Updated September 2026
Buying in Autumn Woods is really three decisions. One gate holds 548 homes across three neighborhoods with three different products, three fee stacks and three price levels. McGreevy and Comisar price every one of them from 47 recorded deeds rather than a community average. Start your buyer consultation or call Jesse direct at (239) 898-6072.
Autumn Woods is a gated community of 548 residences on the east side of Goodlette-Frank Road in North Naples, unincorporated Collier County, ZIP 34109. Buying here is not one purchase but three: 350 detached single-family homes, 110 attached villas and 88 condominium homes, each with its own association, its own price band and its own fee stack. This page is written for the person about to write an offer.
Updated September 2026 · Jesse McGreevy and Marc Comisar, Domain Realty
Everything below comes from recorded deeds, the Collier County tax roll, the recorded governing documents and federal flood mapping. If you want the full portrait of the community itself, its history, its amenities and its governance, read our Autumn Woods community guide. This page answers the other question: how you buy here well, and what it costs you afterward.
The community sits on the east side of Goodlette-Frank Road, County Road 851, north of Pine Ridge Road and south of Orange Blossom Drive. It does not front Airport-Pulling Road, which is roughly a mile east and appears nowhere in the entitlement record. The governing zoning instrument is the 300 Acre Goodlette Road Planned Unit Development, Collier County Ordinance 96-80, adopted 10 December 1996. There is no document anywhere called the Autumn Woods PUD, and a buyer whose agent goes looking for one will not find it.
Inside the gate are three neighborhoods, not four. Oak Hollow and Mahogany Run is a single association governing 350 detached homes, and treating it as two places is the single most common error published about this community. Maple Brooke holds 110 attached villas. Cedar Ridge holds 88 condominium homes in 22 buildings. Every owner belongs to exactly two associations, their neighborhood association and the master, and pays exactly two assessments.
Autumn Woods was built by Centex Homes between 1997 and 2002, and Centex was the sole builder and sole declarant of all three product types. That matters to a buyer in a way it rarely does elsewhere: one builder, one code generation, one set of systems, and one aging curve running through every roof, air conditioner and water heater in the community at roughly the same time.
Measured from 47 recorded deeds that resolved to a price across the 24 months to 29 August 2026, the three product types price like three different markets. The 29 priced sales in Oak Hollow and Mahogany Run carry a median of $950,000. The 9 priced sales in Maple Brooke carry a median of $530,000. The 9 priced sales in Cedar Ridge carry a median of $550,000. Those are three separate denominators and they should never be blended into one community number.
The products differ in more than price. Oak Hollow and Mahogany Run homes range from 1,250 to 3,337 square feet of county base area with a median of 2,090, across roughly 190 distinct base areas among 348 houses, so it is a wide-mix neighborhood rather than a repeated-plan one. Maple Brooke runs 1,537 to 1,850 square feet with a median of 1,629, and three sizes account for 98 of the 110 villas. Cedar Ridge has exactly four floor plans: 1,488, 1,632, 1,759 and 2,040 square feet of air conditioned area.
Private pools follow the same split. Of the 348 Oak Hollow and Mahogany Run houses on the 2026 preliminary Collier County roll, 233 carry a private pool, 67 percent, and 288 carry a screen enclosure, 83 percent. In Maple Brooke it is 21 of 110 with a pool, 19 percent, and 76 of 110 with a screen enclosure, 69 percent. In Cedar Ridge it is zero of 88. A Cedar Ridge buyer who wants a pool is buying the community pools and nothing else.
The master association publishes its amenity set in its own words: two swimming pools, a heated spa, tennis courts, pickleball courts, a basketball court, a playground, a fitness room and two meeting and activity rooms. Every one of those is owned by the master association, so a Cedar Ridge condominium buyer, a Maple Brooke villa buyer and an Oak Hollow single-family buyer all get identical amenity access. No sub-association owns or operates a pool or any recreational facility.
What Autumn Woods does not have is just as important to a buyer, because the absences are the things buyers most often assume. There is no golf course and no golf of any kind. There is no marina, boat basin, boat ramp or community dock, and the lakes are a permitted stormwater system rather than recreational water: swimming, wading and boating including kayaks and canoes are prohibited in all common area lakes, and bank fishing is catch and release only. There is no on-site restaurant, bar or food service, and zero commercial acreage in the entitlement’s land use summary.
There is also no equity or non-equity club, no mandatory club membership, no initiation fee, no food and beverage minimum, no private beach club or beach shuttle, no dog park, no second clubhouse, no RV or boat storage lot, no community electric vehicle charging station and no valet trash service. Autumn Woods is not age-restricted and claims no housing-for-older-persons exemption: the master declaration contains no age covenant, and the amenity set includes a tot lot, a family playground and a basketball court. And there is no Community Development District and no special taxing district of any kind, verified four independent ways, so the only non-ad-valorem line on an Autumn Woods tax bill is county garbage collection.
McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, and we represent buyers in Autumn Woods from the primary record outward. Before writing this page we read Ordinance 96-80, the recorded master declaration, all three neighborhood declarations, the Cedar Ridge Declaration of Condominium and 47 recorded deeds, then measured the flood overlay parcel by parcel. That is the standard of proof a buyer should expect before anybody tells them what to offer.
Jesse McGreevy has lived in Southwest Florida since 2003 and chose this coast rather than merely selling it. As the leaders of Domain Realty Group our team has closed over $2.5 Billion in real estate, and McGreevy and Comisar alone have over $900 million in Sales. In a community whose facts live in recorded instruments rather than in listing remarks, that experience shows up as fewer surprises after the inspection period closes.
Reach Jesse McGreevy directly at (239) 898-6072 or Marc Comisar at (239) 287-5873, read how we represent buyers across Southwest Florida, or learn more about the brokerage at Domain Realty Group.
We are a top-reviewed Southwest Florida real estate team, and the quotes below are genuine verified Google reviews from real clients. We publish no aggregate score and no star average, only the client’s own words.
★★★★★ “If you’re looking for a Realtor in Naples (or nearby areas), Jesse is your guy. I referred a friend to him for a winter home search. He has great connections, sharp negotiating, and he found them an off-market brand new build. Highly recommend!” Verified Google review
★★★★★ “Marc was great! He helped us find a place that matched our needs, without trying to upsell us into something too big. And he’s helped us settle into the area. 100% recommendation!” Verified Google review
★★★★★ “Marc is extremely knowledgeable, professional and a true pleasure to work with. He kept us informed throughout the process and went over and beyond our expectations to ensure an extremely smooth process.” Verified Google review
Autumn Woods is governed by four separately incorporated Florida not-for-profit corporations, three management companies, one master declaration, three neighborhood declarations, one declaration of condominium with 19 recorded phase amendments, and a master rules manual. Two of the four assessments a buyer will pay are not published anywhere. A buyer’s agent who has not read those instruments cannot tell you what your annual cost will be, and cannot tell you which of the community’s rules will constrain what you planned to do with the house.
What we owe you is specific: the two estoppel certificates ordered early enough to matter, the current adopted budget and reserve schedule requested from the right manager, the flood determination pulled on the building rather than on the community, and a carrying-cost model built on the tax bill you will pay rather than the one the seller pays now. Everything on this page is the raw material for that work, and we are happy to walk any of it with you before you tour a single house.
This page runs long on purpose. Use the list below to jump to the section you need, or read it end to end before your first tour.
Autumn Woods turns over slowly, so buyer representation here is less about volume and more about knowing the record. In the last 12 months we tracked all 109 instruments recorded against the 547 residential parcels inside Autumn Woods, resolved 47 of them to a price, a date and an Official Records book and page, and measured the remaining 62 as trusts, quit claims, corrective deeds and interspousal transfers rather than sales.
Every one of those 47 priced sales is verifiable by book and page from the Collier County Clerk’s own records, and the documentary stamp tax paid appears on the face of each instrument at $0.70 per $100 of consideration. That is a stronger evidence base than a listing median, because a reader can check any single line of it without our help and without a subscription.
The 62 instruments that carried nominal, zero or exempt consideration are the reason casual price summaries of this community are unreliable. A deed can carry a nominal stamp and still transfer real property, so a source that counts every recorded transfer as a sale will overstate turnover by more than double and will drag the average price toward zero.
Autumn Woods sits inside a tight cluster of established North Naples communities that share one millage area and one high school. We work the whole cluster, which is what lets us tell a buyer honestly when Autumn Woods is not the right answer for them. Millage areas 47, 98 and 133 all levy exactly 9.4020 mills in 2026 from exactly the same ten taxing authorities at exactly the same individual rates, so every difference in tax bill across these communities is a difference in assessed value and homestead penetration rather than a difference in tax rate.
Autumn Woods has the second-highest homestead rate in that benchmark set at 71.1 percent of its 546 residential-use parcels on the 2026 preliminary roll, behind only The Crossings and Longshore Lake, against 38.9 percent at Emerald Lakes and Stonebridge and 44.1 percent at Bridgewater Bay. For a buyer that is not a statistic about houses. It is the difference between neighbours who are here in August and a street that empties in May.
We bring the county roll, the recorded chain and the association documents to the offer table rather than to the closing table. That means the estoppels are ordered on day one, the reserve schedule is requested from the correct manager for that neighborhood, the flood determination is pulled on the building, and the association approval clock is written into the contract calendar instead of discovered in week four.
It also means we can put a number on what the house will actually cost you to own, which is a different number from the seller’s current tax bill and a different number again from the list price. Call Jesse McGreevy at (239) 898-6072 and we will build that model for a specific address before you write anything.
Autumn Woods produced 47 priced recorded sales in the 24 months to 29 August 2026, out of 547 residential parcels, which is roughly 4.3 percent of the community changing hands a year. That is a low-churn, long-hold community, and the tax code below explains exactly why. For a buyer it means patience and preparation matter more than speed, because the right house appears rarely.
The table below is built entirely from recorded deeds in the Collier County Official Records for the 24 months ending 29 August 2026. Price per square foot is computed on the county’s base area field rather than its adjusted area, because using the adjusted figure would understate every price per square foot by roughly 15 to 25 percent.
Neighborhood | Priced sales in 24 months | Low | Median | High | Median price per heated square foot | Turnover over 24 months |
|---|---|---|---|---|---|---|
Oak Hollow and Mahogany Run | 29 | $664,900 | $950,000 | $1,681,875 | $411 | 29 of 349, 8.3 percent |
Maple Brooke | 9 | $440,000 | $530,000 | $625,000 | $330 | 9 of 110, 8.2 percent |
Cedar Ridge | 9 | $400,000 | $550,000 | $650,000 | $336 | 9 of 88, 10.2 percent |
All Autumn Woods | 47 | $400,000 | $735,000 | $1,681,875 | not meaningful blended | 47 of 547, 8.6 percent |
Three sales in the window sit far above their neighborhood band, and the county roll records neither renovation history nor view coding, so we exclude them from every average and publish nothing about them individually. That is a deliberate discipline: an unexplained outlier in a nine-sale denominator will move a median by tens of thousands of dollars.
At a median of $411 per square foot of base area, Oak Hollow and Mahogany Run prices roughly 25 percent above Maple Brooke at $330 and Cedar Ridge at $336. That gap is not a quality judgment. It is the price of a detached house on its own platted lot, with a private pool on two thirds of them, against an attached villa or a condominium home with no individual lot acreage at all.
A buyer comparing two listings should confirm which square footage each one quotes. County base area, county adjusted area and a builder’s gross area are three different numbers for the same house, and a price per square foot computed on the wrong one will make an expensive house look cheap. We use base area consistently across every figure on this page so the comparisons hold.
Three published figures for this community currently circulate, at roughly $527,500 and down 21 percent, roughly $529,816 and down 6.2 percent, and roughly $1,050,000 and up 25.4 percent. All three purport to describe the same 548 residences. They disagree because a blended median across 350 single-family homes, 110 villas and 88 condominiums flips entirely with mix shift: three villa sales in a quarter instead of three single-family sales will move the community median by hundreds of thousands of dollars while nothing about any house has changed.
That is why the $735,000 all-community median in the table above is never published on this page without the three-way split beside it. If you are shown a single Autumn Woods median with a percentage change attached and no denominator, the honest reading is that it measures the mix and not the market.
At roughly 4.3 percent a year, Autumn Woods turns over slowly and evenly across all three product types. In practical terms a buyer looking for a specific configuration, a lake back, a particular floor plan in Cedar Ridge, or a larger lot on Nature Preserve Court where the eleven lots carry the community’s largest median lot size at 0.26 acres, should expect to wait rather than to choose from a shelf.
The upside of low churn is that the neighbours are established and the community is not repricing itself every quarter. The cost is that the buyer who is not prepared to move when the right house appears will watch it go. Preparation here means the lender letter, the association application understood in advance, and the inspection team already lined up.
The Federal Housing Finance Agency All-Transactions House Price Index for the Naples-Marco Island metropolitan area stood at 572.25 in the second quarter of 2026, up 0.84 percent year over year and up 49.02 percent over five years. It is built from mortgage purchase and refinance transactions rather than from listings, which makes it the one market-direction figure available here that is independent of any multiple listing service.
In plain words: Naples prices are up roughly 49 percent over five years and essentially flat over the last twelve months. The surge is over. Quoting only the five-year figure to a buyer would be misleading, and quoting only the twelve-month figure would be too, which is why both belong in the same sentence.
Two board-level figures round out the picture and they measure different territories, so they are not in conflict. For July 2026 Florida Realtors reports a single-family median of $800,000 for the Naples-Immokalee-Marco Island metropolitan area, which includes Marco Island. The Naples Area Board of REALTORS reports $745,000 for Collier County excluding Marco Island. County-wide, that same reporting shows single-family medians up 12.9 percent year over year while condominium medians are down 4.8 percent. In a community that is 84 percent single-family and villa and 16 percent condominium, those two lines pull in opposite directions.
Choosing a neighborhood inside Autumn Woods decides your price band, your maintenance obligations, your insurance structure, your rental rules and your fee stack all at once. Oak Hollow and Mahogany Run is 350 detached homes on platted lots. Maple Brooke is 110 attached villas under a Chapter 720 homeowners association. Cedar Ridge is 88 condominium homes under Chapter 718, the only condominium in the community.
Oak Hollow and Mahogany Run is one association and one neighborhood, incorporated as OAK HOLLOW AND MAHOGANY RUN NEIGHBORHOOD ASSOCIATION, INC., filed 9 April 1997. Its 350 lots are stated in its own Bylaws at Section 2.4 and confirmed by set subtraction on the county lot inventory, and it spans all four recorded plat units. It is a Chapter 720 homeowners association, and it does not provide exterior maintenance for its detached homes.
Homes were built 1997 to 2002 and run 1,250 to 3,337 square feet of base area with a median of 2,090. Lots run 0.14 to 0.40 acres with a median of 0.20. Two-car enclosed garages are required and must be maintained as garages, and they may not be enclosed, converted or reduced. The neighborhood is managed by Sandcastle Community Management at 9150 Galleria Court, Suite 201, Naples, FL 34109, reachable at (239) 596-7200, and the association is contractually barred by its own Bylaws from using the same management company as the master.
The buyer-relevant catch is financial and it is a real one: the Oak Hollow and Mahogany Run neighborhood assessment is not published anywhere. Not on the association website, not in the recorded 2023 restatement, not in the Bylaws, Rules or Collection Policy, and not in any state filing. It is paid quarterly in advance on the first day of each quarter, each owner is liable for a one three-hundred-fiftieth share, and the board may not adopt a budget with an increase above ten percent over the prior fiscal year, including reserves, without approval of a majority of the voting interests. You obtain the current amount from an estoppel certificate and the current adopted budget.
Maple Brooke is a Chapter 720 homeowners association on fee-simple platted lots, not a condominium, and its own rules say so in terms: the villas “are not condominiums, but single-family homes.” They are attached, sharing party walls, shared roofs and shared driveways, which changes what you own and what the association maintains. The 110 lots are named in the legal description of its recorded 2023 restatement and confirmed independently by the association’s own accountant.
Villas were built 1997 to 2001 and run 1,537 to 1,850 square feet with a median of 1,629; three sizes, 1,577, 1,629 and 1,821 square feet, account for 98 of the 110. Lots run 0.14 to 0.28 acres with a median of 0.16. All 110 sit on just two streets, Birchwood Court with 40 villas and Old Banyan Way with 70. Resort Management manages both Maple Brooke and the master association, from 2685 Horseshoe Drive South, Suite 215, Naples, FL 34104, reachable at (239) 649-5526.
Maple Brooke is the only neighborhood in Autumn Woods that publishes financial statements, and its 2025 compiled statements are the single most useful document a buyer in any of the three neighborhoods can read. They carry the neighborhood assessment at $2,014.02 per lot for 2025, derived by dividing $221,542 in total assessments by 110 lots, and they carry the master fee as a pass-through. The neighborhood layer covers lawn care, landscape maintenance, exterior painting and caulking, roof cleaning, repair and replacement, and irrigation operation and replacement.
Cedar Ridge is the only condominium in Autumn Woods, governed by Chapter 718 and registered with the state as project PR1P025117. Its 88 homes at full build-out are stated in the Declaration of Condominium at Paragraph 7.1.5 and confirmed three ways. The 22 residential buildings are each one two-story building containing four homes, two down and two up, stated in the recorded declaration at Paragraphs 5.1 and 6.4.
It is the newest stock in the community, built 2000 to 2002, with exactly four plans. Phases 1 to 9 carry 1,488 square feet downstairs and 1,759 upstairs; phases 10 to 22 carry 1,632 downstairs and 2,040 upstairs. The county building file returns 18 homes at 1,488, 18 at 1,759, 26 at 1,632 and 26 at 2,040, which is exactly what nine and thirteen buildings of two-down two-up produce. Cedar Ridge sits on four streets: Blue Juniper Court with 28 homes, Wild Forest Court with 24, Pond Cypress Court with 20 and Timberland Circle with 16. Anchor Associates, Inc. manages it from 2340 Stanford Court, Naples, FL 34112, reachable at (239) 649-6357.
Two Cedar Ridge facts are worth a buyer’s full attention. First, the billed quarterly assessment already contains the owner’s share of the master assessment, per Declaration Paragraph 21.1.1, so adding the master figure on top of a Cedar Ridge quarterly number is the easiest arithmetic error available in this community. Second, the amount is not published anywhere, and each home carries a one eighty-eighth equal share, so the current figure comes from the estoppel certificate and the current adopted budget with its reserve schedule.
The homestead roll answers this better than any brochure can. On the 2026 preliminary Collier County roll, 78.2 percent of Oak Hollow and Mahogany Run parcels carry a homestead exemption, 273 of 349. Maple Brooke is at 63.6 percent, 70 of 110. Cedar Ridge is at 51.1 percent, 45 of 88. Community-wide it is 70.9 percent, 388 of 547. Homestead penetration falls steadily down the price ladder, and a homestead exemption requires permanent Florida residence, so it is the closest thing to a published measure of who actually lives somewhere year round.
For a full-time resident that cuts two ways. The single-family streets have the highest share of year-round neighbours, which is what most full-time buyers say they want. But the single-family product also carries the largest maintenance obligation, because Oak Hollow and Mahogany Run does not maintain exteriors, roofs, or landscaping on its detached homes, and every one of those homes is now 24 to 29 years old.
A seasonal owner is buying a lock-and-leave problem as much as a house. Maple Brooke solves the largest part of it structurally: the association handles lawn care, landscape maintenance, exterior painting and caulking, roof cleaning and roof replacement, and irrigation. Cedar Ridge goes further still on the building envelope, because under Florida Statutes 718.111(11) the association carries property insurance on the building and all reconstruction after a property loss is undertaken by the association rather than by you.
Cedar Ridge also has the lowest known carrying cost of the three on the layers that are published, and the lowest median just value at $453,104 on 88 parcels. Two cautions travel with it. Its assessment is not published, so the comparison is incomplete until you hold the estoppel. And Cedar Ridge shows the most violent property tax reset of the three product types on a change of ownership, which the next sections work through in detail.
Autumn Woods is a community where two of the four fee layers a buyer will pay are not published anywhere, and where the seller’s tax bill can be less than half of the bill you will receive. Those are not things you want to discover in week four of a contract. We will build the whole model for a specific address first, then go see houses.
Call Jesse McGreevy at (239) 898-6072, or start with how we represent buyers in Southwest Florida and tell us what you are looking for. If you are also selling an Autumn Woods home to buy a different one inside the same gate, our Autumn Woods home valuation page runs the other half of that trade.
Finding the right Autumn Woods home is a search problem shaped by scarcity: 548 residences, roughly 4.3 percent turning over a year, and three product types that are not substitutes for each other. Our method is to narrow the product type and the street characteristics first, from the county roll and the flood overlay, then to watch a small, precisely defined target set rather than a whole community.
We start from the parcel inventory rather than from a listing feed. The 2026 preliminary Collier County roll gives us every Autumn Woods parcel with its year built, base area, lot size, pool and screen enclosure flags, homestead status and just value. From that we can build your actual candidate list before a single house is for sale, which is what makes a low-churn community workable.
Live for-sale inventory in Autumn Woods comes from the Southwest Florida MLS and changes daily. We refresh it for our clients continuously and we do not publish a count on this page, because a count published today is wrong tomorrow and there is no honest way to date-stamp it in static copy. The right move is a saved search that alerts you the day something matching your parameters is listed.
The first question is not which house, it is which of the three purchases you are making. A buyer who wants a private pool has 233 candidate houses in Oak Hollow and Mahogany Run, 21 in Maple Brooke and none in Cedar Ridge. A buyer who wants the association to replace the roof has 110 candidates in Maple Brooke and 88 in Cedar Ridge, and none in Oak Hollow and Mahogany Run. A buyer who wants a specific floor plan has four choices in Cedar Ridge and roughly 190 distinct base areas in Oak Hollow and Mahogany Run.
Rental intentions narrow it further, and they narrow it the same way in all three neighborhoods: a 30 day minimum lease and a maximum of three leases a year. An investor whose model needs weekly turnover has no candidates in Autumn Woods at all, and it is better to know that before the first flight down than after the inspection period opens.
For any Autumn Woods address we pull the parcel record, the recorded deed chain, the flood overlay on the building rather than the lot, the applicable neighborhood declaration and rules, the master rules manual, and where the address is in Cedar Ridge the Declaration of Condominium and its phase amendments. We also check the Clerk index for any special assessment instrument recorded against the association.
That last check is worth naming. A sweep of the Collier Clerk index from 2020 to September 2026 returns no special assessment instrument for any of the four Autumn Woods associations, and Maple Brooke’s 2025 financial statements disclose none. For Oak Hollow and Mahogany Run and for Cedar Ridge the current status is simply not published, and only the estoppel certificate can establish it, because Florida law requires an estoppel to disclose levied and pending special assessments.
On a showing in Autumn Woods we look at four things a general tour misses. The street, because two streets carry overlapping house numbers across different neighborhoods and a bare house number is ambiguous here without the street type. The back of the lot, because the Special Flood Hazard Area follows the lake banks and the preserve at the backs of lots while the building pads sit at the fronts in Zone X. The lake bank itself, because owners of lots adjoining wet detention ponds, jurisdictional wetlands, designated mitigation areas or conservation easements may not remove native vegetation that establishes there, by dredging, herbicide or cutting.
And the roof. Every home in Autumn Woods is now 24 to 29 years old, at or past a first-generation roof’s service life, and roofs here are concrete tile from a pre-approved palette. Oak Hollow and Mahogany Run permits no asphalt or shake shingle roofs at all. In Maple Brooke the entire roof of the building must be replaced together and shared driveways must be replaced entirely between buildings, which means your roof decision is not yours alone.
In a community with roughly two dozen priced sales a year, relationships do real work. We talk to owners, to the three management companies and to the cooperating brokerage community across North Naples, and a meaningful share of what we see for clients we see before it is formally marketed. That is not a promise of an off-market house on demand, because nobody can honestly promise that.
What it does mean is that when a Cedar Ridge 2,040 square foot upstairs plan or a lake-back Oak Hollow lot is about to move, we usually know. If you want to be in that conversation, tell us your parameters now rather than when you are ready to fly down. Marc Comisar is at (239) 287-5873 and Jesse McGreevy is at (239) 898-6072.
Negotiating an Autumn Woods purchase is mostly about what a 1997 to 2002 house is going to cost you after closing. Price matters, but roof age, wind mitigation credits, the insurance quote, the unpublished neighborhood assessment and a 20 day association approval clock are all live variables, and each one is a lever. We negotiate the whole cost of ownership rather than the headline number alone.
The build era gives a buyer real, evidence-backed leverage. All 110 Maple Brooke villas and 342 of the 351 Oak Hollow and Mahogany Run homes carry a year built of 1997 to 2001, and 40 of Cedar Ridge’s 88 homes carry 2002. The first edition of the Florida Building Code replaced all local codes on 1 March 2002, and a tax-roll year built is a completion year rather than a permit date, so even a 2002-completed home here was almost certainly permitted earlier.
What survives that caveat is both defensible and useful: these are post-1994, pre-2002 homes built under the Standard Building Code as amended after Hurricane Andrew, materially better than pre-1992 construction and materially weaker than post-2002. Hurricane protection as originally built here was shutter-based rather than impact glass. Every one of those facts is a legitimate subject of negotiation, and every one is documented rather than asserted.
The single most useful question on any Autumn Woods showing is whether the home has been reroofed and whether there is a current wind mitigation inspection on file. The instrument is the Uniform Mitigation Verification Inspection Form, OIR-B1-1802, which every Florida property insurer must accept. It rates building code era, roof covering, roof deck attachment, roof-to-wall connection, roof geometry, secondary water resistance and opening protection, and opening protection carries the largest premium credit of the seven.
Practically, that turns into leverage in two directions at once. A home with an old roof and original shutters will quote higher, and the quote is documentary evidence you can put in front of a seller. A home that has been reroofed with a current form on file is worth more and should be priced as such. We get the insurance quote during the inspection period, not after it, precisely so it can still change the deal.
All three Autumn Woods neighborhoods screen buyers, not just tenants. Oak Hollow and Mahogany Run requires written notice before the intended closing date plus a background check, with the board approving or denying within 20 days. Cedar Ridge requires a full purchase application, a character reference form, a background check and board approval, and warns that a home occupied without approval is subject to eviction and the home to a fine. Maple Brooke uses a combined application for purchase or lease.
A 20 day approval window that starts late is the most common reason an otherwise clean Autumn Woods closing slips. We put the application in on the day the contract is executed, order both estoppels the same day, and write the calendar so the approval, the inspection response and the loan commitment do not all land in the same week.
Your deposit is protected by the contingencies you actually preserve and by the deadlines you actually meet. In a community with two unpublished assessments, an unpublished transfer fee amount, an association approval requirement and a flood determination that varies building by building, the inspection period is doing more work than usual, and it is the wrong thing to shorten to win a bidding contest.
We keep the association documents, the estoppel certificates and the insurance quote inside the inspection period rather than outside it, so that a surprise in any of them is a decision you get to make rather than a cost you have to absorb. Where a seller wants a faster timeline, the honest trade is a larger deposit or a firmer financing position, never a blind waiver of the diligence this specific community requires.
Buyers here regularly confuse three numbers: the price, the appraised value and the county’s just value. Measured on qualified sales in Autumn Woods, Collier’s just values run at 0.820 of recorded price in Oak Hollow and Mahogany Run, 0.951 in Maple Brooke and 0.795 in Cedar Ridge, across 38 qualified sales. Just value is a mass-appraisal figure for taxation and it is not an appraisal of your house.
That matters at the offer stage in a specific way. Florida law does not set assessed value equal to the sale price, and any source that says so is wrong. But a buyer who pays a market price above just value should expect the appraiser to move just value toward the price paid at the next assessment, which means the worked tax examples further down this page are a floor on your reset rather than a ceiling.
An Autumn Woods buyer pays four recurring layers plus insurance: county property tax after the reset, the master association assessment, the neighborhood association assessment, and one non-ad-valorem line on the tax bill. Two of those four are not published by anyone, which is why a carrying-cost estimate built from a listing sheet will be wrong here in a predictable direction, and always low.
Property tax is the largest single layer and the one that changes most on a sale. The 2026 preliminary millage for Collier millage area 133, which covers all 598 Autumn Woods parcels, is 9.4020 mills, being 5.2550 non-school plus 4.1470 school. The 2025 certified rate for the same area was 9.5058. Both are correct for their year, and a page quoting 9.5058 as the current rate is a year stale.
The rate has fallen in each of the last five years, from 10.9183 in 2021 to 9.4020 in 2026, a decline of 13.9 percent, and the entire 2026 reduction came from two lines, the School Board required local effort and Collier Mosquito Control, with every other authority holding its 2025 rate. That must always be paired with the caution that a falling rate against a rising assessed base does not mean falling bills, and for a buyer whose assessment is about to reset it very much does not.
Median total ad valorem tax billed on the 2026 preliminary roll, which is what current owners pay, runs $4,615 across the 349 Oak Hollow and Mahogany Run parcels, $3,813 across the 110 Maple Brooke lots and $3,738 across the 88 Cedar Ridge homes. Those are the seller’s numbers. Yours are in the next section.
The Autumn Woods master association does not publish its regular assessment. It is derivable for 2025 at approximately $3,040 per home per year from Maple Brooke’s 2025 compiled financial statements, which carry budgeted master fees of $334,400 across the 110 lots stated in Note 1, and whose Note 9 records $334,378 actually paid. That is a derived 2025 figure, not a published current fee, and every one of those words matters.
The generalisation across the community is independently sourced even though the amount is not. The master declaration requires the assessment to be equal for every owner, so the same figure applies to a Cedar Ridge condominium, a Maple Brooke villa and an Oak Hollow single-family home. A buyer gets the current amount from the master association estoppel certificate through Resort Management.
What the master fee covers is broad, and it is the reason it is the same everywhere: the guardhouse and gate staffing, the entry gates, all roadways on the property, street lights, sidewalks and paths, the 20 lakes, the surface water and stormwater management system, the master irrigation system, master landscaping, the preserves and open space, and the recreation parcels, meaning both pools, the heated spa, tennis, pickleball, basketball, the playground, the fitness room, the clubhouse and the two meeting rooms.
Only one of the three neighborhood assessments is derivable. Maple Brooke’s is $2,014.02 per lot for 2025, derived by dividing $221,542 in total assessments across 110 lots; the document itself states no per-unit figure. It is paid monthly in advance on the first day of each month by default, and the board may elect annual, semi-annual or quarterly instead.
The Oak Hollow and Mahogany Run assessment is not published anywhere. It is paid quarterly in advance, each owner is liable for a one three-hundred-fiftieth share, and the association publishes no financial statements. The Cedar Ridge assessment is not published anywhere either. It is paid quarterly in advance, each home carries a one eighty-eighth equal share, and it already contains the owner’s share of the master assessment.
Here is what a buyer does about it, and it is concrete. For Oak Hollow and Mahogany Run, request the estoppel certificate and the current adopted budget through Sandcastle Community Management at (239) 596-7200. For Cedar Ridge, request the estoppel certificate and the current adopted budget with its reserve schedule through Anchor Associates, Inc. at (239) 649-6357. For Maple Brooke and for the master, request both through Resort Management at (239) 649-5526. Do all of it in the first week of your inspection period, not the last.
This is the Autumn Woods cost most buyers never hear about until the settlement statement, and it is owed by the transferee, meaning you. It was established by an amendment recorded 2 May 2017 at $1,500.00 effective 1 July 2017. The recorded certificate of amendment from May 2023 states the fee as $1,996.50 and states that it will increase again on 1 July 2023. The current amount is not published, it must appear on the estoppel letter, and it is collected by the settlement agent at closing.
The money is deposited to a segregated account for capital projects, or applied to offset operating expenses by majority board vote. Six exemptions are recorded at Section 4.14 of the master declaration: transfer on death, bona fide estate planning, divorce, gift, foreclosure or deed in lieu, and transfer to someone who is already a member. If your purchase falls into one of those categories, say so early, because the settlement agent will otherwise collect it by default.
No community-level insurance premium exists for Autumn Woods in any public record, and we will not invent one. What is published is county-wide: the Florida Office of Insurance Regulation puts the Collier County average homeowners premium at $5,604 a year and the average condominium unit owner premium at $2,284, across all Collier housing stock from beachfront to inland. Use those as the source of a range, never as an Autumn Woods quote.
Two structural facts move a specific Autumn Woods quote a long way from the county average. The homes are 1997 to 2002 and were built with shutters rather than impact glass, so opening protection credits are typically unearned until an owner retrofits. And roofs are at or past first-generation service life across the whole community, which is the single item most likely to change a carrier’s appetite. Get an actual quote on the actual address during the inspection period.
There is exactly one, and it is $261.91 for 2025: District 1 Garbage, Collier County solid waste collection. It is identical across all three product types and it is the same on every Autumn Woods tax bill sampled. That is the whole non-ad-valorem story here.
The reason there is only one line is that Autumn Woods has no Community Development District and no special taxing district of any kind. That was verified four independent ways: the Florida Department of Commerce statewide roster of 2,090 special districts returns zero containing “Autumn”; Collier County’s own special districts page lists none for this area; a full-text sweep of all 27 pages of Ordinance 96-80 returns zero occurrences of any special-district language and instead assigns the infrastructure role to a private association twice; and three live 2025 tax bills across all three product types each show exactly one non-ad-valorem line.
The table below models a buyer who does not homestead, using the reset tax figure from the worked examples in the next section. Two cells read “not published” because they genuinely are, and naming them is more useful than estimating into them.
Component | Oak Hollow and Mahogany Run | Maple Brooke | Cedar Ridge |
|---|---|---|---|
Property tax after reset, worked example | $6,996 | $5,059 | $4,260 |
Master assessment, 2025 derived | $3,040 | $3,040 | already inside the neighborhood assessment |
Neighborhood assessment | not published | $2,014.02 | not published |
District 1 Garbage, 2025 | $261.91 | $261.91 | $261.91 |
Known and quantified subtotal | $10,297.91, with one layer missing | $10,374.91, all four layers present | $4,521.91, plus an assessment that already contains the master fee |
Read that table carefully and do not draw the obvious conclusion from it. The Oak Hollow and Mahogany Run column is missing a real, non-zero layer, and filling it would very likely reverse the apparent ordering against Maple Brooke. The publishable point is structural rather than comparative: in Autumn Woods the fee stack, not the price, decides which product type costs more to carry, and half the fee stack is unpublished until you hold the estoppels.
Insurance, flood coverage and utilities sit on top of every column and are not published at community level for any of the three. A complete model for a specific address is a half hour of work once the estoppels are in hand, and it is work we do for every buyer client before they go firm.
This is the single most important thing to understand before writing an offer in Autumn Woods. On a change of ownership the Save Our Homes assessment cap is removed and the property is reassessed at just value on the January 1 following the sale. The seller’s current tax bill is not your future tax bill, and in this community the gap is routinely a factor of two.
Save Our Homes, at Florida Statutes 193.155, caps the annual increase in assessed value on a homesteaded property. Over a long hold the cap accumulates into a large wedge between just value and assessed value, and that wedge belongs to the owner, not to the house. It is removed on a qualifying change of ownership and none of it transfers to a buyer.
Autumn Woods is unusually exposed to this because it is unusually long-held. Community-wide, 388 of 547 residences carry a homestead exemption, 70.9 percent. Among homesteaded owners the median accumulated Save Our Homes benefit is $295,877 in Oak Hollow and Mahogany Run, $219,054 in Maple Brooke and $205,451 in Cedar Ridge, and the largest single benefit in the community is $721,272. The typical Autumn Woods owner is taxed on roughly 64 percent of what the county says the house is worth, and none of that gap transfers to you.
Each parcel below was chosen as the one closest to its neighborhood’s median just value on the 2026 preliminary Collier County roll. The seller figure is the actual tax field on the roll rather than a computation, and the buyer figures apply the 2026 preliminary millage of 9.4020 to just value.
Worked example | Seller pays now | Buyer pays, homesteading | Buyer pays, not homesteading | Multiple |
|---|---|---|---|---|
6725 Autumn Woods Blvd, built 2001, 1,729 square feet, single-family, homesteaded since 2002. Just value $744,149, assessed $402,093, accumulated benefit $342,056 | $3,407 | $6,623 | $6,996 | 2.05x |
6470 Birchwood Ct, built 1998, 1,629 square feet, villa, homesteaded since 2003. Just value $538,035, assessed $318,643, accumulated benefit $219,392 | $2,622 | $4,685 | $5,059 | 1.93x |
7119 Wild Forest Ct unit 102, built 2001, 1,632 square feet, condominium, homesteaded since 2001. Just value $453,104, assessed $214,280, accumulated benefit $238,824 | $1,641 | $3,886 | $4,260 | 2.60x |
Cedar Ridge shows the most violent reset of the three at 2.60 times, and the reason is structural rather than accidental. The condominiums were the cheapest product at delivery in 2000 to 2002, so they have appreciated furthest in percentage terms, so the wedge between just value and assessed value is proportionally widest. The lowest-priced product in Autumn Woods carries the highest tax-reset risk, which is the exact opposite of what most buyers expect.
One more caution rides with all three rows. The reset goes to just value, and just value is not the price you paid. Measured on 38 qualified sales, Collier’s just values in Autumn Woods run at 0.820 of recorded price in Oak Hollow and Mahogany Run, 0.951 in Maple Brooke and 0.795 in Cedar Ridge. Pay a market price above just value and expect the appraiser to move just value toward it at the next assessment. These worked figures are a floor on your reset, not a ceiling.
If Autumn Woods will be your permanent Florida residence, the homestead exemption is the door and the Save Our Homes cap is the room behind it. For 2026 the first exemption is $25,000, applying to all levies including school, and the additional exemption is $26,411, inflation-indexed under the constitutional amendment Florida voters approved in November 2024 and applying to non-school levies only. That is $51,411 against county levies and $25,000 against school levies.
Be honest about the scale of each piece. The exemption itself is worth roughly $374 a year at the 2026 millage. The cap it unlocks is worth $2,000 to $5,000 a year and rising, which is exactly what the accumulated-benefit medians above are measuring. Chasing the exemption for its own sake misses the point; the cap is the asset.
Portability lets a Florida homesteader who sells and establishes a new Florida homestead transfer up to $500,000 of accumulated benefit. It moves with the person, never with the house, so a buyer coming into Autumn Woods inherits not one cent of the seller’s benefit. It is not automatic: it must be claimed on Form DR-501T, filed alongside the homestead application by March 1. If you are moving from another Florida homestead into Autumn Woods, this is real money and it is the most commonly missed filing in a Florida move.
A second-home, seasonal or investor owner in Autumn Woods gets no $25,000 exemption, no $26,411 exemption, no Save Our Homes 3 percent cap, no portability, no additional senior, veteran, widow or blind exemptions, and no Florida homestead creditor protection. What they do get is the 10 percent non-homestead assessment cap at Florida Statutes 193.1554, and it is routinely misdescribed.
Four limits travel with it and all four matter here. It does not apply to school levies, so in Autumn Woods it protects only 5.2550 of 9.4020 mills, 55.9 percent of the bill, leaving 44.1 percent uncapped every single year. It resets to just value on a qualifying change of ownership. Ten percent is often not a binding constraint at all in a strong assessment year. And it is not portable.
Measured on the 2026 preliminary roll, 31 Oak Hollow and Mahogany Run parcels and 23 Maple Brooke lots currently carry a 10 percent cap benefit, at medians of $48,492 and $21,429 respectively, and zero Cedar Ridge parcels carry one. The last figure is worth sitting with: no Cedar Ridge home in the community has yet accumulated a measurable non-homestead cap benefit.
Florida assesses on the status of the property on January 1. A buyer who closes in February is not a homesteader for that tax year, is billed at full just value with no exemption and no cap, and does not see a first homesteaded year until twelve months later. Season in Naples runs January through April, which is precisely when out-of-state buyers are here and looking, so this trap catches a large share of Autumn Woods purchasers.
The practical consequence is a budgeting one, not a strategy one. We do not recommend distorting a purchase timeline around January 1, because the right house matters more than one tax year. We do recommend that a February or March buyer budget the first full year at the non-homesteaded figure in the worked examples above, file the homestead application with Form DR-501T by the following March 1, and expect relief in year two.
An Autumn Woods buyer’s closing costs are ordinary Florida buyer costs plus one community-specific item. The ordinary side is title insurance at Florida’s promulgated rate, recording fees, lender costs and prepaid escrows, prorated taxes and association dues, inspections and a survey if you order one. The community-specific item is the Capital Improvement Transfer Fee, which is owed by you rather than by the seller.
Florida is a promulgated-rate state for title insurance: the rate is adopted by the Office of Insurance Regulation under Florida Statutes 627.782 rather than set by the individual title agent, so the premium for a given policy amount does not vary from agent to agent. What does vary is the closing services and settlement fees layered around it, and those are quotable and comparable.
Who pays the owner’s title policy is a matter of local custom rather than law, and Collier County custom differs from some other Florida counties. It is negotiable in every contract, and it is one of the line items we raise at the offer stage rather than at the closing table, because moving it after the fact is far harder than writing it in.
Two Florida taxes attach to a financed purchase and they are separate from the deed stamps a seller customarily pays. Documentary stamp tax on a promissory note runs at $0.35 per $100 of the note amount under Florida Statutes 201.08, and the non-recurring intangible tax on a new mortgage runs at 2 mills, which is $0.002 per dollar, under Florida Statutes 199.133. Both are collected at closing on a financed transaction and neither applies to a cash purchase.
Deed recording is separate again, charged by the Collier County Clerk of the Circuit Court and Comptroller per page. For a cash buyer the note tax and intangible tax simply do not appear, which is one reason cash offers in this community carry a slightly different net-to-seller profile at the same price.
Property taxes are prorated at a Florida closing, and in Autumn Woods that proration is computed against the seller’s current bill rather than against the bill you will receive after the reset. Do not read your proration credit as a forecast of your future annual tax. It is a settlement of the current year between two parties, and the reset arrives on the January 1 after you close.
The association layer runs on two estoppel certificates, one from the master association and one from your neighborhood association, because you are joining two corporations. Each carries a statutory fee and each must disclose levied and pending special assessments. Association dues are prorated on the same principle as taxes, and the Capital Improvement Transfer Fee appears as a separate buyer charge rather than as a proration.
Budget for a general home inspection, a wind mitigation inspection on form OIR-B1-1802, and where the home is 24 or more years old a four-point inspection if your carrier asks for one. In Autumn Woods we recommend the wind mitigation inspection on every purchase regardless of carrier requirements, because it is the document that determines your opening-protection and roof credits and it is worth more than it costs on a home of this era.
A survey is optional on most Collier purchases and is worth ordering on a lot backing a lake or a preserve tract. Owners here are formally notified that some lots adjoin wet detention ponds, jurisdictional wetlands, designated mitigation areas or conservation easements, and knowing exactly where your line sits before you plan a pool cage or a fence is cheaper than finding out during architectural review.
Lender fees, appraisal, credit and prepaid escrows for taxes and insurance behave the same in Autumn Woods as anywhere in Collier County, with one wrinkle worth naming. A lender escrowing for taxes on a home that has just reset will often initially escrow off the seller’s historical bill, which underfunds the account and produces a payment shock at the first escrow analysis.
We flag that to the lender at application and ask them to escrow off the projected post-reset figure. It is a five minute conversation that prevents a mid-year payment increase, and it is the sort of thing a buyer’s agent who knows this community’s tax profile should be raising without being asked.
Florida documentary stamp tax on the deed is $0.70 per $100 of consideration, or fraction thereof, and it is paid by the seller by Florida custom. It rounds up to the next full $100, so a $487,000 sale and a $487,050 sale both pay $3,409.00. That is the tax that appears on the face of each of the 47 recorded deeds behind the price table earlier on this page.
Beyond the deed stamps, what the seller pays in Collier County is customary rather than statutory and is negotiable in every contract. If you are also selling a home, our Autumn Woods seller page runs the seller-side cost model in full.
The National Association of REALTORS practice changes took effect on 17 August 2024, and they changed how a buyer engages an agent. In short: an agent who participates in a multiple listing service must enter into a written buyer agreement with you before touring a home, that agreement must state the agent’s compensation in a way you can objectively verify, and offers of compensation are no longer permitted on the MLS.
Two changes matter to a buyer. First, MLS participants working with a buyer must have a written buyer agreement in place before touring a home, whether that tour is in person or a live virtual tour. Second, offers of compensation are prohibited on the multiple listing service, so compensation to a buyer’s broker is no longer communicated through the MLS at all.
The practical effect is that the conversation about how your agent is paid now happens at the beginning, in writing, before you see houses, rather than being assumed from an MLS field. We think that is an improvement, and it is the framework every buyer we represent in Autumn Woods works within. The primary source is the National Association of REALTORS’ own settlement material, linked in the sources at the foot of this page.
The agreement must be in place before the tour, and it must be signed by both you and the agent. It is not a formality: it is the document that defines what your agent will do for you, for how long, and what they will be paid. Reading it carefully is the point of it existing.
There is an important limit on the requirement that buyers frequently misunderstand. No written agreement is required merely to speak with an agent, to ask about their services, or to attend an open house and talk to whoever is hosting it. The requirement attaches to touring a home with an agent who is working with you as a buyer, not to a first conversation.
The agreement must conspicuously disclose the amount or rate of compensation the agent will receive, and it must be stated so it is objectively ascertainable rather than open-ended. In plain terms, it cannot say “whatever the seller offers” or leave the figure to be filled in later. You must be able to read the document and know what the number is.
The agreement must also prohibit the agent from receiving compensation from any source above the amount or rate agreed with you. And it must carry a conspicuous statement that broker fees and commissions are not set by law and are fully negotiable. That statement is a requirement, not boilerplate, and it is the truth: there is no standard rate and no customary rate, and any agent who tells you otherwise is misinforming you.
Compensation to a buyer’s broker cannot be advertised through the multiple listing service. It can still be negotiated, and it can still come from a seller or through seller concessions, but that negotiation now happens in the transaction rather than in an MLS field, and the amount your agent may receive is capped by what your buyer agreement says.
For you the sequence is simply clearer than it used to be. You agree with your agent what they will be paid. Then, separately, we negotiate whether and how much of that a seller will cover in a specific transaction. If a seller covers less than the agreed amount, the difference is yours, which is exactly why the agreement has to state a number you can verify before you tour.
You do not need a written buyer agreement to talk to an agent about their services, to interview several agents, to ask questions about a community, or to visit an open house and speak to the agent hosting it. You also do not need one to read this page, to ask us what an Autumn Woods estoppel typically discloses, or to have us pull a flood determination on an address you are curious about.
The line is the tour. When an MLS-participating agent takes you through a home, in person or by live virtual tour, the written agreement has to be in place first. We would rather have that conversation on a call in advance than in a driveway, and you can start it by calling Jesse McGreevy at (239) 898-6072.
In a community like this one, buyer representation earns its keep in the diligence rather than in the door opening. Two unpublished assessments, an unpublished transfer fee amount, a 20 day association approval window, a flood determination that varies building by building, and a tax reset that routinely doubles the bill are all things a buyer agreement is buying you help with.
So when you read our agreement, read it against that list. Ask what specifically will be done for you, in writing, and hold whoever you hire to it. We are happy to be measured that way, and you can read more about how we work with buyers or about our team and our credentials before you decide.
Live for-sale inventory in Autumn Woods comes from the Southwest Florida MLS and changes daily, so this page publishes no listing count, no days-on-market figure and no months-of-supply number at community level. Any of those printed in static copy is wrong within a week. What this section gives you instead is what the recorded record does support, and a way to watch the live feed properly.
Days on market, list-to-sale ratio, active and pending inventory counts, months of supply and absorption rate for Autumn Woods all come from the Southwest Florida MLS. We refresh them for clients on request and we will not estimate them into a page. Bedroom and bathroom distributions are also unavailable, because the Collier County tax roll carries no such field, and inventing one from a floor plan would be a guess dressed as a fact.
County-wide figures exist and are useful for context provided they are labelled as county figures, which is what they are. The Naples Area Board of REALTORS reports, for Collier County, total inventory down 21.0 percent year over year, months of supply down 33.3 percent to 5.8, and average days on market up from 101 to 108. Tighter supply and slower sales at the same time says the market is bifurcating: the correctly priced house sells and the mispriced house sits. That is a Collier County reading, not an Autumn Woods reading.
The recorded record supports a reliable expectation of flow even though it cannot tell you what is listed today. Over 24 months to 29 August 2026, Oak Hollow and Mahogany Run produced 29 priced sales from 349 parcels, Maple Brooke 9 from 110 and Cedar Ridge 9 from 88. Annualised, that is roughly 14 or 15 single-family sales, 4 or 5 villa sales and 4 or 5 condominium sales a year.
For a buyer that sets realistic expectations. If you want a Maple Brooke villa, you are watching a pool of roughly four or five transactions a year across 110 homes on two streets. If you want a specific Cedar Ridge plan, say the 2,040 square foot upstairs plan that exists in 26 of the 88 homes, the pool is smaller still. Waiting is normal here and it is not a sign the search is going badly.
There is exactly one buildable vacant residential lot in the community: 6933 Burnt Sienna Circle, Autumn Woods Unit Four Lot 325, 0.42 acres, carrying a just value of $447,382 on the 2026 preliminary roll. It is the largest lot in Autumn Woods and it is privately held by an owner whose mailing address is inside the community.
We name it because buyers ask whether new construction is possible here, and the honest answer is that Autumn Woods is fully built out across four recorded plat units with that single exception. There is no on-site sales office, no developer presence and no remaining builder inventory. Anyone who wants to build in Autumn Woods is negotiating for one specific lot with one specific owner.
The right way to watch a 548 home community that produces roughly two dozen priced sales a year is a saved search with alerts, tuned to the neighborhood, product type and features that actually matter to you rather than to a broad price band. Set one up on our site and it will notify you the day a matching Autumn Woods home is listed, along with anything in the surrounding North Naples communities we benchmark against.
If you would rather we tune it for you, call Marc Comisar at (239) 287-5873 or Jesse McGreevy at (239) 898-6072 and describe what you want in plain language. We will translate that into the search parameters, add the streets and plans that fit, and tell you honestly if what you are describing does not exist inside this gate. You can also start from our buyer resources and tell us what you are looking for.
Autumn Woods is neither “in Zone X” nor “in a flood zone”, and both of those sentences are false. The zone varies by street and by lot, the governing panels are 12021C0381J and 12021C0383J effective 8 February 2024, and the federal flood insurance mandate attaches to the building rather than to the lot or to the community. This is the section to read before you make an offer, not after.
The pattern across Autumn Woods is consistent and easy to describe once you see it. Building pads sit predominantly in Zone X shaded, the 0.2 percent annual chance floodplain, which is not a Special Flood Hazard Area. The Special Flood Hazard Area follows the lake banks and the preserve at the backs of lots, appearing as Zone AH over the low drainage corridors and Zone AE over the lakes themselves.
Both of the following are true at once. Roughly 89 percent of the 477 mapped residential lots take Zone X as their governing zone, meaning the zone covering the largest share of the lot. And most lots have some Special Flood Hazard Area on them: 38 Oak Hollow and Mahogany Run lots and 4 Maple Brooke lots are at least half in one, while 216 Oak Hollow and Mahogany Run lots and 100 Maple Brooke lots are 10 to 50 percent in one. The reconciliation is that the hazard area is at the back and the house is at the front.
FEMA says the same thing in its own words. Of the 35 map-amendment determinations issued inside Autumn Woods, 31 read “Structure removed, property partially inundated” or “Structure out as shown, property partially inundated.” Three streets carry no Special Flood Hazard Area lot at all: every one of the 33 lots on Chestnut Circle and all 17 on Sugar Magnolia Court take Zone X shaded, and every one of the 11 lots on Nature Preserve Court takes Zone X, area of minimal flood hazard, the lowest-risk designation FEMA issues, on the highest ground in the community at roughly 13.3 feet NAVD88.
Cedar Ridge needs a different answer and we will not give it a single one. Its 88 condominium homes carry no individual parcel polygon, so the lot-overlay method cannot reach them, it sits at the low northwest corner where the AH zone reaches furthest into the community, individual buildings differ, and FEMA has issued building-specific determinations for at least 12 of the 22 buildings. A Cedar Ridge buyer gets a building-specific determination or gets nothing.
Go to the FEMA Flood Map Service Center and search the exact street address. That gives you the effective panel and the zone at that point. Then ask your lender for the flood determination they will actually rely on, because that is the document that decides whether a purchase requirement attaches. Where a lot is partly in a Special Flood Hazard Area but the building is in Zone X, a Letter of Map Amendment is the instrument that documents it.
The federal rule is worth stating exactly. Under 42 U.S.C. 4012a a federally regulated lender may not make a loan secured by improved real estate in an identified special flood hazard area unless the building securing the loan carries flood insurance. Building in Zone X, no federal mandate. Building in Zone AH or AE, mandate applies. A lot partly in the hazard area with the building in Zone X carries no federal mandate, and that is the common Autumn Woods case.
One more reason to buy flood coverage here even when it is not required. Collier County has participated in FEMA’s Community Rating System since October 1992 and holds Class 5, which carries a 25 percent discount on eligible National Flood Insurance Program policies. Under Risk Rating 2.0 that discount reaches all NFIP policyholders in the community, inside or outside the hazard area, applied automatically. Voluntary flood coverage is unusually attractive for a Zone X owner in Autumn Woods.
A new preliminary Flood Insurance Rate Map is live and a buyer should check it alongside the effective one. FEMA released the preliminary map on 20 March 2025, preliminary panel 12021C0381K, and Collier County opened a 90 day appeal period on 19 August 2026 with a target effective date of Summer 2027, footnoted by the county as subject to change pending appeal review.
The direction of change matters more than the detail. On the preliminary map the Special Flood Hazard Area expands slightly within Autumn Woods and shrinks nowhere. That does not mean a specific address changes, and we will not publish an address-level change list. It does mean that a buyer making a twenty year decision should look at the pending map as well as the current one, and should price flood coverage on the assumption that the answer may tighten rather than loosen.
Two county rules ride alongside. Collier County requires new machinery such as air conditioners and generators to be elevated to base flood elevation plus one foot, and it applies FEMA’s 50 percent substantial improvement rule in zones including AH. So a major remodel on an AH-zone home can trigger a compliance obligation that an identical Zone X home would not face. Base flood elevations where a hazard area applies run 10.0 to 12.5 feet NAVD88 across the community, most commonly 11.5.
Autumn Woods is in Hurricane Evacuation Zone B, confirmed at four widely separated points inside the community by two independent authorities, Collier County’s own evacuation zone service and the Florida Division of Emergency Management’s Know Your Zone layer. Collier runs zones A through F and the state’s guidance is explicit that Zone A is most vulnerable and evacuated first.
A FEMA flood zone and a hurricane evacuation zone are different maps answering different questions. A flood zone is an insurance and building-code designation drawn from hydrology. An evacuation zone is a life-safety designation drawn from surge modelling. A property can sit in Zone X and still be told to evacuate, which is exactly the Autumn Woods situation. In Hurricane Ian the county’s mandatory evacuation covered Zone A only, west and south of US 41, so Autumn Woods was not included. In Hurricane Milton a voluntary precautionary evacuation covered Zones A and B.
On the storms themselves we publish the geography rather than a claim about this community, because the record does not say what happened inside Autumn Woods in either direction. The National Weather Service placed Collier’s extensive Ian surge flooding south and west of US 41 and near the Gordon River, the Cocohatchee River and connecting creeks and canals. Autumn Woods is east of US 41 and on none of those watercourses, and the highest measured water level in the Naples Bay system was 7.1 feet NAVD88 against a community mean ground elevation of about 11.6 feet NAVD88.
The storm that speaks to this community’s actual risk mechanism is Tropical Storm Debby in August 2024. The National Weather Service recorded widespread minor to moderate flooding across western and coastal Collier, with water entering structures in several Naples, North Naples and Golden Gate neighborhoods and roughly one to two feet of water on many streets, caused by four to six inches of rain falling during high tide on 4 August, with no dune overtopping at the beaches. Surge did nothing and rainfall in the wrong six hours did everything. That is precisely the inland hazard the AH zones here describe.
The Florida Building Code replaced all local codes on 1 March 2002, which places every Autumn Woods home on the early side of that line. These are post-1994, pre-2002 homes built under the Standard Building Code as amended after Hurricane Andrew: materially better than pre-1992 construction and materially weaker than post-2002. Hurricane protection as originally built was shutter-based rather than impact glass.
For a buyer that translates into a checklist. Ask whether the home has impact windows and doors or rated shutters, including a rated garage door, because opening protection carries the largest wind mitigation credit. Ask when the roof was last replaced and whether secondary water resistance was captured at that reroof. Ask for a current OIR-B1-1802 form, and if there is not one, order it during the inspection period and use the result.
On price, the honest framing is a range rather than a number. The Florida Office of Insurance Regulation puts the Collier County average homeowners premium at $5,604 a year and the average condominium unit owner premium at $2,284, across all Collier housing stock. Autumn Woods is inland, in a mostly Zone X pad position, and built to a pre-2002 code with original shutters on many homes. Those pull in different directions and only a quote on the actual address settles it.
One requirement catches Zone X owners by surprise and it comes from the insurer rather than the lender. Citizens Property Insurance imposes its own flood requirement as a condition of eligibility regardless of FEMA zone, phased by insured value: policies insuring property at $400,000 or more from 1 January 2026, and all other personal lines residential policies from 1 January 2027. Citizens states it plainly, that a policyholder who does not wish to purchase flood insurance will not be eligible for a personal lines residential policy. An Autumn Woods home in Zone X with no federal mandate, insured by Citizens and valued at $400,000 or more, has had to carry flood insurance since 1 January 2026 anyway. A private carrier changes that answer.
Under Florida Statutes 718.111(11) the Cedar Ridge association must carry property insurance based on replacement cost from an independent appraisal, and that coverage must exclude all personal property inside the unit and the floor, wall and ceiling coverings, electrical fixtures, appliances, water heaters, water filters, built-in cabinets and countertops, and window treatments. Those are the unit owner’s responsibility. All reconstruction after a property loss is undertaken by the association.
Under Florida Statutes 627.714 a unit owner’s policy must include at least $2,000 in loss assessment coverage with a deductible of no more than $250. Read $2,000 as a statutory floor rather than as a plan. A master-policy hurricane deductible spread across 88 homes in 22 buildings can far exceed it, and a Cedar Ridge buyer should raise that limit deliberately when the policy is written rather than discover the gap after a storm.
Autumn Woods is a rules-dense community and several of its rules will decide whether a specific house works for you at all. Leasing is 30 days minimum with three leases a year. All three neighborhoods screen buyers on a 20 day clock. Architectural review is default-deny in the largest neighborhood. Cedar Ridge permits no motorcycles and no grills of any kind. Read this before you fall in love with a house.
All three neighborhoods set a 30 day minimum lease term. Oak Hollow and Mahogany Run and Maple Brooke each cap leases at three within any rolling 12 month period, measured from lease commencement; Cedar Ridge caps them at three per calendar year. No cap on the number of leased homes appears in any document reviewed in any of the three.
Approval and notice differ. Oak Hollow and Mahogany Run requires board approval decided within 20 days, 20 days advance notice before intended occupancy, a background check conducted by the property manager, and it prohibits subletting outright and prohibits a delinquent owner from leasing at all. Cedar Ridge requires approval signed by a board officer or director, 20 days notice before occupancy and again 20 days before a renewal, and a background check at $50.00 per adult United States citizen or $75.00 per adult foreign national. Maple Brooke does not require express approval but does require a complete package delivered to the property manager with the background check attached, and charges a $100.00 rental administrative fee.
The structural conclusion for an investor is unavoidable and it is better heard now. The 30 day minimum forecloses weekly rental outright, and the three-lease cap forecloses short-stay turnover. Autumn Woods is a monthly and seasonal rental community, not a vacation-rental community and not a pure annual-lease community. If the model you are running needs weekly bookings, this is not the community for it.
One tax note travels with leasing. Collier County’s tourist development tax is 5.0 percent and applies to rentals of six months or less, and Florida sales tax applies on top of it. Maple Brooke’s own rules put the combined obligation at 9 percent and warn owners in terms that they will have to collect it for occupancies of six months or less as well as obtaining a sales tax license to remit it to the state and county. A proposed sixth penny on the county tax was approved for referendum with a proposed effective date of 1 January 2027; it is not law and should not be quoted as the current rate.
This is the highest-value leasing fact in the community and it appears nowhere else. Oak Hollow and Mahogany Run’s recorded 2023 declaration says at Section 10.1(F) that owners with title to their lots prior to the recording date of that declaration are grandfathered to the rental restrictions that existed when they acquired title. The recording date is 18 April 2023.
The consequence for a buyer is direct. A seller who bought before 18 April 2023 may personally enjoy looser rental terms than the current declaration allows. Those terms do not transfer with the house. A buyer taking title today is fully bound by the current restrictions with no grandfathering whatsoever. If a listing, a seller or an agent describes rental flexibility in Oak Hollow and Mahogany Run, ask specifically whether that flexibility is grandfathered, and assume it is not yours.
All three neighborhoods screen buyers, not only tenants, and this is the item most likely to move a closing date. Oak Hollow and Mahogany Run requires written notice before the intended closing date plus a background check, with the board approving or denying within 20 days. Cedar Ridge requires a full purchase application, a character reference form, a background check and board approval, at $150.00 for the purchase application plus $50.00 or $75.00 per adult for the background and credit check, with $25.00 charges for late processing and for a returned electronic payment. Maple Brooke uses a combined application for purchase or lease.
Cedar Ridge attaches teeth to it: a home occupied without approval is subject to eviction and the home to a fine. That is not a theoretical clause, it is the association’s own published position, and it means a buyer cannot simply close and sort out the paperwork afterward. Submit on the day the contract is executed.
The master declaration carries no pet policy at all; the rules live at neighborhood level and they differ materially. Oak Hollow and Mahogany Run permits up to four adult animals per lot, requires vaccination and Collier County licensing, requires physical leashes outside the owner’s lot, and permits invisible fencing inside the lot but not in a drainage easement and not within 10 feet of a lake.
Maple Brooke permits up to four adult animals, does not allow pit bulls or other known vicious breeds, prohibits invisible fencing entirely because the lots are commonly maintained, and notes that the county allows only three dogs at a time. Cedar Ridge requires written board permission for every pet, permanent or temporary, revocable at any time, on a formal pet registration form including a photograph of the animal, and states that under no circumstances may a pit bull be permitted on any portion of Cedar Ridge. There is also no dog park anywhere in Autumn Woods.
Overnight street parking is prohibited between midnight and 6:00am in both Oak Hollow and Mahogany Run and Maple Brooke. Boats, trailers, campers and recreational vehicles may sit on a driveway for a maximum of 12 hours in any 7 day period for cleaning, loading and unloading, and must otherwise be fully enclosed in the garage or fully shielded from view. There is no recreational vehicle or boat storage lot anywhere in Autumn Woods, and towing is authorised at the owner’s expense.
Oak Hollow and Mahogany Run requires motorcycles to be stored in an enclosed garage between midnight and 6:00am. Cedar Ridge permits no motorcycles at all, along with no commercial vehicles, motor homes, recreational vehicles or boats parked, placed or stored anywhere in Cedar Ridge. Community-wide, unlicensed motorized scooters are banned outright, and golf carts are allowed on the roads only if licensed, registered and insured and driven by someone holding a licence or a learner’s permit, never on sidewalks, preserves or common lawns.
Nothing may be erected or altered, and no grading, landscaping, planting, plant removal or exterior colour change may occur, until complete plans are approved in writing. The review window is 30 days, extendable by a further 30, with deemed approval unless the board denies. Two complete sets of plans are required, appeals go to the board within 30 days and the board’s re-review is final, work must be completed within 180 days if no other period is set, variances are board-only, and delinquency can block processing of an application.
Oak Hollow and Mahogany Run runs a default-deny stance in its own words: any proposed exterior alteration not specifically stated in its rules is disapproved. It publishes approved roof tiles, paint colours, exterior materials and tree and plant standards, and permits no asphalt or shake shingle roofs. Maple Brooke requires the entire roof of a building to be replaced together and shared driveways to be replaced entirely between buildings, limits front-yard pots to five of 18 inches or less, and prohibits motorized roll-up garage screens. Cedar Ridge routes applications through both the board and its neighborhood committee and restricts hard flooring above the first floor with a soundproofing underlayment requirement.
The rest of the small print catches people out in ordinary ways. Cedar Ridge permits no gas or charcoal grills at all, which is a significant lifestyle restriction a condominium buyer must be told. Hurricane shutters may be closed or lowered only during hurricane season, 1 June to 30 November, with unpainted panel, plywood and metal coverings permitted only after a National Weather Service hurricane warning and removed within 10 days of cancellation. Christmas decorations may go up no earlier than 15 November under the master and Oak Hollow and Mahogany Run rules, and no earlier than the Friday after Thanksgiving in Cedar Ridge. Lawn height in Oak Hollow and Mahogany Run is capped at 6 inches, permitted grasses are St. Augustine Floratam, Zoysia, Bermuda and Seville, and decorative rock and mulch may not exceed 15 percent of any yard. No sheds, cabins, treehouses, tents, above-ground pools, detached garages, huts, dog houses or detached storage structures of any kind are permitted, and no permanent tennis, pickleball or other sport courts may be built on any lot.
One mechanism deserves a specific warning because it surprises seasonal owners. A guest who stays past the temporary threshold is deemed a tenant for all relevant purposes, which triggers the lease application, the background check and the board approval machinery. The master and the neighborhood documents state different thresholds and we do not publish a number, but a snowbird planning to lend the house to family for a month should ask the manager where the line sits before doing it.
Cedar Ridge is the only condominium in Autumn Woods, 88 homes in 22 buildings, and buying one is a materially different transaction from buying a house here. You get a Chapter 718 document package, a different insurance split, an application and approval clock, and one structural advantage that is unusually valuable in Florida right now.
Cedar Ridge is exempt from both the milestone structural inspection under Florida Statutes 553.899 and the Structural Integrity Reserve Study under Florida Statutes 718.112(2)(g), and the reason is in the recorded declaration’s own words. Paragraphs 5.1 and 6.4 state that each of the 22 residential buildings is one two-story building containing four homes. Both statutes trigger at three habitable stories.
That is worth understanding rather than just knowing, because it is proved from the recorded declaration and not from unit numbers. The county renders a Cedar Ridge legal description in a form where a leading digit encodes the building rather than a floor, so reading a storey count out of a unit number would be a coincidence and not evidence. The declaration’s own separate square footages for a downstairs home and an upstairs home in each phase group, two tiers rather than three, corroborate it independently.
For a buyer in 2026 this is a real financial advantage and it is worth naming plainly. Across Florida, three-story-and-taller condominium associations have faced milestone inspection deadlines and reserve study obligations that have driven substantial special assessments. Cedar Ridge sits outside that regime by building form. The 2026 legislative session changed deadlines and mechanics for covered buildings without moving the three-story trigger, so the exemption is not a timing quirk that expires.
Two precisions travel with the exemption and both matter. Exemption from the Structural Integrity Reserve Study is not exemption from reserves, and the association still budgets and funds. And exemption from the milestone inspection is not a statement that the buildings are in any particular condition; it is a statement that the statute does not reach them.
So a Cedar Ridge buyer still asks for the current adopted budget and the reserve schedule, still reads the last several years of assessments, and still has the building inspected. Request all of it through Anchor Associates, Inc. at (239) 649-6357 during the inspection period. The association publishes no financial statements, so the budget and the estoppel are the whole of the paper trail available to you.
Because reconstruction after a property loss is the association’s job under Florida Statutes 718.111(11), the risk that lands on you personally is a loss assessment: your share of a deductible or a shortfall that the master policy does not cover. Florida Statutes 627.714 requires your unit owner policy to carry at least $2,000 of loss assessment coverage with a deductible no greater than $250.
A hurricane deductible on a 22 building master policy divided across 88 homes can be many multiples of $2,000. Buying the statutory minimum and stopping there is a decision, not a default, and most Cedar Ridge buyers should raise the limit when the policy is written. Ask your agent to quote the increase; it is usually inexpensive relative to the exposure it closes.
The Cedar Ridge purchase packet is a full application, a character reference form and a background check, with board approval signed by an officer or director. The published fees are $150.00 for the purchase application and $50.00 per adult United States citizen or $75.00 per adult foreign national for the background and credit check, plus $25.00 for late processing and $25.00 for a returned electronic payment.
Two conditions of Cedar Ridge living are worth confirming before you apply, because they surprise people after closing. All garage doors must remain closed when not in use, no individual air conditioning unit may be placed in a garage, and no gas or charcoal grills are permitted anywhere in Cedar Ridge. None of the 88 homes has a private pool, so the two community pools and the heated spa are the whole of your water access.
Every address in all three Autumn Woods neighborhoods zones to the same three Collier County public schools for 2026-27: Sea Gate Elementary School, Pine Ridge Middle School and Barron Collier High School, all three graded A by the Florida Department of Education for 2025-26. The community is not split by any attendance boundary, and the nearest hospital and the nearest emergency room are two different buildings.
School assignment was verified twice inside the district’s own systems: the Collier County Public Schools interactive zoning tool queried at addresses spanning all three product types, and the district’s three published 2026-27 attendance boundary maps. The district’s tool returned a null rezone flag for every address tested, meaning no pending boundary modification is flagged. The district evaluates all attendance areas annually, so a buyer should confirm the current assignment for their specific address with the district before relying on it.
Sea Gate Elementary School | Pine Ridge Middle School | Barron Collier High School | |
|---|---|---|---|
Level | Elementary, pre-kindergarten to 5 | Middle | High |
Florida Department of Education grade, 2025-26 | A | A | A |
Percent of points earned | 84 percent | 75 percent | 73 percent |
Enrollment, 2025-26 | 657 | 750 | 1,530 |
Teachers | 49 | 46 | 71 |
Four-year graduation rate | not applicable | not applicable | 97.9 percent |
Address | 650 Seagate Dr, Naples, FL 34103 | 1515 Pine Ridge Rd, Naples, FL 34109 | 5600 Cougar Dr, Naples, FL 34109 |
Modeled drive from the community | 2.57 miles | 2.07 miles | 2.99 miles |
Collier County Public Schools earned an A district grade for 2025-26, with 50 schools graded A, 8 B, 2 C and none D or F. Florida’s grading scale tightens for 2026-27, with the elementary A threshold rising from 62 to 65 percent of points, middle from 64 to 65 and high from 65 to 70. Applying that harder scale to these three schools’ 2025-26 point totals, all three still clear the A line, though that is arithmetic on published numbers rather than a state finding, and Barron Collier’s 73 percent sits three points above the new 70 percent bar, which is a real cushion but not a large one.
Two practical notes. The district spells the elementary school Sea Gate, in two words, and the alternate spelling Seagate appears in its street address; searching the wrong one returns nothing. And school bus eligibility is genuinely address-dependent inside this community, because the district does not provide transportation where a student’s address is within two miles of the school on a non-hazardous walking route, and Pine Ridge Middle is 2.07 modeled road miles away while Sea Gate Elementary is 2.57. Ask the district’s transportation department about your specific address rather than assuming.
Private and charter options sit close by. The Village School of Naples, a private pre-kindergarten through grade 12 school, sits immediately south of the community at 1.40 miles and is the closest school of any kind. Community School of Naples is 3.67 miles, with published tuition from $22,300 for pre-kindergarten to $36,460 for grades 9 to 12. Seacrest Country Day School is 9.96 miles, with 2026-27 tuition from $10,175 for five half-day preschool to $32,552 for grades 10 to 12. Charter schools have no attendance zone, so a family applies rather than being assigned; Mason Classical Academy’s Vanderbilt campus is 5.14 miles and Naples Classical Academy is 9.63 miles.
Getting this right is one of the cheapest credibility checks a buyer can run on an agent. Physicians Regional North at 1285 Creekside Blvd is 2.77 miles away and is the nearest hospital campus of any kind, but in the system’s own words it is a hospital focused on orthopedic and spine surgical patients, 55,000 square feet, four operating suites, licensed for 20 private medical and surgical beds with a co-located 34 room inpatient rehabilitation facility, and it has no emergency department.
NCH North Naples Hospital at 11190 Health Park Blvd is 3.06 miles away and is the nearest hospital with an emergency department. NCH describes it as holding the only 24 hour pediatric emergency department in Collier County plus an obstetric emergency department; those are the health system’s own characterisations. Beyond it, NCH Baker Hospital downtown is 6.46 miles, Physicians Regional Pine Ridge with its own emergency department is 5.25 miles, and the NCH Northeast freestanding emergency department is 9.41 miles.
For everyday care, NCH runs immediate and urgent care centers with extended hours seven days a week and two walk-in specialty clinics at 1285 Creekside Blvd, an orthopedic walk-in and a sports medicine walk-in, 2.77 miles from the community. NCH publishes a real constraint worth knowing before you rely on it, that it is currently only able to accept health maintenance organization insurance plans with an assigned NCH primary care provider. Naples also has an unusually dense concierge medicine market, and NCH Eagleview Concierge Medicine sits on Goodlette-Frank Road itself at 2450 Goodlette-Frank Rd, roughly two miles south.
Every figure below is a network route computed over the OpenStreetMap road network on a single routing engine with a car profile on 1 September 2026. The times are modeled uncongested durations, not live traffic observations, and they do not model signal delay, turning queues or school zones. Treat the distances as solid and the times as off-season.
Destination | Distance | Off-season modeled time |
|---|---|---|
Clam Pass Park, the closest beach access, reached by a boardwalk through a mangrove estuary | 2.92 miles | 6.9 minutes |
Vanderbilt Beach Park | 3.33 miles | 7.5 minutes |
Delnor-Wiggins Pass State Park | 5.70 miles | 13.4 minutes |
Nearest Publix, 2450 Vanderbilt Beach Rd | 1.96 miles | 5.7 minutes |
Whole Foods Market at Mercato | 2.37 miles | 5.0 minutes |
Costco, 6275 Naples Blvd | 2.63 miles | 6.9 minutes |
Trader Joe’s | 3.25 miles | 6.4 minutes |
Mercato | 2.38 miles | 5.5 minutes |
Waterside Shops | 2.71 miles | 5.6 minutes |
Fifth Avenue South | 6.89 miles | 13.8 minutes |
Creekside Commerce Park, the North Naples office and medical-office node | 2.78 miles | 5.7 minutes |
Interstate 75, Exit 107 at Pine Ridge Road | 4.83 miles | 10.4 minutes |
Interstate 75, Exit 111 at Immokalee Road | 6.15 miles | 11.3 minutes |
Naples Municipal Airport | 6.91 miles | 14.3 minutes |
Southwest Florida International Airport | 28.72 miles | 39.9 minutes |
The commute story here is unusually clean and worth stating directly. Goodlette-Frank Road runs from Immokalee Road in the north to downtown Naples in the south, and Autumn Woods sits on it in the middle, so one road delivers downtown in one direction and the Creekside employment corridor in the other. There is more retail and grocery density inside four miles of this community than at most Naples gated communities in this price band, and for a buyer that is a stronger practical argument than anything inside the gate. The honest counterpoint is that Bonita Springs and Estero run against the grain from here, at 8.24 and 12.61 miles respectively.
One absence belongs in this section. There is no Collier Area Transit stop on Goodlette-Frank Road in front of Autumn Woods. The nearest stop by road is Panther Lane on Pine Ridge Road at 1.88 miles, about a mile on foot. Autumn Woods is a car-dependent community and a buyer should plan on that.
The times in the table above are off-season figures and season changes them materially. Naples season runs roughly January through April, when the resident population and the traffic on the north and south corridors rise sharply, and the US 41 and Immokalee Road corridors north of the community are among the most congested in the region during those months.
We publish no season multiplier, because we have not read one out of a county document and inventing one would be exactly the kind of plausible-sounding number this page exists to avoid. What we will tell you honestly is that any drive in the table that crosses US 41 or runs north on Immokalee Road should be planned generously between January and April, and that the errand runs inside four miles are the ones that hold up best.
Most Autumn Woods buyers are coming from somewhere else, and the parts of the purchase that surprise them are rarely the house. They are the January 1 tax reset, the association approval clock, the lock-and-leave logistics of a house that sits empty for eight months, and the paperwork of becoming a Florida resident if that is the plan.
Autumn Woods works well for a seasonal owner and the homestead roll shows why: 159 of 547 residences on the 2026 preliminary roll carry no homestead exemption, 29.1 percent, which is the population that could include seasonal, second-home and investor owners. Note the careful wording. A non-homesteaded home is not necessarily a rented home, and the roll cannot tell them apart, so the number is an upper bound on seasonal ownership and not a measurement of it.
Plan for four things. Your tax bill will be the non-homesteaded figure in the worked examples above, with the 10 percent cap protecting only 55.9 percent of the millage. Your association approval must be complete before you close. Your leasing options are 30 day minimum and three leases a year. And there is an active volunteer social calendar here for a community with no restaurant and no club, including water aerobics on weekday mornings, pickleball several days a week, card groups, a travel club, a book club, food truck evenings on Fridays and a mobile farmers market on Tuesdays, all organised by volunteer homeowners rather than sponsored by any board.
A house left empty through a Southwest Florida summer needs a plan, and the community’s own rules shape it. Hurricane shutters may be closed or lowered only during hurricane season, 1 June to 30 November, so a shuttered house through the whole of the off-season is not permitted. Unpainted panel, plywood and metal coverings are allowed only after a National Weather Service hurricane warning and must come down within 10 days of cancellation.
Gate administration matters for anyone sending a vendor to a house they are not in. Barcode gate passes are installed by the master association property manager after a resident information sheet is completed, and no barcodes are issued for rental cars or for tenants leasing for less than six months. A signed permanent guest and vendor list taking up to ten named guests and five named vendors goes to the guardhouse, and one-off visitors are admitted through an automated call-in line. Vendor and contractor hours are 7:00am to 6:00pm Monday to Friday and 8:00am to 6:00pm Saturday, with no vendor work on Sundays or holidays except emergency repairs.
The association markets 24 hour entry monitoring and there is a real guardhouse, a staffed phone line, physical gates plus swing arms and a security service. The honest framing is that staffing is a board decision rather than a covenant guarantee: Master Declaration Section 2.10 says the gatehouse and entry gates may be manned unless otherwise determined by the board of directors, and no document publishes the staffed hours. Ask the manager what the current arrangement is.
If Autumn Woods will be your permanent residence, the homestead exemption is the mechanism that matters and its calendar is unforgiving. Florida assesses on the status of the property on January 1, the homestead application and the portability claim on Form DR-501T are both due by March 1, and a buyer who closes in February gets neither for that tax year.
Beyond the exemption, the practical residency steps are the ordinary ones: a Florida driver licence, vehicle registration, voter registration and a declaration of domicile, plus moving the centre of your financial life. Florida has no state income tax, which is a large part of why so many Autumn Woods buyers are making this move, but residency is established by facts rather than by intent, and the homestead exemption itself is one of the strongest facts you can create.
Most people buying in Autumn Woods are selling something first, and the two transactions have to be sequenced rather than merely scheduled. If the home you are selling is in Florida, portability may let you carry up to $500,000 of accumulated Save Our Homes benefit into your Autumn Woods purchase, which is often worth more than any concession you will negotiate on price.
If you are selling an Autumn Woods home in order to buy a different one inside the same gate, start with our Autumn Woods home valuation and our guide to selling in Autumn Woods. If the home is anywhere else in Southwest Florida, our home valuation service is the place to start, and the seller-edition questions at the foot of this page answer the sequencing problems most often. Call Jesse McGreevy at (239) 898-6072 and we will map both sides of the trade on one call.
The single most useful construction fact for an Autumn Woods buyer is a negative one: the Goodlette-Frank Road segment the community actually fronts, from Pine Ridge Road north to Orange Blossom Drive, is not programmed for any further widening. The 2002 four-laning remains the last capacity work at the community’s frontage, and the county’s own project lists confirm it as an absence.
That absence was verified across the county’s active transportation project list and its fiscal year 2026 priority projects report. The proof sits in the county’s own words elsewhere: when it describes widening Goodlette-Frank Road north of Vanderbilt Beach Road, it describes the goal as bringing the northern segment up to match the roadway to the south of that section, which is the road in front of Autumn Woods. The community’s frontage is the template, not the target.
Autumn Woods also sits outside the Goodlette-Frank Road Corridor Management Overlay, which reaches only properties fronting the road south of Pine Ridge Road. And the community’s interior streets are private, reserved to or owned by the master association and maintained by it, so paving, resurfacing, striping, potholes, street trees and street lights are all a master assessment expense rather than a county service, and the community is not on any county repaving queue.
Vanderbilt Beach Road is being widened from four lanes to six across roughly 1.8 miles from east of US 41 to east of Goodlette-Frank Road, including rebuilt intersections, roughly 1.5 to 2 miles north of the community. Notice to proceed was issued in early June 2026 and the build runs roughly two years to mid-2028, with daytime lane closures 9:00am to 3:30pm Monday to Saturday. In spring 2027 a box culvert installation drops traffic to one lane each way for approximately two months between Strada Place and Goodlette-Frank Road, which will reshape the northbound drive to Mercato and the Vanderbilt Beach corridor.
Two more are worth knowing. The Pine Ridge Road and Livingston Road jughandle redesign, roughly 1.7 to 2 miles southeast on the route to Interstate 75, is at 60 percent design with a public information meeting held 18 June 2026 and no construction date found; it should improve the drive to the interstate when built. And the Goodlette-Frank Road widening from two lanes to four between Vanderbilt Beach Road and Immokalee Road is in design, with a $3,149,698 design contract awarded 10 November 2025 and a kickoff on 20 January 2026; its south end is roughly 1.5 miles north of the community and it does not touch Autumn Woods.
The Orange Blossom Drive senior-care cluster is the other live item. Siena Lakes, a continuing care retirement community at 2521 Orange Blossom Drive roughly a mile northeast, has phase 1 open and phase 2 under construction, with more than 350 independent living units at full build-out plus 35 assisted living and 30 skilled nursing and memory care beds. That is two-sided and worth saying honestly: construction traffic on Orange Blossom Drive while phase 2 builds, and a large, well-capitalised care option within about a mile of the front gate. The Carlisle Naples, 350 units roughly 1.5 to 2 miles northeast, is operating and changed ownership for $148.75 million in August 2026, which is not a construction event.
Three sourced absences are more useful to a buyer than any of the projects above. No new schools are projected anywhere near here in the next five years; the district’s adopted capital improvement plan opened three schools between 2023 and 2026 and all three are in eastern growth areas. No new or relocated fire or emergency medical station is programmed within roughly a mile; the one new North Collier station under contract is in Golden Gate Estates, 8 to 12 miles east. And Autumn Woods is in no county utility-renewal basin, so nobody is digging up the neighborhood, with the four renewal basins all 3 to 6 miles away.
We will not tell you nothing is proposed near Autumn Woods, because the county’s petition record moved to a new platform and a complete list of pending nearby petitions was not obtainable. The honest reading is that we found nothing plus several strong sourced absences, which is a different claim from nothing existing. A buyer with a specific concern about a specific parcel should ask us and we will check the current county record for it.
Autumn Woods rewards a specialist more than most communities because so many of its decisive facts are not in a listing feed. They are in a 1996 ordinance, four state corporate filings, four recorded declarations, a 151 page condominium declaration, a compiled financial statement, a county tax roll and two FEMA panels. An agent who has not read those cannot price the purchase or protect the timeline.
Here is the short list we bring to any Autumn Woods transaction, and every item is verifiable from a primary document rather than asserted.
The most common are easy to list and each one costs a buyer something real. Describing the community as fronting Airport-Pulling Road, which it does not. Treating Oak Hollow and Mahogany Run as two neighborhoods. Quoting a single blended community median with a percentage change and no denominator. Quoting 9.5058 mills as the current rate when 9.4020 is the 2026 preliminary figure. Describing Maple Brooke as a condominium when it is a Chapter 720 homeowners association on fee-simple lots. Listing Autumn Woods as age-restricted, which it is not, on any of the five independent strands of evidence.
Two more are specifically expensive. Presenting the seller’s tax bill as an indication of the buyer’s future cost, which understates the true carrying cost by roughly half in the typical Autumn Woods transaction. And describing the community as either in Zone X or in a flood zone, both of which are false, and either of which can lead a buyer to the wrong insurance decision on a specific building.
This page is the buyer’s half of Autumn Woods. The other half, the history, the governance architecture, the amenity detail, the sub-association roster, the sixteen streets, the benchmark against seven neighbouring North Naples communities and the full sources trail, lives in our Autumn Woods community guide. If you are still deciding between communities rather than between houses, start there.
Autumn Woods also sits inside a wider market we cover in depth, and if you are weighing North Naples against Bonita Springs, Estero or the coastal communities, our Naples area guide is the parent page for all of it. Selling before you buy is covered on our Autumn Woods seller page.
A buyer consultation with us is not a sales meeting. It is a working session in which we build the carrying-cost model for the neighborhoods you are considering, walk the association rules that would constrain what you plan to do, pull the flood picture on the addresses you like, and set the contract calendar around a 20 day association approval window before anything is under contract.
McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008 and the #1 Team in Southwest Florida since 2012. Call Jesse McGreevy at (239) 898-6072, call Marc Comisar at (239) 287-5873, or start with how we represent buyers in Southwest Florida and tell us what you are looking for in Autumn Woods.
Jesse McGreevy has lived in Southwest Florida since 2003 and has been licensed since 2004, and he handles the technology, marketing and data side of the partnership. He built the parcel-level analysis behind this page and he is the person to call if you want the carrying-cost model or the flood overlay for a specific Autumn Woods address before you tour it.
Reach Jesse directly at (239) 898-6072 or by email at [email protected], and read his full profile on the Jesse McGreevy agent page.
Marc Comisar handles the field work and the client-facing side of the partnership, which on the buy side means the showings, the offer strategy and the negotiation. He is the partner most Autumn Woods buyers spend their tour days with, and he is the one who will tell you when a house is wrong for you.
Reach Marc directly at (239) 287-5873, and read his full profile on the Marc Comisar agent page.
McGreevy and Comisar, brokered by Domain Realty. Jesse McGreevy at (239) 898-6072 and [email protected]. Marc Comisar at (239) 287-5873. Office at 24031 S Tamiami Trl #101, Bonita Springs, FL 34134. Learn more about our team or at Domain Realty Group.
Jesse McGreevy (Sales Associate) and Marc Comisar (Broker Associate) are licensed Florida REALTORS with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC).
We are a top-reviewed Southwest Florida team and McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008. If you are ready to look at Autumn Woods seriously, call (239) 898-6072 and we will start with the numbers rather than with a showing.
These are the questions Autumn Woods buyers actually ask, answered from the recorded record, the county roll and the association’s own documents. Where a figure is not published, we say so rather than estimating, and we tell you exactly which document or which manager will give you the real number.
Every owner pays two assessments, one to the master association and one to their neighborhood association. The master figure is not published; it is derivable at roughly $3,040 per home for 2025 from Maple Brooke’s compiled statements. Maple Brooke’s neighborhood layer is $2,014.02 per lot for 2025. The Oak Hollow and Mahogany Run and Cedar Ridge neighborhood assessments are not published anywhere and come from an estoppel certificate.
Four separately incorporated Florida not-for-profit corporations exist, all active on their 2026 annual reports: the master association plus three neighborhood associations. Any single owner belongs to exactly two of the four and pays exactly two assessments. Both sentences are true at once, and confusing them is the most common Autumn Woods governance error.
The guardhouse and gate staffing, the entry gates, all roadways on the property, street lights, sidewalks and paths, the 20 lakes, the stormwater and surface water management system, the master irrigation system, master landscaping, the preserves and open space, and the recreation parcels: two pools, the heated spa, tennis, pickleball, basketball, the playground, the fitness room, the clubhouse and two meeting rooms.
No. There is no Community Development District and no special taxing district of any kind, verified four independent ways including the Florida Department of Commerce statewide roster of 2,090 special districts and a full-text sweep of all 27 pages of Ordinance 96-80. The only non-ad-valorem line on an Autumn Woods tax bill is District 1 Garbage at $261.91 for 2025.
Yes, and the transfer fee is the one buyers miss. The Capital Improvement Transfer Fee is owed by the buyer at closing, was $1,500.00 from 1 July 2017 and $1,996.50 as stated current in the recorded May 2023 amendment, and its current amount is not published. On top of that, Cedar Ridge charges $150.00 for a purchase application plus $50.00 or $75.00 per adult for screening; Maple Brooke and Oak Hollow and Mahogany Run have their own application requirements.
No special assessment instrument appears in the Collier Clerk index for any of the four associations across a sweep from 2020 to September 2026, and Maple Brooke’s 2025 financial statements disclose none. For Oak Hollow and Mahogany Run and for Cedar Ridge the current status is simply not published, and only the estoppel certificate can establish it, because Florida law requires an estoppel to disclose levied and pending special assessments.
No. Autumn Woods is not age-restricted, is not a 55 and over community, and claims no housing-for-older-persons exemption. The master declaration contains no age covenant and no minimum occupant age, its only occupancy definition is age-neutral, and none of the three neighborhood rule sets contains an age provision either. The amenity set includes a tot lot, a family playground and a basketball court.
Yes, within limits that are the same in all three neighborhoods: a 30 day minimum lease term and a maximum of three leases a year. No cap on the number of leased homes appears in any document reviewed. Oak Hollow and Mahogany Run and Cedar Ridge both require board approval and 20 days advance notice; Maple Brooke requires a complete package delivered to the property manager.
Thirty days, in Oak Hollow and Mahogany Run, in Maple Brooke and in Cedar Ridge. That is a hard floor set by each neighborhood’s own recorded documents and rules, and it forecloses weekly rental outright. Combined with the three-lease cap it makes Autumn Woods a monthly and seasonal rental community rather than a vacation-rental one.
Yes, and the rules are set at neighborhood level because the master declaration carries no pet policy. Oak Hollow and Mahogany Run permits up to four adult animals with vaccination, county licensing and physical leashes outside the lot. Maple Brooke permits up to four adult animals, prohibits pit bulls or other known vicious breeds, and prohibits invisible fencing entirely. Cedar Ridge requires written board permission for every pet on a registration form with a photograph.
Boats, trailers, campers and recreational vehicles may sit on a driveway a maximum of 12 hours in any 7 day period for cleaning, loading and unloading, and must otherwise be fully enclosed in the garage or shielded from view. There is no boat or recreational vehicle storage lot in the community. Cedar Ridge permits no motorcycles, commercial vehicles, motor homes, recreational vehicles or boats at all.
Nothing may be erected or altered, and no grading, planting, plant removal or exterior colour change may occur, until complete plans are approved in writing. The review window is 30 days, extendable by another 30, with deemed approval unless the board denies. Two complete sets of plans are required, appeals go to the board within 30 days, work must finish within 180 days if no other period is set, and delinquency can block processing.
Neither “Autumn Woods is in Zone X” nor “Autumn Woods is in a flood zone” is true. The zone varies by street and by lot on panels 12021C0381J and 12021C0383J, effective 8 February 2024. Roughly 89 percent of the 477 mapped residential lots take Zone X as their governing zone, while the Special Flood Hazard Area follows the lake banks and preserve at the backs of lots. Check your specific address at the FEMA Flood Map Service Center.
That depends on the building, not on the community. Under 42 U.S.C. 4012a the federal purchase requirement attaches to the building securing the loan: building in Zone X, no federal mandate; building in Zone AH or AE, mandate applies. Separately, Citizens Property Insurance requires flood coverage as a condition of eligibility regardless of FEMA zone, from 1 January 2026 for policies insuring $400,000 or more.
No, and Autumn Woods is the textbook case. A FEMA flood zone is an insurance and building-code designation drawn from hydrology. A hurricane evacuation zone is a life-safety designation drawn from surge modelling. Autumn Woods is in Hurricane Evacuation Zone B while most of its building pads sit in Zone X, so a property here can be outside the flood hazard area and still be told to evacuate.
The public record says nothing about this community in either direction, so we will not claim damage and we will not claim none. What the record does say is where the water went: the National Weather Service placed Collier’s extensive Ian surge flooding south and west of US 41 and near the Gordon River, the Cocohatchee River and connecting creeks. Autumn Woods is east of US 41 and on none of those watercourses.
No community-level premium exists in any public record and we will not invent one. The Florida Office of Insurance Regulation puts the Collier County average homeowners premium at $5,604 a year and the average condominium unit owner premium at $2,284, across all Collier housing stock from beachfront to inland. Get an actual quote on the actual address during your inspection period.
Hurricane protection as originally built here was shutter-based rather than impact glass, and the community’s own architectural documents reflect that. Individual owners have retrofitted, so it varies by house. Ask on every showing, because opening protection carries the largest wind mitigation credit on the OIR-B1-1802 form and it moves an insurance quote more than any other single item.
No. Cedar Ridge is exempt from the milestone structural inspection under Florida Statutes 553.899 because each of its 22 residential buildings is one two-story building containing four homes, stated in the recorded Declaration of Condominium at Paragraphs 5.1 and 6.4. The statute triggers at three habitable stories.
No, on the same ground. Florida Statutes 718.112(2)(g) also triggers at three habitable stories, and Cedar Ridge’s buildings are two. Two precisions travel with that: exemption from the study is not exemption from reserves, and the 2026 legislative session changed deadlines and mechanics for covered buildings without moving the three-story trigger.
For a Cedar Ridge resale you should receive the declaration of condominium, the articles and bylaws, the rules, the current adopted budget, the reserve schedule where one exists, the frequently asked questions and answers sheet, and the estoppel certificate. Florida Statutes 718.503 governs resale disclosure and the buyer’s associated cancellation right. Read the reserve schedule first.
The 2026 preliminary millage for Collier area 133 is 9.4020 mills. On the 2026 preliminary roll, median total ad valorem tax billed to current owners runs $4,615 across 349 Oak Hollow and Mahogany Run parcels, $3,813 across 110 Maple Brooke lots and $3,738 across 88 Cedar Ridge homes. Those are seller numbers. A buyer’s bill resets to just value and is typically about double.
Only if you are selling a Florida homestead and establishing a new Florida homestead. Portability transfers up to $500,000 of accumulated benefit, it moves with the person rather than with the house, and it is not automatic: it must be claimed on Form DR-501T filed alongside the homestead application by March 1. You inherit none of the Autumn Woods seller’s benefit.
Because Save Our Homes caps the annual assessment increase on a homesteaded property, and over a long hold that cap accumulates. Among homesteaded Autumn Woods owners the median accumulated benefit is $295,877 in Oak Hollow and Mahogany Run, $219,054 in Maple Brooke and $205,451 in Cedar Ridge, with the largest single benefit in the community at $721,272. None of it transfers on a sale.
The cap is removed and the property is reassessed at just value on the January 1 following your purchase. On the three worked examples on this page the multiple runs 2.05, 1.93 and 2.60 times the seller’s current bill for a buyer who does not homestead. And because the reset goes to just value rather than to the price you paid, those figures are a floor rather than a ceiling.
It works well for that pattern, with three caveats. Your tax bill will be the non-homesteaded figure, because the homestead exemption and the Save Our Homes cap require permanent Florida residence. The 10 percent non-homestead cap protects only 55.9 percent of the millage here. And leasing while you are away is capped at three leases a year with a 30 day minimum.
Autumn Woods is more year-round than most communities in its price band. On the 2026 preliminary roll, 388 of 547 residences carry a homestead exemption, 70.9 percent, and a homestead exemption requires permanent Florida residence. Penetration falls down the price ladder, at 78.2 percent in Oak Hollow and Mahogany Run against 51.1 percent in Cedar Ridge.
Nothing in the governing documents requires one, and the association provides no home watch, valet trash or doorstep service of any kind. Most seasonal owners here use one anyway, because insurance carriers increasingly ask about unoccupied-property inspections and because shutters may only be closed during hurricane season, 1 June to 30 November.
You cannot simply shutter the house and leave for the year. The rules permit shutters to be closed or lowered only during hurricane season, 1 June to 30 November, and unpainted panel, plywood and metal coverings only after a National Weather Service hurricane warning, removed within 10 days of cancellation. Plan for someone local to deploy and remove them.
No. The 30 day minimum lease term in all three neighborhoods forecloses weekly rental outright, and the cap of three leases a year forecloses short-stay turnover. If your purchase model depends on nightly or weekly bookings, Autumn Woods will not support it, and that is better known before you write an offer than after.
It moves you from a nightly market to a monthly and seasonal one, and it caps you at three tenancies a year. For a floor on expectations, HUD’s fiscal year 2026 Fair Market Rents for Collier County are $1,986 for a two bedroom and $2,581 for a three bedroom, though a Fair Market Rent is roughly the 40th percentile of standard-quality county stock and is deliberately below median. Actual achieved rents inside Autumn Woods are not published anywhere.
Collier County’s tourist development tax is 5.0 percent and applies to rentals of six months or less, with Florida sales tax on top. Maple Brooke’s own rules put the combined obligation at 9 percent and warn owners they must collect it and obtain a sales tax licence to remit it. A proposed sixth penny was approved for referendum with a proposed effective date of 1 January 2027 and is not law.
Both sit in Collier millage area 133 at 9.4020 mills for 2026, so neither has a tax-rate advantage. Monterey holds 197 residences built 1991 to 2025 with a median just value of $866,224 and a 73.1 percent homestead rate; Autumn Woods holds 546 residential-use parcels built 1997 to 2002 with a median just value of $641,947 and a 71.1 percent homestead rate. Autumn Woods is larger, tighter-built and lower on median value; Monterey is smaller and higher.
It depends entirely on the neighborhood. On the 2026 preliminary roll, 233 of 348 Oak Hollow and Mahogany Run houses carry a private pool, 67 percent, and 288 carry a screen enclosure. In Maple Brooke it is 21 of 110 with a pool, 19 percent. In Cedar Ridge it is zero of 88, so a Cedar Ridge buyer has the two community pools and the heated spa and nothing private.
Yes, if you are touring with an agent who participates in a multiple listing service. Since 17 August 2024 those agents must enter into a written buyer agreement with you before touring a home, in person or by live virtual tour. No written agreement is required merely to speak with an agent, to ask about their services, or to attend an open house.
Yes. A written buyer agreement must carry a conspicuous statement that broker fees and commissions are not set by law and are fully negotiable, and it must state the amount or rate of your agent’s compensation so it is objectively ascertainable rather than open-ended. There is no standard rate and no customary rate.
Title insurance at the promulgated rate adopted under Florida Statutes 627.782, settlement and closing services fees, recording fees, lender fees, appraisal and credit, and prepaid escrows for taxes and insurance. On a financed purchase add documentary stamp tax on the note at $0.35 per $100 under Florida Statutes 201.08 and non-recurring intangible tax on the mortgage at $0.002 per dollar under Florida Statutes 199.133. In Autumn Woods add the Capital Improvement Transfer Fee.
Your written buyer agreement sets what your agent will be paid and caps what they may receive from any source. Where that money comes from is negotiated separately in each transaction and can include a seller contribution or seller concessions. Offers of compensation are no longer permitted on the multiple listing service, so it is a transaction negotiation rather than an MLS field.
Plan on a contract-to-close window that accommodates a 20 day association approval decision in addition to your inspection period, financing and title work. The approval clock is the item that most often extends an Autumn Woods closing, and it only runs once the application is complete, so submit on the day the contract is executed rather than after the inspection.
Those are lender questions rather than community questions, and they vary by loan program and by borrower. What is specific to Autumn Woods is that a lender escrowing for taxes will often escrow off the seller’s historical bill, which underfunds the account on a home whose assessment is about to reset. Ask your lender to escrow off the projected post-reset figure at application.
That is your financial decision, not ours, but two Florida mechanics are worth knowing. A cash purchase avoids documentary stamp tax on a note and the non-recurring intangible tax on a mortgage, both of which only apply to financed transactions. A cash purchase also removes the federal flood insurance mandate, which attaches through a federally regulated lender, though the underlying flood risk is unchanged.
A general home inspection, a wind mitigation inspection on form OIR-B1-1802, and a four-point inspection if your carrier asks for one on a home of this age. In Autumn Woods we also recommend attention to the roof, since every home is now 24 to 29 years old and at or past a first-generation concrete tile roof’s service life, and a survey where the lot backs a lake or a preserve tract.
Autumn Woods has one of the highest year-round ownership profiles in its North Naples peer group, at 70.9 percent homesteaded across 547 residences on the 2026 preliminary roll. It offers two pools, a heated spa, courts, a fitness room open 24 hours to fob holders, 20 lakes and a preserve with walking paths, and it has no golf, no restaurant and no club. Whether that suits you is a personal judgment we will not make for you.
It differs by neighborhood. Cedar Ridge requires a full purchase application, a character reference form and a background check, at $150.00 plus $50.00 or $75.00 per adult, with board approval signed by an officer or director. Oak Hollow and Mahogany Run requires written notice before the intended closing date plus a background check, decided within 20 days. Maple Brooke uses a combined application for purchase or lease.
Interview on evidence rather than on marketing. Ask what the master assessment is and whether it is published, ask which two associations you would be joining, ask whether Cedar Ridge faces a milestone inspection, and ask how the flood zone is determined for a specific building. Then call Jesse McGreevy at (239) 898-6072 and ask us the same questions.
Most Autumn Woods buyers are selling something first, and the sequencing is usually harder than the purchase. These questions cover the seller side of that trade: contingencies, timing, portability and coordinating two closings. For the full seller-side playbook see our Autumn Woods seller page.
In a community producing roughly two dozen priced sales a year, waiting for a clean sale first can mean missing the house. The honest trade is between certainty and opportunity, and it depends on your financing capacity. We map both paths before you tour, including what a non-contingent offer would require you to have in place.
You can, and the contingency is negotiable like any other term. What it costs you is competitiveness, because a seller comparing two similar offers will discount the one that depends on a transaction they cannot see. If you need the contingency, we strengthen the rest of the offer to compensate.
Cautiously, and the more so where the contingent property is out of state and out of their sight. Collier County reporting shows average days on market up from 101 to 108 while inventory is down 21.0 percent year over year, which is a market where a correctly priced house still sells and a seller can afford to be selective about terms.
A bridge loan is short-term financing secured against your departing home so you can close on the new one before the old one sells. It is a lender product rather than a real estate one, terms vary widely, and it needs to be arranged before you write an offer rather than after. Ask your lender early whether they offer one.
Often yes, and it is frequently cheaper than a bridge loan, but the line usually has to be opened while the departing home is not yet listed. Lenders tighten or freeze lines on a property that is on the market. If this is your plan, set it up before the listing goes live.
It is a real option and it removes the sequencing risk entirely, at the cost of moving twice. Note that renting inside Autumn Woods specifically is constrained: the 30 day minimum and the three-lease-a-year cap mean the supply of available rentals inside this gate is thin, so a Naples rental will usually be somewhere else.
By putting both title companies in contact at the start rather than at the end, and by writing the Autumn Woods contract with the out-of-state closing date already in it. The item that most often breaks the sequence here is the 20 day association approval window, which is why we submit that application the day the contract is executed.
You need funds available to close here without the proceeds, whether from a bridge loan, a line of credit, other liquid assets or a delayed closing negotiated into the contract. There is no mechanism in a Florida contract that lets you close without the money, so this is solved at the financing stage rather than at the closing table.
Yes, and it is often the cleanest solution. A longer closing period is a negotiable term and costs a seller far less than a contingency, so it is usually easier to get. In this community a longer window also removes pressure on the association approval clock, which makes it attractive to a seller as well.
You can propose one, letting the seller stay briefly after closing while their next home is arranged. It is a common accommodation and it can make your offer more attractive without costing you price. It needs to be documented properly, and in a community that screens occupancy you should confirm the arrangement with the association before agreeing to it.
Yes, and it is the single most underestimated item in an Autumn Woods purchase timeline. All three neighborhoods screen buyers, and the clock only starts on a complete application. If you are matching this closing to a sale elsewhere, treat the approval as the critical path and everything else as slack.
There is no universal answer, but the asymmetry is worth naming. Listing first makes your Autumn Woods offer stronger and your timeline tighter. Touring first makes your search calmer and your offer weaker. Given how few Autumn Woods homes come to market in a year, most of our buyers list first and accept the tighter timeline.
Season in Naples runs roughly January through April and that is when most out-of-state buyers are here looking. Working backwards from a spring purchase usually means preparing a northern listing over the winter, which is a slower selling season in most northern markets. That mismatch is exactly why the financing conversation has to come first.
Yes, that is portability, and it is the most valuable thing in this whole list. A Florida homesteader who sells and establishes a new Florida homestead may transfer up to $500,000 of accumulated benefit. In a community where the median accumulated benefit among homesteaded single-family owners is $295,877, transferring your own is often worth more than anything you will negotiate on price.
Portability is not automatic. It must be claimed on Form DR-501T, filed alongside your homestead application, by March 1. Miss the deadline and you wait a year, which in this community can be several thousand dollars. Put the date in your calendar the week you go under contract.
Florida allows a transfer where the new homestead is established within a defined window relative to abandoning the prior one, so timing matters and the details are worth confirming with the county before you plan around them. Do not assume an unlimited gap. If your two Florida transactions will straddle a January 1, raise it with us early.
Up to $500,000 of accumulated benefit, and the amount you can actually move also depends on the relative just values of the home you leave and the home you buy. It is a real number rather than a rounding item: the largest single accumulated benefit in Autumn Woods is $721,272, and the community median among homesteaded owners in the single-family neighborhood is $295,877.
Listing a property is not by itself abandonment of homestead. What ends the exemption is ceasing to make it your permanent residence, and the exemption is assessed on the status of the property on January 1. If you are moving mid-year, the sequencing of residency and the January 1 test is worth walking through carefully rather than assuming.
No. A Florida homestead exemption attaches to a single permanent residence. During a move you are managing a handover between two properties across a January 1 test date, and portability is the mechanism that carries the accumulated benefit across. Trying to hold both is not an option and attempting it creates a real problem.
It depends on whether the furniture suits the next house, and in this community it frequently does not. Maple Brooke villas run a median 1,629 square feet and Cedar Ridge plans run 1,488 to 2,040 square feet, so a buyer downsizing from a larger home often finds selling furnished solves two problems at once.
Sell it with the departing home, sell it separately, or store it, and note that storing it is harder here than you might expect. There is no recreational vehicle or boat storage lot in Autumn Woods, no sheds, cabins, tents or detached storage structures of any kind are permitted, and garages must remain garages and may not be enclosed, converted or reduced.
The same way you would sell it if you were there, plus a plan for signing and for decisions at a distance. What we add is the coordination: keeping both closings on one calendar, keeping the association approval on the critical path, and making sure the funds sequence works. Call Jesse McGreevy at (239) 898-6072 and we will map it.
Yes. We maintain relationships across the country and we will introduce you to someone we would use ourselves, then stay in the loop on timing so your two closings do not drift apart. There is no obligation attached to the introduction and you should still interview them.
Sometimes, but do the arithmetic first. A cash offer usually trades certainty for price, and the discount can be larger than the negotiating advantage it buys you here. In a community where roughly two dozen homes sell a year, certainty has real value, so this is a genuine judgment call rather than an obvious answer either way.
Materially, and the reason is specific to this community. Autumn Woods sellers are often long-held owners with large accumulated tax benefits who are moving on their own schedule rather than under pressure. A seller with no urgency values certainty more than speed, and a clean offer with a realistic timeline usually beats a contingent offer at a higher price.
A kick-out clause lets a seller keep marketing while your sale contingency is outstanding, and requires you to remove the contingency within a set period if they get another offer. It is a reasonable middle ground and some sellers here will take it. Understand before signing that it can put you on a short clock at a bad moment.
Yes, if you can close without the proceeds. That means a bridge loan, a line of credit opened before your listing goes live, other liquid assets, or a delayed closing negotiated into the contract. It is the strongest position you can be in here, and it is worth exploring with your lender before you start touring.
For a cash purchase, a current bank or brokerage statement or a letter from the institution. For a financed purchase, a lender pre-approval rather than a pre-qualification, ideally one that names the loan program and has verified income and assets. In a low-turnover community a strong funding letter carries real weight against a competing offer.
Before. A lender needs to know how your departing home will be treated in the debt calculation, and the answer changes depending on whether it is listed, under contract or sold. Getting pre-approved first tells you which of the three purchase strategies in this list is actually available to you.
It adds a tenancy to the sequence and it may add tax considerations that are worth professional advice. It also means your Autumn Woods purchase is not itself a rental play unless you accept the 30 day minimum lease and three leases a year, so if you are trading one rental for another the income model needs rebuilding before you make an offer.
That depends entirely on the contingencies in your Autumn Woods contract and on whether the deadlines were met. This is exactly why we keep the diligence inside the inspection period rather than outside it, and why a sale contingency, if you need one, has to be drafted precisely rather than assumed.
Your lender, then us, in that order. The financing answer determines which purchase strategies are open to you, and everything else follows from it. Once you know that, call Jesse McGreevy at (239) 898-6072 and we will build the Autumn Woods side, or start with our home valuation service if the departing home is in Southwest Florida.
Every factual claim on this page traces to a primary source below. Collier parcel facts come from the county’s published tax roll extract, the Clerk’s official records and county geographic information systems. Association facts come from recorded instruments and the association’s own published documents. Flood, storm, school, insurance, tax and statutory facts come from the responsible agency, and the buyer representation section cites the National Association of REALTORS directly.
We host none of the documents below. Every row links the official custodian or the association’s own published copy, so a reader lands on the primary record rather than on a copy we made. These are the instruments a buyer should read during an inspection period, and they are the documents behind the factual claims on this page.
Document | What it proves for a buyer | Official authority |
|---|---|---|
Collier County Ordinance 96-80, the 300 Acre Goodlette Road Planned Unit Development, adopted 10 December 1996 | The entitlement: 300 acres, 900 units across the whole planned unit development, the permitted uses, the conservation district and the development standards. Also proves there is no document called the Autumn Woods PUD | |
Amended and Restated Master Declaration of Covenants, Conditions and Restrictions for Autumn Woods | What you are joining: two-tier membership, what the master maintains, the architectural review process, the assessment structure, and Section 4.14 with the six recorded transfer fee exemptions | |
Capital Improvement Transfer Fee amendment, recorded 26 May 2023 | That the transfer fee is owed by the buyer at closing, collected by the settlement agent, and must appear on the estoppel. Also the history from $1,500.00 in 2017 to $1,996.50 stated current in May 2023 | |
Autumn Woods Master Rules and Regulations, adopted 23 May 2023 | The community-wide operating rules a buyer lives under: pools and spa hours, the fitness center, clubhouse reservations, the 25 mile an hour limit, preserve use, parking, lighting and the lake schedule | |
Oak Hollow and Mahogany Run, recorded 2023 Amended and Restated Declaration, Articles and Bylaws | That Oak Hollow and Mahogany Run is one association governing 350 lots, the leasing terms, the 18 April 2023 grandfather clause that does not transfer to a buyer, the quarterly assessment period and the ten percent budget increase cap | |
Oak Hollow and Mahogany Run Rules and Regulations | The single-family neighborhood’s default-deny architectural stance, the roof material restrictions, lawn and landscape standards, parking, pets and trash | |
Oak Hollow and Mahogany Run architectural review application | The form and the process before any exterior change, and the 30 day review window a buyer planning a pool or a repaint needs to plan around | |
Maple Brooke 1997 Declaration of Covenants, Conditions and Restrictions | The villa regime: party walls, the association’s roof cleaning, repair and replacement obligation, and what a villa owner does and does not maintain | |
Maple Brooke 2025 compiled financial statements | The only published financials in Autumn Woods, and the document from which the 2025 master fee is derived. Also the neighborhood assessment total and the two-component reserve plan | |
Maple Brooke Amended Rules and Regulations | Whole-building roof replacement, shared driveway replacement, planting limits, the rental administrative fee and the tourist tax warning | |
Maple Brooke application for purchase or lease | The buyer and tenant screening package a Maple Brooke purchaser must complete | |
Declaration of Condominium of Cedar Ridge at Autumn Woods | The building form in its own words, 22 buildings of one two-story building containing four homes each, which is what exempts Cedar Ridge from the milestone inspection and the Structural Integrity Reserve Study. Also that the billed assessment already contains the master fee | |
Cedar Ridge Rules and Regulations | The restrictions a condominium buyer must know before closing: no motorcycles, no gas or charcoal grills, board approval for every pet, closed garage doors, and flooring and soundproofing above the first floor | |
Cedar Ridge 2026 sales application packet | Exactly what a Cedar Ridge buyer must file, what it costs, and the 20 day approval clock that sits on the critical path of the closing | |
Cedar Ridge 2026 lease application packet | The tenant screening package and the 20 day notice requirement, for a buyer who intends to lease | |
Autumn Woods New Owner Information packet | What the master association does versus what each neighborhood association does, in the association’s own words, which is the first thing a new owner needs | |
Autumn Woods permanent guest and vendor list form | How a resident admits recurring guests and vendors at the gate, up to ten named guests and five named vendors | |
Autumn Woods Tropical Storm and Hurricane Plan, July 2022 | What the association commits to before and after a storm, including quarterly inspection of the stormwater control structures | |
Collier County Floodplain Protection Newsletter 2026 | Collier County’s Class 5 Community Rating System standing and 25 percent discount, the base flood elevation plus one foot rule, and the 50 percent substantial improvement rule that names Zone AH | |
FEMA Community Rating System eligible communities list, April 2025 | Collier County, community identification number 120067, entered the program October 1992, Class 5, 25 percent discount on eligible policies | |
Florida Department of Education 2025-26 school grades results packet | The A grades for all three zoned schools, the district’s own A grade, and the tightened 2026-27 grading scale | |
Florida Building Commission, Setting New Standards for Safety | The 1 March 2002 date on which the first Florida Building Code replaced all local codes, the line every Autumn Woods home sits on the early side of | |
Uniform Mitigation Verification Inspection Form explainer | The seven construction features a Florida wind mitigation inspection rates, and which credits a buyer can still earn after purchase | |
National Association of REALTORS consumer guide to written buyer agreements | What a written buyer agreement must contain, when it is required, and the conspicuous statement that broker fees and commissions are not set by law and are fully negotiable |