Who is building Naples — and what it demands from Collier County.

How to read this Radar. Every material issue carries one evidence status, applied strictly: Verified primary/loaded source · Partially verified program verified, corroboration pending · Reported from a developer, broker or publication, not independently verified · Modeled a calculated projection, not a recorded figure · Needs source pull record exists, not yet retrieved · Not yet decided the record shows no decision · Conflicting sources disagree · Unavailable not in the reviewed record. Financial figures are also classified by kind — reported project value, recorded debt, recorded acquisition price, public capital cost, modeled tax revenue — and unlike figures are never added into one total. Nothing here is inferred as fact; no motive is attributed to any party.

01 · Executive ReadHospitality-led capital, concentrated on the coast and the downtown corridors

The public record shows a City of Naples development pipeline that is hospitality-led and mixed-use, concentrated on the Gulf-front and along the downtown and Goodlette-Frank corridors. The City's own Site Plan Summary Report (as of 7/1/2026) lists nineteen active or recently-sufficient projects; layered against it are a completed billion-dollar-class resort redevelopment, an 8-story hotel, waterfront condominium and marina proposals, two continuing-care and country-club expansions, and a set of retail and institutional builds. Verified

The most consequential development is the Naples Beach Club — A Four Seasons Resort — not because of its promotional cost claim, but because the documented record is decisive: a multi-phase Planned Development (Ordinance 2019-14420) on a ~125-acre coastal site, an operating hotel that opened in 2025, roughly 147 approved residences, a ~100-acre golf course, and 104-plus acres placed in permanent conservation easement. Its scale and permanence outrank the rest of the pipeline on verified dimensions alone. Its reported "$1 billion-plus" value is held as Reported, not counted as verified. Partially verified

The public-money record sits alongside the private one. The City's Community Redevelopment Agency is spending $15.28 million in FY2025-26 capital — most of it downtown stormwater, streets and Design District work — and the City's five-year Capital Improvement Program totals $401.2 million. A structural fact sits underneath: Collier County contributes more tax increment to the City's downtown CRA than the City itself does — $7.95 million versus $3.25 million in FY2025-26. Private development in Naples is occurring alongside a substantial public and county-funded infrastructure and redevelopment program; the reviewed record does not attribute those general or corridor costs to any named private project. Verified

What the reviewed record establishes is the pipeline, the petition numbers, the approval status, the physical program of the largest projects, and the public capital committed to the geography around them. What it does not establish — and what is labeled as gaps below, not guessed — is parcel-level ownership behind the land trusts and LLCs, recorded mortgages and acquisition prices, developer equity, and authoritative parcel geometry. Those require Collier Clerk and Property Appraiser pulls that are marked Needs source pull.

02 · Most Consequential DevelopmentNaples Beach Club — A Four Seasons Resort

03 · Ranked Development PipelineThe material projects, ranked by Development Pressure Score

Ranking blends raw measurements with a normalized 0–100 Development Pressure Score (see Section 06 for the model). Projects with thin records carry an explicit missing-data penalty and lower confidence — a heavily-marketed cost claim does not lift a project above a better-documented one.

#	Project	Jurisdiction · Petition	Program (record)	Score	Evidence
1	Naples Beach Club — Four Seasons	City · PD Ord 2019-14420	~125 ac; ~147 residences; ~100-ac golf; hotel open 2025	91	Part. verified
2	Naples Dual-Brand Hotel (2 Hotels in the Commons)	City · 25-SP1	290 rooms; 188,039 sf; 8 stories; 4.45 ac	63	Part. verified
3	Moorings Park (CCRC expansion)	City · 26-SP2 (PD)	+140 units to ~514; 83-ac PD rezone	56	Part. verified
4	The Viceroy	City · 22-SP8	12 condos + marina; transient lodging CU (4-1)	52	Reported
5	D Downtown Mixed-Use (Wynn)	City · 23-SP5 / 25-DRB3	~45,000 sf mixed-use; actor lodging; ~$15M	51	Part. verified
6	Inn on Fifth Expansion	City · 25-SP3	Downtown hotel/residences PD expansion	48	Part. verified
7	Harbour House	City · 25-SP8	14 luxury residences; $17.5M coop acquisition	44	Reported
8	Revs Institute — Revs Reserve	City · 25-SP7	63,800 sf vehicle storage + hospitality; 6.6 ac	42	Reported
9	Club at Naples Bay Resort — Amdt 1	City · 22-SP7 (PD)	Resort/marina/club amendment (scope not pulled)	40	Needs pull
10	Royal Poinciana Country Club	City · 25-SP12	Private-club clubhouse; sufficiency 3/30/2026	34	Part. verified

County comparator — tracked, not ranked. Metropolitan Naples / Mini-Triangle (Ascent + Aura; ~326 units; score 64 on the same model) sits in the Bayshore Gateway Triangle CRA, unincorporated Collier County — outside City of Naples jurisdiction — and is therefore excluded from the City ranking above. It is read in Section 11 · City-to-County Spillover. Its $113.6M Aura loan is Reported debt — not independently verified.

Also in the active City register (lower pressure / thinner records): Moorings Country Club (25-SP10), Chick-fil-A (25-SP5), Jetport Motor Suites Amdt (22-SP26 A2), Hibiscus Center (26-SP1), Estuary at Grey Oaks (26-SP5), Trinity by the Cove (25-SP9), The Chateau Club (26-SP6), Serena & Lily (26-SP3), Arhaus (25-SP11), Bayfront (26-SP4). Full rows in the CSV ledger and JSON ledger.

04 · Capital at a GlanceClassified — never summed across unlike kinds

Per the strict-classification rule, the figures below are not combined into one "investment" total. Each is the kind of capital it is, at the evidence level the record supports.

Why "$0 verified private cost." No developer, broker, or press figure has been reconciled against a recorded mortgage, permit value, or audited disclosure in this reviewed record. What is verified about private projects is their physical program and approval status — not their dollars. That is a documented gap, not a claim that no money is moving.

05 · Development MapWhere the pipeline concentrates

Maps 2–6 (capital concentration, public-infrastructure overlay, demand intensity, City-to-County spillover, ownership/capital network) are built on the same schematic basis in the Decision Brief. Authoritative parcel-boundary cartography from City/County GIS is a documented next step, not presented here as fact.

06 · Development Demand CompetitionThe scoring model, shown in the open

Each project is scored on seven weighted dimensions, then normalized to 100. Scores reflect the documented record; a missing-data penalty lowers projects whose programs are unverified, so promotional visibility cannot buy rank.

Dimension	Weight	What it measures
Private capital magnitude	20	Recorded/reported capital, held at its evidence level
Physical scale & intensity	15	Acreage, units, rooms, GSF, height
Approval complexity / discretionary action	15	PD rezones, conditional uses, multi-board paths, contested votes
Public infrastructure / capital dependency	15	Reliance on CRA / CIP / public works
Transportation, utility & service demand	15	Trips, water/sewer, stormwater, public-safety load
Countywide economic & fiscal spillover	10	Tax base, tourism, jobs, commuting, county services
Timing, permanence & irreversibility	10	Built vs. proposed; reversibility of the change

Project	Pressure Score	Confidence	Missing-data penalty
Naples Beach Club / Four Seasons	91	Medium-high	Low (program verified)
Metropolitan / Mini-Triangle County comparator — not ranked	64	Medium	Elevated (Collier records + LLC)
Naples Dual-Brand Hotel	63	Medium-high	Moderate (no financials)
Moorings Park	56	Medium	Moderate
The Viceroy	52	Medium	Moderate
D Downtown Mixed-Use	51	Medium	Moderate

Scores are an analytic ranking of a public record, not a rating of merit, likelihood, or value. They will be revised as primary pulls close the gaps.

07 · Private Capital LedgerEvery figure classified and evidence-labeled

Project	Figure	Classification	Evidence
Naples Beach Club / Four Seasons	$1,000,000,000+	Reported project value	Reported
Metropolitan — Aura tower (County comparator)	$113,604,228	Reported debt — not independently verified (construction loan; no Clerk instrument retrieved)	Reported
Harbour House	$17,500,000	Reported acquisition price — not deed-verified (coop site; no Collier Clerk deed retrieved)	Reported
Harbour House	$6,500,000	Disclosed presale value (per residence, starting)	Reported
D Downtown Mixed-Use	~$15,000,000	Reported project value	Reported
Dual-Brand Hotel; Viceroy; Moorings Park; Revs; Inn on Fifth; Naples Bay Resort	—	Cost / debt / acquisition	Needs source pull

Recorded mortgages, deeds, developer-equity disclosures, and beneficial ownership behind the Naples Beach Club land trusts and the project LLCs were not pulled from Collier Clerk / Property Appraiser and are not inferred from entity names. That is the largest open block on the private side.

08 · Public Capital & Capacity LedgerVerified from City & MPO budget documents

Community Redevelopment Agency — Fund 180, FY2025-26 (adopted budget). Tax-increment revenue $11.48M; total expenditures $18.86M; capital $15.28M. Selected capital lines:

Item	Amount	Class · Attribution
1st Ave S / 10th St / 12th St S stormwater & infrastructure (phase one)	$8,854,000	Public capital · corridor
Naples Design District improvements (Design Walk / 3rd Ave N parking)	$3,000,000	Public capital · corridor
River Park E/W stormwater (Multi-basin, incl. 6th Ave N)	$1,725,000	Public capital · corridor
5th Ave S & Sugden Plaza design/permitting	$400,000	Public capital · corridor
Anthony / Baker / River Park improvements (parks)	$1,050,000	Public capital · general
CRA debt service — 1st Ave S Public Parking Garage bond	$1,384,201	Public operating · general

City five-year Capital Improvement Program (FY2026-2030) — $401,248,311 total ($59.1M first year). Selected FY2025-26 funds:

Fund	FY2025-26	FY2026-27	Class · Attribution
Water / Sewer	$18,440,000	$70,145,000	Public capital · general
Stormwater (Fund 470)	$7,305,000	$20,205,000	Public capital · corridor
Streets & Traffic (Fund 190)	$2,600,000	$2,225,000	Public capital · corridor
Gulf Shore Blvd N seawall replacements	$8,500,000	—	Public capital · general
Beach Fund (430)	$490,500	$338,000	Public capital · general

FDOT / Collier MPO — US-41 corridor within the City (TIP FY2026-2030): SR 45 (US 41) at Golden Gate Pkwy intersection — $1,799,881 (CST); US 41, 3rd Ave–SR 84 mobility PD&E — $1,188,222; US 41, Golden Gate Pkwy–5th Ave S pavement reconstruction — $5,300,000 (PE). Verified figures; some fiscal-year columns partially verified.

Attribution discipline: none of these public lines is tied by its source document to a named private project. CRA street/stormwater/Design District items are corridor-benefit; parks, seawalls, utilities are general. No public cost is assigned to a developer. Documented gap: Collier County TDC / beach-renourishment / Naples Pier capital lives on collier.gov, which blocked retrieval — marked Needs source pull, not estimated.

09 · Tax Base, Public Revenue & Development ReturnWhat the Florida DOR tax rolls actually show

This section reads the Florida Department of Revenue Property Tax Oversight Data Book (workbooks retrieved directly from floridarevenue.com on 7/17/2026) against the City's own adopted budgets. One control governs everything here: a countywide or citywide total is never used as proof of a single named project's fiscal contribution. Project-level fiscal claims require parcel-level Property Appraiser and Clerk records, which remain Needs source pull. 2025 roll figures are final-certified: the Value Adjustment Board delivered its changes 2026-03-30 and the Property Appraiser certified the roll 2026-03-31 (2025 DR-408). The DOR Data Book workbooks retrieved 7/17/2026 still carry the earlier R-NVAB stage vintage; where cited, that vintage is stage-labeled and superseded. The genuinely open pulls are the certified 2025 city levy publication and the primary DR-420 certificate.

Measure	Geography · Tax year	Value	Status
Taxable value	City of Naples · 2024 → 2025	$38,410,234,782 → $40,978,890,654	Verified (2025 final-certified 2026-03-31, post-VAB)
Just value	City of Naples · 2025	$55,512,780,552	Verified (DOR Data Book, R-NVAB stage vintage)
Taxable value	Collier County · 2023 → 2024 → 2025	$137.99B → $152.04B → $161.44B	Verified (final-over-final; 2025 final-certified 2026-03-31, post-VAB)
Taxable value — DOR Data Book vintage	County / City · 2025 R-NVAB stage	$164.53B / $41.29B	Superseded — Florida DOR Data Book, 2025 roll at R-NVAB stage; superseded by final certification 2026-03-31
New-construction just value	Collier County · 2021–2025	$2.35B → $2.96B → $3.44B → $3.60B → $4.30B	Verified
New-construction taxable value	Collier County · 2025	$4,010,349,483	Verified
Taxes levied, all authorities	Collier County · 2025	$1,676,522,453 (+7.24% over 2024)	Verified
County operating millage	Collier County · 2025	3.2203 (countywide subtotal 7.6865; total 9.8185)	Verified
CRA tax increment — County / City contribution	Naples downtown CRA · FY2025-26	$7,951,651 / $3,248,590	Verified — re-checked against the adopted budget PDF
City-level new-construction value	City of Naples	—	Needs source pull (DR-420/TRIM or Property Appraiser)
City taxes levied, 2025 certified	City of Naples · 2025	—	Unavailable in the DOR file at retrieval

What this establishes about development return. The tax base on both sides of the city line is growing at a pace (City +6.69%, County +6.18% final-over-final on the 2025 roll) that current millage converts into materially higher ad valorem revenue without a rate change — and Collier County posted its largest new-construction roll addition on record. Verified

What it does not establish. The 2025 roll largely predates the completion of most pipeline projects in Section 03 — so the public-capital commitments now being made around them ($15.28M CRA capital in FY2026; $401.2M five-year CIP) are being committed ahead of the taxable value those projects would add. Whether each project's eventual roll value covers the public capacity it consumes is exactly the question parcel-level records would answer, and those pulls are open. Modeled timing read; no project-level attribution is made.

Correction (2026-07-20): this section originally presented the DOR Data Book R-NVAB stage figures (City $41.29B +7.5%; County $164.53B +8.2%) as current and said VAB changes were "not yet final." The 2025 roll was final-certified 2026-03-31 (post-VAB): City $40.98B (+6.69%), County $161.44B (+6.18%). Figures and derived shares above are corrected; new-construction $4.30B ("largest since 1997") is confirmed final and unchanged. See the Corrections log.

Machine-readable: Florida DOR tax-base ledger (JSON). Source workbooks: taxable_value, just_value, new_construction, millage_taxes_levied, municipal_report (floridarevenue.com, retrieved 7/17/2026); adopted FY2025-26 CRA budget (naplesgov.com media/178666). No confidential taxpayer data — published aggregates only.

10 · Approval & Decision ClockWhere each project stands on the public timeline

Project	Milestone on the record	Status
Naples Beach Club / Four Seasons	Hotel opened Nov 2025; golf debut 2026; residential phases (Golfside amendment) continuing	Part. verified
Dual-Brand Hotel (25-SP1)	Site plan sufficient (1/29/2026, re-issued 3/4/2026); final Council hearing reported	Verified status
The Viceroy (22-SP8)	Sufficiency 5/6/2026; Council CU 4-1 (reported); DRB approval outstanding	Part. verified
Moorings Park (26-SP2)	In review; two City Council PD-rezone hearings pending	Not yet decided
D Downtown (23-SP5 / 25-DRB3)	Site plan in review; DRB design + public art approved 3-0 (1/28/2026)	Verified (DRB)
Harbour House (25-SP8)	Sufficiency 1/30/2026; DRB approval reported Nov 2025; construction reported summer 2026	Part. verified
Naples Bay Resort Amdt (22-SP7)	Sufficiency 11/21/2025; pending public hearing	Not yet decided
City "Pending Public Hearing" queue	"None" as of the 7/1/2026 Site Plan Summary Report	Verified

11 · City-to-County SpilloverHow City growth reaches Collier County

The clearest documented linkage is fiscal and runs both ways through the downtown CRA:

• County dollars fund City redevelopment. Collier County contributes $7,951,651 in tax increment to the City's CRA in FY2025-26 — more than double the City's own $3,248,590. The downtown tax base the CRA is built on (increment value $2.78 billion, up 10.14% year over year) is a county-and-city shared instrument. Verified
• Regional roads carry the load. FDOT is programming US-41 corridor work through the City — a Golden Gate Parkway intersection, a 3rd Ave–SR 84 mobility study, and pavement reconstruction to 5th Ave S — the arteries that absorb hotel, resort, and downtown trips. Verified
• The gateway project is county, not city. Metropolitan Naples / Mini-Triangle — tracked here as a County comparator, excluded from the City ranking — sits in the Bayshore Gateway Triangle CRA (Collier County) at the City's edge, so its ~326 units and reported $113.6M loan (reported debt — not independently verified) land on county land-use authority while feeding City-adjacent demand. Reported
• Tourism & employment. The Four Seasons alone reports ~400 permanent jobs and restored public access to 1,000+ ft of Gulf shoreline — countywide labor-market and visitor-economy effects, though the underlying Tourist Development Tax and beach-renourishment figures on collier.gov were not retrievable. Reported / Needs source pull

County-side capital and operating costs (Sheriff, EMS, hospitals, county roads, beach renourishment, solid waste) that a growing City visitor base draws on are real but modeled or undocumented in this reviewed record — flagged, not asserted with invented numbers.

12 · Documented Influence NetworkRepresented-by, not accused-of

"Influence" here means documented professional pathways in the public record — who represents whom before the City's boards. No motive, contribution-for-vote, quid pro quo, hidden ownership, or improper conduct is implied; the reviewed record does not establish any. Campaign-finance and lobbying-registration pulls are a documented next step.

Recurring party	Documented role	Projects (record)
Davidson Engineering, Inc.	Engineer / agent of record	Four Seasons, Dual-Brand Hotel, Viceroy, D Downtown, Inn on Fifth, Moorings Park, Naples Bay Resort
Passidomo (Francesca; John M. / Cheffy Passidomo)	Land-use attorney of record	Dual-Brand Hotel; Inn on Fifth (2015 PD)
Richard Yovanovich (Coleman Yovanovich Koester)	Agent / land-use counsel	Royal Poinciana Country Club (25-SP12)
Burt Saunders (GrayRobinson)	Land-use attorney (reported)	The Viceroy
MHK Architecture; BECK; PK Studios; LJA; Kimley-Horn; RDA	Architects / engineers of record	Across the pipeline (see profiles & ledger)
City Council member Berne Barton	Abstained on the Viceroy vote — disclosed business relationship (reported)	The Viceroy

The concentration of a few engineering and land-use firms across many petitions is a documented feature of a small-city development bar — it is not evidence of anything improper, and is not presented as such.

13 · Project ProfilesThe top ranked developments

14 · What the Record Establishes

• The City's active development pipeline: 19 projects on the 7/1/2026 Site Plan Summary Report, with petition numbers, addresses, agents, PD status and review stage. Verified
• Naples Beach Club / Four Seasons as the largest and most permanent development, with an operating hotel and a multi-phase PD approval history. Partially verified
• An 8-story, 290-room dual-brand hotel (25-SP1) at a sufficient site-plan stage; a contested waterfront Viceroy conditional use; a Wynn-family downtown mixed-use with DRB design approval. Verified / Part.
• The public capital committed to the development geography: $15.28M CRA capital, a $401.2M five-year CIP, US-41 FDOT work, and a $7.95M county contribution to the City CRA. Verified

15 · What Remains Unresolved

Open question	Status
Parcel folios, recorded deeds & mortgages, acquisition prices (all projects)	Needs source pull (Collier Clerk / Property Appraiser)
Beneficial ownership behind Naples Beach Club land trusts & project LLCs	Unavailable — not inferred
Four Seasons hotel key count (215 vs 220+57)	Conflicting public records
Project costs / permit values (Dual-Brand, Viceroy, Moorings, Revs, Inn on Fifth)	Needs source pull
Council vote dates & tallies for pending approvals	Not yet decided / needs pull
Collier County TDC / beach-renourishment / Pier capital touching the City	Needs source pull (collier.gov blocked)
Authoritative GIS parcel geometry for all maps	Needs source pull
Campaign-finance & lobbying registrations for the influence network	Needs source pull

16 · Next Public Triggers

• Dual-Brand Hotel (25-SP1): the final City Council public hearing / resolution.
• The Viceroy (22-SP8): the outstanding Design Review Board hearing.
• Moorings Park (26-SP2): the two City Council PD-rezone hearings.
• Naples Bay Resort (22-SP7) & Jetport (22-SP26 A2): movement from sufficiency/review to public hearing.
• Four Seasons: Golfside Residences building permits and golf-course opening.
• CRA: the 1st Ave S / 12th St S / 10th St stormwater construction start ($8.85M) and the FY2027 CRA budget.

17 · Full Source RoomEvery claim, back to its document

• City · master listCity of Naples — Site Plan Summary Report (as of 7/1/2026)Verified — loaded
• City · Four SeasonsNaples Beach Club Golfside Residences site-plan petitionVerified — loaded
• City · DRBDesign Review Board minutes, Jan 28 2026 (D Downtown 25-DRB3 / 25-PA2)Verified — loaded
• City · Inn on FifthInn on Fifth & Residences PD legal notice (15-R3 / 15-SD7 / 15-SP8)Verified — loaded
• City · CRA budgetAdopted FY2025-26 Community Redevelopment Agency BudgetVerified — loaded
• City · CIPCity of Naples FY2026-2030 Five-Year Capital Improvement ProgramVerified — loaded
• Region · FDOTCollier MPO Transportation Improvement Program (FY2026-2030 / FY2027-2031)Verified — loaded
• State · DORFlorida DOR Property Tax Data Portal — Data Book workbooks (taxable/just value, new construction, millage & levies, municipal report), retrieved 7/17/2026Verified — loaded
• City · pipeline pageCity of Naples — Current ProjectsVerified
• Trade pressGulfshore Business (Four Seasons, Dual-Brand Hotel, Viceroy, Harbour House)Reported — secondary
• DeveloperThe Athens Group — Naples Beach Club (developer materials)Reported — self-described
• Collier · countyBayshore Gateway Triangle CRA (Mini-Triangle); Collier Property Appraiser & Clerk (deeds/mortgages); collier.gov TDC/beachNeeds source pull

Machine-readable ledgers: development ledger (JSON) · development ledger (CSV) · public-capital ledger (JSON) · Florida DOR tax-base ledger (JSON).

18 · Methodology

Period: core January 1, 2024 to present; priority FY2025, FY2026, and projected FY2027; historical approvals only where needed to explain development rights. As of: July 17, 2026.

Source hierarchy: City of Naples applications, staff reports, agendas and votes → building/site-plan records → Collier Clerk deeds/mortgages → Property Appraiser → City/CRA/County budgets → FDOT/MPO → corporate, campaign-finance and lobbying records → developer/lender primary releases → reputable local reporting as secondary context. A broker, marketing or media estimate never overrides an official record.

Classification & anti-inflation: every financial figure carries one classification (reported project value, recorded debt, recorded acquisition price, disclosed presale value, public capital cost, modeled tax revenue, etc.). Unlike figures are never summed into one "investment" total. A reported cost stays reported until corroborated against a recorded document.

What this v1 does and does not do. City of Naples primary documents were retrieved and are labeled Verified. Collier Clerk / Property Appraiser deed-and-mortgage records, beneficial ownership, authoritative GIS parcel geometry, and Collier County TDC/beach capital were not independently pulled in this cycle and are marked Needs source pull — a documented gap, never a silent estimate. Maps are schematic locators, not authoritative parcel cartography. Scores are an analytic ranking of a public record, not a rating of merit or a prediction.

Conduct standard. No motive, corruption, quid pro quo, vote-purchasing, hidden ownership, or unlawful conduct is implied. The reviewed record does not establish improper conduct by any party. Professional relationships are stated as "represented by" and "the record documents," not as accusations.

19 · Private BriefingA monitored Radar for your parcel, corridor, or portfolio

This public Radar proves the method on the City's record. A private engagement maintains a decision clock, closes the primary-record gaps (deeds, mortgages, ownership, GIS), and reads the pipeline for a specific seat — developer, capital partner, operator, or civic actor.

An Intelligence Desk publication produced by Barone Media Group. Based on reviewed public records, tracked through the stated cutoff date. Records-only — no motive is attributed to any party; reported figures are labeled, not asserted as verified; unresolved capital sources are identified as gaps. Nothing here is legal, investment, or entitlement advice. Known and documented capital is presented as such; this is not a claim to have captured all development or every dollar.