I was nine when my family moved to Naples from Massachusetts in 2000, and my brother Greg and I have watched this town grow up ever since. Today we work as a team: Greg handles negotiation, strategy and valuation, and I handle marketing and the energy.
When buyers tell us they want to live in Naples, they're usually looking for a very specific kind of lifestyle: walking to dinner, having the beach close by, beautiful streets, and a real sense of community.
This guide is the big picture. Many sections link to a deeper guide if you want to explore a particular neighborhood or aspect of living in Naples.
The City of Naples vs. "Naples"
The City of Naples is the compact, incorporated city between the Gulf of Mexico and Naples Bay. But when people say "Naples," they often mean the broader area, including communities in Collier County outside the city limits, such as Pelican Bay and Grey Oaks.
That distinction is important. The municipality you're buying in can affect taxes, services, parking, and other aspects of daily life, so it's worth understanding exactly where a property sits before you buy.
How the City Fits Together
Old Naples and Downtown
The historic core of Naples, centered around Fifth Avenue South and Third Street South. This is where you'll find some of the city's most walkable streets, restaurants, boutiques, galleries, and historic homes.
Start with our Old Naples guide and Third Street South guide.
The Beach and Naples Pier
The Gulf is part of everyday life here. The city has multiple public beach access points, and residents have access to city and county beach parking programs, making it easy to spend a morning at the beach without treating it like a special occasion.
Aqualane Shores
Canal-front living just south of Old Naples, with many homes offering direct boating access and the ability to walk or bike into downtown.
See our Aqualane Shores guide and Aqualane Shores pricing breakdown.
Port Royal
One of Naples' most recognizable waterfront neighborhoods, known for large estates, deep-water canals, and a completely different scale of waterfront living.
Explore our Port Royal guide.
The Moorings and Coquina Sands
Two established neighborhoods between Old Naples and Park Shore, both offering a mix of beach access, boating, and residential streets, but with distinct personalities and housing options.
Central Naples, Lake Park and Sun Terrace
These neighborhoods sit just west of US-41 and offer a wider range of home styles, lot sizes, and price points while remaining close to downtown.
Choosing Between Them
The neighborhood name matters less than how you actually want to live.
Ask yourself:
Do you want to walk to dinner, or are you happy to drive?
Do you want a dock at home?
Do you want estate-scale privacy with downtown nearby?
Do you want to be closer to the Gulf or Naples Bay?
Do you want to spend most of your time in the heart of downtown, or have a little more space around you?
Two homes a few blocks apart can offer completely different lifestyles. That's one of the things that makes Naples real estate so interesting.
Buying in the City of Naples
In much of the city, the land is a major part of the value. As a result, many older homes are purchased with a renovation or rebuild in mind rather than simply as move-in-ready properties.
We work with buyers across a wide range of price points, from approximately $500,000 to $50M. At every level, the price alone never tells the whole story. You need to understand what you're actually buying.
A few things we encourage buyers to investigate early:
Elevation and flood zone
Flood insurance and wind mitigation
Renovation vs. rebuild potential
Seawall and dock condition for waterfront properties
Lot size, setbacks and other property-specific restrictions
Insurance availability and cost
Recent storm seasons have made elevation, flood zone and rebuild rules part of nearly every conversation with buyers. Greg has extensive hands-on experience with the building and renovation process in Naples, including waterfront properties, and understanding what is possible on a property before you buy can make a significant difference in your decision.
If you're weighing a specific home or neighborhood, reach out to us at [email protected] and we'll walk through it with you.
Season vs. Summer
Naples feels different depending on the time of year.
Season, which typically runs from late fall through spring, brings beautiful weather, full restaurants, busy streets, harder-to-get reservations, and more activity downtown.
Summer is hot and humid, but the pace slows down. Restaurants are easier to get into, parking is less competitive, and you get a completely different feel for the city.
If you're considering buying a home here, we always recommend experiencing Naples in more than one season. And if you're purchasing a second home, think about hurricane preparedness, insurance, and how you'll manage the property when you're away before you buy.
Beach Parking: One of the Perks of Living Here
One of the underrated perks of living in Naples is the beach parking.
Residents of the City of Naples can obtain a free residential beach parking permit for designated city beach parking areas. Collier County residents can also obtain a free beach parking permit for county-operated beach parking. Permit rules change, so check the City of Naples and Collier County websites for current terms.
As someone whose family came from New England, I still find this pretty incredible. In many coastal towns, beach parking can be expensive or complicated. Here, having a local parking permit makes spontaneous beach days much easier.
It's a small detail, but it's one of those things you appreciate more once you live here.
Taxes
When you're comparing homes in Naples, it's important to look beyond the list price and understand the property's full annual carrying costs.
Florida has no state individual income tax, but property taxes vary based on the property's assessed value, exemptions, and taxing jurisdictions, which differ between properties inside the city and those in unincorporated Collier County.
The number buyers most often get wrong: the seller's current tax bill is usually not what you will pay. A sale generally resets the assessed value, so a long-time owner's bill can look far lower than your first one will.
For that reason, we recommend reviewing the current tax bill, exemptions, assessed value, and estimated taxes after purchase as part of your due diligence.
Is the City of Naples Right for You?
The City of Naples can be a great fit for buyers who value walkability, proximity to the beach, a strong sense of place, and the ability to have restaurants, shopping, and downtown nearby.
It may feel less suited to buyers looking for a large amount of land, a gated golf-community lifestyle, or a lower price point.
And that's the important thing to remember: there isn't one version of Naples.
Communities outside the city, including Pelican Bay, Grey Oaks, and others, offer very different lifestyles. The right choice comes down to how you want to spend your time here.
Frequently Asked Questions
What is the difference between the City of Naples and Naples, FL?
The City of Naples is the incorporated municipality along the Gulf of Mexico. "Naples" is often used more broadly to describe the surrounding area of Collier County, including communities outside the city limits.
Is the City of Naples walkable?
Parts of the city are highly walkable, particularly Old Naples and the areas surrounding Fifth Avenue South and Third Street South. Walkability varies significantly depending on the neighborhood and property.
Is there waterfront living in the City of Naples?
Absolutely. The City of Naples offers several types of waterfront living, from Gulf-front estates to bayfront homes and canal-front properties with boating access. The waterfront experience can vary dramatically from one neighborhood to another.
What should I look for when buying waterfront property in Naples?
Beyond the home itself, buyers should pay close attention to the flood zone and elevation, flood and wind insurance, seawall condition, dock condition, water depth, boating access, and the property's potential for renovation or rebuilding.
Thinking About Naples?
Greg and I have spent most of our lives here, and we'd love to help you find your version of Naples.
Reach out to at [email protected].
