Updated October 2026
Buy a home in Hacienda Lakes, Naples, with McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008. Seven Shores, Azure and Esplanade compared, CDD and HOA costs totaled, flood letters checked. Call Marc at (239) 287-5873.
Updated October 2026 · Jesse McGreevy and Marc Comisar, Domain Realty
Buying a home in Hacienda Lakes means choosing a neighborhood before you choose a house: Esplanade at Hacienda Lakes, a sold-out Taylor Morrison resale market; Azure at Hacienda Lakes, Toll Brothers single-family homes, villas and a 24-unit condominium; or Seven Shores, where Toll Brothers is still building in 2026. Hacienda Lakes is a 2,262-acre master-planned community in East Naples, Florida, ZIP 34114, with no master HOA and two community development districts. This page is the purchase path: what each neighborhood costs, which documents set your carrying cost, and how we negotiate. For the community itself, its history, master plan, governance and full flood record, read our Hacienda 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 representation process. Before you tour a single home, we will show you which Hacienda Lakes neighborhood fits how you want to live and which CDD line, estoppel and FEMA letter decide what that home really costs to own.
If you already own in Hacienda Lakes and are selling to buy again, see how we sell Hacienda Lakes homes and how our Hacienda Lakes home valuation works. Call Jesse direct at (239) 898-6072 for the sale side of a move.
Buying a home in Hacienda Lakes takes four decisions most Naples purchases do not: choosing among three neighborhoods built by two builders, reading a neighborhood HOA with no master association above it, checking which of two CDDs bills the lot and how much bond debt remains, and reading the FEMA letter that removes the lot from a mapped flood zone.
Hacienda Lakes holds three for-sale neighborhoods inside its zoning district. Esplanade at Hacienda Lakes has 443 detached homes built by Taylor Morrison from 2014 to 2023. Azure at Hacienda Lakes has 405 homes by Toll Brothers, built 2017 to 2024, including the 24-unit Coach Collection condominium. Seven Shores has 413 homes planned by Toll Brothers and is the only neighborhood still building (Hacienda Lakes CDD FY2027 adopted O&M assessments; Hacienda North CDD organizational package, July 13, 2022; Florida DOR 2026 cadastral roll).
There is no master homeowners association. The Sunbiz name index holds one entity beginning “Hacienda Lakes,” and it is the developer, Hacienda Lakes of Naples, LLC (Sunbiz name index “HACIENDA LAKES”, read October 2026). So a buyer answers to one neighborhood HOA, its gate, its clubhouse and its rules, and nothing above it except the community development district.
Two community development districts own the lakes and the stormwater system and bill every lot on the November Collier County tax bill. The Hacienda Lakes CDD covers Esplanade, Azure and the neighboring Sapphire Cove; the Hacienda North CDD covers Seven Shores only (Collier County CDD layer, read October 2026). For FY2027 the gross CDD line runs $1,315.51 to $2,273.72 a year on Esplanade and Azure lots and $2,494.23 to $4,642.59 on Seven Shores lots, by lot class (Hacienda Lakes CDD board agenda packet, August 17, 2026; Hacienda North CDD FY2027 adopted assessments). That line belongs in your budget next to the HOA dues and the property tax.
The Esplanade name trips up buyers and search filters. Taylor Morrison built three separate Naples communities called Esplanade. Esplanade at Hacienda Lakes is the East Naples neighborhood inside Hacienda Lakes, ZIP 34114, with no golf course. Esplanade Golf and Country Club is a different community in ZIP 34119, north Naples, with its own association and its own course. Esplanade by the Islands is a separate community near Marco Island with its own association and market. None of the figures on this page include sales from either of the other two. When a listing says “Esplanade,” confirm the ZIP, the association name on the estoppel and that the folio sits on the Hacienda Lakes CDD roll before you compare fees, amenities or prices.
Three other names cause the same confusion. Tamarindo, south of Esplanade, is a separate plat with its own CDD (Tamarindo CDD Ordinance 2020-19). Caymas, north of Seven Shores, is its own community with its own CDD. And The Gallery at Hacienda Lakes, at 8480 Rattlesnake Hammock Road, is a senior living community in a separate PUD, not a for-sale neighborhood (Collier County PUD layer).
Within the first week of a Hacienda Lakes contract we ask for seven things, each explained in its own section below: the HOA estoppel certificate and adopted budget; for Azure, the purchase application and its $1,500 capital contribution; the CDD line on the seller’s most recent tax bill and whether the lot has prepaid its debt; the lot’s FEMA LOMR-F case number and elevation certificate; a wind-mitigation report and the roof permit date; a flood insurance quote; and, for a Coach Collection condominium, the declaration, insurance schedule and structural determination. Our full checklist is in What Should You Ask for in the First Week?.
Hacienda Lakes buyers work with McGreevy and Comisar because a purchase here turns on records a listing never shows: which CDD bills the lot and how much bond debt is left, which FEMA letter removes it from the mapped flood zone, and what the neighborhood HOA charges when only one of three publishes its dues. We put a source line behind every Hacienda 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 Hacienda Lakes itself on this page comes from the Southwest Florida MLS and from county, state, federal, district and association records: in the 12 months to October 13, 2026 we tracked 64 closed Hacienda Lakes sales at a $663,000 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 neighborhood: whether you want new construction, a villa or condominium, a lower CDD line, a lease or a home farther from the Swamp Buggy grounds decides which of the three neighborhoods is even on the list. Second, pulling the paper: the HOA estoppel and budget, Azure’s purchase application, the CDD line for the exact lot class and any prepayment. Third, reading the map: the effective FEMA zone, the LOMR-F letter for the phase and the elevation certificate for the house. Fourth, negotiating with the full cost of ownership on the table rather than the list price alone.
Before a Hacienda Lakes showing we confirm which CDD bills the lot and which class it sits in, whether the debt line has been prepaid, which FEMA letter covers its phase, whether an elevation certificate is on file with the county, whether the HOA publishes its dues, and how many recent sales its neighborhood has to price against. For a Coach Collection unit we also check the association’s status on the state’s DBPR condominium roster. A tour then answers what only a walk-through can: the lake or preserve view, the lot line, the roof and openings, how close the home sits to Seven Shores construction or the Collier Boulevard frontage, and how the home has been kept.
These are the facts that most change a Hacienda Lakes purchase, each sourced in the sections below. Hacienda Lakes is three neighborhoods with different builders, ages and carrying costs, and every market figure is from the Southwest Florida MLS, closed sales Oct 13, 2025 to Oct 13, 2026, pulled Oct 13, 2026.
This page follows the order of a Hacienda Lakes purchase: choose a neighborhood, price it, document it, insure it, finance it, close it and live in it. Use the list below to jump to the part that matters to you, or call Marc at (239) 287-5873 and we will walk the whole path with you before you write an offer.
We track Hacienda Lakes through the Southwest Florida MLS closed-sales record for the 12 months from October 13, 2025 to October 13, 2026, which counted 64 sales across three neighborhood names, and we read every neighborhood against district, county and state records for home counts, lot classes and years built. Both kinds of source are labeled where used.
Data updated: October 2026 (Southwest Florida MLS, closed sales Oct 13, 2025 to Oct 13, 2026, pulled October 13, 2026; Florida DOR 2026 roll for living area and year built).
The pull is every Southwest Florida MLS closed sale filed under Hacienda Lakes in Naples for the 365 days ending October 13, 2026: 58 standard closed sales and 6 Sold Data Entry sales, all six in Seven Shores, at $2,287,274, $2,206,184, $1,734,699, $1,562,969, $1,102,571 and $738,180, entered after closing. Those six are real recorded sales, so they count in every count, median, range and volume figure on this page; they are left out only of the sale-to-list ratio (sold price over final list price) and days on market. Days on market and sale-to-list use the 56 sales that carry a marketing period and both prices. Medians use the middle value for an odd count and the mean of the middle pair for an even count (Southwest Florida MLS, closed sales Oct 13, 2025 to Oct 13, 2026).
Sapphire Cove, which pays Hacienda Lakes CDD assessments from just outside the zoning district, is tracked by the MLS as its own development, so its 4 sales (from an earlier extract of closed sales August 11, 2025 to August 11, 2026, not the October 2026 pull) are shown separately and are not in the 64. The same goes for Tamarindo and Caymas.
Hacienda Lakes mixes a fully resale Taylor Morrison neighborhood, a Toll Brothers neighborhood with villas and condominiums, and a Toll Brothers neighborhood with builder closings above $2 million. A single community median moves with the mix of what happened to close: the $663,000 median sits between Esplanade’s $590,000 and Seven Shores’ $985,000 and describes neither. The average, $905,412 ($57,946,360 divided by 64), sits far above the median because nine Seven Shores closings at $1,500,000 or more pull it up. That is why this page prices by neighborhood and by price band, never by one community number.
The Hacienda Lakes market for buyers is part resale and part new construction: 64 closed sales in the 12 months to October 13, 2026, a $663,000 median and prices from $450,000 to $2,842,483. Esplanade and Azure are built out and trade as resales, while Seven Shores mixes Toll Brothers closings with early resales.
Data updated: October 2026
We tracked 64 closed sales in Hacienda Lakes from Oct 13, 2025 to Oct 13, 2026, $57,946,360 in volume (Southwest Florida MLS). Typical days on market in this window is 64.5 (median, 56 sales with a marketing period). The median final list price is $643,948 and the sale-to-list ratio is 95.9%. The median sold price per square foot is $352. Homes for sale today: 45 active and 11 pending, which is 8.4 months of supply (active listings divided by the monthly closing pace of the last 12 months).
Measure | Hacienda Lakes, 12 months |
|---|---|
Closed sales | 64 (58 standard, 6 entered after closing) |
Median sold price | $663,000 |
Average sold price | $905,412 |
Low and high | $450,000 to $2,842,483 |
Sales volume | $57,946,360 |
Neighborhoods with sales | 3 |
Median days on market | 64.5 (94 in the prior 12 months) |
Median sold price per square foot | $352 |
Median final list price (sold homes) | $643,948 |
Active listings, October 13, 2026 | 45 active, 11 pending; 8.4 months of supply |
Source: Southwest Florida MLS, closed sales Oct 13, 2025 to Oct 13, 2026, pulled Oct 13, 2026. The median is the mean of the middle pair, $651,000 and $675,000, because 64 is an even count. The median sale-to-list ratio was 95.9%, against 94.2% in the prior 12 months.
Neighborhood | Closed sales | Median | Low | High | Share of sales |
|---|---|---|---|---|---|
Seven Shores | 25 | $985,000 | $505,000 | $2,842,483 | 39.1% |
Azure at Hacienda Lakes | 20 | $655,500 | $495,000 | $1,450,000 | 31.3% |
Esplanade at Hacienda Lakes | 19 | $590,000 | $450,000 | $879,000 | 29.7% |
Sapphire Cove (tracked separately; not in the 64; earlier extract, closed Aug 11, 2025 to Aug 11, 2026) | 4 | Not shown, thin | $638,333 | $1,025,000 | n/a |
Source: Southwest Florida MLS, closed sales Oct 13, 2025 to Oct 13, 2026. Shares are each neighborhood’s sales divided by 64. Sapphire Cove’s four sales, from the earlier extract of closed sales August 11, 2025 to August 11, 2026, were $638,333, $975,000, $975,000 and $1,025,000, too few to read as a stable market rate for a 75-home neighborhood. The MLS Building Design field splits the 20 Azure sales into 8 single-family homes, 10 villas and 2 low-rise condominium sales, the building type of the Coach Collection.
Seven Shores led with 25 sales and the widest range. Azure’s 20 sales, at a $655,500 median, sat just below the community-wide $663,000. Esplanade at Hacienda Lakes, built out and resale-only, posted the lowest median, $590,000, on 19 sales. Worked example, the Seven Shores premium: $985,000 minus $590,000 is $395,000. That gap is not a like-for-like price per home; it reflects newer construction, larger plans and builder closings in Seven Shores against a fully resale market in Esplanade.
Price band | All 64 | Seven Shores | Azure at Hacienda Lakes | Esplanade at Hacienda Lakes |
|---|---|---|---|---|
Under $500,000 | 6 | 0 | 1 | 5 |
$500,000 to $749,999 | 31 | 9 | 11 | 11 |
$750,000 to $999,999 | 11 | 4 | 4 | 3 |
$1,000,000 to $1,499,999 | 7 | 3 | 4 | 0 |
$1,500,000 and up | 9 | 9 | 0 | 0 |
Sales volume | $57,946,360 | $31,453,860 | $15,066,000 | $11,426,500 |
Source: Southwest Florida MLS, closed sales Oct 13, 2025 to Oct 13, 2026; bands and volumes summed from the closed-sale rows.
The $500,000 to $749,999 band is the heart of the market: 31 of 64 sales, spread almost evenly across the three neighborhoods. Below $500,000 the market belongs to Esplanade (5 of 6 sales). Azure holds the deepest $1,000,000 to $1,499,999 tier (4 sales). Above $1,500,000 every sale was in Seven Shores, which is why Seven Shores produced $31,453,860 of the $57,946,360 total, more than Azure and Esplanade combined.
Month | Closed sales |
|---|---|
Oct 2025 (from Oct 13) | 9 |
Nov 2025 | 3 |
Dec 2025 | 1 |
Jan 2026 | 1 |
Feb 2026 | 7 |
Mar 2026 | 6 |
Apr 2026 | 11 |
May 2026 | 7 |
Jun 2026 | 5 |
Jul 2026 | 6 |
Aug 2026 | 4 |
Sep 2026 | 3 |
Oct 2026 (to Oct 13) | 1 |
Total | 64 |
Source: Southwest Florida MLS, closed sales Oct 13, 2025 to Oct 13, 2026, counted by close date.
April 2026 (11 closings) and October 2025 (9, counted from Oct 13) were the busiest months, and December 2025 and January 2026 had one closing each. Twelve months is too short a record to call a seasonal pattern, and Seven Shores builder closings follow construction schedules as much as buyer demand, so read the table as this year’s timing only. For a buyer, the practical point is that contracts written in the winter close in the spring, when the table peaks.
Sales relative to the size of each neighborhood show where a buyer will find the most choice. We tracked 19 Esplanade sales against 443 homes, 4.3%; 20 Azure sales against 405 homes, 4.9%; and 25 Seven Shores sales against 413 planned homes, 6.1%, a figure lifted by builder closings (Hacienda Lakes CDD FY2027 adopted O&M assessments; Hacienda North CDD organizational package; Southwest Florida MLS, same window). At those rates a buyer searching one neighborhood should expect roughly one or two closings a month, so a short list that spans two neighborhoods sees more homes.
How long Hacienda Lakes homes sit and how far below asking they close are the two numbers buyers ask about most, and the October 2026 pull answers both: the median home that carried a marketing period took 64.5 days on market and closed at a sale-to-list ratio of 95.9% (Seven Shores 93 days and 95.6%, Azure 117 days and 95.9%, Esplanade 23 days and 96.7%), with 45 active listings on the market. The export holds the final list price only, so it understates any cut from the original ask. The honest read on a specific home still comes from the listing in front of you: its own price history, how long it has been listed and what its neighborhood’s last sales closed at. We pull those for every home on your short list before you write an offer.
Hacienda Lakes closed 64 sales at a $663,000 median in the 12 months to October 13, 2026, but the CDD line on the same-size lot runs $1,997.34 a year in Esplanade and $3,099.45 in Seven Shores (FY2027 district schedules), and only Azure publishes its HOA dues. McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, start every Hacienda Lakes buyer consultation with those two records. Buying? Call Marc at (239) 287-5873, read our buyer representation process, or use the buyer-consultation request on this page. Selling a home first? Start with a free Hacienda Lakes home valuation or Call Jesse direct at (239) 898-6072.
A Hacienda Lakes budget under $500,000 points almost only to Esplanade resales; $500,000 to $750,000 opens all three neighborhoods; $750,000 to $1,500,000 is Azure single-family and Seven Shores territory; and above $1,500,000 every closing in the last 12 months was in Seven Shores. Each band below uses the Southwest Florida MLS, closed sales Oct 13, 2025 to Oct 13, 2026.
Six of 64 sales closed under $500,000: five in Esplanade at Hacienda Lakes, from $450,000 to $485,000, and one in Azure at $495,000. Esplanade is a neighborhood of detached homes, so this is the band where a buyer gets a single-family Taylor Morrison home in a gated neighborhood with its own amenity center. The MLS Building Design field tags all five Esplanade sales as Villa Attached and the Azure sale as a villa, so confirm the product of any listing against the plat and the roll. The 2026 Florida DOR roll puts Esplanade living area at 1,885 to 3,544 square feet (10th to 90th percentile), median 2,708, so homes at the low end of the price band are usually the smaller plans on the District’s 42-foot class lots (Florida DOR 2026 cadastral roll). Budget the CDD line too: $1,720.95 a year on a 42-foot lot that has not prepaid, $297.55 on one that has (Hacienda Lakes CDD board agenda packet, August 17, 2026).
Thirty-one sales, nearly half the market, closed in this band: 9 in Seven Shores, 11 in Azure and 11 in Esplanade. In Seven Shores, six of those closings sat between $505,000 and $540,000, below the Harbor collection’s $599,995 base, and the District assesses 184 Seven Shores lots in a “Twin Villa” class; the MLS Building Design field tags five of the six as Villa Attached and one, at $537,500, as single-family, so most are consistent with that class. In Azure, this band holds 9 villas (about 1,900 to 2,020 square feet on the DOR roll) and 2 low-rise condominium sales, the building type of the Coach Collection condominiums (1,944 to 2,611 square feet). In Esplanade it holds 9 sales tagged single-family and 2 tagged villa.
Eleven sales closed here: 3 in Esplanade, 4 in Seven Shores and 4 in Azure. This is the band where a buyer weighs a larger resale Esplanade home on a 62-foot lot against a newer Seven Shores home, and the CDD line is the clearest difference: $2,273.72 a year on an Esplanade 62-foot lot against $3,099.45 to $3,780.46 on Seven Shores 52- and 59-foot lots in FY2027 (Hacienda North CDD FY2027 adopted assessments). Toll Brothers’ Landing collection starts at $852,995 and Port at $979,995, so new construction also enters this band.
Seven sales closed between $1,000,000 and $1,499,999: 4 in Azure, 3 in Seven Shores and none in Esplanade. Azure is the neighborhood with the deepest tier here, and all four Azure sales are tagged single-family in the MLS; Toll Brothers’ archived 2019 Azure pages list Signature, Coach, Villa, Heritage and Estate collections, and single-family neighborhood medians run about 3,000 to 3,130 square feet on the DOR roll (Toll Brothers, Azure Estate Collection, archived July 18, 2019). Azure’s published HOA dues of $1,600 a quarter make it the one neighborhood where a buyer at this price can total the HOA and CDD layers before writing an offer.
All nine closings at $1,500,000 or more were in Seven Shores, topped by $2,842,483 in April 2026, and four of the nine were entered after closing. Every one closed above the Port collection’s $979,995 base, because the base is a list “from” price and the gap is the lot, the plan and the options a buyer adds (Toll Brothers, Seven Shores, October 2026). Toll’s Port plans run 2,927 to 5,397-plus square feet. A buyer here should also price the largest CDD line in the community: $4,642.59 a year on a 77-foot lot in FY2027.
The right Hacienda Lakes neighborhood depends on what you want to own: Seven Shores for new Toll Brothers construction, Esplanade at Hacienda Lakes for the lowest resale entry and a single-family home, and Azure at Hacienda Lakes for a choice of single-family homes, villas or Coach Collection condominiums under one HOA with published dues.
The short guide below sorts the three neighborhoods by the questions buyers ask us first. Each answer points to the record behind it, and each neighborhood has a deeper section further down this page.
Seven Shores is the only Hacienda Lakes neighborhood with new homes in 2026. Toll Brothers markets its Harbor, Landing and Port collections from $599,995, $852,995 and $979,995, across 15 home designs with one- and two-story plans, 2- to 4-car garages and natural gas, and posted 8 quick move-in homes in October 2026 (Toll Brothers, Seven Shores, read October 2026). Esplanade at Hacienda Lakes is sold out per Taylor Morrison, and Toll’s Azure page now redirects to its Florida index, so every Esplanade and Azure purchase is a resale.
Look first at Esplanade at Hacienda Lakes. Five of its 19 sales in the 12 months to October 13, 2026 closed under $500,000, from $450,000 to $485,000, and eleven more closed between $500,000 and $749,999 (Southwest Florida MLS, closed sales Oct 13, 2025 to Oct 13, 2026). Azure had one sale under $500,000, at $495,000. In Seven Shores, six closings sat between $505,000 and $540,000, below the Harbor collection’s $599,995 base; the MLS tags five of the six as Villa Attached and one as single-family, and we confirm each against its plat and permit before you compare it.
On published figures, a Coach Collection condominium in Azure carries the lowest HOA-plus-CDD total in Hacienda Lakes: $1,350 a quarter in Azure HOA dues ($5,400 a year) plus a $1,315.51 FY2027 CDD line, $6,715.51 a year before any separate condominium assessment, which is not published (Azure at Hacienda Lakes HOA FAQ; Hacienda Lakes CDD board agenda packet, August 17, 2026). Among single-family homes, an Esplanade lot whose debt has been prepaid pays only the $297.55 to $495.90 operations charge on the CDD line, though its HOA dues are not published.
Azure at Hacienda Lakes is the one neighborhood that publishes a leasing rule: leases of at least 90 days, up to 4 times a year (Azure HOA FAQ, read October 2026). Esplanade, Seven Shores and Sapphire Cove publish none, so the recorded Declaration and Rules govern, and we read them for you before you commit. Seven Shores also holds 96 build-to-rent homes under one owner, which matters if you plan to lease there, because those homes compete for the same tenants.
Azure is the neighborhood with villas and condominiums on its HOA’s published dues schedule: villas at $1,700 a quarter, Coach Collection condominiums at $1,350. Villa living area runs about 1,900 to 2,020 square feet and Coach Collection units 1,944 to 2,611 square feet, median 2,277, on the 2026 roll (Florida DOR 2026 cadastral roll). Seven Shores carries a District “Twin Villa” assessment class of 184 lots, but Toll Brothers markets three single-family collections there in October 2026, so a “villa” label on a Seven Shores listing needs the recorded plat and the builder’s disclosure behind it.
The Florida Sports Park, where the Swamp Buggy Races run, sits inside the DRI at 8520 Rattlesnake Hammock Road. Measured straight-line from the center of each neighborhood to the venue’s county address point, it is 0.38 miles from Seven Shores, 0.77 miles from Esplanade and 0.85 miles from Azure (Collier County site address points; Swamp Buggy Races FAQs). The next races are scheduled January 24, February 28 and April 3, 2027 (Swamp Buggy Races schedule). If race-day sound matters to you, visit on one of those dates before you buy.
Factor | Esplanade at Hacienda Lakes | Azure at Hacienda Lakes | Seven Shores |
|---|---|---|---|
Builder | Taylor Morrison | Toll Brothers | Toll Brothers |
Homes | 443 | 405, including 24 Coach Collection condominiums | 413 planned; 400 lots on the FY2027 roll |
Built | 2014 to 2023 | 2017 to 2024 | Building since 2024 |
Product | Single-family | Single-family, villas, condominiums | Single-family collections; District Twin Villa class |
12-month sales and median | 19 at $590,000 | 20 at $655,500 | 25 at $985,000 |
HOA dues | Not published (budget, estoppel) | $1,600 / $1,700 / $1,350 a quarter | Not published (budget, Toll disclosure, estoppel) |
FY2027 CDD line, gross | $1,720.95 to $2,273.72 | $1,315.51 to $2,273.35 | $2,494.23 to $4,642.59 |
Bond maturity | May 1, 2044 | May 1, 2046 | May 1, 2053 |
Clubhouse | Amenity center, 8490 Viale Circle | Clubhouse, 8808 Saint Lucia Drive | The Meridian, 8936 Oceana Way |
Gate | Gated | Gatehouse staffed 7 a.m. to 7 p.m. | Gated |
Straight-line to Swamp Buggy grounds | 0.77 mi | 0.85 mi | 0.38 mi |
Sources: Southwest Florida MLS, closed sales Oct 13, 2025 to Oct 13, 2026; Hacienda Lakes CDD FY2027 adopted O&M assessments; Hacienda North CDD FY2027 adopted assessments; Hacienda North CDD organizational package; Azure HOA FAQ; Esplanade HOA portal; builder pages; all read October 2026.
A Seven Shores buyer is choosing between a new Toll Brothers home and an early resale on the same streets. The builder’s list “from” prices start at $599,995, closings in the last 12 months ran from $505,000 to $2,842,483 at a $985,000 median, and every Seven Shores lot carries the community’s heaviest CDD line, $2,494.23 to $4,642.59 a year.
Seven Shores is the marketing and MLS name for the North Area of the MPUD. Its recorded plats read “Hacienda North Phase 1” (Plat Book 73, Pages 21 to 30) and “Seven Shores Phases 1, 2 and 3”, with lots numbered continuously to 400, and its own district, the Hacienda North CDD, was created by Ordinance 2022-21 on June 14, 2022. The neighborhood sits north of Rattlesnake Hammock Road, with its entrance from Collier Boulevard via Hacienda Lakes Parkway and Brighton Boulevard, and Toll’s sales center is at 8876 Oceana Way.
Toll collection (October 2026) | Living area | List price “from” |
|---|---|---|
Harbor | 1,893 to 3,128+ sq ft | $599,995 |
Landing | 2,475 to 3,790+ sq ft | $852,995 |
Port | 2,927 to 5,397+ sq ft | $979,995 |
Source: Toll Brothers, Seven Shores, read October 2026.
A “from” price is the base price of the smallest plan in a collection on a standard lot. The closed record shows how far real contracts move from it: all nine Seven Shores closings at $1,500,000 or more sat above the Port collection’s $979,995 base, and the top closing was $2,842,483 in April 2026 (Southwest Florida MLS, closed sales Oct 13, 2025 to Oct 13, 2026). The gap is the lot, the plan and the options a buyer chooses. Before you sit down at the sales center, we price the lot premium, the options list and the closing-cost terms in the builder’s purchase agreement against what the same money buys in a finished resale two streets away.
The county issued 290 single-family certificates of occupancy in Seven Shores from 2024 through September 28, 2026: 31 in 2024, 132 in 2025 and 127 in 2026 (Collier County growth model CO layer). The Hacienda North CDD recorded “approximately 140 units left to be sold” at its May 19, 2026 meeting (Hacienda North CDD board agenda packet, August 18, 2026). Phase 3 lots on Piper Street, Cascade Meadows and Oceana Way were vacant on the January 1, 2026 roll, and the county accepted their water and sewer systems, valued at $769,065.50, on September 8, 2026 (Collier BCC agenda packet, September 8, 2026). For a buyer, that means construction traffic and new competing inventory for some time yet, and a resale market that prices against the builder’s current incentives.
Ninety-six Seven Shores parcels on 11.4 acres, 52 on Catamaran Drive and 44 on Driftwood Drive, are titled to Seven Shores Build To Rent, LLC (Sunbiz M24000007865, filed June 18, 2024), whose member is B2R Partners II Holdco II, LLC of Scottsdale, Arizona (Collier County parcels layer; Sunbiz). Of the 96, 95 have certificates of occupancy (12 in 2025 and 83 in 2026). That is 23.2% of the 413 planned homes (96 divided by 413). The homes share the Seven Shores HOA and the Hacienda North CDD, and no primary record we read ties a rental brand to them. A buyer choosing a street in Seven Shores should know which blocks are single-owner rentals.
A Seven Shores resale offers what a new build cannot: a finished lot, landscaping, window treatments, often a permitted pool, and a closing in weeks rather than months. A new home offers plan choice, a fresh builder warranty and the newest elevation certificate. Both pay the same Hacienda North CDD line for the same lot class. We set the two side by side for you with the builder’s current quick move-in list and the resale listings on the same streets. A dedicated Seven Shores neighborhood page is coming, with its own market snapshot and its association details.
An Esplanade at Hacienda Lakes buyer is buying a resale Taylor Morrison home built 2014 to 2023 in a sold-out, gated neighborhood with the lowest median in the community, $590,000 on 19 sales. The checks that matter are the lot’s CDD class, whether its bond debt is prepaid, the unpublished HOA dues, the roof’s age and the lake bank behind the house.
Esplanade at Hacienda Lakes holds 443 detached homes in three District lot classes: 146 at 42 feet, 216 at 52 feet and 81 at 62 feet (Hacienda Lakes CDD FY2027 adopted O&M assessments). Streets include Lucello Terrace, Palacio Terrace, Viale Circle and Viale Way, Maggiore Court, Sevilla Court, Volaro Way, Promoso Court, Calle Canovas and Rosa Court. The association, Esplanade at Hacienda Lakes Homeowners Association, Inc. (Sunbiz N14000000987, filed January 31, 2014), is managed by KW Property Management (Esplanade HOA portal, read October 11, 2026).
Esplanade’s original Series 2014 bonds, $10,950,000 at 6.25% and 6.50%, were refunded on April 23, 2024 by an $8,103,000 Series 2024 bond at 4.20%, due May 1, 2044; the District called it “a 20.9% savings” (Hacienda Lakes CDD meeting package, November 25, 2024). The FY2027 gross CDD line is now $1,720.95 on a 42-foot lot, $1,997.34 on a 52-foot lot and $2,273.72 on a 62-foot lot (Hacienda Lakes CDD board agenda packet, August 17, 2026).
On the FY2027 roll, 34 Esplanade lots (16, 11 and 7 across the three classes) show no debt line because an owner prepaid; they pay only the $297.55, $396.72 or $495.90 operations charge. Worked example: two 52-foot Esplanade homes listed at the same price are not the same purchase if one has prepaid. $1,997.34 minus $396.72 is $1,600.62 a year, every year to the May 1, 2044 maturity, in the prepaid home’s favor. We read the seller’s tax bill line before you write an offer and price that difference into it.
The earliest Esplanade homes date from 2014, so their roofs reach 15 years from about 2029; Florida law bars an insurer from refusing to write or renew a homeowner’s policy solely because a roof is under 15 years old (Florida Statutes s. 627.7011). Ask for the roof permit date. Lake banks are the other live item: May 2026 proposals addressed erosion behind 50 to 80 Esplanade homes, and District minutes record that “the previous work completed required a special assessment” (Hacienda Lakes CDD board agenda packet, August 17, 2026). If the home backs onto a lake, walk the bank and ask the District manager about any pending repair.
The Esplanade association does not publish its dues. Its adopted budget and a resale estoppel certificate state them, and the KW Property Management portal takes estoppel requests online (Esplanade HOA portal). We have the closing agent order the estoppel in the first days of the contract so the HOA figure, any transfer charge and any open special assessment are known before your inspection period ends. Fishing on Esplanade lakes is one rule buyers ask about: two CDD supervisors stated in May 2025 that “the Esplanade HOA documents do not allow for fishing on their lakes,” and District counsel said fishing policy “is set by the HOAs” (Hacienda Lakes CDD agenda packet, December 1, 2025).
A dedicated Esplanade at Hacienda Lakes neighborhood page is coming, with its own market snapshot and its association details.
An Azure at Hacienda Lakes buyer gets the most published information in the community: quarterly dues of $1,600, $1,700 or $1,350 by product, a $1,500 capital contribution with a required purchase application, a 90-day minimum lease and a gatehouse staffed 7 a.m. to 7 p.m. The checks are the product type, the CDD class and, for a Coach Collection unit, the condominium’s own documents.
Azure holds 405 homes on the Hacienda Lakes CDD roll, built by Toll Brothers from 2017 to 2024, split 188, 124 and 93 across the District’s 0.75, 1.00 and 1.25 ERU classes (Hacienda Lakes CDD FY2027 adopted O&M assessments). Streets include Azure Way, Saint Lucia Drive, Redonda Drive, Mustique Lane, Montserrat Drive, Cayman Drive, Caicos Way and Mayreau Way. Castle Group manages Azure at Hacienda Lakes Homeowners’ Association, Inc. (Sunbiz N16000012156), and the master declaration is recorded at OR Book 5355, Page 1476 (Hacienda Lakes CDD board agenda packet, August 17, 2026).
Azure requires a purchase application when a home sells, with a $1,500 “down payment (capital contribution)” (Azure HOA FAQ, read October 2026). Put the application on the contract calendar: submit it as soon as the contract is signed so the association’s review does not run up against closing. The $1,500 is a buyer cost in our closing estimate unless the contract allocates it otherwise.
Azure product | HOA dues, quarterly | HOA, yearly | FY2027 CDD line, gross | Published total, yearly |
|---|---|---|---|---|
Single-family, District 52-foot class | $1,600 | $6,400 | $1,783.22 | $8,183.22 |
Single-family, District 62-foot class | $1,600 | $6,400 | $2,273.35 | $8,673.35 |
Villa, District 0.75-ERU class | $1,700 | $6,800 | $1,315.51 | $8,115.51 |
Coach Collection condominium (0.75 ERU) | $1,350 | $5,400 | $1,315.51 | $6,715.51 plus any condominium assessment |
Sources: Azure HOA FAQ (read October 2026); Hacienda Lakes CDD board agenda packet, August 17, 2026. Totals are before property taxes. Lot class is set per lot; the tax bill shows each lot’s actual class.
Assessments are due January 1, April 1, July 1 and October 1. We tracked 20 Azure sales at a $655,500 median, from $495,000 to $1,450,000, and four of them closed between $1,000,000 and $1,499,999 (Southwest Florida MLS, closed sales Oct 13, 2025 to Oct 13, 2026). The MLS Building Design field splits the 20 into 8 single-family homes ($790,000 to $1,450,000), 10 villas ($560,000 median) and 2 low-rise condominium sales ($675,000 and $690,000).
The Coach Collection at Azure is a 24-unit condominium, six 4-unit buildings on Saint Lucia Drive, registered with the state as DBPR PR76602 with a declaration recorded September 18, 2018, and governed by Coach Collection at Azure Condominium Association, Inc. (Sunbiz N18000007791) as well as the Azure HOA (Florida DBPR condominium extract; Sunbiz name search). Building certificates of occupancy are dated November 7, 2017 to October 16, 2019. FEMA letter 24-04-2891A removed Tract C1, the Coach Collection tract, from the mapped flood hazard area.
Three documents decide a Coach Collection purchase. First, the condominium association’s adopted budget, because whether a separate condominium assessment sits on top of the Azure HOA’s $1,350 tier is not published. Second, the master insurance schedule and its deductible, which set the unit-owner (HO-6) policy you will need. Third, the association’s structural integrity reserve study determination: the state requirement applies to condominium buildings three habitable stories or higher (Florida Statutes s. 718.112), the buildings’ story count is not published in the records we read, and the county milestone-inspection layer shows no record inside the MPUD (Collier County milestone inspection layer).
A dedicated Coach Collection at Azure neighborhood page is coming, with its own market snapshot and its association details.
Azure’s gatehouse is staffed 7 a.m. to 7 p.m., the clubhouse at 8808 Saint Lucia Drive is open 6:30 a.m. to 10 p.m., the pool dawn to dusk and the gym 24 hours (Azure HOA FAQ). Signs need prior written Board approval, and open-house signs are allowed on the event day, Saturday or Sunday, from 8 a.m. Showings run through the gatehouse, so we schedule Azure tours inside its staffed hours. Azure’s lots are covered by FEMA letters 20-04-3860A, 20-04-3861A, 21-04-5699A and 24-04-3032A.
A dedicated Azure at Hacienda Lakes neighborhood page is coming, with its own market snapshot and its association details.
Sapphire Cove, 75 single-family homes built 2019 to 2023, pays Hacienda Lakes CDD assessments but is zoned outside the Hacienda Lakes MPUD and tracked by the MLS as its own development. Tamarindo, Caymas and The Gallery at Hacienda Lakes are separate places. A Hacienda Lakes buyer should know which listings are inside the community and which only sound like it.
Sapphire Cove’s lots sit in the Hacienda Lakes CDD’s 52-foot class: $396.72 operations plus $1,486.05 Series 2016 debt, a $1,882.77 gross line in FY2027 (Hacienda Lakes CDD board agenda packet, August 17, 2026). The community is zoned under the Lord’s Way 30 Acre RPUD (Ordinance 14-11) on a plat recorded as “Estilo Acres”, with living area of 2,332 to 3,352 square feet, median 3,091 (Florida DOR 2026 cadastral roll). In an earlier extract of closed sales August 11, 2025 to August 11, 2026 we tracked 4 Sapphire Cove sales: $638,333, $975,000, $975,000 and $1,025,000, a thin sample. Its HOA dues are not published, its gate status is not documented in the records we read, and CDD minutes in May 2026 recorded lake-bank erosion there too. FEMA letter 19-04-4513A covers its lots.
A dedicated Sapphire Cove neighborhood page is coming, with its own market snapshot and its association details.
Tamarindo, on Grace Bay Lane, Polihale Way and Tamarindo Lane south of Esplanade, is a separate plat with its own CDD in the Rockedge PUD (Tamarindo CDD Ordinance 2020-19); we tracked 5 Tamarindo sales from $550,000 to $747,000 (too few for a median) in an earlier extract of closed sales August 11, 2025 to August 11, 2026 (Southwest Florida MLS). Caymas, north of Seven Shores, is its own luxury community with its own CDD; we tracked 32 Caymas sales at a $1,855,000 median, from $1,097,433 to $4,030,515 (Southwest Florida MLS, Caymas development, closed sales October 13, 2025 to October 13, 2026). The Gallery at Hacienda Lakes, at 8480 Rattlesnake Hammock Road, is a senior living community in the McMullen PUD outside the MPUD. Milano Lakes apartments also sit outside it.
Before relying on a listing, confirm that it is filed under the Hacienda Lakes development in the Southwest Florida MLS and that its folio appears on one of the two CDD rolls. For an “Esplanade” listing, also confirm ZIP 34114 and the association name on the estoppel. Those checks take minutes and prevent comparing the wrong fees, amenities or sales.
In the first week of a Hacienda Lakes contract, ask for seven records: the HOA estoppel and budget, Azure’s purchase application where it applies, the CDD line and any prepayment, the lot’s FEMA letter and elevation certificate, a wind-mitigation report with the roof permit date, flood and wind insurance quotes and, for a Coach Collection unit, the condominium documents.
Most Florida resale contracts give a buyer a short inspection period, and every one of these records can change the price you are willing to pay, so we start the requests the day the contract is signed. The contract you sign controls the deadlines; the list below is what we put inside them.
The estoppel certificate is the association’s binding statement of what the lot owes at closing: dues, any transfer fee or capital contribution, and any open special assessment. Only Azure publishes its dues, so for Esplanade, Seven Shores and Sapphire Cove the estoppel and the adopted budget are where the HOA figure first appears. Esplanade takes requests through its online portal; Azure and Seven Shores through their managers. Since January 1, 2025, associations of 100 or more parcels must post the declaration, bylaws, rules, budget and current contracts on an owner website under s. 720.303, and Esplanade, Azure and Seven Shores all clear that threshold.
For an Azure home, submit the association’s purchase application with the $1,500 capital contribution as soon as the contract is signed (Azure HOA FAQ).
Ask for the seller’s most recent Collier County tax bill and read the non-ad valorem CDD line. A lot with no debt line has prepaid and pays only operations. A payoff figure, if you want to prepay after closing, comes in a letter from the district manager, PFM Management Services for the Hacienda Lakes CDD since March 1, 2026; no public schedule lists payoff amounts by class.
Ask the seller for the FEMA letter case number that removed the lot from the special flood hazard area, and pull the lot’s elevation certificate from the county elevation certificates layer. The lender’s flood determination and your insurance agent both need them.
Insurers must offer credits for features that reduce windstorm loss (s. 627.0629), so a current wind-mitigation form can lower the premium. The roof permit date tells you when the 15-year mark arrives.
Get quotes on the specific address with the LOMR-F and elevation certificate in hand, before the inspection period ends.
Request the recorded declaration of condominium, the association’s insurance schedule and its structural integrity reserve study determination, which the association provides under chapter 718.
Request | Who provides it | Why it matters in Hacienda Lakes |
|---|---|---|
HOA estoppel and adopted budget | Association or its manager, ordered by the closing agent | Only Azure publishes dues; the estoppel states the rest |
Azure purchase application | Buyer, to the Azure HOA | $1,500 capital contribution; required for every Azure sale |
CDD line on the tax bill | Seller; Collier County Tax Collector | $1,315.51 to $4,642.59 a year by lot class in FY2027 |
Prepayment status or payoff letter | District manager | A prepaid Esplanade 52-foot lot saves $1,600.62 a year |
LOMR-F case number | Seller; FEMA | Map shows Zone AH; the letter removes the lot |
Elevation certificate | County elevation certificates layer; seller | Sample floors 3.7 to 5.4 feet above the certificate BFE |
Wind-mitigation report and roof permit date | Inspector; county permit record | Insurance credits; the 15-year roof mark from about 2029 |
Insurance quotes | Your agent | Premium depends on rated zone, roof and openings |
Condominium declaration, insurance schedule, SIRS determination | Coach Collection association | Separate condominium assessment and deductible unpublished |
CDD bonds put a yearly debt line on every Hacienda Lakes lot that has not prepaid, billed on the November Collier County tax bill until the bonds mature: May 1, 2044 for Esplanade, May 1, 2046 for Azure and Sapphire Cove, and May 1, 2053 for Seven Shores. The debt stays with the lot and passes to the buyer at closing.
The operations charge continues after the debt ends. At September 30, 2025, the Hacienda Lakes CDD owed $15,687,000 across its two series ($7,870,000 on Series 2016 and $7,817,000 on Series 2024), and the Hacienda North CDD owed $13,065,000 on its Series 2023 bonds (Hacienda Lakes CDD FY2025 audit; Hacienda North CDD FY2025 audit).
Bond series | District | Secured by | Issued | Original par | Rate | Final maturity |
|---|---|---|---|---|---|---|
Series 2024 refunding | Hacienda Lakes CDD | Esplanade lots | April 23, 2024 | $8,103,000 | 4.20% | May 1, 2044 |
Series 2016 | Hacienda Lakes CDD | Azure and Sapphire Cove | August 16, 2016 | $9,870,000 | 3.375% to 4.625% | May 1, 2046 |
Series 2023 | Hacienda North CDD | Seven Shores | October 27, 2023 | $13,395,000 | 5.5% to 6.5% | May 1, 2053 |
Sources: EMMA Series 2016, EMMA Series 2023, EMMA Series 2014 and the Hacienda Lakes CDD November 25, 2024 package, all read October 2026.
Both districts collect through the November tax bill as a non-ad valorem line, so the CDD charge sits on the same bill as property taxes. The adopted figures are “gross”: grossed up to cover the county’s collection costs and the early-payment discount. For the Hacienda Lakes CDD, FY2027 net operations rose to $275.23, $366.97 and $458.71 by class from FY2026 net figures of $255.43, $340.58 and $425.72, about 7.7% on the 52-foot class (Hacienda Lakes CDD FY2027 adopted O&M assessments). The Hacienda North CDD grosses up 7.5%, and its 52-foot operations charge rose 12.0%, from a FY2026 not-to-exceed figure of $436.36 to $488.80 (Hacienda North CDD agenda, August 19, 2025).
The Hacienda Lakes CDD’s FY2027 operations budget is $418,160, with landscaping and field maintenance at $108,960, lake maintenance at $36,850 and a $25,000 lake bank maintenance reserve (Hacienda Lakes CDD FY2027 adopted O&M budget). The Hacienda North CDD’s is $212,515 (Hacienda North CDD FY2027 adopted O&M budget). Neither district budgets a clubhouse, pool or recreation line; amenities sit in HOA dues. The Hacienda Lakes CDD’s FY2025 audit reported no findings and stated, “The District does not anticipate any major projects.”
A Seven Shores 59-foot lot carries $3,780.46 a year in FY2027; over four years at that rate, $3,780.46 x 4 = $15,121.84, before any operations change. A Seven Shores 52-foot lot ($3,099.45) carries 1.55 times the line of an Esplanade 52-foot lot ($1,997.34). That difference does not make Seven Shores the wrong choice; it makes the CDD line part of the price comparison, which is how we present it.
Owning in Hacienda Lakes costs up to four billed layers on top of property taxes: the neighborhood HOA, a condominium association for Coach Collection owners, the CDD operations charge and, for most lots, CDD bond debt. There is no master HOA and no club membership. Only Azure publishes its HOA dues, so only Azure’s full stack can be added up before a contract.
Layer | Esplanade | Azure | Coach Collection | Seven Shores | Sapphire Cove | Period |
|---|---|---|---|---|---|---|
Master HOA | None exists | None exists | None exists | None exists | None exists | n/a |
Neighborhood HOA | Not published (budget, estoppel) | $1,600 single-family; $1,700 villas | $1,350 (Azure HOA tier) | Not published (budget, Toll disclosure, estoppel) | Not published (budget, estoppel) | Quarterly |
Condominium association | n/a | n/a | Not published (condominium budget) | n/a | n/a | n/a |
CDD operations | $297.55; $396.72; $495.90 | $297.55; $396.72; $495.90 | $297.55 | $402.54; $488.80; $575.06; $718.82 | $396.72 | Yearly, tax bill |
CDD debt | $1,423.40; $1,600.62; $1,777.82 | $1,017.96; $1,386.50; $1,777.45 | $1,017.96 | $2,091.69; $2,610.65; $3,205.40; $3,923.76 | $1,486.05 | Yearly to maturity |
CDD total | $1,720.95; $1,997.34; $2,273.72 | $1,315.51; $1,783.22; $2,273.35 | $1,315.51 | $2,494.23; $3,099.45; $3,780.46; $4,642.59 | $1,882.77 | Yearly, tax bill |
Capital contribution | Estoppel governs | $1,500 with application | $1,500 (Azure application) | Estoppel governs | Estoppel governs | At purchase |
Club dues or initiation | None exists | None exists | None exists | None exists | None exists | n/a |
Sources: Azure HOA FAQ; Hacienda Lakes CDD FY2027 adopted O&M assessments; Hacienda Lakes CDD board agenda packet, August 17, 2026; Hacienda North CDD FY2027 adopted assessments; Sunbiz name index. CDD figures are FY2027 gross, by the District’s own class labels; the Seven Shores 77-foot total is the District’s adopted figure, and its two rounded line items add to one cent less.
“Not published” means no public source states the figure, and the named document governs. We obtain those documents for the homes on your short list before you write an offer.
HOA: $1,600 x 4 = $6,400 a year. In the District’s 52-foot class: $6,400 + $1,783.22 CDD = $8,183.22 a year. In the 62-foot class: $6,400 + $2,273.35 = $8,673.35 a year. Both are before property taxes, plus the one-time $1,500 capital contribution at purchase.
Only the CDD layer is public: $396.72 operations plus $1,600.62 Series 2024 debt = $1,997.34 a year, or $396.72 if the lot has prepaid. Add the HOA dues from the estoppel and the property taxes from the tax bill to complete the picture.
The District’s adopted FY2027 line is $4,642.59: $718.82 operations plus $3,923.76 Series 2023 debt. Against Azure’s 62-foot class ($2,273.35), that is a ratio of 2.04. The HOA dues come from the Toll Brothers disclosure summary on a new home, or the estoppel on a resale.
Every Hacienda Lakes home is in unincorporated Collier County, so no City of Naples millage applies; county, school, fire district and other countywide levies do, and the Greater Naples Fire district serves every sampled address (Collier County fire district point query). The millage code and total rate for each neighborhood were not retrieved for this page; each folio’s TRIM notice and tax bill state its rate. The seller’s bill reflects the seller’s assessment and exemptions, so it is not a forecast of yours: Florida requires a property tax disclosure summary in the sale contract saying so (Florida Statutes s. 689.261). Ask us to estimate your first full-year bill from the purchase price before you commit.
No county reclaimed water serves the community; lawns run on lake water. The Hacienda Lakes CDD supplies non-potable irrigation from its lakes, topped up by wells under SFWMD water use permit 11-03168-W (Hacienda Lakes CDD services). In Seven Shores, irrigation is HOA-maintained with pumps and a recharge well, and in 2026 a SFWMD water-shortage warning order assigned irrigation days (Hacienda North CDD agenda packet, February 17, 2026). Dry-season watering follows the District’s schedule, not the owner’s, which matters if you plan new landscaping.
Already own a home you will sell to buy here? Start with a free Hacienda Lakes home valuation or Call Jesse direct at (239) 898-6072. Buying? Call Marc at (239) 287-5873 and we will total the fee stack for any lot on your list.
Buyer closing costs in Collier County start with a custom every Hacienda 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, and the seller customarily pays the deed documentary stamp tax of $0.70 per $100 of price.
On top of those statewide items, a Hacienda Lakes closing carries three local ones: the prorated CDD line, the HOA dues and estoppel items, and, in Azure, the $1,500 capital contribution. We put all of them in one estimate before you write the offer, so the number you agree to is the number you close on.
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, with lower per-$1,000 rates in higher tiers, including $2.50 per $1,000 from $1,000,000 to $5,000,000, under Florida Administrative Code Rule 69O-186.003. Worked example at the 12-month Hacienda Lakes median of $663,000: the first $100,000 at $5.75 per $1,000 is $575.00, and the next $563,000 at $5.00 per $1,000 is $2,815.00, so the promulgated owner’s premium is $3,390.00 before any endorsements. In Collier County that is a buyer cost by custom; in Lee County the seller customarily pays it. 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 |
Recording fee for the deed | Buyer |
Documentary stamps and intangible tax on a new mortgage | Buyer |
Settlement or closing fee | Negotiable, often the party that selects the closing agent |
HOA estoppel certificate fee | The purchase contract governs |
Azure capital contribution, $1,500 | Collected with the buyer’s purchase application |
Property tax and CDD proration | Seller credits buyer for the seller’s share, per the contract |
HOA dues through closing | Seller, per the contract |
Sources: the Florida Department of Revenue’s documentary stamp tax page, the Collier Clerk of Courts’ guidance on recordable documents, the Collier County Tax Collector’s property tax page and the Azure HOA FAQ.
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. Worked example on a $530,400 loan, 80% of the $663,000 median: $530,400 / 100 x $0.35 = $1,856.40 in note stamps, and $530,400 x 0.002 = $1,060.80 in intangible tax, $2,917.20 together. Statutory recording fees under section 28.24 are $10.00 for the first page and $8.50 for each additional page.
Settlement, title search and lien search fees vary by title company and are not set by the state, so ask the closing agent for a written estimate when you go under contract, not at closing. Inspections, a survey, an appraisal and your lender’s own charges are separate line items. For a Seven Shores new home, the builder’s purchase agreement states which closing costs the builder pays and whether its affiliated title or mortgage company is involved; read that section before you sign it.
Property taxes are paid in arrears, so the seller credits the buyer at closing for the seller’s share of the year, using the prior year’s bill if the current bill has not been issued. Because the CDD charge rides on the same annual tax bill, it is prorated the same way under the contract’s terms. HOA dues are prorated to the closing date from the estoppel, and in Azure the quarter runs from January 1, April 1, July 1 or October 1.
Azure is the only Hacienda Lakes neighborhood that publishes a buy-in charge, the $1,500 capital contribution. For Esplanade, Seven Shores and Sapphire Cove, any transfer fee, capital contribution or resale processing charge appears in the association’s estoppel certificate, the binding statement of what a lot owes at closing. No club initiation fee exists in any neighborhood, because there is no club.
Buyer representation in Hacienda 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 Hacienda 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 now be made off the MLS, and sellers can still offer buyer concessions such as help with closing costs on the MLS. NAR’s guidance for buyers and sellers and its settlement FAQs describe the rules; the summary of 2024 MLS changes lists the MLS side.
Hacienda Lakes closings in the last 12 months ran from $450,000 in Esplanade to $2,842,483 in Seven Shores (Southwest Florida MLS, closed sales Oct 13, 2025 to Oct 13, 2026), so the compensation conversation looks different for a resale villa than for a Port collection home. We settle it in writing up front, tell you what the listing side or the builder is offering, and build the cost into the offer strategy rather than leaving it for closing day. If you plan to visit the Toll Brothers sales center at 8876 Oceana Way, call Marc at (239) 287-5873 first, because a builder’s broker policy is set in its own paperwork and is easiest to honor when your agent is part of the first visit.
Financing a Hacienda Lakes purchase involves the usual Florida mortgage steps plus two local ones: the lender’s flood determination must read the lot’s FEMA letter, because the map shows Zone AH, and your monthly escrow will carry the CDD line, because it rides on the property tax bill. Get pre-approved before you tour.
If your lender escrows property taxes, the escrow covers the whole tax bill, CDD line included, so the CDD charge raises your monthly payment the same way the property tax does. Give your lender the lot’s CDD class early: on a Seven Shores 77-foot lot the FY2027 line is $4,642.59 a year, about $386.88 a month, against $1,315.51 a year, about $109.63 a month, in Azure’s 0.75-ERU class (Hacienda North CDD FY2027 adopted assessments; Hacienda Lakes CDD board agenda packet, August 17, 2026). HOA dues enter the debt-to-income calculation too, which is why the estoppel figure matters early.
A federally backed mortgage on a property in a Special Flood Hazard Area requires flood insurance, per Collier County’s 2026 Flood Protection Newsletter. Hacienda Lakes is mapped in Zone AH, but FEMA letters remove the residential phases by fill, and the lender’s flood determination should reference the lot’s letter. In the Census block group around Hacienda Lakes, only 16 of 401 NFIP policies on homes built 2014 or later carry the mandatory-purchase flag (OpenFEMA NFIP policies). Give your lender the case number on day one so the determination does not hold up the loan.
A lender’s condominium review looks at the building and its association as well as at you. Ask your lender what its condominium project requirements are and which association documents it will want, then give us the unit number and we pull the budget, the insurance schedule and the reserve study determination so the lender’s questions are answered early. Financing rules for a particular project belong to the lender and change, so we do not state them for the Coach Collection.
A cash purchase skips the mortgage stamps and intangible tax, the lender’s title policy and the lender’s flood determination. A cash buyer still needs the same HOA, CDD, flood and insurance records, because the dues, the debt line and the premium cost the same either way.
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.
On the FEMA map effective February 8, 2024, Hacienda Lakes is mapped almost entirely in Zone AH, a shallow-ponding special flood hazard area, yet FEMA letters have removed every residential phase of Esplanade, Azure and Seven Shores from that hazard area by fill. A buyer will see both on paper, and the lot’s own letter controls.
Data updated: October 2026 (FEMA National Flood Hazard Layer queried at county address points October 10, 2026).
Every one of the 46 points probed on October 10, 2026 falls in the special flood hazard area on the FEMA National Flood Hazard Layer: almost all Zone AH, a few AE. The FIRM panel is 12021C0606J, effective February 8, 2024, except one Seven Shores point (9050 Nautilus Ln) on 12021C0418J (FEMA FIRM panels). Testing every county address point, Esplanade has 452 of 452 points in the SFHA (439 AH, 13 AE), Azure 429 of 429 in AH, and Seven Shores 444 of 445 in the SFHA (441 AH, 3 AE, 1 in X). A point result is a screen, not a determination.
Address | Neighborhood | Effective zone | FIRM panel | Nearest effective BFE line | Preliminary zone |
|---|---|---|---|---|---|
8122 Lucello Ter S | Esplanade | AH | 12021C0606J | 9.5 ft | AH |
8587 Maggiore Ct | Esplanade | AH | 12021C0606J | 10.0 ft | AH |
8436 Viale Cir | Esplanade | AE | 12021C0606J | 9.5 ft | AH |
8306 Promoso Ct | Esplanade | AH | 12021C0606J | 10.0 ft | AH |
8872 Redonda Dr | Azure | AH | 12021C0606J | 10.0 ft | AH |
9081 Montserrat Dr | Azure | AH | 12021C0606J | 9.5 ft | AH |
9048 Mayreau Way | Azure | AH | 12021C0606J | 9.5 ft | AH |
8751 Oceana Way | Seven Shores | AH | 12021C0606J | 10.0 ft | AH |
8967 Kingston St | Seven Shores | AH | 12021C0606J | 10.0 ft | X shaded |
9050 Nautilus Ln | Seven Shores | AH | 12021C0418J | 10.0 ft | AH |
8679 Catamaran Dr | Seven Shores | AH | 12021C0606J | 10.0 ft | AH |
Sources: FEMA NFHL flood zones, FIRM panels, BFE lines and preliminary zones, effective date February 8, 2024, queried October 10, 2026.
A Letter of Map Revision based on Fill (LOMR-F) is FEMA’s determination that a lot was raised by fill above the base flood elevation; each letter here reads “Property removed” (FEMA LOMR-F layer).
A pre-2024 letter stays valid only if it appears on the county’s revalidation list, per Collier County Floodplain Management and revalidation letter 18-04-0009V.
Sample certificates in the county elevation certificates layer record floors (NAVD88) of 13.8 to 14.9 feet in Esplanade, 13.7 to 14.7 feet in Azure and 15.6 to 15.9 feet in Seven Shores. Worked examples: 8816 Oceana Way records 15.9 feet against a 10.5-foot BFE, 5.4 feet of freeboard; 8998 Redonda Dr records 13.7 feet against 10.0, 3.7 feet. Other samples: 8253 Lucello Ter W +4.9, 8363 Palacio Ter S +3.9, 9024 Mayreau Way +4.7 and 8777 Driftwood Dr +5.2. The lot’s own certificate controls.
FEMA issued preliminary maps for Collier County on March 20, 2025 under project 16-04-1501S and published proposed determinations in the Federal Register on December 18, 2025. As of August 1, 2026 the county had identified no Letter of Final Determination, so the February 8, 2024 maps control. On the preliminary layer all 429 Azure points stay AH, and in Seven Shores 28 of 445 points (6%) move from AH to Zone X while 417 stay AH. Whether each LOMR-F is revalidated on the new panels will be settled in a new Summary of Map Actions when the maps take effect; that list, not the zone color, is the item to check.
Hacienda Lakes sits in Hurricane Evacuation Zone D, outside the Coastal High Hazard Area, with homes built 2014 onward on fill pads above the base flood elevation, so its storm record is short. Insurance turns on the lot’s FEMA letter, its elevation certificate, the roof and the opening protection, and premiums in the surrounding block group show how much the letter is worth.
All 46 points probed across Esplanade, Azure, Seven Shores and the control areas return Hurricane Evacuation Zone D in the Collier County evacuation zone layer, and none falls inside the Coastal High Hazard Area; the nearest line is about 2.5 km from Esplanade and 3.3 to 3.7 km from Seven Shores. Collier County Emergency Management issues orders zone by zone for each storm.
The closest official Irma reading, on September 10, 2017, came from the county Emergency Operations Center about a mile west: 71 knots sustained and a 106-knot gust (NHC Irma report); only the early Esplanade and Azure phases stood then. Ian (September 28, 2022) destroyed 33 buildings in Collier County, with its destructive surge on the coast (NHC Ian report). Helene (2024) brought coastal inundation in Naples, Marco Island and Everglades City (NHC Helene report), and Milton registered 39 knots sustained and 2.16 inches of rain at the same EOC (NHC Milton report). Association-level storm damage and any storm special assessment are not published; your estoppel shows any assessment still owed.
OpenFEMA’s finest public geography is the Census block group, and the one containing Hacienda Lakes also holds Verona Walk, Tamarindo, Naples Reserve, Winding Cypress and rural land, so these are area figures. Among single-family homes built 2014 or later with policies effective June 1, 2025 onward, 401 policies: 290 rated X at a median policy cost of $1,267, 98 rated AH at $2,528.50 and 13 rated AE at $2,619 (OpenFEMA NFIP policies). Worked example: $2,528.50 minus $1,267 is $1,261.50 a year, so the AH-rated median is about double the X-rated median. If a seller’s policy is still rated AH, the LOMR-F case number is the first thing to give your agent. Unincorporated Collier holds Community Rating System Class 5, a 25% discount on eligible NFIP policies (FEMA Community Rating System).
Citizens Property Insurance requires flood coverage on wind policies in the SFHA; outside it, from January 1, 2026 for dwellings valued at $400,000 or more, and on all policies from January 1, 2027. Florida law bars Citizens from writing the flood policy itself (s. 627.715), so a Citizens customer here should plan on an NFIP or private flood policy either way.
Every home was built under the modern statewide code; Collier now enforces the Florida Building Code 8th Edition (2023) (Collier County building codes). A buyer’s hardening review is short: roof covering type and permit date, secondary water barrier, opening protection on every opening, garage door wind rating and a current wind-mitigation form. Builder-standard opening protection by phase is not published; the permit plans for the specific home state it. My Safe Florida Home offers inspections and “Potential Eligibility for Up to $10,000 in Grant Funding” for qualifying upgrades.
Daily life in Hacienda Lakes runs through your own neighborhood’s clubhouse and gate, a Publix about 4 to 6 minutes away, a hospital next door and a 1,544-acre preserve behind the homes. There is no golf course, beach, marina or master club, and the Swamp Buggy grounds sit inside the DRI.
Neighborhood | Clubhouse | Pool | Fitness | Courts (types only) | Other |
|---|---|---|---|---|---|
Esplanade at Hacienda Lakes | Amenity center, about 6,500 sq ft, 8490 Viale Circle | Resort-style pool and spa with lap lanes; resistance pool | Fitness center and movement room | “Lighted sports courts” | Catering kitchen, cabanas, fire pit, events lawn, tot lot, dog park |
Azure at Hacienda Lakes | Clubhouse, 8808 Saint Lucia Drive | Resort-style pool and pool house | Gym open 24 hours | Tennis, bocce, pickleball | Club room, library, game room, activity lawn |
Seven Shores | The Meridian, 8936 Oceana Way | Pool with sun shelf and cabanas | Fitness center, group fitness, yoga room and lawn | Tennis, pickleball | Social hall, putting green, game lawn, fire pit |
Sources: Taylor Morrison; Toll Brothers, Azure, archived 2019; Toll Brothers, Seven Shores; Azure HOA FAQ; all read October 2026. Each clubhouse sits on a parcel owned by its HOA, and none publishes a restaurant, a spa treatment program or a court count.
Hacienda Lakes has no golf course. The nearest course is at Naples Lakes Country Club, about 1.3 miles straight-line across Collier Boulevard, and the Mustang and Flamingo courses at Lely Resort, about 2 miles away, describe themselves as “Open to everyone, no membership required” (Lely Resort Golf). The Naples Pier is about 20 to 23 minutes off-peak, and the nearest public boat launch, the Golden Gate Community Park ramp, is about 4.9 miles straight-line (Collier County parks layer). The lakes are CDD stormwater lakes with no navigable connection and no private docks.
Publix #811 at 8585 Collier Boulevard, with a pharmacy, is about 4 to 6 minutes off-peak (Publix store locator). A Costco is approved and under way at the community’s front corner, and DRI Map H-2 assigns 1,544.14 acres of the 2,262.14-acre plan to preserve (DRI Map H-2, rev. February 22, 2022). No public trail through the preserve appears in county layers, so for most owners it is a view and a buffer rather than a hiking ground.
The first official Swamp Buggy Races were held November 12, 1949 (Swamp Buggy Races history), and their home, the Florida Sports Park on a 47.27-acre Attraction tract, is inside the DRI. Commitments proposed in 2026 for the Hacienda Townhomes next door call for a recorded notice that Florida Sports Park and Swamp Buggy operations “regularly generate noise,” from racing, tractor pulls, festivals and concerts, during the day and into the evening (Collier CCPC agenda packet, October 1, 2026). County records also show Swamp Buggy, Inc. negotiating for land at county-owned Camp Keais (Collier BCC agenda packet, July 14, 2026), but no record sets a date for the races to leave or commits them to stay.
You can lease a Hacienda Lakes home within your association’s rules: Azure at Hacienda Lakes publishes a 90-day minimum and up to four leases a year, while Esplanade, Seven Shores and Sapphire Cove publish no leasing rule, so their recorded Declarations and Rules govern. Florida law also limits how a rental restriction can change after you buy.
The Azure HOA FAQ, read October 2026, allows leases of at least 90 days, up to 4 times a year, and requires a purchase application when a home sells. The recorded Declaration and the association’s rules govern tenant registration, guest use of the clubhouse and anything else the FAQ does not cover.
No leasing rule is published on a public association page for these three, so the recorded Declaration and Rules govern. If you plan to lease, tell us before you write an offer, and we will read the lease section of the Declaration on the association’s owner website or through the seller.
Under Florida Statutes s. 720.306, an HOA rental restriction adopted after July 1, 2021 binds only owners who consent and later buyers, except amendments that ban leases under 6 months or more than three rentals a year, which bind everyone. A buyer who acquires after an amendment is bound by it, so the current Declaration, not the seller’s past practice, is what counts.
The 96 build-to-rent homes on Catamaran and Driftwood Drives are 23.2% of the 413 planned Seven Shores homes, under one owner. An investor buying in Seven Shores to lease should expect to compete with that portfolio for tenants, and a buyer who wants an owner-occupied street should know where it sits.
A Hacienda Lakes address zones to Lely Elementary, Manatee Middle and Lely High for 2026-27, graded A, A and B for 2025-26; it sits next to Physicians Regional’s Collier Boulevard hospital, about 5 to 8 minutes away; and it is about 17 to 20 minutes off-peak from Fifth Avenue South and 47 to 50 minutes from RSW.
School | 2025-26 grade | Percent of points | Students | Off-peak drive |
|---|---|---|---|---|
Lely Elementary | A | 67% | 477 | about 4 to 7 min |
Manatee Middle | A | 65% | 725 | about 12 to 15 min |
Lely High | B | 64% | 1,411 | about 13 to 15 min |
Sources: FLDOE report cards for Lely Elementary, Manatee Middle and Lely High; zoning from 84 queries of the Collier County Public Schools address lookup, all 54 matched addresses returning the same three schools (October 2026).
Confirm any specific home by its exact address in the district lookup: the newest Seven Shores streets (Piper Street, Cascade Meadows and east Oceana Way) were not yet loaded in the district’s table when we checked. Families can also apply to another district school through Parental Choice, with no district transportation. Lely High offers AP, AICE and Dual Enrollment plus Collier Career Academies (Lely High School).
Physicians Regional Medical Center, Collier Boulevard, at 8300 Collier Boulevard, has 130 beds, a 24-hour emergency room and an older adult ER, and its emergency department page lists it as a Primary Stroke Center and Accredited Chest Pain Center. Collier County EMS Medic 25 operates from 3675 Hacienda Lakes Parkway inside the MPUD (Collier County EMS stations layer). NCH Immediate Care Southeast, at 7717 Collier Boulevard, is about 6 to 8 minutes, and NCH Baker Hospital’s ED downtown about 20 to 23 minutes (NCH locations).
Destination | Esplanade | Azure | Seven Shores |
|---|---|---|---|
Publix #811, 8585 Collier Blvd | 3.6 min | 5.6 min | 6.0 min |
Physicians Regional ER | 4.8 min | 6.9 min | 7.5 min |
I-75 merge via Exit 101 | 9.1 min | 11.1 min | 8.1 min |
Fifth Avenue South | 17.4 min | 19.5 min | 20.1 min |
Naples Pier | 20.4 min | 22.4 min | 23.0 min |
Waterside Shops | 24.0 min | 26.0 min | 23.0 min |
Tigertail Beach, Marco Island | 27.7 min | 29.7 min | 30.3 min |
RSW airport terminal | 48.2 min | 50.2 min | 47.2 min |
Method: free-flow minutes from 8522 Palacio Ter N, 9063 Montserrat Dr and 8752 Oceana Way on the OSRM routing service on the OpenStreetMap road network, October 10, 2026. Read every figure as “about” and “off-peak”; season traffic from January to April runs longer.
The biggest changes around Hacienda Lakes are a Costco under way at the front corner, an osteopathic medical college on the Cadenza tracts, the last Seven Shores phase and an apartment tract, new rentals on the edges and a Collier Boulevard segment projected to exceed capacity by 2030. Most of it fills land the 2011 plan already set aside.
The county adopted Ordinance 2025-47 and Resolution 2025-216 on October 14, 2025, 5-0, for a Costco on about 26 acres (a 25.85-acre parcel at 8005 Rattlesnake Hammock Road), with fuel pumps 132 feet from the existing 7-Eleven (Collier BCC agenda packet, November 10, 2025). Commitments recorded by county staff include gas hours that are not 24 hours, a queue for up to 70 vehicles, night deliveries and a store designed for 4,500 customers a day (Collier CCPC agenda packet, July 17, 2025). SFWMD issued permit 11-115144-P on June 19, 2026 (SFWMD permit layer). No county record read sets an opening date.
The county’s economic development agreement commits $6 million to Bay College of Osteopathic Medicine, LLC for a 108,000-square-foot campus with room for up to 400 students on about 5.09 acres of the Cadenza tracts, approved November 10, 2025, and Hearing Examiner decision HEX 26-11 reduced its side setbacks from 25 feet to 15 feet on March 9, 2026 (Hearing Examiner agenda packet, February 26, 2026). No opening date is fixed.
Phase 3 lots are covered by FEMA letter 26-04-2193A and their utilities were accepted September 8, 2026. A separate multifamily tract on Nautilus Lane at Brighton Boulevard, the Hacienda North Apartments, had its minimum floor area lowered from 750 to 650 square feet by HEX 24-34; its unit count is not published (Hearing Examiner staff report, June 13, 2024).
Collier Boulevard from Davis Boulevard to Rattlesnake Hammock Road carries 2,500 peak-hour, peak-direction trips against a 3,000-trip service volume (V/C 0.83) in the 2024 AUIR, projected to 3,249 trips by 2030 (V/C 1.08, deficient), with no improvement programmed; the county’s stated course is to “continue to monitor and pursue a study of the Wilson Benfield Corridor Alignment” (Collier BCC agenda packet, April 28, 2026).
Hacienda Lakes sits in the middle of East Naples pricing: a $663,000 median on 64 sales in the 12 months to October 13, 2026, against $815,000 in Winding Cypress, $885,000 in Naples Reserve and $480,000 in Verona Walk in an earlier extract of closed sales August 11, 2025 to August 11, 2026; the windows differ, so read these as price levels, not a same-period comparison. It is the one of the four with active new construction and a choice of three builders’ neighborhoods.
Data updated: October 2026 (Southwest Florida MLS, closed sales Oct 13, 2025 to Oct 13, 2026, pulled October 13, 2026).
Community | Closed sales | Median | Range | What sets it apart |
|---|---|---|---|---|
Hacienda Lakes | 64 | $663,000 | $450,000 to $2,842,483 | Three neighborhoods, two builders, new Toll homes in Seven Shores, no master HOA |
51 | $815,000 | $455,000 to $1,495,000 | One DiVosta community, one HOA, one clubhouse, built out in 2023 | |
67 | $885,000 | $430,000 to $2,400,000 | Higher median, wider range | |
97 | $480,000 | $330,000 to $1,030,000 | The value option in East Naples | |
Caymas | 32 | $1,855,000 | $1,097,433 to $4,030,515 | Borders Seven Shores; a different price tier |
Source: Southwest Florida MLS. Hacienda Lakes and Caymas are closed sales Oct 13, 2025 to Oct 13, 2026; Winding Cypress, Naples Reserve and Verona Walk are carried from an earlier extract of closed sales August 11, 2025 to August 11, 2026 and are not part of this pull, so compare them with Hacienda Lakes as price levels, not as the same period. Each community is its own development in the MLS. Winding Cypress fee and amenity facts below are per our Winding Cypress guide.
Factor | Hacienda Lakes | Winding Cypress |
|---|---|---|
HOA dues published | Azure only: $1,600 / $1,700 / $1,350 a quarter | 2026 annual totals $6,657.76 (Classic), $7,067.22 (Estate), $6,247.75 villa |
CDD yearly charge, gross | Esplanade and Azure $1,315.51 to $2,273.72; Seven Shores $2,494.23 to $4,642.59 | $1,643.98 to $2,338.98 |
Clubhouses | Three, one per neighborhood | One |
Flood | Mapped AH; every residential phase removed by LOMR-F | Zone AE, BFE 8.0 ft at 13 sampled addresses |
Schools | Lely Elementary, Manatee Middle, Lely High | Same three |
New construction | Seven Shores selling | Built out in 2023 |
Worked example: an Azure single-family home in the District’s 52-foot class totals $6,400 HOA plus $1,783.22 CDD, $8,183.22 a year, which is below a Winding Cypress Classic home’s $6,657.76 HOA plus even its lowest district charge, $1,643.98, or $8,301.74. The median gap between the two communities is about $152,000 ($815,000 minus $663,000), an approximate figure because the Winding Cypress median comes from the earlier August 11, 2025 to August 11, 2026 extract and the Hacienda Lakes median from October 13, 2025 to October 13, 2026.
Choose Hacienda Lakes for new Toll Brothers construction, a choice of single-family, villa or condominium under Azure’s published dues, the lowest resale entry in Esplanade, or the hospital and Costco at the front corner. Choose Winding Cypress for one community-wide clubhouse with published dues and court counts, a single builder’s product line and no active homebuilding. Choose Verona Walk if price is the first filter, and Naples Reserve or Caymas if your budget sits above the Hacienda Lakes middle. Buying anywhere in East Naples, our Naples buyer’s guide sets out how we compare communities before you tour.
Hacienda Lakes is the right buy for someone who wants a newer gated home in East Naples with a hospital, Publix and a coming Costco minutes away, A-rated zoned elementary and middle schools, and a choice of three neighborhoods. It is the wrong buy for someone who wants golf, a beach club, one community-wide HOA or a low CDD line on new construction.
Thinking of selling a home elsewhere to make this move? See how we sell homes in Naples or Call Jesse direct at (239) 898-6072. Weighing these points as a buyer? Call Marc at (239) 287-5873.
We find the right Hacienda Lakes home by choosing the neighborhood first, then the lot class, then the house: Esplanade, Azure or Seven Shores decides the HOA, the CDD line and the clubhouse, and the lot decides the debt line, the flood letter and the view. Only then do we tour.
Our first conversation sets your plans against the three neighborhoods: new or resale, single-family, villa or condominium, leasing plans, budget including the yearly fee stack, and how you feel about race-day sound from the Florida Sports Park. Most buyers leave that conversation with one neighborhood, sometimes two. Searching two neighborhoods doubles the homes you see, because each trades only about one or two closings a month on the last 12 months’ record.
In Seven Shores we watch three supplies at once: resale listings, the builder’s quick move-in homes (8 posted in October 2026 per Toll Brothers) and the builder’s to-be-built lots. In Esplanade and Azure, every purchase is a resale, so timing and relationships matter: we hear about owners preparing to sell, and we tell you about a fit before the photographs are taken when an owner allows it. Pre-MLS conversations happen only with the owner’s consent, and we never pressure an owner who has not decided.
On a Hacienda Lakes tour we look past the kitchen. We walk the lot line and the lake bank, check the view across the lake toward the preserve or the next street, find the roof’s age and the opening protection, note how close the home sits to Seven Shores construction or the Collier Boulevard frontage, and confirm that the lot’s FEMA letter and elevation certificate are on file. Then we compare the home with its own neighborhood’s closings, not with the community median.
Tell us the neighborhood, product and price band you want, and we set up custom listing alerts so new Hacienda Lakes listings reach you the day they appear. Call Marc at (239) 287-5873 or start with our buyer representation process, and we will set the search with you.
We negotiate a Hacienda Lakes purchase with the full cost of ownership on the table: the neighborhood’s own closed sales, the listing’s price history, the CDD line for that exact lot, the HOA dues from the estoppel, the roof and insurance picture, and, in Seven Shores, what the builder is offering on a new home down the street.
A Hacienda Lakes offer starts from the right comparison set. An Esplanade home prices against Esplanade’s 19 closings at a $590,000 median, an Azure home against Azure’s 20 at $655,500, and a Seven Shores resale against 25 closings at $985,000 and the builder’s current list (Southwest Florida MLS, closed sales Oct 13, 2025 to Oct 13, 2026). Across the community the median sale that carried a marketing period took 64.5 days on market and closed at a sale-to-list ratio of 95.9%. We add the listing’s own price history and time on market to that picture when we pull the live data for your offer.
Two homes at the same price are not the same purchase when one has prepaid its CDD debt or sits in a smaller lot class. A prepaid Esplanade 52-foot lot saves $1,600.62 a year to 2044; a Seven Shores 77-foot lot pays $1,543.14 more a year than a 52-foot lot on the same street ($4,642.59 minus $3,099.45) in FY2027. We put those numbers in front of the listing side, because they belong in the price.
A builder’s base price is rarely where a contract ends. We compare the lot premium, the options you would choose and the builder’s closing-cost terms against a finished resale, and we read the builder’s purchase agreement for deposits, completion dates, warranty and the HOA disclosure summary before you sign. A resale may also win on time: weeks to close against months to build.
We set the calendar to the records: estoppel ordered on day one, Azure’s purchase application submitted on day one, inspections, the wind-mitigation report and insurance quotes inside the inspection period, and the lender’s flood determination early. Nothing on that list should surface for the first time at the closing table.
We will not tell you a home is a bargain without its neighborhood’s closings, invent a days-on-market figure, quote HOA dues that are not published, or describe a lake, fishing, leasing or pet rule that the Declaration and Rules do not state. Where a record is not public, we name the document that holds it and get it for you.
A personalized Hacienda Lakes buyer consultation maps your plans onto one or two of the three neighborhoods, totals the HOA and CDD layers for the lots you like, shows the closed sales and FEMA records behind each, and sets the timeline from pre-approval to closing. It is free, and you can start by calling Marc at (239) 287-5873.
If you’re searching for “the best buyer’s agent in Hacienda 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 Hacienda Lakes, Seven Shores, Esplanade at Hacienda Lakes, Azure at Hacienda Lakes, 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 consultation request on this page, our buyer process, or call Marc at (239) 287-5873. Or call Jesse direct at (239) 898-6072.
Selling a current home to buy in Hacienda Lakes is two transactions on one calendar, and the order matters. As Top 1% Real Estate Agents Nationally Since 2008, we coordinate both sides so that the sale of your current home and the purchase here line up, whether you already own in Hacienda Lakes or elsewhere in Southwest Florida.
If you own in Hacienda Lakes, our Hacienda Lakes seller page explains how we price a resale against its own neighborhood and against Toll Brothers’ new homes, and our free Hacienda Lakes home valuation starts the sale side. Selling elsewhere in Naples? Our guide to selling a home in Naples covers the process. 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. When you are selling and buying at once, we build one net sheet and one closing estimate so you can see both.
McGreevy and Comisar is a team of Hacienda Lakes buyer’s agents who read the CDD roll, the FEMA letter and the HOA estoppel 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 been in the business since 2004 and has lived in Estero since 2003, and the team has worked together since 2008. Our 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 Hacienda 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 at DomainRealtyGroup.com.
These are the questions Hacienda Lakes buyers ask most, drawn from search data and from the questions we answer on tours. Each answer agrees with the sections above, and each source is linked here or in the numbered list at the foot of this page.
Hacienda Lakes sits on the east side of Collier Boulevard (County Road 951) at Rattlesnake Hammock Road, north and south of Sabal Palm Road, in unincorporated East Naples, per the Collier County PUD layer record. Every one of the 64 sales we tracked is filed under the Hacienda Lakes development (Southwest Florida MLS, closed sales Oct 13, 2025 to Oct 13, 2026).
Three for-sale neighborhoods sit inside the MPUD: Esplanade at Hacienda Lakes (443 homes, Taylor Morrison), Azure at Hacienda Lakes (405 homes including the 24-unit Coach Collection condominium, Toll Brothers) and Seven Shores (413 planned, Toll Brothers). Sapphire Cove (75 homes) shares the Hacienda Lakes CDD but is zoned outside the MPUD.
We tracked 64 closed sales from October 13, 2025 to October 13, 2026 at a $663,000 median, from $450,000 to $2,842,483 (Southwest Florida MLS). Thirty-one closed between $500,000 and $749,999, and all nine at $1,500,000 or more were in Seven Shores. The median final list price of the homes that sold was $643,948, and the median sold price per square foot was $352.
We tracked 25 Seven Shores sales at a $985,000 median, from $505,000 to $2,842,483, including builder closings (Southwest Florida MLS, closed sales Oct 13, 2025 to Oct 13, 2026). Toll Brothers’ list “from” prices in October 2026 start at $599,995 (Harbor), $852,995 (Landing) and $979,995 (Port); those are asking prices, not closings.
We tracked 19 Esplanade sales at a $590,000 median, from $450,000 to $879,000 (Southwest Florida MLS, closed sales Oct 13, 2025 to Oct 13, 2026). Five closed under $500,000, eleven between $500,000 and $749,999, three between $750,000 and $999,999 and none above $1,000,000. All are resales, since Taylor Morrison lists the neighborhood as sold out.
We tracked 20 Azure sales at a $655,500 median, from $495,000 to $1,450,000 (Southwest Florida MLS, closed sales Oct 13, 2025 to Oct 13, 2026). One closed under $500,000, eleven between $500,000 and $749,999, four between $750,000 and $999,999 and four between $1,000,000 and $1,499,999. By the MLS Building Design field, 8 are single-family homes, 10 are villas and 2 are low-rise condominium sales, the building type of the Coach Collection.
The median Hacienda Lakes sale that carried a marketing period took 64.5 days on market (Southwest Florida MLS, 56 sales), against 94 days in the prior 12 months: 93 days in Seven Shores, 117 in Azure and 23 in Esplanade. The six Seven Shores sales entered after closing are left out of that figure. For a specific home, we read each listing against its own price history and time on market, and against its neighborhood’s closings, before you write an offer.
On October 13, 2026 the Southwest Florida MLS showed 45 active Hacienda Lakes listings and 11 pending, which is 8.4 months of supply (active listings divided by the monthly closing pace of the last 12 months): 14 active in Seven Shores, 20 in Azure and 11 in Esplanade. Single-family homes stand at 11.4 months and attached villas at 3.7. The median sale-to-list ratio was 95.9%. The record also shows new competing supply in Seven Shores, where about 140 units were left to sell in May 2026 and Toll posted 8 quick move-in homes in October 2026. Ask us for the live numbers on your short list.
Seven Shores is the only new construction; Esplanade and Azure are resale. Compare the CDD line first: a 52-foot Seven Shores lot carries $3,099.45 in FY2027 against $1,997.34 for a 52-foot Esplanade lot. Then compare finished-floor elevations, the lot’s FEMA letter, the HOA dues, the builder’s warranty and how soon you need to move in.
Yes. The county issued 290 single-family certificates of occupancy in Seven Shores from 2024 through September 28, 2026, the District recorded about 140 units left to sell on May 19, 2026, and Phase 3 utilities were accepted September 8, 2026. Toll Brothers listed 8 quick move-in homes in October 2026.
No. Taylor Morrison built three separate communities with the Esplanade name. Esplanade at Hacienda Lakes is the East Naples neighborhood in ZIP 34114 with no golf course. Esplanade Golf and Country Club is a different community in ZIP 34119, and Esplanade by the Islands is a separate community near Marco Island. None of our Hacienda Lakes figures include either.
The Coach Collection at Azure is a 24-unit condominium in six four-unit buildings on Saint Lucia Drive, registered as DBPR PR76602 with a declaration recorded September 18, 2018. It has its own condominium association, and the Azure HOA charges it a $1,350 quarterly tier. Any separate condominium assessment is unpublished; the condominium budget governs.
There is no master HOA, so dues depend on the neighborhood. Azure lists quarterly assessments of $1,600 for single-family homes, $1,700 for villas and $1,350 for the Coach Collection, due January 1, April 1, July 1 and October 1. Esplanade, Seven Shores and Sapphire Cove do not publish dues; the adopted budget and the resale estoppel state them.
No. The Sunbiz name index for “Hacienda Lakes” returns one entity, the developer, Hacienda Lakes of Naples, LLC. Each neighborhood has its own HOA, the Coach Collection adds a condominium association, and two CDDs own the lakes and stormwater system.
It has two. The Hacienda Lakes CDD covers Esplanade, Azure, Sapphire Cove, the senior rentals and commercial land on 391.06 acres. The Hacienda North CDD, created by Ordinance 2022-21, covers Seven Shores on 197.82 acres. Both bill on the November Collier County tax bill, and the tax bill names the district for each parcel.
FY2027 gross lines: Esplanade $1,720.95, $1,997.34 and $2,273.72 by lot class; Azure $1,315.51, $1,783.22 and $2,273.35; Sapphire Cove $1,882.77; Seven Shores $2,494.23, $3,099.45, $3,780.46 and $4,642.59 (Hacienda Lakes CDD roll; Hacienda North CDD assessments). Prepaid lots pay operations only.
The debt portion does; the operations portion does not. Esplanade’s Series 2024 bond matures May 1, 2044, the Series 2016 bonds behind Azure and Sapphire Cove mature May 1, 2046, and Seven Shores’ Series 2023 bonds mature May 1, 2053. Operations charges continue every year after the debt ends.
Yes. On the FY2027 roll, 34 Esplanade lots and 3 Azure lots show no debt line because an owner prepaid. The exact payoff figure for a lot comes in a letter from the district manager, and a prepaid lot still pays the yearly operations charge of $297.55 to $495.90 in the Hacienda Lakes CDD.
Yes. CDD debt is a non-ad valorem assessment that stays with the lot and passes to the buyer, billed each November on the county tax bill until the bonds mature or the lot prepays. The purchase contract decides how the current year’s charge is prorated at closing.
In Azure, yes: a $1,500 “down payment (capital contribution)” with the purchase application (Azure HOA FAQ). Esplanade, Seven Shores and Sapphire Cove do not publish a figure, so the resale estoppel certificate states any capital contribution or transfer fee for a specific home.
Each neighborhood answers separately. Esplanade is gated per its HOA portal and builder page; Azure has a gatehouse staffed 7 a.m. to 7 p.m.; Toll Brothers describes Seven Shores as gated. Sapphire Cove’s gate status is not documented in the records we read. Guest registration rules are not published; the Declaration and Rules govern.
No age restriction appears in any association page we reviewed for Esplanade, Azure or Seven Shores; the recorded Declaration of each neighborhood governs. The only senior housing inside the MPUD is the pair of Ekos Cadenza affordable senior rental buildings, which are rentals, not for-sale homes.
In Azure, leases must be at least 90 days, up to 4 times a year. Esplanade, Seven Shores and Sapphire Cove publish no leasing rule, so the recorded Declaration and Rules govern. Under s. 720.306, a rental restriction adopted after July 1, 2021 binds consenting owners and later buyers.
Some are. Ninety-six Seven Shores homes on Catamaran Drive and Driftwood Drive are titled to Seven Shores Build To Rent, LLC, about 23% of the 413 planned homes. No primary record we read ties a rental brand to them. They share the Seven Shores HOA and the Hacienda North CDD with owner-occupied homes.
No neighborhood publishes a pet rule on a public association page, so each association’s recorded Declaration and Rules govern pet numbers, sizes and leash rules. Taylor Morrison lists a dog park at the Esplanade amenity center. The Hacienda Lakes CDD points residents to the FWC Nuisance Alligator Hotline, 866-392-4286, for alligators over 4 feet that threaten people or pets.
It depends on the association. In May 2025 two CDD supervisors stated that “the Esplanade HOA documents do not allow for fishing on their lakes,” and District counsel said fishing policy “is set by the HOAs”; in 2026 the board discussed “designated communal fishing points.” Each association’s Declaration and Rules govern. No private docks are allowed in any document reviewed.
No. There is no golf course in Hacienda Lakes; Seven Shores has a putting green. The nearest courses are at Naples Lakes Country Club, about 1.3 miles straight-line across Collier Boulevard, and the Mustang and Flamingo courses at Lely Resort, about 2 miles away and open without membership.
Yes. Azure lists tennis, bocce and pickleball courts, Seven Shores lists tennis and pickleball at The Meridian, and Esplanade lists “lighted sports courts” reserved through its HOA portal. None of the three publishes a court count, so tour the courts at the hour you would play.
On the FEMA map effective February 8, 2024, Hacienda Lakes is mapped almost entirely in Zone AH on panel 12021C0606J. FEMA LOMR-F letters have removed every residential phase of Esplanade, Azure and Seven Shores from that hazard area by fill, so the specific lot’s letter and elevation certificate are what your lender and insurer read.
Your lender decides from its flood determination, which should reference the lot’s FEMA letter; in the surrounding block group only 16 of 401 policies on homes built 2014 or later carry the mandatory-purchase flag. If you insure wind with Citizens, its own rules require flood coverage on all policies from January 1, 2027. Most owners carry flood either way.
Seven Shores is mapped Zone AH, but FEMA letters remove lots 1 to 400 by fill, and six sampled elevation certificates record floors of 15.6 to 15.9 feet NAVD88 against a 10.5-foot BFE. In the surrounding block group, OpenFEMA shows one claim on a 2024-built home, a June 12, 2024 rain claim closed with $0 paid.
Preliminary maps issued March 20, 2025 under project 16-04-1501S are not yet effective; as of August 1, 2026 the county had no Letter of Final Determination. On the preliminary layer every Azure point stays AH and 28 of 445 Seven Shores points move to Zone X. Whether each LOMR-F carries onto the new panels will be settled in a new Summary of Map Actions.
Every one of 54 matched addresses zones to Lely Elementary, Manatee Middle and Lely High for 2026-27, graded A, A and B for 2025-26 by the Florida Department of Education. Homes west of Collier Boulevard zone differently, and the newest Seven Shores streets were not yet loaded in the district’s lookup, so check the exact address.
Yes. Physicians Regional Medical Center, Collier Boulevard, at 8300 Collier Boulevard, sits next door with 130 beds and a 24-hour emergency room, about 5 to 8 minutes off-peak from each neighborhood. Collier County EMS Medic 25 operates from 3675 Hacienda Lakes Parkway inside the MPUD.
Off-peak, about 17 to 20 minutes from Fifth Avenue South, 20 to 23 minutes from the Naples Pier and 47 to 50 minutes from Southwest Florida International Airport, by our routing check on the OpenStreetMap road network on October 10, 2026. The I-75 merge at Exit 101 is about 8 to 11 minutes. Season traffic runs longer.
A Costco is approved and under way on about 26 acres at the southeast corner of Collier Boulevard and Rattlesnake Hammock Road, inside the Hacienda Lakes commercial tract. The county adopted Ordinance 2025-47 on October 14, 2025, and SFWMD issued its permit June 19, 2026. No county record we read sets an opening date.
The Florida Sports Park at 8520 Rattlesnake Hammock Road sits inside the DRI, 0.38 miles straight-line from the center of Seven Shores, 0.77 miles from Esplanade and 0.85 miles from Azure. The Swamp Buggy Races schedule lists races on January 24, February 28 and April 3, 2027.
In Collier County the buyer customarily pays for the owner’s title insurance policy and chooses the closing agent; the purchase contract controls. Florida promulgates the premium, so on a $663,000 purchase the owner’s premium is $3,390.00 before endorsements under Rule 69O-186.003.
A Hacienda Lakes buyer’s closing costs typically include the owner’s title premium, the lender’s policy and mortgage taxes if financing, recording fees, settlement and search fees, prorations of property tax, CDD and HOA charges, and in Azure the $1,500 capital contribution. The seller customarily pays the deed documentary stamp tax. Ask us for an estimate on a specific home.
Since August 17, 2024, you sign a written agreement with your buyer’s agent before touring, stating the agent’s compensation, which is negotiable and not set by law, and offers of buyer-broker compensation no longer appear on the MLS (NAR). A seller or builder may still contribute off the MLS.
We tracked 64 Hacienda Lakes sales at a $663,000 median in the 12 months to October 13, 2026 against 51 Winding Cypress sales at $815,000 in an earlier extract of closed sales August 11, 2025 to August 11, 2026, a different window. Winding Cypress is one DiVosta community under one HOA and one clubhouse, built out in 2023; Hacienda Lakes is three neighborhoods with new construction in Seven Shores. Both zone to the same three public schools.
Get pre-approved, then call Marc at (239) 287-5873 or start with our buyer representation process. We will narrow the three neighborhoods to the one or two that fit, total the fee stack for the lots you like, and set up listing alerts so new Hacienda Lakes listings reach you first.
Every Hacienda Lakes fact on this page traces to a county, state or federal record, a community development district’s own published document, an association’s or builder’s own page, or the Southwest Florida MLS, and the numbered list below gives the title and address of each, grouped by the kind of record.
These are the official documents behind the Hacienda Lakes figures on this page, each linked to its authority, so a buyer can read the source or hand it to an attorney, lender or insurance agent: the two CDDs’ assessment rolls, budgets and audits, the county’s land-use and flood records, and the state statutes and rules that govern a purchase.
Document | What it is | Official link |
|---|---|---|
Hacienda Lakes CDD FY2027 adopted O&M assessments | Per-lot operations charge by class for Esplanade, Azure, Sapphire Cove and the senior rentals | |
Hacienda Lakes CDD FY2027 adopted O&M budget | The $418,160 operations budget, line by line | |
Hacienda Lakes CDD FY2027 adopted debt service budget | Debt service on the Series 2016 and Series 2024 bonds | |
Hacienda Lakes CDD FY2025 audit | Audited financial statements, bonds outstanding at September 30, 2025 | |
Series 2014 refinancing letter to residents | The 2024 refunding of Esplanade’s bonds, in the November 25, 2024 meeting package | |
Hacienda North CDD Ordinance 2022-21 | The Seven Shores district’s formation ordinance | |
Hacienda North CDD FY2027 adopted assessments | O&M and debt charges for each Seven Shores lot class | |
Hacienda North CDD 2022 Master Engineer’s Report and methodology | The 413-home plan and assessment method, in the July 13, 2022 package | |
Hacienda North CDD FY2025 audit | Audited financial statements, Series 2023 bonds | |
Collier County 2024 Summary of Map Actions | FEMA letters revalidated on the 2024 maps, including every Hacienda Lakes LOMR-F | |
FEMA LOMC revalidation letter 18-04-0009V | The letter that carried LOMR-Fs onto the February 8, 2024 maps | |
Collier County 2026 Flood Protection Newsletter | County flood guidance and the CRS Class 5 discount | |
Florida Statutes s. 720.303 | HOA records and the document website requirement | |
Florida Statutes s. 720.306 | HOA rental amendment rules | |
Azure at Hacienda Lakes HOA FAQ | The published dues, capital contribution, leasing and sign rules for Azure | |
Florida Administrative Code Rule 69O-186.003 | The promulgated title insurance premium schedule | |
Florida Statutes s. 689.261 | The property tax disclosure summary required in a sale contract | |
Florida Statutes s. 718.112 | Condominium structural integrity reserve studies, relevant to the Coach Collection |
Market data from Southwest Florida MLS, pulled October 13, 2026 (closed sales October 13, 2025 to October 13, 2026). Brokered by Domain Realty.