Naples, Florida
Buy a home in Kings Lake, Naples, with the record in hand: county and MLS prices for houses, villas and condominiums, the master fee and its 2027 proposal, purchase approval, SIRS papers, taxes at 10.4721 mills and flood by address, from McGreevy and Comisar.
By Jesse McGreevy and Marc Comisar, McGreevy and Comisar, Domain Realty Group. Updated November 2026 · County figures from Collier County Property Appraiser qualified sales recorded through October 16, 2026; MLS figures from a Southwest Florida MLS (Matrix) export of October 29, 2026
Buying a home in Kings Lake, Naples, means choosing among three ways to own inside one master association: a detached single-family house on one of 336 platted lots, a fee-simple villa on its own small lot, or a condominium unit under Chapter 718. This page covers the Kings Lake community off Davis Boulevard in 34112, in unincorporated Collier County. Our Kings Lake neighborhood guide covers the history, plats, lakes and neighborhoods; this page covers what a buyer pays, signs, checks and negotiates, as part of our Naples coverage.
The three forms are never blended here without saying so. Detached houses sit on the five single-family plats and answer to the master association, Kings Lake Homeowners Association, Inc., a Chapter 720 association; on Royal Ln, The Woodlands adds its own neighborhood association. Villas are attached homes on platted lots, at Villas at Kings Lake on Buckingham Ln and on the villa side of Bristol Square on Bristol Ln. Condominium units sit in about a dozen Chapter 718 associations, from The Hamptons at 136 units to Kings Lake Woods at 4. Every owner pays the master assessment; condominium and villa owners pay their own association on top.
The short version: Collier County recorded 15 qualified single-family sales in Kings Lake from October 17, 2025 to October 16, 2026 at a $785,000 median, 1 villa sale at $385,000 and 42 condominium sales at a $239,950 median. The Southwest Florida MLS (Matrix) export of October 29, 2026, a different record and window, showed 9 active houses at a $795,000 median list, 25 active condominiums at $249,900 and no active villas. Our live guide still prints an August 12, 2026 MLS pull; this page uses the newer data.
Selling a home first? Read our guide to selling a Kings Lake home, or call Jesse direct at (239) 898-6072. To buy, call Marc at (239) 287-5873 before you write anything; McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008.
Kings Lake buyers need an agent who reads two layers of rules at once: the master association’s Chapter 720 covenants and February 16, 2026 rules, and, for a condominium or villa, the neighborhood association’s own documents, fee and approval. McGreevy and Comisar, the #5 real estate team in Florida (RealTrends 2026), read both before you offer.
With our Domain Realty Group team we have sold over $2.5 billion in real estate, and McGreevy and Comisar alone have over $900 million in sales. For this page we tracked the 58 qualified Kings Lake sales Collier County recorded over the last 12 months and all 67 closings and 34 actives in the MLS export of October 29, 2026. Comparing agents? Start with our guide to the best real estate agents in Naples, then book your Kings Lake buyer consultation or call Marc at (239) 287-5873.
Honors and recognition:
Before you tour, we settle the form, the street or the association, the living area and the yearly cost. Then, for each address on the short list, we pull the flood zone and any Letter of Map Change, the association that governs it, the master estoppel and, for a unit, the condominium’s budget, reserve schedule and resale package, and we write the offer with review periods long enough to read it all.
These are the facts a Kings Lake buyer needs in November 2026, from the county record through October 16, 2026, the MLS export of October 29, 2026, the master association’s own documents, FEMA and the Florida Statutes, each explained below with its record, window and form.
Buying in Kings Lake right now means choosing among 34 listings the MLS showed active on October 29, 2026: 9 single-family houses at a $795,000 median list price and 25 condominiums at $249,900, with no villa listed and 5 condominiums pending. Both forms carried about 6.4 months of supply on that date.
Data updated: county sales recorded through October 16, 2026 (Collier County Property Appraiser); MLS figures from a Matrix export of October 29, 2026, labelled as such.
The MLS figures here come from one export of the Development Name KINGS LAKE in ZIP 34112: closings from October 29, 2025 to October 29, 2026, and actives and pendings on October 29, 2026. Months of supply is our arithmetic, actives divided by closings per month for the same form. County figures elsewhere are a different record and window, and we never divide one into the other.
| Form (MLS export of October 29, 2026) | Closings, 12 months | Median sold | Range sold | Median sale-to-list (vs last list price) | Median days on market | Median sold per living sq ft | Active | Median list (active) | Pending | Months of supply (our arithmetic) |
|---|---|---|---|---|---|---|---|---|---|---|
| Single-family | 17 | $775,000 | $525,000 to $925,000 | 94.9% | 61.5 | $293 | 9 | $795,000 | 0 | 6.4 |
| Villa | 3 | $385,000 | $335,000 to $450,000 | 96.5% | 11 | $251 | 0 | none | 0 | no actives |
| Condominium | 47 | $230,000 | $150,000 to $470,000 | 93.1% | 75 | $203 | 25 | $249,900 | 5 | 6.4 |
| All closings | 67 | $265,000 | $150,000 to $925,000 | 93.8% | 66 | $226 | 34 | 5 |
The 9 single-family actives ran from $649,000 to $1,199,000, on Kings Lake Blvd (3), Round Table Ln (2), Abbey Ct, Queens Blvd, Queens Way and Royal Ln, with listed living areas from 1,768 to 2,993 square feet. The 17 closings sold at a 94.9 percent median of list after a 61.5-day median; 3 sold at or above the last list price and 2 below 90 percent of it (our count). No house was pending on October 29.
The 25 condominium actives ran from $170,000 at Greenfield Village to $499,900 at Steeplechase of Naples. By association: Greenfield Village 5, Greenwood Village 4, The Hamptons 4, Courtyard at Kings Lake 3, Windsor 3, Steeplechase of Naples 2, and one each at Bristol Square, Camelot, Courtyard Village and Tamarynd Place. The 5 pendings were at Courtyard at Kings Lake (2), Greenwood Village, Camelot and Bristol Square. Closings took a 75-day median at 93.1 percent of list; 6 of 47 sold at or above the last list price and 10 below 90 percent of it (our count).
No villa was listed on October 29, 2026. The export classes 3 closings in the prior 12 months as villas, at $335,000, $385,000 and $450,000, one of them at Villas at Kings Lake, and they sold in an 11-day median at 96.5 percent of list.
NABOR’s September 2026 report places ZIP 34112 in its South Naples area (34112 and 34113), not East Naples. For that area, NABOR reported a $716,000 single-family median for September 2026 and $735,000 for the year to date, a $335,000 condominium median for September and $340,000 year to date, and 5.1 months of single-family and 6.2 months of condominium supply. Those are area figures, not Kings Lake figures.
The Kings Lake form that fits is the one whose rules match how you will buy and use it: a detached house is a deeded lot under the master’s Chapter 720 covenants, a villa is a deeded lot with an attached home and its own association, and a condominium is a deeded unit under Chapter 718 with a building budget.
You receive a deed to the lot and house, recorded in the Collier County Official Records. The master association governs the single-family homes directly: its covenants require a garage of at least two cars, an irrigated lawn with no stone or gravel lawns, architectural approval before new construction or additions, and leases of at least 30 days. The Woodlands on Royal Ln is the one detached grouping with its own neighborhood association on top of the master. Our guide reads the county roll as putting a median two thirds of a single-family parcel’s just value in the land.
A Kings Lake villa is an attached home on its own platted lot, conveyed by lot and block rather than as a condominium unit, although the county roll codes these lots 04 like a condominium. Villas at Kings Lake is 18 villa homes on Buckingham Ln, built in 1984, plus common parcels; the villa side of Bristol Square is 38 fee-simple lots on Bristol Ln, built 1985 to 1986. Each has its own association and fee on top of the master. Bristol Ln also carries Bristol Square Condominium, 24 units under a separate declaration, so the address decides which regime applies.
In a Chapter 718 condominium you receive a deed to the unit plus a share of the common elements and can mortgage it. The association sets the budget, carries the building insurance and keeps the reserves. You are entitled to the 718.503 resale package at the seller’s expense, and the contract carries the statute’s 7-day cancellation right, excluding weekends and legal holidays, by written notice. Condominium owners also deal with their own association, not the master, for lease approval.
| What differs | Single-family house | Villa (fee-simple lot) | Condominium unit (Ch. 718) |
|---|---|---|---|
| What you receive | Deed to lot and house | Deed to the lot and attached home | Deed to the unit plus a share of common elements |
| Associations you pay | Master only ($472 for 2026); The Woodlands adds its own | Master plus the villa association | Master plus the condominium association |
| Master administrative processing fee at purchase | $150 | The form prints $150 for a single-family home and $75 for a condominium; ask which line applies, and the villa association runs the background check | $75 |
| Lease approval through | The master association | The villa association and master rules | The condominium association |
| Resale disclosure to you | 720.401 disclosure summary, 689.302 flood and 689.261 tax | Same as a house | 718.503 package, plus flood and tax disclosures |
| Milestone and SIRS | Not subject | Not subject | Only at three habitable stories or more; no Kings Lake building is on the county list |
| County 12-month record, through October 16, 2026 | 15 sales, $785,000 median | 1 sale, $385,000 | 42 sales, $239,950 median |
From the master association’s own roster: The Hamptons, Greenwood Village, Greenfield Village, Camelot and Windsor are on Kings Lake Blvd; Tamarynd Place is on Tama Cir; Steeplechase of Naples is on Aintree Ln; the six Courtyard at Kings Lake buildings and Courtyard Village share Courtyard Way as two separate associations from two different decades; Bristol Square is on Bristol Ln; Villas at Kings Lake is on Buckingham Ln; and Kings Lake Woods is a single four-unit building on Kings Lake Blvd built in 2001, the newest in the community. Detached homes line Queens Way, Queens Blvd, Prince Ln, Royal Ln, Round Table Ln, the courts off them and parts of Kings Lake Blvd.
The Kings Lake home that fits your budget depends first on form: county-recorded condominium sales over the last 12 months ran $150,000 to $470,000, the one villa sale was $385,000, and single-family homes ran $525,000 to $965,000. Within condominiums, the association sets the range, as the tables below show.
Data updated: county sales recorded through October 16, 2026 (Collier County Property Appraiser); MLS figures from a Matrix export of October 29, 2026, labelled as such.
| Form (Collier County qualified improved sales) | 12 months to October 16, 2026: sales | Median | Low | High | 24 months: sales | 24-month median | 60 months: sales | 60-month median |
|---|---|---|---|---|---|---|---|---|
| Single-family | 15 (1 new build) | $785,000 | $525,000 | $965,000 | 33 (2 new builds) | $690,000 | 70 | $772,500 |
| Single-family, excluding new builds | 14 | $799,750 | 31 | $690,000 | 67 | $765,000 | ||
| Villa | 1 | the sale: $385,000 | 2 | the sales: $315,000 and $385,000 | 11 | $460,000 | ||
| Condominium | 42 | $239,950 | $150,000 | $470,000 | 62 | $251,100 | 196 | $296,500 |
A new build is a sale recorded within one year after the year built the roll prints now; there was one in the last 12 months, on Kings Lake Blvd in January 2026 at $605,000. The villa count is too small for a median in the shorter windows, so the sales are printed instead.
| Association (form) | Unit parcels | Sales, 24 months to October 16, 2026 | 24-month median or the sales | Sales, 60 months | 60-month median |
|---|---|---|---|---|---|
| The Hamptons (condominium) | 136 | 10 | $278,750 median | 37 | $340,000 |
| Greenwood Village (condominium) | 112 | 13 | $264,900 median | 24 | $262,450 |
| Tamarynd Place (condominium) | 90 | 4 | $334,000 median | 18 | $367,500 |
| Greenfield Village (condominium) | 88 | 12 | $232,450 median | 32 | $290,000 |
| Steeplechase of Naples (condominium) | 72 | 3 | $420,000 median | 21 | $470,000 |
| Courtyard at Kings Lake (condominium) | 72 | 4 | $177,500 median | 13 | $260,000 |
| Courtyard Village (condominium) | 60 | 1 | 1 sale | 17 | $263,000 |
| Camelot (condominium) | 56 | 9 | $250,000 median | 17 | $280,000 |
| Windsor (condominium) | 56 | 4 | $217,250 median | 10 | $278,750 |
| Bristol Square Condominium | 24 | 2 | 2 sales | 7 | $290,000 |
| Bristol Square villas | 38 | 1 | 1 sale | 3 | $430,000 |
| Villas at Kings Lake (villa) | 20 | 1 | the sale: $385,000 | 8 | $462,500 |
| Kings Lake Woods (condominium) | 4 | 0 | none | 0 | none |
Steeplechase of Naples carries the highest condominium medians in both windows and Courtyard at Kings Lake the lowest 24-month median. The association, not the community, is the price unit for an attached home here.
Every Kings Lake purchase starts with three questions: which form, which association or street, and what the yearly bill will be at your price, master assessment, association fee, 10.4721 mills and insurance together. Start your Kings Lake buyer consultation or call Marc at (239) 287-5873, and read how we represent buyers in Naples. Selling a home first? Start with a Kings Lake home valuation and call Jesse direct at (239) 898-6072. You are working with Top 1% Real Estate Agents Nationally Since 2008.
Size and price per square foot come only from the MLS export of October 29, 2026; the county figures above carry no square footage.
| Form and MLS living area (export of October 29, 2026) | Closings | Median sold, or the sales | Range | Median sold per living sq ft (our arithmetic) | Median sale-to-list |
|---|---|---|---|---|---|
| Single-family, under 2,000 sq ft | 2 | the sales: $605,000 and $835,000 | |||
| Single-family, 2,000 to 2,499 sq ft | 8 | $702,500 | $525,000 to $850,000 | $319 | 94.6% |
| Single-family, 2,500 sq ft and over | 7 | $840,000 | $650,000 to $925,000 | $259 | 95.5% |
| Condominium, under 1,000 sq ft | 14 | $197,000 | $150,000 to $239,900 | $208 | 93.3% |
| Condominium, 1,000 to 1,299 sq ft | 16 | $227,500 | $159,900 to $300,000 | $211 | 93.4% |
| Condominium, 1,300 sq ft and over | 17 | $292,500 | $215,000 to $470,000 | $190 | 92.9% |
| Year (county qualified improved sales) | Single-family sales | Single-family median | Condominium sales | Condominium median |
|---|---|---|---|---|
| 2021 | 24 | $525,000 | 64 | $227,500 |
| 2022 | 15 | $850,000 | 48 | $328,500 |
| 2023 | 16 | $819,500 | 40 | $320,000 |
| 2024 | 8 | $657,500 | 34 | $294,000 |
| 2025 | 18 | $674,950 | 28 | $265,000 |
| 2026, to October 16 | 12 | $702,500 | 32 | $229,500 |
The condominium median has fallen each year since 2022, and the single-family median sits below its 2022 level. These are recorded medians by year, not a forecast, and a yearly median moves with which homes happen to sell.
Buying a Kings Lake condominium means reading the association before the unit: its budget, its reserves, any assessment, its rules and its approval process. No Kings Lake building appears on Collier County’s milestone list, and the stock appears to be two stories, so the reserve question, not the inspection, is the one to press.
Section 553.899 requires a milestone structural inspection for condominium and cooperative buildings three habitable stories or more in height, first by December 31 of the year a building turns 30, and every 10 years after. Section 718.112(2)(g) requires a Structural Integrity Reserve Study, at least every 10 years, for each condominium building three habitable stories or higher. Both statutes exclude buildings below that height.
Collier County’s “Milestone Inspection Buildings by Year”, headed as of January 2026, lists 926 building records. A search for every Kings Lake association and street name returned no Kings Lake building and only unrelated buildings elsewhere in Collier with similar street or building names. Every Kings Lake building received its certificate of occupancy before 1995, so a three-story building here would already have been due by December 31, 2025. Collier’s own milestone page puts all of Kings Lake inside the 3-mile saltwater buffer, which would set a 25-year cycle for any building that did qualify.
Our guide reads the unit numbering across roughly 780 condominium parcels as floors 1 and 2 only, and the Steeplechase handbook confirms two levels. That is an inference from numbering, not a counted story height, so confirm the building with the association and Collier County. The catch: an association not required to obtain a SIRS may, by a majority vote of the total voting interests, fund no reserves or less than the statute calls for, one year at a time. Reserves for roof replacement, painting and paving are still required unless members waive them.
Section 718.503(2) entitles a resale buyer, at the seller’s expense, to the declaration, articles, bylaws and rules, the annual financial statement and budget, the milestone inspection summary if applicable, the most recent SIRS or a statement that one has not been completed, and the 718.504 question and answer sheet. Ask as well for the last five adopted budgets and any reserve waiver vote, the reserve balance against roof, paint and paving, the master policy and its deductible, any loan or line of credit, board minutes for the last year, and the estoppel certificate showing what is owed.
HB 913, effective July 1, 2025, moved the first SIRS deadline to December 31, 2025, required a majority of the total voting interests to fund SIRS items by special assessment, loan or line of credit, and from January 1, 2026 requires condominiums of 25 or more units to post official records on a website. On unit count that reaches most Kings Lake condominiums; ask each association for its site.
No news item, association notice or public record of a 2025 or 2026 special assessment at a Kings Lake condominium was found in the research for this page. That is an absence in public sources, not a clean bill: the estoppel certificate and the 718.503 package are the documents that show any assessment levied or pending, and we read both before your inspection period ends.
Every year in Kings Lake you pay the master assessment, $472 for 2026, property tax at 10.4721 mills on your purchase price, and insurance; a condominium or villa owner adds a neighborhood association fee that no association publishes, and many homes carry a $269.77 county solid waste line. There is no CDD.
| Kings Lake master assessment | 2026, adopted | 2027, proposed |
|---|---|---|
| Operating assessment | $429.59 | $427.37 |
| Reserve assessment | $42.41 | $24.63 |
| Total per unit per year | $472.00 | $452.00 |
| Quarterly | $118.00 | $113.00 (our arithmetic) |
| Units assessed | 1,173 | 1,173 |
The 2027 figure is a proposal: the board’s agenda sets the adoption vote for Monday, November 16, 2026, and until then $472 is the assessment. The proposal is $20 lower, about 4.2 percent (our arithmetic), with reserve funding cut from $49,744.23 to $28,890.00 and the lake maintenance line raised from $22,500 to $45,000. Our live guide prints only the 2026 figure; it predates the 2027 proposal.
Units on the master irrigation system pay a separate irrigation fee. Proposed for 2027 against 2026, per unit per year: the 19 single-family homes on the system $1,037.95 against $953.34, Camelot $78.39 against $72.00, and Windsor $181.90 against $167.07. Ask whether the address you are buying is on the system.
No Kings Lake condominium or villa association publishes a current documented assessment, and we will not estimate one; MLS fee fields are entered by listing agents, not by the association. Get the number from the association’s adopted budget or the estoppel certificate, and ask what it covers, because coverage differs: at Steeplechase it includes cable, water, sewer and trash, while a single-family owner pays the county and utilities directly.
Data updated: county sales recorded through October 16, 2026 (Collier County Property Appraiser); MLS figures from a Matrix export of October 29, 2026, labelled as such.
| Levy (tax year 2026) | Mills | On an illustrative $230,000 taxable value (our arithmetic) | On an illustrative $785,000 taxable value (our arithmetic) |
|---|---|---|---|
| Collier County General Fund | 3.0107 | $692.46 | $2,363.40 |
| Collier County Water Pollution Control | 0.0246 | $5.66 | $19.31 |
| Conservation Collier | 0.1772 | $40.76 | $139.10 |
| Unincorporated Area General Fund | 0.6844 | $157.41 | $537.25 |
| Collier County Lighting MSTU | 0.1025 | $23.57 | $80.46 |
| Greater Naples Fire Rescue District | 2.0000 | $460.00 | $1,570.00 |
| South Florida Water Management District | 0.0948 | $21.80 | $74.42 |
| Big Cypress Basin | 0.0978 | $22.49 | $76.77 |
| Collier Mosquito Control District | 0.1331 | $30.61 | $104.48 |
| District School Board of Collier County | 4.1470 | $953.81 | $3,255.39 |
| Total | 10.4721 | $2,408.58 | $8,220.60 |
The $230,000 is the MLS condominium median and the $785,000 the county 12-month single-family median, used as illustrative taxable values before exemptions; a line total can differ from the exact product by a cent of rounding. The five county lines are from the certified FY 2026-27 millage resolution, the fire district’s 2.0 mills from its own FY 2027 posting, the water management lines from the district’s September 22, 2026 final hearing, and the school and mosquito lines as our guide reads the certified roll. Kings Lake is not in the City of Naples, so the City millage does not apply.
At 10.4721 mills, every $100,000 of taxable value costs about $1,047.21 a year before exemptions: $2,408.58 at $230,000, $2,775.11 at $265,000, $4,031.76 at $385,000 and $8,220.60 at $785,000 (our arithmetic, illustrative). Add $269.77 if the parcel carries the county solid waste line: nearly every single-family home does, and on the 2026 roll 224 of the 832 condominium-coded units do, including every unit at The Hamptons and Bristol Square Condominium.
Under section 193.155, property is reassessed at just value the January 1 after a change of ownership, and the seller’s Save Our Homes benefit does not pass to you; section 689.261 requires the contract to warn that a buyer should not rely on the seller’s current taxes. Our guide measured the effect on the 2025 roll: the median homesteaded single-family owner paid about $3,120, while a buyer at just value with no exemption would owe about $5,807 in year one.
Florida’s homestead exemption reduces assessed value by as much as $50,000, the second $25,000 against non-school levies only and indexed to inflation; our guide reports county appraisers’ 2026 figure for that second portion as $26,411. On the illustrative $230,000, that is about $428.85 a year at 10.4721 mills (our arithmetic). Save Our Homes then caps the yearly rise in assessed value at the lower of 3 percent or inflation, 2.7 percent for 2026, and portability can carry up to $500,000 of a prior Florida homestead’s benefit. Our guide also reports that Amendment 3 passed on November 3, 2026 on the unofficial count, raising the non-school homestead exemption from 2027, so check the year-two arithmetic with the Property Appraiser.
At closing in Kings Lake, a buyer in Collier County customarily pays for and chooses the owner’s title policy and closing agent, pays the lender’s policy, the note stamps and intangible tax on any mortgage, records the deed and pays the master association’s processing fee; the deed’s documentary stamps are customarily the seller’s. The contract controls every line.
In Collier County the buyer customarily pays the owner’s title policy and chooses the closing agent; in Lee County the custom runs the other way. These are customs, not laws, and the contract decides; the lender’s policy is always the buyer’s. Florida promulgates the premium: $5.75 per $1,000 up to $100,000 and $5.00 per $1,000 from $100,000 to $1,000,000, any fraction of $100 counted as a full $100.
Deed stamps are $0.70 per $100 of the price and the seller’s by custom in Collier. On a mortgage the buyer pays note stamps of $0.35 per $100 of the loan and intangible tax of 2 mills (0.002) of the amount secured. The deed recording fee is set by section 28.24 and runs about $18.50 to $35.50 for a typical deed.
The master association’s sales application carries a non-refundable administrative processing fee of $150 for a single-family home or $75 for a condominium, due with the application no less than 30 days before the scheduled closing; rule 12 of the February 16, 2026 rules also asks for notice of a sale at least two weeks ahead. No capital contribution, working capital or transfer fee appears in the sales application, the rules, the forms page or the 2027 budget; the recorded declaration was not part of that review, so ask the closing agent to confirm. An estoppel certificate is capped at $299 for a current account under sections 720.30851 and 718.116; a condominium sale may need one from the master and one from the condominium, and the contract assigns who pays.
The $265,000 is the median of all 67 MLS closings in the October 29, 2026 export, which falls in the condominium range; the loan is $212,000.
| Buyer line (illustrative, $265,000 price, $212,000 loan) | Amount | How it is figured |
|---|---|---|
| Owner’s title policy (buyer pays by Collier custom) | $1,400.00 | Promulgated premium, our arithmetic |
| Note stamps on the mortgage | $742.00 | $0.35 per $100 of $212,000 |
| Intangible tax on the mortgage | $424.00 | 0.002 x $212,000 |
| Deed recording | $18.50 to $35.50 | Statutory page fees, estimate |
| Settlement fee | $500 to $1,500 | Varies by title company, estimate |
| Title search and examination | $150 to $500 | Varies, estimate |
| Master association processing fee, condominium | $75.00 | Kings Lake HOA sales application |
| Condominium approval fee, if the documents provide one | $0 to $184 per applicant | DBPR-adjusted cap |
| Illustrative subtotal | $3,309.50 to $4,860.50 | About 1.25 to 1.83 percent of the price, our arithmetic |
Not in the subtotal: lender fees and the lender’s title policy, prepaid interest and escrows, the tax and assessment prorations, insurance, inspections, survey and any estoppel cost the contract assigns you. A cash buyer drops the note stamps and intangible tax, about $2,143.50 to $3,694.50 (our arithmetic). Your closing agent’s estimate replaces every line.
Section 689.302 requires the seller to complete and give you a flood disclosure at or before the time the contract is executed, and since October 1, 2025 it includes a question on flood insurance claims. For a house or villa in a Chapter 720 community, section 720.401 requires the disclosure summary before you sign; if it comes late, the contract is voidable within 3 days of receipt or before closing, whichever comes first. Whether the master’s 720 summary is also delivered on a condominium sale is a question for the closing agent.
On a Kings Lake purchase, Freddie Mac’s 30-year fixed average of 7.18 percent for the week of November 5, 2026 means principal and interest of about $1,246.48 a month on a $230,000 condominium with 20 percent down, about $2,086.50 at $385,000 and about $4,254.29 on a $785,000 house, before taxes, insurance and association fees.
| Price (a median on this page) | 20 percent down | Loan | Monthly principal and interest at 7.18 percent, 30 years (illustrative) |
|---|---|---|---|
| $230,000 (MLS condominium median, October 29, 2026 export) | $46,000 | $184,000 | $1,246.48 |
| $385,000 (county 12-month villa sale and MLS villa median) | $77,000 | $308,000 | $2,086.50 |
| $785,000 (county 12-month single-family median) | $157,000 | $628,000 | $4,254.29 |
These are our arithmetic on Freddie Mac’s survey average (7.24 percent the prior week, 6.22 percent a year earlier; 6.57 percent on a 15-year loan; next release November 12, 2026). Your rate depends on credit, loan size and lender. Add tax at 10.4721 mills, insurance, the master assessment and, for a unit, the association’s fee.
A condominium loan depends on the association as well as on you, so give your lender the association’s budget, reserve schedule and insurance certificate as soon as the contract is signed. Two-story Kings Lake associations are outside the SIRS mandate, so the reserve line in the budget is the document that shows how the building funds its roof, paint and paving.
Before you offer in Kings Lake, confirm three things by address: the FEMA flood zone, any Letter of Map Change and an insurance quote. Kings Lake is 96.4 percent FEMA Zone AE, the rest shaded Zone X500, and the whole community sits in Collier evacuation Zone C, outside the Coastal High Hazard Area.
On the effective maps of February 8, 2024, our guide measured 300.26 of 311.5 acres inside the Kings Lake PUD as Zone AE and 11.22 acres as shaded Zone X500; there is no unshaded Zone X. The base flood elevation is 8.0 feet NAVD88 across most of the community and 9.0 feet over the lakes, and the governing panel is 12021C0413J, with 0601J, 0394J and 0582J clipping the edges. By parcel, 1,181 of 1,215 sit in the Special Flood Hazard Area; the 34 outside it are concentrated in the Courtyard at Kings Lake buildings.
Collier County’s floodplain FAQ defines shaded Zone X500 as a moderate flood hazard area, between the base flood and the 0.2 percent annual chance flood, with no mandatory flood insurance, and notes that over 25 percent of national flood claims come from structures in X and X500 zones. The purchase of flood insurance is mandatory for a structure with a federally backed mortgage in the Special Flood Hazard Area.
FEMA’s layer shows 30 Letters of Map Change with a determination point inside Kings Lake: 25 removed a structure from the Special Flood Hazard Area, 3 were denied, and 20 carry a Superseded status, most likely overtaken by the 2024 map. If a seller cites a Letter of Map Amendment, have Collier County Floodplain Management confirm it survived the February 8, 2024 map before you rely on it, and check whether the address has an Elevation Certificate on file.
Collier County’s evacuation layer returned Zone C at five points across Kings Lake, behind Zones A and B, and the Coastal High Hazard Area layer returns nothing inside the community. In Hurricane Ian on September 28, 2022, the Naples gauge recorded 6.18 feet above mean higher high water, the highest on record there; the National Weather Service placed Ian’s Collier surge south and west of US 41, and Kings Lake sits about 1.4 miles north and east of that line. No federal source documents surge reaching Kings Lake, which is not proof that no water arrived.
The master board’s minutes of September 15, 2025 record flooding after heavy rain on Kings Lake Blvd at and around the Courtyards, with the contributing ditch the association’s responsibility; the June 15, 2026 minutes record a meeting being scheduled with the Courtyards association, and “Courtyard Drainage Ditch” is still open business on the November 16, 2026 agenda. Ask for the current status before offering on that stretch.
FLOIR’s Collier averages as of March 31, 2026 are $5,534 a year for homeowners coverage with wind and $2,271 for a condominium unit owner with wind. Kings Lake homes date from about 1980 to 1995, so none qualifies by year built for the automatic 68 percent windstorm discount tied to the 2001 Florida Building Code; credit comes from features documented on the OIR-B1-1802 wind mitigation form, whose revised version applies to inspections from April 1, 2026. The design wind speed at Kings Lake is about 165 mph, inside the wind-borne debris region.
In Kings Lake you live under the master association’s recorded covenants and its Rules and Regulations approved February 16, 2026, plus, for a condominium or villa, your own association’s documents. Leases run at least 30 days and up to 12 times a year for a single-family home, and an owner-absent stay counts as a rental.
The master association’s current published rules are the edition approved February 16, 2026. It adds rule 1, fines administered under section 720.305, and rule 18 on rentals. Our live guide’s rules section still cites the November 16, 2023 edition; the 2026 edition is the one in force. The operative declaration is the 2012 revival recorded as Instrument 4676864, amended in 2019, 2020 for single-family roofs and 2023 for leasing.
The master’s rental application states that since June 29, 2023 every single-family lease must be for at least 30 days, up to 12 times a year, matching the recorded 2023 amendment. No lease may run longer than one year, and the amendment names short-stay platforms such as Airbnb and VRBO as prohibited for stays under 30 days. A single-family tenant pays a $100 processing fee and applies at least 5 business days before occupancy, or 30 days for an international renter. Condominium owners apply to their own condominium association, which may be stricter.
Rule 18 reads that any use of a single-family home when the owner is not present, “regardless of whether rent is collected or waived,” falls under the rental provision of the covenants. If you plan to let guests use the house while you are away, the approval process applies to them.
The master rule is that dogs must be leashed and accompanied, and walkers must pick up after them; there is no weight, breed or count limit at the master level. Associations can be stricter: Steeplechase of Naples allows one dog or one cat up to 25 pounds and no pets for guests or tenants. Read your association’s pet rule before you offer.
Rule 10 bars commercial vehicles, swamp buggies, boats, trailers and campers from the common area; on your own lot they must meet county code or be kept in an enclosed garage, and parking on the grass is not allowed. Every single-family home must have a garage of at least two cars.
New construction and additions need Architectural Review Committee approval before work begins, on two sets of plans, and the covenants require a decision within 15 days. Lawns must be irrigated grass or landscaping, with no stone or gravel lawns, and fences need both county and association approval. Construction hours run 8:00 a.m. to 5:00 p.m. on weekdays, with nothing after noon on Saturday and nothing on Sundays or holidays, emergency repairs excepted.
Kings Lake is not age restricted: no age provision appears in the recorded leasing amendment, the February 2026 rules or the association’s published FAQ, and our guide found no housing-for-older-persons registration. Confirm it with the specific association that governs the address.
Kings Lake has no golf course, clubhouse, private club or master pool. What the master association owns is four lakes of about 38.79 acres of assessed water, a paved path around the largest, a 7.99-acre preserve and one tennis and pickleball court; pools belong to individual associations, and Kings Lake Square with its Publix sits inside the community.
The association’s consultant counted four man-made stormwater lakes, Kings Lake, Prince Lake, Duchess Lake and a fourth small lake, with about 38.79 acres of assessed area; the county parcels holding them total 55.43 acres. Fishing is from the Kings Lake shore only, catch and release, by residents and guests; swimming is not allowed in any lake, and motorized devices are not allowed on the paths. The paved path loops the upper lake with three access points off Kings Lake Blvd; no measured path length is published.
The preserve is 7.99 acres on Buckingham Ln, owned by the association, with a nature trail open dawn to dusk. The single court inside it is dual-lined for tennis and pickleball, unlit, open 7:00 a.m. to dusk, with a $5.00 key deposit and proof of Kings Lake ownership.
Pool access depends on which association governs the home. Steeplechase of Naples has a pool, Greenfield Village references a cabana, and a racquet club parcel on Royal Ln carries a pool built in 1986. A single-family owner on most detached streets has no association pool, so ask before you offer if a pool matters.
Kings Lake Square is platted as Block S of Kings Lake Unit 1, inside the Kings Lake PUD, and is owned by an entity of Kite Realty Group. Its anchor is Publix store 1458, about 45,600 square feet, with a pharmacy and a liquor store, 0.23 route miles from the Kings Lake entrance. The owner names Publix, Starbucks, Great Clips and Pet Supplies Plus as key retailers. The center carries ZIP 34104 while the homes carry 34112, so ZIP searches split at Davis Blvd.
Kings Lake addresses are zoned to Shadowlawn Elementary, East Naples Middle and Lely High School for 2026-2027, the nearest 24-hour emergency department is NCH Baker Hospital about 4.45 route miles away, and Fifth Avenue South is about 3.60 miles from the entrance, in free-flow, off-peak time.
| Level | Zoned school for Kings Lake addresses, 2026-2027 | Florida grade, 2025-2026 | Distance from the Kings Lake entrance (route miles) |
|---|---|---|---|
| Elementary | Shadowlawn Elementary School | A | 2.10 |
| Middle | East Naples Middle School | A | 1.24 |
| High | Lely High School | B, down from A the prior year | 5.83 |
The Collier County Public Schools zoning tool returned the same three schools across sixteen Kings Lake and adjacent streets, and the district earned an A for 2025-2026. Part of Aintree Ln falls in a different zone, and boundaries are reviewed each year, so check the specific address with the district before you offer. District busing is not provided within two miles of a school on a non-hazardous walking route.
NCH Baker Hospital’s emergency department downtown is the nearest 24-hour ED, about 4.45 route miles and 10.6 minutes free-flow from the entrance; Physicians Regional’s Collier Boulevard hospital, with a 24-hour ER, is about 6.48 miles. The nearest walk-in clinic is Physicians Regional East Naples Urgent Care on Thomasson Dr, about 2.59 miles.
| From the Kings Lake entrance (free-flow, off-peak) | Route miles | Minutes |
|---|---|---|
| Kings Lake Square Publix | 0.23 | 1.2 |
| Naples Municipal Airport | 2.75 | 6.7 |
| Fifth Avenue South | 3.60 | 8.3 |
| Naples Pier | 4.83 | 11.1 |
| I-75 Exit 101, Collier Blvd | 5.04 | 9.4 |
| I-75 Exit 105, Golden Gate Pkwy | 5.30 | 10.3 |
| Southwest Florida International Airport | 34.88 | 47.1 |
Collier County’s counts put Davis Blvd west of Airport Rd at 27,464 vehicles a day in the first quarter of 2025 against 21,640 in the third, a 26.9 percent swing, so allow more time in the first quarter. No Collier Area Transit fixed route is documented on Davis Blvd at Kings Lake.
Kings Lake cross-shops against Falling Waters, Lely Golf Estates and Riviera Golf Estates, three East and South Naples communities of similar age and price band, but they differ for a buyer on product mix, golf, amenities and ZIP. Kings Lake pairs detached homes, villas and condominiums under one master association with a Publix inside its boundary.
| What a buyer compares | Kings Lake | Falling Waters | Lely Golf Estates | Riviera Golf Estates |
|---|---|---|---|---|
| ZIP | 34112 | 34112 and 34114 | 34113 | 34112 |
| Median year built (our guide, county roll) | 1985 | 1990s vintage | 1981 | 1985 |
| Product | 336 detached homes plus villas and about a dozen condominium associations | All attached | 513 single-family plus 174 attached (state roll core count) | Single-family and attached, same vintage |
| Golf | None | None | In the area, not bundled into every home’s dues | Not stated in our guide |
| Gated | No | Not stated in our guide | No, deed-restricted | Not stated in our guide |
| How our guide frames it | The subject | The all-attached alternative, with a resort pool | The single closest comparable | The same-ZIP, same-vintage, one-tier-down comparison |
| Our page | The Kings Lake guide | Falling Waters | Lely Golf Estates | Riviera Golf Estates |
Our guide names Lely Golf Estates as the single closest comparable on vintage and product mix, Riviera Golf Estates as the same-ZIP, same-vintage alternative, and Falling Waters as the all-attached alternative with a resort pool and no golf. Isles of Collier Preserve, new construction from about 2020, and Windstar, gated with golf and a marina, are upper anchors rather than substitutes. Our guide could not verify from a primary source whether Riviera Golf Estates is age restricted, so ask before you tour. Compare total yearly cost in three lines, tax at each community’s millage, any non-ad-valorem or CDD line, and association dues, because a community with lower dues can carry a CDD that Kings Lake does not.
We find the right Kings Lake home by settling the form, the association or street and the flood paperwork first, then reading the budget and rules before the price. We negotiate from the record: in the October 29 export houses closed at a 94.9 percent median of list and condominiums at 93.1 percent.
Data updated: county sales recorded through October 16, 2026 (Collier County Property Appraiser); MLS figures from a Matrix export of October 29, 2026, labelled as such.
We tracked all 67 MLS closings in the export: 9 sold at or above the last list price and 12 below 90 percent of it (our count). Condominium days on market vary widely by association in the same export: a 39-day median at Courtyard Village against 139 days at Steeplechase of Naples, with The Hamptons at 78 and Camelot at 72. A unit that has sat is a different negotiation from one that just listed, and we price each offer against closed rows for the same association and size.
The county’s repeat-sale list cuts both ways: a Steeplechase of Naples unit sold for $488,000 in February 2023 and $420,000 in November 2025, 13.9 percent lower, and a Queens Way house recorded at $1,197,000 (August 2023) resold for $1,150,000 in September 2025, 3.9 percent lower. Most longer-held pairs rose, which is why the purchase date matters as much as the price.
For a house: the flood zone and any Letter of Map Change, the Elevation Certificate if one exists, roof age and wind mitigation report, open permits, the irrigation fee status and the master estoppel. For a condominium or villa: the association’s budget, reserve schedule and any waiver vote, the 718.503 package, the approval application and fee, the lease and pet rules and the insurance certificate. For both: an insurance quote and the lender’s sign-off.
Lake or preserve frontage, a pool, a garage, renovation, roof age, impact windows and, for a unit, the floor and an end location all move a Kings Lake price. We show you closed rows that share each feature rather than putting a dollar figure on it, because the record here is too thin to price a feature on its own.
For a Kings Lake purchase in 2026, buyer’s agent compensation follows the NAR settlement practices effective August 17, 2024: you sign a written buyer agreement before touring, it states that broker fees are fully negotiable and not set by law, and offers of compensation no longer appear on MLS platforms.
The agreement names the services, the compensation and how it is paid, with “a conspicuous statement that broker fees and commissions are fully negotiable and not set by law”. We sign it before the first showing, for a house, a villa or a condominium.
Compensation can be paid by you, asked of the seller in your offer, or split, all negotiable. Since offers of compensation are no longer allowed on MLS platforms, we ask the listing side directly and get the answer in writing before you offer, so the price and the compensation are negotiated together.
You can see current Kings Lake listings on our team’s listing site, Domain Realty Group, and have new ones sent to you. The MLS export of October 29, 2026 carried 34 actives, 9 houses and 25 condominiums with no villa, plus 5 condominium pendings; the count changes daily.
Data updated: county sales recorded through October 16, 2026 (Collier County Property Appraiser); MLS figures from a Matrix export of October 29, 2026, labelled as such.
For every active home in the community, see the current Kings Lake listings on Domain Realty Group, our team’s listing site, updated from the MLS.
Set up custom listing alerts through our buying page, where saved searches route to our team, and call Marc at (239) 287-5873 for homes that have come to market since October 29. A villa alert is worth setting now: none was listed on October 29. Still choosing between parts of the city? Our Naples buyer guide covers the process citywide, and our Naples area guide covers the communities.
To start your Kings Lake buyer consultation, call Marc at (239) 287-5873 or use the buyer consultation form. We reply with the active homes that fit your form, association and size, the closed rows for the same association or street, the flood zone and the yearly cost for each address, and the documents to request before an offer.
Matching homes and sold rows, a yearly cost sheet with the master assessment and 10.4721 mills, the association document list and approval timeline, the financing path and a plan for your first offer. Confidential, no obligation. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008.
Marc Comisar, Jesse McGreevy and their Domain Realty Group team are top-reviewed Southwest Florida realtors, and a Kings Lake buyer should know what working with the team is like. These are clients from across Southwest Florida in their own words, quoted exactly as posted; they describe the team, not Kings Lake or any home in it.
★★★★★ “Kay Tarnowski is by far the best realtor we’ve had. She truly listened and worked diligently around the clock to answer questions in a timely manner. She quickly understood what we were looking for and always acted promptly to arrange showings. Kay was professional, responsive, proactive and patient. She was knowledgeable regarding the communities we considered and was helpful explaining relevant real estate issues. She would provide candid insight when asked. It was a pleasure to work with her. We strongly recommend Kay.” Verified Google review
★★★★★ “We couldn’t be more grateful for Brooke Meyers and the incredible effort she put into helping us find our dream home in Naples! From the very beginning, she was attentive, knowledgeable, and determined to make our dream a reality. Brooke fought hard every step of the way to ensure we secured the perfect home. Her professionalism, dedication, and deep understanding of the Naples area made all the difference. We highly recommend Brooke to anyone looking for a passionate and hardworking realtor who truly cares about her clients!” Verified Google review
★★★★★ “Lindsey was remarkable. She is the best agent to work with. She is extremely knowledgeable and she is easy to work with. You will be happy if you choose Lindsey to work with on the purchase of your home.” Verified Google review
These are the questions Kings Lake buyers ask, answered from the county record through October 16, 2026, the MLS export of October 29, 2026, the master association’s own documents, FEMA, Freddie Mac and Florida law. For today’s count, call Marc at (239) 287-5873; we are Top 1% Real Estate Agents Nationally Since 2008.
Choose the form first, house, villa or condominium, because each has its own association layer and paperwork. Then sign a written buyer agreement, get a lender’s answer, tour, read the association documents, and offer with review periods long enough for the estoppel certificates, the master’s 30-day application and an insurance quote.
It depends on the form. In the 12 months to October 16, 2026 the county recorded houses at a $785,000 median (15 sales), one villa at $385,000 and condominiums at $239,950 (42 sales). On the October 29, 2026 MLS export, active houses carried a $795,000 median list and condominiums $249,900.
The master assessment for 2026 is $472.00 per unit per year, $118.00 a quarter, under the association’s adopted budget. The 2027 budget proposes $452.00, with the board vote set for November 16, 2026. Each condominium or villa association levies its own fee on top, and none publishes it.
For most detached homes, yes, plus an irrigation fee for the 19 single-family homes on the master irrigation system and The Woodlands’ own association on Royal Ln. A condominium or villa owner also pays the neighborhood association, whose fee comes from its budget or the estoppel certificate, never from a listing.
The master’s sales application carries a non-refundable administrative processing fee of $150 for a single-family home or $75 for a condominium, submitted no less than 30 days before closing and reviewed within 30 days. A condominium or villa association runs its own background check, so start both at contract.
Start with the master association’s Our Neighborhoods roster, then confirm on the deed, the declaration and the tax roll. Bristol Ln is the trap: Bristol Square Condominium and the Bristol Square villa lots share the street under two separate associations, and Courtyard Way carries two condominiums from different decades.
No. Kings Lake has no guard gate or resident gate, and its interior streets are public Collier County right-of-way posted at 25 mph. The association therefore does not maintain the streets; its paving reserve covers the lake path.
A single-family home may be leased for at least 30 days, up to 12 times a calendar year, with no lease longer than one year, under the recorded 2023 amendment and the master’s rental application. A condominium owner applies to the condominium association, whose rules may be stricter, so read its leasing article before buying on a rental plan.
No stay shorter than 30 days is allowed. The recorded leasing amendment names platforms such as Airbnb and VRBO, and the minimum term applies to every single-family lease; condominium associations may set longer minimums of their own.
At the master level, yes, with no weight, breed or count limit; dogs must be leashed and picked up after. Associations can be stricter: Steeplechase of Naples allows one dog or one cat up to 25 pounds and no pets for guests or tenants, and the stricter rule controls.
Not on the common area, and on your own lot only inside an enclosed garage or as county code allows. Rule 10 also bars commercial vehicles and swamp buggies from the common area and prohibits parking on the grass, and every single-family home must have at least a two-car garage.
No master pool, clubhouse, golf course or private club. Pools belong to individual associations, confirmed at Steeplechase of Naples, and Greenfield Village references a cabana. The master association owns the lakes, path, preserve and one court, and holds its board meetings at the Elks Lodge.
To groceries, yes. Kings Lake Square, platted inside the Kings Lake PUD, holds Publix store 1458 about 0.23 route miles from the entrance, with Starbucks, Great Clips and Pet Supplies Plus among its key retailers. For most other trips Kings Lake is car-dependent.
On the February 8, 2024 maps, 96.4 percent of Kings Lake is Zone AE, with a base flood elevation of 8.0 feet NAVD88 across most of it, and 3.6 percent is shaded Zone X500, mostly at the Courtyard at Kings Lake buildings. There is no unshaded Zone X. Confirm each address with an official determination.
With a federally backed mortgage on a structure in Zone AE, yes. About 1,181 of 1,215 Kings Lake parcels are in the Special Flood Hazard Area. Collier’s CRS Class 5 gives eligible policies a 25 percent discount there, and an X500 address carries no mandate but still carries risk.
No federal source documents storm surge reaching Kings Lake in Ian, Irma, Wilma, Milton, Helene or Debby; the National Weather Service placed Ian’s Collier surge south and west of US 41, about 1.4 miles from Kings Lake. That absence is not proof, and the community sits in Zone AE for a reason.
The master board’s minutes record flooding after heavy rain on Kings Lake Blvd at and around the Courtyards, with the contributing ditch the association’s responsibility, and “Courtyard Drainage Ditch” is open business on the November 16, 2026 agenda. Ask for the plan before buying on that stretch.
Budget from your price times the 2026 total of 10.4721 mills, about $1,047.21 per $100,000 of taxable value before exemptions, plus $269.77 where the parcel carries the solid waste line. On an illustrative $230,000 that is about $2,408.58 a year before exemptions (our arithmetic).
Usually not. The property is reassessed at just value the January 1 after you buy, and the seller’s Save Our Homes benefit ends at the sale. Our guide found the median homesteaded single-family owner paid about $3,120 on the 2025 roll, against about $5,807 for a buyer at just value with no exemption.
No. Kings Lake’s plats and declaration date from 1979, before Florida’s CDD statute, and our guide found no CDD, bond, paving or lighting assessment on the Kings Lake bills it checked. The one non-ad-valorem line is the county solid waste assessment.
Both laws apply to buildings three habitable stories or more. No Kings Lake building appears on Collier County’s January 2026 milestone list, and the unit numbering points to two stories, but confirm the specific building with the association and the county, and ask about any reserve waiver.
None was publicly reported in the research for this page. The estoppel certificate and the 718.503 resale package show any assessment levied or pending, and we read both before your inspection period ends; ask also whether the board has discussed one in recent minutes.
By Collier custom the buyer pays for and chooses the owner’s title policy and the closing agent; in Lee County the seller customarily does. It is a custom, not a law, and the contract controls. The lender’s policy is always the buyer’s.
On an illustrative $265,000 condominium with 20 percent down, our arithmetic puts the owner’s policy, note stamps, intangible tax, recording, settlement, search, the $75 master processing fee and any condominium approval fee at about $3,309.50 to $4,860.50, before lender fees, prepaids and prorations.
It is the association’s statement of what is owed on the unit or lot, capped at $299 for a current account under DBPR’s adjusted amounts. A Kings Lake condominium sale may need one from the master association and one from the condominium association; the contract assigns who pays.
FLOIR’s Collier averages as of March 31, 2026 are $5,534 a year for homeowners coverage with wind and $2,271 for a condominium unit owner. No Kings Lake home qualifies by year built for the automatic windstorm discount tied to 2001-code construction, so a wind mitigation inspection matters.
Shadowlawn Elementary, East Naples Middle and Lely High School for 2026-2027, graded A, A and B for 2025-2026. Boundaries are reviewed each year and part of Aintree Ln is zoned differently, so check the address with Collier County Public Schools.
About 3.60 route miles and 8.3 minutes free-flow from the entrance to Fifth Avenue South and 4.83 miles to the Naples Pier. I-75 is about 5.04 miles at Exit 101 and 5.30 miles at Exit 105. Allow more time in the first quarter of the year, when Davis Blvd traffic peaks.
No. Kings Lake is in unincorporated Collier County with a Naples mailing address, so it pays county millage including the unincorporated area levy, is patrolled by the Collier County Sheriff’s Office, and gets water and sewer from the Collier County Water-Sewer District.
Roughly 1,170, depending on what is counted: 1,167 residential parcels on the county roll, 1,173 units assessed by the master association and 1,177 voting interests in the state’s 2012 revival approval. The county inventory counts 336 single-family parcels.
Yes, with Architectural Review Committee approval before work begins on new construction or additions; the covenants give the committee 15 days to decide. Lawns must stay irrigated grass or landscaping, and Collier’s 50 percent rule measures a large renovation against the structure’s depreciated value, not the land.
The county’s yearly condominium median fell from $328,500 in 2022 to $229,500 for 2026 through October 16, and the single-family median of $702,500 for 2026 sits below 2022’s $850,000. Those are recorded medians by year, not a forecast.
Not in the Collier MPO’s adopted FY 2027 to 2031 program, which funds no capacity or resurfacing project on Davis Blvd between Airport-Pulling Rd and Santa Barbara Blvd. A long-range plan lists the corridor as a candidate, which is not funding.
On our team’s listing site, Domain Realty Group, linked above, and through custom alerts set up on our buying page. On October 29, 2026 the MLS showed 34 actives, 9 houses and 25 condominiums, and no villa.
Still weighing a Kings Lake purchase? Call Marc at (239) 287-5873 or start your Kings Lake buyer consultation, and read our Kings Lake neighborhood guide for the full background.
If you are selling a home before you buy in Kings Lake, time the two contracts together: your down payment, the master’s 30-day application window, the estoppel certificates, the insurance quote and any association approval all fall due while your sale is closing. Jesse leads listings; Marc leads the purchase, and we set the sale’s closing date first.
If the home you are selling is in Kings Lake, read our guide to selling a Kings Lake home or start with a free Kings Lake home valuation, and call Jesse direct at (239) 898-6072. Moving within Florida, ask about homestead portability before you list, since up to $500,000 of a prior homestead’s Save Our Homes benefit can follow you to a new Florida homestead. Our guide to Kings Lake has the background on the community.
Every Kings Lake figure on this page traces to a source below: the Collier County sales record, the Southwest Florida MLS, the Kings Lake Homeowners Association’s own documents, Collier County, Florida law and agencies, FEMA, NOAA, Freddie Mac, NABOR and NAR. No listing portal or competing brokerage site is cited.
These are the Kings Lake documents a buyer reads before an offer, each linked at its publisher: the revived declaration, the current rules, the 2026 budget and the 2027 proposal, the purchase application, the state’s estoppel and transfer fee schedule, the county’s milestone list and the school boundary tool.
| Document | Publisher | What it shows a buyer | Link |
|---|---|---|---|
| Revived Declaration of Protective Covenants, 2012 | Kings Lake Homeowners Association | The operative covenants recorded as Instrument 4676864, with the state’s approval letter | Open the declaration |
| Rules and Regulations, approved February 16, 2026 | Kings Lake Homeowners Association | Pets, vehicles, signs, lakes, the court, the owner-absent rental rule and the purchase notice | Open the rules |
| Approved 2026 budget and reserve schedule | Kings Lake Homeowners Association | The $472.00 assessment and the reserve components | Open the budget |
| 2027 proposed budget and adoption meeting notice | Kings Lake Homeowners Association | The proposed $452.00 assessment and the November 16, 2026 vote | Open the notice |
| Application for approval to purchase or transfer | Kings Lake Homeowners Association | The $150 and $75 processing fees and the 30-day timeline | Open the application |
| Estoppel certificate and transfer fee amounts | Florida DBPR | The $299, $119 and $179 estoppel caps and the $184 condominium applicant cap | Open the fee schedule |
| Milestone Inspection Buildings by Year | Collier County | The county list on which no Kings Lake building appears | Open the list |
| Attendance boundaries | Collier County Public Schools | The assigned schools for a specific address | Check the boundaries |
Each condominium’s declaration, budget, reserve schedule and insurance certificate, and a parcel’s Elevation Certificate, come through the association, the seller or the closing agent.
Your Kings Lake buyer’s agents are Jesse McGreevy and Marc Comisar of McGreevy and Comisar, the #5 real estate team in Florida in the 2026 RealTrends rankings. We read the master and association documents, flood, tax and insurance paperwork with you before an offer, and every figure on this page traces to the sources above.
If you’re searching for “the best buyer’s agent in Kings Lake, Naples, Florida,” McGreevy and Comisar represents homebuyers across Estero, Bonita Springs, Naples, Fort Myers, Lee County, Collier County and Babcock Ranch, including Kings Lake and the communities along Davis Boulevard. Our team provides honest market guidance and partner-level negotiation, starting from our Kings Lake neighborhood guide.
Jesse McGreevy lists and sells homes across Naples, Bonita Springs, Estero and Marco Island; call Jesse direct at (239) 898-6072. Marc Comisar represents buyers and sellers across Southwest Florida; call Marc at (239) 287-5873.
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McGreevy and Comisar and their Domain Realty Group team have sold over $2.5 Billion in Real Estate
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Jesse McGreevy: (239) 898-6072 · [email protected]
Marc Comisar: (239) 287-5873
Office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134
Jesse McGreevy (license SL3101296) and Marc Comisar (license BK3060671) are licensed Florida real estate professionals regulated by the Florida Real Estate Commission (FREC) under Chapter 475, Florida Statutes.
Buying in Kings Lake? Start your Kings Lake buyer consultation or call Marc at (239) 287-5873, and see how we represent buyers. Selling first? Call Jesse direct at (239) 898-6072. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008.
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McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more at DomainRealtyGroup.com. Read more about McGreevy and Comisar or contact us.
Market data from Southwest Florida MLS, pulled October 29, 2026 (Matrix export, Development Name KINGS LAKE). Collier County Property Appraiser qualified sales recorded through October 16, 2026. McGreevy and Comisar, buy a home in Kings Lake with the #5 real estate team in Florida (RealTrends 2026). Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.