Real Estate Listings in Aqualane Shores
Aqualane Shores Naples Map & Waterway Positioning
Aqualane Shores sits between Old Naples to the north (separated by the canal between 14th and 15th Avenues) and Port Royal to the south (roughly at Galleon Drive). The Gulf of Mexico forms the western boundary along Gordon Drive, and Naples Bay defines the eastern edge. Explore the map below to see how the canal system connects to Gordon Pass and the Gulf.
Aqualane Shores Real Estate Statistics
| Average Price | $14.3M |
|---|---|
| Lowest Price | $5M |
| Highest Price | $90M |
| Total Listings | 34 |
| Avg. Days On Market | 287 |
| Avg. Price/SQFT | $2.3K |
Property Types (active listings)
Where is Aqualane Shores in Naples, and what makes it unique?
Aqualane Shores occupies a roughly 300-acre waterfront position between Old Naples to the north and Port Royal to the south, bounded by the Gulf of Mexico to the west and Naples Bay to the east. The neighborhood sits entirely within the City of Naples jurisdiction — an important distinction that affects building codes, dock regulations, and permitting.
Developed beginning in 1949 through a dredge-and-fill operation — the same year Naples became an incorporated city — Aqualane Shores was one of the first planned waterfront communities in Southwest Florida. The dredging created the deep-water canal system that remains the neighborhood's most valuable infrastructure asset today.
- Gulf-Front Estates: A limited number of beachfront properties along Gordon Drive and Gulf Shore Boulevard South command the highest valuations in the neighborhood, often exceeding $30M.
- Canal-Front Homes: The majority of Aqualane Shores' approximately 350 homesites sit on deep-water canals (8–16 ft MLW) with private docks and no-bridge access to the Gulf via Gordon Pass. Canal width, turning basin proximity, and exposure direction drive significant price variation.
- Non-Waterfront Lots: A small number of interior lots offer Aqualane Shores' walkability and location advantages without direct canal access — typically the entry point into the neighborhood.
Why do serious Naples buyers choose Aqualane Shores?
Aqualane Shores is home to the only Naples homes for sale that deliver all three of the city's most sought-after lifestyle attributes in a single address: deep-water boating, walk-to-beach access, and walkability to world-class dining and shopping. Port Royal offers superior boating and a private club but requires a car for shopping and dining. Old Naples offers walkability and charm but limited boating infrastructure. Aqualane Shores splits the difference — and that combination is why demand has remained resilient even through post-hurricane market cycles.
in Aqualane Shores
deep-water canals
(MLW)
Unlike gated communities such as Grey Oaks, Quail West, or Bay Colony, Aqualane Shores is a non-gated neighborhood with no mandatory HOA. The voluntary Aqualane Shores Association coordinates community events and waterway maintenance, but membership is optional and there are no architectural review restrictions on what you can build — subject to City of Naples zoning and building codes.
Aqualane Shores vs. Old Naples vs. Port Royal: How do they compare?
These three neighborhoods share Naples' southern coastline, but they serve fundamentally different buyer priorities. The comparison below focuses on the factors that actually drive purchase decisions — not marketing language.
| Factor | Old Naples | Aqualane Shores | Port Royal |
|---|---|---|---|
| Deep-Water Boating | Limited. Most properties lack canal access. Royal Harbor and The Moorings offer alternatives. | 320+ homes on deep-water canals (8–16 ft MLW). No-bridge Gulf access via Gordon Pass. Boats up to 40 ft+ depending on frontage. | Best-in-class. Canals dredged to 10–16 ft MLW. Designed for 80 ft+ yachts. Widest turning basins in Naples. |
| Walk to Beach | Excellent. Multiple beach access points. Naples Pier walkable from most locations. | Excellent. Beach access at 14th–18th Avenue South plus a hidden path at 21st Street & Gordon Drive. | Limited. Port Royal Club provides private beach for eligible members. Public beach access requires driving. |
| Walk to Dining & Shopping | Best in Naples. Third Street South and Fifth Avenue within minutes on foot. | Very strong. Third Street South is a 5-minute walk from most addresses. Fifth Avenue accessible by bike. | Car or golf cart required. Port Royal Club provides on-site Gulf-front dining for members. |
| Private Club | No neighborhood club. Multiple clubs accessible by membership. | No neighborhood club. Proximity to Naples Yacht Club and downtown dining replaces the club model for most residents. | Port Royal Club — parcel-linked membership. New $100M clubhouse opening late 2026. |
| HOA / Gating | No mandatory HOA. Non-gated. City streets. | No mandatory HOA. Non-gated. Voluntary association for community events and waterway maintenance. | No mandatory HOA but Port Royal Property Owners Association provides architectural oversight. Non-gated but private patrol. |
| Entry Price (2026) | Non-waterfront cottages from ~$3M. Renovated homes $5M–$15M+. Gulf-front from $20M+. | Non-waterfront from ~$5M. Canal-front from ~$7M–$10M. Bay-front and Gulf-front from $15M–$30M+. | Waterfront teardowns from ~$14M+. Move-in estates $20M–$60M+. Gulf-front from $40M+. |
| Best For | Buyers who prioritize walkable lifestyle above all else. Cultural, dining, and social energy. | Buyers who want boating + beach + walkability in one address without club obligations or gated restrictions. | Buyers seeking maximum privacy, estate scale, and the Port Royal Club — Naples' most prestigious single address. |
The Decision Framework I Use with Buyers: When a client is choosing between these three neighborhoods, I start with one question: How do you actually spend your days during season? If the answer involves a yacht, Aqualane or Port Royal. If it involves walking to dinner five nights a week, Aqualane or Old Naples. If it involves both a yacht and walking to dinner — that's Aqualane Shores. It's the only neighborhood in Naples that doesn't force you to choose.
Get the Aqualane Shores Canal Depth & Dock Configuration Guide
I maintain detailed canal depth data, dock setback calculations, and boat size estimates for every Aqualane Shores waterway. Before you tour any Naples waterfront homes for sale, know exactly which canals accommodate your vessel and which don't — it's the most important variable in any Aqualane Shores purchase.
Text Sue at (239) 776-2164 Or Request It Online
Luxury neighborhoods
of Naples
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Aqualane Shores
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Audubon
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Bay Colony
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Collier's Reserve
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Coquina Sands
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The Dunes
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Fiddler's Creek
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Gordon Drive
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Grey Oaks
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Gulf Shore Blvd.
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Kalea Bay
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Marco Island
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Mediterra
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The Moorings
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Naples Cay
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Old Naples
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Park Shore
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Pelican Bay
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Pelican Marsh
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Pine Ridge
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Port Royal
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Quail West
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Royal Harbor
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Seagate
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Talis Park
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Tiburon
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Twin Eagles
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Vanderbilt Beach
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Windstar
What do serious boaters need to know about Aqualane Shores canals?
Aqualane Shores' canal system was created through the original 1949 dredge-and-fill operation, and it remains one of the most functional boating infrastructures in Naples. Unlike decorative canal neighborhoods where "waterfront" means kayak access, Aqualane Shores canals are working deep-water channels that support vessels up to 40 feet and beyond — depending on your specific lot's frontage and canal position.
| Boating Factor | What You Need to Know | The Sue Boyle Edge |
|---|---|---|
| Canal Depths | Range from 8 to 16 feet MLW depending on location. The widest and deepest canals are found on 4th through 8th Streets South. NOAA charted depths are a starting point, not a guarantee — post-storm shoaling can reduce actual navigable depth by 2–4 feet. | I arrange physical dock soundings at the exact slip location before my buyers make an offer. Charted depth and actual depth are rarely the same after a hurricane season. |
| Bridge Clearance | Zero fixed bridges between Aqualane Shores and the Gulf of Mexico. Your route runs through Naples Bay to Gordon Pass (federally maintained at 12 ft MLLW) and into open Gulf. No tide calculations needed for clearance — only for depth. | I map the exact idle-speed route from your prospective dock to Gordon Pass, noting any no-wake zones, channel markers, and shoaling advisories from the USCG Local Notice to Mariners. |
| Dock Setbacks | City of Naples Code §56-93 requires a 7.5-foot side setback from each property line (includes pier, pilings, lift, and vessel). Total dock protrusion cannot exceed 25% of waterway width. | I calculate the maximum vessel length for every property using the formula: lot frontage minus 15 ft (setbacks) minus pier and lift width. This is the single most misunderstood variable in Aqualane Shores transactions. |
| Boat Size Estimate | Most Aqualane Shores lots have 75–150 feet of water frontage. After setbacks and pier/lift width, vessels of 26 to 50+ feet can typically be accommodated. Properties on wider canals and turning basins support the largest vessels. | Before scheduling a single showing, I confirm your vessel's beam and LOA against the specific property's frontage, canal width, and lift configuration. If Port Royal's wider canals are a better fit for vessels over 50 ft, I'll tell you — see Port Royal's boating infrastructure. |
| Transit Time | From most Aqualane Shores docks to Gordon Pass: approximately 5–10 minutes at idle speed. From Gordon Pass to open Gulf: an additional 3–5 minutes. Total dock-to-Gulf time: under 15 minutes. | I provide a property-specific transit estimate during due diligence, factoring in your dock's canal position relative to the nearest channel entrance and any seasonal current patterns at Gordon Pass. |
| Aqua Cove | A cul-de-sac canal enclave of approximately 20 homes offering the widest interior water views in Aqualane Shores. Premium positioning for buyers who prioritize panoramic canal vistas from the main living areas. | Aqua Cove properties trade infrequently and often command a premium over comparable canal-front homes due to the wider water views. I track pre-market activity here specifically. |
What does the Aqualane Shores real estate market look like in 2026?
Aqualane Shores is in the midst of a generational redevelopment cycle. Original homes built in the 1950s through 1970s are being systematically replaced with new-construction estates in the $15M–$30M+ range. This creates a two-tier market that offers very different opportunities depending on your goals.
2025 ($1M+ sales)
increase (13 → 31)
in Aqualane Shores
Aqualane Shores posted the largest sales volume increase of any Naples luxury neighborhood in 2025 — a 138% jump from 13 to 31 closed sales above $1M, according to Naples area MLS data. At an average sale price of $9.5M, Aqualane Shores ranks third among Naples neighborhoods behind only Gordon Drive ($40.5M avg) and Port Royal ($23.1M avg). For context, neighboring Old Naples averaged $4.4M on 101 closed sales.
New construction (2020–2026 builds) trades at a significant premium, often exceeding $2,500/sqft, reflecting modern FEMA-compliant elevation, hurricane-rated construction, and contemporary design by firms like Stofft Cooney Architects. Legacy homes (pre-2000) trade primarily on land value, with buyers evaluating the teardown-and-rebuild economics against the property's canal position and frontage.
Aqualane Shores' position on the most expensive homes in Naples list is supported by a structural supply constraint: there are only ~350 total homesites, and no mechanism exists to create additional lots. When combined with the neighborhood's unique boating-beach-walkability trifecta, this scarcity underpins long-term price resilience even during market corrections.
The Two-Tier Market Opportunity: Buyers evaluating Aqualane Shores right now face a strategic choice. New-construction estates offer immediate occupancy, modern hurricane resilience, and premium finishes — but trade at $20M+. Legacy homes on prime canal positions can be acquired for $7M–$12M, with a $3M–$5M rebuild budget creating a finished product worth $18M–$25M. I model both scenarios for my buyers, factoring in the City of Naples Substantial Improvement (50%) rule that determines whether a renovation triggers full FEMA compliance.
What flood zone is Aqualane Shores in, and how did it handle Hurricane Ian?
Aqualane Shores sits predominantly in FEMA flood zones AE and VE, with Gulf-front properties in VE (coastal high-hazard, subject to wave action) and canal-front properties typically in AE (high-risk flood area). The 2024 FEMA map update replaced the previous 2012 maps — buyers should verify current zone designations for any specific parcel, as some properties were reclassified.
Hurricane Ian struck Naples on September 28, 2022, as a high-end Category 4 storm. Aqualane Shores experienced significant storm surge flooding. However, the damage pattern revealed a critical distinction: newer homes built to current FEMA elevation and construction standards performed dramatically better than older, pre-code structures. Homes elevated to 10+ feet NAVD88 with reinforced concrete construction typically sustained exterior damage only, while older homes at lower elevations experienced interior flooding.
For buyers evaluating renovation candidates, the Substantial Improvement rule is the most consequential regulation in Aqualane Shores. If a renovation's cost exceeds 50% of the structure's pre-improvement market value, the entire building must be brought into compliance with current FEMA elevation and construction standards — effectively requiring a teardown. I calculate this threshold on every legacy home my buyers consider, because it fundamentally changes the renovation-vs-rebuild economics.
The Elevation Certificate Is Non-Negotiable: Before evaluating any Aqualane Shores property, I obtain or commission an Elevation Certificate. This document determines flood insurance premiums under FEMA's Risk Rating 2.0 methodology and establishes whether a renovation will trigger the 50% Substantial Improvement threshold. In a neighborhood where insurance costs can vary by $10,000+ per year between properly elevated and under-elevated structures, this single document is the most important piece of due diligence after the title search.
Does Aqualane Shores have an HOA, and what does the association do?
Aqualane Shores does not have a mandatory homeowners association. There are no mandatory dues, no architectural review board, and no deed restrictions governing what you can build beyond City of Naples zoning and building codes. This is a significant differentiator from Naples' gated communities like Pelican Bay, Grey Oaks, or Mediterra, where HOA oversight governs everything from landscaping to exterior paint colors.
The Aqualane Shores Association is a voluntary community organization that residents may choose to join. The association focuses on neighborhood beautification, waterway maintenance coordination, community social events (including a popular Holiday Party and End-of-Season Wine Tasting), newsletters, and advocacy on issues affecting the neighborhood — from stormwater management to traffic patterns.
annual dues
is optional
was established
For buyers coming from gated communities: The no-HOA structure means you have complete freedom to design and build to your vision — but it also means there is no community-enforced standard preventing a neighbor from building something you wouldn't choose. In practice, the market self-regulates: at Aqualane Shores price points, buyers invest in quality because it protects their own property value. The result is a neighborhood that looks cohesive despite the absence of architectural review.
For buyers comparing to Port Royal: Port Royal also lacks a mandatory HOA, but the Port Royal Property Owners Association exercises informal architectural influence. Aqualane Shores' association focuses primarily on social programming and waterway maintenance rather than property standards.
Finding the Right Canal Position for a 42-Foot Sport Fisherman
A seasonal resident from Boston wanted to keep a 42-foot center console at their Aqualane Shores home and walk to Third Street South for dinner — without compromising on either. Here is how the search came together:
Mapped every Aqualane Shores canal by depth and width, eliminating 60% of available inventory that couldn't accommodate the buyer's vessel beam and draft at low tide.
Identified three canal-front properties on the 5th and 6th Street South canals with sufficient depth (12+ ft MLW), frontage (120+ ft), and turning basin access — confirmed by physical dock soundings.
Provided a full renovation-vs-rebuild analysis on each property, including Elevation Certificate review, Substantial Improvement threshold calculation, and projected insurance costs under both scenarios.
Buyer closed on a 1972 legacy home with 135 ft of frontage on a 14 ft MLW canal — four blocks from Third Street South. Teardown and rebuild is underway with completion targeting the 2026–2027 season.
What is daily life really like in Aqualane Shores?
Aqualane Shores residents describe their neighborhood as the place where Naples' boating culture and Old Naples walkability naturally overlap. It's a neighborhood designed around water, but lived on foot.
Third Street South
Often called the birthplace of Naples, Third Street South is a 5-minute walk from most Aqualane Shores addresses. Upscale dining at Campiello and The Continental, boutique shopping, art galleries, and the weekly Third Street Farmer's Market define the rhythm of life here.
Beach Access
Residents reach the Gulf beach via public access points at 14th through 18th Avenues South, plus a lesser-known path at the intersection of 21st Street South and Gordon Drive. No beach passes required. Naples' beach renourishment program maintains one of Florida's widest sand beaches.
Boating & Fishing
From your private dock, it's a short idle to Gordon Pass and the world-class fishing grounds of the Gulf of Mexico, Keewaydin Island, and the 10,000 Islands. The Naples Yacht Club sits at the northeast corner of the neighborhood for those who want a social boating community.
Cambier Park & Recreation
Cambier Park — a short walk or bike ride north — offers the Arthur Allen Tennis Center (12 lighted Har-Tru courts), baseball fields, a community band shell, and the Naples Players at Sugden Community Theatre. Baker Park, opened in 2019, adds a playground, dog park, and hiking trails along the Gordon River.
The Roundabouts & Banyan Trees
Aqualane Shores' distinctive traffic roundabouts — shaded by ancient banyan trees and surrounded by tropical landscaping — give the neighborhood a character that newer developments cannot replicate. The tree canopy, mature plantings, and low traffic volumes create a pedestrian-friendly environment that feels more like a private estate compound than a public neighborhood. It's one of the intangible qualities that draws buyers back after they've toured gated communities like Talis Park or Kalea Bay and found them too manufactured.
Whether you're evaluating canal depth for a specific vessel, modeling the renovation-vs-rebuild economics on a legacy home, or simply want to understand which blocks are closest to the beach and Third Street — I provide the neighborhood-level intelligence that online portals cannot replicate.
The Sue Boyle Advantage in Aqualane Shores
Aqualane Shores is a micro-location market where two homes on the same street can trade at dramatically different prices based on canal width, depth, frontage, and exposure. I quantify these variables on every property I evaluate — it's the difference between a good purchase and a great one.
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For Buyers: I verify canal depth, calculate maximum vessel size, model renovation-vs-rebuild economics, obtain Elevation Certificates, and provide a comparative market analysis that accounts for Aqualane Shores' micro-location pricing drivers — all before you make an offer.
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For Sellers: Your property's canal position, depth, frontage, and proximity to beach access and Third Street are its most marketable features. I position these quantifiable advantages to attract qualified boating buyers who understand the infrastructure's value.
Frequently Asked Questions About Aqualane Shores
Is Aqualane Shores a gated community?
No. Aqualane Shores is a non-gated neighborhood with public streets maintained by the City of Naples. Privacy is achieved through estate-scale lots, mature tropical landscaping, and limited through-traffic — not walls or guard gates. This distinguishes it from gated communities like Grey Oaks, Pelican Bay, or Bay Colony.
Is Aqualane Shores part of Port Royal?
No. Aqualane Shores and Port Royal are separate neighborhoods. Aqualane Shores sits directly north of Port Royal, with the boundary running roughly along Galleon Drive. While both share bridge-free Gulf access via Gordon Pass and deep-water canal systems, they differ in lot scale, pricing, and amenity structure. Critically, Aqualane Shores properties are not eligible for Port Royal Club membership.
What size boat can I keep in Aqualane Shores?
Boat size depends on your property's water frontage and canal width. Under City of Naples dock regulations, there is a 7.5-foot setback from each side property line (including pier, pilings, lift, and vessel), and total dock protrusion cannot exceed 25% of the waterway width. Most Aqualane Shores lots have 75 to 150 feet of frontage, accommodating vessels of 26 to 50+ feet after setbacks. Properties on wider canals and turning basins support the largest vessels. Contact Sue Boyle at (239) 776-2164 for a property-specific boat size calculation before you schedule a showing.
How deep are the canals in Aqualane Shores?
Aqualane Shores canals range from 8 to 16 feet at Mean Low Water (MLW), depending on location. The widest and deepest canals are found along 4th through 8th Streets South. Aqua Cove offers the widest interior water views. Note that charted depths from NOAA may not reflect post-storm shoaling — Sue arranges physical dock soundings at the exact slip location during due diligence to confirm actual navigable depth.
Does Aqualane Shores have an HOA?
No. Aqualane Shores does not have a mandatory homeowners association. There are no mandatory dues, no architectural review board, and no community-imposed restrictions beyond City of Naples zoning and building codes. The Aqualane Shores Association is a voluntary organization that coordinates social events, waterway maintenance advocacy, and neighborhood communications. Membership is optional.
What flood zone is Aqualane Shores in?
Aqualane Shores properties fall primarily in FEMA flood zones AE and VE. Gulf-front properties along Gordon Drive are typically in VE (coastal high-hazard), while canal-front properties are in AE (high-risk flood area). The 2024 FEMA map update reclassified some parcels — verify current designations through the City of Naples Building Department. Flood insurance is required for mortgaged properties in both zones, and premiums vary significantly based on elevation relative to Base Flood Elevation. Sue obtains Elevation Certificates on every property she represents.
How far is Aqualane Shores from the beach?
Most Aqualane Shores addresses are within a 5 to 10 minute walk of the Gulf beach. Beach access points are located at 14th through 18th Avenues South, with an additional path at the intersection of 21st Street South and Gordon Drive. Gulf-front estates along Gordon Drive and Gulf Shore Boulevard South have direct beachfront access. No beach pass or club membership is required.
What is the most expensive home ever sold in Aqualane Shores?
The highest recorded sale in Aqualane Shores was approximately $31.5 million in 2025, for a newly constructed estate on a premium lot. New-construction homes in Aqualane Shores are now routinely listed above $20 million, reflecting the neighborhood's position among the most expensive addresses in Naples. Contact Sue Boyle for current pricing and recent closed sale data.
Can I rent out my Aqualane Shores home on Airbnb or VRBO?
Short-term rental regulations in Aqualane Shores are governed by the City of Naples, not by an HOA (since there is no mandatory HOA). The City of Naples has specific regulations regarding vacation rentals, including registration requirements and minimum rental duration rules. These regulations have been subject to recent legislative changes at the state level. Contact Sue Boyle or a local attorney for the most current short-term rental rules before purchasing with rental income in mind.
How does Aqualane Shores compare to Royal Harbor for boating?
Both neighborhoods offer deep-water canal access to Naples Bay and the Gulf via Gordon Pass. Royal Harbor sits on the east side of Naples Bay, while Aqualane Shores is on the west side — meaning Aqualane Shores docks are closer to Gordon Pass and the Gulf by approximately 5–10 minutes of idle time. Aqualane Shores also offers walk-to-beach and walk-to-Third Street advantages that Royal Harbor's east-of-bay position cannot match. However, Royal Harbor typically offers lower entry pricing, making it an attractive alternative for buyers whose primary priority is boating infrastructure rather than walkability.
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