Naples' Miracle Mile Is Being Rebuilt: Older Gulf Shore Boulevard Condos Give Way to New Projects

One of the most recognizable stretches of beachfront in Naples is in the middle of a rebuild. According to reporting by Gulfshore Business published October 1, 2026, the so-called Miracle Mile, about 1.3 miles of Gulf Shore Boulevard North running south from Doctors Pass to the Naples Beach Club area, is seeing a wave of older condominium buildings demolished and replaced with new, lower-density residential projects.

The buildings named as coming down include the Bahama Club, the Executive Club, the Mansion House, the Gulf Shore Colony Club, the Harbour Club and the Park Place Club. Many of them date from several decades ago, and the report describes a corridor where older construction is steadily giving way to new buildings with fewer, larger residences.

For anyone who owns on this stretch, or who has been watching it for a future purchase, this is the most concrete picture yet of how the beachfront between Doctors Pass and downtown is changing.

Gulfshore Business identified five projects at different stages. In the developers' own reported terms:

• Rosewood Residences: 42 residences by The Ronto Group, working with Wheelock Street Capital and Rosewood Hotels and Resorts, on the former site of the Mansion House, a 50-year-old cooperative of eight two-story units. Completion was reported as scheduled for the end of this year.
• 3300 Gulf Shore: 51 condominiums in an eight-story building by Kolter Urban on the former Executive Club site, targeted for delivery in summer 2028.
• Olana: a dozen residences in a six-story building, also by Kolter Urban, reported for delivery in fall 2028.
• Harbour House: 14 residences across three waterfront condo buildings by Borelli Construction, replacing the old 21-unit Harbour Club, with completion planned for spring or summer 2028.
• 2020 Gulf Shore: an 18-unit project in two four-story buildings from Golub and Company and Barron Collier Companies on the former Park Place Club site, expected to start construction next spring.

A pattern runs through the list. Where unit counts were reported for both the old and new building, the new one generally holds fewer homes than before. Harbour House goes from 21 units to 14. The new projects are built around fewer, larger residences rather than many small ones.

Brian Van Slyke, president of Kolter Urban, told Gulfshore Business that the older buildings on his two sites were "casualties of Ian." Anthony Solomon, president of The Ronto Group, pointed to scarcity, saying there are "not too many parcels in Naples" of that size on the beach.

The report points to two forces. The first is Hurricane Ian. Gulfshore Business wrote that the storm surge four years ago accelerated a process that was already underway, leaving several older buildings damaged enough that rebuilding from scratch made more sense to their owners than repairing.

The second is the collapse of the Surfside condo tower five years ago. That event led Florida to tighten its rules on structural inspections and reserve funding for older condominium buildings, and the report notes it raised awareness among owners of what it costs to maintain and insure aging buildings. For an association with an older structure on the Gulf, those obligations can make a sale to a developer an attractive alternative to a long list of repairs.

Put those together and the result is what Gulfshore Business describes: a corridor where associations are choosing to sell, developers are buying scarce beachfront land, and the buildings that defined Gulf Shore Boulevard North for decades are being replaced one site at a time.

The private projects are only half the story. According to the same report, the City of Naples is working with a citizen-formed Miracle Mile Committee on a longer-term plan for the corridor. City Manager Gary Young has met with the committee, and the work under discussion includes a conceptual streetscape design, an analysis of utilities infrastructure and landscape improvements.

Gulfshore Business reported that the city expects to discuss the Miracle Mile planning effort at a City Council workshop this fall. No date was given in the report, so anyone who wants to follow it should watch the City Council's published agendas.

That workshop matters more than it might sound. Streetscape and utility decisions shape what it is like to walk, drive and live along the corridor for years after the last crane leaves, and they are the part of this story the public actually gets a say in.

Nobody can honestly put a number on what a rebuild like this does to the value of any particular condo, and I would be wary of anyone who claims to. What it does change is the choice in front of a buyer looking at beachfront condos in Naples.

On this stretch, a buyer increasingly chooses between two very different things. One is an existing unit in an older building, where the questions that matter most are the age of the structure, the status of its milestone inspection, the health of its reserves and whether any special assessments are coming. The other is a pre-construction residence in a new building, where the questions are about the developer, the delivery schedule, the deposit structure and what is actually included.

Both can be the right answer. They just require different homework. If you are weighing new construction in Naples, contact me before you visit any sales center or register with a developer, because registering on your own can affect who represents you. If you are looking at existing Naples condos in older buildings, the association documents deserve as much attention as the view.

The corridor is also getting quieter in one specific sense: fewer residences per site generally means fewer neighbors per building. For some buyers that is the appeal. For others who want a lively building with lots of activity, it is worth knowing before you choose.

Three things are worth keeping an eye on over the coming months:

• The City Council workshop this fall. It is the first public look at what the city has in mind for the street itself.
• Delivery dates. Rosewood Residences was reported as scheduled to finish at the end of this year, with several others reported for 2028. Construction schedules move, so treat every date as a target, not a promise.
• Remaining older buildings. Every association still standing on the corridor is facing the same inspection and reserve rules that helped push the others to sell. Owners in those buildings should read their own association's reports closely.

If you own on Gulf Shore Boulevard North and are wondering where your building fits in all this, or you are a buyer trying to compare an existing unit with a new project, I am happy to walk through it with you. You can see more on luxury homes in Naples, read how I guide buyers through the home buying process, or reach out to me directly.

Kris Asquith, Broker Associate at Premiere Plus Realty, (239) 300-1427.