Waterfront Duplex with
For Sale
$789,000
6933 Saona Ct, Naples, FL 34113
Residential, Duplex, End-Unit, NAPLES, FL
Property Size1,563 SF
Lot Size0.13 Acres
Price / SF$504.80
Days on Market181
Property Features for 6933 Saona Ct
General Information
Property type
Residential
Property subtype
Duplex
Bedrooms
2
Bathrooms
2
Full bathrooms
2
Rooms
Laundry Room, Bathroom 1, Bathroom 2, Den, Family Room, Bedroom 1, Bedroom 2
Parking
2
Parking features
Driveway
Spa
1
Window features
Window Coverings
Patio and Porch features
Porch, Patio
Pool private
1
Interior features
Coffered Ceiling(s), French Doors, Pantry, Smoke Detectors, Tray Ceiling(s), Window Coverings
Exterior features
Screened Lanai/Porch
Appliances
Dishwasher, Disposal, Dryer, Microwave, Range, Refrigerator/Icemaker, Self Cleaning Oven, Washer
Subdivision
ISLES OF COLLIER PRESERVE
View
Lake, Water
Elementary school
AVALON
Middle school
MANATEE
High school
LELY
Standard status
Active
APN
52505130766
Size
1,563 SF
Lot size
0.13 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
ISLES OF COLLIER PRESERVE PH 15 LOT 1283
Tax Annual Amount
6640
HOA Fee
$8,508 Annually
Legal Description
ISLES OF COLLIER PRESERVE PH 15 LOT 1283
Utilities
Heating system
Electric (Heating), Heat Pump (Heating), Central
Cooling system
Central Air, Electric, Heat Pump, Ceiling Fan(s)
Water front features
Lake
Water front
1
Amenities
private heated pool and spa
clubhouse
resort-style pool
lap pool
cabanas
fitness center
tennis courts
pickleball courts
bocce courts
kayaking
walking trails
biking trails
nature trails
The Overlook Bar & Grill
Building Details
Year built
2023
Floors in Building
1
Number of units
2
Flooring type
Tile, Carpet
Building materials
Concrete Block, Stucco
Roof type
Tile
Architectural style
Other
Listing Agency:
William Raveis Real Estate
(239) 231-3380
Listed By:
Thomas Hanlon
(704) 773-3309
Added: Mar 12
Changed: Sep 6
Last Checked: Sep 8 at 11:06PM
MLS# 226011236
Copyright © 2026 Naples Area Board of REALTORS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
Built in 2023, this 1,563-square-foot duplex occupies a 0.13-acre end lot with lake frontage and views toward the surrounding preserve. The open interior includes tile flooring, a den, family room, two bedrooms, two bathrooms, and a dedicated laundry room. Impact-resistant windows and doors, concrete block and stucco construction, and a tile roof add to the property's physical specifications.
Outdoor features include a screened lanai, patio, porch, private heated pool, and spa oriented toward the water. The property is located at 6933 Saona Ct in Naples, within The Isles of Collier Preserve, a gated community with a clubhouse, resort and lap pools, fitness facilities, tennis, pickleball, bocce, kayaking, and walking, biking, and nature trails. The community also includes The Overlook Bar & Grill.
Outdoor features include a screened lanai, patio, porch, private heated pool, and spa oriented toward the water. The property is located at 6933 Saona Ct in Naples, within The Isles of Collier Preserve, a gated community with a clubhouse, resort and lap pools, fitness facilities, tennis, pickleball, bocce, kayaking, and walking, biking, and nature trails. The community also includes The Overlook Bar & Grill.
Key Highlights
- 1,563‑square‑foot duplex built in 2023
- 0.13‑acre end lot with lake frontage and preserve views
- Private heated pool and spa
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$23,089
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
2.93%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$461,780
$461.8K
Cap Rate 7%
$329,843
$329.8K
Cap Rate 9%
$256,544
$256.5K
Market Conditions
NOI Build-Up for 1,563 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$34.7K $22.20/SF
− Vacancy
−$1.7K −$1.10/SF
EGI
$33.0K $21.10/SF
− OpEx
−$9.9K −$6.33/SF
NOI
$23.1K $14.77/SF
Area
Collier County, FL
Vacancy
4.94%
Lease Rate
$22.20 /SF/Yr
Expense Ratio
30.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$461,780
Cap Rate 7%
$329,843
Cap Rate 9%
$256,544
Alternative Uses
Best Use
Multifamily LT 5
$329.8K
$288.6K – $384.8K
NOI $23,089 @ 7.0% cap · market cap 2.93%
Second Best
Apartment 5plus
$303.2K
$265.3K – $353.7K
NOI $21,221 @ 7.0% cap · market cap 2.69%
Theoretical Best
Office A
$627.3K
$548.9K – $731.9K
NOI $43,911 @ 7.0% cap · market cap 5.57%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
240
Businesses Nearby
Explore this area
Business Placement
Demographics for 34113, FL
23,740
Population
16,461
Households
1.4
Avg Household Size
57
Median Age
40%
College-Educated
87%
High-School Grad
25.9 sq mi
ZIP Area
917
Density / Sq Mi
$76,539
Median Household Income
$37,070
Median Earnings
$1,888
Median Rent
$450,700
Median Home Value
Market
Vacancy Rate% for Multifamily in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Duplex - Nearly new end-lot residence with a private heated pool, spa, and screened outdoor living area.
Where is this duplex located?
The property is located at 6933 Saona Ct Naples, FL.
What is the asking price?
The asking price for this property is $789,000.
What are key features of this property?
This property features: 1,563‑square‑foot duplex built in 2023; 0.13‑acre end lot with lake frontage and preserve views; Private heated pool and spa
