Search "Coquina Sands homes for sale" and the numbers will not agree with each other. One listing shows a renovated one-bedroom condo priced in the $300s. A few streets over, a listing shows an unbuilt beachfront estate priced at $50 million. Both are in Coquina Sands. Neither number is wrong.
As of early February 2026, the 51 active listings in the neighborhood ranged from $360,000 to $50 million, averaging just over $10 million across the set. A single figure labeled "median" cannot describe that spread honestly, and treating Coquina Sands as one market is the fastest way to misjudge what your budget actually buys there, whether you're comparing it to Old Naples down the street or The Moorings just north.
Two Markets, One Zip Code
Coquina Sands covers roughly a third of a square mile between Old Naples and The Moorings, running along Gulf Shore Boulevard toward Lowdermilk Park. Inside that small footprint sit 843 residences split almost evenly between two very different products: 263 single-family homes and 580 condominium units. The housing stock spans decades, from original cottages built around 1,400 square feet to new construction now approaching 10,000 square feet on the same streets.
That split is the whole story. A citywide or neighborhood-level median works when you're averaging similar things. In Coquina Sands, you're averaging a 900-square-foot condo built during the Reagan administration against a half-acre new-construction lot with a home theater and a wine room. The math produces a number. The number doesn't mean anything useful to a buyer trying to figure out where they actually fit.
Here's roughly what each tier looks like in 2026:
| Segment | Typical unit size | Typical price range | Example |
|---|---|---|---|
| Legacy beachfront condo (built 1960s-1980s) | 800-1,600 sq ft | Low $300s to $1.5M | Via Delfino, built 1989, 24 residences |
| New-construction single-family | 5,000-9,000+ sq ft | $3M-$12M+ | Recent builds on half-acre-plus homesites |
| Ultra-luxury pre-construction tower | 9,000-10,000+ sq ft per unit | $30M and up | Olana, 12 residences, groundbreaking 2026 |
Three tiers, three sets of buyers, three sets of comparable sales. A listing agent quoting you a neighborhood median is quoting you an average of all three at once.
What's Actually Driving the Split
The divide inside Coquina Sands mirrors a pattern playing out across Naples as a whole. As of August 2026, single-family homes citywide were selling near a $750,000 median, up about 7.6 percent year over year, with active single-family listings down roughly 22 to 24 percent from the year before. Condos were moving in the opposite direction, with supply sitting between seven and ten months, giving condo buyers real room to negotiate that single-family buyers simply don't have right now.
Most neighborhoods lean one way or the other. Coquina Sands doesn't, because it's one of the few close-to-the-beach neighborhoods in Naples that carries meaningful inventory of both product types at once. Ask whether Coquina Sands favors buyers or sellers this year and the honest answer is: it depends entirely on which half of the neighborhood you're shopping in. A condo buyer here is negotiating from strength. A single-family buyer is competing for scarce, appreciating lots.
The Old Guard on the Beach
The low end of that price table has names attached to it. Via Delfino, built in 1989 with just 24 residences, sits directly on the beach and offers walkability to Lowdermilk Park and Old Naples, but its units were built to a smaller, older standard than anything going up today. Laurentians, spread across two buildings with only two units per floor, offers privacy and light that newer high-density towers can't easily replicate, at a fraction of new-construction pricing. Embassy Club and Whitehall round out the neighborhood's established beachfront addresses.
None of these buildings are declining assets. They're simply priced for what they are: proven, low-density, decades-old construction on some of the best sand in Naples, competing against brand-new product built to a completely different scale. The gap between a Laurentians unit and a new estate lot two blocks away isn't a market inefficiency. It's the price of square footage, systems age, and build year, stacked on top of identical beach access.
The New Wave That's About to Stretch the Gap Further
Two projects now underway will widen that spread rather than close it.
Olana is a 12-residence tower planned for 1121 Gulf Shore Boulevard North, on the site of the former Bahama Club. Each of the 12 full-floor units will run roughly 9,000 to over 10,000 square feet with about 80 feet of private Gulf frontage. The project is a joint venture between Kolter Urban and BH Group, with interiors by Champalimaud Design, groundbreaking scheduled for 2026 and completion targeted around 2028. Reported pricing starts above $30 million.
Rosewood Residences, sited on roughly five acres of direct beachfront, will bring 42 units to the neighborhood with floor plans ranging from about 4,226 to nearly 9,700 square feet, managed under the Rosewood Hotels and Resorts brand.
Neither building will sell for anything close to what Via Delfino or Laurentians command today. When they deliver, they'll stand within a few blocks of condo stock that hasn't materially repriced in decades, on the same half-mile of Gulf Shore Boulevard.
A median price assumes one market moving in one direction. Coquina Sands has at least three, and only one of them is currently building anything new.
Reading a Listing Instead of a Median
The practical takeaway for anyone shopping Coquina Sands is to stop asking "what's the median price here" and start asking which tier a specific listing sits in. Check the build year and the square footage against the ranges above before you compare a price to anything else you've seen in Naples. A legacy condo priced in the $400s and a new-construction lot priced at $8 million aren't competing listings, they're different asset classes that happen to share a zip code.
That distinction also explains why average days on market for condos in the neighborhood ran around 178 days as of April 2026. That figure is heavily weighted by the legacy tier, where inventory turns slowly and buyers negotiate hard. New construction and pre-construction units at the Olana and Rosewood price points typically move through private buyer networks well before they ever generate a public days-on-market count, which is part of why the visible data can look slower than the actual top of the market is moving.
A Few Questions Worth Asking Before You Look Further
Is Coquina Sands a buyer's market or a seller's market right now? Both, depending on which tier you're in. The condo segment behaves like a buyer's market with longer time on market and room to negotiate. The single-family and new-construction segment behaves like a seller's market, with scarce lots and pricing that has held or climbed.
What does buying pre-construction at a project like Olana actually involve? At that price point, deposit schedules, escrow terms, and finish-selection windows matter as much as the floor plan itself, and none of those details are typically published for public browsing. Buyers at this level are also underwriting a market that's still years from delivery, since Olana's completion is targeted around 2028, not today's comparable sales.
A neighborhood-level median is a convenient number for a portal to display. It's not a useful number for deciding what you can actually buy in Coquina Sands, or what a comparable seller down the street should expect. The three tiers here move independently, and the gap between them is about to get wider, not narrower.
If you're weighing a move into Coquina Sands, or trying to price a listing against a neighborhood where the comps genuinely don't compare to each other, the team at Nina Loves Naples can walk through which tier your target property or your current home actually sits in. Start with a free, instant home valuation to see where your numbers land against the real segment, not the blended one.
