reads as one neighborhood and trades as two. The beachfront condominium buildings along Gulf Shore Boulevard and the single-family streets inland are different products at different prices, and the reason goes back to a single City Council vote.

Coquina Sands sits on the Gulf between Old Naples and Park Shore, west of US 41 and a short drive from Fifth Avenue South. Its houses line quiet streets inland, while its condominiums front the beach along Gulf Shore Boulevard.

What Does Coquina Sands Cost?

Three of every four sales here are multi-family, so a published median for the whole neighborhood tells you very little. Split by type, the picture is clear, and the gap between the two is close to twelvefold.

The single-family figure rests on ten sales across twenty months. That is a thin sample in a small neighborhood, so treat it as an indication of level rather than a valuation, and ask for comparables on the specific street.

Arm’s-length sales inside the Coquina Sands boundary, January 2025 to August 2026. Source: Collier County parcel records. Two transfers below 55% of assessed value were excluded.
  Single-family Condominium
Median sale price $8,275,000 $700,000
Sales 10 25
Share of transactions 29% 71%
Middle half of sales $3.24M – $9.19M $570K – $2.10M
Full range $1.55M – $9.30M $465K – $5.70M
Median size 4,746 sq ft 1,064 sq ft
Median year built 2008 1972

The year-built column explains most of the gap. The condominium stock is largely original, built in the 1960s and 1970s when the beachfront was first developed.

The single-family stock has been substantially rebuilt, and a median build year of 2008 on a 1954 plat means most of those houses are replacements rather than originals.

How does Coquina Sands compare with its neighbors?

Boundaries from the Coquina Sands Association and the City of Naples. Compiled September 2026.
  Coquina Sands Old Naples Aqualane Shores
Where they differ
Beachfront condominiums Yes No No
Dominant property type Multi-family Multi-family Single-family
Street plan Curving boulevards 1887 grid Canal-led
Private docks No No Yes
Flood zone VE present Yes No No
Where they match
Gated No No No
Walk to the beach Yes Yes Yes

What should you check on flood insurance?

Coquina Sands is the only one of these three neighborhoods with parcels in flood zone VE, the coastal high-hazard zone where wave action is expected. About one parcel in nine of the recent sales sits in VE, the rest in AE or X. VE carries materially higher premiums and stricter construction requirements than AE, and the difference is large enough to change what a property costs to own. Check the designation for the specific parcel on the FEMA Flood Map Service Center rather than assuming it from a neighbouring street.

What is changing in the neighborhood?

Two things at once. The former Naples Beach Hotel and Golf Club, which sits inside the boundary, was redeveloped as Naples Beach Club, a Four Seasons resort that opened in November 2025, and the neighborhood is still rebuilding after Hurricane Ian in September 2022. Together they mean sustained construction on and around the beachfront for several years, which is worth factoring into both the noise and the upside on streets nearest the site.

Where is Coquina Sands?

Coquina Sands runs from the Gulf of Mexico east to US 41, and from South Golf Drive north to Orchid Drive. The boundary is the one published by the neighborhood association, and it matches the area Google maps under the name.

The southern edge is the one that matters. Golf Drive is where the 1948 rule on beachfront building took effect, so it divides the condominium stock here from the single-family beach frontage of Old Naples below it.

North of Orchid Drive is The Moorings. Inside the boundary sit Lowdermilk Park and the Naples Beach Club golf course, both of which shape how the streets around them trade.

Coquina Sands neighborhood boundary. Base map and boundary data from Google.

Additional Coquina Sands Information

Coquina Sands suits a buyer who wants the beach without the Old Naples price on a house, and who is open to a condominium to get it. The beachfront buildings here are the closest thing in central Naples to Gulf-front at a seven-figure entry rather than eight.

It is the wrong neighborhood for a boat: there are no private docks, and buyers who want one should look at Aqualane Shores or Port Royal. It is also the wrong choice for anyone who wants the walkable restaurant grid, which is Old Naples, immediately south.

Inside the boundary, the former Naples Beach Hotel is now Naples Beach Club, a Four Seasons resort with 153 private residences. North along Gulf Shore Boulevard, Seagate trades the walk to Lowdermilk Park for a canal and a private beach club.

South along the shore, Gordon Drive holds the beachfront houses beyond Naples Pier.

Browse the wider market through Naples homes for sale, Naples beachfront homes and Naples condos for sale, or see every community in the Naples neighborhood guides. For Gulf-front towers beyond Coquina Sands, see Naples beachfront condos. Owners considering a sale should start with a Naples home value estimate, since a 1972 condominium and a rebuilt house price on entirely different logic. The neighborhood history above draws on the Coquina Sands Association.

Sunset on a Gulf of Mexico beach, the beach life within reach of Coquina Sands in Naples, Florida

Coquina Sands, Close to Everything

Gulf-front towers and quiet streets minutes from Fifth Avenue. Every building has its own rules and fees; we’ll compare them side by side.

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Coquina Sands Schools

Collier County Public Schools serves Coquina Sands. The schools below are the assignment returned for a representative address in the neighborhood.

Assignment runs by parcel, not by neighborhood. Two houses on the same street can be zoned differently, and the district redraws boundaries from time to time. Check the specific address before relying on it.

Coquina Sands is zoned with the neighborhoods south of it rather than north. Cross Golf Drive into Old Naples and nothing changes; head north into Park Shore and the elementary switches to Sea Gate.

Private school distances are straight-line approximations from the neighborhood, offered for orientation rather than as a recommendation.

The district states that its maps provide general information and that accuracy is not guaranteed, nor should a result be taken as a guarantee of placement. Look up any address on the CCPS attendance zone locator, or call the Department of Student Assignment on (239) 377-0540.

Zoned schools for a representative address, verified September 2026. Source: Collier County Public Schools.
ElementaryLake Park Elementary
MiddleGulfview Middle
HighNaples High
DistrictCollier County Public Schools
Nearby private schools
NearestSt. Ann Catholic School (~2.5 mi)
Also nearbyThe Village School of Naples (~4.5 mi)

Coquina Sands FAQs

Where is Coquina Sands?

Coquina Sands runs from the Gulf of Mexico east to US 41, and from South Golf Drive north to Orchid Drive, in Naples, Florida. Lowdermilk Park, the only public beachfront park in the city, sits inside the boundary. The neighborhood immediately south is Old Naples, and The Moorings lies to the north.

What does a home cost in Coquina Sands?

It depends entirely on whether you are buying a house or a condominium, and the gap is wide. Across 35 arm’s-length sales in 2025 and 2026, single-family homes carried a median around $8.3 million and condominiums around $700,000. Roughly three in four sales here are multi-family, so any single published median for the neighborhood blends the two.

Are there condos for sale in Coquina Sands?

Yes, and they make up most of the market. The neighborhood association counts about 660 multi-family units against 230 single-family homes. Many date from the 1960s and 1970s and sit along Gulf Shore Boulevard. The wider market is on our Naples condos for sale page.

Are Coquina Sands buildings co-ops or condominiums?

Both, and the split follows the era the building was delivered. Several of the earliest beachfront and bayfront buildings are cooperatives, including Del Mar, Calusa Club, Lago Mar, La Tour Rivage, Mansion House and Reef Club. Most mid-rise, high-rise and newer construction along Gulf Shore Boulevard is condominium. County parcel records will not settle it, because a Florida co-op holds title at corporation level and its units often do not appear as separate parcels. Ask for the governing documents.

Is Coquina Sands on the beach?

Part of it is. The neighborhood fronts the Gulf along its western edge, and Lowdermilk Park sits on that stretch. Gulf-front parcels here fall in FEMA flood zone VE, the wave-action zone, which carries higher insurance costs than the AE zone covering most of the neighborhood.

What happened to the Naples Beach Hotel?

The former Naples Beach Hotel and Golf Club, inside the Coquina Sands boundary, was redeveloped as Naples Beach Club, a Four Seasons resort that opened in November 2025, with private residences and a new Tom Fazio golf course. Together with rebuilding after Hurricane Ian in 2022, the redevelopment has been the main source of construction in the neighborhood and a factor in values on the streets nearest the site.

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Considering Coquina Sands?

Whether you are looking at a beachfront condominium or a rebuilt house inland changes the price by a factor of twelve. We can tell you which side of the market fits before you start touring.

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