Baker-Carroll Point sits at the northern edge of Vanderbilt Beach
Baker-Carroll Point is an unincorporated section of Collier County in Naples, occupying the peninsula at the northern edge of Vanderbilt Beach. Water Turkey Bay borders the peninsula on the east. Delnor-Wiggins Pass State Park lies between the peninsula and the Gulf to the west. Mangrove preserve and Wiggins Pass form the northern boundary. La Playa Beach Resort and the Ritz-Carlton Naples occupy the same coastline a short distance south. Four condo communities sit on Baker-Carroll Point, all addressed on Bluebill Avenue: Vanderbilt Towers, Vanderbilt Surf Colony, Gulf Breeze at Vanderbilt, and Baypoint. Below is the Baker-Carroll Point condo sales analysis across the 90 days ending April 28, 2026, per FGCMLS data. Every sale that closed across all four communities, plus a clear-eyed look at the active inventory on that date.
Key Takeaways
- 13 closed sales recorded across Baker-Carroll Point in the 90 days ending April 28, 2026, with sale prices from $150,000 to $1,100,000 and a median of $700,000
- Median time on market was 77 days, with individual closings ranging from 1 day to 362
- 40 listings are currently active across the peninsula with a combined list price of $24.3 million, against 9 contracts pending
- More than a third of currently active listings are re-listings of units that previously expired, terminated, or withdrew, with true continuous marketing time on some units going back to 2023 or 2024
- Gulf Breeze at Vanderbilt accounted for 7 of the 13 closings while holding only 3 active listings and posting zero failed listings over the past 120 days, the cleanest sell-through of the four communities
13 closings show the full price range of Baker-Carroll Point condo sales
The 13 closed sales span every product type, from a 439-square-foot studio at the low end to a 1,494-square-foot 3-bedroom at the high end. The range in days on market is the most telling number. One unit went under contract in 1 day. Another required 362 days of continuous listing, plus a prior failed listing dating to November 2023, before it found a buyer.
The MLS feed below pulls live data, so the specific units shown may differ from the analysis above.
Across the 90-day window: 7 sales were Gulf Breeze 2- and 3-bedroom units in the $600,000 to $900,000 range. 3 were Vanderbilt Surf Colony 2-bedrooms between $530,000 and $800,000. 3 were Vanderbilt Towers units spanning the full range. The low end was a $150,000 studio at 3 Bluebill #205. The high end was a $1,100,000 3-bedroom at 5 Bluebill #701.
Four communities make up the Baker-Carroll Point condo market
Each has its own age, configuration, and amenities. Those differences show up directly in pricing.
Vanderbilt Towers is the largest by unit count: 264 residences across three 8-story buildings at 1, 3, and 5 Bluebill Avenue, delivered between 1971 and 1973. Floor plans run from 435-square-foot studios to 1,494-square-foot 3-bedrooms. Building 5 has its own dedicated pool. Buildings 1 and 3 share a separate pool. A marina with boat slips for lease serves all three buildings. Active listings currently range from $219,000 to $749,000.
Vanderbilt Surf Colony holds three buildings at 11, 15, and 17 Bluebill Avenue, delivered between 1980 and 1984. Floor plans run from 1,214-square-foot 2-bedrooms to 2,166-square-foot 3-bedrooms. Amenities include a pool, tennis, pickleball, and bocce courts, plus a marina with boat docks available for lease. Active listings currently range from $499,000 to $1,175,000.
Gulf Breeze at Vanderbilt sits at the north end of the peninsula, with two 12-story buildings at 21 and 25 Bluebill Avenue delivered in 1994 and 1995. The community holds 132 residences in 2- and 3-bedroom configurations between 1,495 and 1,613 square feet. A shared community pool serves both buildings, along with tennis courts, pickleball, bocce, and a marina with limited boat docks available for lease. Active listings currently range from $675,000 to $1,189,000.
Baypoint is the smallest of the four, a mid-rise community at 33 and 35 Bluebill Avenue delivered in 1995. Just 24 residences across two 6-story buildings, in 2- and 3-bedroom configurations between 1,314 and 1,503 square feet. Amenities include a community pool with spa, plus a marina with boat docks. The community had no closings, no active listings, and no failed listings during the analysis window.
Mispriced listings can sit for years
When sellers price correctly, units close fast. A 439-square-foot studio at 3 Bluebill Avenue Unit 205 listed in late February 2026 at $150,000 and went under contract within 1 day. It closed in March 2026 at $150,000, full asking price. The same unit had two prior failed listings before that. The original listing in November 2023 asked $305,000 and expired multiple times across two years. Pricing at the right number ended a multi-year search.
A 1,506-square-foot 2-bedroom at 25 Bluebill Avenue Unit A606 listed in late December 2025 at $749,000 and went under contract within 19 days. It closed in February 2026 at $700,000, 93% of asking.
When sellers price aggressively, the timeline lengthens
The data on aggressively priced listings tells a different story. A 1,076-square-foot 2-bedroom at 3 Bluebill Avenue Unit 609 originally listed in November 2023 at $729,000. After multiple price decreases, two failed listings, and 27 months of continuous marketing, it closed in February 2026 at $400,000. That is 55% of original ask.
A 1,214-square-foot 2-bedroom at 17 Bluebill Avenue Unit 702 originally listed in June 2024 at $889,000. After 22 months of continuous marketing, multiple expirations, and walking through more than $350,000 in price decreases, it closed in April 2026 at $530,000. That is 60% of original.
Several patterns produce long days on market. Estate situations and family circumstances can fix a seller’s floor at a number unrelated to current sale prices. Some sellers are willing to wait six or twelve months for the right buyer at their original asking price. Long marketing time can reflect a deliberate hold as much as a pricing problem. Many sellers set the asking price themselves, over the listing agent’s counsel. Each pattern shows up in the data alongside the overpricing cases. The numbers alone cannot distinguish them, which is why a current valuation is grounded in conversation as well as comparable sales.
The pattern is consistent across the peninsula. Buyers and their agents see every comparable that closed, that is pending, and that has been sitting. They pass on prices that do not match the data, and the listing walks down toward what the market will support.
Reported days on market often understate true marketing time
Pull a single MLS listing today and you might see “76 days on market.” Pull the full listing-history report on the same property and the picture often changes. The unit may have been listed under a prior listing number that expired or terminated, with the days-on-market count starting fresh on the new listing.
More than a third of the currently active listings on Baker-Carroll Point show this pattern. One currently active Vanderbilt Surf Colony 2-bedroom reports 76 days on market today. Its true continuous marketing history begins in December 2024, with one prior failed listing.
Another currently active Vanderbilt Surf Colony 2-bedroom reports 142 days. Its true continuous marketing history begins in January 2024, with one prior failed listing.
A third currently active unit, this one at Gulf Breeze at Vanderbilt, reports 114 days. Its true continuous marketing history begins in December 2023, with multiple prior failed listings.
In each case, the reported days on market understates the actual marketing history by more than a year.
What this means for buyers and sellers
For buyers, the practical implication is direct. Any thorough buyer’s agent will pull the full listing-history report on units you are considering. Continuous days on market tells you whether you are looking at a fresh listing or a property that has been on and off the market for years. The current listing’s reported number does not.
For sellers, the lesson is different. Re-listing at the same price that failed once tends to produce another expiration. The peninsula is a small, well-watched market, and pricing to current comparables on the first listing produces faster closings and fewer concessions.
If you own on Baker-Carroll Point: request a current valuation
If you own on Baker-Carroll Point and are considering a sale, the form below is the place to start. Kim J. Dolniak and Susana Alvarez Davis at Worthington Realty will prepare a current valuation grounded in peninsula closings. That includes a full listing-history pull on every comparable in your building. You decide what to do with the number from there.
Wiggins Pass and Delnor-Wiggins Pass State Park anchor the western and northern boundaries
Delnor-Wiggins Pass State Park sits to the west and north of Baker-Carroll Point. The 199-acre park has a mile of Gulf-front beach, a kayak launch, and a fishing pier. The park has held a Top 10 ranking on Dr. Beach’s annual list, including a #4 ranking after reopening from hurricane damage in February 2025.
For owners on Baker-Carroll Point, the State Park is a permanent buffer. The land between the peninsula and the open Gulf is publicly held and protected from any further development. Upper-floor units in any of the four communities look west and north across protected wetlands, mangrove preserve, and the Gulf at Wiggins Pass.
Active inventory spans every product type and price point
As of April 28, 2026, Vanderbilt Towers carried 22 active listings between $219,000 and $749,000, the deepest entry-point inventory on the peninsula. Vanderbilt Surf Colony carried 15 active listings between $499,000 and $1,175,000, with the largest interior square footage and broadest 2- and 3-bedroom selection. Gulf Breeze at Vanderbilt carried 3 active listings between $675,000 and $1,189,000, with the newest construction and the cleanest sell-through of the four. Baypoint had no active listings.
The active listings shown below update as new properties hit the market.
Kim J. Dolniak and Susana Alvarez Davis at Worthington Realty can help you figure out which units fit what you want. They can also match buildings to your priorities for age of construction and view orientation. They can also pull the building’s financial reserves and structural inspection records on any active listing before you make an offer. Call or text Kim at 314.368.6713, Susana at 239.770.0997, or contact us to get started.
If you are looking to buy: save a search
Create a free account below to save searches for Vanderbilt Towers, Vanderbilt Surf Colony, Gulf Breeze at Vanderbilt, or Baypoint. New listings will land in your inbox the day they hit the market.
Worthington Realty watches this market
If you own on Baker-Carroll Point and want to know what your home is worth today, request a current valuation using the form above. If you are looking to buy, reach out to Kim or Susana. They will walk the peninsula with someone who has done the underlying analysis. Either way, you walk away with the number the comparable closings actually support.
