Updated October 2026
Buy a Berkshire Lakes condo, villa or single-family home with McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008. Village-by-village pricing, fees and approvals. Call Marc at (239) 287-5873.
Updated October 2026 · Jesse McGreevy and Marc Comisar, Domain Realty
Buying a home in Berkshire Lakes means choosing between two governance blocs and eleven villages that share one name: the 1,639 units of the Berkshire Lakes Master Association west of Santa Barbara Boulevard, and The Shores group east of it under its own master homeowners association. Berkshire Lakes is a lake community of about 2,156 homes in East Naples, Florida, ZIP 34104, in unincorporated Collier County. This page is the purchase path: what each village costs, which documents decide your carrying cost, and how we negotiate. For the neighborhood itself, its history, governance, flood record and every village in depth, read our Berkshire Lakes community guide.
McGreevy and Comisar lead Domain Realty Group, the #1 team in Southwest Florida since 2012, and we have been Top 1% Real Estate Agents Nationally Since 2008. Call Marc at (239) 287-5873, or start with our buyer process. Before you tour a single home, we will show you which bloc and which village fit how you want to live, and which estoppel, budget and flood document decides what the home really costs.
If you already own in Berkshire Lakes and are selling to buy again, see how we sell Berkshire Lakes homes and how our Berkshire Lakes home valuation works. Call Jesse direct at (239) 898-6072 for the sale side of a move.
Buying a home in Berkshire Lakes takes four decisions most Naples resales do not: which of two master associations you want to answer to, whether you want a detached home or one of nine attached villages, how many association approvals and estoppels your contract must allow for, and how your village’s flood share and fee layer change the price you should pay.
The Southwest Florida MLS files about 2,156 homes under the Berkshire Lakes name, and they sit in two blocs. The first is the Berkshire Lakes Master Association: 1,639 units with one vote each, made up of 669 single-family homesites in Units 1 to 7 and 970 condos, villas and coach homes in eight sub-associations (BLMA Sub-Associations page; BLMA statutory FAQ, June 2024). These units pay the $690 master assessment for 2026 and use the Belville Boulevard clubhouse.
The second is The Shores group east of Santa Barbara Boulevard: The Shores (210 homes), Berkshire Pines (119 homes) and The Preserve at the Shores (188 condominiums), 517 homes in all. They are part of Berkshire Lakes in the MLS and in the original 1983 planned development, but they are not members of the master association and do not pay its $690 fee; they sit under The Shores at Berkshire Lakes Master Homeowner’s Association, Inc. (Sunbiz, N98000002011). For a buyer, that line on the map changes the association, the fee, the rules, the high school and the amenities that come with title.
Inside the two blocs, a buyer is really choosing among four products. The single-family core is Units 1 to 7 of the master association, built 1988 to 2003 with a median of 2,335 sq ft of living area. The garden condominiums are Newcastle, New Waterford, Partridge Pointe, Windsor Place, The Colonies, The Coach Homes and Berkshire Landings on the master side, and The Preserve at the Shores on the east side. The villas are Melrose Gardens, 74 homes of 1,757 sq ft each. And the newest detached homes are The Shores and Berkshire Pines, built 1997 to 2003 (FDOR cadastral centroids, 2026 roll). Each product has its own price band, its own association layer and its own insurance profile.
Two neighbors share the name and are not part of this purchase. Berkshire Village, with The Abbey, Canterbury Village and Trafalgar Square, is a separate neighborhood and MLS development in ZIP 34116 north of I-75, with its own associations (Sunbiz, Berkshire Village Homeowners Association, N17833). Countryside Golf and Country Club, south of Radio Road, is a separate gated club community of 1,133 units with its own master association and golf course (Sunbiz, Countryside Master Association, N18653; Countryside Golf and Country Club). Neither community’s sales are counted in any figure on this page, and buying in Berkshire Lakes brings no right to play Countryside’s course. Confirm the ZIP and the association name on every listing before you trust its neighborhood label.
Within the first week of a contract we ask for seven things, each explained in its own section below: the master estoppel and, for an attached home, the sub-association estoppel; each association’s adopted budget and insurance schedule; the declaration’s lease and pet sections and the village’s current rules; the master purchase application packet; an elevation certificate, LOMA or flood determination; a wind-mitigation report and roof permit date; and a flood insurance quote. Our full checklist is in What Should You Ask for in the First Week?.
Berkshire Lakes buyers work with McGreevy and Comisar because a purchase here turns on details a portal never shows: which master association a home belongs to, whether a condo carries two approvals and two estoppels, and how a village’s flood share and fee layer change its value. We lead Domain Realty Group, and we put a source line behind every Berkshire Lakes number we show you.
McGreevy and Comisar are the #5 real estate team in Florida in the 2026 RealTrends rankings. Domain Realty, our brokerage, closed 658 transaction sides in Naples in the 60 months to October 5, 2026, $521.5 million in volume counted by side, per the Southwest Florida MLS pulled that day.
Jesse McGreevy has worked Southwest Florida real estate since 2004, and Jesse and Marc have sold together since 2008. Everything about Berkshire Lakes itself on this page comes from the Southwest Florida MLS and from county, state, federal and association records: in the 12 months to October 13, 2026 we tracked 108 closed Berkshire Lakes sales at a $320,000 median (Southwest Florida MLS, closed sales Oct 13, 2025 to Oct 13, 2026). If you are still choosing an agent, our guide to the best real estate agents in Naples sets the city’s teams side by side and explains what to ask any agent before you sign a buyer agreement.
A buyer’s agent in this community does four jobs a listing photo cannot. First, matching your plans to a village: whether you intend to rent, keep a large dog, drive a pickup or want a garage decides which of the eleven villages is even eligible. Second, pulling the paper: the master Declaration, the village declaration and rules, the budgets, the estoppels and the approval packets. Third, reading the map: the flood zone of the exact building, any Letter of Map Amendment and the pending county map. Fourth, negotiating with the full cost of ownership on the table rather than the list price alone.
Before a Berkshire Lakes showing we confirm which bloc the home sits in, which sub-association governs it, the village’s lease and pet rules, the flood zone at the address and whether a 2024 LOMA covers the building, the school zone for its side of Santa Barbara Boulevard, and whether the association has noticed a special assessment. A tour then answers what only a walk-through can: roof and window condition, lake frontage, the garage, road noise from Radio Road or Santa Barbara Boulevard, and how the home has been kept.
These are the facts that most change a Berkshire Lakes purchase, each sourced in the sections below. Berkshire Lakes is two markets sharing one name, single-family homes and garden condos, split across two master associations, and every market figure is from the Southwest Florida MLS, closed sales Oct 13, 2025 to Oct 13, 2026.
We track Berkshire Lakes through the Southwest Florida MLS closed-sales record for the 12 months from October 13, 2025 to October 13, 2026, which counted 108 sales across 11 village names, and we read every village against county, state and association records for home counts, sizes and years built. Both sources are labeled where used.
Data updated: October 2026 (Southwest Florida MLS, closed sales Oct 13, 2025 to Oct 13, 2026, pulled October 13, 2026; FDOR 2026 roll for living area and year built).
The pull is every Southwest Florida MLS closed sale in Berkshire Lakes, Naples, for the 365 days ending October 13, 2026: 106 standard closed sales and two Sold Data Entry records, a New Waterford condo that closed at $215,000 on July 15, 2026 and a Newcastle condo that closed at $255,000 on September 4, 2026, both entered after closing. They are real recorded sales, so they count in every count, median, range and volume figure on this page. Medians use the middle value for an odd count and the mean of the middle pair for an even count, and no median is given for fewer than 10 sales (Southwest Florida MLS, closed sales Oct 13, 2025 to Oct 13, 2026).
Berkshire Lakes mixes a $247,250 median at Newcastle, a $305,000 median at New Waterford and a $590,000 median in the single-family core. A single community median moves with the mix of what happened to sell, not only with prices: the all-sales median of $320,000 sits between the two products and describes neither. That is why this page prices by village and by product, never by one neighborhood number, and why every table below separates single-family homes from condos and villas.
The pull behind this page holds sold prices, dates, village names, days on market, list prices, living area and the count of homes for sale today, and the market section below reports each. We read a listing against its own village’s closed sales and pull the live data for the homes you are considering before you write an offer.
The Berkshire Lakes market for buyers is a steady resale market: 108 closed sales in the 12 months to October 13, 2026, a $320,000 median, prices from $205,000 to $1,100,000, and every home a resale, since the community has been built out since 2003. The village you choose sets the price far more than the community name does.
Data updated: October 2026
We tracked 108 closed sales in Berkshire Lakes from Oct 13, 2025 to Oct 13, 2026, $42,515,440 in volume (Southwest Florida MLS). The median days on market in this window is 63 days. The median final list price of the marketed sales is $335,750, and the sale-to-list ratio (sold price over final list price) is a median 95.9%. The median sold price per square foot is $233. Homes for sale today: 25 active listings, with a median list price of $335,000, and 6 pending; months of supply, the active listings divided by the monthly closing pace of the last 12 months, is 2.8.
Every one of the 108 sales landed in one of 11 villages. The table lists them by number of sales, with the governance bloc each belongs to (Southwest Florida MLS, closed sales Oct 13, 2025 to Oct 13, 2026).
Village (MLS name) | Closed sales | Median or sales | Low | High | Sold volume | Bloc |
|---|---|---|---|---|---|---|
Berkshire Lakes (single-family core) | 29 | $590,000 | $375,000 | $1,100,000 | $17,524,750 | Master association |
Preserve at the Shores | 15 | $299,000 | $267,500 | $370,000 | $4,603,490 | Shores group |
New Waterford | 15 | $305,000 | $215,000 | $330,000 | $4,415,400 | Master association |
Newcastle | 12 | $247,250 (mean of $244,500 and $250,000) | $206,000 | $270,000 | $2,873,000 | Master association |
Partridge Pointe | 9 | fewer than 10 sales, no median | $250,000 | $349,900 | $2,747,900 | Master association |
The Shores | 7 | fewer than 10 sales, no median | $400,000 | $810,000 | $3,729,000 | Shores group |
Melrose Gardens | 6 | fewer than 10 sales, no median | $375,000 | $440,000 | $2,400,000 | Master association |
Windsor Place | 6 | fewer than 10 sales, no median | $290,000 | $334,000 | $1,874,000 | Master association |
Coach Homes | 5 | fewer than 10 sales, no median | $254,900 | $310,000 | $1,404,900 | Master association |
Colonies | 3 | three sales: $205,000, $230,000 and $250,000 | $205,000 | $250,000 | $685,000 | Master association |
Berkshire Landings | 1 | one sale, at $258,000 (too thin to read as a market rate) | $258,000 | $258,000 | $258,000 | Master association |
Total | 108 | $320,000 | $205,000 | $1,100,000 | $42,515,440 | Both blocs |
The $590,000 row is the single-family core only (Units 1 to 7). The Colonies, Windsor Place, The Coach Homes and Melrose Gardens had 3 to 6 sales each, too few for a median or a trend, and Berkshire Landings had one. For a buyer, the practical read is that a $300,000 budget has eight condo villages with sales under that line to choose from, while a detached home starts in the high $300,000s.
Berkshire Lakes is two markets sharing a name: 35 single-family sales by MLS building design (29 in the master-association core, 5 in The Shores and 1 in Melrose Gardens) and 73 attached sales (condos, villas, townhouse-style units and coach homes), 71 of them in the condo, villa and coach-home villages and 2 villas in The Shores (Southwest Florida MLS, closed sales Oct 13, 2025 to Oct 13, 2026).
Segment | Closed sales | Median | Range |
|---|---|---|---|
All single-family (MLS building design) | 35 | $590,000 | $375,000 to $1,100,000 |
All attached: condo, villa, townhouse-style and coach home (MLS building design) | 73 | $295,000 | $205,000 to $450,000 |
All Berkshire Lakes | 108 | $320,000 | $205,000 to $1,100,000 |
Source: Southwest Florida MLS, closed sales Oct 13, 2025 to Oct 13, 2026.
The two ranges overlap only between $375,000 and $450,000: the top attached sale ($450,000, a villa in The Shores) sits just above the lowest single-family sales. Size explains much of the spread. On the 2026 Florida Department of Revenue roll, master-association single-family homes have a median of 2,335 sq ft of living area: Unit 1 (Brentwood) 3,086 sq ft, Unit 2 2,850, Unit 4 2,025 and Unit 6 1,984. The Shores’ median is 2,106 sq ft and Berkshire Pines’ 2,008 (FDOR cadastral centroids, 2026 roll). The attached product sits in a narrow band, from 1,093 sq ft at The Colonies to 1,757 sq ft at Melrose Gardens.
The headline medians for the two blocs look almost the same, and that is misleading for a buyer comparing like with like (Southwest Florida MLS, closed sales Oct 13, 2025 to Oct 13, 2026):
Bloc | Closed sales | Median | Range | Sold volume |
|---|---|---|---|---|
Master-association neighborhoods (9 villages) | 86 | $322,500 | $205,000 to $1,100,000 | $34,182,950 |
The Shores group (The Shores plus Preserve at the Shores) | 22 | $314,500 | $267,500 to $810,000 | $8,332,490 |
All Berkshire Lakes | 108 | $320,000 | $205,000 to $1,100,000 | $42,515,440 |
Source: Southwest Florida MLS, closed sales Oct 13, 2025 to Oct 13, 2026.
Single-family against single-family, the master-association core ($590,000 on 29 sales) traded above The Shores ($480,000 median over the 24 months to Oct 13, 2026 on 28 sales; 7 sales in the last 12 months), though The Shores’ homes are younger, built 2000 to 2003. Condo against condo, The Preserve at the Shores ($299,000) sits just below New Waterford ($305,000) and well above Newcastle ($247,250). The $8,000 gap between the bloc medians says nothing about either product; it comes from the mix of condos and houses that happened to sell.
Here is where the 108 sales fell by price, counted from the closed-sales rows in the MLS report (Southwest Florida MLS, closed sales Oct 13, 2025 to Oct 13, 2026):
Price band | Closed sales | Villages where they closed |
|---|---|---|
Under $250,000 | 9 | Newcastle 6, The Colonies 2, New Waterford 1 |
$250,000 to $299,999 | 33 | Preserve at the Shores 8, New Waterford 6, Newcastle 6, Partridge Pointe 5, Coach Homes 4, Windsor Place 2, The Colonies 1, Berkshire Landings 1 |
$300,000 to $349,999 | 22 | New Waterford 8, Preserve at the Shores 5, Partridge Pointe 4, Windsor Place 4, Coach Homes 1 |
$350,000 to $449,999 | 13 | Melrose Gardens 6, single-family core 3, The Shores 2, Preserve at the Shores 2 |
$450,000 to $599,999 | 17 | Single-family core 14, The Shores 3 |
$600,000 and up | 14 | Single-family core 12, The Shores 2 |
Total | 108 |
Source: Southwest Florida MLS, closed sales Oct 13, 2025 to Oct 13, 2026, counted by our arithmetic from the closed-sales rows.
Two things stand out. More than half the community’s sales, 64 of 108, closed under $350,000, every one of them a condo, villa or coach home. And every sale of $450,000 or more was in the single-family core or The Shores (26 in the core and 5 in The Shores).
Alongside days on market, turnover is one way to read demand: each village’s closed sales divided by its number of homes (Southwest Florida MLS, closed sales Oct 13, 2025 to Oct 13, 2026; home counts from the BLMA Sub-Associations page and the Florida DBPR condominium roster).
Village | Homes | Closed sales | Share of homes that closed in the 12 months |
|---|---|---|---|
New Waterford | 168 | 15 | 8.9% |
Melrose Gardens | 74 | 6 | 8.1% |
Preserve at the Shores | 188 | 15 | 8.0% |
Partridge Pointe | 148 | 9 | 6.1% |
Coach Homes | 96 | 5 | 5.2% |
Windsor Place | 116 | 6 | 5.2% |
Single-family core (Units 1 to 7) | 669 | 29 | 4.3% |
Newcastle | 278 | 12 | 4.3% |
Colonies | 78 | 3 | 3.8% |
The Shores | 210 | 7 | 3.3% |
Whole footprint | 2,156 | 108 | 5.0% |
Berkshire Landings (12 homes) had one sale, and no sale in the window carried the Berkshire Pines name. For a buyer, low turnover in a village means fewer comparable sales to price against and fewer listings to choose from at any moment; a village such as The Shores or The Colonies rewards patience and early notice of a coming listing.
The closings clustered in season. March 2026 was the busiest month in the window with 17 closings, followed by June 2026 with 14, and January to April 2026 together accounted for 42 of the 108 (Southwest Florida MLS, closed sales Oct 13, 2025 to Oct 13, 2026, counted by our arithmetic from the closed-sales rows). A buyer who shops from late spring into fall usually meets less competition for the same listing, while a buyer who needs to close in winter should be pre-approved and ready to write quickly.
The top of the market was single-family. The three highest closings were $1,100,000 (March 30, 2026) and $820,600 (January 15, 2026) in the master-association single-family core, and $810,000 (March 2, 2026) in The Shores; the core’s third-highest was $790,000 (July 15, 2026) (Southwest Florida MLS, closed sales Oct 13, 2025 to Oct 13, 2026). Among attached homes, the high was $450,000 for a villa in The Shores (October 2, 2026), followed by $440,000 at Melrose Gardens (November 14, 2025), and the condo high was $370,000 at The Preserve at the Shores (October 14, 2025).
The median Berkshire Lakes home sat 63 days on the market, and the median sale closed 4.1% below its final list price (a sale-to-list of 95.9%). The count of homes for sale today is 25, with 6 pending. When we work with you, we pull those figures live for the village and price band you are shopping, because a negotiating position built on last year’s average is weaker than one built on this month’s listings.
Your budget in Berkshire Lakes decides your product before it decides your village: every sale under $350,000 in the last 12 months was a condo or villa, every sale of $450,000 or more was a detached home, and the band between holds Melrose Gardens villas, the smallest single-family homes and the top of the condo market.
Forty-two sales closed under $300,000 in the window: Newcastle (median $247,250, from $206,000), The Colonies (low $205,000), New Waterford, Partridge Pointe, The Preserve at the Shores, The Coach Homes, Windsor Place and Berkshire Landings (Southwest Florida MLS, closed sales Oct 13, 2025 to Oct 13, 2026). At this budget, compare carrying cost as carefully as price: Newcastle has the highest flood share among the condos (77.5% of unit address points in Zone AE) and a noticed $1,200 special assessment proposal, while The Preserve at the Shores has 0% in Zone AE or AH and is outside the master association entirely.
The middle band holds New Waterford and Partridge Pointe units at the top of their ranges, Windsor Place’s garage four-plexes ($334,000 high), the Melrose Gardens villas ($375,000 to $440,000) and the smallest detached homes: three single-family core sales and two sales at The Shores (one of them a villa) between $375,000 and $449,999 (Southwest Florida MLS, closed sales Oct 13, 2025 to Oct 13, 2026). Melrose Gardens offers 1,757 sq ft and its own pool and clubhouse, but carries the community’s highest flood share, 80.5% of address points in Zone AE.
Thirty-one sales closed at $450,000 or more, 26 in the single-family core and 5 at The Shores (Southwest Florida MLS, closed sales Oct 13, 2025 to Oct 13, 2026). In the core, Unit 1 (“Brentwood”) and Unit 2 carry the largest homes, with median living areas of 3,086 and 2,850 sq ft; the later units run smaller, about 2,000 sq ft (FDOR cadastral centroids, 2026 roll). The Shores offers the youngest detached stock, a gate structure at its entrance and a different master association. If your budget runs past $600,000, fourteen sales cleared that mark, all detached.
Berkshire Lakes closed 108 sales at a $320,000 median in the 12 months to October 13, 2026, and the right village depends on whether you want a garage, a pet-friendly lease policy, the lowest flood share or a detached home. Buyers can call Marc at (239) 287-5873 or start with our buyer process to build a short list before touring. If you own a home and need to sell it first, get your free Berkshire Lakes home valuation and call Jesse direct at (239) 898-6072.
Each Berkshire Lakes village offers a buyer a different combination of product, association, rules, pool and flood exposure, and crossing a village line can change all five. The table below sets the eleven villages side by side; the sections that follow give a buyer’s read on each, with its sales, its rules and the documents to request.
Village | Product | Homes | Built | Association | 12-month sales (MLS) | Share of address points in AE or AH |
|---|---|---|---|---|---|---|
Single-family Units 1 to 7 (incl. Brentwood) | Detached single-family | 669 homesites | 1988 to 2003 | Berkshire Lakes Master Association only | 29; median $590,000 | 16.6% (117 of 706) |
Newcastle | Condominium, 2 BR and 3 BR plans | 278 | 1990 to 1991 | Newcastle Condominium Association, Inc. | 12; median $247,250 | 77.5% (244 of 315) |
New Waterford | Condominium with a garage per unit | 168 | 1992 to 1993 | Waterford Condominium Association of Collier County, Inc. | 15; median $305,000 | 33.6% (71 of 211) |
Partridge Pointe | Condominium, two-story four-unit buildings | 148 | 1997 to 2000 | Partridge Pointe Condominium Association, Inc. | 9; range $250,000 to $349,900 (under 10 sales, no median) | 23.4% (44 of 188) |
Melrose Gardens | Villas | 74 | 1996 to 1998 | Melrose Gardens Neighborhood Association, Inc. | 6; range $375,000 to $440,000 (under 10 sales, no median) | 80.5% (62 of 77) |
Windsor Place at Berkshire Lakes | Four-plex condominiums with garages | 116 | 1994 to 1996 | Windsor Place at Berkshire Lakes Condominium Association, Inc. | 6; range $290,000 to $334,000 (under 10 sales, no median) | 32.7% (48 of 147) |
The Colonies at Berkshire Lakes | Condominium | 78 | 1990 to 1991 | The Colonies at Berkshire Lakes Condominium Association, Inc. | 3; sales at $205,000, $230,000 and $250,000 | 2.3% (2 of 88) |
The Coach Homes of Berkshire Lakes | Coach-home condominium with garages | 96 | 1989 to 1993 | The Coach Homes of Berkshire Lakes Condominium Association, Inc. | 5; range $254,900 to $310,000 (under 10 sales, no median) | 11.6% (13 of 112) |
Berkshire Landings | Condominium, 3 BR with garages | 12 | 1996 to 1997 | Berkshire Landings Condominium Association, Inc. | One sale, at $258,000 | 53.3% (8 of 15) |
The Shores at Berkshire Lakes | Detached single-family | 210 | 2000 to 2003 | The Shores at Berkshire Lakes Master Homeowner’s Association | 7; range $400,000 to $810,000 (under 10 sales, no median) | 0.9% (2 of 216) |
Berkshire Pines | Detached single-family | 119 | 1997 to 2003 | Shores master association lineage | none under this name | 0.8% (1 of 123) |
The Preserve at the Shores | Condominium | 188 | 1999 to 2002 | The Preserve at the Shores at Berkshire Lakes Condominium Association, Inc. | 15; median $299,000 | 0% (0 of 237) |
Sources: homes from the BLMA Sub-Associations page and the Florida DBPR condominium roster, with The Shores and Berkshire Pines counted as improved parcels on the 2026 state roll; years built from the FDOR cadastral centroids, 2026 roll; sales from the Southwest Florida MLS, closed sales Oct 13, 2025 to Oct 13, 2026; flood shares from a point-in-polygon run of county address points against the FEMA National Flood Hazard Layer, October 10, 2026.
The single-family core is 669 homesites in seven platted units, 658 built on the 2026 tax roll, belonging to the master association and no other, so a buyer here deals with one association, one application, one estoppel and one $690 assessment (BLMA, About; BLMA, FAQ and Resources). Homes date from 1988 to 2003, median year 1992. Unit 1, “commonly known as Brentwood” in the Declaration, has the largest homes (median 3,086 sq ft) and a roof rule: cement tile, metal with a tile look or No. 1 wood shake (s.7.3) (Fourth Amended and Restated Declaration). Units 6 and 7 carry the 1991 lot minimums and are all detached homes (Ordinance 91-45).
We tracked 29 sales: a $590,000 median, from $375,000 to $1,100,000 (Southwest Florida MLS, closed sales Oct 13, 2025 to Oct 13, 2026). Flood exposure follows the lakes: 117 of 706 address points (16.6%) are in Zone AE or AH, mostly lakefront rows, so two homes on one street can carry different insurance requirements. Only four privately valued vacant residential lots remain, in Units 1 to 3, so every purchase is a resale.
Newcastle is the largest village: 278 condominiums in 35 two-story buildings of eight, built 1990 and 1991, in plans of 1,300 or 1,450 sq ft, with two pools and clubhouses for its owners in addition to the master campus (BLMA, Sub-Associations; Newcastle Condominium Association). It has the lowest village median, $247,250 on 12 sales from $206,000 to $270,000 (Southwest Florida MLS, closed sales Oct 13, 2025 to Oct 13, 2026).
Three buyer flags. First, the capital story: Newcastle ran a polybutylene re-piping project, with owner letters in 2022 (Newcastle re-pipe project), and its board noticed an April 21, 2026 meeting to consider a $1,200 per unit reserve assessment due October 1, 2026; adoption is not published, and the Newcastle estoppel will show it (Newcastle special assessment notice). Second, flood: 77.5% of unit points are in Zone AE, though the condominium-wide LOMA 12-04-7759X was revalidated on the county’s 2024 Summary of Map Actions. Third, rules: under the 2017 rules, leases run 30 days to one year, owners may keep one pet of 40 lb or less, lessees may keep none, no grills of any kind are allowed and trucks are banned (Newcastle Rules, Rev. 2017; current rules govern).
New Waterford is the condominium built around the garage: 168 units in 21 two-story buildings, each with a one-car garage, 1,212 to 1,362 sq ft, built 1992 to 1993, every lanai facing the lake, with its own pool (New Waterford at Berkshire Lakes). It tied for the most-traded condominium village: 15 sales at a $305,000 median, from $215,000 to $330,000 (Southwest Florida MLS, closed sales Oct 13, 2025 to Oct 13, 2026).
Its rules approved April 27, 2026 matter to an investor: no leasing in the first full year of ownership; leases of 30 days to 6 months, no more than three a year; one pet under 40 lb; lessees may not keep pets; electric grills only; Hotwire cable and internet (New Waterford Rules and Regulations 2026). An owner may seek board approval to upgrade garage electrical capacity for an EV. Of 211 unit points, 33.6% are in Zone AE, and all three sampled addresses are Zone X shaded.
Partridge Pointe is the newest condominium stock in the master association: 148 units in 37 two-story buildings of four, built 1997 to 2000, 1,191 to 1,401 sq ft, with what the master association calls “the largest swimming pool in Berkshire Lakes” and a large clubhouse (BLMA, Sub-Associations). We tracked 9 sales, too few for a 12-month median, from $250,000 to $349,900 (Southwest Florida MLS, closed sales Oct 13, 2025 to Oct 13, 2026).
For a buyer, its flood paperwork is the cleanest among the master-association condos: FEMA’s LOMA 24-04-3031A (April 16, 2024) covers buildings 1 to 37 and the clubhouse on the current map (FEMA NFHL, LOMAs). Its lease and pet rules and 2026 fee are not published; the recorded declaration, current rules, budget and estoppel govern, so ask for them before you write an offer that depends on renting or on a large dog.
Melrose Gardens is the villa village: 74 homes on 15 acres, 18 on the lake, every villa 1,757 sq ft on the 2026 state roll, built 1996 to 1998, with its own pool and clubhouse (BLMA, Sub-Associations). It had the highest range of the condo villages, 6 sales from $375,000 to $440,000, too few for a median (Southwest Florida MLS, closed sales Oct 13, 2025 to Oct 13, 2026). Melrose Gardens Neighborhood Association, Inc. manages it (Sunbiz, N95000003710); it is not on the state’s condominium roll, and the recorded Melrose Gardens declaration governs the form of ownership.
The buyer’s caution is flood: 80.5% of address points are in Zone AE, the highest share in Berkshire Lakes, and the nearest BFE line is 10.5 ft NAVD88. The 2024 Summary of Map Actions superseded an older LOMA on one Melrose Place lot, so check any letter a seller offers against the 2024 list. Its lease and pet rules and 2026 fee are not published.
Windsor Place is 116 condominiums in 29 four-plex buildings “built of cinder block and steel,” two up and two down, each with a private attached garage, built 1994 to 1996, 1,191 to 1,421 sq ft (Windsor Place at Berkshire Lakes). Its association handles lawn care, irrigation, building maintenance, roofs, and internet and cable TV. We tracked 6 sales, too few for a 12-month median, from $290,000 to $334,000 (Southwest Florida MLS, closed sales Oct 13, 2025 to Oct 13, 2026).
Two buyer notes. Its leasing rule is the tightest in Berkshire Lakes: no more than two leases a calendar year, each exactly 90 days, and one small pet, owners only (Windsor Place Rules and Regulations, June 2017; current rules govern). And FEMA’s LOMA 24-04-4718A (July 11, 2024) covers buildings 1 to 29 and the pool house on the current map.
The Colonies is a 78-unit condominium in eight buildings on the community’s largest lake, built 1990 and 1991, 1,093 to 1,312 sq ft, with two pools and a hot tub. Its quarterly fee covers operations, basic cable, trash and recycling, and water and sewer; the amount is not published (The Colonies FAQ). We tracked 3 sales, at $205,000, $230,000 and $250,000, too few for a median or a trend (Southwest Florida MLS, closed sales Oct 13, 2025 to Oct 13, 2026).
Flood exposure is low, 2.3% of unit points in Zone AE. The rules are firm: leases of 30 days to 6 months; owners’ dogs up to 60 lb; renters and guests may not have pets; trucks including pickups, motorcycles, boats and RVs banned. A buyer who drives a pickup every day should look elsewhere.
The Coach Homes is a 96-unit condominium of Mediterranean-styled coach homes with attached garages, 12 buildings of eight, built 1989 to 1993, 1,240 to 1,648 sq ft, with a pool and spa, cabana, sundeck and kitchen (BLMA, Sub-Associations). We tracked 5 sales, too few for a 12-month median, from $254,900 to $310,000 (Southwest Florida MLS, closed sales Oct 13, 2025 to Oct 13, 2026). Of 112 address points, 11.6% are in Zone AE, and both Coach Homes LOMAs were revalidated on the 2024 Summary of Map Actions. Its lease and pet rules and 2026 fee are not published, and at a 5.2% turnover rate, listings come up a few times a year.
Berkshire Landings is the smallest village: 12 three-bedroom, two-bath condominiums in two buildings of six, each with an attached garage, plus a private pool, built 1996 and 1997, 1,475 to 1,700 sq ft (Berkshire Landings governing documents). The recorded declaration needs no Board approval to lease, allows at most three leases a year with a one-month minimum, allows domestic pets that are not a nuisance and caps regular occupants at six. We tracked one sale, at $258,000, too thin to read as a market rate (Southwest Florida MLS, closed sales Oct 13, 2025 to Oct 13, 2026). Of 15 address points, 53.3% are in Zone AE; LOMA 13-04-1444A was revalidated in 2024.
The Shores and Berkshire Pines are the detached neighborhoods east of Santa Barbara Boulevard. The Shores has 210 homes in three platted phases, built 2000 to 2003, median 2,106 sq ft, the youngest single-family stock in Berkshire Lakes; Berkshire Pines has 119 homes built 1997 to 2003, median 2,008 sq ft (FDOR cadastral centroids, 2026 roll). We tracked 7 sales at The Shores, from $400,000 to $810,000, too few for a 12-month median (the 24-month median is $480,000 on 28 sales); no sale in the window carried the Berkshire Pines name (Southwest Florida MLS, closed sales Oct 13, 2025 to Oct 13, 2026).
A buyer here answers to The Shores at Berkshire Lakes Master Homeowner’s Association, not to the master association, and does not pay the $690 fee. Shores dues, declaration and rules are not published; the recorded Shores declaration and the Shores estoppel govern, including on amenities. County address records show gate structures at 3350 Berkshire Pines Road and 7455 Radio Road, staffing not published (Collier GIS, Site Address Points). Flood is the strong suit on today’s map, under 1% of points in Zone AE or AH, with one exception covered in the flood section: two Berkshire Pines Drive addresses on the pending map.
The Preserve at the Shores is the condominium of The Shores group: 188 units in 47 buildings of four on Meadow Lakes Drive and Woodbrook Circle, built 1999 to 2002, in plans of 1,311 or 1,406 sq ft (Florida DBPR condominium roster). It tied New Waterford as the most-traded condominium village: 15 sales at a $299,000 median, from $267,500 to $370,000, an 8.0% turnover (Southwest Florida MLS, closed sales Oct 13, 2025 to Oct 13, 2026).
None of its 237 address points is in Zone AE or AH, and FEMA’s preliminary map does not revise its panel (FEMA NFHL). It is not a master-association member and does not pay the $690; its condominium fee and lease and pet rules are not published, and whether its owners also belong to the Shores master is set by the recorded Shores declaration. Its students zone to Golden Gate High rather than Lely High.
The right Berkshire Lakes village depends less on price than on how you plan to use the home: renting, pets, a pickup, a garage, flood exposure, a gate and the number of associations all narrow the eleven villages to a short list before you see a single listing. The answers below come from each association’s own dated documents.
Start with the master Declaration: “All rentals shall be limited to a minimum of one month and not to exceed three (3) rentals per year,” and the February 2026 Rules add a 30-day minimum (February-only leases allowed), a 12-month alternative and a “ZERO tolerance policy on short term rentals” (Declaration, s.8.10; BLMA Rules, February 2026). Then layer the village: New Waterford bars leasing in the first full year of ownership, Windsor Place’s 2017 rules allow only two 90-day leases a year, and Newcastle allows leases up to a year. Berkshire Landings’ recorded declaration needs no Board approval to lease. No village allows a nightly or weekly vacation rental.
The master rules allow cats, dogs and common household pets, leashed outside your property, with no weight or number cap, so a single-family home in Units 1 to 7 is the easiest fit for a large dog or several pets. The condo villages are tighter: New Waterford one pet under 40 lb; Newcastle one small pet of 40 lb or less; The Colonies owners’ dogs up to 60 lb; Windsor Place one small pet (BLMA Rules, February 2026; New Waterford Rules 2026; The Colonies FAQ). For Partridge Pointe, The Coach Homes, Melrose Gardens, The Shores and The Preserve at the Shores, ask for the current recorded rules.
Four attached villages describe a garage with each unit: New Waterford (one-car), Windsor Place (private attached), The Coach Homes (attached) and Berkshire Landings (attached) (BLMA Sub-Associations page; New Waterford; Windsor Place). Every detached home in the single-family core and The Shores group is a separate purchase with its own driveway and garage. For other condo villages, confirm parking in the condominium documents.
Master rules allow only passenger cars, SUVs, law-enforcement vehicles and windowed passenger vans on driveways, commercial or lettered vehicles must be garaged, there is no street parking from midnight to 7 AM, and no motor homes, campers, boats or trailers may stay on a driveway overnight; members added trailers on February 18, 2026 (BLMA annual meeting minutes, Feb 18, 2026). Newcastle bans trucks under a 1996 resolution and The Colonies bans pickups, motorcycles, boats and RVs. Plan on off-site storage for a boat; the master documents show no storage area.
On FEMA’s effective map, The Preserve at the Shores (0% of address points in Zone AE or AH), Berkshire Pines (0.8%), The Shores (0.9%) and The Colonies (2.3%) carry the lowest shares, and Partridge Pointe and Windsor Place hold 2024 whole-building LOMAs (FEMA NFHL; FEMA LOMAs). Melrose Gardens (80.5%) and Newcastle (77.5%) carry the highest. Lakefront single-family lots in Units 1 to 7 are often AE while their neighbors across the street are Zone X.
The master-association neighborhoods are not gated; their streets are public county rights of way, and security is 16 cameras and one license plate reader, with more planned (BLMA Reserve Study, Dec 22, 2025). County address records show gate structures at The Shores and Berkshire Pines. If you want one association, one approval and one estoppel, buy a detached home in Units 1 to 7; every condo, villa and coach home on the master side brings a second association.
Board approval in Berkshire Lakes is a condition of every master-association sale: the recorded Declaration bars any sale without prior written Board approval, evidenced by a recordable Certificate of Approval, and gives the Board 20 days after complete information to act. Condo, villa and coach-home buyers add a second approval and a second estoppel from their sub-association.
Under Article X of the Declaration, the Board has 20 days after it receives complete information, and no more than 60 days after notice of the sale, to act; if it does not act in time, the transfer is deemed approved. A denial is allowed only for listed good cause, by a majority of the whole Board, after a written opinion of counsel, and first mortgagees taking title by foreclosure are exempt (s.10.2 to s.10.4) (Fourth Amended and Restated Declaration). “Complete” is the operative word: the clock does not start until the packet is whole, so we get the application into your hands the day the contract is signed and match the contract’s approval contingency to the window.
Single-family owners in Units 1 to 7 belong to the master association only. Condo, coach-home and villa owners belong to the master association and their sub-association, so a resale there needs two approval packets and two estoppel certificates, and the two approvals run on separate calendars (BLMA, Sales and Leasing; BLMA, FAQ and Resources). The estoppel is the document that tells you, in writing, the current assessment, any unpaid balance and any special assessment; it is the reliable number for a village whose fee is not published.
East of Santa Barbara Boulevard, the master association’s application and estoppel do not apply. A buyer in The Shores or Berkshire Pines deals with The Shores at Berkshire Lakes Master Homeowner’s Association, and a buyer at The Preserve at the Shores deals with its condominium association as well. Neither publishes dues, rules or its declaration’s book and page online, so the recorded declaration, searchable at the Collier Clerk Official Records, and each association’s estoppel govern (Sunbiz, N99000001713). We request those documents early so their timelines are in the contract.
The master association’s one-time charges, as published in October 2026:
Charge | Amount | Who pays | Source |
|---|---|---|---|
Purchase application (master association) | $160 at the online checkout; $145 in the printed packets; the current packet governs | Buyer | |
Estoppel certificate (master association) | Ordered from the association’s counsel; fee not published; statutory caps apply | Ordered by the seller or closing agent; the contract allocates the cost | |
Sub-association estoppel and approval (attached homes) | Set by each association; not published | Seller or closing agent; applicant | Each association’s documents |
Capital contribution | None in the 2026 purchase documents; the estoppel is final | n/a | |
Amenity fobs | $20 each, two per household | Owner | |
Owner’s title policy | Promulgated rate, varies with price | Customarily the buyer in Collier County; the contract controls | Local custom |
The Declaration itself caps the transfer processing fee at “the maximum amount allowed by law or one hundred dollars ($100) per applicant, whichever is greater,” plus background and credit review (s.10.6) (Fourth Amended and Restated Declaration). The absence of a master capital contribution is a real saving against Naples communities that charge one at every resale.
Owning in Berkshire Lakes starts with a $690 master assessment for 2026, paid once a year by the 1,639 master-association units only. Condo, villa and coach-home owners add a sub-association fee that is not published, The Shores group pays its own master instead, and there is no CDD and no club dues on either side of Santa Barbara Boulevard.
The table lists every layer a Berkshire Lakes owner can be billed, who pays it and the document that sets it. No sub-association has published a 2026 dollar figure, so this page prints none; an estoppel certificate is the reliable number for a specific condo or villa.
Layer | Amount | Period | Who pays | Source |
|---|---|---|---|---|
Berkshire Lakes Master Association assessment | $690.00 per unit (2025: $640.00) | Annual, due January 1 | All 1,639 master-association units | |
Sub-association assessment | Not published for 2026 | Quarterly where stated | Condo, coach-home and villa owners in the eight sub-associations | Each association’s adopted budget and estoppel |
Newcastle proposed special assessment | $1,200 per unit (noticed; adoption not published) | One time, due October 1, 2026 | Newcastle owners | |
Shores master assessment | Not published | Not published | The Shores and Berkshire Pines owners (and Preserve owners if members) | The Shores declaration and estoppel |
Preserve at the Shores condominium assessment | Not published | Not published | The 188 Preserve owners | The condominium’s budget and estoppel |
CDD operations and debt | $0, no CDD | n/a | Every home, both blocs | |
Club dues, initiation fee, food minimum | None | n/a | Every home, both blocs | |
Property tax | Varies by tax-authority code (0052, 0202 and 0254 in the master area; 0314 in The Shores group) | Annual, bill issued November 1 | Every owner | Florida Statewide Cadastral, DOR 2026 roll; Collier County Tax Collector |
The 2026 master assessment rose 7.81% from $640.00 in 2025, and it funds a $1,156,417.04 budget (BLMA 2026 Budget). By our arithmetic from the budget’s two fee lines, about $486.17 of each $690 funds operations ($796,827.73 divided by 1,639 units) and about $203.83 funds reserves ($334,084.00 divided by 1,639), under the pooled reserve method (BLMA 2026 Reserve Cash Flow Funding). The rest of the budget is funded by other income, including about $94,513 of “Plaza Lake Maintenance” revenue from the Berkshire Commons commercial owners in FY2025 (BLMA FY2025 audit). The fee pays for the clubhouse, pool, courts, fishing pier, lake path, lakes and fountains, perimeter walls and landscaping, management, insurance and reserves. It is flat: a Brentwood house and a Colonies condo pay the same $690.
The master fee does not cover building insurance, roofs or exterior maintenance for condos and villas, which belong to the sub-association budgets; it does not include a community-wide cable or internet contract, though The Colonies and Windsor Place bundle service into their own fees; it does not include water, sewer or trash, which are Collier County services except where The Colonies’ fee includes them; and it does not pay for street paving, because the streets are county rights of way (BLMA, FAQ and Resources; The Colonies FAQ; BLMA Reserve Study).
The master association publishes its finances. The FY2025 audit carries an unmodified opinion, total revenue of $1,251,847 and a reserve fund balance of $210,783 at December 31, 2025; FY2024 ended with a deficit of $405,566 after $487,435 of reserve expenses (BLMA FY2025 audit). By September 30, 2026 reserve cash stood at $299,626.32 (BLMA Financial Report, September 2026). The Bylaws cap special assessments in any year at 15% of the total annual budget unless a majority of voting interests present consent (BLMA Bylaws). A buyer judging future capital needs should read the reserve study with the cash-flow schedule rather than rely on any summary.
These examples use only published figures; where a number is not published, the example names the document that will supply it.
No Community Development District covers Berkshire Lakes, so tax bills carry no CDD line. Collier County’s CDD layer maps 33 districts countywide and returns zero features intersecting the Berkshire Lakes planned development, and the master budget carries no CDD pass-through (Collier GIS, Community Development Districts). That is one of the clearer cost differences between Berkshire Lakes and many newer Naples communities, which carry CDD operations and bond assessments on the tax bill.
In the first week of a Berkshire Lakes contract, ask for the documents that fix your real cost and your closing date: the estoppel or estoppels, each association’s budget and insurance schedule, the declaration and current rules, the approval packet, the flood paperwork, a wind-mitigation report and a flood quote. Each one answers a question the listing cannot.
The master estoppel, and for a condo, villa or coach home the sub-association’s, states the current assessment, any unpaid balance and any special assessment. Because no sub-association publishes its 2026 fee, the estoppel and the adopted budget are the only reliable figures. At Newcastle, the estoppel will also show whether the $1,200 reserve assessment noticed for April 21, 2026 was adopted (Newcastle special assessment notice).
Ask for the master purchase application and, for an attached home, the sub-association’s, the day the contract is signed. The master Board’s 20 days run only from complete information (Fourth Amended and Restated Declaration), so a missing page costs you days.
Read the master Declaration’s s.8.10 and Article XI, the February 2026 Rules, and the village’s current rules. Where the master rule and the village rule differ, the stricter one governs the home you buy (BLMA Rules, February 2026).
Ask the seller for any elevation certificate or Letter of Map Amendment, and check a pre-2024 letter against the county’s 2024 revalidation list (Collier 2024 SOMA). Certificates on file are on Collier’s elevation certificate layer.
Homes here date from 1988 to 2003, so roof age and opening protection drive the insurance quote. A current wind-mitigation report documents the credits insurers must offer under s. 627.0629, Florida Statutes.
Get a flood quote for the specific building during the inspection period, even in Zone X: FEMA’s Risk Rating 2.0 prices each building’s own risk, and Citizens wind policyholders face their own flood requirement (FEMA, Risk Rating 2.0; Citizens flood requirements).
In a condominium the association insures the building. Ask for the master policy schedule, the reserve schedule and recent board minutes, and read the litigation disclosure in the estoppel and disclosure summary.
Request | Who supplies it | What it settles |
|---|---|---|
Master estoppel certificate | Master association counsel, through the closing agent | Assessment status, balance, special assessments |
Sub-association estoppel (attached homes) | The village association | Village fee, balance, special assessments |
Adopted budgets and reserve schedules | Each association | Real carrying cost and capital needs |
Purchase application packets | Master and village associations | The approval calendar |
Declaration, rules and amendments | Associations; recorded copies at the Collier Clerk | Lease, pet, vehicle and ARB limits |
Elevation certificate or LOMA | Seller, county layer or FEMA | Flood zone of the building |
Wind-mitigation report and roof permit date | Seller or your inspector | Insurance credits and insurability |
Flood and homeowners quotes | Your insurance agent | The insurance line in your budget |
Condo master policy schedule and minutes | Condominium association | Building coverage and pending issues |
Buyer closing costs in Collier County start with a local custom every Berkshire Lakes buyer should know: the buyer customarily pays the owner’s title policy and chooses the closing agent, and the purchase contract controls. Florida sets the title premium by rule, the seller customarily pays the deed’s documentary stamp tax, and a financed buyer pays the taxes on the new mortgage.
Florida promulgates the owner’s title premium, so every title company charges the same rate for the same coverage: $5.75 per $1,000 of coverage up to $100,000 and $5.00 per $1,000 from $100,000 to $1,000,000, under Florida Administrative Code Rule 69O-186.003. At the Berkshire Lakes median of $320,000, that schedule works out to about $1,675 for the owner’s policy by our arithmetic. In Collier County the buyer customarily pays it; in Lee County the seller does. Customs are not law, so the contract controls.
Line item | Customarily paid by in Collier County |
|---|---|
Deed documentary stamp tax, $0.70 per $100 | Seller |
Owner’s title insurance policy | Buyer |
Lender’s title policy, if you finance | Buyer |
Association estoppel certificates | Seller or as the contract allocates |
Master purchase application ($160 at checkout) | Buyer |
Recording fee for the deed | Buyer |
Documentary stamps and intangible tax on a new mortgage | Buyer |
Property tax proration | Seller credits buyer for the seller’s days |
Master assessment proration | Prorated between buyer and seller |
Sources: the Florida Department of Revenue’s documentary stamp tax page, the BLMA Sales and Leasing page and the Collier County Tax Collector.
If you finance, the mortgage carries documentary stamp tax of $0.35 per $100 on the note and a nonrecurring intangible tax of $0.002 (2 mills) per $1 of the mortgage, per the Florida Department of Revenue’s documentary stamp and nonrecurring intangible tax pages. By our arithmetic, on a $256,000 loan (80% of the $320,000 median) that is about $896 in note stamps and $512 in intangible tax. A cash buyer pays neither.
Collier property taxes are paid in arrears, so the seller credits the buyer at closing for the seller’s share of the year; the master association’s $690 is paid in advance each January, so a mid-year closing usually prorates it the other way (Collier County Tax Collector; BLMA, Sales and Leasing). The master association’s published 2026 purchase documents show no capital contribution; a village association could set its own transfer charge, and its estoppel will show it. Ask the title company for a written estimate as soon as you are under contract.
Buyer representation in Berkshire Lakes works under the National Association of REALTORS settlement practice changes that took effect August 17, 2024: a written agreement with your buyer’s agent before touring a home, with the agent’s compensation stated, conspicuous and negotiable, and no offers of buyer-broker compensation on the MLS.
Before we tour a Berkshire Lakes home with you, we sign a written buyer representation agreement that states our compensation as a specific amount or rate and states that broker compensation is fully negotiable and not set by law, as NAR requires. Ask any agent to show you theirs before the first showing.
A seller may still offer to pay or contribute toward your agent’s compensation, but that offer must be made off the MLS, and sellers can still offer buyer concessions such as help with closing costs. NAR’s guidance for buyers and sellers and its settlement FAQs describe the rules; the summary of 2024 MLS changes lists the MLS side.
Berkshire Lakes sales ran from $205,000 to $1,100,000 in the 12 months to October 2026 (Southwest Florida MLS, closed sales Oct 13, 2025 to Oct 13, 2026), so the compensation conversation looks different for a $245,000 Newcastle condo than for a $600,000 Brentwood home. We settle it in writing up front, tell you what the listing side is offering, and build the cost into the offer strategy rather than leaving it for closing day.
Financing a Berkshire Lakes purchase involves the same steps as any Florida mortgage, plus two that matter here: a lender reviews a condominium’s association as well as you, and a home in Zone AE or AH needs flood insurance for a federally backed loan. Get pre-approved before you tour, and give your lender the village name early.
A lender’s condominium review looks at the building and its association. Ask your lender, before you write an offer, what its condominium project requirements are and which documents it will want. Then give us the village name and we pull the budget, the insurance schedule and any special assessment notice so the lender’s questions are answered early. Melrose Gardens is not on the state’s condominium roll, and its recorded declaration governs the form of ownership, so tell your lender which product you are buying.
A federally backed mortgage on a building in Zone AE or AH requires flood insurance, per Collier County’s 2026 flood protection newsletter. In Berkshire Lakes that rule reaches some homes in every master-association village and almost none in The Shores group, so a financed buyer should get the lender’s flood determination for the specific building before the inspection period ends.
A cash buyer saves the mortgage taxes, the lender’s title policy and the condominium project review, but still needs the same documents, because reserves, assessments and insurance cost the same whether or not you finance. With condo sales starting at $205,000 in the window (Southwest Florida MLS, closed sales Oct 13, 2025 to Oct 13, 2026), cash purchases are common in the attached villages; ask us for the village’s recent sales before you decide what to offer.
Mortgage rates move weekly. Freddie Mac’s Primary Mortgage Market Survey publishes the current national average, and your lender’s quote is the number that matters. We do not print a rate on this page because it would be stale before you read it.
Berkshire Lakes is a flood-zone patchwork. On FEMA’s effective map (panels 12021C0411J to 0414J, effective February 8, 2024), 612 of 2,435 county address points, or 25.1%, fall in high-risk Zone AE or AH; the share runs from 0% at The Preserve at the Shores to 80.5% at Melrose Gardens, so the village decides the flood answer.
The village table near the top of this page carries each village’s share of county address points in Zone AE or AH. Ranked from highest to lowest: Melrose Gardens 80.5%, Newcastle 77.5%, Berkshire Landings 53.3%, New Waterford 33.6%, Windsor Place 32.7%, Partridge Pointe 23.4%, the single-family Units 1 to 7 16.6%, The Coach Homes 11.6%, The Colonies 2.3%, The Shores 0.9%, Berkshire Pines 0.8% and The Preserve at the Shores 0% (FEMA NFHL flood hazard zones and Collier County site address points, point-in-polygon, October 10, 2026; panels and effective date from FEMA’s FIRM panel layer). Condo points are unit points, and an address-point result is a screen, not a flood determination; a lender’s determination uses the building footprint.
Two condominiums hold whole-property letters on the current map. Partridge Pointe’s LOMA 24-04-3031A (April 16, 2024) covers buildings 1 to 37 and its clubhouse, and Windsor Place’s 24-04-4718A (July 11, 2024) covers buildings 1 to 29 and its pool house (FEMA NFHL, LOMAs). A buyer there should read the LOMA, not the land share, and give a copy to the insurance agent and lender.
FEMA lists 62 LOMAs for Berkshire Lakes plats, condominiums and Berkshire Commons parcels, 15 issued on the 2024 map. Collier’s 2024 Summary of Map Actions revalidated most older letters, including Newcastle’s 12-04-7759X, both Coach Homes letters and Berkshire Landings’ 13-04-1444A, under FEMA’s revalidation letter 18-04-0009V (May 10, 2024), and superseded seven, including lots on Appleby Drive, Lambton Lane and 216 Melrose Place. A pre-2024 letter protects a home only if it appears on the revalidation list.
FEMA issued preliminary flood maps for Collier County on March 20, 2025 under project 16-04-1501S and published the proposed determinations in the Federal Register on December 18, 2025; they are not yet effective, and the county announced a 90-day appeal and comment period beginning August 19, 2026 (Collier County Floodplain Management). For most of Berkshire Lakes the preliminary map changes nothing, but 7404 and 7444 Berkshire Pines Drive move from Zone X unshaded to AE on panel 12021C0414K (FEMA preliminary NFHL). A buyer on that end of Berkshire Pines Drive should assume the home may enter the high-risk area and check it on FEMA’s Changes Since Last FIRM viewer.
FEMA’s nearby BFE lines read 10.0 ft NAVD88 north and west of the condo cluster, 10.5 ft along Radio Road and 11.0 ft east of Santa Barbara Boulevard (FEMA NFHL, Base Flood Elevations). West-side NFIP policies show a median lowest floor 1.2 ft above BFE (n=161); east of Santa Barbara the median margin is 0.3 ft, with 11% of 19 policies below it (OpenFEMA NFIP policies). In AE and AH, Collier requires a new or substantially improved home to have its lowest floor at BFE plus 1 ft, and the 50% substantial-improvement rule applies (Building Within the Floodplain); price that in before you plan a large remodel.
Insurance for a Berkshire Lakes buyer has two parts: flood, which is modest on the federal record at median NFIP costs of about $1,151 to $1,266 a year for houses, and wind and homeowners coverage, which turns on roof age and wind mitigation and is quoted address by address. Condominium buyers add the association’s master policy to the picture.
Policy type | Zone | Median annual cost | n |
|---|---|---|---|
West side, single-family and other non-condo | AE | $1,266 | 241 |
West side, single-family and other non-condo | AH | $1,162 | 62 |
West side, single-family and other non-condo | X | $1,151 | 85 |
West side, condo unit-owner policies | all zones | $697 | 71 |
West side, condominium association master policies | all zones | $4,289 | 53 |
East side (Shores group area), non-condo | X | $1,155 | 60 |
East side (Shores group area), condo unit-owner policies | all zones | $874 | 66 |
Source: OpenFEMA NFIP Redacted Policies v3, policies effective June 2025 onward, queried October 2026. “West side” is Census tract 105.14 (the master-association area plus neighbors to the north); “east side” is block group 105.11.1 (The Shores group plus land to the east).
AE and X cost about the same because FEMA’s Risk Rating 2.0 prices each building’s own risk; most rates rise no more than 18% a year toward the full-risk price, and the median full-risk premium for west-side non-condo policies is about $3,000, so many policies are still climbing (FEMA, Risk Rating 2.0). Get a fresh quote rather than assuming the seller’s premium. Unincorporated Collier is a Community Rating System Class 5 community, worth a 25% discount on eligible NFIP policies (FEMA Community Rating System).
Citizens cannot write flood itself (s. 627.715, Florida Statutes), but its wind policyholders outside the Special Flood Hazard Area must carry flood at Coverage A of $400,000 or more from January 1, 2026, and all of them from January 1, 2027 (Citizens flood requirements). In a Zone X Berkshire Lakes home, that rule is often the trigger for a flood policy.
Under s. 627.7011, Florida Statutes, an insurer may not refuse to issue or renew a homeowner’s policy solely because the roof is less than 15 years old; an older roof invites inspection and tougher terms. Wind-mitigation credits for roof-to-wall connections and opening protection come under s. 627.0629, and My Safe Florida Home offers free inspections and grants up to $10,000 for eligible owners. A replacement roof needs ARB approval, and in Brentwood the Declaration limits the materials. Give your insurance agent the roof permit date, the wind-mitigation report, any four-point inspection and the elevation certificate or LOMA.
In a condominium, the association insures the building and the owner the interior. On the west side, 53 association NFIP master policies have a median of $4,289 a year, every one on a two-floor building; unit-owner flood policies run a median $697 west and $874 east (OpenFEMA NFIP policies). Florida’s structural integrity reserve study (s. 718.112(2)(g)) and milestone inspection (s. 553.899) rules apply to buildings three or more stories; no Berkshire Lakes building appears in Collier County’s milestone-inspection registry, and New Waterford, Partridge Pointe and Windsor Place describe two-story buildings. For the others, the building height in the recorded declaration decides.
Every sampled Berkshire Lakes address is in Collier Hurricane Evacuation Zone D and outside the county’s Coastal High Hazard Area (Collier GIS, Hurricane Evacuation Zones). Elevation certificates and NFIP records put sampled finished floors and grades at about 10.6 to 11.6 ft NAVD88, about 3.5 ft above Hurricane Ian’s 7.1 ft peak still-water level at the Gordon River Bridge in Naples Bay (NHC Ian report). OpenFEMA shows 5 flood claims ever in the community’s Census geography, all from Irma, $4,597 paid in total, and none from Ian or Milton (OpenFEMA NFIP claims). A light claims record is not a promise; ask the seller, and for a condo the association, for the property’s storm history.
The Berkshire Lakes rules come in two layers for a buyer on the master side: the recorded Fourth Amended and Restated Declaration and the board’s February 2026 Rules for every home, and the village association’s documents on top for condos, villas and coach homes. Where the two differ, the stricter rule governs. The Shores group follows its own separate declaration.
The recorded Declaration limits rentals to a minimum of one month and no more than three a year, whole unit only, written lease, natural-person lessee, with notice at least 10 days before occupancy and a Board decision within 10 days (Declaration, s.8.10 and Article XI). The February 2026 Rules and rental application add a 30 consecutive day minimum with a February-only exception, at most three lease periods a calendar year or one 12-month lease, renewals counted as lease periods, a Notice of Rental Occupancy 20 days before the lease starts, a background check for every adult, and a “ZERO tolerance policy on short term rentals” (BLMA Rules, February 2026; BLMA rental application). The lease application costs $150 at checkout; fobs are sold to owners only, so an investor hands an owner fob to the tenant.
Village | Lease minimum and maximum | Leases per year | Pets for owners | Pets for tenants | Source and date |
|---|---|---|---|---|---|
Master association (Units 1 to 7) | 30 consecutive days minimum except February, or one 12-month lease | 3 lease periods | Household pets, no master weight or number cap | Bound by master Rules | |
New Waterford | 30 days to 6 months; none in the first full year of ownership | No more than 3 | One pet under 40 lb | Not allowed | |
Newcastle | 30 days to 1 year | No more than 4 | One pet of 40 lb or less | Not allowed | |
The Colonies | 30 days to 6 months | Not stated | Dogs up to 60 lb | Not allowed | |
Windsor Place | Exactly 90 days | No more than 2 | One small pet | Owners only | |
Berkshire Landings | One month minimum; no sublease; no Board approval needed | At most 3 | Domestic pets, not a nuisance | Not separately stated | |
Partridge Pointe, Coach Homes, Melrose Gardens | Not published; recorded declaration and current rules govern | Not published | Not published | Not published | Each association |
The Shores, Berkshire Pines, Preserve at the Shores | Not published; recorded declaration and current rules govern | Not published | Not published | Not published | Each association |
Rules dated 2017 are the latest published; current rules govern. An investor buying a condo to rent should expect a pet-free tenant pool at New Waterford, Newcastle and The Colonies.
The Declaration allows no more than two unrelated individuals to use a unit as a residence, with related occupants following Collier County Ordinance 2010-02, and units are residential only (Declaration, s.8.10 and s.11.2). No age restriction appears in the master Declaration or Rules. Vehicles must be registered with the association, and the driveway and overnight rules above apply. Signs: one For Sale sign per home, no larger than 2 sq ft, in the front yard; New Waterford bars For Sale and For Rent signs on condo property (BLMA Rules, February 2026).
Every exterior change in the master-association neighborhoods needs Architectural Review Board approval under Article VII, and the board rewrote the standards on July 31, 2026 (BLMA ARB Standards, August 2026; BLMA board minutes, July 31, 2026). Requests are due the Monday before the 2nd or 4th Wednesday meeting; the county permit comes after ARB approval; and ARB silence is not approval. The standards that matter to a buyer planning work: fences 4 ft maximum, no wood or chain-link, none in front yards; repaint every 5 to 7 years in approved colors; concrete or paver driveways; no carports, window or through-wall AC units or wood-burning devices; and shutters, impact glass, polycarbonate panels and fixed generators allowed with approval.
The association’s September 28, 2026 newsletter reports a compliance campaign on unpainted homes and neglected yards, and it announces fines and loss of privileges for anyone who lets people without a fob into the courts or pool (BLMA newsletter, Sept 28, 2026). For a buyer, that means two things: an open violation on the home you are buying will surface at approval and on the estoppel, so ask about it early; and the neighborhood is being held to its standards.
A Berkshire Lakes address on the master side comes with one clubhouse campus at 495 Belville Boulevard, covered by the $690 fee: a lakefront banquet room, one pool, two tennis courts striped for pickleball, a fishing pier and a lake path. Many villages add their own pools. There is no golf course, marina or beach club, and no club dues.
The clubhouse holds the association office, a lending library and an approximately 2,700 sq ft waterfront banquet room with lake views and pier access, open to residents Monday to Friday 8 AM to 7 PM with a fob (BLMA, About). The pool is fenced with fob-controlled gates, open 8 AM to dusk, no lifeguard; the courts carry a weekly tennis and pickleball schedule; and the 600 sq ft composite fishing pier is catch and release only (BLMA Rules, February 2026). The 2025 refresh replaced the clubhouse roofs for about $52,000, replastered the pool for about $27,500 and recoated the courts for about $25,000 (BLMA Reserve Study, Dec 22, 2025). There is no fitness room, spa or dining room. Homeowners may rent the banquet room for $1,000, including a $500 deposit, for up to 90 guests (clubhouse rental contract, rev. 10-25).
Newcastle has two pools and clubhouses, The Colonies two pools and a hot tub, Partridge Pointe “the largest swimming pool in Berkshire Lakes” and a clubhouse, Melrose Gardens a pool and clubhouse, The Coach Homes a pool and spa with a cabana and kitchen, and New Waterford and Berkshire Landings their own pools; Windsor Place has no association pool named (BLMA Sub-Associations page). The master campus is for master-association members; The Shores group’s amenities are governed by its own documents, and the master rules limit master facilities to master members. A Shores-group buyer who wants the master clubhouse should not assume access.
The master association counts “seven lakes,” five named in its April 2025 water-quality sampling: Henley, Horseshoe, Berkshire, Lambton and Belville (BLMA, About; Sanders Laboratories lakes report, April 2025). They are stormwater retention ponds: no swimming, no boats, no docks or moorings, and owners may not draw lake water for irrigation. The September 2026 newsletter reports a 2025 algae treatment on Henley Lake whose clarity did not last, and replanting under way (BLMA newsletter, Sept 28, 2026). A lakefront buyer should look at the specific lake.
Berkshire Lakes has no golf course; the course inside the original planned development belongs to Countryside, and the master association’s liability policy carries no golf class (BLMA general liability renewal). Nearby public golf includes The Gate Golf Club, a nine-hole course targeted to open in December 2026 about 11 minutes away, and Hibiscus Golf Club about 12 minutes away. The Naples Pier is about 16 minutes by road, off-peak, and the nearest public boat ramp is at Golden Gate Community Park, about 6 minutes away (Collier County parks layer; OSRM routing service, October 2026). If golf at the front door is the priority, our Forest Glen guide covers an East Naples golf community.
A Berkshire Lakes address comes with A-rated Calusa Park Elementary and East Naples Middle for every home, a high school that splits by bloc (Lely High on the master side, Golden Gate High for The Shores group, both B), two emergency departments within about 10 to 16 minutes, and Fifth Avenue South about 13 minutes away, off-peak.
Village group | Elementary | Middle | High |
|---|---|---|---|
Master-association villages (Units 1 to 7, Newcastle, New Waterford, Partridge Pointe, Melrose Gardens, Windsor Place, The Colonies, Coach Homes, Berkshire Landings) | Calusa Park Elementary (A) | East Naples Middle (A) | Lely High (B) |
The Shores, Berkshire Pines, The Preserve at the Shores | Calusa Park Elementary (A) | East Naples Middle (A) | Golden Gate High (B) |
Sources: CCPS Address_v3 lookup, year 2027, October 10, 2026; 2025-26 grades from FLDOE report cards for Calusa Park Elementary, East Naples Middle, Lely High and Golden Gate High.
Calusa Park has been an A school for five straight years; East Naples Middle climbed from a C in 2021-22 to an A for three straight years; Lely High’s 2025-26 B came on the same 64% of points that earned an A the year before, after FLDOE changed its grading scale (FLDOE school grades). The 2026 and 2027 lookups match, so no boundary change is pending. Confirm any address with the district’s attendance boundary tool.
Physicians Regional Medical Center Pine Ridge is about 10 to 14 minutes away and Physicians Regional Collier Boulevard about 12 to 16, both with emergency departments; NCH Baker Hospital downtown is about 15 to 16 minutes (Physicians Regional hospitals; NCH locations). Collier County EMS Medic 75 is stationed at 4590 Santa Barbara Boulevard, about 1.1 miles straight-line from the community (Collier GIS, EMS Stations). Times are off-peak by our routing check (OpenStreetMap road network, OSRM, October 2026); January to April traffic runs longer.
Destination | Minutes (off-peak) | Miles |
|---|---|---|
Publix, store 410 “Berkshire Commons” | about 2 to 6 | about 0.2 to 1.6 |
Aldi, 4015 Santa Barbara Blvd | about 2 to 5 | about 0.5 to 1.4 |
Naples Airport | about 8 to 9 | about 3.2 to 3.8 |
I-75 Exit 101 (Collier Blvd) | about 9 to 12 | about 5.4 to 6.4 |
I-75 Exit 105 (Golden Gate Pkwy) | about 10 to 13 | about 5.7 to 6.8 |
Fifth Avenue South, downtown Naples | about 13 | about 6 to 7 |
Coastland Center | about 14 to 15 | about 6.5 to 7.1 |
Naples Pier | about 16 | about 7.1 to 7.8 |
Waterside Shops | about 17 to 19 | about 9.1 to 9.7 |
Southwest Florida International Airport (RSW) | about 41 to 45 | about 32 |
Source: OSRM routing service, three-origin routing run October 10, 2026, off-peak; January to April traffic runs longer. There is no I-75 interchange at Santa Barbara Boulevard, so interstate trips use Exit 101 or Exit 105.
Almost nothing is being built inside Berkshire Lakes, which has been built out since 2003 apart from four vacant lots. The change is around it: rental apartments on Santa Barbara Boulevard and Radio Road, a stressed Radio Road link projected deficient around 2029, a public golf course on the old Golden Gate course, and a county utility expansion north of I-75.
Three rental projects opened within about a mile from 2023 to 2025: Ekos on Santa Barbara (82 affordable units), Altis Santa Barbara (242 market-rate units) and Marlowe Naples (216 units), 540 rental units in all by our arithmetic from the county and press sources (BCC packet, Nov 10, 2025; Collier GIS, Affordable Housing Locations). Ekos on Santa Barbara II, 84 affordable rentals approved by Ordinance 2025-57, faces the south end of The Shores group, and Roers at Radio Road, up to 115 apartments, was heard by the Planning Commission on September 4, 2025 with no Board adoption found through October 13, 2026 (CCPC packet, Sept 4, 2025). For a condo buyer who plans to rent, that is more competition for tenants.
The county’s 2025 Annual Update and Inventory Report puts Radio Road from Livingston Road to Santa Barbara Boulevard at 93.9% of peak-hour service volume, level of service D, with a projected deficiency around 2029; every other link touching the community has room (2025 AUIR, CCPC packet Nov 6, 2025). No widening is scheduled next to Berkshire Lakes; a Board-approved FDOT agreement funds adaptive signals at 13 intersections on Golden Gate Parkway, Santa Barbara Boulevard and Radio Road (BCC agenda, Jan 14, 2025). If your daily route runs west on Radio Road at rush hour, drive it at that hour before you buy.
On the former Golden Gate Golf Course, county-owned since 2019, The Gate Golf Club’s public nine is targeted to open in December 2026 (The Gate Golf Club). About 0.4 mile north across I-75, the Board awarded $172,389,000 on March 10, 2026 to expand the Central County Water Reclamation Facility (BCC agenda, Mar 10, 2026). The one for-sale project nearby is Valencia Sky, an active-adult GL Homes community about 0.6 mile south whose builder quotes pricing “from the mid $700s” (GL Homes, Valencia Sky); that is the builder’s marketing, not a recorded sale, but it shows what new construction costs a mile away.
Berkshire Lakes and Island Walk are both Naples lake communities with mandatory association membership, no golf course and no CDD, but they price and run very differently. Berkshire Lakes is older, ungated in its master-association core and carries a $690 master fee for 2026; Island Walk is gated and bundles far more into a much larger assessment.
The Island Walk column comes from our Island Walk guide, whose MLS window runs September 25, 2025 to September 24, 2026, about three weeks earlier than the Berkshire Lakes window of October 13, 2025 to October 13, 2026, so read the price row as a comparison of price levels.
Criterion | Berkshire Lakes | Island Walk |
|---|---|---|
Location | ZIP 34104, Santa Barbara Boulevard and Radio Road, East Naples | ZIP 34119, north of Vanderbilt Beach Road at Logan Boulevard North |
Years built | 1988 to 2003 | 1998 to 2003 (one final home in 2004) |
Homes | About 2,156: 1,639 in the master association plus 517 in The Shores group | 1,856 numbered lots |
Median sold price | $320,000 on 108 sales; $590,000 single-family; $295,000 attached (condo, villa and coach home) | $532,500 on 120 closings |
Associations | Master plus eight sub-associations; The Shores group separate | One homeowners association |
Master fee | $690 per unit for 2026; condo and villa fees on top, not published | About $6,566 per home per year, including basic cable, internet and lawn service |
Capital contribution | None in the 2026 purchase documents | $1,500 |
CDD | None | None |
Gate | Master core not gated; gate structures at The Shores and Berkshire Pines | Staffed gatehouse plus a second gated entrance |
Amenities | One clubhouse campus, one pool, two courts, pier, path; village pools | 7.8-acre Town Center with resort and lap pools, fitness center, clay courts, pickleball, restaurant |
Leasing | One-month minimum, three a year (master); villages can be stricter | Four-month minimum |
Schools | Calusa Park (A), East Naples Middle (A), Lely or Golden Gate High (B) | Vineyards Elementary, Oakridge Middle, Barron Collier High |
Sources: Berkshire Lakes column from the BLMA Sub-Associations page, the BLMA 2026 Budget, the recorded Declaration and the Southwest Florida MLS, closed sales Oct 13, 2025 to Oct 13, 2026; Island Walk column from our Island Walk guide, updated September 2026.
Choose Berkshire Lakes for a lower entry price, a modest master fee, a deep choice of garden condos near $300,000 and detached homes from the high $300,000s, and Publix at the corner. Choose Island Walk for a gated community with a full town center and an assessment that covers more services. A Berkshire Lakes single-family owner pays $690 a year and buys cable, internet and lawn care separately; an Island Walk owner pays about $6,566 a year with those services inside it. Weighing both? Call Marc at (239) 287-5873 and we will set up both tours in one day.
Berkshire Lakes is the right place if you want an East Naples resale with a low master fee, no CDD, A-rated elementary and middle schools and a choice between garden condos and detached homes. It is the wrong place if you want a gate everywhere, a resort-style club, published condo fees or a single set of rules across the community.
We find you the right Berkshire Lakes home by choosing the village before the unit, following each village’s listings and sales, and telling you when a home that fits your plans is about to come to market. We start from the documents and the map, not the photographs, because in Berkshire Lakes the association layer and the flood zone move the real price.
We start with how you plan to use the home, then match it to a short list of villages: rent or not, pets, a garage, a pickup, budget, flood tolerance, one association or two, and which side of Santa Barbara Boulevard. The village sections above give the facts we use. Then we pull each village’s recent sales, its rules and its flood share before we schedule a showing.
Berkshire Lakes resale inventory changes with the season, and some villages trade rarely: The Shores turned over 3.3% of its homes in the 12 months to October 2026, The Colonies 3.8% (Southwest Florida MLS, closed sales Oct 13, 2025 to Oct 13, 2026). We follow each village’s listings and talk to listing agents and association managers about homes that may come to market, and when a Berkshire Lakes owner tells us a home may be available before it is widely marketed, we tell you.
On a tour we look at the roof and windows, the lanai and the lake, the garage, road noise from Radio Road or Santa Barbara Boulevard and the condition of the village pool and grounds. For a single-family home we check whether the lot backs onto a lake, which often decides the flood zone. We write down what we saw so you can compare homes a week later.
Tell Marc which villages and price bands to follow, and we set up alerts so you see new Berkshire Lakes listings and price changes quickly. Call (239) 287-5873 or use the buyer-consultation request on this page. For the live list, search current listings on the team’s home search site, DomainRealtyGroup.com, linked in the footer block below.
We negotiate for you in Berkshire Lakes with the village’s own sales, the listing’s price history, the full cost of ownership and the contract calendar on the table together. In a community where a condo’s real cost depends on an unpublished village fee and a flood share, an offer built on documents is stronger than one built on the list price.
We compare a listing to its own village’s closings, not to the $320,000 community median: a New Waterford unit against New Waterford’s 15 sales between $215,000 and $330,000, a Brentwood home against the single-family core (Southwest Florida MLS, closed sales Oct 13, 2025 to Oct 13, 2026). We pull the listing’s full price history and the current competing listings in the same village before we recommend a number.
A village with a noticed special assessment, a thin reserve schedule, a high flood share or an expensive master policy changes what a unit is worth to you. We use the estoppel, the budget, the flood determination, the insurance quotes and the inspection report to ask for price adjustments, repairs or credits, and we tell you plainly when a document is a reason to walk away.
Florida contracts run on deadlines. As Top 1% Real Estate Agents Nationally Since 2008, we map your inspection period, financing and association approval deadlines against the master Board’s 20-day window and, for an attached home, the sub-association’s timeline, and we keep your deposit’s escrow and the contract’s terms in front of you. The purchase contract, not local custom, controls who pays what.
We will not tell you a Berkshire Lakes home is certain to appreciate, free of assessments or safe from flooding, because the public record cannot support that. We will tell you what the record shows, what it does not show and where to look.
A personalized Berkshire Lakes buyer consultation maps your plans onto a short list of villages, shows the sales, fees and flood share behind each, and sets the timeline from pre-approval through both association approvals to closing. It is free, it starts with your plans, and you can begin by calling Marc at (239) 287-5873 or by using the consultation request on this page.
If you’re searching for “the best buyer’s agent in Berkshire Lakes, Florida,” McGreevy and Comisar represents homebuyers across Estero, Bonita Springs, Naples, Fort Myers, Lee County, Collier County, and Babcock Ranch. Whether you’re relocating, snowbirding, investing, buying your first home, or upgrading to luxury, including in Berkshire Lakes, Island Walk, Forest Glen, Bonita Bay, Pelican Bay, Mediterra, West Bay Club, Pelican Sound, Shadow Wood, Miromar Lakes, Talis Park, and the SWFL coastal corridor, our team provides honest market guidance, pre-MLS access, partner-level negotiation, and a clear plan to help you buy confidently.
Start with the buyer-consultation request on this page, our buyer process, or call Marc at (239) 287-5873. Moving within Naples? Our step-by-step guide to buying a home in Naples covers the city as a whole. Or call Jesse direct at (239) 898-6072.
Selling a current home to buy in Berkshire Lakes is two transactions on one calendar, and the order matters, because a Berkshire Lakes purchase carries a Board approval window that a sale must line up with. As Top 1% Real Estate Agents Nationally Since 2008, we coordinate both sides so the sale of your current home and the purchase here close in sequence.
If you own in Berkshire Lakes already, our Berkshire Lakes seller page explains how we price and market a home by village, and our free Berkshire Lakes home valuation starts the sale side. If you own elsewhere in Naples, see how we sell a home in Naples. Call Jesse direct at (239) 898-6072. On the buy side, call Marc at (239) 287-5873. In Collier County the buyer customarily pays the owner’s title policy and the seller customarily pays the deed documentary stamp tax, so the same transaction looks different from each seat, and we make sure you understand both.
McGreevy and Comisar is a team of Berkshire Lakes buyer’s agents who read the master Declaration, the village rules, the estoppels and the flood map before the first showing, and who lead Domain Realty Group, the #1 team in Southwest Florida since 2012. Reach Marc at (239) 287-5873 or Jesse at (239) 898-6072, or read more about McGreevy and Comisar.
Jesse McGreevy has worked in Southwest Florida real estate since 2004 and has lived in Estero since 2003; the team launched in 2008, and the Naples office is at 9180 Galleria Ct #200, Naples, FL 34109.
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).
McGreevy and Comisar is a top-reviewed Berkshire Lakes realtor, and every quote below is a five-star review on our Google Business Profile.
★★★★★ “Jesse is the best Realtor I have used. He found us our dream home even though it took months as we were not the easiest to please.” Verified Google review
★★★★★ “Working with Jesse and his team was truly an amazing experience. From the very beginning, they were professional, attentive, and incredibly knowledgeable. They guided us through every step of the process with patience and clarity, always making sure we felt comfortable and informed with every decision.” Verified Google review
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about our team at DomainRealtyGroup.com.
These are the questions Berkshire Lakes buyers ask most, drawn from search questions and from the questions we answer in showings. Each answer is consistent with the sections above, and each source is one click away in those sections and in the numbered list at the foot of this page.
Berkshire Lakes is in East Naples, in unincorporated Collier County, ZIP 34104, at Santa Barbara Boulevard and Radio Road (Berkshire Lakes Master Association). The master-association neighborhoods sit north of Radio Road and west of Santa Barbara Boulevard, below I-75; The Shores, Berkshire Pines and The Preserve at the Shores sit across Santa Barbara Boulevard to the east. All 108 sales we tracked in the 12 months to October 13, 2026 were filed under Naples (Southwest Florida MLS). Fifth Avenue South is about 13 minutes away, off-peak.
No. Berkshire Lakes is outside the City of Naples limits even though its addresses read “Naples, FL 34104.” County government and county utilities serve it, permits and floodplain rules come from Collier County, and fire and rescue come from the Greater Naples Fire district (Collier GIS, Fire District). Your tax bill carries county and special-district levies, not city millage. Water and sewer come from Collier County Utilities (BLMA, FAQ and Resources).
We tracked 108 closed sales in the 12 months to October 13, 2026: a $320,000 median, from $205,000 to $1,100,000 (Southwest Florida MLS, closed sales Oct 13, 2025 to Oct 13, 2026). Single-family homes had 35 sales at a $590,000 median; condos, villas, townhouse-style units and coach homes had 73 sales at a $295,000 median. Village medians run from $247,250 at Newcastle to $590,000 in the single-family core, so price the village, not the community. Call Marc at (239) 287-5873 to match a budget to a village.
Attached sales (condos, villas, townhouse-style units and coach homes) had a $295,000 median on 73 sales, from $205,000 to $450,000 (Southwest Florida MLS, closed sales Oct 13, 2025 to Oct 13, 2026). By village, where a village had 10 or more sales: Newcastle $247,250, The Preserve at the Shores $299,000 and New Waterford $305,000. The smaller villages show ranges: Melrose Gardens villas $375,000 to $440,000, Partridge Pointe $250,000 to $349,900, Windsor Place $290,000 to $334,000, The Coach Homes $254,900 to $310,000 and The Colonies $205,000 to $250,000. Fewer than 10 sales make a thin sample in those villages.
By median, Newcastle: 12 sales at a $247,250 median, from $206,000 to $270,000, and six of the nine sales under $250,000 in the window (Southwest Florida MLS, closed sales Oct 13, 2025 to Oct 13, 2026). Weigh the carrying cost too: Newcastle has the highest flood share among the condos (77.5% of unit points in Zone AE), a noticed $1,200 per unit reserve assessment proposal, and a re-piping history (Newcastle special assessment notice).
We tracked 108 closed sales in the 12 months to October 13, 2026, $42,515,440 in volume, about 5.0% of the roughly 2,156 homes by our arithmetic (Southwest Florida MLS). Turnover varies by village, from 8.9% at New Waterford and 8.1% at Melrose Gardens to 3.8% at The Colonies and 3.3% at The Shores. Low-turnover villages offer fewer listings at any moment.
The median Berkshire Lakes home took 63 days on the market, from 35 days at New Waterford and 39 in the single-family core to 104 at The Preserve at the Shores and 120 at Newcastle (the villages with 10 or more sales). For a buyer, the practical timeline after an accepted offer is the master Board’s approval window, 20 days after complete information, plus a sub-association approval for an attached home (Fourth Amended and Restated Declaration). We pull live days on market for your village before you write an offer.
The median sold price per square foot is $233, using MLS living area ($307 for single-family homes and $221 for attached homes). The 2026 state roll separately gives the county’s living areas: master-association single-family median 2,335 sq ft, The Shores 2,106, Berkshire Pines 2,008, Melrose Gardens 1,757 for every villa, and the garden condos between 1,093 and 1,700 sq ft (FDOR cadastral centroids, 2026 roll). County roll areas and MLS living areas are measured differently, so do not divide one by the other.
Closings cluster in season: March 2026 was the busiest month in the window with 17 closings, and January to April 2026 accounted for 42 of 108 (Southwest Florida MLS, closed sales Oct 13, 2025 to Oct 13, 2026, counted by our arithmetic). A buyer who shops from late spring into fall usually faces less competition for the same listing. The master Rules’ February-only lease exception shows how much seasonal occupancy shapes the community (BLMA Rules, February 2026).
The master assessment is $690.00 per unit for 2026, paid annually in advance and due January 1, up from $640.00 in 2025, and it applies to the 1,639 master-association units only (BLMA, Sales and Leasing). For a single-family owner in Units 1 to 7 that is the whole HOA bill, $57.50 a month. Condo, coach-home and villa owners add their sub-association’s fee, not published for 2026. The Shores group pays its own master fee instead, also not published. There is no CDD and no club dues.
The Shores at Berkshire Lakes Master Homeowner’s Association does not publish its dues, so this page prints no figure. What is certain is that owners in The Shores, Berkshire Pines and The Preserve at the Shores do not pay the master association’s $690 fee, because they are not members of it (Sunbiz, N98000002011). The recorded Shores declaration and an estoppel from the Shores association give the actual number. Preserve buyers should also request the condominium’s budget and estoppel.
No. No Community Development District covers Berkshire Lakes, on either side of Santa Barbara Boulevard, so tax bills carry no CDD line. Collier County’s CDD layer maps 33 districts countywide and returns zero intersecting the Berkshire Lakes planned development (Collier GIS, Community Development Districts), and the master budget carries no CDD pass-through. Your bill still has ad valorem and non-ad valorem lines that vary by tax-authority code.
At the master level, none appears in the association’s published 2026 documents, and the Bylaws cap special assessments in any year at 15% of the total annual budget unless a majority of voting interests present consent (BLMA Bylaws). At the village level, Newcastle’s board noticed an April 21, 2026 meeting to consider a $1,200 per unit reserve assessment, due October 1, 2026; adoption is not published, and a Newcastle estoppel will show it. For any other condo or villa, the estoppel and recent minutes are where a pending assessment would appear.
No capital contribution appears in the master association’s published 2026 purchase application or sales packet (BLMA purchase application 2026; BLMA sales packet 2026); the estoppel certificate is the final word. A buyer’s master-association costs are the purchase application fee ($160 at the online checkout, $145 in the printed packets) and two amenity fobs at $20 each. A village association could set its own transfer charge, which its estoppel will show.
Yes. Every sale in the master-association neighborhoods needs the master Board’s prior written approval, evidenced by a recordable Certificate of Approval. The Board has 20 days after complete information, and no more than 60 days after notice, to act; silence past the deadline is approval, and a denial requires listed good cause, a majority of the whole Board and a written opinion of counsel (Declaration Art. X) (recorded Declaration). Condo and villa buyers also need their village association’s approval.
Two. A condo, coach-home or villa owner on the master side belongs to both the master association and the village association, so the closing needs an estoppel from each (BLMA, Sales and Leasing). A single-family purchase in Units 1 to 7 needs one. In The Shores group, the estoppels come from the Shores master association and, at The Preserve at the Shores, the condominium association. The estoppel states the current assessment, any balance and any special assessment.
In Collier County the buyer customarily pays for the owner’s title insurance policy and chooses the closing agent; in Lee County the seller does. The contract controls, and a negotiated contract can shift any cost. Florida promulgates the premium under Rule 69O-186.003, so every title company charges the same rate for the same coverage; at the $320,000 Berkshire Lakes median, that is about $1,675 by our arithmetic.
A Berkshire Lakes buyer’s closing costs usually include the owner’s title policy (the buyer’s cost in Collier County), the deed recording fee, the master purchase application ($160 at checkout) and, for an attached home, the village application; a financed buyer adds the lender’s title policy, documentary stamp tax on the note at $0.35 per $100 and intangible tax at $0.002 per $1 of the mortgage (Florida Department of Revenue). Property taxes and the $690 master assessment are prorated. Ask the title company for a written estimate when you go under contract.
Since August 17, 2024, you sign a written buyer agreement before touring a home with an agent, the agreement states the agent’s compensation as a specific amount or rate, and compensation is fully negotiable and not set by law (NAR, written buyer agreements). Offers of buyer-broker compensation no longer appear on the MLS, though a seller may still contribute off the MLS or offer concessions. We settle compensation in writing before the first Berkshire Lakes showing.
Yes, within limits. The master Declaration allows rentals of at least one month and no more than three a year, whole unit only, and the February 2026 Rules add a 30-day minimum (February-only leases allowed), a 12-month alternative, background checks for every adult and a “ZERO tolerance policy on short term rentals” (recorded Declaration; BLMA Rules, February 2026). Several villages are stricter: New Waterford bars leasing in an owner’s first full year, and Windsor Place’s 2017 rules allow two 90-day leases a year.
No. Nightly and weekly vacation rentals are not allowed in any master-association home: the Declaration sets a one-month minimum and the Rules state a “ZERO tolerance policy on short term rentals” (BLMA Rules, February 2026). The Shores group’s rules are not published online; its recorded declaration governs. A buyer planning seasonal income should model monthly or seasonal leases within each village’s limits, and expect the 20-day notice and background checks to shape the calendar.
Yes. The master rules allow cats, dogs and common household pets, leashed outside the owner’s property, with no weight or number cap (BLMA Rules, February 2026). The condo villages are stricter: New Waterford one pet under 40 lb, Newcastle one small pet of 40 lb or less, The Colonies owners’ dogs up to 60 lb, Windsor Place one small pet for owners only. For Partridge Pointe, The Coach Homes, Melrose Gardens and The Shores group, the recorded declaration and current rules govern.
A boat, no; a pickup, it depends on the village. Master rules allow only passenger cars, SUVs, law-enforcement vehicles and windowed passenger vans on driveways, commercial or lettered vehicles must be garaged, and no motor homes, campers, boats or trailers may stay on a driveway overnight (BLMA Rules, February 2026). The Colonies bans trucks including pickups, motorcycles, boats and RVs, and Newcastle bans trucks under a 1996 resolution. There is no street parking from midnight to 7 AM.
The master-association neighborhoods are not gated; their streets are public rights of way maintained by Collier County, and the association’s towing agreement lists the gate code as “N/A” (BLMA towing agreement, 2025; BLMA Reserve Study, Dec 22, 2025). Instead, the association runs 16 cameras and one license plate reader, with more planned, and the pool and courts sit behind fob-controlled gates. East of Santa Barbara Boulevard, county address records show gate structures at The Shores and Berkshire Pines, staffing not published.
No age restriction appears in the master association’s recorded Declaration or its Rules (recorded Declaration). Every Berkshire Lakes address is zoned to Calusa Park Elementary and East Naples Middle, and the master pool rules require children under 16 to be with an adult. For a condo or villa, read that association’s recorded declaration as part of due diligence, as you would for any rule.
No. The course inside the original planned development belongs to Countryside Golf and Country Club, a separate gated community, and buying in Berkshire Lakes brings no right to play there (Countryside Golf and Country Club). Public options nearby include The Gate Golf Club, a nine-hole course on the former Golden Gate Country Club targeted to open in December 2026, about 11 minutes away, and Hibiscus Golf Club, about 12 minutes away, off-peak. Without a course, there is no golf assessment in the fee stack.
Flood exposure varies sharply by village. On FEMA’s effective map, 612 of 2,435 county address points, or 25.1%, fall in Zone AE or AH, from 80.5% at Melrose Gardens and 77.5% at Newcastle to 0.9% at The Shores and 0% at The Preserve at the Shores (FEMA NFHL flood zones, queried Oct 10, 2026). The claims record is light: 5 NFIP claims ever in the community’s Census area, all from Irma, $4,597 paid, and none from Ian or Milton (OpenFEMA NFIP claims).
If the building is in Zone AE or AH and you use a federally backed mortgage, your lender will require it. Outside those zones, Citizens wind policyholders need flood at Coverage A of $400,000 or more from January 1, 2026, and all Citizens policies from January 1, 2027 (Citizens flood requirements). Median NFIP costs for policies effective June 2025 onward run $1,266 a year for west-side houses in Zone AE, $1,151 in Zone X and $697 for condo unit-owner policies (OpenFEMA NFIP policies).
For most of Berkshire Lakes, no. FEMA’s preliminary Collier maps (project 16-04-1501S), not yet effective, leave panels 0411 and 0412 unrevised and keep sampled points on revised panels in their zones, except 7404 and 7444 Berkshire Pines Drive, which move from Zone X unshaded to AE on panel 12021C0414K (FEMA preliminary NFHL). Collier announced a 90-day appeal and comment period beginning August 19, 2026. Check any address on FEMA’s Changes Since Last FIRM viewer.
Florida’s structural integrity reserve study and milestone inspection rules apply to condominium buildings three or more stories tall (s. 553.899). No Berkshire Lakes building appears in Collier County’s milestone-inspection registry (Collier GIS, Milestone registry), and New Waterford, Partridge Pointe and Windsor Place describe two-story buildings. For the other condominiums, the building height in the recorded declaration decides. Either way, ask for the association’s reserve schedule and insurance schedule.
It can. Berkshire Lakes homes date from 1988 to 2003, and while an insurer may not refuse to issue or renew a homeowner’s policy solely because the roof is less than 15 years old (s. 627.7011), an older roof invites inspection and tougher terms. Ask the seller for the roof permit date and a wind-mitigation report, which documents credits insurers must offer. A replacement needs ARB approval, and in Brentwood the Declaration limits roof materials to cement tile, tile-look metal or No. 1 wood shake.
Every address is zoned to Calusa Park Elementary and East Naples Middle, both A for 2025-26. For high school, the master-association villages are zoned to Lely High and The Shores group to Golden Gate High, both B; the district’s 2026 and 2027 lookups match, so no boundary change is pending (CCPS address lookup, year 2027). Confirm any address with the district’s attendance boundary tool.
Island Walk, in ZIP 34119, is gated, has one homeowners association and a 7.8-acre Town Center, and charges about $6,566 per home per year including basic cable, internet and lawn service, with a $1,500 capital contribution and a $532,500 median on 120 closings (closed September 25, 2025 to September 24, 2026, a different window from the Berkshire Lakes figures), per our Island Walk guide. Berkshire Lakes has a $690 master fee for 2026, no master capital contribution and a $320,000 median (Southwest Florida MLS, closed sales Oct 13, 2025 to Oct 13, 2026), with a simpler amenity set and two layers of association for condos.
Call Marc at (239) 287-5873 or start with our buyer process. McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, map your plans to a short list of villages, get you pre-approved, sign a written buyer agreement, pull the estoppels, rules and flood paperwork for each home you like, and tour. Selling a home first? Call Jesse direct at (239) 898-6072, or start with a free Berkshire Lakes home valuation.
Every Berkshire Lakes fact on this page traces to an association’s own published document, a county, state or federal record, a Florida statute or rule, or the Southwest Florida MLS, and the numbered list below gives the title and address of each.
These are the official documents behind the Berkshire Lakes figures on this page, each linked to its issuing authority, so you can read the source yourself or hand it to your attorney, lender or insurance agent before you write an offer. Read the current recorded version before you rely on any rule.
Document | Publisher | Link |
|---|---|---|
Fourth Amended and Restated Declaration, O.R. Book 5298, Page 122 | Berkshire Lakes Master Association | |
Rules and Regulations, February 2026 | Berkshire Lakes Master Association | |
ARB Standards, August 2026 | Berkshire Lakes Master Association | |
2026 Budget | Berkshire Lakes Master Association | |
FY2025 audit and IRS filing | Berkshire Lakes Master Association | |
Reserve Study, Dec 22, 2025 | Berkshire Lakes Master Association | |
Purchase application 2026 | Berkshire Lakes Master Association | |
Sales packet 2026 | Berkshire Lakes Master Association | |
Rental application | Berkshire Lakes Master Association | |
Statutory FAQ, June 2024 | Berkshire Lakes Master Association | |
Berkshire Landings governing documents | Berkshire Landings Condominium Association | |
New Waterford Rules and Regulations 2026 | New Waterford | |
Newcastle special assessment notice, April 21, 2026 | Newcastle Condominium Association | |
Ordinance 91-45, Berkshire Lakes PUD amendment | Collier Clerk | |
2026 Flood Protection Newsletter | Collier County | |
FEMA LOMC Revalidation Letter 18-04-0009V | Collier County | |
2024 Summary of Map Actions | Collier County | |
Tropical Cyclone Report, Hurricane Ian | National Hurricane Center | |
Florida Statutes s. 553.899, milestone inspections | Florida Legislature | |
Florida Statutes s. 718.112, SIRS | Florida Legislature |