Can you walk to the beach from Naples?

Yes, to a bay beach. Mother's Beach (Marine Park) is on Naples's northeast side, and Alamitos Bay surrounds the islands. The ocean beach is in Belmont Shore, on the other side of the bridges.

Is Belmont Shore more walkable than Naples?

Yes, for errands. Second Street's 14 blocks of restaurants, coffee shops, stores and gyms run through Belmont Shore itself. Naples is flat and walkable too, with canal paths linking the blocks, and Second Street is a short walk over the bridges.

Do homes in Naples or Belmont Shore come with a boat dock?

Many Naples waterfront homes do, but not all, so confirm the permit, the dock's condition and who maintains the seawall behind it. In Belmont Shore the water is a walk away rather than behind the house. The Alamitos Bay Marina, with 1,624 slips, is just past Naples, and being able to walk to a slip there adds real value.

What is the Naples seawall issue, and does it affect Belmont Shore?

No, it's a Naples issue. The city is replacing the 1938 seawall around the islands in sections. As of December 2024, two of six sections were done for $32 million, the total was estimated at $125 million, and the rest wasn't funded; an owner assessment was among the options discussed. Ask for the current status before you buy on the islands.

Is Naples quieter than Belmont Shore?

Yes. Naples is flat, quiet and mostly residential. Belmont Shore's side streets are calm too, but on or near Second Street there are weekend crowds and plenty of foot traffic in the evening.

Is parking hard in Naples and Belmont Shore?

Yes, in both. Many older homes have one space or alley-only parking. In Belmont Shore, Second Street meters cost $3 an hour from 10 a.m. to 7 p.m. with a three-hour limit, and Naples parking near the bridges is hard on summer weekends.

Are Naples and Belmont Shore in a flood zone?

Parts of both are in FEMA flood zones and the California Coastal Zone, which can affect insurance and remodel permits. Look up the exact address on FEMA's Flood Map Service Center before you're in escrow.

Naples vs Belmont Shore, Long Beach

Q: Which is cheaper, Naples or Belmont Shore?

Belmont Shore. In September 2026 its houses were listed at about $1.09 million to $3.3 million, compared with about $1.5 million to $10.25 million on the Naples islands. The cheapest way into Belmont Shore is a condo near the bay; in Naples it's an interior home off the water.

Q: Which is better for a rental property, Naples or Belmont Shore?

Belmont Shore. Two- to four-unit buildings are common there, and in September 2026 they were asking about $1.6 million to $2.4 million. Long Beach has no local rent control, but AB 1482 caps rent increases on many older units at 5% plus inflation, up to 10% a year, and the city's Just Cause ordinance limits evictions after a tenant's first year.

Naples or Belmont Shore? The short answer.

Pick Naples if you want to live on the water and can afford it, and Belmont Shore if you'd rather walk to Second Street and pay less. Naples is three quiet canal islands in Alamitos Bay where many waterfront homes have a private dock, and in September 2026 its houses were listed at about $1.5 million to $10.25 million. Belmont Shore is the flat grid of streets next door, with 1920s and 1930s cottages, many two- to four-unit buildings and the ocean beach on its south edge. Houses there were asking about $1.09 million to $3.3 million. Parking is tight in both, and the seawall replacement around Naples isn't finished yet.

See them for yourself.

Mediterranean homes with red tile roofs, palms and private boat docks along the water in Naples, seen past a bridge railing — NaplesWaterfront homes and private docks along the water in Naples

Tall homes with red tile roofs and white balconies on a bluff above a wide sandy beach, two people sitting on the sand — Belmont ShoreHomes above the sand near Belmont Pier on a sunny winter morning

A large pink bougainvillea in a round brick planter on a waterfront patio, with the canal, docks and homes behind it — NaplesBougainvillea in bloom on a brick patio along the Rivo Alto Canal

A wet golden retriever standing in shallow surf with a yellow tennis ball in its mouth, a breaking wave behind it — Belmont ShoreA golden retriever with a ball in the surf at Rosie's Dog Beach in Belmont Shore

Calm golden water at sunrise with a lone paddleboarder in silhouette and a row of palm trees on the far shore — NaplesA paddleboarder crosses glassy Alamitos Bay at dawn, seen from Naples

Calm, glassy bay water reaching a low seawall, with palm trees, beach homes and a waterfront street under a partly cloudy sky — Belmont ShoreCalm morning water on the bay side of Belmont Shore, with palms along the shore

Live from the MLS

Naples vs Belmont Shore by the numbers.

Naples asks 52% more than Belmont Shore.

Naples$1,299

Belmont Shore$960

$606Long Beach

Homes for sale in Naples are 32% bigger than in Belmont Shore.

Naples3,335 sq ft

Belmont Shore2,533 sq ft

All of Long Beach1,159 sq ft

Listings in Belmont Shore have been on the market 21 days longer than in Naples.

The price scale and the gauge run from one end of the Long Beach neighborhoods we cover to the other. Each bar on the price per square foot card is one of them, lowest asking price first. Gray always marks the median for all of Long Beach. Right now Naples has 17 homes for sale and Belmont Shore has 18. Asking prices for homes on the market right now inside each mapped area, not sale prices.

Updated October 3, 2026, 5:00 PM PT

Which one fits you?

Naples 3Belmont Shore 5

Naples

Living on the water

Naples is three islands with canals and the bay on every side, and many canal-front homes have their own dock. In Belmont Shore the water is a short walk away, not behind the house.

Belmont Shore

Lower prices

In September 2026 Belmont Shore houses were listed at about $1.09 million to $3.3 million, compared with about $1.5 million to $10.25 million on the Naples islands.

Belmont Shore

Walking to shops and restaurants

Second Street's 14 blocks of restaurants, shops and gyms run through the middle of Belmont Shore. From Naples it's still an easy walk over a bridge.

Naples

Quiet streets

Naples is flat, quiet and mostly residential. Belmont Shore gets crowds on weekends and warm evenings, especially on or right next to Second Street.

Belmont Shore

Ocean beach at the end of the street

The ocean beach runs along Belmont Shore's south edge, a few blocks from Second Street. Naples has the bay, with Mother's Beach on its northeast side, but no ocean beach.

Belmont Shore

Rental income

In September 2026 more Belmont Shore listings were two- to four-unit buildings and mixed-use properties than single-family houses, so buyers often live in one unit and rent out the rest. Naples is mostly houses, with the occasional duplex.

Belmont Shore

Fewer big unknowns

Naples buyers have to factor in the seawall: as of December 2024 four of six sections were unfunded, and an owner assessment was one option discussed. Belmont Shore houses don't have that issue, though you'll still want to check parking and the flood zone.

Naples

Mid-century architecture

Along with its 1920s villas, Naples has Killingsworth, Brady & Smith's Case Study House #25 on a canal and their 1957 Opdahl House a few blocks away.

Compare the details.

Naples

Three canal islands in Alamitos Bay, built from 1905, and some of the priciest homes in Long Beach

Median asking $3M

See homes Read the Naples guide

The concrete pilings and lamp posts of Belmont Veterans Memorial Pier over calm blue water, with sand in the foreground

Belmont Shore

Small old houses around Second Street, a few minutes' walk from flat water

Median asking $1.97M

See homes Read the Belmont Shore guide

Homes and lots
	Naples	Belmont Shore
What it is	Three man-made canal islands in Alamitos Bay	Flat grid of streets between the ocean and Alamitos Bay
Era of homes	Developed from 1905 through the 1920s; 1920s to 1940s Spanish and Mediterranean houses, plus many modern rebuilds	Mostly 1920s and 1930s Spanish-style cottages and bungalows, plus contemporary rebuilds
Typical lot	Small and packed close together; a dock, patio or roof deck often doubles as the yard	Narrow; a patio, courtyard or roof deck instead of a yard
Housing mix	Mostly houses, with canal- and bay-front homes priced highest; the occasional duplex	Houses, many two- to four-unit buildings, and condos near the bay
House asking prices (Sept 2026)	About $1.5M to $10.25M	About $1.09M to $3.3M; 2 to 4 units about $1.6M to $2.4M

Daily life
	Naples	Belmont Shore
The water	Canals and the bay on every side; many waterfront homes have a private dock	Ocean beach on the south edge, Alamitos Bay on the east
Parking	Many older homes have one space or alley access; hard near the bridges on summer weekends	Many bungalows have one alley space or none; Second Street meters cost $3 an hour
School district	LBUSD; Naples Bayside Academy is the island's elementary	LBUSD; nearby campuses include Lowell Elementary, Rogers Middle and Wilson High
Downtown Long Beach by car	About 12 to 18 min in light traffic	About 10 to 15 min in light traffic

Rules and risks
	Naples	Belmont Shore
Flood and coastal rules	Parts in FEMA flood zones and the California Coastal Zone; check by address	Parts in FEMA flood zones and the California Coastal Zone; check by address

Daily life on the islands and around Second Street

They're in the same ZIP code, 90803, and a bridge connects them, but Naples is a lot quieter.

A narrow concrete walkway beside stucco homes with iron balconies, palms and low planters, lit by early morning sun — Photo: Tracie Hall (Flickr: tracie7779), CC BY-SA 2.0

Naples is three man-made islands in Alamitos Bay, divided by canals with footbridges across them. It's flat and quiet, and walkways along the canals connect the blocks. A lot happens on the water: people paddleboard off their back docks, gondolas go out in the evening, and the Christmas boat parade has run every December since 1946.

Belmont Shore is the grid of streets next door, between the ocean and the bay, with Second Street down the middle. Those 14 blocks of coffee shops, restaurants, boutiques and gyms are why most people pick it. Weekday mornings are calm, while weekends and warm evenings get busy. A block off Second Street, though, the side streets are quiet.

So it mostly comes down to how much activity you want outside your door. If you want quiet, Naples is the better fit. If you'd like to walk to dinner any night without planning it, look at Belmont Shore, ideally a block or two off Second Street rather than on it.

The homes and their asking prices

Water frontage drives prices in Naples, while in Belmont Shore it's mostly about which block you're on.

A dense bed of white begonias, pink and red blooms, yellow marigolds and a calla lily below a window with blue shutters — Photo: Tracie Hall (Flickr: tracie7779), CC BY-SA 2.0

Both were built up around the same time. Naples's oldest streets still have 1920s to 1940s Spanish Colonial and Mediterranean houses, and many of the waterfront homes are now large modern rebuilds. Belmont Shore's side streets are mostly 1920s and 1930s Spanish-style cottages and bungalows on narrow lots, with rebuilds and small apartment buildings mixed in.

In September 2026, houses on the Naples islands were listed at about $1.5 million to $10.25 million, and Naples duplexes at around $1.65 million. Belmont Shore houses were asking about $1.09 million to $3.3 million, and two- to four-unit buildings about $1.6 million to $2.4 million. The live numbers on this page will have moved since then.

Prices vary a lot within each neighborhood. In Naples, a canal-front lot with a usable dock sells for far more than an interior house a block away. In Belmont Shore, parking, permitted work and any water view move the price more than square footage. For either one, I'd pull comps from the same street, not from the neighborhood as a whole.

Naples houses: about $1.5M to $10.25M (Sept 2026)
Belmont Shore houses: about $1.09M to $3.3M; 2 to 4 units about $1.6M to $2.4M
Interior Naples homes and Belmont Shore condos are the cheaper ways in

What the list price doesn't show

The Naples seawall, parking in both, flood zones and coastal permits.

Shallow, clear bay water over rippled sand in the foreground, with palms and low apartment buildings along the far shore — Photo: Tracie Hall (Flickr: tracie7779), CC BY-SA 2.0

In Naples, start with the seawall. The city has been replacing the 1938 wall in sections since 2015. As of the Long Beach Post's December 2024 report, two of six sections were done at a cost of $32 million, the full job was estimated at $125 million, and the rest wasn't funded; an assessment on property owners was one option discussed. If a dock conveys, get its permit status and find out who maintains the seawall or bulkhead behind it.

In Belmont Shore, parking is what buyers underestimate most. Many original bungalows have one space off an alley or none, and street parking near Second Street and the bay fills fast on weekends. Naples has the same problem in its older homes, plus tough parking near the bridges in summer.

Parts of both are in FEMA flood zones and the California Coastal Zone, which can show up in your insurance bill and in how long a remodel permit takes. If you're buying a Belmont Shore duplex or fourplex as a rental, keep in mind that Long Beach has no local rent control, but AB 1482 caps rent increases on many older units at 5% plus inflation, up to 10% a year, and the city's Just Cause ordinance limits evictions after a tenant's first year.

Naples: ask for the current seawall status and any proposed assessment
Both: get in writing exactly what parking comes with the house
Both: look up the flood zone and Coastal Zone by address before escrow

Getting around and schools

Silhouetted palm trees against a sky fading from deep blue to orange over the ocean, with ships on the horizon and a dark beach — Photo: Sergei Gussev, CC BY 2.0

Both are flat and easy to get around on foot or by bike. From Naples, Second Street and the 2nd & PCH center are a short walk or ride over the bridges. Belmont Shore has the beach bike path west to Downtown and a free electric shuttle between the Shore and Downtown Thursday through Sunday.

By car, Downtown Long Beach is about 10 to 15 minutes from Belmont Shore and 12 to 18 from Naples in light traffic, and LAX is usually 25 to 40 minutes from the Shore and 30 to 45 from the islands. Orange County starts just across the San Gabriel River in Seal Beach.

Both are in Long Beach Unified. Naples has its own elementary on the island, Naples Bayside Academy. Nearby LBUSD campuses for Belmont Shore include Lowell Elementary, Rogers Middle School and Wilson High. Assignments go by address in both, so check yours with LBUSD's School Finder.

Homes for sale in Naples

17 active listings in the mapped area

Just listed

$3,285,000

Single-Family4 bd3 ba2,529 sqft

171 Savona Walk

11 days on market

$2,799,800

Single-Family4 bd5 ba3,389 sqft

215 The Toledo

16 days on market

$1,475,000

Single-Family2 bd1 ba1,114 sqft

5928 E The Toledo

35 days on market

$2,799,000

Single-Family4 bd3 ba2,758 sqft

5776 Campo Walk

45 days on market

$1,475,000

Single-Family3 bd2 ba1,575 sqft

Duplex4 bd3 ba1,953 sqft

5829 E 2nd

59 days on market

$8,495,000

Single-Family5 bd4 ba5,557 sqft

5455 E Sorrento Drive

Waterfront

$5,349,000

Single-Family4 bd4 ba3,083 sqft

5590 E The Toledo

Waterfront

$7,500,000

Single-Family4 bd4 ba4,246 sqft

6048 Lido

Waterfront

$7,300,000

Single-Family6 bd9 ba7,607 sqft

93 Giralda

Waterfront

$6,200,000

Single-Family5 bd6 ba4,165 sqft

Condo3 bd5 ba4,100 sqft

5400 E The Toledo 701

Waterfront

$2,795,000

Single-Family5 bd4 ba2,531 sqft

89 Rivo Alto Canal

Water view

$2,999,000

Single-Family3 bd3 ba3,335 sqft

159 Angelo Walk

View all 17 homes on the live map

Still deciding? Ask me.

I’m a Realtor right here in Long Beach and I know it inside out. Buying or selling, tell me what you’re after and I’ll help you get there.

Call (424) 400-9003

Slava Ploshkin · DRE #02323623English and Russian · How I work in Long Beach

Homes for sale in Belmont Shore

18 active listings in the mapped area

15 days on market

$1,250,000

Single-Family2 bd1 ba906 sqft

131 Santa Ana

29 days on market

$1,999,000

Single-Family4 bd4 ba2,438 sqft

Single-Family4 bd3 ba3,000 sqft

Single-Family3 bd2 ba1,600 sqft

Multi-Family9 bd8 ba5,361 sqft

Mixed Use4 bd5 ba2,628 sqft

4401 Division

View all 18 homes on the live map

Questions & answers

Naples, if the budget stretches that far. The island is quiet, it has its own LBUSD elementary (Naples Bayside Academy), and Mother's Beach, with shallow water, a playground and lifeguards at busy times, is on its northeast side. Belmont Shore costs less to get into and puts the ocean beach and Second Street within walking distance, but it's busier. Yards are small in both.