Naples, Florida
Buy a condominium at The Reserve at Naples, the 300-unit Whippoorwill Lane condo, with the record in hand: county sales by unit type, the financing limits, the $510 fee, the condo safety law files and closing costs, 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 condo at The Reserve at Naples means buying one of 300 condominium units in 16 three-story walk-up buildings on Reserve Way and Reserve Court, off Whippoorwill Lane in central Naples, unincorporated Collier County, ZIP 34105. The buildings were finished in 2002 as rental apartments and converted to a condominium in November 2005. Our Reserve at Naples condominium guide covers the history, buildings and amenities; this page covers what a buyer pays, signs, finances and checks before an offer.
The Reserve at Naples is not an apartment complex any longer, and it is not Naples Reserve, the separate East Naples community. Every home is a condominium unit under Chapter 718, Florida Statutes, in one association with no master association: 76 one-bedroom one-bath units, 36 two-bedroom one-bath, 128 two-bedroom two-bath and 60 three-bedroom two-bath, with no elevator in any building.
The short version: Collier County recorded 4 qualified sales from October 17, 2025 to October 16, 2026 at a $221,500 median, from $200,000 to $245,000. The Southwest Florida MLS (Matrix) export of October 29, 2026, a different record and window, showed 4 closings at a $204,000 median and 2 active listings, at $229,000 and $269,000, and every MLS listing carried a $510 monthly fee. Financing comes first here: one investor entity is owner of record on 67 of the 300 units on the 2026 county roll, above Fannie Mae’s 20 percent single-entity limit. Selling first? Start with a Reserve at Naples condo valuation and call Jesse direct at (239) 898-6072. To start a purchase, call Marc at (239) 287-5873. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008.
McGreevy and Comisar represent Reserve at Naples buyers from the documents forward: the lender questionnaire that decides whether a loan exists, the estoppel certificate, the structural integrity reserve study, the recorded leasing and pet rules, the radon disclosure in the Declaration and the qualified county sales for your unit type, all read before an offer. We are the #5 real estate team in Florida (RealTrends 2026).
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 35 qualified Reserve at Naples sales Collier County recorded over 60 months and the 4 closings in the MLS export of October 29, 2026 and the 18 leases in the MLS pull of September 22, 2026. Comparing agents? Start with our guide to the best real estate agents in Naples, then book your Reserve at Naples buyer consultation or call Marc at (239) 287-5873.
Honors and recognition:
Before you tour, we settle how you will pay, which plan and floor you want and the yearly cost you will carry. If you are financing, the association’s condominium questionnaire goes to your lender first. Then we pull the active units and the sales of that plan and write the offer with time to read the condominium documents.
The facts a Reserve at Naples condominium buyer needs in November 2026, each explained below with its record and window named.
Buying at The Reserve at Naples right now means choosing among very few units: the Southwest Florida MLS (Matrix) showed 2 active listings on October 29, 2026, a two-bedroom one-bath of 894 square feet asking $229,000 after 200 days and a two-bedroom two-bath of 1,059 square feet asking $269,000 after 35 days, with 1 pending. The four MLS closings of the prior year sold at a 91.1 percent median sale to list price.
Data updated: county qualified sales recorded through October 16, 2026 (Collier County Property Appraiser); MLS sale and listing figures from a Matrix export of October 29, 2026 (leases from the pull of September 22, 2026), labelled as such.
The MLS sale and listing figures cover October 30, 2025 to October 29, 2026 (Matrix export of October 29, 2026); lease figures are from the pull of September 22, 2026. The county figures in the next section are a different record, qualified deeds, over October 17, 2025 to October 16, 2026; the two are never blended.
| Measure | Southwest Florida MLS (Matrix), export of October 29, 2026 |
|---|---|
| Closed sales | 4, all two-bedroom two-bath |
| Median and average sale price | $204,000 and $212,000 |
| Range | $200,000 to $240,000 |
| Median days on market | 27.5 (longest 53) |
| Median sale to list price | 91.1 percent (average 91.6 percent) |
| Active and pending on the pull date | 2 active (894 square feet, $229,000, 200 days; 1,059 square feet, $269,000, 35 days); 1 pending |
| Months of supply | about 6 (2 listings against 4 sales in 12 months, our arithmetic) |
Four MLS closings out of 300 units is about 1.3 percent of the community changing hands on the MLS in a year, which is why this page prints sales one by one.
On those four sales the asking price was the start of the negotiation: two sellers accepted under 89 percent of asking, and only one closed within 3 percent of it. On October 29, 2026 the longer-listed active unit had sat 200 days, far longer than any closing, and a seller in that position may hear a written offer differently than on day one.
In one building, a third-floor sale closed at $240,000 while two first-floor sales of the same plan closed at $200,000 and $203,000 within five weeks; another third-floor sale, in a different building, closed at $205,000. Floor, finish, view and building all moved those prices. That is an observation on four sales, not a rule. To see the units that fit your plan today, book your Reserve at Naples buyer consultation or call Marc at (239) 287-5873.
The Reserve at Naples unit type that fits your budget depends on the plan, because qualified county sales differ by size: over 60 months to October 16, 2026, two-bedroom two-bath sales ran from $199,000 to $360,000 and three-bedroom sales from $245,000 to $380,000. Only two of the four plans recorded a qualified sale in the last 12 months.
Data updated: county qualified sales recorded through October 16, 2026 (Collier County Property Appraiser); MLS sale and listing figures from a Matrix export of October 29, 2026 (leases from the pull of September 22, 2026), labelled as such.
We tracked every qualified sale by unit type. Sizes are the county’s heated area. The roll’s size counts match the association’s unit-type list (our arithmetic): 18, 20 and 38 units at 730, 744 and 765 square feet make the 76 one-bedroom units, and 36, 128 and 60 units at 894, 1,059 and 1,239 square feet match the other three plans. Only qualified, arm’s-length sales are used; roughly half of all recorded transfers here are bulk, bank or related-party transfers and are left out.
| Unit type (county heated size) | Units | 12 months to Oct 16, 2026 | 24 months | 60 months |
|---|---|---|---|---|
| One-bedroom one-bath (730 to 765 sq ft) | 76 | none | 1 sale, $195,000 | 6 sales, $195,000 to $254,500 |
| Two-bedroom one-bath (894 sq ft) | 36 | none | none | 7 sales, $270,000 median, $239,900 to $285,000 |
| Two-bedroom two-bath (1,059 sq ft) | 128 | 3 sales, $203,000 median, $200,000 to $240,000 | 7 sales, $240,000 median, $199,000 to $285,000 | 14 sales, $256,000 median, $199,000 to $360,000 |
| Three-bedroom two-bath (1,239 sq ft) | 60 | 1 sale, $245,000 | 2 sales, $245,000 and $300,000 | 8 sales, $332,500 median, $245,000 to $380,000 |
| All units | 300 | 4 sales, $221,500 median | 10 sales, $242,500 median | 35 sales, $257,000 median |
Source: Collier County Property Appraiser qualified sales recorded through October 16, 2026; the 24-month window starts October 17, 2024 and the 60-month window October 17, 2021.
The 76 one-bedroom units recorded six qualified sales in 60 months: $220,000, $224,000, $245,000 and $235,000 in 2022, $254,500 in June 2023 and $195,000 in March 2025. The 36 two-bedroom one-bath units recorded seven, from $239,900 to $285,000, all between January 2022 and April 2024. Neither plan recorded a qualified sale in the last 12 months, and the fee is the same $510 as on a three-bedroom.
The two-bedroom two-bath plan is 128 of the 300 homes and produced all four MLS closings and three of the four county sales of the year, at $200,000, $203,000 and $240,000. The 60 three-bedroom units are the largest plan and the only one with two assigned parking spaces; their two sales in 24 months recorded at $300,000 in August 2025 and $245,000 in July 2026.
A third-floor unit has no one overhead and three flights of stairs; a first-floor unit has direct lanai access. Lake view, window and slider age and approved hard flooring also change what a unit is worth. We name those factors on every unit we show you and put no invented dollar figure on any of them.
With 4 qualified sales a year, one first-floor sale moves the median by thousands of dollars, so we price from sales of the same plan and floor. The county record shows conversion sales of 2005 to 2007 at medians of $289,550 to $323,500, a 2009 to 2012 low at medians of $70,000 to $86,000, and a $262,500 median in 2022. That is the record of what happened, not a forecast, and four sales in 2026 are too few to call a direction.
You can pay cash for a Reserve at Naples condo without any project test, but a conventional or FHA loan depends on the project. One investor entity is owner of record on 67 of 300 units on the 2026 Collier County roll, 22.3 percent, above Fannie Mae’s 20 percent single-entity limit, and HUD’s FHA list showed no Reserve at Naples record when searched on September 22, 2026.
A buyer who assumes a standard loan and learns in week three that the project does not qualify has lost an inspection fee, an appraisal fee and a month. Here is what the record shows.
The 2026 certified roll shows the investor entity that bought 72 unsold units from Bank of America in November 2009 as owner of record on 67 units across 15 of the 16 buildings, none with a homestead exemption. That is owner of record, not beneficial ownership, and later transfers are not captured. The next largest owner holds 6 units. Homestead exemptions appear on 32 of the 300 units, a homestead count rather than an owner-occupancy figure.
Fannie Mae’s Selling Guide at B4-2.1-03 makes a project of 21 or more units ineligible when a single entity owns more than 20 percent of the units, counting units under any rental or lease arrangement. Twenty percent of 300 is 60 (our arithmetic). With 67 units in one name, The Reserve at Naples fails that test for Fannie Mae delivery unless the holding falls to 60 or fewer or a lender grants an exception.
HUD’s FHA condominium list, searched three ways on September 22, 2026, showed no Reserve at Naples record in any status. An FHA Single-Unit Approval under HUD Handbook 4000.1 caps one owner at 10 percent of a project of 20 or more units, 30 here, and requires at least 50 percent owner occupancy, so with 67 units in one name the concentration test fails. VA keeps its own condominium records; ask your lender to check before the offer.
| Payment path | What the record says | Practical expectation at The Reserve at Naples |
|---|---|---|
| Cash | No project eligibility test | The cleanest path |
| Portfolio or non-warrantable loan | The lender keeps the loan and sets its own project rules | Available from some lenders, usually with more down and a higher rate |
| Conventional conforming (Fannie Mae) | 20 percent single-entity limit; 67 of 300 units in one name | Ineligible under that test unless the holding falls to 60 or fewer or a lender exception applies |
| FHA | No record on HUD’s list as searched September 22, 2026 | Unlikely while one owner holds more than 30 units |
| VA | VA keeps its own records | Ask your lender before the offer |
A lender asks the association, through its manager Castle Group, to complete a condominium questionnaire that must state single-entity ownership and owner occupancy, the two figures behind both the Fannie Mae and FHA answers. Get it to your lender before your inspection period starts. The on-site office is at (239) 649-8300.
Because conforming and FHA loans are largely out of reach while the holding stays above the limits, many Reserve at Naples purchases close in cash. A financed offer competes when it arrives with the lender’s written project approval. A later refinance faces the same project test, so plan a cash purchase as a cash position until the ownership picture changes.
Every Reserve at Naples purchase starts with the payment path and the yearly bill: the lender questionnaire if you are financing, the $510 fee confirmed on the estoppel certificate, a tax bill at 9.3696 mills on a reset assessment, and an HO-6 policy that covers your windows. Start your Reserve at Naples buyer consultation or call Marc at (239) 287-5873, and read how we represent buyers in Naples. Selling a condo first? Start with a Reserve at Naples condo valuation and call Jesse direct at (239) 898-6072. You are working with Top 1% Real Estate Agents Nationally Since 2008.
At The Reserve at Naples you pay an association fee of $510 a month, $6,120 a year, on every MLS listing in the year to October 29, 2026, plus a tax bill at the 2026 total millage of 9.3696 mills on your reset assessment, plus your own HO-6 insurance. There is no master association fee and no non-ad valorem charge on any Reserve at Naples parcel.
The $510 figure is the MLS figure; the association does not publish its adopted budget online. The Declaration gives every unit an equal 1/300th share of common expenses, so a one-bedroom and a three-bedroom pay the same. Assessments are due on the first of each month and late after ten days, with a $25 late fee and interest under the board’s collection policy. Ask for the adopted budget and read its line items rather than any listing’s summary. No special assessment appears in any published association document, which is not proof none exists; the estoppel certificate must disclose any levied or pending.
All 300 parcels sit in Collier County millage area 70. The 2026 total is 9.3696 mills: 3.8969 county, 4.1470 school and 1.3257 other districts, including North Collier Fire Control at 1.0000, with no city millage; in 2025 it was 9.5058. On the 2026 roll the median tax across the 300 units was $1,784.93, and $1,803.67 for units without a homestead exemption; those are current owners’ bills, not yours.
At a sale the Save Our Homes cap comes off and the unit is reassessed at just value on January 1 after the purchase. Florida’s disclosure under section 689.261 says it plainly: a buyer should not rely on the seller’s current property taxes as the amount the buyer will owe.
If the unit is your permanent residence on January 1 and you apply by March 1, homestead takes $25,000 off the assessed value for all levies, worth about $234.24 a year at 9.3696 mills (our arithmetic), with a second exemption against non-school levies. Save Our Homes then caps yearly increases at 2.7 percent for 2026, and portability can carry up to $500,000 of an existing Florida homestead benefit. A rented unit gets no homestead; its cap is 10 percent on non-school levies only.
| Illustrative price, assessed at the same value | Fee per year | Tax at 9.3696 mills | Combined per year | Per month |
|---|---|---|---|---|
| $200,000 | $6,120 | $1,873.92 | $7,993.92 | $666.16 |
| $225,000 | $6,120 | $2,108.16 | $8,228.16 | $685.68 |
| $250,000 | $6,120 | $2,342.40 | $8,462.40 | $705.20 |
Our arithmetic, illustrative only: assessment equal to price, no exemption, before the November discount, and without HO-6 insurance, utilities or any special assessment.
At a Reserve at Naples closing in Collier County, the buyer customarily pays the owner’s title insurance policy and chooses the closing agent, records the deed and, if financing, pays the note stamps, the intangible tax and the lender’s policy. Deed documentary stamps of $0.70 per $100 are the seller’s by Collier custom. The contract controls every one of those.
In Collier County the buyer customarily pays for the owner’s title policy and chooses the closing agent; in Lee and Charlotte counties the seller usually does. That is custom, not law. Florida promulgates the premium: $5.75 per $1,000 up to $100,000 of coverage and $5.00 per $1,000 from $100,000 to $1,000,000 (rule 69O-186.003). A financed buyer also pays note stamps at $0.35 per $100 of the loan and intangible tax at 2 mills on the loan.
The estoppel certificate states what is owed on the unit, including any special assessment levied or pending. The association issues it on the request of a purchaser, unit owner or mortgagee; in a sale it is the seller’s request through the closing agent, and who pays follows the contract. A condominium association may charge up to $184 per applicant to approve a purchase or lease (Florida DBPR’s adjusted cap under section 718.112), and the seller’s estoppel certificate is capped at $299 for a current account. The recorded Declaration has no purchase approval procedure and no right of first refusal, and no capital contribution at resale; confirm with Castle Group that no later amendment added one.
The $510 fee is split by days at closing. Collier taxes are paid in arrears in November, so before the bill is issued the closing agent prorates the year and the seller credits you for the seller’s days, usually from the prior year’s bill with the November discount.
| Buyer cost at $225,000 | Cash purchase | Financed, 20 percent down ($180,000 loan) |
|---|---|---|
| Owner’s title policy, promulgated premium | $1,200 | $1,200 |
| Settlement fee (estimate, varies by title company) | $500 to $1,500 | $500 to $1,500 |
| Title search and lien search (estimate) | $150 to $500 | $150 to $500 |
| Deed recording, section 28.24 (2 to 4 pages) | $18.50 to $35.50 | $18.50 to $35.50 |
| Note stamps and intangible tax on the loan | none | $630 and $360 |
| Subtotal of the items above (estimate) | $1,868.50 to $3,235.50 | $2,858.50 to $4,225.50 |
| Lender’s policy and lender fees | none | quoted by your lender and title agent |
Every figure is an illustrative estimate, our arithmetic on the promulgated rate, statutory fees and published ranges; the settlement statement controls. The seller’s deed stamps on the same sale are $1,575 at $0.70 per $100 (our arithmetic). Budget too for an inspection and a radon test, quoted for the unit you choose.
A Reserve at Naples mortgage payment depends first on whether a lender will lend on the project at all. If one will, Freddie Mac’s average for the week of November 5, 2026 was 7.18 percent for a 30-year fixed loan and 6.57 percent for a 15-year loan; a portfolio loan on a non-warrantable condominium usually prices above that conforming average.
| Price | Down payment | Loan | 30-year at 7.18 percent | 15-year at 6.57 percent |
|---|---|---|---|---|
| $200,000 | 20 percent | $160,000 | $1,083.90 | $1,399.94 |
| $200,000 | 25 percent | $150,000 | $1,016.15 | $1,312.44 |
| $225,000 | 20 percent | $180,000 | $1,219.38 | $1,574.93 |
| $225,000 | 25 percent | $168,750 | $1,143.17 | $1,476.50 |
| $250,000 | 20 percent | $200,000 | $1,354.87 | $1,749.92 |
| $250,000 | 25 percent | $187,500 | $1,270.19 | $1,640.55 |
Our arithmetic, illustrative only: principal and interest at the PMMS averages, before the $510 fee, taxes and insurance, and conditional on a lender approving the project. A portfolio rate above the average raises every figure. We recheck the weekly average and your lender’s quote on the day you offer.
Both Florida condo safety laws apply at The Reserve at Naples because all 16 buildings have three habitable stories. Collier County lists every building as Not Due for a milestone inspection, next year 2032, and a structural integrity reserve study was due by December 31, 2025. Before you offer, plan to read the study, the budget, the milestone record and the section 718.503 resale documents.
Section 553.899 requires a milestone inspection for a condominium building three habitable stories or more by December 31 of the year it turns 30, or 25 within three miles of saltwater, then every 10 years. Collier County’s milestone layer lists all 16 buildings as Open for Uploads, Not Due, next inspection 2032, 30 years after the 2002 certificates of occupancy. No report exists because none is due.
An owner-controlled association that existed on or before July 1, 2022 had to complete its first study by December 31, 2025, and budgets adopted after December 31, 2024 cannot waive reserves for study components. Completion is not posted on the association’s website. A study does not create a cost, it exposes one: roofs, paint and waterproofing on 16 buildings finished in 2002 are components, and any reserve gap is funded by a higher fee, a special assessment or a loan. Nothing public says which, if any, applies here.
Section 718.503(2) entitles a resale buyer, at the seller’s expense, to the condominium documents, including the most recent study or a statement that the association has not completed one, the annual budget and financial statement, and the milestone summary if applicable. The contract is voidable by the buyer within 7 business days under that section, so we set delivery early enough for you to read inside the window.
The recorded Declaration states that elevated radon levels were detected throughout the property, including in certain units, that ventilation fans were installed in certain units and that owners must keep them running. Ask the seller about the fan in writing and order a radon test; section 404.056(5) separately requires a radon notice in every Florida contract. The Declaration also says the units were not built by the converter, whose section 718.618 warranties expired long ago.
The Reserve at Naples has all 16 buildings in FEMA Zone X, an area of minimal flood hazard, on FIRM panel 12021C0403J effective February 8, 2024, with Zone AE and Zone AH mapped only in the lake and low areas. It sits in Collier County Hurricane Evacuation Zone D. A Reserve at Naples buyer still prices flood coverage, an HO-6 policy and loss assessment coverage before the offer.
Queried at each building’s address point on Collier County’s copy of the 2024 FEMA map, all 16 return Zone X, outside the Special Flood Hazard Area, so federal law does not require a regulated lender to make you carry flood insurance, though a lender may ask. Confirm your building with the FEMA Flood Map Service Center. Since October 1, 2024, section 689.302 requires the seller’s flood disclosure at or before the contract, with a flood claims question since October 1, 2025.
Unincorporated Collier County is a Community Rating System Class 5 community, a 25 percent discount on eligible National Flood Insurance Program policies under FEMA’s April 1, 2026 list. Citizens Property Insurance requires flood coverage on its personal residential policies regardless of FEMA zone, with all remaining personal lines policies subject to it from January 1, 2027.
Collier County and the Florida Division of Emergency Management both place The Reserve at Naples in evacuation Zone D, a storm surge life-safety map separate from the FEMA flood zone; Collier orders evacuations from Zone A on the coast inland. Ask the association for its insurance claims history if it matters to you.
Under section 718.111(11) the association insures the buildings at replacement cost, excluding your contents, interior coverings, fixtures, appliances, water heater, cabinets, countertops and window treatments, which go on your HO-6. At The Reserve at Naples add the windows and sliding glass doors, owner items under Section 7.1 of the Declaration. Section 627.714 requires at least $2,000 of loss assessment coverage; a master policy deductible passed to owners can exceed that many times over, so raise the limit. Ask the seller for a current wind mitigation form, OIR-B1-1802.
At The Reserve at Naples you live under the recorded Declaration and the board’s published rules: two pets at most, dogs or cats of 40 pounds or less with six banned breed groups, assigned parking with no boats, RVs or commercial vehicles, board approval for hard flooring and lanai screens, and fines of $100 per violation after a warning up to a $1,000 maximum.
Section 17.3 allows no more than two pets in total, dogs or cats only, each 40 pounds or less; fish and caged birds are allowed. A May 24, 2010 board rule cut the limit from 75 to 40 pounds and banned Pit Bulls and Pit Bull types, German Shepherds, Chows, Rottweilers, wolf mixes and Dobermans. Pets are leashed outside the unit, kept out of the recreational facilities and registered on the 2026 form. Assistance animal requests follow Fair Housing Act standards, separate from the pet limits.
One assigned space for each one-bedroom and two-bedroom unit and two for each three-bedroom unit, plus guest spaces, under rules amended June 17, 2024. No motor homes, RVs, boats, trailers, jet skis, campers, trucks over three-quarter ton or commercial vehicles, and no boat or RV storage. Garages exist but their number and assignment are not published, so ask about the unit you want. The EV policy effective November 5, 2025 allows Level 1 charging at $45 a month per electric vehicle and $10 per plug-in hybrid.
Hard flooring needs board approval and the July 15, 2015 underlayment standard: STC 60 and IIC 60 under tile, STC 72 and IIC 72 under laminate. A 2017 resolution sets the look of replacement windows, and a 2026 resolution allows lanai sun screens only with written approval. Fines are $100 per violation after a warning, then $100 a day to $1,000. Window air conditioners are prohibited, and an owner away in hurricane season must name a caretaker.
The Reserve at Naples has a lakeside pool and spa, a cabana, a clubhouse with a social bar, a library, a fitness center, grills, tennis, an indoor racquetball court and a playground behind an unmanned gate; there is no golf, marina, beach club or elevator. Our Reserve at Naples community guide gives the source for each. One association governs, Florida document N05000011707, with one vote per unit and nine directors and officers on its 2026 annual report; Castle Group manages from the clubhouse office, (239) 649-8300, weekdays 9 AM to 5 PM.
A Reserve at Naples condo can be rented under Section 17.8 of the recorded Declaration: every lease needs prior written association approval, the minimum term is 30 days and no more than three leases may begin per unit per calendar year. The MLS recorded 18 annual-type Reserve at Naples leases in the year to September 22, 2026 at a $1,800 monthly median.
Data updated: county qualified sales recorded through October 16, 2026 (Collier County Property Appraiser); MLS sale and listing figures from a Matrix export of October 29, 2026 (leases from the pull of September 22, 2026), labelled as such.
| Term | The Reserve at Naples rule | Source |
|---|---|---|
| Association approval | Required in writing before every lease | Declaration 17.8 |
| Minimum term and frequency | 30 days; no more than 3 leases may begin per unit per calendar year | Declaration 17.8 |
| Approval fee | $150 per new applicant through Tenant Evaluation; $65 for a returning tenant | Board amendment of February 15, 2024 |
| Security deposit | Up to one month’s rent, if the association requires it | Declaration 17.8 |
| Sublets | Not permitted | 2025 Guest Policy |
| Amenity rights | The tenant holds them while the unit is leased | Declaration 17.8 |
| Short stays | Leases of six months or less are subject to tourist development tax | Declaration 17.8 |
No waiting period before a new owner may lease and no cap on total leased units appear in Section 17.8. The Declaration bars a fee on a renewal with the same tenant, so ask Castle Group how the $65 returning-tenant charge is applied. Under section 718.110(13), a later amendment that limits rentals binds owners who consent and owners who take title after it is adopted, so ask whether one has been adopted or proposed before you close.
| Unit type | Closed leases | Median monthly rent | Range |
|---|---|---|---|
| One-bedroom one-bath | 5 | $1,575 | $1,450 to $1,950 |
| Two-bedroom one-bath | 2 | $1,822 | two leases |
| Two-bedroom two-bath | 9 | $1,800 | $1,650 to $2,000 |
| Three-bedroom two-bath | 2 | $1,998 | $1,895 and $2,100 |
| All annual-type leases | 18 | $1,800 | $1,450 to $2,100 |
| Seasonal leases | 3 | not computed | $2,300, $2,300 and $2,500 |
Source: Southwest Florida MLS (Matrix), closed leases in the 12 months to September 22, 2026.
The MLS records only leases a licensee lists there, and leasing run directly by an owner’s own office never reaches it, so the 18 leases are a rent guide, not a count of rented units. We give you the rules, the dated rents and the costs, including the $6,120 yearly fee and a full non-homestead tax bill; we do not forecast a yield. If the unit you want is leased, read the lease before you offer: a tenant changes your possession date and holds the amenity rights until it ends.
The Reserve at Naples is zoned to Osceola Elementary, Pine Ridge Middle and Barron Collier High for the 2025-26 and 2026-27 school years under the Collier County Public Schools zoning tool, and sits 1.48 miles and about 4 minutes from Interstate 75 Exit 107 at Pine Ridge Road. Collier County Public Utilities supplies water and sewer, and Florida Power and Light the electricity.
| School | Distance by road | Modeled drive |
|---|---|---|
| Osceola Elementary School, 5770 Osceola Trail | 2.01 miles | 6 minutes |
| Pine Ridge Middle School, 1515 Pine Ridge Road | 3.29 miles | 7 minutes |
| Barron Collier High School, 5600 Cougar Drive | 2.11 miles | 6 minutes |
Three addresses on Reserve Way and Reserve Court returned the same schools for both years. The district reviews attendance areas yearly, so confirm your unit’s address with its zoning tool.
| Destination | Distance by road | Modeled time |
|---|---|---|
| Interstate 75, Exit 107 | 1.48 miles | about 4 minutes |
| Clam Pass Park, nearest Gulf beach access | 5.34 miles | about 12 minutes |
| Mercato | 6.64 miles | about 13 minutes |
| NCH North Naples Hospital | 8.42 miles | about 15 minutes |
| Fifth Avenue South | 8.49 miles | about 17 minutes |
| Southwest Florida International Airport | 24.88 miles | about 32 minutes |
Times are modeled free-flow drives on the OpenStreetMap network, not live traffic; treat the distances as firm and the times as off-season.
The property is outside the City of Naples utility boundary: water and sewer from Collier County Public Utilities, electricity from Florida Power and Light, trash Thursday and recycling Wednesday from community dumpsters, and no documented bulk cable contract. The I-75 and Pine Ridge Road diverging diamond interchange, FDOT project 445296-1, was set to open on June 1, 2026, with finishing work to about mid-2027, and the county is designing a rebuild of the Pine Ridge Road and Whippoorwill Lane intersection. Nearby county files are mostly commercial and medical, including Songbird at Whippoorwill, a Habitat for Humanity of Collier County community of single-story condominiums.
The Reserve at Naples is the largest Whippoorwill corridor condominium in our comparison, at 300 units in 16 three-story buildings, and the only recorded apartment conversion. For a buyer, the yardsticks that matter are product, size, stories, the FHA record and whether the safety laws apply; prices are not compared, because each community needs its own MLS pull.
Sources: HUD’s FHA records as read September 22, 2026, the recorded Declaration, the county address layer and the Florida Division of Corporations.
| Yardstick | The Reserve at Naples | Mariposa at Whippoorwill | Gusto Bella Vita | Coventry at Stafford Place | Andalucia |
|---|---|---|---|---|---|
| Product | Condominium, converted from apartments in 2005 | Condominium, walk-up, one and two story units | Condominium | Condominium | Single-family homes |
| Size | 300 units in 16 buildings | 180 units in 28 buildings | Not established here | Not established here | About 167 single-family address points |
| FHA record on HUD’s list | None in any status | Withdrawn 2012, expired 2014 | Single-unit approval rejected 2023 | Single-unit approval rejected 2021 | Not applicable |
| Milestone and study laws | Both apply; milestone Not Due, next 2032 | Not established here | Not established here | Not established here | Not applicable |
Investor concentration is a corridor pattern. HUD’s note on Mariposa at Whippoorwill reads “No loans until 50% owner occupancy is achieved… high investor concentration,” and every Naples 34105 condominium on HUD’s list that sought a single-unit FHA approval since 2020 shows Rejected. An FHA buyer will find the whole corridor difficult and The Reserve at Naples hardest, with no record at all. Scale cuts both ways: 300 units spread the pool, clubhouse and management costs over more owners than Mariposa’s 180, and also let one investor hold a block large enough to decide financing for everyone else.
We find the right Reserve at Naples unit by fixing the payment path, plan and floor first, then reading every active unit against the qualified county sales and MLS closings of the same plan, and we write the offer from those sales, not the asking price. We negotiate from the record: the October 29, 2026 export showed a 91.1 percent median sale to list price on four closings, and repeat sales on one unit run both ways.
A one-bedroom and a three-bedroom share a fee and nothing else, so we search one plan at a time, then sort by floor, lake view, window age, approved flooring, parking and lease status. With so few listings a year, we set alerts for your plan and read each new Reserve at Naples listing the day it posts.
We tracked the repeat sales too: Collier County records 34 Reserve at Naples units that sold twice with the later qualified sale since October 2021 (our count): 24 rose and 10 fell. All 10 that fell were first bought in the 2005 to 2007 conversion era, such as a two-bedroom two-bath bought for $308,900 in December 2005 that resold for $240,000 in April 2026, down 22.3 percent. Units first bought in the 2009 to 2012 low rose, such as one bought for $68,000 in October 2009 that resold for $257,000 in April 2025, up 277.9 percent. What a unit cost its last owner says nothing about what it is worth to you.
Buyer’s agent compensation at The Reserve at Naples follows the National Association of Realtors settlement in effect since August 17, 2024: you sign a written agreement with your buyer’s agent before touring, the agreement states the compensation, which is negotiable, and offers of compensation no longer appear on the MLS. A seller may still agree to pay it.
Before we show you a Reserve at Naples unit, we sign a written buyer agreement that says what we will be paid and how; you can ask anything about it before you sign. You can ask the seller to pay some or all of it in your offer, and a seller may agree. The listing agent works for the seller; on a project where financing, the single-entity holding, the study and the radon disclosure decide the deal, your own agent reads that file for you.
You can see current Reserve at Naples listings on our team’s listing site, Domain Realty Group, and have new ones sent to you. On the Southwest Florida MLS (Matrix) export of October 29, 2026, 2 Reserve at Naples condominiums were active, a two-bedroom one-bath at $229,000 and a two-bedroom two-bath at $269,000, with 1 pending; any day since, the count will differ.
Data updated: county qualified sales recorded through October 16, 2026 (Collier County Property Appraiser); MLS sale and listing figures from a Matrix export of October 29, 2026 (leases from the pull of September 22, 2026), labelled as such.
For every active Naples condominium, including any unit at The Reserve at Naples, see the current Naples listings on Domain Realty Group, our team’s listing site, and search by Reserve Way or Reserve Court. Set up alerts through our buying page, and call Marc at (239) 287-5873 for units listed since the pull. Still choosing between parts of the city? Our Naples buyer guide covers the process citywide.
To start your Reserve at Naples buyer consultation, call Marc at (239) 287-5873 or use the buyer consultation form on this page. We reply with the payment path that fits the project, the active Reserve at Naples units in your plan, the qualified county sales and MLS closings that match them, and the documents to request before an offer.
A financing check before you tour, a yearly cost sheet built from the $510 MLS fee figure, a tax illustration at 9.3696 mills and your HO-6 quote, the section 718.503 document list and a plan for your first offer. It is confidential and carries no obligation. Prefer the phone? Call Marc at (239) 287-5873, see our buying page, or, if you are selling first, call Jesse direct at (239) 898-6072. You are working with Top 1% Real Estate Agents Nationally Since 2008.
Jesse McGreevy and Marc Comisar lead a top-reviewed Southwest Florida real estate team, Domain Realty Group, and a Reserve at Naples buyer should know what working with our team is like. These are clients in their own words, quoted exactly as they posted them; they describe our team’s agents, not The Reserve at Naples or any unit in it.
★★★★★ “Excellent service from the entire team! We highly recommend Jake Commisar as a realtor!” Verified Google review
★★★★★ “Lindsey consistently prioritized our customer experience. She was attentive, responsive, and made sure we felt well taken care of.” Verified Google review
★★★★★ “Beyond excellent! Emily Prescott is just so good at her job.” Verified Google review
★★★★★ “Ashley guided us through every step with patience, honesty, and genuine care.” Verified Google review
These are the questions Reserve at Naples condominium buyers ask, answered from the Collier County record through October 16, 2026, the MLS export of October 29, 2026, the recorded Declaration, FEMA, HUD, Fannie Mae and Florida law. For today’s count, call Marc at (239) 287-5873.
Settle the payment path first: if you are borrowing, get the association’s condominium questionnaire to your lender before you tour seriously. Then choose a plan and floor, compare that plan’s qualified sales, and write the offer with time to read the condominium documents and the estoppel.
A condominium. It was built as a 300-unit rental apartment complex, finished in 2002, and the condominium Declaration was recorded on November 22, 2005. Some portals still show it as apartments for rent, a leftover of its first life.
No. Naples Reserve is a separate East Naples community with its own association. The Reserve at Naples is the 300-unit condominium on Reserve Way and Reserve Court off Whippoorwill Lane, ZIP 34105.
Collier County recorded 4 qualified sales from October 17, 2025 to October 16, 2026 at a $221,500 median: $200,000, $203,000 and $240,000 for two-bedroom two-bath units and $245,000 for a three-bedroom. The MLS export of October 29, 2026 showed 4 closings at a $204,000 median, a different record and window.
On the MLS export of October 29, 2026, two: a two-bedroom one-bath of 894 square feet asking $229,000 after 200 days and a two-bedroom two-bath of 1,059 square feet asking $269,000 after 35 days, with 1 pending. Call Marc at (239) 287-5873 for today’s count.
The four MLS closings of the year to October 29, 2026 sold at a 91.1 percent median sale to list price, two of them under 89 percent of asking, after a 27.5 day median. That describes four negotiations, not a rule.
Unlikely while one entity holds more than 20 percent of the units. Fannie Mae makes a project of 21 or more units ineligible above that limit, 60 units here, and the 2026 county roll shows one investor entity on 67. Ask lenders about an exception or a portfolio loan.
No. HUD’s FHA list, searched September 22, 2026, showed no Reserve at Naples record in any status, and a Single-Unit Approval caps one owner at 10 percent of the units, 30 here, so it is unlikely while one owner holds 67.
Because conforming and FHA loans are largely out of reach while one entity holds 67 of the 300 units on the 2026 roll. A cash purchase has no project test, which is why a financed offer here needs written lender approval to compete.
It is a condominium association fee: $510 a month, $6,120 a year, on every MLS listing in the year to October 29, 2026, with no master association fee. Every unit pays the same; confirm the figure on the estoppel certificate.
The adopted budget decides that, and the association does not publish it online. Ask Castle Group for the current budget and reserve schedule and read the line items rather than a listing’s summary.
None appears in any document the association publishes, which does not prove none exists. The estoppel certificate must disclose levied and pending special assessments for the unit you are buying.
No, and none is due yet. Collier County lists all 16 buildings as Not Due with next inspection year 2032, 30 years after the 2002 certificates of occupancy.
It was due by December 31, 2025, and completion is not posted on the association’s website. Section 718.503 entitles a resale buyer to the most recent study or a statement that none has been completed, so request it in writing.
Section 718.503(2) makes a Reserve at Naples resale contract voidable by the buyer within 7 business days, tied to the condominium documents the seller must provide. Your contract’s condominium rider sets out the mechanics.
The recorded Declaration has no purchase approval procedure and no right of first refusal; approval applies to leases. Confirm with Castle Group that no later amendment added one; if it did, the fee is capped at $184 per applicant.
In Collier County the buyer customarily pays for the owner’s title policy and chooses the closing agent, and the contract controls. The promulgated premium on a $225,000 purchase is $1,200 (our arithmetic).
On a $225,000 cash purchase, an estimated $1,868.50 to $3,235.50 for title, settlement, search and recording (our arithmetic). A financed buyer at 20 percent down adds $630 in note stamps and $360 in intangible tax, plus lender costs.
The 2026 total millage is 9.3696 with no non-ad valorem charge; a $225,000 taxable value with no exemption owes $2,108.16 a year as an illustration. Your assessment resets to just value on January 1 after you buy.
Yes, if it is your permanent residence on January 1 and you apply by March 1. The first $25,000 is worth about $234.24 a year at 9.3696 mills, with a second exemption on non-school levies. A rented unit gets none.
If a lender approves the project, principal and interest on $225,000 with 20 percent down is $1,219.38 a month at the 7.18 percent 30-year PMMS average for the week of November 5, 2026 (our arithmetic), before the fee, taxes and insurance.
All 16 buildings return FEMA Zone X on panel 12021C0403J effective February 8, 2024; Zone AE and Zone AH are mapped only in the lake and low areas. Confirm your building with the FEMA Flood Map Service Center.
Federal law does not require flood insurance on a Zone X building, though a lender or Citizens may. Your HO-6 covers your interior and, here, the windows and sliders; raise loss assessment coverage above the $2,000 statutory minimum.
The recorded Declaration states that elevated radon was detected throughout the property and that ventilation fans were installed in certain units and must keep running. Ask the seller about the fan and order a radon test.
Yes, with the association’s written approval of each lease, a 30-day minimum and no more than three leases beginning per unit per calendar year. No waiting period and no cap on total leased units appear in Section 17.8.
The MLS recorded 18 annual-type leases in the year to September 22, 2026 at a $1,800 monthly median, from $1,450 to $2,100, and three seasonal leases at $2,300 to $2,500. Those are dated rents, not a forecast.
No more than two pets, dogs or cats only, each 40 pounds or less, with Pit Bull types, German Shepherds, Chows, Rottweilers, wolf mixes and Dobermans banned. Every pet is registered.
One assigned space for each one-bedroom and two-bedroom unit and two for each three-bedroom unit, plus guest spaces. Ask whether the unit carries a garage; boats, RVs and commercial vehicles are not allowed.
Osceola Elementary, Pine Ridge Middle and Barron Collier High for 2025-26 and 2026-27, under the Collier County Public Schools zoning tool. Confirm your unit’s address each year.
Yes. Under the NAR settlement in effect since August 17, 2024, you sign a written agreement with your buyer’s agent before touring, stating the agent’s compensation, which is negotiable.
Castle Group, from the on-site clubhouse office, (239) 649-8300, weekdays 9 AM to 5 PM. It handles the condominium questionnaire, the estoppel certificate, the budget and the study.
If you are selling a home before you buy at The Reserve at Naples, time the two contracts together: a cash purchase here often depends on the sale’s proceeds, and the condominium document review, the estoppel and the insurance quotes fall due on the Reserve at Naples side while your sale is closing. Jesse leads listings and seller strategy; Marc leads the purchase. Both are Top 1% Real Estate Agents Nationally Since 2008.
We set the sale’s closing date first, then write the Reserve at Naples offer to fit it. For the selling side, read our guide to selling a Reserve at Naples condo, and call Jesse direct at (239) 898-6072. Already own here and trading plans or floors? Our Reserve at Naples seller guide covers the sale; call Marc at (239) 287-5873 for the purchase.
Every Reserve at Naples figure on this page traces to a source below: the Collier County record, the recorded Declaration and the association’s published documents, the state and federal agencies that publish condominium, flood, tax, school and road data, Fannie Mae, HUD, Freddie Mac, the National Association of Realtors and the Florida Statutes. No listing portal, apartment site or brokerage site is cited. The full history is in our Reserve at Naples condominium guide.
These are the Reserve at Naples documents a buyer reads before an offer, each linked at the authority that publishes it: the recorded Declaration and the association’s rules, the corporate and state condominium records, the milestone and flood records, the federal financing lists and the statutes that govern a condominium resale.
| Document | Publisher | What it shows a buyer | Link |
|---|---|---|---|
| Declaration of The Reserve at Naples Condominium, Instrument 3737634, OR Book 3934, Page 0653, recorded November 22, 2005 | Collier County Clerk of the Circuit Court and Comptroller | 300 units (3.1), equal shares (6.1), windows (7.1), pets (17.3), leasing (17.8), the conversion disclaimer and the radon disclosure | Search official records |
| Association copy of the Declaration, By-Laws, Articles, rules and board resolutions | The Reserve at Naples Condominium Association | The lease, pet, guest, parking, EV, flooring, window and lanai rules and the collection and fine policies | Open Governing Documents |
| Articles of Incorporation, 2005 | Florida Division of Corporations | Board of 3 to 9 directors, one vote per unit, the power to approve leasing and transfers as the Declaration provides | Open the Articles image |
| DBPR condominium registry, project PR72207 | Florida DBPR | State registration, 300 units, single managing entity | Open the extract |
| Milestone inspection records for all 16 buildings | Collier County | Status Not Due, next inspection 2032 | Open the dashboard |
| Estoppel certificate fee amounts | Florida DBPR | The $299, $119 and $179 caps and the $184 transfer fee cap | Open the fee schedule |
| HUD FHA condominium list | US Department of Housing and Urban Development | Whether The Reserve at Naples has any FHA record | Open the lookup |
| Section 718.503, resale disclosure | Florida Legislature | The documents a resale buyer receives and the voidability window | Read section 718.503 |
| Section 689.302, flood disclosure | Florida Legislature | The seller’s flood disclosure | Read section 689.302 |
What you cannot download: the adopted budget, the reserve schedule, the completed structural integrity reserve study, the estoppel certificate and the lender questionnaire are association records rather than public ones. Request all five from Castle Group, (239) 649-8300, in one written request.
Your Reserve at Naples 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 Reserve at Naples financing, association, tax, flood and insurance paperwork with you before an offer, and every figure on this page traces to the sources listed above.
If you’re searching for “the best buyer’s agent in Naples, Florida” for a condominium at The Reserve at Naples, McGreevy and Comisar represents homebuyers across Estero, Bonita Springs, Naples, Fort Myers, Lee County, Collier County and Babcock Ranch, including The Reserve at Naples, Pelican Bay and Talis Park. Our team provides honest market guidance and partner-level negotiation, starting from our guide to The Reserve at Naples.
Jesse McGreevy has worked in Southwest Florida real estate since 2004 and 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.
Top 1% Real Estate Agents Nationally Since 2008
5 Star Award for Customer Satisfaction for 21 Straight Years. Only 5 out of 21k+ Licensees (Gulfshore Life Magazine)
#1 Team in Southwest Florida since 2012
McGreevy and Comisar and their Domain Realty Group team have sold over $2.5 Billion in Real Estate
McGreevy and Comisar alone have over $900 million in Sales
Nationally Recognized Top Producing Realtors
Platinum Sales Production Award Winners
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 at The Reserve at Naples? Start your Reserve at Naples 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.
Follow our Southwest Florida sales on Instagram, Facebook and YouTube.
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 (Matrix), exported October 29, 2026; leases pulled September 22, 2026. Collier County Property Appraiser qualified sales recorded through October 16, 2026. McGreevy and Comisar, buy a condo at The Reserve at Naples with the #5 real estate team in Florida (RealTrends 2026). Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.