Under construction in The Moorings, Naples, FL
3300 Gulf Shore
3300 Gulf Shore Boulevard North, The Moorings
A 46 home condominium stood here, was terminated in 2023 and was cleared. Construction on its replacement formally began in the first half of 2026. It is a bay side parcel rather than a beachfront one, and that changes which coastal rules apply. The whole record is below.
- Address
- 3300 Gulf Shore Blvd N
- Site
- Just over three acres
- Water
- Bay, not Gulf
- Tax rate
- 9.0201 mills
At a glance
3300 Gulf Shore fast facts
Every figure below is read from the county clerk's official records index, the county appraiser's working roll and a second city parcel layer printed separately, the state corporate register entity by entity, the state coastal line layers downloaded as geometry and measured rather than tested as polygons, the federal flood records queried by whole parcel and then controlled against a buffer, or the federal claim file pulled on its successor endpoint and cross-checked against the old one. Where a layer returns nothing we say whether that is a real answer or a hole in the data, because on this parcel it is both, in different places.
- Record address
- 3300 Gulf Shore Boulevard North, Naples, FL 34103
- Which water
- The bay side of the boulevard, not the Gulf side
- What stood here
- The Executive Club, a 46 home condominium, terminated 2023
- Site
- Just over three acres, two platted lots on one folio
- Construction
- Formally commenced first half of 2026, on the recorder's evidence
- Declaration recorded
- No. Nothing has been conveyed
- Sponsor
- KT Gulf Shore, managed by The Kolter Group of Delray Beach
- Tax rate
- 9.0201 mills, and no non ad valorem assessment at all
- Community development district
- None here, though this county has 33
- Coastal control line
- Landward of it. No permanent state permit burden
- Coastal building zone
- Inside it. Coastal wind and structural provisions apply
- Flood
- Two zones across the parcel, base flood ten and eleven feet
- Ground
- About 6.4 feet, four to five feet below the design flood
- Wave action line
- Runs along the seaward edge of the site without crossing it
- Prices, plans, unit count and a recorded declaration
- Not published yet
Not published yet
Location: see 3300 Gulf Shore Boulevard North on the map. Get notified when prices and plans are released. Figures carry the dates shown and are subject to change.
Who is behind it, and what was here
Forty-six homes that no longer exist, and a parent company building in four counties at once
Start with what was here, because it is the most complete thing on this page. The Executive Club was a 46 home condominium on this exact land. We established that count two entirely separate ways that agree: querying the county parcel layers at this point across roll years returns 46 unit folios for 2020 and 2022 and a single consolidated folio from 2023 onward, and the termination instrument recorded in spring 2023 enumerates the homes individually to exactly 46.
The chain of title since then is clean and readable end to end. The condominium conveyed to an intermediate holder in spring 2023; that holder recorded a notice of commencement to an excavating contractor in mid 2023, which is the site clearance; an affidavit resolving the old building's utility and cable interests followed in late 2024; and the land conveyed to the current owner in early 2025. The tax roll's owner and the recorded deed agree exactly.
On who the owner actually is, we tested a hypothesis rather than assuming it, and it held. Four project companies in four different Florida counties, all sharing a naming pattern, return the same three identifiers in the state corporate register: the same principal street address in Delray Beach, the same registered agent, and the same named manager entity, The Kolter Group. Three independent common factors is not a coincidence of initials.
The scale of that structure is worth a line, because it changes how you read a single filing. The pattern is one parent with a separate company per project and, in places, a further company per financing layer. In one county the cluster alone runs to fifteen entities. So the company named on this parcel is a project vehicle, and the developer you are actually dealing with is the parent behind it.
Construction has started, and the evidence comes from the recorder rather than the permit office. The owner recorded two notices of commencement to a general contractor in the first half of 2026, both against this land's legal description. A notice of commencement is the owner's formal statement that work is beginning. That is the date to work from, and it is a firmer one than any press announcement.
What we could not get is the permit file itself, and this jurisdiction is a new kind of closed. The city's permit portal responds to an anonymous request and then serves a captcha instead of data. It is not login walled and it is not broken. It is a human only gate, which is a fourth distinct pattern this series has catalogued. No master permit, no declared value, no square footage.
We also tested the one trick that solved this problem in another county, and it does not work here. A county to the north publishes the permit number, status, declared value and application date as fields on the parcel record itself. This county's parcel service carries roughly a hundred fields covering ownership, valuation, exemptions and taxes, and not one permit field. Two county services and the city's own layer were checked.
One thing the name search turns up is worth knowing before you go looking yourself. A clerk business name search for this project's name returns zero recorded instruments, across name forms. Every instrument on this land describes it by its platted legal identity instead. The name is real, it is on the county's own address field for this folio, but you will not find it in the recorded index.
Take these four to the sales gallery: the current home count and building height, since no government record confirms either; the master permit file and the construction schedule, since you cannot pull them; when the declaration is expected to record; and what a reservation commits you to and how your deposit is held before that happens.
What this will actually cost
Nothing layered on top, a district we will not over-claim, and a roll that has not certified
The tax position is clean and it is the same rate as the other Naples project in this batch. Total 9.0201 mills across county, school, municipal and one residual line, and the roll's non ad valorem total reads zero. There is no assessment of any kind on this parcel. For a three acre bayfront redevelopment site that is unusually simple.
The district question has to be asked county by county, and this series now does. This county does have community development districts, 33 of them, and this parcel is in none. The county a hundred miles north has none at all; the one in between has exactly one. We no longer carry that claim across a county line.
There is one thing we are deliberately not going to claim, and the restraint is the point. The parcel does sit inside a mapped bay related special taxing district. But we could not decompose the small residual millage line into its components, and in this county that line commonly carries regional water management levies. So we will not tell you the district is the source of it. What is safe: the parcel is inside a bay district, and it carries no assessment.
On value, read the roll's own status before you quote any of it. The current roll is preliminary rather than certified, by its own status field. Land carries roughly $58.5 million and improvements roughly $48,000, which is the roll saying the site is cleared. Until it certifies, treat every dollar figure here as provisional.
The two published parcel layers agree here, which is worth recording because they often do not. The appraiser's working roll and a second city layer describe the same folio and the same geometry, differing only by a rounding artefact in the acreage. On the last three projects in this series the two layers disagreed, and on one of them they described two entirely different parcels because a replat was caught mid cycle.
On homestead, a correction this series now carries everywhere. The combined exemption is $51,411 and it is identical in every Florida county, because the structure is set by state law and constitution rather than chosen locally. It does not apply to this parcel today in any case, which is company held and carries no exemption.
One more caution about the land itself, which is smaller than it looks on paper. The recorded legal describes two platted lots, while the roll carries one consolidated folio whose lot field records only the lower number. Nothing is wrong with either record; they are describing the same ground at different stages. It matters only if you go searching by lot.
The practical version: the rate is low for a coastal address, nothing is layered on top, and the only unknown is a small residual line we refuse to attribute. Ask for a real tax bill on a real home once one exists rather than working from millage on a land value.
The compliance clock
What a buyer can and cannot see when the building is going up but nothing is recorded
This project is in the awkward middle: physically real, legally not yet a condominium. That gap is where a buyer is most exposed and least informed.
Here is what you cannot see, because it has not been created. No recorded declaration, so no unit boundaries, no percentage interests and no restrictions to read. No budget, no reserve schedule and no insurance position, because there is no association to hold them. No conveyance, so nothing to price against. The absence of this project from the state's recorded roll is explained rather than mysterious: there is nothing yet to record.
You also cannot confirm the basic shape of the building from any public record. The home count and the storey count in circulation come from the developer and the trade press. The state's project level lookup has been retired, so those figures are unverified rather than confirmed, and no county record carries them. We are not printing a number we cannot stand behind.
What you can see, and it is more than in most counties, is the recorder. This county's official records index answers an ordinary public query, and it is what gave us the termination, the unit enumeration, the whole chain of title and the construction start. That is a genuine public resource and it is the one to use here. The permit office is the part that is closed.
On the structural obligations, one clock has not started and the other depends on a figure nobody can verify. A structural integrity reserve study falls due within ten years of a condominium's creation, and this condominium has not been created. The milestone inspection regime turns on habitable storeys, and on the height reported for this building it would apply comfortably, but that height is not confirmed by any government record. Ask for the permitted storey count in writing.
Turnover is the same story one step further out. Control of the association passes from the developer to the owners on thresholds tied to how many homes have been conveyed, and none have. The developer will control the association through construction, the first budget and the first reserve decisions. On a bayfront building with a podium and a seawall those are not small decisions.
One genuinely favourable point, and it is worth saying plainly. Because the previous building was terminated and cleared rather than converted, none of Florida's conversion rules apply here. There is no converter's report on remaining useful life, no converter's reserve election, and no chance a milestone inspection is already overdue on the day you close. The old building's age went away with the old building.
What to ask for in writing at this stage: the permitted home count and storey count; the expected recording date for the declaration; the draft declaration, budget and reserve schedule as soon as they exist; the seawall and dock arrangement and how it will be funded; what a reservation commits you to and how your deposit is held; and the expected turnover date.
The area
Two flood zones a point check would miss, and ground below the design flood
This parcel is the clearest case in this batch for querying the whole property rather than a point.
The flood answer is two values, not one. A whole parcel query against the federal layer returns a coastal floodplain designation at a base flood elevation of ten feet across part of the site and eleven feet across the rest. A centre point would have returned only one of them. There is no velocity zone anywhere on the parcel. Two federal panels cover the site, both effective in early 2024.
Two independent sources agree, and we controlled the negative as well. The city publishes its own flood service and it returns the identical pair for the same polygon. Re-running the federal layer against a 300 metre buffer returns six distinct zone and elevation combinations, including velocity zones at eleven, twelve and fourteen feet. So the neighbourhood genuinely carries velocity hazard and this parcel genuinely does not.
The wave action line is a boundary case and we are going to describe it as one. Both the county's line layer and the city's put it at essentially zero to one metre from the parcel's seaward edge, while every crossing, touching and overlap test returns nothing. The honest reading is that the line runs along the seaward boundary without entering the property. The mapped flood zones on the parcel support the landward reading.
The ground is the number to remember. Natural grade measures about 6.4 feet, against a design flood elevation of ten to eleven. That is four to five feet below the level every habitable floor has to clear. It explains the elevated podium and the parking level without needing a regulation, and it is the same story as the other Naples project in this batch a mile and a half south.
On evacuation we are going to give you nothing, and that is deliberate. The county's layer returns the same answer at effectively every point tested countywide including inland ones, which makes it uninformative, and the city's own layer returns nothing at all here, which is a hole rather than a no. There is no usable evacuation fact for this address. Ask the city.
The same applies to one coastal designation you may see quoted. The city publishes a coastal high hazard layer that does return a polygon here, but inspection shows it is a tropical storm surge product from 1991, with winds to 74 miles an hour and a surge band of four to six feet. That is a thirty five year old model, not a current regulatory line. We do not print it as a designation, though as a sanity check a four to six foot surge band against 6.4 feet of grade is sobering enough.
The postcode claim record is one storm, and the gap between the two figures is tiny. This postcode has recorded about 1,627 federal flood insurance claims and roughly $256.4 million paid across the life of the programme. September 2022 alone accounts for 67.1 per cent of every claim and 88.8 per cent of every dollar, while calendar 2022 accounts for 67.5 and 89.0 per cent. Those are different measures and we keep them separate deliberately.
Two later events show why claim counts and claim severity are different signals. The October 2024 storm accounts for about 7.8 per cent of claims and 6.2 per cent of dollars. The 2017 storm produced 13.7 per cent of all claims ever filed but only about 3.0 per cent of the dollars. Since then the record is quiet, with none recorded through the data freeze in 2026.
On schools the address returns a clean single answer at every level. Sea Gate Elementary, Gulfview Middle and Naples High, each returning one boundary at the point. Confirm with the district before you contract, because boundaries move.
What you need to know
Buying pre-construction with someone on your side
Representation costs you nothing and the timing is the catch: in a developer sales gallery your agent generally has to be with you or named at your very first contact for the registration to stand. Sort it out before you call.
The case for it here is that the building is going up faster than the paper is. Construction formally started in the first half of 2026, but there is no declaration, no budget, no reserves, no association and no conveyance, and even the home count and the height are unconfirmed by any government record. Somebody should be reading each document the moment it exists.
Know what the statute gives you once those documents exist. On a developer sale you are entitled to the prospectus and the condominium documents, and you have a rescission right measured in days from the later of signing or delivery of those documents. At this stage that window has not opened, because the declaration has not recorded. Ask how a reservation converts to a contract and what happens to your money in between.
On deposits the protection is narrower than most buyers assume. The first ten per cent is held in escrow. Above ten per cent the statute permits the developer to use the money for construction once work has begun, and on this site the recorder shows work has begun. We did not search Florida regulatory enforcement records or civil dockets for any builder, developer, contractor or land-holding entity, so read the absence of any such note as unchecked, not clean. Get an independent inspection before closing, use the warranty window, and read the limited warranty before you sign.
Subdiview is not affiliated with, endorsed by, or sponsored by KT Gulf Shore, The Kolter Group, any homebuilder, any developer of 3300 Gulf Shore, the City of Naples, or Collier County. The developer is identified here because it is the owner of record in the county property records and the grantee on the recorded deed, and its parent because the state corporate register names it as manager, both of which are statements of fact and not a representation of any relationship. Community names and marks are the property of their respective owners and are used for identification only. Subdiview is operated by a real estate broker licensed in Illinois. We are not your agent, we do not represent you, and we perform no real estate brokerage services in this state. No one at Subdiview is licensed in this state. If you join an interest list, your information is referred to a real estate professional licensed in the state where the property is located, who will contact you directly. We are compensated by that professional's brokerage, not by you. Pricing, plans, inventory, district, tax, flood and approval details on this page carry the dates shown, are as published, proposed or reported rather than committed, and are subject to change without notice.
Questions and answers
3300 Gulf Shore FAQ
What was here before?
The Executive Club, a 46 home condominium, and we established that number two completely different ways that agree exactly. First, querying the county parcel layers at this location across roll years: for 2020 and 2022 the point returns 46 separate condominium unit folios; from the 2023 roll onward it returns a single consolidated folio, which is the one that exists today. Second, the termination instrument recorded in spring 2023 enumerates the homes by number, and that enumeration totals exactly 46. Two record types, two methods, same answer. The chain since then is clean: the condominium conveyed to an intermediate holder in spring 2023, that holder recorded a notice of commencement to an excavating contractor in mid 2023 for site clearance, an affidavit resolving the old building's utility interests followed in late 2024, and the land conveyed to the current owner in early 2025.
Is it on the beach?
No, and this is the correction that changes which rules apply. The parcel sits on the bay side of Gulf Shore Boulevard North, with its water frontage on the bay rather than the Gulf, and its entire footprint lies east of the roadway. That matters more than it sounds. We measured the parcel against the state coastal construction control line using the full line geometry rather than a point test, and the parcel lies entirely landward of it, about 45 to 50 metres clear. So there is no permanent state coastal permitting burden here: future structural work, pools, decks or a rebuild do not need a state coastal permit on account of that line. At a Gulf front building elsewhere in this series every one of those things does, forever. What does apply is the coastal building zone. The parcel sits inside it, roughly 280 metres seaward of the zone line, which carries the enhanced wind and structural provisions of the state building code.
Who is actually building it?
The owner of record is a single purpose company, and behind it is a Delray Beach parent that is building across this coast under a shared naming pattern. We tested that rather than inferring it from the name. Pulling each entity individually from the state corporate register, four separate project companies in four different counties return the same three identifiers: the same principal and mailing street address in Delray Beach, the same registered agent, and the same named manager entity. Three independent common factors, not a coincidence of initials. The structure is one parent with a company per project and, in places, a further company per financing layer; the cluster in one county alone runs to fifteen entities. On this parcel the tax roll's owner and the recorded deed agree exactly, which is worth stating because on another building in this series the roll named a bank as owner of nine homes it had never been deeded.
Has construction started?
Yes, on the recorder's evidence rather than the permit office's. The owner recorded two notices of commencement to a general contractor in the first half of 2026, both against this land's legal description. A notice of commencement is the owner's formal statement that work is beginning, so vertical construction has formally started. What we could not obtain is the master construction permit itself, its declared value or its square footage, because this city's permit portal sits behind a captcha and serves no data to anyone who is not a person clicking through it. We also checked whether the county parcel record carries permit fields the way one county to the north does, which would have solved this county's permit problem permanently. It does not: roughly a hundred fields covering ownership, valuation, exemptions and taxes, and not one permit field.
What is the flood position?
Two zones, and you would only see one of them from a point check. Querying the whole parcel polygon against the federal layer returns a coastal floodplain designation at a base flood elevation of ten feet across part of the site and eleven feet across the rest. No velocity zone anywhere on the parcel. The city's own flood service returns the identical pair for the same polygon, which is two agencies agreeing. We then ran a 300 metre buffer as a control and got six distinct zone and elevation combinations including velocity zones at eleven, twelve and fourteen feet, so the surrounding area genuinely does carry velocity hazard and the parcel genuinely does not. The most quotable number is the ground: natural grade is about 6.4 feet, which sits four to five feet below the design flood elevation. Every habitable floor has to be built above that, which is the whole explanation for an elevated podium without citing a single regulation.
What should I be most careful about here?
Four things. First, nothing about the condominium exists yet as a legal object: no recorded declaration, no budget, no reserve schedule, no association and no conveyance. Second, do not accept a unit count or a storey count from anyone as established fact. The figures in circulation come from the developer and the trade press, and the state's own project lookup has been retired, so they are unverified rather than confirmed. Third, the assessed values on this parcel come from a preliminary roll that has not certified, so every dollar figure is provisional. Fourth, the wave action line is a boundary case here: it runs along the seaward edge of the site at essentially zero distance, and every crossing and overlap test returns nothing, so the honest reading is that it abuts the parcel without entering it. That is a fact worth having in writing from the developer's own surveyor rather than from us.
Be first in line
Get on the 3300 Gulf Shore interest list
We will connect you with a real estate professional licensed in Florida who represents you rather than the seller, who can register you before your first contact with the sales gallery, and who will get you what this page could not: the permitted home count and storey count, the master permit file and construction schedule, the expected recording date for the declaration, the budget and reserve schedule as soon as they exist, and prices and plans when they are released.
It costs nothing, creates no brokerage relationship by itself, and does not obligate you to anything.