Front elevation of a Port Royal luxury home with a circular paver motor court, three-car garage and royal palms, Naples, Florida

Port Royal Homes & Real Estate

Port Royal, Naples FL

Find up-to-date Port Royal homes for sale and real estate below! Port Royal is a waterfront neighborhood at the southern tip of Naples, Florida, running from 21st Avenue South to Gordon Pass between the Gulf of Mexico and Naples Bay. Properties south of 21st Avenue South carry eligibility for the Port Royal Club, which attaches to the parcel rather than the owner. Boats reach the Gulf through Gordon Pass with no fixed bridge, and docks may extend 22 feet. Lots run from half an acre to more than an acre and a half. There are no gates and no mandatory HOA. Club membership costs $400,000 to join as of January 2026, plus $16,200 a year. Median closed prices ran $17.0 to $17.28 million as of September 2026.

Compare Port Royal with other communities in our Naples neighborhood guides.

Quick Facts

  • 1948 Dredging began
  • ~500 Homes
  • Single-family only Housing
  • Bridge-free Gulf Access
  • $5M – $50M+ Price Range
  • $3,000+ Price / Sq. Ft.

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Waterfront rear elevation of a Port Royal estate at dusk with lit interiors, a pool terrace and a rock revetment along the water, Naples, Florida

Port Royal Club Membership and the Clubhouse Rebuild

Club eligibility attaches to the parcel, not the owner, and it is the single factor that most affects value in Port Royal. The rebuild has added a second, time-limited factor a buyer needs to check before closing.

Eligibility runs with the property
Only properties south of 21st Avenue South are eligible for Port Royal Club membership. Eligibility attaches to the parcel rather than the owner, so it is neither earned nor transferred by a buyer — it either comes with the address or it does not. The same boundary separates Port Royal from Aqualane Shores to the north.
The 90-day window
A new owner has 90 days from closing to take up membership. Membership does not transfer automatically: the seller’s membership terminates at closing and the buyer receives a fresh activation window.
Missing the window is expensive
An owner who neither enrols within the window nor preserves eligibility leaves the parcel subject to 175% of the then-applicable initiation fee — for that owner and for any subsequent owner.
What membership costs
The joining fee is $400,000 as of 1 January 2026, up from $315,000, with annual dues of $16,200 before Florida sales tax. Members were also assessed $45,000 toward the clubhouse rebuild. Source: the Club’s Clubhouse Plan. Figures from Port Royal Club published materials. Aqualane Shores has no club and no dues; its neighborhood guide sets out the difference.
The $45,000 assessment is attached to the property
Members were assessed $45,000 toward the clubhouse rebuild, due 1 August 2024, with an optional five-instalment plan running each 1 August from 2024 through 2028. Source: the Club’s Clubhouse Plan. The Club’s plan states resident assessments are attached to the property, so on a purchase before 2028 confirm whether the seller paid in full or elected instalments, and who carries the remainder.

Boating and Dock Access

Bridge-free access to the Gulf is the other factor that sets Port Royal apart, and it is not something a listing portal records. What follows is what actually governs which boat fits which dock.

No fixed bridges to the Gulf
Port Royal canals reach Gordon Pass and the open Gulf without passing under a fixed bridge. That is rare on this coast and it is the reason the neighborhood suits vessels other Naples canals cannot take. Port Royal is among the Naples Gulf access homes that reach open water with no fixed bridge.
Canal width
Port Royal canals were cut wider than is typical, frequently over 100 feet, which is what allows a wide-beamed motor yacht to turn rather than merely to moor. Width matters as much as depth for larger vessels.
Gordon Pass
The pass is well marked and dredged, and is the primary Gulf inlet for Naples. Conditions are still tidal: shoaling can follow storms, and deeper-draft boats are usually run on a favorable tide.
Depth is per dock, not per neighborhood
There is no single Port Royal depth. The number that governs your boat is the minimum depth at mean low water at the shallowest point between the dock and open water, not the average. Have it measured before you commit.
Overhead clearance
No fixed bridges does not mean unlimited air draft. Overhead power lines near individual docks can restrict masts and tall T-tops, so vertical clearance is checked per property. The same seawall and dock questions apply across Naples waterfront homes.

The $100 Million Clubhouse Rebuild

The original 1959 clubhouse was lost to Hurricane Ian in 2022. Members voted to rebuild rather than repair, and a 65% member survey shaped the brief. The figures below are from the Club’s own Clubhouse Plan, presented at its Town Hall meeting on 16 October 2023.

Total budget
$100.0 million: $76.1 million construction covering the main building, sitework, parking structure, kitchen equipment and furnishings; $14.2 million professional services and soft costs; and a $9.7 million contingency fund. Source: Port Royal Club Clubhouse Plan, Town Hall 16 October 2023.
The building
A 62,000 square foot, two-story Gulf-front clubhouse in the Club’s West Indies tradition, replacing the 1959 facility. The published floor plans show family casual dining and a la carte dining on separate levels, private and flex dining, a banquet room seating up to 150, three bars (Sunset, Main and Pool), a coffee bar off the member living room, and a beachfront pool with cabanas. Designed by Hart Howerton with Suffolk Construction as general contractor. Plans are in the Club’s clubhouse brochure.
How it is funded
Insurance proceeds $30 million (30%), member assessments $22 million (22%), bank loan $20 million (20%), cash $19 million (19%), new member initiation fees $7 million (7%) and associate conversion income $2 million (2%).
Opening
Construction began in summer 2024 and the Club’s published timeline gives a grand opening of summer 2026. The Club lists permitting, supply chain, weather and labour availability as the risks to that date.
Why it matters to a buyer
Club eligibility is limited to a fixed number of parcels, so the rebuild improves the amenity without expanding access to it. The assessment funding it is attached to the property, not the member. Much of the surrounding inventory is new construction built to current flood elevation.
Gated motor court with pineapple-topped pillars leading to a white two-story luxury home with shutters in Port Royal, Naples, Florida

Weighing Port Royal

Pros

  • Bridge-free deep-water access to the Gulf through Gordon Pass
  • Canals cut wider than anywhere else in Naples, often over 100 feet
  • Port Royal Club eligibility attaches to the parcel
  • Single-family only, with no condominiums or attached residences

Cons

  • Entry pricing generally begins around five million dollars
  • A small market of about 500 homes, so few trade in any year
  • Associate Club membership is capped and can involve a waitlist
  • Exposure to storm surge on both the Gulf and Naples Bay sides
Sidewalk cafés under string-lit palms on Fifth Avenue South, a short drive from Port Royal in Naples, Florida

Port Royal Shopping and Dining

Shopping

  • Third Street South for boutiques and galleries, minutes away
  • Saturday farmers market on Third Street South, November through April
  • Fifth Avenue South for the widest downtown selection
  • Wynn’s Market for everyday groceries

Dining

  • The Port Royal Club for member dining without leaving the neighborhood
  • Third Street South restaurants and cafes, the closest cluster
  • Fifth Avenue South for the broadest choice downtown
  • Naples Yacht Club and Hamilton Harbor for waterfront club dining
The Naples Pier at dusk, a few minutes north of Port Royal on the Gulf beach in Old Naples, Florida

Port Royal Beaches and Lifestyle

Beach

  • Private Port Royal Club beach for members
  • Gulf-front estates along Gordon Drive with direct beach frontage
  • Naples Pier and the public beach within a few minutes
  • Keewaydin Island, reachable only by boat, a short run from Gordon Pass

Lifestyle

  • Boating is the organising activity here rather than golf
  • Quiet and residential, with no commercial development inside the neighborhood
  • Seasonal rhythm, busiest from November through April
  • The Property Owners Association reviews new construction and renovation

What Should You Know Before Buying in Port Royal?

Port Royal occupies the southern tip of Naples, from 21st Avenue South down to Gordon Pass, with the Gulf on one side and Naples Bay on the other. It is the most expensive address in the city, and the two things that set it apart — Club eligibility and lot scale — are both attached to the land rather than to the house standing on it.

How was Port Royal built?

Port Royal is entirely man-made. Chicago advertising executive John Glen Sample first visited Naples in 1938 and spent the next several years buying mangrove marshland, assembling roughly two square miles. Dredging began in 1948, cutting the swamp into deep-water canals and peninsulas. Lot sales opened in 1950 to buyers Sample selected himself, and the first residents moved in during 1952. The Port Royal Club followed in 1959.

That sequence explains the street pattern: the canals came first and the lots were shaped around them, which is why almost every parcel has water on at least one side and why the lots are so much larger than the canal grid in Aqualane Shores, platted a year later on a tighter plan.

What does Port Royal Club membership actually cost?

Membership is optional and eligibility runs with the parcel, not the owner. These are the current figures from the Club’s own published materials.

Because eligibility is attached to the lot, a Port Royal home can be bought without joining, and the right to join passes to the next owner. The clubhouse rebuild after Hurricane Ian is why the figures include a capital assessment.

Port Royal Club fees. Source: Port Royal Club published materials, as of September 2026.
Item Amount
Joining fee $400,000 from 1 January 2026, up from $315,000
Annual dues $16,200, before Florida sales tax
Clubhouse assessment $45,000, due 1 August 2024
Instalment option Five payments, each 1 August, 2024 through 2028
Enrolment window 90 days from closing
Penalty for missing it 175% of the then-applicable initiation fee

Why is the land worth more than the house?

Port Royal parcels run from roughly half an acre to more than an acre and a half, several times the quarter-acre typical of the canal grid in Aqualane Shores. That acreage, plus Club eligibility on the parcel, is what a buyer is paying for. Several parcels trade as Naples land and lots with the existing house treated as salvage. Much of the current inventory is new construction on lots that traded for the land alone.

How does Port Royal compare on the water?

Both Port Royal and Aqualane Shores reach the Gulf through Gordon Pass with no fixed bridge, so neither is constrained by air draft. The difference is in what the City allows at the dock: Port Royal permits a 22-foot extension with a 20-foot side yard setback under Section 58-121, where Aqualane Shores gets 15 or 25 feet with a 7.5-foot side setback. Port Royal buys reach; Aqualane buys room between neighbours. Both sit among the Naples Gulf access homes that reach open water unobstructed.

Where is Port Royal?

Port Royal occupies the southern tip of Naples, running from 21st Avenue South down to Gordon Pass, with the Gulf of Mexico on one side and Naples Bay on the other. The canal system reaches open water through Gordon Pass without passing under a fixed bridge.

The line that matters most here is not the outer boundary but 21st Avenue South. Properties south of it carry eligibility for the Port Royal Club; properties north of it do not, and no amount of money changes that.

North of the neighborhood is Aqualane Shores, canal-built like Port Royal but on a tighter plan with smaller lots, and beyond it Old Naples, where the trade is walkability instead of acreage.

Port Royal neighborhood boundary. Base map and boundary data from Google.

Additional Port Royal Information

Port Royal suits a buyer who wants acreage, deep water and the Club, and who is not troubled by being a drive rather than a walk from Third Street South. Buyers who want that walk instead usually end up in downtown Naples condos. If walkability matters more than land, Aqualane Shores immediately north trades lot size for a shorter walk to the shops and the beach, at roughly 60% of the price.

For the district north of both, see the Old Naples guide, or browse all Naples neighborhoods. Inventory is on the Naples waterfront homes and luxury homes pages, or search current listings.

Port Royal is also among the Naples communities close to golf without being built around a course, and its larger parcels put it among the few acreage properties inside the city limits. For the wider picture, see the Naples real estate market report.

Owners weighing a sale should start with a Naples home value estimate — Club eligibility and lot size move the number more than square footage does — or speak to a Naples listing agent. To browse by type rather than by neighborhood, see Naples homes for sale and Naples condos for sale.

South by boat, Marco Island offers beachfront and canal homes at a fraction of Port Royal prices.

The Gulf-front stretch of Port Royal runs along Gordon Drive, which prices separately from the canal interior and is worth treating as its own sub-market. Those parcels sit among the wider set of Naples beachfront homes.

Classic sailboat under full sail on the Gulf, the boating life Port Royal is built around, Naples, Florida

Port Royal, Well Represented

Deep water at your door and the Port Royal Club down the street. Many of its best homes change hands off-market, and we can open that door.

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Port Royal Schools

Collier County Public Schools serves Port Royal. 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.

Port Royal draws the same three schools as Aqualane Shores, Old Naples and The Moorings. All three sit inside the City of Naples rather than out in the county, which is unusual for a Collier County address.

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 (~2.0 mi)
Also nearbySeacrest Country Day School (~9.0 mi)

Port Royal FAQs

Do you have to join the Port Royal Club to buy a house in Port Royal?

No. Club membership is optional, but eligibility is limited to properties south of 21st Avenue South and attaches to the parcel rather than the owner. A new owner has 90 days from closing to take it up. Miss that window without preserving eligibility and the parcel becomes subject to 175% of the then-applicable initiation fee, for that owner and every owner after.

How much does the Port Royal Club cost?

The joining fee is $400,000 as of 1 January 2026, up from $315,000, with annual dues of $16,200 before Florida sales tax. Members were also assessed $45,000 toward the clubhouse rebuild. Source: the Club’s Clubhouse Plan. Figures from Port Royal Club published materials.

Is the $45,000 clubhouse assessment the buyer’s responsibility?

It depends on how the seller elected to pay. The Club’s plan states resident assessments attach to the property, and an optional five-instalment schedule runs each 1 August from 2024 through 2028. On any purchase before 2028, confirm whether the seller paid in full or elected instalments, and who carries the remainder.

Can you reach the Gulf from Port Royal without going under a bridge?

Yes. Boats run out through Gordon Pass with no fixed bridge to clear, so air draft is not a constraint. Port Royal docks may extend 22 feet from the toe of the revetment with a 20-foot side yard setback under City of Naples Section 58-121 — more reach than Aqualane Shores allows, but a wider side setback.

Is Port Royal gated?

No. Port Royal has no gates and no guardhouse. Privacy comes from lot size and street layout rather than a barrier, and there is no mandatory homeowners association. Club assessments, where they apply, attach to the parcel.

How much more expensive is Port Royal than Aqualane Shores?

Median closed prices ran $17.0 to $17.28 million in Port Royal against $10.05 to $10.4 million in Aqualane Shores as of September 2026, roughly 1.7 times, not double. The gap widens at the top: Port Royal averaged $23.5 million, above its own median. Source: Redfin. The Aqualane Shores guide covers the comparison in full.

Naples Neighborhoods

Considering Port Royal?

Club eligibility, the 90-day window and the assessment attached to the parcel all turn on the specific address. We can confirm the detail for a specific address before you write an offer.

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