If you are weighing Moorings against Park Shore, Coquina Sands, or Olde Naples, you are not alone. Each enclave delivers a distinct mix of boating access, beach experience, and building style, which makes the choice personal. In this guide, you will see how Moorings stacks up on the details that matter, from direct Gulf access to resident beach privileges and redevelopment potential. Let’s dive in.
Quick orientation
Where Moorings sits
Moorings is the central waterfront neighborhood between Park Shore to the north and Coquina Sands and Olde Naples to the south. City materials describe a large coastal footprint with thousands of residences, while the Moorings Property Owners Association notes roughly 730 acres excluding waterways, about 875 single-family homes, and 82 condominium buildings that together total around 4,000 residential units. You can review the city overview and neighborhood counts for context at the City of Naples Moorings page and the Moorings Property Owners Association.
Nearby enclaves at a glance
- Park Shore sits immediately north and is a planned waterfront community with more than 600 single-family homes and about 25 high-rise condominium towers along the beachfront. The neighborhood is organized through the Park Shore Association and includes a private beach park for members. See the Park Shore Association for its structure and amenities.
- Coquina Sands borders Moorings to the south with approximately 230 single-family homes and around 660 multi-family units, plus walkable proximity to Lowdermilk Park, a popular public beach. The Coquina Sands neighborhood history provides helpful background at Coquina Sands.
- Olde Naples is the historic downtown core centered on the Naples Pier and the 5th Avenue South and 3rd Street South retail corridors. There is no single official boundary, but in practice it covers the blocks closest to the Pier and downtown.
Waterfront and boating access
Moorings: direct Gulf access via Doctor’s Pass
If you value time on the water, Moorings stands out for widespread private docks on bay and canal lots and for many parcels that enjoy bridgeless routes to the Gulf via Doctor’s Pass. That access pattern reduces time to open water and avoids height limits that fixed bridges can introduce. You also find a spread of building types, from bayfront single-family homes to mid-rise and low-rise condominiums along Gulf Shore Boulevard and Moorings Bay.
Park Shore: bay life with bridge clearances
Park Shore combines a high-rise beachfront corridor with bayfront living on Venetian Bay. Many boaters enjoy slip access through building-associated marinas or nearby facilities. Reaching the Gulf often involves navigating under fixed bridges, which can limit very tall vessels. For most day boating and cruisers, routes are convenient, but air clearance can be a deciding factor for larger yachts.
Coquina Sands: canals and park proximity
Coquina Sands offers a blend of low-rise beachfront buildings and canal-front homes. Some canal properties feed toward the same Doctor’s Pass corridor used by Moorings. The neighborhood’s setting near public beach amenities and the Naples Beach Club redevelopment creates a simple, beach-forward lifestyle.
Olde Naples: beach first, marinas to the south
Olde Naples places walkability to beaches, the Pier, and downtown dining at the center of daily life. Larger-yacht access is typically oriented south through Naples Bay and Gordon Pass rather than Doctor’s Pass. Private docks are not as universal at the lot level as in Moorings, so buyers often weigh proximity to marinas and the overall downtown lifestyle over doorstep dockage.
Beach access and lifestyle
Moorings Beach Park membership
A signature Moorings perk is the Moorings Beach Park, operated by the voluntary Moorings Property Owners Association. Membership provides resident parking and park privileges, which creates a quieter, resident-oriented beach experience without a gated entry. For the latest membership details and park information, visit the Moorings Property Owners Association.
Park Shore private beach commons
Park Shore residents benefit from an association-managed private beach park and beach commons tied to many beachfront buildings. Access and parking are administered by the association, and tower residents often have direct beach pathways. You can explore the program at the Park Shore Association.
Coquina Sands at Lowdermilk Park
Coquina Sands is anchored by Lowdermilk Park, a city-run public beach with showers, gazebos, a playground, and concessions. It is a true community hub that provides easy, amenitized beach time for residents and visitors. The City of Naples maintains current details for Lowdermilk Park.
Olde Naples public beach and the Pier
In Olde Naples, a chain of public beach access points and the Naples Pier define the neighborhood’s coastal rhythm. Short blocks lead to the sand, and many homes and condos sit within an easy walk or bike ride of downtown shopping and dining.
Housing and building patterns
Moorings mix and scale
Moorings combines single-family homes on bay and canal lots with a wide array of low- and mid-rise condominiums, plus several beachfront buildings. The MPOA reports about 875 single-family homes and 82 condo buildings across roughly 730 acres excluding waterways, which results in a varied streetscape and a broad price spectrum. You can confirm these figures with the Moorings Property Owners Association and the City of Naples Moorings overview.
Park Shore high-rise corridor
Park Shore concentrates many of Naples’ beachfront towers along Gulf Shore Boulevard, with more than 600 single-family homes in the interior and numerous mid-rise buildings around Venetian Bay. The high-rise profile delivers panoramic views and resort-style amenities in a planned setting. Structure and counts are detailed by the Park Shore Association.
Coquina Sands low-rise character
Coquina Sands remains primarily low-rise with a mix of original cottages, updated homes, and smaller beachfront or near-beach condominiums. Neighborhood history sources cite roughly 230 single-family homes and 660 multi-family units. See the Coquina Sands history for additional background.
Olde Naples historic core
Olde Naples features historic cottages, new infill homes, and low- to mid-rise condos woven into a walkable grid near the Pier and downtown retail. Building form is intentionally low to preserve view corridors and neighborhood character.
Redevelopment, resilience, and permitting
Rebuild trends along Crayton and Gulf Shore
Across Coquina Sands, Moorings, and Park Shore, there is steady redevelopment as older homes on prime waterfront lots give way to new construction. Buyers seeking modern floor plans, elevated foundations, and updated dockage often look to tear-down opportunities or newly delivered projects along Gulf Shore Boulevard and Crayton Road. The nearby Naples Beach Club and Four Seasons redevelopment adds a major hospitality and dining node at the Coquina Sands and Olde Naples edge.
Flood maps, elevation, and insurance
Collier County and the City of Naples adopted updated coastal flood maps in February 2024. Some Gulf-side parcels saw changes to flood zone designations and Base Flood Elevations, which can influence permitting paths, insurance, and rebuild feasibility. The city is also advancing seawall and beach-end restoration after recent storm events. Before you plan a renovation or new build, review elevation certificates and consult the county’s Floodplain Management resources, then align your design team with current standards.
Market snapshot and value cues
Market snapshots from late 2025 and early 2026 show how list prices vary by enclave. Always use current MLS comps for block-level accuracy, particularly when you are targeting a specific building or waterfront orientation.
- Park Shore median listing price, December 2025: about $2,095,000.
- Olde Naples median listing price, December 2025: about $1,995,000.
- Coquina Sands median listing price, December 2025: about $3,683,000, which reflects a small luxury-skewed sample.
- Moorings median price, January 2026 snapshot: roughly $1.4M to $1.5M, with wide variation between interior condos, bayfront buildings, and single-family waterfront lots.
What this means for you:
- If you want a high-rise beachfront tower with full-service amenities and proximity to Venetian Village, Park Shore offers a deep inventory of towers and bayfront condominiums.
- If direct, bridgeless Gulf access from a private dock is a must, Moorings deserves a close look, especially along canals that feed Doctor’s Pass.
- If your top priority is a public park beach experience and a lower-rise streetscape, Coquina Sands fits that brief.
- If you want to step out to the Pier, 5th Avenue South, and 3rd Street South, Olde Naples leads for walkability.
Which neighborhood fits your goals?
Start with your non-negotiables, then refine by lifestyle:
- You are a boater who wants open-water runs with minimal delay. Prioritize Moorings canal and bay parcels that feed Doctor’s Pass. Vet depth, dockage, and seawall condition during due diligence.
- You prefer a lock-and-leave beachfront tower with on-site staff and amenities. Park Shore’s high-rise corridor provides options across many associations with defined beach commons.
- You want a beach-forward routine with easy parking and city park amenities. Coquina Sands places Lowdermilk Park a short stroll or bike ride away, with low-rise buildings and tree-lined streets.
- You value walking to dinner, galleries, and the Pier. Olde Naples places the downtown core and public beach access points at your doorstep.
If you are planning a renovation or a custom build, Moorings, Park Shore, and Coquina Sands all feature active redevelopment. Pay close attention to lot elevation, flood zone, and dock permitting. Smart pre-acquisition planning can save significant time and cost.
How we help
Choosing among these enclaves is about more than price per square foot. It is an alignment of boat access, beach access, building form, and long-term plans for the property. As a Naples-based broker associate with hands-on project oversight experience, I help you weigh dock feasibility, elevation requirements, association rules, and likely resale paths before you commit. When you want discretion, private-market sourcing, and practical guidance on renovations or new construction, you have a partner here.
Ready to explore on your terms and timeline? Connect with the McCumber Group to schedule a private consultation or request private-market access.
FAQs
What makes Moorings unique for Naples boaters?
- Many Moorings waterfront parcels offer private docks with bridgeless routes to the Gulf via Doctor’s Pass, which reduces travel time and avoids fixed-bridge height limits that affect some nearby routes.
How does Moorings Beach Park access work for residents?
- The Moorings Property Owners Association administers a voluntary membership that provides resident parking and park privileges at Moorings Beach Park; confirm current terms with the MPOA before purchase.
Which enclave is best if I want to walk to 5th Avenue South and the Naples Pier?
- Olde Naples is the most walkable to the Pier and downtown retail corridors, while Moorings and Coquina Sands are a short drive or bike ride and Park Shore is walkable to Venetian Village instead of downtown.
How do Collier County’s updated flood maps affect a Moorings purchase or renovation?
- Flood zone changes and updated Base Flood Elevations can influence design, permitting, and insurance; review elevation certificates and consult Collier County Floodplain Management early in your planning.
How do current prices compare among Moorings, Park Shore, Coquina Sands, and Olde Naples?
- Recent snapshots show Park Shore near $2.1M, Olde Naples near $2.0M, Coquina Sands higher due to luxury skew, and Moorings around $1.4M to $1.5M, with wide variation by property type and waterfront orientation.
