A buyer touring the new Golfside Residences at Four Seasons Naples Beach Club this fall will stand on a terrace overlooking a brand new golf course, in a building that will not, by itself, get them onto that course. Golf, racquet sports, and the resort's amenity program come through a separate club membership with its own initiation fee and annual dues. It isn't buried in fine print. It's simply not part of what the sale conveys.
Walk two minutes down Gulf Shore Boulevard to Rosewood Residences or Olana, and the opposite is true. Concierge, valet, pool access, spa, and even water and gas run through the association fee. There is no membership tier to join, no separate initiation to write a check for. The lifestyle is baked into ownership from the first day you close.
Same corridor. Same price bracket, broadly speaking. Two fundamentally different contracts for what you're actually buying.
What $150,000 and $40,000 a Year Actually Buy
The Four Seasons redevelopment sits on the 125-acre footprint of the old Naples Beach Hotel & Golf Club, which operated on that site for 75 years before Athens Group's redevelopment began. A conservation easement now protects 104.6 of those 125 acres, which is the reason a resort-scale golf course and this much open green space exist at all on a stretch of coastline where land this size almost never comes up for redevelopment again.
That course, a new Tom Fazio design opening this fall, sits behind the 95-unit Golfside Residences, spread across five buildings with two- to four-bedroom plans and penthouses running roughly 2,400 to 6,400 square feet and averaging about 4,330 square feet. Pricing has run $7 million to $22 million, occupancy phasing through 2026 and 2028. It's the accessible entry point into this whole corridor, and the golf frontage is the draw.
But owning one of those residences doesn't include a bag tag. Club membership, with its own initiation fee and dues, runs separately. Estimates circulating in mid-2026 put initiation around $150,000 with roughly $40,000 a year afterward, though the developer hasn't published a fixed number and terms can move before the club's roster fills. The 58-unit Beachside Residences, in three buildings north of the hotel with dual east and west exposure, work the same way. The first closing on record there, in May 2026, was a 9,000-square-foot Beach House that sold for more than $20 million. That price bought the residence. The club is its own transaction.
Two Doors Down, the Amenities Are Already Included
Rosewood Residences, at 1601 Gulf Shore Boulevard North in Coquina Sands, takes the opposite approach entirely. Forty-two residences across two seven-story buildings, developed by The Ronto Group with Wheelock Street Capital and designed by MHK Architecture, topped off in August 2025 and are set to complete late this year. Reported pricing runs from roughly $12.75 million to $45 million, a range confirmed across multiple market sources tracking the building.
There's no separate club tier to buy into. The association fee covers concierge, valet, 24-hour emergency repair, and even water and gas. The resort pool with beach entry, the lap pool, the spas, the fitness studio with sauna and cold plunge, the social lounge and game room, all of it comes with the deed.
Olana, a few hundred yards north at 1121 Gulf Shore Boulevard North, goes even further in the same direction. Twelve floor-through residences, each over 10,000 square feet with roughly 80 feet of private Gulf frontage, developed by Kolter Urban and BH Group with interiors by Champalimaud. Groundbreaking is this year, with completion expected around 2028, and reported pricing starts above $30 million. With just 12 owners, there's no hotel, no club membership layer, and no amenity floor to visit. The wellness suite, the steam room, the cold plunge, all of it sits inside your own residence. The building's 24-hour staff and concierge program are simply part of what you bought.
Here's a side-by-side of what that split looks like in practice:
| Development | Units | Reported Pricing | Club Membership Required? |
|---|---|---|---|
| Four Seasons Golfside Residences | 95 | $7M–$22M | Yes, separate initiation and annual dues |
| Four Seasons Beachside Residences | 58 | From ~$20M (first closing) | Yes, separate initiation and annual dues |
| Rosewood Residences | 42 | $12.75M–$45M | No, bundled into association dues |
| Olana | 12 | From $30M+ | No, services included in ownership |
Two more projects on the same corridor split the difference. 3300 Gulf Shore, on Outer Doctors Bay in The Moorings, sits on a 3.07-acre site that Kolter Urban bought for $92.5 million in early 2025, formerly home to a 1969-built condo called the Executive Club that was demolished in 2023. The new building's 51 residences start around $3.7 million, with a 16-slip private marina offering bridge-free Gulf access through Doctors Pass, a genuinely rare boating distinction on this stretch of coast, plus two pools and a wellness club folded into the association. No golf course means no membership question to ask. Harbour House, a boutique 14-residence project further down the Mile, works the same way at a smaller scale, with private garages, elevators, and pools built into each unit rather than sold as an add-on.
Why the Split Isn't Random
The pattern isn't accidental. Buildings without a golf course or hotel operation don't have a membership economy to build, so amenities fold naturally into the condo fee. Four Seasons is the one project on this stretch trying to run a resort, a golf club, and a residential tower off the same 125 acres, and that structure requires a membership layer to fund and manage the club side separately from the condo association. It's the same reason Port Royal Club runs its own eligibility system independent of home price. Wherever a golf or beach club sits behind the residence, the club tends to become its own contract.
A conservation easement covering more than 80 percent of the old Naples Beach Hotel property is the reason a golf course, rather than another tower, sits behind these residences at all.
What This Means When You're Comparing Price Tags
As of September 8, 2026, Gulf Shore Boulevard carried 167 active listings with an average asking price of $4.6 million and an average of $1,336 per square foot, a figure built off a typical 3-bedroom, 3-bath, 2,487-square-foot comp. That average is doing a lot of quiet work. It blends a $355,000 unit in an older building with a $37 million listing in one of the towers above, the same way a single sales price can blend a bundled lifestyle with one that costs six figures more to unlock.
Naples' $1.5 million-plus condo inventory fell 28 percent year over year in a spring 2026 market analysis, while closings above $5 million rose 5.5 percent over the 12 months through April 2026 and the median price in that top tier climbed 2.8 percent to $7.45 million over the same period. Less inventory chasing more demand at the top means buyers have less room to discover a club fee after signing rather than before. The fix is simple and it's the same question regardless of which building you're touring: ask whether the sales price includes club or resort access, or whether that access is a separate contract with its own initiation fee, dues, and timeline for full membership rolls. On this stretch of Gulf Shore Boulevard, that single question can move your real cost of ownership by six figures before you've picked a floor plan.
Frequently Asked Questions
Does every new development on Gulf Shore Boulevard require a separate club membership? No. Only the projects tied to a golf course or hotel operation, currently Four Seasons Naples Beach Club, carry a separate membership requirement. Buildings without a club amenity, including Rosewood, Olana, and 3300 Gulf Shore, fold comparable services into the association fee.
Can club membership costs change after I close on a residence? Developer club terms are not fixed public pricing, and initiation fees or dues can move as membership rolls fill or the club transitions from developer control. Anyone considering a Golfside or Beachside Residence should get current terms in writing before closing rather than relying on figures circulating in the market.
Are association fees at Rosewood or Olana higher to compensate for the included services? Neither developer publishes fee schedules publicly. The distinction that matters isn't the size of the fee but what it includes. At Rosewood, the association covers concierge, valet, and utilities. At Olana, the same is true with the added feature of in-residence wellness space rather than a shared amenity floor.
If you're weighing a new-construction residence on this corridor against an established Naples estate, the sales price is only the start of the comparison. Naples Coastal Living works through the full ownership cost, from club terms to association structure, before you sign anything. Request a Private Market Update to get a clear read on what a specific listing actually includes.
