Naples, Florida
Buy a Falling Waters condo in Naples with McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008. We compare nine sections, read both associations' documents and price from 40 MLS closings. Call Marc at (239) 287-5873.
Updated October 2026 · Jesse McGreevy and Marc Comisar, Domain Realty
To buy the right Falling Waters condo in Naples, choose the section before the unit, read both associations’ documents before your cancellation window closes, check the section’s rental and pet rules against your plans, and price against that section’s own closings. McGreevy and Comisar guide Falling Waters buyers through all four.
Falling Waters is a gated community of 786 condominiums in nine associations off Davis Boulevard in Naples, ZIP 34112, with a resort pool, FEMA Zone X flood maps and no CDD; our full Falling Waters community guide holds the complete record. This page is for buyers. Call Marc at (239) 287-5873, and read how we represent buyers. Our citywide guide to buying a home in Naples covers the steps from pre-approval to closing. Selling your current Florida home to buy here? See Sell Your Home in Falling Waters or get a Falling Waters home valuation.
McGreevy and Comisar are the #5 real estate team in Florida in the 2026 RealTrends rankings, Top 1% Real Estate Agents Nationally Since 2008, with over $900 million in personal sales; Jesse has sold Southwest Florida real estate since 2004 and the team has worked together since 2008. We lead Domain Realty Group, the #1 team in Southwest Florida since 2012, which has sold over $2.5 billion in real estate. Buyers comparing the best real estate agents in Naples can see the full comparison there, and more about McGreevy and Comisar on our team page.
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.
Marc Comisar leads buyer consultations and tours; Jesse McGreevy joins on pricing and negotiation. If you are buying from out of state or abroad, as many Falling Waters buyers are, we tour by video, review documents with you remotely and coordinate electronic signing.
Contact McGreevy and Comisar:
Jesse McGreevy: (239) 898-6072 · [email protected]
Marc Comisar: (239) 287-5873
Office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134
A Falling Waters buyer is buying a lock-and-leave condominium in one of nine sections, behind an attended gate, in FEMA Zone X, about 11 free-flow minutes from Fifth Avenue South, with a resort pool, tennis and bocce, and no golf dues, club initiation or CDD (community information sheet; FEMA NFHL; OSRM routing).
Before buying in Falling Waters you should know that the community is nine separate condominiums under one master association, that you will pay two association fees neither of which is published publicly, that leases and pets are governed section by section, that renters and guests need paid gate credentials, and that the flood maps are Zone X.
The state registry lists Rosewood (144 homes), Magnolia Falls (144), Cascades (110), Amelia Lake (104), Water Crest (98), Falling Waters II (90), Jasmine Court (50), Magnolia Cove (26) and Falling Waters I (20), recorded from 1992 to 2002 (DBPR registry). All share the gate, clubhouse and pool; each has its own board, budget and rules.
You join your condominium’s association and the master association. The master’s and the condominium’s assessments are in their budgets, filed in the owner-only library, not on the public site (Falling Waters FAQ). We read both budgets and the reserve schedule with you during your review window.
The master registers renters and bars pets from the pool; each condominium sets its lease minimum, leases per year and pet limits (rental-gate entry form; community information sheet). If you plan to rent or bring a large dog, the section decides whether a unit works.
Owners pay $15 per bar code or proximity card, up to two each, and $20 for a fob; renters and unaccompanied guests pay $160 for up to 30 days, $210 for 31 to 60 and $230 beyond 60 (amenity rates; owner credential application).
Every sampled condominium address is FEMA Zone X, unchanged on the preliminary map, and in Collier evacuation Zone C (FEMA NFHL; Collier evacuation zones). A lender will not require flood insurance.
There is no golf course (a putting green only), no club membership and no community development district (Collier CDD layer). If you want golf, see our Glen Eagle page nearby.
Falling Waters buyers choose a section first, read two associations’ documents and plan around season. As Top 1% Real Estate Agents Nationally Since 2008, we tracked every closing behind these figures. These eight facts frame a Falling Waters purchase, each with its source and date.
Prices: 40 closings at a $332,000 median, $250,000 to $465,000 (Southwest Florida MLS, Aug 11, 2025 to Aug 11, 2026).
Sections: medians from $290,000 (sales filed under the community name) to $384,000 (Magnolia Falls).
Flood: Zone X; no lender flood requirement (FEMA NFHL).
Fees: master plus condominium assessments, not published publicly; no CDD, no club.
Credentials: renters $160 to $230 per stay; owners $15 per credential.
Documents: you receive the condominium resale package under s. 718.503, with a short cancellation window after receipt.
Costs: in Collier County the buyer customarily pays the owner’s title policy.
Schools: Calusa Park (A), East Naples Middle (A), Lely High (B); Seacrest Country Day next door.
A Falling Waters condo cost between $250,000 and $465,000 in the 12 months to August 11, 2026, with a $332,000 median on 40 closings; Magnolia Falls led at a $384,000 median, Rosewood offered the most sales near $300,000, and 25 of the 40 sales closed under $350,000.
Data updated: August 2026
| Section (MLS name) | Homes | Closed sales | Median or sales | Range |
|---|---|---|---|---|
| Magnolia Falls | 144 | 9 | $384,000 | $334,000 to $465,000 |
| Water Crest | 98 | 4 | $362,500 | $295,000 to $415,000 |
| Amelia Lake | 104 | 8 | $348,500 | $300,000 to $405,000 |
| Jasmine Court | 50 | 4 | $305,000 | $250,000 to $329,000 |
| Rosewood | 144 | 8 | $300,000 | $250,000 to $330,000 |
| Filed under the community name | n/a | 3 | $290,000 | $267,500 to $300,000 |
| Cascades | 110 | 2 | $300,000 and $318,000 (thin) | n/a |
| Orchid Falls (Falling Waters I) | 20 | 2 | $265,000 and $365,000 (thin) | n/a |
| Magnolia Cove | 26 | 0 | no sale | n/a |
Source: Southwest Florida MLS, closed sales Aug 11, 2025 to Aug 11, 2026; homes from the DBPR registry.
| Price band | Closed sales |
|---|---|
| Under $300,000 | 9 |
| $300,000 to $349,999 | 16 |
| $350,000 to $399,999 | 9 |
| $400,000 to $465,000 | 6 |
The median sold price per square foot was $236 (MLS living area), median days on market 54 (39 sales reporting DOM) and the median sale-to-list ratio 94.8 percent; 10 listings were active on October 22, 2026. Source: Southwest Florida MLS, closed sales Aug 11, 2025 to Aug 11, 2026; active listings as of Oct 22, 2026 (our grouping).
We tracked 28 of the 40 closings between January and June 2026 (Southwest Florida MLS). A buyer who shops in summer or early fall meets fewer competing buyers, though often fewer listings too.
The right Falling Waters section depends on what you value most: Magnolia Falls and Amelia Lake for the newest buildings and Magnolia Falls’ garages, Rosewood and Jasmine Court for price, Cascades for its two lakes, Water Crest for the second-highest section median, and Orchid Falls for the pool view, with leasing and pet rules checked section by section.
144 homes in 12 buildings with garages, recorded 2001; $384,000 median on 9 sales (Southwest Florida MLS; Magnolia Falls). For buyers who want a garage for a car, or for the boat-storage rule.
104 homes recorded December 2002; $348,500 median on 8 sales (Amelia Lake; Southwest Florida MLS).
144 homes from 1993 on Windy Pines Drive, with a lake island and dual bridges; $300,000 median on 8 sales (Rosewood; Southwest Florida MLS).
Water Crest, 98 homes, $362,500 median on 4 sales; Cascades, “110 condos in nine two story buildings located around two lakes,” two sales at $300,000 and $318,000 (Cascades; Southwest Florida MLS).
Jasmine Court, 50 homes, $305,000 median on 4 sales; Falling Waters II, 90 homes, with no separate MLS name (DBPR registry; Southwest Florida MLS).
Falling Waters I, the Orchid Falls section, surrounds the island pool, 20 homes (Falling Waters I); Magnolia Cove has 26 homes and no sale in the last year. Buyers who want one of these should be ready when a listing appears.
Selling first? Get a Falling Waters home valuation or Call Jesse direct at (239) 898-6072. Buying? Call Marc at (239) 287-5873 for a section-by-section tour plan, and read how we represent buyers.
Owning a Falling Waters condo each year costs the master assessment and your condominium’s assessment, an HO-6 insurance policy, optional flood coverage in Zone X, gate credentials for you and any renters or guests, and the Collier property tax bill; there are no CDD charges and no club dues.
| Layer | Who bills it | Amount and source |
|---|---|---|
| Master assessment | Falling Waters Master Association | not published publicly |
| Condominium assessment | your section’s association | not published publicly; differs by section |
| Owner credentials | master association | $15 per bar code or proximity card; $20 fob (owner application) |
| Renter or guest credentials | master association | $160, $210 or $230 per stay (amenity rates) |
| HO-6 insurance | your carrier | quote with the building’s wind-mitigation report |
| Flood insurance | optional in Zone X | CRS Class 5 discount (Collier floodplain management) |
| Property tax | Collier County | resets toward market value after purchase |
| CDD | none | Collier CDD layer |
If the condo will be your primary Florida residence, file for the homestead exemption with the county after closing; Save Our Homes limits future increases in the assessed value of a homestead. The seller’s capped value does not transfer to you, so budget from the purchase price, not the seller’s bill.
The association insures the building under its master policy, paid through the condominium fee, and you insure the interior, contents and liability with an HO-6. Citizens expected its policy count to fall to 385,000 by the end of 2025, down 73 percent from its 2023 peak, as private carriers returned (Citizens; Florida OIR).
Buying a Falling Waters condo typically costs the owner’s title policy, which the buyer customarily pays in Collier County, plus lender charges and Florida’s mortgage taxes if you finance, inspections, any association application fee your section charges, and prorated assessments and taxes from the closing date.
| Item | Customarily paid by | Note |
|---|---|---|
| Owner’s title policy | buyer (Collier custom) | the contract controls |
| Lender’s title policy and lender fees | buyer, if financing | from your lender |
| Mortgage documentary stamps and intangible tax | buyer, if financing | set by Florida statute |
| Deed documentary stamps | seller | $0.70 per $100 (Florida DOR) |
| Association application or approval fee | buyer, if the section charges one | per the declaration |
| Estoppel certificate | seller on standard forms | s. 718.116 |
| Prorated assessments and taxes | split by closing date | from the estoppel and tax roll |
| Owner credentials | buyer, after closing | $15 each (owner application) |
Many Falling Waters purchases are cash, from seasonal and international buyers. If you finance, your lender will review the condominium association itself, its budget, reserves and insurance, as well as you; ask us early so a lender’s condominium questionnaire does not delay closing.
We help you buy in Falling Waters by narrowing the nine sections to the two or three that fit your plans, touring with the section’s rules in hand, reading both associations’ documents with you inside the cancellation window, arranging inspection and insurance quotes, and negotiating from the closed sales in that section.
We set your search by section and by the MLS names the sections trade under, including Orchid Falls for Falling Waters I, so you see every relevant listing and the closings that price it.
Under s. 718.503, the seller delivers the condominium’s governing documents, financial information and question-and-answer sheet, and you have a short window to cancel after receiving them. We read the budget, reserves, minutes, lease and pet rules with you before it closes.
Your inspector covers the unit; the association’s records cover the building. We ask for the roof year, the wind-mitigation report and any structural-reserve study, and confirm whether milestone inspections apply to the building, which turns on three habitable stories (s. 553.899).
Our offer strategy starts with the section’s own closings: a Rosewood offer against Rosewood’s $300,000 median and $250,000 to $330,000 range, a Magnolia Falls offer against $384,000 and $334,000 to $465,000 (Southwest Florida MLS). As Top 1% Real Estate Agents Nationally Since 2008, we write the comparison into every offer.
If your section requires association approval, we submit the application the day the contract is signed and build its timeline into the closing date. After closing, you apply to the Member Center for bar codes and proximity cards.
Video tours, remote document review, electronic signing and a closing agent experienced with remote buyers let you buy without flying in. Foreign buyers should talk with a tax adviser about U.S. ownership before contract.
Daily life in Falling Waters runs through the clubhouse and pool: swimming from 8 a.m. to sunset, bocce and tennis leagues, a monthly activity calendar, walks and rides on 15 mph roads, a staffed gate by day, and downtown Naples about 11 minutes away for dining and the beach.
A clubhouse open 8 a.m. to 10 p.m., a resort pool with a waterfall, island and moat, two lighted Har-Tru tennis courts, two bocce courts, an 18-hole putting green, shuffleboard and horseshoes (community information sheet; Falling Waters tennis; bocce). The published list has no pickleball or fitness room.
15 mph roads, quiet hours 10 p.m. to 7 a.m., no boats, trailers or RVs outside a garage, renters registered two weeks ahead, and your section’s own lease and pet rules (same sheet).
Calusa Park Elementary (A), East Naples Middle (A) and Lely High (B) for 2025 to 2026 (CCPS 2026 Accountability Brief); Seacrest Country Day next door (Seacrest). Physicians Regional on Collier Boulevard and NCH Southeast about 12 minutes, NCH Baker about 14; Fifth Avenue South 11, the Naples Pier 14, I-75 8 and RSW 46 (OSRM routing).
A Whole Foods Market and Vitano’s shops are proposed about 0.26 mile away, with groundbreaking hoped for in 2027 (Naples Press), and FDOT expects its I-75 Exit 101 rebuild to finish at the end of 2026 (FDOT project 425843-2).
Buy in Falling Waters if you want a gated condominium in Zone X near downtown with a resort pool; buy in Berkshire Lakes, 0.43 mile away, if you want more product choice including single-family homes and a published $690 master fee, and you are ready to check flood zone address by address.
| Question | Falling Waters | Berkshire Lakes |
|---|---|---|
| Homes | 786 condominiums | about 2,156 homes |
| Product | condominiums only | single-family plus attached |
| Master fee | not published publicly | $690 per unit for 2026 |
| Flood | Zone X at all sampled condominium points | about 25 percent of points AE or AH |
| 12-month median | $332,000 (40 sales) | $320,000 (108 sales, Oct 2025 to Oct 2026) |
Sources: this page; Berkshire Lakes Master Association; our Berkshire Lakes page.
Buyers across Southwest Florida describe McGreevy and Comisar as responsive, knowledgeable and steady through closing. The quotes below are five-star reviews from our Google Business Profile, printed word for word.
McGreevy and Comisar is a top-reviewed Falling Waters realtor, and every quote below is a five-star review on our Google Business Profile.
★★★★★ “Their professionalism, communication, and dedication to their clients truly stand out. They have a deep caring and true concern for all their client needs.” Verified Google review
★★★★★ “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
Selling first? Call Jesse direct at (239) 898-6072 or request a Falling Waters home valuation. Buying? Call Marc at (239) 287-5873 and read how we represent buyers. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008.
These are the questions buyers ask most about Falling Waters in Naples, answered from the master association’s own documents, the state condominium registry, FEMA, Collier County and the Southwest Florida MLS, each with its source.
Falling Waters is a gated condominium community of 786 homes in nine separate condominiums on Davis Boulevard in East Naples, ZIP 34112, built from 1992 to 2002 around lakes, waterfalls and a resort pool (DBPR registry). One master association runs the gate, roads, clubhouse and pool, and each condominium runs its own buildings. There is no golf course, no marina and no community development district, and every sale is a resale.
The entrance is on Falling Waters Boulevard off Davis Boulevard, and the clubhouse is at 7275 Falling Waters Boulevard, Naples, FL 34112 (community information sheet). The community lies between Santa Barbara and Collier boulevards, next to Seacrest Country Day School, about 3.1 road miles from I-75 Exit 101 and 5.1 miles from Fifth Avenue South (OSRM routing). It is in unincorporated Collier County, not the City of Naples.
Falling Waters is in ZIP 34112. Every one of the 40 MLS closings in the 12 months to August 11, 2026 carried 34112 (Southwest Florida MLS), and the master association’s address is 7275 Falling Waters Blvd, Naples, FL 34112. Some third-party directories place the condominiums in other ZIP areas; use 34112 when you search or send mail.
No. Falling Waters Beach Resort is a separate condominium community of four associations and 430 units south of US 41, with its own zoning and its own MLS development name (DBPR registry). The Davis Boulevard community covered on this page shares only a builder family and a name. Its association’s forms list nine sections, none of them the Beach Resort.
No. Falling Waters North Preserve is a separate 90-unit condominium with its own state registration and its own association, Florida document N96000004857 (Sunbiz). It does not share the Davis Boulevard gate, pool or master association.
Yes. A gate attendant is on duty from 7 a.m. to 10 p.m.; after 10 p.m. entry is only with a vehicle bar code, a proximity card or fob, or an eight-digit PIN entered at the guest kiosk (community information sheet). The Member Center issues credentials to owners, renters and guests, and video surveillance is part of the community.
The Falling Waters planned unit development covers about 165.8 acres on Collier County’s zoning layer, Ordinance 03-50, petition PUD-92-13 (Collier PUD layer). That works out to about 4.7 homes per gross acre (our arithmetic), low for a condominium community, because much of the land is lakes and landscape.
The developer of record was Falling Waters Development Corporation, now inactive, and the builder was the Hubschman family, which Florida Weekly reported “oversaw the development and construction of Falling Waters” in the early 1990s (Florida Weekly, 2021; Sunbiz, L20680). The same family developed The Glades in East Naples from the 1970s.
From 1992 to 2002. The first condominium, Falling Waters I, was recorded February 14, 1992, and the last, Amelia Lake, on December 17, 2002 (DBPR registry). Magnolia Falls (2001) and Amelia Lake (2002) are the newest sections, and the sections on Hidden Lake Drive and Windy Pines Drive date from 1992 to 1994.
No. Falling Waters is built out; the developer entity is inactive and no plat for new homes is pending. Every sale is a resale from an owner. New construction nearby is outside the gate: the proposed Vitano plan at Davis and Santa Barbara boulevards would add 200 townhomes and 422 apartments if approved (Naples Press).
Rosewood, Magnolia Falls, Cascades, Amelia Lake, Water Crest, Falling Waters II, Jasmine Court, Magnolia Cove and Falling Waters I, the Orchid Falls section around the pool. The master association’s forms list them as “Amelia Lake, Cascades, FW I, FW II, Jasmine, Mag. Cove, Mag. Falls, Rosewood, Water Crest” (rental-gate entry form). Each is a separate condominium association.
Orchid Falls is the community’s name for Falling Waters I, the first and smallest condominium, 20 homes recorded in 1992. Its association describes it as surrounding “the large island pool, with most units having a direct sight line to the pool” (Falling Waters I). The MLS files its sales as Orchid Falls: two sales in the 12 months to August 11, 2026, at $265,000 and $365,000 (Southwest Florida MLS).
Magnolia Falls is the section whose association states it: “144 condos in 12 separate buildings with garages” (Magnolia Falls). Parking in the other sections, whether garage, carport or open space, is shown in each listing and is not published by the associations. Garages matter for value and for storage, because boats and trailers are allowed only inside a garage.
We tracked 40 closed sales from August 11, 2025 to August 11, 2026 at a $332,000 median, from $250,000 to $465,000 (Southwest Florida MLS). Section medians ran from $290,000 for the three sales filed under the community name to $384,000 in Magnolia Falls, with Rosewood at $300,000, Amelia Lake at $348,500 and Water Crest at $362,500.
Magnolia Falls, at a $384,000 median on 9 sales, with the community high of $465,000 on June 15, 2026 (Southwest Florida MLS). It is one of the two newest sections, recorded in 2001, and its 12 buildings have garages (Magnolia Falls). Water Crest followed at a $362,500 median on 4 sales.
Among the large sections, Rosewood posted the lowest median, $300,000 on 8 sales, from $250,000 to $330,000 (Southwest Florida MLS). Jasmine Court’s median was $305,000 on 4 sales, and the three sales filed under the community name carried a $290,000 median. Lower section medians usually reflect building age, parking and floor plan, not location inside the gate.
Forty, in the 12 months from August 11, 2025 to August 11, 2026, for $13,517,500 in volume (Southwest Florida MLS). That is about 5.1 percent of the 786 homes (our arithmetic). Magnolia Falls had the most sales, 9, followed by Amelia Lake and Rosewood with 8 each; Magnolia Cove had none.
Falling Waters owners pay two association assessments, the master and their condominium’s, and neither amount is published on the community’s public website; budgets sit in the owner-only document library (Falling Waters FAQ). The exact figures for any unit are in the seller’s resale documents and the estoppel certificate, which we read before the inspection period ends.
No. Collier County’s community development district layer shows no district over Falling Waters (Collier CDD layer), so there is no CDD debt or operations line on a Falling Waters tax bill. The cost of the community’s roads, lakes and amenities sits in the master and condominium budgets.
No. There is no separate club, no equity membership and no initiation fee; the clubhouse, pool and courts belong to the master association, and every owner has access by owning a home. Owners pay $15 per bar code or proximity card, up to two of each, and $20 for a fob (owner credential application).
The association describes it as “the largest in Southwest Florida” (community information sheet); we have found no published measurement to confirm or size it. The pool rules describe its features: a waterfall, an island and a moat, none of which may be climbed or played in. It is open 8 a.m. to sunset, with the deck open to 9 p.m.
No. The posted rules read “WARNING: NO LIFEGUARD ON DUTY,” and “Children under age 14 must be accompanied by an adult under Florida law” (community information sheet). A pool attendant enforces the rules, approves floats and water games and may remove items used to save lounges.
Yes, two lighted Har-Tru courts used for social play and league play “up thru the USTA 4.0 level” (Falling Waters tennis). Because USTA league play requires three courts, the Falling Waters team plays its league matches under the YMCA name at the Greater Naples YMCA Tennis Center (tennis league sheet).
The master association’s published amenity list does not include pickleball courts; it lists two tennis courts, two bocce courts, an 18-hole putting green, two shuffleboard lanes and horseshoe pits (community information sheet). Buyers for whom pickleball matters should ask the association whether any court has since been converted.
No. The only golf feature is an 18-hole putting green beside the clubhouse (community information sheet). The nearest golf community by county zoning is Naples Heritage Golf and Country Club, about 0.8 mile away and private; Lely Resort’s Flamingo Island golf is about 19 minutes south (OSRM routing).
The published amenity list does not include a fitness room or gym (community information sheet). Residents walk and cycle the community’s roads, which the rules note are used by “several joggers, bikers, and walkers,” and use gyms along Davis and Collier boulevards.
Bocce leagues, tennis, shuffleboard, horseshoes, the putting green, a bowling league, pool and clubhouse activities, and outdoor events such as group walks, all posted on a monthly calendar (calendar; Falling Waters FAQ). The bocce Couples League aims for 60 to 72 couples a season (bocce couples sheet).
No 55-and-over restriction appears in any public Falling Waters record we found, and the pool rules address children under 14 directly (community information sheet). Many owners are retirees and seasonal residents, but age rules, if any, would be in a condominium’s recorded declaration, which a buyer receives before closing.
Yes, within your section’s leasing rules and the master’s registration rules. Renters must be registered two weeks before arrival with the master’s rental-gate form and fees of $160 to $230, and “The Owner is responsible for submitting a separate rental application form to their association for approval” (rental-gate entry form). Lease minimums are set by each condominium.
Each of the nine condominiums sets its own minimum lease term and lease frequency in its declaration and rules, and those terms are not published on the community’s public site (community information sheet). The master’s renter fee bands, up to 30 days, 31 to 60 days and over 60 days, show that stays of all three lengths occur.
Renters and guests without the owner pay $160 for a stay of up to 30 days ($80 bar code and $80 proximity card), $210 for 31 to 60 days and $230 for more than 60 days, effective January 1, 2025 (amenity rates). Annual leases renew the fee on the lease anniversary, and a returned proximity card earns a $5.00 refund.
Pets are governed condominium by condominium; the master rules bar pets from the pool area (community information sheet). Limits on number, size and breed are in each section’s declaration and rules, which are not on the public site. The Declaration and Rules govern, and we read them for a buyer before an offer.
Only inside a garage. “RV’s, Boats, Trailers, and any type of recreational vehicles are not allowed on Falling Waters property unless they can be placed inside a garage (not a carport)”; a visiting RV may stay 24 hours in the clubhouse overflow lot (community information sheet). Boat owners use outside storage.
The master association’s posted manager is Guardian Property Management (master board contact sheet). The condominiums use several firms: the state registry lists Guardian for Cascades, Falling Waters II, Rosewood and Water Crest, Cambridge Management for Magnolia Falls, Sand Castle for Amelia Lake, PMI Gulf Coast for Jasmine Court and Collier Financial for Falling Waters I (DBPR registry).
Falling Waters is in FEMA Zone X, an area of minimal flood hazard: every one of 34 sampled addresses inside the nine condominiums returned Zone X on panels 12021C0413J and 0414J, effective February 8, 2024 (FEMA NFHL). One edge parcel outside the condominiums on Cope Lane is AE. Check any single address before you buy.
A lender will not require it, because Falling Waters is outside FEMA’s Special Flood Hazard Area. Zone X is minimal hazard, not no hazard, so many owners carry an inexpensive contents policy, and unincorporated Collier’s CRS Class 5 rating discounts NFIP premiums (Collier floodplain management). The building’s flood coverage is the association’s decision.
Zone C at every sampled address (Collier evacuation zones). Zone C is ordered to evacuate only in stronger storms with higher surge forecasts, after Zones A and B. Zones are reviewed, so confirm yours each season at Know Your Zone.
We found no public report of storm surge reaching Falling Waters. The National Hurricane Center recorded maximum inundation of 6 to 9 feet above ground in coastal Naples during Ian (NHC Ian report), but Falling Waters is about four miles inland in Zone X and evacuation Zone C. For any building, the association’s records and the seller’s disclosure are the documents that answer it.
Not on the preliminary maps: FEMA’s preliminary panels 12021C0413K and 0414K keep all 34 condominium points in Zone X (FEMA preliminary NFHL). Collier opened the 90-day appeal period on the proposed maps on August 19, 2026 (Collier County news release).
Today’s Florida Building Code design speed at Falling Waters is 164 mph for ordinary residential buildings (Risk Category II), with 151, 177 and 185 mph for Categories I, III and IV (Collier GIS services). The buildings were permitted from 1992 to 2002 under older codes, so each building’s wind-mitigation report shows what protection it actually has.
Florida’s milestone inspection law applies to condominium buildings “three habitable stories or more in height” (s. 553.899). Cascades’ association describes nine two-story buildings (Cascades). For other sections, confirm each building’s height and its milestone and structural-reserve status in the association’s official records before closing.
Calusa Park Elementary, East Naples Middle and Lely High for the 2026 to 2027 school year (CCPS address lookup). For 2025 to 2026, Calusa Park earned an A, as it has every year since 2021 to 2022; East Naples Middle an A, its third straight; and Lely High a B (CCPS 2026 Accountability Brief). Zoning can change, so check each address.
Yes, next door. Seacrest Country Day School, 7100 Davis Boulevard, is an independent college-preparatory school for preschool through grade 12 founded in 1983 (Seacrest location; Seacrest about). Its campus is about 0.17 mile from Falling Waters’ edge on the county zoning layer.
Physicians Regional Medical Center on Collier Boulevard is about 5.0 road miles, 12 free-flow minutes, and the NCH Healthcare Southeast campus about 5.1 miles, also 12 minutes; NCH Baker Hospital downtown is 6.0 miles, about 14 minutes (OSRM routing; Physicians Regional). Season traffic adds time.
Fifth Avenue South is 5.1 road miles, about 11 free-flow minutes, and the Naples Pier beach is 6.3 miles, about 14 minutes (OSRM routing, Oct 2026). Tigertail Beach on Marco Island is about 35 minutes. Falling Waters is one of the closest gated condominium communities to downtown on the Davis Boulevard corridor.
Southwest Florida International Airport is 33.6 road miles, about 46 free-flow minutes, and I-75 at Exit 101 (Collier Boulevard) is 3.1 miles, about 8 minutes (OSRM routing). FDOT expects its interchange rebuild at Exit 101, with a flyover over Davis Boulevard, to finish at the end of 2026 (FDOT project 425843-2).
A Whole Foods Market of about 31,995 square feet is planned as the anchor of Vitano, the proposed mixed-use plan at Davis and Santa Barbara boulevards, about 0.26 mile from Falling Waters’ zoning edge; Amazon confirmed a store “is in development at this location” (Naples Press). The developer hopes to break ground in 2027, with retail about 20 months later.
Greater Naples Fire Rescue District (Collier fire district layer). Falling Waters is in unincorporated Collier County, County Commission District 1 (Collier commission district layer), and the Collier County Sheriff’s Office provides law enforcement.
Owners apply through the Member Center with the owner bar code and proximity card application, vehicle registration and photo ID: up to two bar codes and two proximity cards at $15 each, or a fob at $20 (owner credential application). The form notes that under section 718.103 of the condominium act, a trustee or LLC manager holds legal title to a unit owned that way.
The master association’s website, fallingwatersdavis.com, posts the community rules, credential forms and section pages publicly; owners who register for a website ID get the document library, with folders for the master and each of the nine associations, including wind mitigation reports (Falling Waters FAQ). Buyers receive the governing documents from the seller under Florida’s condominium resale rules.
For a buyer who wants a gated condominium in Zone X, close to downtown, with a resort pool and no golf dues, Falling Waters fits well, with a $332,000 median over the last 12 months (Southwest Florida MLS). The trade-offs are older buildings, two unpublished fee layers and section-by-section rules. Collier’s redevelopment director calls the Davis corridor “a buy-and-hold neighborhood for sure” (Gulfshore Business). Buying? Call Marc at (239) 287-5873.
| Document | What it is | Official link |
|---|---|---|
| Community information and rules, with pool rules | gate, hours, vehicles, pool rules | Falling Waters Master Association |
| Bar code and proximity card amenity rates, effective Jan 1, 2025 | credential charges for owners, renters and guests | Falling Waters Master Association |
| Rental-gate entry form | renter registration and fees | Falling Waters Master Association |
| Owner bar code and proximity card application | owner credentials | Falling Waters Master Association |
| Guest without owner in residence form | guest registration | Falling Waters Master Association |
| Florida condominium registry extract | units, recording dates, managers | Florida DBPR |
| CCPS 2026 Accountability Brief | school grades | Collier County Public Schools |
| Davis Boulevard Phase 4A landscape plans | beautification plans for one segment of the Davis Boulevard project | Collier County |
| NHC Hurricane Ian report | storm surge record | National Hurricane Center |
| Florida Statutes s. 718.503 | condominium resale disclosure duties | Florida Legislature |
| Florida Statutes s. 718.116 | condominium estoppel certificate | Florida Legislature |
| Documentary stamp tax | rate and filing guidance | Florida Department of Revenue |
McGreevy and Comisar are your Falling Waters real estate experts: Jesse has sold Southwest Florida real estate since 2004, the team has worked together since 2008, and they read the Falling Waters record section by section, from nine condominium associations and their managers to the gate credential rules, the Zone X flood maps and 40 MLS closings. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008.
Jesse McGreevy: (239) 898-6072 · [email protected]
Marc Comisar: (239) 287-5873
Office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134
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).
Our Naples office is at 9180 Galleria Ct #200, Naples, FL 34109. McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more at DomainRealtyGroup.com. Selling? Call Jesse direct at (239) 898-6072 or request a Falling Waters home valuation. Buying? Call Marc at (239) 287-5873 and read how we represent buyers.
community information sheet, retrieved October 2026
FEMA NFHL, retrieved October 2026
DBPR registry, retrieved October 2026
Falling Waters FAQ, retrieved October 2026
rental-gate entry form, retrieved October 2026
amenity rates, retrieved October 2026
owner credential application, retrieved October 2026
Collier evacuation zones, retrieved October 2026
Collier CDD layer, retrieved October 2026
s. 718.503, retrieved October 2026
Magnolia Falls, retrieved October 2026
Amelia Lake, retrieved October 2026
Rosewood, retrieved October 2026
Cascades, retrieved October 2026
Falling Waters I, retrieved October 2026
Collier floodplain management, retrieved October 2026
Citizens, retrieved October 2026
Florida OIR, retrieved October 2026
Florida DOR, retrieved October 2026
s. 718.116, retrieved October 2026
s. 553.899, retrieved October 2026
Falling Waters tennis, retrieved October 2026
bocce, retrieved October 2026
CCPS 2026 Accountability Brief, retrieved October 2026
Seacrest, retrieved October 2026
Naples Press, retrieved October 2026
FDOT project 425843-2, retrieved October 2026
Berkshire Lakes Master Association, retrieved October 2026
Sunbiz, retrieved October 2026
Collier PUD layer, retrieved October 2026
Florida Weekly, 2021, retrieved October 2026
Sunbiz, L20680, retrieved October 2026
tennis league sheet, retrieved October 2026
calendar, retrieved October 2026
bocce couples sheet, retrieved October 2026
master board contact sheet, retrieved October 2026
Know Your Zone, retrieved October 2026
NHC Ian report, retrieved October 2026
FEMA preliminary NFHL, retrieved October 2026
Collier County news release, retrieved October 2026
Collier GIS services, retrieved October 2026
CCPS address lookup, retrieved October 2026
Seacrest about, retrieved October 2026
Physicians Regional, retrieved October 2026
Collier fire district layer, retrieved October 2026
Collier commission district layer, retrieved October 2026
Gulfshore Business, retrieved October 2026
Falling Waters Master Association, retrieved October 2026
Collier County, retrieved October 2026
Falling Waters Master Association, retrieved October 2026
Sunbiz, L37611, retrieved October 2026
Sunbiz, N41842, retrieved October 2026
address point layer, retrieved October 2026
Sunbiz, N47954, retrieved October 2026
Sunbiz, N99000002689, retrieved October 2026
Sunbiz, N93000003841, retrieved October 2026
Sunbiz, N50257, retrieved October 2026
Sunbiz, N35750, retrieved October 2026
Sunbiz, N35749, retrieved October 2026
s. 718.112, retrieved October 2026
Water Crest, retrieved October 2026
Falling Waters II, retrieved October 2026
Jasmine Court, retrieved October 2026
Magnolia Cove, retrieved October 2026
Rookery Bay, retrieved October 2026
Fall 2026 bocce sheet, retrieved October 2026
bowling, retrieved October 2026
things to do, retrieved October 2026
Collier basins layer, retrieved October 2026
Collier FEMA24 layer, retrieved October 2026
Collier CHHA layer, retrieved October 2026
Collier elevation certificates, retrieved October 2026
Calusa Park Elementary, retrieved October 2026
East Naples Middle, retrieved October 2026
Lely High, retrieved October 2026
Collier Area Transit, retrieved October 2026
Gulfshore Business, retrieved October 2026
Collier landscape projects, retrieved October 2026
Naples Botanical Garden, retrieved October 2026
Naples Press, retrieved October 2026
2026 budget, retrieved October 2026
s. 689.302, retrieved October 2026