Best Neighborhoods in Naples, FL: 13 Areas Compared

Naples neighborhoods compared

The typical Naples home is worth about $544,100 (−2.4% in a year, Zillow, August 2026). The 13 areas below range around that figure.

Area	Typical home value	12-month change	What it’s like
Port Royal	$14,863,000	+9.7%	Canal peninsulas off Naples Bay dredged from the 1950s; large waterfront homes with boat access.
Aqualane Shores	$7,644,400	−0.5%	Waterfront city neighborhood developed in the 1960s and 1970s; canal homes with boat access.
Old Naples	$938,500	−1.3%	Downtown core around Fifth Avenue South, Third Street South and the Naples Pier.
Park Shore	$1,724,900	−1.7%	City neighborhood north of downtown developed in the 1960s and 1970s, with waterfront homes.
The Moorings	$1,090,100	−0.8%	City neighborhood on Moorings Bay with canal homes; small special district levy for the bay.
Pelican Bay	$1,313,800	−1.2%	Planned North Naples community with a master association and nearly 3 miles of private beach.
Pine Ridge	$1,130,400	+4.8%	Small area just east of Pelican Bay and north of the city.
Naples Park	$714,100	−0.4%	Grid of streets opened in 1951 between US 41 and Vanderbilt Drive, near Vanderbilt Beach.
Vineyards	$671,500	−4.0%	Planned community about 10 miles northeast of downtown, on the east side of I-75.
Lely Resort	$595,400	−4.0%	Golf community south and east of the city, with three courses built in the 1990s.
Golden Gate	$529,200	−2.3%	Year-round community about 8 miles northeast of Naples with its own community center district.
Orangetree	$485,700	−4.1%	Inland community about 23 miles northeast of downtown.
Naples Manor	$364,000	−2.8%	Established area on US 41 about 5 miles southeast of downtown.

Values: Zillow Home Value Index, August 2026, for the Zillow neighborhood or ZIP code shown. “n/a” means Zillow does not publish a clean figure for that area. Neighborhood boundaries vary between sources, and a typical value is a benchmark, not a quote for a particular home.

The 13 Naples neighborhoods, one by one

Values are Zillow's typical home value for August 2026 and the change over 12 months. Neighborhood figures move more than city ones because fewer homes sell, so treat them as a benchmark, not a price for a particular house.

We picked these 13 to cover the main types of Naples neighborhood: the Gulf and bay neighborhoods inside the city, the big planned community of Pelican Bay, older North Naples streets, golf communities, and the inland areas where most year-round buyers look. Each has a Zillow neighborhood figure, so the comparison uses the same measure throughout.

Port Royal

Typical value $14,863,025, up 9.7%, the highest in Naples and the biggest gain of the areas here. Port Royal was created from marshland south of downtown when John Glenn Sample began dredging peninsulas and canals off Naples Bay in the early 1950s; its streets carry pirate names such as Gin Lane and Rum Row. Homes are large and sit on the canals. Check seawall condition, flood elevation and wind insurance on any lot, since the neighborhood sits right on the bay.

Aqualane Shores

Typical value $7,644,371, down 0.5%. Aqualane Shores was one of the canal neighborhoods that followed Port Royal in the 1960s and 1970s, with large waterfront homes and boat access to Naples Bay and the Gulf. Ask for the elevation certificate and the permit history for any rebuild.

Old Naples

Typical value $938,493, down 1.3%. This is the historic core: Fifth Avenue South, Third Street South and Gallery Row, Cambier Park and the Naples Pier, which first opened in 1888. It is the most walkable part of the city. Land values are high, so the price of an older home is often mostly the lot; check parking rules for guests too.

Park Shore

Typical value $1,724,878, down 1.7%. North of downtown, Park Shore grew in the 1960s and 1970s, after Port Royal, with waterfront homes that have boat access. If you are looking at a condo here, the building's age, reserves and milestone inspection matter more than the neighborhood average. Our Florida condo law guide explains the rules.

The Moorings

Typical value $1,090,145, down 0.8%. The Moorings is a city neighborhood built around Moorings Bay with canal homes, dating to the same era as Park Shore. Some parcels pay the small Moorings Bay System special district levy (0.0125 mills on the 2026 preliminary roll) on top of city taxes. It is one of the lower-priced ways to live on the water inside the city.

Pelican Bay

Typical value $1,313,762, down 1.2%. Pelican Bay is a planned community of about 3.4 square miles in North Naples on the Gulf, with 6,634 housing units counted at the 2020 census. The Pelican Bay Foundation, its master association, runs nearly three miles of staffed beach, two beachfront restaurants (Marker 36 and Sandbar), 26 hydro tennis courts, 20 pickleball courts and a tram to the beach. Owners pay association dues plus a small county levy for the Pelican Bay services unit (0.0857 mills).

Pine Ridge

Typical value $1,130,355, up 4.8%. Pine Ridge is a small area of about 1.8 square miles just east of Pelican Bay and north of the city, with 1,717 residents at the 2020 census. It sits beside Pelican Bay without being inside its association, so it has no Foundation dues but also no access to its beach facilities. Compare sales on the same street, because values vary.

Naples Park

Typical value $714,056, down 0.4%. Naples Park opened on November 4, 1951, with lots sold for as little as $149, on a grid between US 41 and Vanderbilt Drive, with Gulf access via Vanderbilt Lagoon. Vanderbilt Beach is on the Gulf side of Vanderbilt Drive. Parts of the area pay small drainage and beautification levies; the parcel's tax bill shows which.

Vineyards

Typical value $671,454, down 4.0%. Vineyards is a planned community in northwest Collier about 10 miles northeast of downtown, bordered on the west by I-75, and is home to Ave Maria School of Law. It had 2,797 housing units in 2020, 28.2% of them vacant at census time, which points to many seasonal owners. Ask about HOA dues and any club fees.

Lely Resort

Typical value $595,352, down 4.0%. Named for Dutch inventor Cornelis van der Lely, who bought land here in 1972, Lely Resort has three golf courses built in 1990, 1991 and 1997; Stock Development bought 340 acres in 2001 and development picked up. The population rose from 4,646 in 2010 to 7,619 in 2020, and Florida SouthWestern State College has a campus here. Check each sub-association's fees.

Golden Gate

Typical value $529,169, down 2.3%. Golden Gate is about 8 miles northeast of Naples with 25,321 residents in 2020 and 8,382 housing units, only 6.7% of them vacant, so it is mostly year-round. Parcels pay the Golden Gate Community Center district levy (0.1862 mills). Its typical value is below the Naples figure of $544,120.

Orangetree

Typical value $485,719, down 4.1%. Orangetree sits about 23 miles northeast of downtown Naples. Its population grew from 4,406 in 2010 to 5,896 in 2020, and only 10.2% of its 2,202 homes were vacant, so most are lived in year-round. The trade-off for lower prices is distance: check your commute, and the fire district on the tax bill, before you buy. On the 2026 preliminary roll the BCF/North Collier fire levy is 3.7500 mills, against 1.0000 in the NNF part of the same district.

Naples Manor

Typical value $364,024, down 2.8%, the lowest of the 13. Naples Manor lies on US 41 about 5 miles southeast of downtown, with 1,452 housing units in 2020. Inspect roofs, electrical systems and any flood history, and get an insurance quote early.

Best Naples neighborhoods for what you want

There is no single best neighborhood. These groupings match areas to common priorities using the facts above; conditions still vary street by street.

Best for walking to shops and dining

Old Naples, with Fifth Avenue South, Third Street South and the pier within reach. Walk the route from the actual home, because distances inside the neighborhood add up in summer heat.

Best for beach access

Pelican Bay (private association beach), Naples Park (near Vanderbilt Beach) and Old Naples (near the pier and Lowdermilk Park). Collier residents pay for beach parking in their taxes and can get a free sticker from the tax collector.

Best for boating

Port Royal, Aqualane Shores and the Moorings, all on canals with boat access. Budget for seawall and dock maintenance and read our Florida flood zones guide.

Best for golf and club communities

Lely Resort and Vineyards. Ask whether club membership is required or optional and what the initiation fee is.

Best for a lower entry price

Naples Manor ($364,024), Orangetree ($485,719) and Golden Gate ($529,169) had the lowest typical values of the 13. New construction in eastern Collier can be lower still; see new construction in Naples.

Best for a year-round setting

At the 2020 census only 6.7% of Golden Gate's homes, 10.0% of Naples Manor's and 10.2% of Orangetree's were vacant, against 28.2% in Vineyards and more than 40% in Pelican Bay. If you want the street to feel the same in August as in February, those vacancy figures are a useful guide.

Best for a new or nearly new home

Lely Resort (population up 64% from 2010 to 2020) and Orangetree (up 34%) grew fastest of the areas whose census counts we could compare, which reflects new homes being built. Vineyards grew 15%, while Naples Park, Naples Manor and Pine Ridge lost population. The active new-home communities are further east. Compare a new home's full cost, including any CDD or stewardship charge, with a resale in these areas.

Best for condo living

The city neighborhoods. Census estimates show about 60% of housing units in the City of Naples are in buildings of five or more units, so choosing the building matters as much as the neighborhood. Read the guide to buying a condo in Florida first.

Other Naples neighborhoods and ZIP codes worth a look

Zillow publishes figures for more Naples neighborhoods than we profile above, and for 15 ZIP codes. These help you place a listing against its surroundings.

Other city and North Naples neighborhoods

Coquina Sands was $1,873,969 (up 5.6%), Royal Harbor $1,138,365 (down 3.0%), Lake Park $977,253 (up 6.4%) and Sun Terrace $768,604 (down 2.3%). Zillow also reports $1,026,415 for an area it labels Redevelopment Area. In golf and club communities, Bears Paw was $784,304 (up 7.7%), the Estuary at Grey Oaks $6,063,190 (up 3.8%) and River Reach $678,672 (down 2.5%).

Newer planned communities to the east

Verona Walk ($556,871, down 4.5%) is a census-designated community whose population rose from 1,782 in 2010 to 2,713 in 2020. Beyond it, Ave Maria is a planned town about 36 miles northeast of downtown Naples, founded in 2005, where several builders are still selling new homes.

The highest-priced ZIP codes

34102 ($1,284,426, up 0.8%), 34103 ($1,095,782, down 1.8%) and 34108 ($992,688, down 1.9%) are the three most expensive. 34102 was the only Naples ZIP to gain value over the year.

The middle of the market

34119 ($645,244), 34110 ($595,496), 34140 ($594,099), 34109 ($577,772), 34117 ($558,883) and 34120 ($546,857) sit near or just above the Naples typical value. 34119 fell the most of this group, 3.4%.

The lowest-priced ZIP codes

34112 ($326,267, down 5.1%), 34104 ($346,901), 34105 ($448,271), 34116 ($452,137), 34113 ($495,415) and 34114 ($512,747). ZIP 34112 had the steepest drop of any Naples ZIP. Check the year built on the appraiser's record and budget for roof, plumbing and wind mitigation work on older homes.

Marco Island and Lee County alternatives

Marco Island, also in Collier County, had a typical value of $844,330 (up 0.1%) and rent of $3,266. North across the county line, Zillow's typical value was $305,650 in Fort Myers and $335,825 in Cape Coral; compare them in our Fort Myers neighborhoods guide and Cape Coral neighborhoods guide.

Naples neighborhood questions answered

What is the wealthiest part of Naples?

By home values, Port Royal ($14,863,025), Aqualane Shores ($7,644,371) and the Estuary at Grey Oaks ($6,063,190) had the highest Zillow typical values in August 2026. The Census median household income for 2020 to 2024 was $153,182 inside the City of Naples against $90,045 for Collier County as a whole. Values that high rest on a few sales a year, so one estate sale can move the figure by millions.

What is the most expensive neighborhood in Naples?

Port Royal, at $14,863,025. The next tier includes Aqualane Shores, the Estuary at Grey Oaks, Coquina Sands ($1,873,969) and Park Shore ($1,724,878).

What is the cheapest area of Naples?

Zillow's Lely neighborhood had the lowest figure it publishes for Naples, $242,298, down 9.6%. Among ZIP codes, 34112 was lowest at $326,267. Of the 13 areas profiled here, Naples Manor was lowest.

Which Naples neighborhoods gained value?

Most fell over the year, but Port Royal rose 9.7%, Bears Paw 7.7% to $784,304, Lake Park 6.4% to $977,253, Coquina Sands 5.6% and Pine Ridge 4.8%. The biggest declines were Lely (9.6%) and Orangetree, Vineyards, Lely Resort and Verona Walk (4.0% to 4.5%). See the Naples housing market page for the wider trend.

What is the nicest part of Naples?

It depends on what you want to pay for. The Gulf-front city neighborhoods and Pelican Bay combine beach access and the highest prices; Old Naples is the most walkable; the golf communities offer newer homes and amenities for less. Visit in summer as well as winter before you choose.

Checks to run on any Naples neighborhood

Flood zone and storm history

Collier's FEMA flood maps took effect on February 8, 2024. During Hurricane Ian, the National Hurricane Center recorded 6 to 9 feet of inundation in Naples and 8 to 12 feet in North Naples. Look up the address, ask for an elevation certificate and ask what flooded in 2022.

Taxes and special levies

City neighborhoods pay about 9.0076 mills on the 2026 preliminary roll and unincorporated areas more, plus small special district levies in places such as the Moorings, Pelican Bay, Naples Park and Golden Gate. Use the Collier County property tax guide.

Association rules and fees

Many planned communities have a master association plus a sub-association or condo association. Get both budgets, rental restrictions and any planned assessment before you make an offer. The Naples realtor guide lists the questions to ask an agent.

Common questions

What are the best neighborhoods in Naples, FL?+

It depends on budget and priorities. Old Naples is the most walkable, Pelican Bay has a private association beach, Port Royal, Aqualane Shores and the Moorings suit boaters, and Lely Resort and Vineyards are golf communities. Zillow's August 2026 values ranged from $364,024 in Naples Manor to $14,863,025 in Port Royal among the 13 areas we compare.

What is the wealthiest part of Naples?+

Measured by home values, Port Royal is highest at a Zillow typical value of $14,863,025 in August 2026, followed by Aqualane Shores at $7,644,371 and the Estuary at Grey Oaks at $6,063,190. Census figures put median household income at $153,182 in the City of Naples and $90,045 countywide.

What is the posh part of Naples?+

The highest-priced areas are the Gulf and bay neighborhoods of the city (Port Royal, Aqualane Shores, Coquina Sands and Park Shore) and Pelican Bay in North Naples. All had Zillow typical values above $1.3 million in August 2026, and Port Royal was the only one above $10 million.

What is the cheapest neighborhood in Naples?+

Zillow's Lely neighborhood had the lowest typical value it publishes for Naples, $242,298 in August 2026, after a 9.6% drop. ZIP 34112 was the lowest-priced ZIP at $326,267. Among the areas in our comparison, Naples Manor was lowest at $364,024.

Which Naples neighborhoods are near the beach?+

Old Naples is near the pier and Lowdermilk Park, Pelican Bay has nearly three miles of association beach, and Naples Park is close to Vanderbilt Beach. Collier residents can get a beach parking sticker from the tax collector, because beach parking is paid through property taxes.

Which Naples neighborhoods have the newest homes?+

Lely Resort, where the golf courses were built in the 1990s and building picked up after 2001, and Orangetree, whose population grew by a third from 2010 to 2020, have newer housing than the older city neighborhoods. For brand-new homes, the active communities are mostly in eastern Collier and Ave Maria, where builders list prices from the low $200s.

Best neighborhoods in Naples, FL: 13 areas compared by price, setting and trade-offs

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