Naples, Florida
Buy a home in Palm River, Naples with McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008: homes and condos around LaPlaya Golf Club and the Cocohatchee River, no master HOA, flood explained first. Call Marc at (239) 287-5873.
Updated October 2026 · Jesse McGreevy and Marc Comisar, Domain Realty
Buying a home in Palm River, Naples takes three decisions: single-family home or condominium, which frontage and flood zone, and how you will insure an older home; with those settled, and the condominium’s documents read where they apply, the rest is an ordinary Collier County purchase with no master HOA approval.
Palm River is an established, non-gated North Naples neighborhood off Immokalee Road in ZIP 34110, around the private LaPlaya Golf Club and the Cocohatchee River; its single-family core has its own Palm River Estates page. Our Palm River community guide covers every section, fee and flood fact. This page is for buyers. Call Marc at (239) 287-5873 to tour, read how we represent buyers in Naples, or start with our citywide guide to buying a home in Naples. Selling first? Call Jesse direct at (239) 898-6072.
Product: single-family home in the Estate units, or a low-rise condominium.
Frontage and flood zone: river, golf or interior; Zone X or AE.
Insurance: wind and flood on an older home; master policy for a condo.
Golf: whether you want to pursue a private LaPlaya membership.
Families and professionals who want North Naples close to NCH North Naples and the Immokalee Road corridor; boaters who want a river lot; first-time and seasonal buyers who want a condominium from $170,000. The civic association describes a neighborhood with “the beauty of nature and the convenience of being located in the highly desirable area of North Naples” (PRHCA).
Palm River buyers work with McGreevy and Comisar because the team reads Palm River’s records for them before an offer, the association and county documents, the FEMA panel and the sales for the product they want, and because they are Top 1% Real Estate Agents Nationally Since 2008 and 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. Compare the best real estate agents in Naples, and read more about McGreevy and Comisar. Jesse has sold Southwest Florida real estate since 2004 and the team has worked together since 2008.
McGreevy and Comisar is a top-reviewed Palm River realtor, and every quote below is a five-star review on our Google Business Profile.
★★★★★ “Their professionalism, communication, and dedication to their clients truly stand out. They have a deep caring and true concern for all their client needs.” Verified Google review
★★★★★ “Jesse is the best Realtor I have used. He found us our dream home even though it took months as we were not the easiest to please.” Verified Google review
We pull the recent sales for the product you want, the flood zone for each address you like, the association’s documents where one exists, so your first tour is informed. Call Marc at (239) 287-5873.
The Palm River buyer’s numbers and records in one place, each with its source and date, for buyers deciding whether and where to buy.
Market: we tracked 68 closings at a $260,000 median, $170,000 to $1,380,000 (Southwest Florida MLS, closed sales Aug 11, 2025 to Aug 11, 2026).
Single-family: 26 sales at $680,000; condominiums: 42 at $220,000 (same).
No master HOA: civic dues are voluntary (PRHCA).
Golf: private LaPlaya, $150,000 Golf Only initiation (LaPlaya).
Boating: Cocohatchee River to Wiggins Pass (Collier Parks).
Flood: Zone X at 35 of 60 tested addresses; Zone C evacuation (FEMA NFHL).
Schools: Veterans Memorial Elementary, North Naples Middle, Aubrey Rogers High, all A for 2025 to 2026 (CCPS).
Title custom: in Collier County the buyer customarily pays the owner’s title insurance policy; the contract controls.
Single-Family Home or Condominium: Which Palm River Home Should You Buy?
What Should You Ask for in the First Week of a Palm River Contract?
The Palm River market for buyers ran 68 closings in the twelve months to August 11, 2026, at a $260,000 median and a $170,000 to $1,380,000 range, with the busiest quarter April to June 2026 and the $200,000 to $299,999 condominium band the deepest, so buyers have choices at both ends.
Data updated: August 2026
| Product (MLS names) | Closings | Median | Low | High |
|---|---|---|---|---|
| Single-family (Palm River Estates, Palm River, Quail Crossing, River Oaks) | 26 | $680,000 | $450,000 | $1,380,000 |
| Condominium (16 names) | 42 | $220,000 | $170,000 | $310,000 |
| All Palm River | 68 | $260,000 | $170,000 | $1,380,000 |
Source: Southwest Florida MLS (Matrix), closed sales 08/11/2025 to 08/11/2026, pulled August 11, 2026; product grouping is ours, by MLS name. No sale carried a special-circumstance flag. MLS Building Design shows 38 low-rise condominiums, 11 single-family homes and 4 attached villas of the 53 PALM RIVER sales; the other 15 are Palm River Estates sales at a $650,000 median.
| Price band | Closings |
|---|---|
| Under $200,000 | 9 |
| $200,000 to $299,999 | 30 |
| $300,000 to $399,999 | 3 |
| $400,000 to $599,999 | 6 |
| $600,000 and up | 20 |
| Quarter | Closings |
|---|---|
| August 11 to September 30, 2025 | 10 |
| October to December 2025 | 12 |
| January to March 2026 | 17 |
| April to June 2026 | 24 |
| July 1 to August 11, 2026 | 5 |
Source: the same 68 closings by close date. The two partial quarters cover only part of the window.
Call Marc at (239) 287-5873 for a personalized consultation, read how we represent buyers in Naples, or, if you have a home to sell first, Call Jesse direct at (239) 898-6072.
Which Palm River home you should buy depends on budget and how you live: a single-family home at a $680,000 median brings a yard, no master HOA and, on the west side, river frontage, while a condominium at a $220,000 median trades yard work for an association budget, a shared pool and a lower entry price.
Homes in the Estate units, Palm River Shores, Quail Crossing and River Oaks; see our Palm River Estates page.
Sixteen low-rise condominiums with about 863 units; Pipers Pointe alone has 240 units in 22 two-story buildings (Pipers Pointe; DBPR). Read the budget, reserves and rules before you offer.
In the first week of a Palm River contract, ask for the elevation certificate and flood policy, the roof age and wind mitigation report, any Ian claims and repairs, and for a condominium the declaration, rules, budget, reserves and estoppel, then get insurance quotes before the inspection period ends.
Florida’s insurer of last resort expected its policies to fall to 385,000 by the end of 2025 as private carriers returned (Citizens). Get quotes in the inspection period.
Owning a Palm River home each year costs property taxes and insurance, flood insurance in Zone AE, a condominium assessment for condo owners and optional civic dues of $50 to $200 or more; there is no CDD, no master HOA and no required golf membership.
| Cost | Amount | Source |
|---|---|---|
| Civic association | $50 to $200+ voluntary | PRHCA |
| Condominium assessment | not published | each association |
| CDD | none | Collier CDD layer |
| Golf | optional; $150,000 initiation, $15,384.32 dues | LaPlaya |
What is being built around Palm River is a county utility rebuild in ten phases and Arthrex’s five-story, 41-unit transitional housing at 208 Palm River Boulevard under a 2024 RPUD, expected by 2027; both change the street you buy on for the better or for a season of construction.
Areas 1 and 2 cost $15,579,339.85 (CollierPUR); Area 4 brings sewer to 24 Cocohatchee lots (CollierPUR). The Arthrex building is described in Gulfshore Business.
Palm River vs Lakewood comes down to location and golf: Palm River is North Naples around a private club with river access and no master HOA, Lakewood is East Naples around a public par 60 course under one master association, and the two run similar condominium prices.
| Factor | Palm River | Lakewood |
|---|---|---|
| Golf | private LaPlaya | public, pay as you play |
| Master association | none mandatory | Lakewood Community Services |
| Median (12 months to Aug 11, 2026) | $260,000 (68 sales) | $280,000 (63 sales) |
Palm River is the right place to buy if you want North Naples close to NCH North Naples and Mercato, no master HOA for a single-family home, a river lot for a boat or a condominium under $310,000, and can accept older homes, AE flood zones on some streets and county construction on others.
You want North Naples at a lower entry price than newer gated clubs
You want a single-family home without a master HOA
You want a river lot with a path to Wiggins Pass
You want a gate and staffed security
You want new construction
You want golf included in your fees
We find you the right home in Palm River by matching product, street, frontage and flood zone to your budget, checking the association and insurance fit before you tour, and watching for new listings and quiet sales in the sections you want.
Call Marc at (239) 287-5873 or see how we represent buyers in Naples. We schedule tours around the season. Selling a home here instead? Call Jesse direct at (239) 898-6072.
Some owners sell quietly; we hear about them through our database built since 2008. We are Top 1% Real Estate Agents Nationally Since 2008, and owners call us first. Owners thinking of selling can Call Jesse direct at (239) 898-6072.
We negotiate for you in Palm River by pricing from same-product sales, writing the inspection, insurance and any association-approval timeline into the contract, and reading the estoppel for any special assessment before you close, so the price you agree to is the price you pay.
We compare the home with sales of the same product on comparable streets. As Top 1% Real Estate Agents Nationally Since 2008, we negotiate every offer personally.
We keep the inspection and insurance periods long enough to get real quotes.
Your personalized Palm River buyer consultation with Marc Comisar covers your budget and product, the streets and flood zones that fit, the association and insurance questions and the closing timeline, in one conversation before you tour, so you can write a confident offer when the right home appears.
Call Marc at (239) 287-5873, or read how we represent buyers in Naples. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008.
If you are selling a Naples home to buy in Palm River, we can coordinate both closings so your sale and your purchase line up; start with our Naples seller guide or Call Jesse direct at (239) 898-6072 for a confidential conversation about timing, price and the steps between.
See our Palm River seller guide and Palm River home valuation.
These buyer answers for Palm River draw on association and county records, FEMA, the school district and the Southwest Florida MLS.
Palm River is in North Naples, ZIP 34110, off Immokalee Road west of I-75. It is about 1.4 road miles from NCH North Naples Hospital and 3.8 miles from Mercato (OSRM, Oct 2026).
No. Palm River’s streets are public county roads, now being rebuilt by the county (CollierPUR).
LaPlaya Golf Club dates the community to 1957 and calls it Naples’ first golf course community (LaPlaya history). The condominiums were recorded from 1971 to 1994 (DBPR).
The county counts about 1,500 property owners and 10 miles of road in its utility project area (CollierPUR); the civic association counts 1,900 residents (Palm Prints).
Single-family homes in the Palm River Estate units, Palm River Shores, Quail Crossing and River Oaks, and about 863 condominium units in 16 low-rise condominiums (DBPR).
Palm River Estates is the single-family core of Palm River; see our Palm River Estates page. The wider Palm River also includes the condominiums and enclaves.
There is no mandatory master HOA. The Palm River Homeowners and Civic Association is voluntary, and condominiums and some enclaves have their own associations (PRHCA dues).
Voluntary levels from $50 to $99, $100 to $149, $150 to $199 and $200 or more a year (PRHCA dues).
“Landscaping, holiday decorations, flags and lighted trees, student scholarships and other community enhancement efforts” (PRHCA dues).
No CDD at the community centroid (Collier CDD layer, October 2026).
Each condominium sets its own; none publish them on the sources we read. We read the figure from the estoppel and budget.
Yes. Membership “is by invitation only” (LaPlaya FAQ).
A Golf Only membership has a $150,000 non-refundable initiation and $15,384.32 in annual dues including tax for 2025 to 2026, with a 300-member cap (LaPlaya membership).
No. Membership is optional.
Bob Cupp. It opened in 2002 at 6,902 yards and par 72, with five sets of tees (LaPlaya club).
Yes. Palm River Golf Club was renamed LaPlaya Golf Club in 2001 and rebuilt as a new course (LaPlaya history).
LaPlaya Golf Club, LLC, a 50/50 joint venture formed by affiliates of Barron Collier Companies and Stephen J. Lockwood & Co. (LaPlaya FAQ).
The Cocohatchee River runs along the west side to the Gulf at Wiggins Pass. Check depth and bridge clearance for each lot.
Cocohatchee River Park on Vanderbilt Drive, which “provides access to the Gulf of Mexico through Wiggins Pass” (Collier Parks).
Partly. Of 60 addresses we tested, 35 are Zone X, 24 Zone AE and 1 Zone AH on the effective FEMA map (FEMA NFHL).
The NWS reported “significant to major storm flooding” along the Cocohatchee River and Palm River areas (NWS report). Ask each seller for the home’s history.
Zone C at all 60 addresses we tested (Know Your Zone).
The preliminary maps read 45 Zone X and 15 AE 9 feet at the same 60 points; Collier opened the appeal period August 19, 2026.
Collier is replacing water, sewer and stormwater systems, roads and sidewalks in ten areas; Areas 1 and 2 cost $15,579,339.85 (CollierPUR).
The 24 Cocohatchee River Estates lots were; the county’s Area 4 project, January 2025 to May 2026, adds a sewer force main (CollierPUR Area 4).
A five-story, 41-unit transitional housing building for relocating employees at 208 Palm River Boulevard (Arthrex Newsroom).
Veterans Memorial Elementary, North Naples Middle and Aubrey Rogers High, all graded A for 2025 to 2026.
About 11.8 road miles to the Naples Pier; Vanderbilt Beach and Delnor-Wiggins Pass State Park are closer to the north and west (OSRM).
About 25.3 road miles and 36 free-flow minutes to Southwest Florida International Airport (OSRM).
We tracked 68 sales at a $260,000 median: single-family at $680,000 and condominiums at $220,000, in the 12 months to August 11, 2026 (Southwest Florida MLS).
Two hundred forty units in 22 two-story buildings (Pipers Pointe).
The civic association says they “are not legally permitted on our streets” (Palm Prints).
It “reportedly means Horse Creek” (Naples Press).
For buyers who want North Naples, no gate, no mandatory HOA and a choice from $170,000 condominiums to single-family homes over $1 million, it fits well. Weigh the flood zone of the street and the age of the home.
| Document | What it is | Official link |
|---|---|---|
| Palm River Public Utilities Renewal Project | county program page, ten areas | CollierPUR |
| Palm River Areas 1 and 2 | scope, contractor, cost, dates | CollierPUR |
| Palm River Area 4 | Cocohatchee River Estates septic to sewer | CollierPUR |
| Palm Prints newsletter (March 2025) | civic association news and history | PRHCA |
| Civic association dues | voluntary dues levels | PRHCA |
| LaPlaya membership information | initiation, dues, cap | LaPlaya |
| LaPlaya membership FAQ | membership plan summary | LaPlaya |
| Florida condominium list (DBPR) | Palm River condominium rows | DBPR condominium extract |
| Sunbiz name search | Palm River entities | Florida Division of Corporations |
| FEMA National Flood Hazard Layer | effective flood zones | FEMA NFHL |
| Collier elevation certificates | certificate library | Collier County |
Your local real estate experts for buying in Palm River are Jesse McGreevy and Marc Comisar of Domain Realty, Top 1% Real Estate Agents Nationally Since 2008, working together since 2008, with Jesse leading listings and Marc leading buyers, both reachable directly by phone for a confidential conversation.
Palm River sellers: free Palm River home valuation or Call Jesse direct at (239) 898-6072. Palm River buyers: Call Marc at (239) 287-5873 or read how we represent buyers in Naples. Learn more about the wider team at Domain Realty Group.
Jesse McGreevy: (239) 898-6072 · [email protected]
Marc Comisar: (239) 287-5873
Office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134
Jesse McGreevy (Sales Associate) and Marc Comisar (Broker Associate) are licensed Florida REALTORS® with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC).
Palm River: PRHCA, retrieved October 2026
Palm River: PRHCA, retrieved October 2026
LaPlaya, retrieved October 2026
Collier Parks, retrieved October 2026
FEMA NFHL, retrieved October 2026
CCPS, retrieved October 2026
Pipers Pointe, retrieved October 2026
DBPR, retrieved October 2026
Citizens, retrieved October 2026
CollierPUR, retrieved October 2026
CollierPUR, retrieved October 2026
Gulfshore Business, retrieved October 2026
CollierPUR, retrieved October 2026
LaPlaya history, retrieved October 2026
Palm River: Palm Prints, retrieved October 2026
LaPlaya FAQ, retrieved October 2026
LaPlaya club, retrieved October 2026
NWS report, retrieved October 2026
Know Your Zone, retrieved October 2026
Arthrex Newsroom, retrieved October 2026
Naples Press, retrieved October 2026
Florida Division of Corporations, retrieved October 2026
Collier County, retrieved October 2026
Collier County Site Address Points, retrieved October 2026
Collier PUD layer, retrieved October 2026
LaPlaya About, retrieved October 2026
Florida State Parks, retrieved October 2026
WGCU, 2022, retrieved October 2026
Collier basins layer, retrieved October 2026
FEMA NFHL query: 180 Cypress Way E, retrieved October 2026
FEMA NFHL query: 472 Raven Way, retrieved October 2026
FEMA NFHL query: 412 Palm View Ct, retrieved October 2026
FEMA NFHL query: 151 Cypress Way E, retrieved October 2026
FEMA NFHL query: 147 Westwood Dr, retrieved October 2026
FEMA NFHL query: 107 Sharwood Dr, retrieved October 2026
FEMA NFHL query: 675 Pompano Dr, retrieved October 2026
FEMA NFHL query: 350 Country Club Ln, retrieved October 2026
FEMA NFHL query: 198 Oakwood Dr, retrieved October 2026
FEMA NFHL query: 460 Golfview Dr, retrieved October 2026
FEMA NFHL query: 159 Oakwood Ct, retrieved October 2026
FEMA NFHL query: 115 Palm View Dr, retrieved October 2026
FEMA NFHL query: 185 Palm River Blvd, retrieved October 2026
FEMA NFHL query: 164 Oakwood Dr, retrieved October 2026
FEMA NFHL query: 206 Fairway Cir, retrieved October 2026
FEMA NFHL query: 253 Viking Way, retrieved October 2026
FEMA NFHL query: 77 Shores Ave, retrieved October 2026
FEMA NFHL query: 605 Palm View Dr, retrieved October 2026
Collier County, retrieved October 2026
FEMA Preliminary NFHL, retrieved October 2026
Collier floodplain management, retrieved October 2026
Florida Statutes 553.899, retrieved October 2026
section 718.112, retrieved October 2026
OSRM route: NCH North Naples Hospital, retrieved October 2026
OSRM route: Physicians Regional Medical Center, Pine Ridge, retrieved October 2026
OSRM route: NCH Baker Hospital Downtown, retrieved October 2026
OSRM route: Mercato, retrieved October 2026
OSRM route: Waterside Shops, retrieved October 2026
OSRM route: Coastland Center, retrieved October 2026
OSRM route: Fifth Avenue South, downtown Naples, retrieved October 2026
OSRM route: Naples Pier, retrieved October 2026
OSRM route: I-75 Exit 101, Collier Boulevard, retrieved October 2026
OSRM route: Southwest Florida International Airport (RSW), retrieved October 2026
OSRM route: Tigertail Beach, Marco Island, retrieved October 2026
Collier water services, retrieved October 2026
Market data from Southwest Florida MLS, pulled August 11, 2026 (closed sales Aug 11, 2025 to Aug 11, 2026). Brokered by Domain Realty.