Condominium towers at The Dunes above the preserve and pool deck, North Naples, Florida

The Dunes Condos & Real Estate

The Dunes, Naples FL

Welcome to your local Dunes condos for sale & real estate resource. The Dunes of Naples is a gated community of seven condominium towers and forty coach homes at Vanderbilt Drive and 111th Avenue North in Naples, Florida, a short walk from the beach and next to Delnor-Wiggins Pass State Park. Its buildings divide into two groups that price very differently. Twenty-six residences sold between January and August 2026 at a median of $1,800,000.

Compare The Dunes with other communities in our Naples neighborhood guides.

Quick Facts

  • $1,800,000, 26 sales Median sold 2026
  • $862,500 to $2.27M Range
  • $629 Median price per sq ft
  • 94% of final asking price Sold to list
  • Seven towers and 40 coach homes Buildings
  • Floridian membership on some units Beach club

Current Homes For Sale in The Dunes

Two Groups of Towers, Two Different Prices

The Dunes was built in stages, and the difference between the early towers and the later ones is the single biggest factor in price here.

Island Cove came first
Antigua, Barbados and Cayman are twelve-story towers of 84 residences each, built in 2000 and 2001. Cayman’s six sales in 2026 had a median of $974,430 at $488 per square foot, the least expensive way into the community.
Grande Preserve came later and larger
Grande Dominica, Excelsior, Phoenician and Geneva rise fifteen and seventeen stories, were built from 2004, and hold larger floor plans with private elevator lobbies and concierge service. Their medians ran from $1,875,000 to $2,175,000.
The gap is wider per square foot than in total
Grande Phoenician sold at $756 per square foot against Cayman’s $488, a difference of more than half. Age, ceiling heights, parking and the beach club all sit behind that gap.
Height adds to it
Sales on the first five floors had a median of $1,332,500; those above the fifteenth, $2,200,000. The taller Grande Preserve towers hold most of the high floors, so the two effects compound rather than sit apart.
Compare within the group
A Cayman residence and a Grande Phoenician residence are different products at the same address. Set a listing against sales in its own building, and then against the same stack, before looking at any community-wide figure.

The Floridian Club Is the Detail That Moves Money

The Dunes has its own resort amenities, but the private beach club on Vanderbilt Beach is separate, and it does not come with every residence.

It attaches to the unit, not the community
Many Grande Preserve residences were sold with access to the Floridian Club, a private beach club about two miles south on Vanderbilt Beach. Island Cove and Sea Grove residences were not sold with it.
It transfers with a sale, for a fee
Where a residence carries the membership, it can transfer to the buyer. Listings in 2026 have described that transfer fee as a $53,000 value, which is why sellers advertise it so prominently and why two similar units can be priced differently.
A shuttle runs in season
Members reach the club by a shuttle that runs twice an hour in season from the Grande Preserve towers, which is the practical difference between a beach club two miles away and one you would drive to and park at.
Everything else is included
The Club at the Dunes, the community’s own amenity center, is covered by association dues: a resort pool and tiki bar, indoor and outdoor dining, fitness, five tennis courts and four pickleball courts.
Ask before you assume
Confirm in writing whether a specific residence carries Floridian membership, what the transfer costs today and whether the seller will pay it. It is the one item here that can change the value of an otherwise identical unit.

Weighing The Dunes

Pros

  • Short walk to Vanderbilt Beach and the state park
  • Resort amenities included in association dues
  • Entry point under $1 million in Island Cove
  • Floridian Club membership transfers with some units

Cons

  • Island Cove towers date from 2000 and 2001
  • Floridian Club does not come with every residence
  • Cayman sales took a median of six months
  • No residence is directly on the sand
Sidewalk restaurants and the Silverspot Cinema at Mercato, a few minutes from The Dunes in North Naples, Florida

The Dunes Shopping and Dining

Shopping

  • Mercato a short drive east
  • Shops along US 41 nearby
  • Pavilion and Pelican Bay shopping close by
  • Nothing walkable outside the gate

Dining

  • Indoor and outdoor dining at the Club at the Dunes
  • The Turtle Club and Vanderbilt Beach restaurants nearby
  • Mercato dining a short drive
  • Seasonal reservations essential from January to April

The Dunes Beach and Lifestyle

Beach

  • Vanderbilt Beach a short walk or drive
  • Delnor-Wiggins Pass State Park across the bridge
  • Floridian Club on Vanderbilt Beach for member units
  • Preserve and Gulf views from upper floors

Lifestyle

  • Resort pool, tiki bar and fitness center
  • Five tennis courts and four pickleball courts
  • Concierge center for Grande Preserve towers
  • Private pools and fitness rooms in each tower

What to Know Before Buying at The Dunes

The Dunes of Naples is a gated community of seven towers and forty coach homes on the last stretch of Vanderbilt Drive before the bridge to Delnor-Wiggins Pass State Park. The beach is a walk away, and the preserve sits between the buildings and the water.

It reads as one community from the gate, but it was built in two waves, and the price difference between them is substantial.

What Do Condos at The Dunes Cost?

Twenty-six residences at The Dunes sold between 29 January and 27 August 2026 at a median of $1,800,000, from $862,500 to $2,265,000. Buyers negotiated on nearly all of them: twenty-three of the twenty-six closed below the final asking price, none above it, at a median of 94%.

The community median hides the split. Read the table by building first.

Closed sales at The Dunes by building, 29 January to 27 August 2026, highest median first. Source: Naples MLS, development The Dunes of Naples. Buildings with one or two sales are indicative only. Sold to list compares the sale with the final asking price.
Building Group Sales Median sold Per sq ft Days
Grande Phoenician Grande Preserve 6 $2,175,000 $756 120
Grande Excelsior Grande Preserve 5 $2,100,000 $625 150
Grande Dominica Grande Preserve 3 $1,950,000 $745 65
Grande Geneva Grande Preserve 3 $1,875,000 $670 105
Sea Grove Coach homes 1 $1,465,000 $711 95
Antigua Island Cove 2 $1,462,500 $669 33
Cayman Island Cove 6 $974,430 $488 192
All — 26 $1,800,000 $629 105

For comparison along the same stretch, Kalea Bay commands considerably more per square foot and Vanderbilt Beach spans both above and below.

Height and the floor premium

Closed sales at The Dunes by floor, 2026. Floor is taken from the unit number. The pattern holds across buildings, but the Grande Preserve towers are both taller and more expensive, so the two effects overlap.
Floor Sales Median sold
1 to 5 8 $1,332,500
6 to 10 10 $1,712,500
11 to 15 2 $2,062,500
16 and above 5 $2,200,000

Sales above the fifteenth floor carried a median of $2,200,000 against $1,332,500 on the first five. That is a real premium, but it is not purely a view premium: the taller Grande Preserve towers hold most of the high floors, so building and height move together.

The useful comparison is therefore within a building, and ideally within a stack. A sixth-floor Cayman residence and a sixth-floor Grande Excelsior residence are not comparables for one another.

Why Cayman took six months

Cayman produced six sales, as many as any building here, but at a median of $974,430 and after a median of 192 days. Grande Dominica, by contrast, sold in 65. Volume and pace diverge sharply between the two groups.

For a buyer that is an opportunity, since the entry point to a beachside gated community here sits under a million dollars. For a seller in Island Cove it is a warning: the buyer pool is comparing those residences with newer towers a few hundred feet away, and pricing has to answer that comparison.

Where is The Dunes?

The Dunes stands at Vanderbilt Drive and 111th Avenue North, a few hundred feet from the bridge that crosses to Delnor-Wiggins Pass State Park and Vanderbilt Beach. A nature preserve separates the towers from the Vanderbilt Channel.

Mercato and the shops along US 41 are minutes east, and the Floridian Club sits about two miles south on Vanderbilt Beach.

Kalea Bay lies a short way north on Vanderbilt Drive, and Pelican Bay begins south of Vanderbilt Beach Road.

The Dunes neighborhood boundary. Base map and boundary data from Google.

Additional The Dunes Information

The Dunes suits a buyer who wants a high-rise a short walk from Vanderbilt Beach, resort amenities included in the dues, and a choice between an entry-level residence and a large tower home inside one gate. Its coach homes and lower floors are among the more accessible ways into beachside Naples.

It is the wrong choice if you want a house or direct beachfront. For towers directly on the sand, compare Bay Colony or Gulf Shore Boulevard; for a newer tower community nearby, Kalea Bay; for a larger community with its own beach access, Pelican Bay.

Immediately south, Vanderbilt Beach offers buildings from the 1970s onward and the canal homes of Conners, and Naples Cay a gated group of towers further down the coast.

North across Wiggins Pass, Barefoot Beach puts the sand at the end of the street rather than a short drive away.

Browse the wider market through Naples condos for sale, Naples high-rise condos and Naples gated condos, or see every community in the Naples neighborhood guides. Its larger residences also sit within the market for Naples luxury condos, and those wanting sand underfoot should see Naples beachfront condos. Owners weighing a sale should start with a Naples home value estimate, and school zoning is covered in our guide to Collier County schools.

Couple carrying surfboards along a Gulf beach at sunset, the kind of evening close to The Dunes, Naples, Florida

The Dunes, by Wiggins Pass

Seven towers and forty coach homes with Gulf and Turkey Bay views. We’ll help you weigh views, floors and fees.

Arrange a Consultation

The Dunes Schools

Collier County Public Schools serves The Dunes. 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.

The Dunes is zoned for Naples Park Elementary, North Naples Middle and Aubrey Rogers High, confirmed on the county locator for 275 Indies Way and 325 Dunes Boulevard. Check the specific address, since assignment runs by parcel.

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.
ElementaryNaples Park Elementary
MiddleNorth Naples Middle
HighAubrey Rogers High
DistrictCollier County Public Schools
Nearby private schools
NearestRoyal Palm Academy (~4.0 mi)
Also nearbyCommunity School of Naples (~6.0 mi)

The Dunes FAQs

Where is The Dunes in Naples?

The Dunes of Naples sits at Vanderbilt Drive and 111th Avenue North in North Naples, Florida, in the 34110 ZIP code, just east of the bridge to Delnor-Wiggins Pass State Park. Vanderbilt Beach is a short walk or drive away, and Mercato and the shops on US 41 are minutes east.

What buildings are in The Dunes?

Seven condominium towers and forty Sea Grove coach homes. Antigua, Barbados and Cayman form Island Cove, twelve stories each and built in 2000 and 2001. Grande Dominica, Excelsior, Phoenician and Geneva form Grande Preserve, fifteen and seventeen stories, built from 2004 with larger plans and concierge service.

What do condos cost at The Dunes?

Twenty-six residences sold between January and August 2026 at a median of $1,800,000, with the middle half between $1,266,250 and $2,118,750 and a range from $862,500 to $2,265,000. Grande Preserve towers sold near $2,100,000, while Cayman in Island Cove had a median of $974,430.

Is the Floridian Club included at The Dunes?

Not for every residence. Many Grande Preserve units were sold with access to the Floridian Club, a private beach club on Vanderbilt Beach, and that membership can transfer with a sale for a fee described in 2026 listings as a $53,000 value. Island Cove and Sea Grove residences were not sold with it.

What amenities come with the association dues?

The Club at the Dunes, the community’s own amenity center, with a resort-style pool and tiki bar, indoor and outdoor dining, a fitness center, five tennis courts and four pickleball courts. The Grande Preserve towers add a concierge center, and each building has its own pool, spa and fitness room.

Is The Dunes pet friendly?

It is described as one of the more pet-friendly condominium communities in Naples, though rules differ between buildings and each association sets its own limits on number, size and breed. Confirm the current rules in the condominium documents for the specific building before you buy.

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Considering The Dunes?

Building, floor and whether a Floridian Club membership transfers can separate two similar residences by hundreds of thousands. We can tell you what a listing is really offering.

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