Port Royal Market Audit

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"The Sunday Morning Real Estate Recap"

Port Royal Market Report by Gary Gardiner

Welcome to your weekly 2026 Port Royal Market Report.

This report tracks the Port Royal inventory against FEMA substantial improvement 50% rules and current sea-wall integrity standards. These technical factors dictate asset liquidity in the 2026 ultra-luxury market.

My Florida Home Hub | Real Estate Times

The Port Royal Edition

The 2026 Port Royal market is a "land-first" environment. While membership in the Port Royal Club remains the primary social driver, property value is tied to elevation certificates and the ability to build or renovate under modern flood-mitigation codes.

Because many original estates face regulatory hurdles for major remodels, my reports focus on Structural Integrity and Mechanical Audits. In 2026, the cost of bringing an older asset to code often exceeds the structure's intrinsic value. I treat these audits as a professional risk-assessment and management handover.

These reports provide a factual baseline for high-net-worth acquisitions. To see the methodology and licensing behind these audits, view my background and property management details here.

Address Beds Baths Living ft2 List Price Cost per ft2 DOM
3295 Gordon DR 6 7.5 6,769 $17,500,000 $2,585 0 days
997 Spyglass LN 6 7.5 8,392 $18,900,000 $2,252 1 day
2670 Treasure LN N/A N/A N/A $8,900,000 Unknown 8 days
3200 Green Dolphin LN 5 7.5 14,000 $29,999,000 $2,142 15 days
3277 Gordon DR 6 8.5 6,444 $16,900,000 $2,622 20 days
3191 GIN LN 3 3.5 3,886 $14,500,000 $3,731 25 days
12 Sabre LN 6 9.5 7,211 $17,900,000 $2,482 46 days
1340 Spyglass LN 5 7.5 7,800 $38,000,000 $4,871 55 days
230 & 240 Bay RD N/A N/A 1,000 $31,000,000 $31,000 280 days
100 & 104 Bay RD 4 4 8,400 $195,000,000 $23,214 280 days
3675 Gordon DR 6 6.5 7,873 $26,990,000 $3,428 154 days
3455 Gin LN 6 7.5 8,044 $32,750,000 $4,071 160 days
Average: 5.2 6.9 7,693 $34,727,360 $5,642 254 days
Viewing 1 - 12 of 25
Viewing 1 - 12 of 25
Address Beds Baths Living ft2 List Price Cost per ft2 DOM
3100 Rum Row 5 6.5 5,044 $16,900,000 $3,350 46 days
3233 Gin LN 5 6.5 7,696 $32,000,000 $4,158 533 days
Average: 5.0 6.5 6,370 $24,450,000 $3,754 289 days
Viewing 1 - 2 of 2
Viewing 1 - 2 of 2
Address Beds Baths Living ft2 List Price Sold Price Cost per ft2 DOM Sold Date
2610 Half Moon WALK N/A N/A 4,975 $7,900,000 $7,500,000 $1,507 2 days 10/26/26
3131 Gin LN 5 6.5 7,695 $29,950,000 $26,000,000 $3,378 845 days 10/1/26
1207 Spyglass LN 5 8.5 9,059 $36,000,000 $36,000,000 $3,973 151 days 9/11/26
2433 Lantern LN N/A N/A N/A $6,975,000 $6,800,000 Unknown 694 days 9/11/26
3525 Fort Charles DR 5 7.5 7,751 $28,000,000 $26,000,000 $3,354 82 days 9/2/26
605 Galleon DR 4 5.5 6,277 $13,950,000 $12,500,000 $1,991 127 days 8/26/26
14 Sabre LN 4 4.5 5,416 $11,950,000 $10,950,000 $2,021 84 days 7/29/26
3220 Rum Row 6 7.5 9,643 $44,000,000 $40,180,000 $4,166 97 days 7/27/26
3777 Gordon DR 6 7.5 9,074 $39,995,000 $36,500,000 $4,022 168 days 7/22/26
3163 Gin LN 6 8.5 7,595 $26,900,000 $24,000,000 $3,159 286 days 6/29/26
3430 Gin LN 4 5.5 7,042 $17,900,000 $17,000,000 $2,414 147 days 6/23/26
3065 Fort Charles DR 3 3.5 5,398 $21,500,000 $17,000,000 $3,149 130 days 6/18/26
Average: 4.9 6.2 7,014 $19,806,611 $18,179,444 $2,715 242 days
Viewing 1 - 12 of 18
Viewing 1 - 12 of 18

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