Updated October 2026
Find out what your Berkshire Lakes home is worth from McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008. Valuations built on village, association, size, lake and flood zone. Call (239) 898-6072.
Updated October 2026 · Jesse McGreevy and Marc Comisar, Domain Realty
If you own a home in Berkshire Lakes, the honest answer to what it is worth starts with your village, your association and your building, not with the neighborhood as a whole. Berkshire Lakes is a lake community of about 2,156 homes in East Naples, Florida, ZIP 34104: the 1,639 units of the Berkshire Lakes Master Association (669 single-family homesites and 970 condos, villas and coach homes in eight sub-associations), plus The Shores group (The Shores, Berkshire Pines and The Preserve at the Shores) east of Santa Barbara Boulevard under its own master homeowners association (BLMA Sub-Associations page; BLMA statutory FAQ, June 2024). The full neighborhood picture, from the lakes and the flood maps to the schools and the history, lives on our Berkshire Lakes community guide. This page does one job: it shows how a Berkshire Lakes home is valued, village by village, from Southwest Florida MLS closings and public records, and it gives you two ways to get your own number. Use the Home Valuation form at the top of this page, get your free Berkshire Lakes home valuation, or call Jesse McGreevy direct at (239) 898-6072.
A Berkshire Lakes home is worth what its village, association, size, lake frontage, roof, flood paperwork and condition support, not what a community average says. We tracked 108 closed Berkshire Lakes sales in the 12 months to October 13, 2026, from $205,000 to $1,100,000 at a $320,000 median, so no single figure describes your address.
Data updated: October 2026 (Southwest Florida MLS, closed sales Oct 13, 2025 to Oct 13, 2026, pulled October 13, 2026).
Read that range correctly before you read any online estimate. The $205,000 low was a condominium at The Colonies on November 14, 2025, and the $1,100,000 high was a single-family home in the master-association core on March 30, 2026 (Southwest Florida MLS, closed sales Oct 13, 2025 to Oct 13, 2026). Those two sales share a ZIP code and a name and almost nothing else: one is a garden condo with a second association and a quarterly fee, the other is a detached house that belongs to the master association only. The $320,000 median sits between them because 73 of the 108 sales were attached homes: condos, villas, townhouse-style units and coach homes.
We built this page the way we build a written valuation. We tracked all 108 closings in the Southwest Florida MLS, then read them beside the 2026 Florida Department of Revenue roll, which dates every village and gives each home’s living area (FDOR cadastral centroids, 2026 roll), the Florida condominium roster (Florida DBPR condominium roster), FEMA’s flood layers and the master association’s own recorded Declaration, budget and rules. Every sale fell in one of 11 villages, and every one was filed under Naples.
Berkshire Lakes is eleven price markets that happen to share a name. Over the 12 months to October 13, 2026 we tracked medians for the villages with 10 or more sales and ranges for the rest (Southwest Florida MLS, closed sales Oct 13, 2025 to Oct 13, 2026):
No sale in the window carried the Berkshire Pines name. A village with fewer than 10 sales gets a range, not a median, because a handful of sales is a rough marker and not a market rate, which is why a written valuation in those villages leans on the individual sales and on the next village over.
Take the two ends of the ladder. Newcastle condos, 1,300 or 1,450 square feet on the 2026 roll, closed at a $247,250 median, while master-association single-family homes, with a median of 2,335 square feet of living area, closed at $590,000 (FDOR cadastral centroids, 2026 roll; Southwest Florida MLS, closed sales Oct 13, 2025 to Oct 13, 2026). Blend them and the $320,000 result describes neither. The same split runs through the fee stack: a single-family owner in Units 1 to 7 pays the $690 master assessment for 2026 and nothing else to an association, while a condo owner adds a sub-association fee that is not published, and an owner in The Shores group pays neither the $690 nor its master’s unpublished dues to the same body (BLMA 2026 Budget). A Berkshire Lakes valuation therefore starts by naming your bloc, your village and your product before a single comparable sale is chosen.
We lay three records over one another. The Southwest Florida MLS gives us brokered closings and the date and price of every sale. The public record gives us the state’s 2026 roll for living area and year built, the state’s condominium roster for declaration dates and unit counts, and Collier County’s address points and parcel layers (Collier County GIS, Site Address Points). The building and association record gives us the flood zone on FEMA’s National Flood Hazard Layer, any Letter of Map Amendment on FEMA’s LOMA layer, and the association documents your buyer will ask for. Then Marc Comisar walks the home, because the roof, the windows, the kitchen, the lanai view and the garage are the variables no record captures.
The two governance blocs and the two products move differently, so we price them apart (Southwest Florida MLS, closed sales Oct 13, 2025 to Oct 13, 2026).
Segment, last 12 months | Closed sales | Median sold | Range | Sold volume |
|---|---|---|---|---|
All Berkshire Lakes | 108 | $320,000 | $205,000 to $1,100,000 | $42,515,440 |
Master-association neighborhoods (9 villages) | 86 | $322,500 | $205,000 to $1,100,000 | $34,182,950 |
The Shores group (The Shores plus Preserve at the Shores) | 22 | $314,500 | $267,500 to $810,000 | $8,332,490 |
All single-family (MLS building design) | 35 | $590,000 | $375,000 to $1,100,000 | $20,833,750 |
All attached: condo, villa, townhouse-style and coach home (MLS building design) | 73 | $295,000 | $205,000 to $450,000 | $21,681,690 |
Source: Southwest Florida MLS, closed sales Oct 13, 2025 to Oct 13, 2026. The master-association median of $322,500 is the mean of the middle pair, $320,000 and $325,000, and the Shores-group median of $314,500 is the mean of $312,000 and $317,000. Two of the 108 sales were Sold Data Entry records, a New Waterford condo that closed at $215,000 on July 15, 2026 and a Newcastle condo that closed at $255,000 on September 4, 2026, both entered after closing; they are real recorded sales and count in every count, median, range and volume figure here.
The headline bloc medians look almost the same, and that is misleading. The Shores group’s 22 sales are two markets: 7 sales in The Shores, from $400,000 to $810,000, and 15 Preserve at the Shores condominium sales at $299,000. The master-association side splits the same way, 29 single-family sales at $590,000 and 57 attached sales across eight villages. Compare like with like: single-family against single-family, the core traded above The Shores; condo against condo, Preserve at the Shores sits just below New Waterford at $305,000 and well above Newcastle at $247,250.
The same pull gives the yardsticks a seller prices against: median days on market of 63, a median sold price per square foot of $233, a median final list price of $335,750 for the marketed sales with a sale-to-list ratio (sold price over final list price) of 95.9%, and 25 homes for sale today with 6 pending, which is 2.8 months of supply (active listings divided by the monthly closing pace of the last 12 months). A written valuation for your address carries the same figures for your village and product from a current pull.
A free Berkshire Lakes home valuation from McGreevy and Comisar starts with the Home Valuation form at the top of this page or a call to Jesse McGreevy at (239) 898-6072. The form takes about a minute, costs nothing and carries no obligation, and you receive a written opinion of value built from sales in your own village and its nearest neighbors.
The form asks for your address, a line about condition and how to reach you. For a condo, villa or coach home, the address tells us your village, your association and, from the county’s unit address points, your building. For a single-family home, it tells us your unit (Units 1 to 7 or The Shores and Berkshire Pines), your lot and whether you back onto one of the lakes. You do not need to know your flood zone, your LOMA number or your tax-authority code; we pull those from FEMA, the county and the state roll.
You receive a written opinion of value for your address, built from MLS closings in your village and the villages that compete with it, matched for product, size, lake frontage, garage and flood zone, with every source named. Beside it you receive the carrying-cost picture your buyer will underwrite: the $690 master assessment for 2026 where it applies, the sub-association fee from the estoppel, any noticed special assessment, the flood file and the roof and wind-mitigation questions an insurer will ask about a home built between 1988 and 2003. Last comes a plain recommendation on list price and timing, including the case for waiting if the evidence says wait.
Call Jesse McGreevy at (239) 898-6072 or email [email protected]. Marc Comisar is at (239) 287-5873. Many Berkshire Lakes owners are seasonal or have already moved, and you can request your Berkshire Lakes valuation from anywhere; we arrange the walk-through with your property manager, a neighbor or your tenant under the lease.
McGreevy and Comisar should value your Berkshire Lakes home because we build every number from MLS closings and public records village by village, we read the association, flood and roof records before we price, and we have been Top 1% Real Estate Agents Nationally Since 2008. In a community of two master associations and eight sub-associations, method decides the outcome.
Data updated: October 2026 (Southwest Florida MLS, closed sales Oct 13, 2025 to Oct 13, 2026).
McGreevy and Comisar are the #5 real estate team in Florida in the 2026 RealTrends rankings. Domain Realty, our brokerage, closed 658 transaction sides in Naples in the 60 months to October 5, 2026, $521.5 million in volume counted by side, per the Southwest Florida MLS pulled that day.
Jesse McGreevy has worked Southwest Florida real estate since 2004, and Jesse and Marc have sold together as a team since 2008. Those are career and brokerage numbers across Southwest Florida, and the Berkshire Lakes figures on this page are market data: sales we tracked in the Southwest Florida MLS. If you are comparing agents before you choose who values your home, our guide to the best real estate agents in Naples sets out what to ask any listing agent: reviews, license history, published production and how they price.
You get Jesse and Marc, not an assistant with a template. Jesse McGreevy builds the pricing analysis and assembles the association, flood and tax paperwork your buyer will ask for: the master estoppel, the sub-association estoppel for an attached home, the budget lines and the LOMA or elevation certificate where one exists. Marc Comisar walks the home and judges the roof, the windows, the kitchen and the lake view against what is actually selling in East Naples, which is what lets a seasonal owner get a real opinion of value without flying down. Read more on the about McGreevy and Comisar page.
Berkshire Lakes turned over 108 times in 12 months across about 2,156 homes, 5.0% by our arithmetic, and several villages produced only a handful of sales: The Colonies three, The Coach Homes five, Windsor Place and Melrose Gardens six each, The Shores seven, Berkshire Landings one, and Berkshire Pines none under its own name (Southwest Florida MLS, closed sales Oct 13, 2025 to Oct 13, 2026; home counts from the BLMA Sub-Associations page). At that pace your listing competes with the one or two homes of your own village for sale at the same time, and with the buyer’s memory of the last one that closed. Few homes in any one Berkshire Lakes village come up for sale in a given year, so the next owner who sells should have the number right on the first day.
This page answers what your home is worth. If you have decided to sell and want the listing plan, read our guide to selling your home in Berkshire Lakes. If you are buying inside the same community, start with buying a home in Berkshire Lakes. And for the lakes, the clubhouse, the flood maps, the schools and the history, go back to the Berkshire Lakes community guide. For valuations elsewhere in the city, our Naples home valuation page covers the rest of Naples.
Our Berkshire Lakes valuation beats an online automated estimate because a model cannot see what separates one Berkshire Lakes address from the next: the village, the second association, the fee it carries, the lake behind the lanai, the roof’s age and the flood letter on file. An online estimate is a model; our valuation is a person reading your record and walking your home.
Data updated: October 2026 (Southwest Florida MLS, closed sales Oct 13, 2025 to Oct 13, 2026).
A model sees a square footage, a bedroom count and a recent-sale pattern in the ZIP. It cannot see that a Melrose Gardens villa and a New Waterford condo a few streets apart sit in different associations with different rules, or that one Newcastle unit has been re-piped and the next has not (Newcastle re-pipe project). It cannot read Partridge Pointe’s whole-property LOMA, 24-04-3031A of April 16, 2024, or know that 80.5% of Melrose Gardens address points sit in Zone AE on FEMA’s effective map (FEMA NFHL, LOMAs; FEMA NFHL flood hazard zones, queried Oct 10, 2026). And it cannot tell that a home in The Shores does not pay the $690 master assessment, because the MLS files both blocs under one community name.
The gap is widest where the market is thinnest. Berkshire Landings closed once in 12 months, The Colonies three times, The Coach Homes five times and Windsor Place six times (Southwest Florida MLS, closed sales Oct 13, 2025 to Oct 13, 2026). In those villages a model has almost nothing to learn from, and it will reach into the ZIP, where the 34104 sales include communities with golf, gates and very different fee stacks. A person has to choose which village, which size band and which condition are comparable. We would rather tell you “the evidence supports a range, and here is why” than hand you a single figure that looks precise and is not.
We add four things a model cannot. First, we match the home: bloc, village, product, size, lake frontage, garage and renovation. Second, we read the carrying costs a buyer underwrites, from the master and sub-association estoppels to the tax-authority code on the bill. Third, we test the number against the current listings in your village (25 homes are active across the community today), not only against the past. Fourth, we tell you the cost of being wrong in either direction, because at a $295,000 attached median and a $590,000 single-family median, a few percent either way is real money (Southwest Florida MLS, closed sales Oct 13, 2025 to Oct 13, 2026).
These are the Berkshire Lakes valuation facts that decide most prices, each drawn from the Southwest Florida MLS, the 2026 state roll, the master association’s documents or FEMA’s records, and each repeated with its source further down this page. Read them before you read any online estimate of your Berkshire Lakes home.
Data updated: October 2026 (Southwest Florida MLS, closed sales Oct 13, 2025 to Oct 13, 2026).
We value a Berkshire Lakes home in ten steps: name the bloc and the association, name the village and product, price the size and plan, price the lake, garage and lot, read the roof and openings, then read the flood file, the association file, the carrying costs, the rental rules and the turnover before we test the number.
Data updated: October 2026 (Southwest Florida MLS, closed sales Oct 13, 2025 to Oct 13, 2026).
The first five steps describe the home itself. The next five, in the section after this one, describe the records a buyer, a lender and an insurer will read before they commit. A number that skips either half is a guess.
The first question is which master association your home answers to. West of Santa Barbara Boulevard, every one of the 1,639 units belongs to the Berkshire Lakes Master Association, which owns the clubhouse at 495 Belville Boulevard, the pool, the courts, the pier, the path and the lakes, and bills $690 per unit for 2026 (BLMA Sub-Associations page; BLMA Sales and Leasing). East of it, The Shores, Berkshire Pines and The Preserve at the Shores sit under The Shores at Berkshire Lakes Master Homeowner’s Association, filed in 1998 as Berkshire Pines Master Homeowner’s Association, and the Preserve adds its own condominium association (Sunbiz, N98000002011; Sunbiz, N99000001713). That one fact changes the fee a buyer budgets, the amenities that come with the deed, the approval packet and the estoppel, so it comes before any comparable sale. The master association’s rules limit its facilities to its members, so a Shores-group buyer is not buying the Belville Boulevard clubhouse (BLMA Rules and Regulations, February 2026).
Inside each bloc, the village sets the starting price. The master association’s single-family core is 669 homesites in seven platted units; its attached product is eight sub-associations, from 12 condominiums at Berkshire Landings to 278 at Newcastle (BLMA Sub-Associations page). The Shores group is two single-family neighborhoods (The Shores, 210 homes, and Berkshire Pines, 119) and one condominium (The Preserve at the Shores, 188) (FDOR cadastral centroids, 2026 roll; Florida DBPR condominium roster). Melrose Gardens is a villa neighborhood under a recorded neighborhood declaration and is not on the state’s condominium roll; the other seven attached villages are condominiums created by recorded declarations, which the state dates from The Coach Homes on March 13, 1989 to The Preserve at the Shores on September 23, 1999 (Florida DBPR condominium roster). We take comparables from your own village first, then from the villages that compete for the same buyer at the same size and price.
Size explains much of the spread inside Berkshire Lakes, and the state roll measures it village by village. Master-association single-family homes have a median of 2,335 square feet of living area (10th to 90th percentile 1,874 to 3,365), with Unit 1, the section the Declaration calls Brentwood, at 3,086, Unit 2 at 2,850, Unit 4 at 2,025 and Unit 6 at 1,984; The Shores’ median is 2,106 and Berkshire Pines’ 2,008 (FDOR cadastral centroids, 2026 roll). The attached product sits in a narrow band: every Melrose Gardens villa is 1,757 square feet, Newcastle plans are 1,300 or 1,450, Preserve at the Shores plans 1,311 or 1,406, and The Colonies runs 1,093 to 1,312. Within a village, the plan is often the single biggest difference between two sales, which is why we match plan to plan before we adjust for anything else.
Water is the organizing feature of Berkshire Lakes. The master association counts seven lakes, and its April 2025 water-quality sampling names five of them: Henley, Horseshoe, Berkshire, Lambton and Belville (BLMA About page; Sanders Laboratories lakes report, April 2025). The lakes are retention ponds with no swimming or boating, and single-family owners on a lake lot may fish from their own lot (Fourth Amended and Restated Declaration, s.8.19 and s.8.24), so a lake view is a view and a fishing spot, not boat access. The garage is the other attached-product lever: New Waterford, Windsor Place, The Coach Homes and Berkshire Landings describe a garage with each unit (BLMA Sub-Associations page), and New Waterford’s lanais all face the lake (New Waterford at Berkshire Lakes). In the later single-family units, the 1991 ordinance set Unit 6 lots at a 6,300 square foot minimum with 55 feet of frontage and Unit 7 lots at 7,200 square feet and 70 feet wide (Ordinance 91-45, Collier Clerk).
The lake is also where the flood line runs. In the single-family units, 117 of 706 address points (16.6%) are in Zone AE or AH, mostly lakefront rows (FEMA NFHL, Oct 10, 2026), so the same lake that adds a view can add a flood-insurance requirement. We price both sides of that trade.
Every Berkshire Lakes home dates from 1988 to 2003 on the 2026 state roll: single-family homes in the master-association units went up from 1988 to 2003 with a median year of 1992, and The Shores, the youngest single-family stock, from 2000 to 2003 (FDOR cadastral centroids, 2026 roll). That era makes the roof, the roof-to-wall connection and the openings the items a buyer’s insurer looks at first. Under s. 627.7011, Florida Statutes, an insurer may not refuse to issue or renew a homeowner’s policy solely because the roof is less than 15 years old; an older roof invites inspection and tougher terms. Under s. 627.0629, insurers must give credits for documented wind-mitigation features. A home with a newer permitted roof, impact glass or approved shutters and a current wind-mitigation report gets a cheaper, faster quote, and that shows up in what a buyer will pay. In Brentwood the Declaration limits roof materials to cement tile, metal with a tile look or No. 1 wood shake (s.7.3) (Fourth Amended and Restated Declaration).
Berkshire Lakes recorded 108 closed sales in the 12 months to October 13, 2026 at a $320,000 median, and only 5.0% of its homes changed hands (Southwest Florida MLS, closed sales Oct 13, 2025 to Oct 13, 2026). At that pace a correctly priced listing wins and a hopeful one waits. If you are selling, get your free Berkshire Lakes home valuation, read our plan for selling your home in Berkshire Lakes or call Jesse direct at (239) 898-6072, text or call, confidential conversations welcome. If you are buying, call Marc at (239) 287-5873 or read buying a home in Berkshire Lakes and how we represent buyers.
Before we price a Berkshire Lakes home we read five records: the FEMA flood zone with any LOMA or elevation certificate, the association file with both estoppels where they apply, the carrying costs your buyer inherits, the leasing and pet rules of your village, and the turnover in your village. Each one moves the price a buyer will pay.
Data updated: October 2026 (Southwest Florida MLS, closed sales Oct 13, 2025 to Oct 13, 2026; FEMA NFHL queried October 10, 2026).
On FEMA’s effective map (panels 12021C0411J to 0414J, effective February 8, 2024), 612 of 2,435 county address points in Berkshire Lakes, 25.1%, fall in Zone AE or AH, and the share runs from 0% to 80.5% by village (FEMA NFHL flood hazard zones; FEMA NFHL, FIRM panels, queried Oct 10, 2026). A federally backed loan on a building in AE or AH requires flood insurance, so the zone reaches straight into your buyer’s monthly cost.
Village | Address points | In AE or AH | Share |
|---|---|---|---|
Melrose Gardens | 77 | 62 | 80.5% |
Newcastle | 315 | 244 | 77.5% |
Berkshire Landings | 15 | 8 | 53.3% |
New Waterford | 211 | 71 | 33.6% |
Windsor Place | 147 | 48 | 32.7% |
Partridge Pointe | 188 | 44 | 23.4% |
Single-family Units 1 to 7 | 706 | 117 | 16.6% |
The Coach Homes | 112 | 13 | 11.6% |
The Colonies | 88 | 2 | 2.3% |
The Shores | 216 | 2 | 0.9% |
Berkshire Pines | 123 | 1 | 0.8% |
Preserve at the Shores | 237 | 0 | 0% |
Sources: FEMA NFHL flood hazard zones and Collier County site address points, point-in-polygon, October 10, 2026. Condominium shares are unit shares.
The land share is a screen, not the answer. Partridge Pointe’s LOMA 24-04-3031A (April 16, 2024) covers buildings 1 to 37 and its clubhouse, and Windsor Place’s 24-04-4718A (July 11, 2024) covers buildings 1 to 29 and its pool house (FEMA NFHL, LOMAs), so a buyer there should read the letter, not the land share. FEMA lists 62 LOMAs for Berkshire Lakes plats, condominiums and Berkshire Commons parcels, 15 issued on the 2024 map, and Collier’s 2024 Summary of Map Actions revalidated most older letters, including Newcastle’s 12-04-7759X, both Coach Homes letters and Berkshire Landings’ 13-04-1444A, while superseding seven. A pre-2024 letter protects a home only if it appears on the revalidation list (FEMA revalidation letter 18-04-0009V).
Elevation does the rest. A 2021 elevation certificate at 6822 Compton Lane North records a top of bottom floor of 11.40 ft NAVD88 against a 10.0 ft base flood elevation (elevation certificate, 2021), and west-side NFIP policies show a median lowest floor 1.2 ft above the base flood elevation (n=161) (OpenFEMA NFIP policies). If you hold a certificate or a letter, it belongs in the listing file on the first day.
Every sale in the master-association neighborhoods needs the master Board’s prior written approval, evidenced by a recordable Certificate of Approval; the Board has 20 days after it receives complete information (no more than 60 days after notice) to act, and if it does not act the transfer is deemed approved (Fourth Amended and Restated Declaration, Art. X, s.10.2 to 10.4). A single-family owner in Units 1 to 7 needs one approval and one estoppel; a condo, coach-home or villa owner needs the master association’s packet and estoppel plus the sub-association’s (BLMA Sales and Leasing). The estoppel is where the buyer learns the unpublished number: no sub-association has published a 2026 dollar fee, so the estoppel and the adopted budget are the only reliable figures for a specific condo or villa. We read the master association’s finances too: its FY2025 audit carries an unmodified opinion and a reserve fund balance of $210,783 at December 31, 2025, and reserve cash stood at $299,626.32 on September 30, 2026 (BLMA FY2025 audit and IRS filing; BLMA Financial Report, September 2026).
A buyer prices the monthly cost as carefully as the purchase price. For a single-family home in Units 1 to 7 the recurring association cost is $690 a year, $57.50 a month, plus two amenity fobs at $20 each once (BLMA 2026 Budget; BLMA About page). For an attached home it is $690 plus the sub-association fee from the estoppel, which carries building insurance and exteriors and, at The Colonies, also basic cable, trash, recycling, water and sewer (The Colonies FAQ). For The Shores group it is the Shores master’s dues, not published, and for the Preserve the condominium fee, not published. There is no CDD and there are no club dues anywhere in Berkshire Lakes (Collier GIS, Community Development Districts). Flood insurance, where required, is modest on the federal record: median NFIP costs for west-side houses run $1,151 to $1,266 a year (OpenFEMA NFIP policies).
Rental rules decide how many investors can buy your home, and they vary by village. The master Declaration limits rentals to a one-month minimum and no more than three a year (s.8.10), and the February 2026 Rules add a 30-day minimum (with a February-only exception), a 12-month alternative, background checks for every adult and a “ZERO tolerance policy on short term rentals” (Fourth Amended and Restated Declaration; BLMA Rules, February 2026). Village rules sit on top. New Waterford bars leasing in an owner’s first full year and limits leases to 30 days to 6 months, no more than three a year (New Waterford Rules 2026); Newcastle allows 30 days to one year, up to four a year (2017 rules; current rules govern) (Newcastle Rules, Rev. 2017); Windsor Place’s 2017 rules allow no more than two 90-day leases a year (Windsor Place Rules, June 2017). New Waterford, Newcastle and The Colonies bar tenants from keeping pets. Partridge Pointe, The Coach Homes, Melrose Gardens, The Shores and The Preserve at the Shores do not publish lease or pet rules; their recorded declarations and current rules govern.
The last step is to test the price against how often your village trades. Across the whole footprint 5.0% of homes closed in the 12 months; New Waterford turned over 8.9% (15 of 168), Melrose Gardens 8.1% and Preserve at the Shores 8.0%, while The Shores turned over 3.3% and The Colonies 3.8% (Southwest Florida MLS, closed sales Oct 13, 2025 to Oct 13, 2026; home counts from the BLMA Sub-Associations page and the Florida DBPR condominium roster). In a fast-trading village the last few sales are recent and the number is tight. In a slow one, the last sale may be months old, and we widen the comparison to the villages that compete for the same buyer before we commit to a figure.
Berkshire Lakes single-family homes sold at a $590,000 median across 35 closings by MLS building design in the 12 months to October 13, 2026: $590,000 for 29 sales in the master-association core, Units 1 to 7, and five single-family sales in The Shores between $400,000 and $810,000 (The Shores had 7 sales in all). Size, unit, lake frontage and roof explain most of the spread from $375,000 to $1,100,000.
Data updated: October 2026 (Southwest Florida MLS, closed sales Oct 13, 2025 to Oct 13, 2026).
The single-family neighborhoods carried the largest share of the community’s dollars: $17,524,750 in the core and $3,729,000 across The Shores’ 7 sales (two of them villas), together just under half of the $42,515,440 in volume (Southwest Florida MLS, closed sales Oct 13, 2025 to Oct 13, 2026). They are also where the widest price gaps between neighbors appear.
The single-family core is 669 homesites in seven platted units, 658 built on the 2026 roll, belonging to the master association and no other; homes date from 1988 to 2003, with a median year of 1992 and 153 completed in 1992 alone (BLMA About page; FDOR cadastral centroids, 2026 roll). We tracked 29 core sales at a $590,000 median, from $375,000 to $1,100,000. The ten highest were:
Close date | Sold price |
|---|---|
March 30, 2026 | $1,100,000 |
January 15, 2026 | $820,600 |
July 15, 2026 | $790,000 |
May 8, 2026 | $740,000 |
February 2, 2026 | $702,500 |
August 6, 2026 | $687,000 |
May 21, 2026 | $674,150 |
July 15, 2026 | $665,000 |
August 6, 2026 | $650,000 |
April 16, 2026 | $640,000 |
Source: Southwest Florida MLS, closed sales Oct 13, 2025 to Oct 13, 2026, single-family core.
The other 19 core sales ran from $375,000 (March 18, 2026) to $620,000 (February 18 and February 27, 2026), and 16 of the 29 closed at $590,000 or more (Southwest Florida MLS, closed sales Oct 13, 2025 to Oct 13, 2026). The MLS export behind this page carries size but not the unit or lake position of each sale, so a written valuation matches those from the listing record before it uses any of these prices. The core has no sub-association, so architectural review, leasing and resale approval all run through the master association.
The units are not interchangeable. Unit 1, “commonly known as Brentwood” in the Declaration, runs along Henley Drive and from its west end down Belville Boulevard to Devonshire Boulevard; its median living area is 3,086 square feet, and Unit 2’s is 2,850, against 2,025 in Unit 4 and 1,984 in Unit 6 (FDOR cadastral centroids, 2026 roll; Fourth Amended and Restated Declaration). The Brentwood and Unit 6 median living areas differ by more than 1,000 square feet under the same Declaration, so a single core median is never our comparable for either. Brentwood carries its own rules, too: roofs must be cement tile, metal with a tile look or No. 1 wood shake, and Brentwood is exempt from the mailbox-light rule (s.7.3 and s.8.25). Units 6 and 7 carry the 1991 lot minimums and bar zero-lot-line homes, townhouses and group housing (Ordinance 91-45, Collier Clerk), so those streets are all detached homes on standard lots.
The Shores has 210 homes in three platted phases, built 2000 to 2003 with a median of 2,106 square feet, and Berkshire Pines has 119 homes built 1997 to 2003 with a median of 2,008 (FDOR cadastral centroids, 2026 roll). Both answer to The Shores at Berkshire Lakes Master Homeowner’s Association, not to the master association, and do not pay the $690 fee. We tracked 7 sales at The Shores, from $400,000 to $810,000, too few for a 12-month median; over the 24 months to Oct 13, 2026 the median was $480,000 on 28 sales (Southwest Florida MLS, closed sales Oct 13, 2025 to Oct 13, 2026):
Close date | Sold price |
|---|---|
March 2, 2026 | $810,000 |
May 18, 2026 | $669,000 |
July 21, 2026 | $515,000 |
June 16, 2026 | $475,000 |
October 2, 2026 | $450,000 |
June 12, 2026 | $410,000 |
October 16, 2025 | $400,000 |
Source: Southwest Florida MLS, closed sales Oct 13, 2025 to Oct 13, 2026.
No sale in the window carried the Berkshire Pines name, so a Berkshire Pines valuation leans on The Shores’ sales at similar size, adjusted for the older build years. The Shores group’s strong suit is flood: 2 of 216 address points at The Shores and 1 of 123 at Berkshire Pines are in Zone AE or AH, and every sampled address is Zone X unshaded (FEMA NFHL). The exception to watch is on FEMA’s preliminary map, where 7404 and 7444 Berkshire Pines Drive move from X unshaded to AE on panel 12021C0414K; it is not yet effective (FEMA Preliminary NFHL). County address records show gate structures at 3350 Berkshire Pines Road and 7455 Radio Road, staffing not published (Collier County GIS, Site Address Points).
Single-family against single-family, the master-association core ($590,000 on 29 sales) traded above The Shores ($480,000 median over 24 months on 28 sales; 7 sales in the last 12 months) (Southwest Florida MLS, closed sales Oct 13, 2025 to Oct 13, 2026). Size explains part of it: the core’s median living area is 2,335 square feet against The Shores’ 2,106 (FDOR cadastral centroids, 2026 roll). The rest is a trade a buyer makes between the core’s clubhouse campus, lakes and $690 fee and The Shores’ younger homes, gate structures and near-zero mapped flood exposure. A Shores seller should not price off the core median, and a core seller should not assume The Shores’ lower median is a ceiling. We price each against its own sales first.
Selling a Berkshire Lakes single-family home? Get your free Berkshire Lakes home valuation or call Jesse direct at (239) 898-6072. Buying one instead? Call Marc at (239) 287-5873 and read how we represent buyers in Naples.
Berkshire Lakes attached homes (condos, villas, townhouse-style units and coach homes) sold at a $295,000 median across 73 closings in the 12 months to October 13, 2026, from $205,000 to $450,000. The village medians run from $247,250 at Newcastle to $305,000 at New Waterford among the villages with 10 or more sales, and Melrose Gardens villas had the highest range of the condo villages, $375,000 to $440,000 on 6 sales.
Data updated: October 2026 (Southwest Florida MLS, closed sales Oct 13, 2025 to Oct 13, 2026).
Only three attached villages, Preserve at the Shores, New Waterford and Newcastle, produced 10 or more sales in the window. For the other six, a median is a rough marker at best, so we list the sales themselves, by date and price, the way a buyer’s agent will read them.
The Preserve at the Shores is the condominium of The Shores group: 188 units in 47 buildings of four on Meadow Lakes Drive and Woodbrook Circle, built 1999 to 2002 in plans of 1,311 or 1,406 square feet (Florida DBPR condominium roster). We tracked 15 sales, level with New Waterford as the most of any condominium in Berkshire Lakes: a $299,000 median, from $267,500 (July 6, 2026) to $370,000 (October 14, 2025) (Southwest Florida MLS, closed sales Oct 13, 2025 to Oct 13, 2026). The Preserve is not a master-association member and does not pay the $690; its condominium fee and lease and pet rules are not published, and the recorded declaration, budget and estoppel govern. None of its 237 address points is in Zone AE or AH, and its panel, 12021C0412J, is not revised on FEMA’s preliminary map (FEMA NFHL). At 8.0% turnover, a Preserve seller has the freshest comparables in the community, which keeps a valuation tight.
New Waterford is 168 units in 21 two-story buildings, each with a one-car garage, in two-bedroom or two-bedroom-plus-den plans of 1,212 to 1,362 square feet, built 1992 to 1993, every lanai facing the lake (New Waterford at Berkshire Lakes). We tracked 15 sales: a $305,000 median, from $215,000 (the Sold Data Entry closed July 15, 2026) to $330,000 (March 27, 2026) (Southwest Florida MLS, closed sales Oct 13, 2025 to Oct 13, 2026). Its April 27, 2026 rules matter to investors: no leasing in the first full year of ownership, leases of 30 days to 6 months no more than three times a year, one pet under 40 lb, lessees may not keep pets, and no For Sale or For Rent signs on condo property (New Waterford Rules 2026). Of 211 unit address points, 71 (33.6%) are in Zone AE, and all three sampled addresses are Zone X shaded.
Newcastle is the largest village in Berkshire Lakes: 278 condominiums in 35 buildings of eight, built in 1990 and 1991, in two-bedroom and three-bedroom plans of 1,300 or 1,450 square feet (BLMA Sub-Associations page; FDOR cadastral centroids, 2026 roll). We tracked 12 sales, a $247,250 median in a tight band (Southwest Florida MLS, closed sales Oct 13, 2025 to Oct 13, 2026): $270,000 (October 31, 2025), $255,000 (June 30, 2026), $255,000 (September 4, 2026), $253,000 (November 6, 2025), $252,000 (September 8, 2026), $250,000 (April 29, 2026), $244,500 (April 28, 2026), $230,000 (May 20, 2026), $227,500 (October 9, 2026), $215,000 (April 2, 2026), $215,000 (June 9, 2026) and $206,000 (January 13, 2026).
Three facts drive a Newcastle valuation. Flood: 244 of 315 unit address points (77.5%) are in Zone AE, though its condominium-wide LOMA, 12-04-7759X, was revalidated on the county’s 2024 Summary of Map Actions (Collier County 2024 SOMA). Plumbing: the association ran a polybutylene re-piping project, with owner letters in 2022 (Newcastle re-pipe project), so a unit’s re-pipe status belongs in the listing file. And capital: its board noticed an April 21, 2026 meeting to consider a $1,200 per unit special assessment for reserves, due October 1, 2026; adoption is not published, and a Newcastle estoppel will show it (Newcastle special assessment notice). Newcastle has two pools and clubhouses for its owners, in addition to the master campus.
Partridge Pointe is 148 units in 37 two-story buildings of four, built 1997 to 2000, 1,191 to 1,401 square feet, with what the master association calls “the largest swimming pool in Berkshire Lakes” (BLMA Sub-Associations page; Florida DBPR condominium roster). We tracked 9 sales, too few for a 12-month median (Southwest Florida MLS, closed sales Oct 13, 2025 to Oct 13, 2026): $349,900 (March 18, 2026), $345,000 (October 22, 2025), $342,000 (February 27, 2026), $320,000 (January 12, 2026), $299,000 (December 17, 2025), $288,000 (September 25, 2026), $280,000 (April 30, 2026), $274,000 (March 19, 2026) and $250,000 (March 27, 2026). Partridge Pointe holds the cleanest flood paperwork among the master-association condos: FEMA’s LOMA 24-04-3031A (April 16, 2024) covers buildings 1 to 37 and the clubhouse on the current map (FEMA NFHL, LOMAs), and that letter belongs in every Partridge Pointe listing. Its lease and pet rules and 2026 fee are not published.
Melrose Gardens is 74 villas on 15 acres, 18 of them on the lake, every villa 1,757 square feet on the 2026 roll, built 1996 to 1998, with its own pool and clubhouse (BLMA Sub-Associations page; FDOR cadastral centroids, 2026 roll). We tracked 6 sales, too few for a median, the highest prices of any condo or villa village here (Southwest Florida MLS, closed sales Oct 13, 2025 to Oct 13, 2026): $440,000 (November 14, 2025), $420,000 (November 27, 2025), $390,000 (March 31, 2026), $390,000 (August 21, 2026), $385,000 (December 15, 2025) and $375,000 (February 5, 2026). Because every villa has the same living area, lake position, condition and flood paperwork do most of the work. Melrose Gardens carries the highest flood exposure in Berkshire Lakes: 62 of 77 address points (80.5%) are in Zone AE, and the 2024 Summary of Map Actions superseded an older LOMA on one Melrose Place lot (FEMA NFHL). Its lease and pet rules and 2026 fee are not published.
These four villages produced 15 sales between them, so we list every one (Southwest Florida MLS, closed sales Oct 13, 2025 to Oct 13, 2026).
Village | Homes | Sales in 12 months, by date | Village median |
|---|---|---|---|
Windsor Place at Berkshire Lakes | 116 | $334,000 (Apr 29, 2026); $330,000 (Sep 8, 2026); $325,000 (Aug 14, 2026); $300,000 (Jun 10, 2026); $295,000 (Jun 4, 2026); $290,000 (Mar 31, 2026) | Six sales, too few for a median (24-month median $325,000 on 11 sales) |
The Colonies at Berkshire Lakes | 78 | $250,000 (Jan 15, 2026); $230,000 (Sep 3, 2026); $205,000 (Nov 14, 2025) | Three sales, too few for a median |
The Coach Homes of Berkshire Lakes | 96 | $310,000 (Feb 26, 2026); $290,000 (Sep 23, 2026); $285,000 (Jun 22, 2026); $265,000 (Jan 9, 2026); $254,900 (Aug 12, 2026) | Five sales, too few for a median (24-month median $287,500 on 10 sales) |
Berkshire Landings | 12 | $258,000 (Apr 15, 2026) | One sale, too thin to read as a market rate |
Source: Southwest Florida MLS, closed sales Oct 13, 2025 to Oct 13, 2026; home counts from the BLMA Sub-Associations page.
Windsor Place is 116 units in 29 four-plex buildings, two up and two down, each with a private attached garage, built 1994 to 1996, 1,191 to 1,421 square feet; its LOMA 24-04-4718A (July 11, 2024) covers buildings 1 to 29 and the pool house, and its 2017 leasing rule is the tightest here (Windsor Place at Berkshire Lakes; FEMA NFHL, LOMAs). The Colonies is 78 units in eight buildings on the community’s largest lake, built 1990 and 1991, 1,093 to 1,312 square feet, with two pools and a hot tub; its quarterly fee covers basic cable, trash, recycling, water and sewer, and only 2 of 88 unit points are in Zone AE (The Colonies FAQ). The Coach Homes is 96 Mediterranean-styled coach homes with attached garages, built 1989 to 1993, 1,240 to 1,648 square feet, with a pool and spa; both of its LOMAs were revalidated in 2024. Berkshire Landings is 12 three-bedroom condominiums with garages, built 1996 and 1997, 1,475 to 1,700 square feet, under a recorded declaration at O.R. Book 2279, Page 1448 (Berkshire Landings governing documents). In villages this thin, the comparables come from the village’s own last sales plus the nearest villages at the same size, garage and flood status.
Selling a Berkshire Lakes condo, villa or coach home? Get your free Berkshire Lakes home valuation or call Jesse direct at (239) 898-6072. Buying one instead? Call Marc at (239) 287-5873 and read how we represent buyers in Naples.
Price per square foot is a useful Berkshire Lakes yardstick only within one village and one product, because a Newcastle condo of 1,300 square feet and a Brentwood home of about 3,000 trade in different markets. The median sold price per square foot in the Southwest Florida MLS is $233 across Berkshire Lakes ($307 for single-family homes and $221 for attached homes), using MLS living area; the county living areas below come from the 2026 state roll.
Data updated: October 2026 (Southwest Florida MLS, closed sales Oct 13, 2025 to Oct 13, 2026; FDOR 2026 roll).
The 2026 Florida Department of Revenue roll gives the denominator for every village (FDOR cadastral centroids, 2026 roll), and the Southwest Florida MLS gives the 12-month median beside it.
Village | Living area (FDOR 2026) | 12-month median sold (MLS) |
|---|---|---|
Single-family core, Units 1 to 7 | median 2,335 sq ft (Unit 1 3,086; Unit 6 1,984) | $590,000 (29 sales) |
The Shores | median 2,106 sq ft | $400,000 to $810,000 (7 sales, range) |
Berkshire Pines | median 2,008 sq ft | no sale under its name |
Melrose Gardens | 1,757 sq ft (every villa) | $375,000 to $440,000 (6 sales, range) |
Berkshire Landings | 1,475 to 1,700 sq ft | one sale, at $258,000 |
The Coach Homes | 1,240 to 1,648 sq ft | $254,900 to $310,000 (5 sales, range) |
Newcastle | 1,300 or 1,450 sq ft | $247,250 (12 sales) |
Windsor Place | 1,191 to 1,421 sq ft | $290,000 to $334,000 (6 sales, range) |
Preserve at the Shores | 1,311 or 1,406 sq ft | $299,000 (15 sales) |
Partridge Pointe | 1,191 to 1,401 sq ft | $250,000 to $349,900 (9 sales, range) |
New Waterford | 1,212 to 1,362 sq ft | $305,000 (15 sales) |
The Colonies | 1,093 to 1,312 sq ft | $205,000 to $250,000 (3 sales, range) |
Sources: FDOR cadastral centroids, 2026 roll; Southwest Florida MLS, closed sales Oct 13, 2025 to Oct 13, 2026.
The attached villages are remarkably close in size: the eight condominium villages sit between about 1,100 and 1,700 square feet, and every Melrose Gardens villa is 1,757. That is why the attached medians cluster between about $247,000 and $305,000, and why condition, garage, lake view and flood status, not size, separate one garden condo from the next.
County and state roll areas and MLS living areas are measured differently, so the two should never be divided against each other to produce a price per foot. A per-foot figure built from an MLS sold price and a roll area overstates or understates the true number depending on how the listing agent measured the lanai, the garage conversion or an enclosed porch. The honest per-foot figure for your home uses the MLS living area of each comparable sale, which a written valuation supplies; at the median it is $321 in the single-family core, $228 at New Waterford, $220 at Preserve at the Shores and $172 at Newcastle.
Berkshire Lakes homes sold for $205,000 to $1,100,000 in the 12 months to October 13, 2026, at a $320,000 median across 108 sales. The ten highest closings were all single-family homes, every one of them $665,000 or more, and 42 of the 108 sales closed under $300,000, every one an attached home.
Data updated: October 2026 (Southwest Florida MLS, closed sales Oct 13, 2025 to Oct 13, 2026).
Rank | Village | Close date | Sold price |
|---|---|---|---|
1 | Single-family core | March 30, 2026 | $1,100,000 |
2 | Single-family core | January 15, 2026 | $820,600 |
3 | The Shores | March 2, 2026 | $810,000 |
4 | Single-family core | July 15, 2026 | $790,000 |
5 | Single-family core | May 8, 2026 | $740,000 |
6 | Single-family core | February 2, 2026 | $702,500 |
7 | Single-family core | August 6, 2026 | $687,000 |
8 | Single-family core | May 21, 2026 | $674,150 |
9 | The Shores | May 18, 2026 | $669,000 |
10 | Single-family core | July 15, 2026 | $665,000 |
Source: Southwest Florida MLS, closed sales Oct 13, 2025 to Oct 13, 2026.
The highest attached sale was a villa in The Shores at $450,000 on October 2, 2026, just above the lowest single-family sales at $375,000 (core, March 18, 2026) and $400,000 (The Shores, October 16, 2025).
By our count from the same pull, the 108 sales fell into these bands (Southwest Florida MLS, closed sales Oct 13, 2025 to Oct 13, 2026):
Sold price band | Closed sales |
|---|---|
Under $250,000 | 9 |
$250,000 to $299,999 | 33 |
$300,000 to $349,999 | 22 |
$350,000 to $399,999 | 7 |
$400,000 to $499,999 | 11 |
$500,000 to $599,999 | 12 |
$600,000 to $699,999 | 8 |
$700,000 and above | 6 |
Total | 108 |
The $350,000 to $399,999 band, with only 7 sales, is the seam between the two products: it holds four Melrose Gardens villas, two Preserve at the Shores condos and the lowest single-family sale; above it sit the other single-family homes and three villas, below it the garden condos. A condo listed in that seam needs a reason a buyer can see, such as a renovated kitchen, a lake view, a garage or a 2024 LOMA letter, and a single-family home priced into it will draw condo buyers stretching up.
The same pull shows when Berkshire Lakes sales closed, by calendar quarter (Southwest Florida MLS, closed sales Oct 13, 2025 to Oct 13, 2026):
Closing period | Closed sales |
|---|---|
October 13 to December 31, 2025 | 21 |
January to March 2026 | 32 |
April to June 2026 | 31 |
July 1 to October 13, 2026 | 24 |
March 2026 was the busiest single month, with 17 closings, and 51 of the 108 sales closed between December and April. These are counts of closings, not a price trend. For direction, the prior 12 months (Oct 13, 2024 to Oct 12, 2025) had 97 sales at a $410,000 median against 108 at $320,000 now: a 22.0% lower median that is partly mix (fewer Shores sales, more low-rise condos), and 10.6% lower in the single-family core ($660,000 to $590,000) and 9.6% lower per square foot ($258 to $233) like for like. They do show when buyers are writing contracts that close: a listing photographed, priced and ready before the winter season meets that traffic.
The ceiling is single-family, and it is one sale. The $1,100,000 core sale on March 30, 2026 is $279,400 above the next closing in the community. One sale at the top describes that home, not the core; the core’s middle sale was $590,000 (Southwest Florida MLS, closed sales Oct 13, 2025 to Oct 13, 2026).
The products overlap at the seam. The Melrose Gardens villa at $440,000 on November 14, 2025 sold above the $375,000 core house of March 18, 2026. A buyer at that price is choosing between a villa with a second association and a pool next door and a smaller detached home on the master fee alone, and your listing has to win that comparison.
A late-entered sale is still a sale. A New Waterford condo that closed at $215,000 on July 15, 2026 and a Newcastle condo that closed at $255,000 on September 4, 2026 were entered into the MLS after closing as Sold Data Entry records. They are real recorded sales, they count in their villages’ ranges ($215,000 to $330,000 at New Waterford, $206,000 to $270,000 at Newcastle), and a buyer’s agent will put them in front of their client, so we account for them in every valuation in those villages.
Selling a Berkshire Lakes home this season? Get your free Berkshire Lakes home valuation or call Jesse direct at (239) 898-6072. Buying one instead? Call Marc at (239) 287-5873 and read how we represent buyers in Naples.
The Southwest Florida MLS carries days on market and sale-to-list ratios for Berkshire Lakes, and turnover adds a read: 5.0% of about 2,156 homes closed in the 12 months to October 13, 2026, from 8.9% at New Waterford to 3.3% at The Shores.
Data updated: October 2026 (Southwest Florida MLS, closed sales Oct 13, 2025 to Oct 13, 2026).
The median days on market for a Berkshire Lakes sale in this window is 63 days, and the median sale-to-list ratio (sold price over final list price) is 95.9%. Homes for sale today: 25. Those three figures, with months of supply (2.8, the active listings divided by the monthly closing pace of the last 12 months), are the seller’s decision variables, and your written valuation carries them for your village from a current pull.
Village | Homes | Closed sales | Share of homes that closed in 12 months |
|---|---|---|---|
New Waterford | 168 | 15 | 8.9% |
Melrose Gardens | 74 | 6 | 8.1% |
Preserve at the Shores | 188 | 15 | 8.0% |
Partridge Pointe | 148 | 9 | 6.1% |
The Coach Homes | 96 | 5 | 5.2% |
Windsor Place | 116 | 6 | 5.2% |
Single-family core (Units 1 to 7) | 669 | 29 | 4.3% |
Newcastle | 278 | 12 | 4.3% |
The Colonies | 78 | 3 | 3.8% |
The Shores | 210 | 7 | 3.3% |
Whole footprint | 2,156 | 108 | 5.0% |
Sources: Southwest Florida MLS, closed sales Oct 13, 2025 to Oct 13, 2026; home counts from the BLMA Sub-Associations page and the Florida DBPR condominium roster. Berkshire Landings (12 homes) had one sale, and no sale carried the Berkshire Pines name, so neither gets a rate.
Low turnover means fewer comparable sales, which is when a seller most needs pricing built from the village’s own record. Newcastle is the clearest case: the largest condominium in Berkshire Lakes, 278 units, turned over only 4.3%, so a Newcastle seller has twelve sales to read, not dozens. The time a sale takes also runs past the marketing period: after you accept an offer, the master Board has 20 days after complete information to approve the buyer, and an attached home adds its sub-association’s approval on its own calendar (Fourth Amended and Restated Declaration, Art. X). We build that window into the contract’s closing date from the start.
Selling a Berkshire Lakes home in a fast-trading village? Get your free Berkshire Lakes home valuation or call Jesse direct at (239) 898-6072. Buying one instead? Call Marc at (239) 287-5873 and read how we represent buyers in Naples.
The Berkshire Lakes villages compare on four yardsticks a buyer weighs together: the 12-month median, how often homes trade, the share of address points in a high-risk flood zone and the association layers on the bill. The same price can be cheap in one village and rich in the next, so we benchmark your home against its neighbors.
Data updated: October 2026 (Southwest Florida MLS, closed sales Oct 13, 2025 to Oct 13, 2026; FEMA NFHL queried October 10, 2026).
Village | 12-month median or range (sales) | Turnover | Share of points in AE or AH | Association layers |
|---|---|---|---|---|
Single-family core | $590,000 (29) | 4.3% | 16.6% | Master only ($690) |
The Shores | $400,000 to $810,000 (7) | 3.3% | 0.9% | Shores master (not published) |
Melrose Gardens | $375,000 to $440,000 (6) | 8.1% | 80.5% | Master plus neighborhood association |
Preserve at the Shores | $299,000 (15) | 8.0% | 0% | Condominium association; Shores declaration governs membership |
Partridge Pointe | $250,000 to $349,900 (9) | 6.1% | 23.4% (LOMA on buildings 1 to 37) | Master plus condominium |
Windsor Place | $290,000 to $334,000 (6) | 5.2% | 32.7% (LOMA on buildings 1 to 29) | Master plus condominium |
New Waterford | $305,000 (15) | 8.9% | 33.6% | Master plus condominium |
The Coach Homes | $254,900 to $310,000 (5) | 5.2% | 11.6% | Master plus condominium |
The Colonies | $205,000 to $250,000 (3) | 3.8% | 2.3% | Master plus condominium |
Newcastle | $247,250 (12) | 4.3% | 77.5% (LOMA 12-04-7759X revalidated) | Master plus condominium |
Sources: Southwest Florida MLS, closed sales Oct 13, 2025 to Oct 13, 2026; FEMA NFHL flood hazard zones and LOMAs; BLMA Sub-Associations page.
Three readings come straight off the table. Preserve at the Shores and New Waterford, the two most-traded condominiums, sit within $6,000 of each other on median ($299,000 and $305,000), but New Waterford sold in a median 35 days against 104 at Preserve, and Preserve has no mapped flood exposure while New Waterford has a 33.6% flood share and a garage in every unit; a buyer choosing between them is choosing amenities and paperwork more than price. Newcastle’s low median travels with the highest condo flood share and a noticed special assessment proposal, so a Newcastle seller with a re-piped unit and a clean estoppel has a story to tell that the median does not. And Melrose Gardens villas command the top price range among the condo villages despite the community’s highest flood share, which tells you villa buyers are paying for the product, and that the flood file has to be ready before they ask.
Selling a Berkshire Lakes home in a village with a LOMA or a low flood share? Get your free Berkshire Lakes home valuation or call Jesse direct at (239) 898-6072. Buying one instead? Call Marc at (239) 287-5873 and read how we represent buyers in Naples.
Selling a Berkshire Lakes home costs a negotiated commission, Florida’s documentary stamp tax on the deed, an estoppel fee for each association and a property tax proration, while in Collier County the buyer customarily pays the owner’s title policy. What your buyer prices in is the yearly carrying cost: the $690 master fee, any sub-association fee and insurance.
Figures in this section come from the association’s documents and Florida Statutes, retrieved October 2026.
A Collier County seller’s settlement statement usually carries the brokerage commission, which is negotiable; Florida’s documentary stamp tax on the deed, customarily the seller’s, at the rate set in section 201.02, Florida Statutes and calculated on the sale price; the estoppel fee for each association, within statutory limits; prorated property taxes and assessments; mortgage payoff and release recording; and any credits or special assessments the contract assigns to the seller. The owner’s title policy is not on that list: in Collier County the buyer customarily pays the owner’s title policy and chooses the closing agent, and the contract controls. Your closing agent shows every line on the settlement statement.
Two Berkshire Lakes specifics sit on top. The master association’s estoppel is ordered from its counsel, and its fee is not published (BLMA Sales and Leasing); an attached-home seller orders a second estoppel from the sub-association. And property taxes are paid in arrears, so the seller usually credits the buyer for the year to date; Berkshire Lakes bills vary by tax-authority code, 0052, 0202 and 0254 inside the master association and 0314 in The Shores group (Florida Statewide Cadastral, DOR 2026 roll; Collier County Tax Collector). The $690 master assessment, paid in advance each January, is prorated the same way.
Layer | Amount | Who pays | Source |
|---|---|---|---|
Master assessment (master-association units) | $690.00 per unit for 2026, due January 1 (2025: $640.00) | All 1,639 master-association units | |
Sub-association assessment | Not published for 2026; the estoppel and adopted budget show it | Condo, coach-home and villa owners | Each association’s budget and estoppel |
Shores master and Preserve condominium fees | Not published | The Shores group owners | Recorded declarations and estoppels |
CDD | None | Every home | |
Club dues, initiation fee, food minimum | None | Every home | |
Purchase application (master) | $160 at the online checkout; $145 in the printed packets; the current packet governs | Buyer | |
Capital contribution (master) | None in the 2026 purchase documents; the estoppel is final | n/a | |
Amenity fobs | $20 each, two per household | Owner | |
Owner’s title policy | Varies with price | Customarily the buyer in Collier County; the contract controls | Local custom |
The flat $690 is a selling point a buyer can verify: a Brentwood house and a Colonies condo pay the same master fee because the budget allocates it per unit, $486.17 to operations and $203.83 to reserves (BLMA 2026 Budget), and there is no master capital contribution, no CDD and no club dues.
A buyer reads a special assessment as a price cut unless the contract says otherwise. The live example is Newcastle’s noticed $1,200 per unit reserve assessment proposal, due October 1, 2026, whose adoption is not published (Newcastle special assessment notice); if adopted and unpaid at closing, the purchase contract decides who pays, and the Newcastle estoppel will show it. At the master level, the Bylaws cap special assessments in any year at 15% of the total annual budget including reserves unless a majority of the voting interests present consent, and the 2026 budget is $1,156,417.04 (Second Amended and Restated Bylaws; BLMA 2026 Budget). The master association’s FY2024 ended with a deficit of $405,566 after $487,435 of reserve expenses, and a buyer reading the audit will see it; the 2025 audit’s unmodified opinion and the 2025 clubhouse, pool and court work answer that question (BLMA FY2025 audit and IRS filing; BLMA Reserve Study, Dec 22, 2025).
Flood insurance in Berkshire Lakes is modest on the federal record, which helps your buyer’s monthly number. Median NFIP costs, policies effective June 2025 onward, run $1,266 a year for west-side houses in Zone AE, $1,162 in AH and $1,151 in X; unit-owner condo flood policies run a median $697 on the west side (n=71) and $874 on the east (n=66) (OpenFEMA NFIP policies, queried October 2026). Unincorporated Collier is a Community Rating System Class 5 community, worth a 25% discount on eligible NFIP policies (FEMA Community Rating System). Under Risk Rating 2.0 most rates rise no more than 18% a year toward the full-risk price, and the median full-risk premium for west-side non-condo policies is about $3,000, so your buyer should get a fresh quote rather than assume your premium (FEMA, Risk Rating 2.0). Citizens wind policyholders outside the Special Flood Hazard Area must carry flood at Coverage A of $400,000 or more from January 1, 2026, and all of them from January 1, 2027 (Citizens flood requirements), which is often the trigger in Zone X Berkshire Lakes homes.
A Berkshire Lakes seller owes the buyer disclosure of known material defects, the association disclosures Florida law attaches to the home’s form of ownership, and an orderly path to the association’s approval and estoppel. For a home in a mandatory homeowners’ association the disclosure summary comes before the contract is signed, not at closing.
This section is information, not legal advice; confirm anything that affects your transaction with your closing agent or a Florida real estate attorney.
Florida sellers must disclose known material defects that a buyer cannot readily see. In Berkshire Lakes, built from 1988 to 2003, that most often means roof age, past water intrusion, plumbing history, including Newcastle’s polybutylene re-piping (Newcastle re-pipe project), and any flood event. The federal flood-insurance record shows five claims ever in the community’s Census geography, all from Hurricane Irma, with $4,597 paid in total and no Ian or Milton claims (OpenFEMA NFIP claims, queried October 2026); a light community record does not replace your own disclosure for your own home. Disclose fully and early; it protects the sale.
The Berkshire Lakes Master Association is a mandatory homeowners’ association, and Florida’s homeowners’ association law sets four rules for the disclosure summary under section 720.401, Florida Statutes. The summary must be given before the buyer executes the contract for sale, not at closing. On a resale, the parcel owner supplies it when the seller is not the developer. The contract must carry the statute’s voidability clause in conspicuous type. And if the summary is not given before the contract, the buyer may cancel within 3 days after receiving it or before closing, whichever comes first, a right that cannot be waived and ends at closing. The master association publishes a statutory-style FAQ covering voting rights, use and leasing restrictions, the assessment and its due date, other mandatory associations, recreation fees and litigation over $100,000 (BLMA June 2024 FAQ), which is the factual base for a single-family or villa disclosure.
Section 720.401 does not apply to associations governed by chapter 718, Florida’s condominium law, and Berkshire Lakes mixes the two: a chapter 720 master association over seven master-association condominiums (Newcastle, New Waterford, Partridge Pointe, Windsor Place, The Colonies, The Coach Homes and Berkshire Landings), while Melrose Gardens, which is not on the state’s condominium roll, is governed by its own recorded declaration (Florida DBPR condominium roster). A condominium resale carries chapter 718’s document requirements, the declaration, bylaws, rules, budget and the association’s question-and-answer sheet, and whether a master-level summary is also owed on a condominium unit is a question for your closing agent or attorney, not a form we fill in by default. The Preserve at the Shores is a condominium inside The Shores group, so its resale follows chapter 718 and the Shores declaration governs its master-level obligations.
The documents split the work cleanly. The seller orders the estoppel certificates, one for a single-family home in Units 1 to 7 and two for a condo, villa or coach home, and the contract allocates the fee (BLMA Sales and Leasing). The buyer submits the master association’s 2026 purchase application and pays its fee, and an attached-home buyer applies to the sub-association too. The Board’s 20-day clock starts only when the packet is complete, silence past the deadline is approval, and a denial needs listed good cause, a majority of the whole Board and a written opinion of counsel (Fourth Amended and Restated Declaration, Art. X). The Declaration caps the transfer processing fee at “the maximum amount allowed by law or one hundred dollars ($100) per applicant, whichever is greater,” plus background and credit review (s.10.6).
Before a Berkshire Lakes listing goes to market we collect: the recorded Declaration and the 2025 amendments; the February 2026 Rules and, for an attached home, the village’s rules; the 2026 budget and the most recent audit; the estoppel request path for each association; any special assessment notice; the roof permit date, a wind-mitigation report and a four-point inspection where the home’s age calls for one; the FEMA zone, panel and any LOMA or elevation certificate; and for The Shores group, the Shores declaration and its estoppel contact. Having those in hand before the buyer asks is the difference between a buyer who writes and a buyer who waits.
Four files move the number before you list a Berkshire Lakes home: the roof and wind file, the flood file, the association file and the ARB and compliance file. Each one either shortens your buyer’s underwriting or adds a question that costs time and price.
A current roof inspection, the roof permit date and a wind-mitigation report let your buyer’s agent quote insurance credits at once. My Safe Florida Home offers free wind-mitigation inspections and grants up to $10,000 for eligible owners, and the master ARB allows permanent or roll-down shutters, impact glass, polycarbonate panels and fixed generators, each with ARB approval and a county permit (BLMA ARB Standards, August 2026). A roof replacement before listing needs ARB approval first, and ARB silence is not approval, so start early.
Know your zone, your panel and your letter. Pull any elevation certificate from Collier’s elevation certificate layer, confirm a pre-2024 LOMA is on the revalidation list, and check your address on FEMA’s Changes Since Last FIRM viewer for the pending map. FEMA’s preliminary Collier maps, issued March 20, 2025 under project 16-04-1501S, are not yet effective, and the county announced a 90-day appeal and comment period beginning August 19, 2026 (Collier County Floodplain Management).
Order the estoppels early, have the budget, the insurance schedule and recent minutes ready, and for Newcastle know your unit’s re-pipe status and the special assessment’s standing. Keep your account current: the estoppel states any unpaid balance, and an unpaid balance delays approval.
The master association rewrote its ARB Standards on July 31, 2026 and its September 28, 2026 newsletter reports a compliance campaign on unpainted homes and neglected yards (BLMA board minutes, July 31, 2026; BLMA newsletter, Sept 28, 2026). Open violations surface at approval and on the estoppel, so the paint, the yard and any unapproved alteration should be settled before the buyer’s application goes in. The standards call for repainting every 5 to 7 years in approved colors.
Schools, storms and the neighborhood pipeline shape Berkshire Lakes values at the margin: every address is zoned to A-rated Calusa Park Elementary and East Naples Middle, every sampled point sits in inland Evacuation Zone D, and the new supply nearby is mostly rental apartments, which compete with condo leasing more than with owner sales.
Every Berkshire Lakes address is zoned for Calusa Park Elementary (A, 63% of points, 2025-26) and East Naples Middle (A, 71%); master-association villages go to Lely High (B, 64%) and The Shores group to Golden Gate High (B, 62%) (CCPS school zoning lookup, 2027 year, Oct 10, 2026; FLDOE, Calusa Park Elementary; FLDOE, East Naples Middle; FLDOE, Lely High; FLDOE, Golden Gate High). Calusa Park has been an A school for five straight years, and Lely High’s letter moved from A to B on the same 64% of points because FLDOE changed its grading scale for 2026 (FLDOE school grades). For a family buyer, A-rated elementary and middle assignments at every address are a reason to choose Berkshire Lakes over a cheaper condo elsewhere.
Location is the quiet strength of a Berkshire Lakes listing. By our routing check from three origins inside the community (OpenStreetMap road network, OSRM, October 2026, off-peak; January to April runs longer), Fifth Avenue South is about 13 minutes, the Naples Pier about 16, Naples Airport 8 to 9 and Southwest Florida International Airport 41 to 45 minutes; Publix store 410 at 7101 Radio Road is 2 to 6 minutes away (OSRM routing service; Publix, store 410). There is no I-75 interchange at Santa Barbara Boulevard, so the interstate is reached at Exit 101 or Exit 105.
Every sampled Berkshire Lakes address is in Collier Hurricane Evacuation Zone D, and no line of the county’s Coastal High Hazard Area crosses the community (Collier GIS, Hurricane Evacuation Zones; Collier GIS, Coastal High Hazard Area). Hurricane Ian’s peak still-water level at the Gordon River Bridge in Naples Bay was 7.1 ft NAVD88 (NHC, Hurricane Ian report), while sampled finished floors and grades here run about 10.6 to 11.6 ft, a comparison of two measurements rather than a forecast. Milton was a rain event: a gauge inside Berkshire Lakes logged 5.57 inches (NHC, Hurricane Milton report). That inland record is part of the value story for buyers coming from the coastal ZIPs.
Almost nothing is being built inside Berkshire Lakes, so every price is a resale price. The change is around it: Ekos on Santa Barbara (82 affordable rentals), Altis Santa Barbara (242 market-rate apartments) and Marlowe Naples (216 apartments) put 540 rental units within about a mile between 2023 and 2025, with Ekos on Santa Barbara II approved for 84 more and Roers at Radio Road proposed for up to 115 (BCC packet, Nov 10, 2025; CCPC packet, Sept 4, 2025). Those compete with condo leasing more than with owner-occupied sales. The one for-sale project nearby, GL Homes’ Valencia Sky about 0.6 mile south, quotes pricing “from the mid $700s” in its own marketing (GL Homes, Valencia Sky), which shows a buyer what new construction costs a mile away. Radio Road west of Santa Barbara Boulevard runs at 93.9% of peak-hour service volume (2025 AUIR, CCPC packet Nov 6, 2025), a fact buyers who commute west will test at rush hour.
Selling a Berkshire Lakes home near the A-rated schools? Get your free Berkshire Lakes home valuation or call Jesse direct at (239) 898-6072. Buying one instead? Call Marc at (239) 287-5873 and read how we represent buyers in Naples.
A free in-person Berkshire Lakes comparative market analysis from McGreevy and Comisar starts with the Home Valuation form at the top of this page or a call to Jesse McGreevy at (239) 898-6072. Marc Comisar walks the home, Jesse builds the analysis from your village’s closings, and you receive a written opinion of value with every source named.
Jesse McGreevy and Marc Comisar are Top 1% Real Estate Agents Nationally Since 2008, and every in-person valuation is prepared by one of them.
A written opinion of value for your address, built from the Southwest Florida MLS sales of your village and the villages that compete with it, matched for product, size, lake frontage, garage and flood status, with every source named. Beside it, the carrying-cost picture your buyer will underwrite: the $690 master assessment where it applies, the sub-association layer from the estoppel, any pending assessment, the flood file and the roof and wind file. And a plain recommendation on list price and timing, including the case for waiting if the evidence says wait.
Get your free Berkshire Lakes home valuation with the Home Valuation form at the top of this page, or call Jesse McGreevy direct at (239) 898-6072 or email [email protected]. Marc Comisar is at (239) 287-5873, and our office is at 24031 S Tamiami Trl #101, Bonita Springs, FL 34134. There is no charge and no obligation to list. If you have already decided to sell, our plan for selling your home in Berkshire Lakes covers pricing, marketing, the association packets and negotiation in full.
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Jesse McGreevy and Marc Comisar are the local real estate experts behind this Berkshire Lakes valuation page. They lead McGreevy and Comisar within Domain Realty, work with a team of agent partners across Southwest Florida, and build every valuation from the Southwest Florida MLS and the public record. Reach Jesse direct at (239) 898-6072.
Jesse McGreevy is a licensed Florida REALTOR and Sales Associate with Domain Realty and one half of McGreevy and Comisar. He has worked Southwest Florida real estate since 2004 and has lived in Estero since 2003. He runs the pricing analysis, the record work and the association paperwork on every valuation the team writes. Reach him at (239) 898-6072 or [email protected], and read his full profile on the Jesse McGreevy agent page.
Marc Comisar is a licensed Florida REALTOR and Broker Associate with Domain Realty and the other half of McGreevy and Comisar, whose partnership alone has over $900 million in sales. He runs the field side, in the homes, at the inspections and at the closing table, and he is the one who walks your Berkshire Lakes home before any number is written down. Reach him at (239) 287-5873, and read his full profile on the Marc Comisar agent page.
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).
These are the valuation questions Berkshire Lakes owners actually ask, answered from the Southwest Florida MLS (closed sales Oct 13, 2025 to Oct 13, 2026), the 2026 state roll, FEMA’s records, the master association’s recorded documents and Florida statutes. Nothing here is tax or legal advice, and none of it replaces a written valuation of your home.
Data updated: October 2026 (Southwest Florida MLS, closed sales Oct 13, 2025 to Oct 13, 2026).
Start with your village, because Berkshire Lakes is eleven price markets. We tracked these 12-month medians for the villages with 10 or more sales (Southwest Florida MLS, closed sales Oct 13, 2025 to Oct 13, 2026): $590,000 for the single-family core; $305,000 at New Waterford; $299,000 at Preserve at the Shores; and $247,250 at Newcastle. The other villages show ranges: The Shores $400,000 to $810,000 on 7 sales; Melrose Gardens $375,000 to $440,000 on 6; Partridge Pointe $250,000 to $349,900 on 9; Windsor Place $290,000 to $334,000 on 6; The Coach Homes $254,900 to $310,000 on 5; and The Colonies $205,000 to $250,000 on 3. Berkshire Landings had one sale, at $258,000. Size, lake frontage, garage, roof age and flood paperwork move a home off its median. For your address, request your free Berkshire Lakes valuation or call Jesse direct at (239) 898-6072.
Give the valuation your village, your building and your plan, then let it read your association file. Six of the nine attached villages had fewer than 10 sales in the 12 months to October 13, 2026 (Southwest Florida MLS), so an accurate condo valuation reads the individual sales of your village and the nearest competing villages at the same size, then adjusts for garage, lake view, floor, renovation and flood status. It also reads both estoppels, because the sub-association fee, which no village publishes, is part of what a buyer pays every year. An automated figure built from the ZIP cannot do that.
We tracked 29 single-family sales in the master-association core at a $590,000 median, from $375,000 to $1,100,000, and 7 sales at The Shores, from $400,000 to $810,000, too few for a median (Southwest Florida MLS, closed sales Oct 13, 2025 to Oct 13, 2026). Your own number depends on your unit and size: the 2026 state roll puts Unit 1 (Brentwood) at a 3,086 square foot median living area against 1,984 in Unit 6 (FDOR cadastral centroids, 2026 roll). Lake frontage, roof age, pool and condition do the rest.
The Shores sold 7 times in the 12 months to October 13, 2026, from $400,000 (October 16, 2025) to $810,000 on March 2, 2026, too few for a 12-month median; the 24-month median is $480,000 on 28 sales (Southwest Florida MLS). The homes date from 2000 to 2003 with a median of 2,106 square feet, the youngest single-family stock in Berkshire Lakes (FDOR cadastral centroids, 2026 roll). A Shores home does not pay the $690 master fee and answers to its own master homeowners association, whose dues are not published, so the Shores estoppel is part of the valuation file. No sale carried the Berkshire Pines name in the window.
Because an automated model learns from the ZIP and the last sales it can see, and Berkshire Lakes villages differ more from each other than any model assumes. A model cannot tell that The Shores does not pay the $690 master fee, that Partridge Pointe and Windsor Place carry whole-property LOMAs from 2024, or that a Newcastle unit has been re-piped (FEMA NFHL, LOMAs; Newcastle re-pipe project). In a village with three or four sales a year, the model has almost nothing to learn from. A person reading your village’s sales and walking your home closes that gap.
We tracked 73 attached sales (condos, villas, townhouse-style units and coach homes) at a $295,000 median, from $205,000 to $450,000, in the 12 months to October 13, 2026 (Southwest Florida MLS). Among the villages with 10 or more sales, medians ran from $247,250 at Newcastle to $299,000 at Preserve at the Shores and $305,000 at New Waterford, and Melrose Gardens villas led the condo villages at $375,000 to $440,000 on 6 sales. All 42 sales under $300,000 in Berkshire Lakes were attached homes, so a condo above that line needs a feature a buyer can see, such as a garage, a lake view, a renovation or a LOMA.
Newcastle sold 12 times at a $247,250 median in a tight $206,000 to $270,000 band in the 12 months to October 13, 2026, the lowest village median in Berkshire Lakes (Southwest Florida MLS). The 278 units are 1,300 or 1,450 square feet, built 1990 and 1991 (FDOR cadastral centroids, 2026 roll). Three facts move a Newcastle price: the unit’s re-pipe status, the standing of the noticed $1,200 per unit reserve assessment proposal (Newcastle special assessment notice), and the revalidated condominium-wide LOMA 12-04-7759X against a 77.5% Zone AE address-point share.
New Waterford sold 15 times at a $305,000 median, from $215,000 (a Sold Data Entry on July 15, 2026) to $330,000 (March 27, 2026), in the 12 months to October 13, 2026 (Southwest Florida MLS). Each of its 168 units has a one-car garage and a lake-facing lanai, in plans of 1,212 to 1,362 square feet (New Waterford at Berkshire Lakes). Its 2026 rules bar leasing in an owner’s first full year and allow leases of 30 days to 6 months, no more than three a year, which narrows the investor pool (New Waterford Rules 2026); owner-occupant buyers are the core market.
Preserve at the Shores sold 15 times, level with New Waterford and more than any other condominium in Berkshire Lakes, at a $299,000 median, from $267,500 to $370,000, in the 12 months to October 13, 2026 (Southwest Florida MLS). Its 188 units in plans of 1,311 or 1,406 square feet turned over 8.0% in the year, so a Preserve seller has the freshest comparables in the community. None of its 237 address points is in Zone AE or AH on FEMA’s effective map (FEMA NFHL), and it does not pay the $690 master fee; its own condominium fee is not published.
Melrose Gardens sold 6 times, too few for a median, from $375,000 (February 5, 2026) to $440,000 (November 14, 2025), the highest range of the condo villages in Berkshire Lakes (Southwest Florida MLS, closed sales Oct 13, 2025 to Oct 13, 2026). Every villa is 1,757 square feet on the 2026 roll, so lake position, condition and flood paperwork decide the spread. Melrose Gardens has the community’s highest flood share, 80.5% of address points in Zone AE (FEMA NFHL), and one older LOMA on Melrose Place was superseded in 2024, so confirm your letter before you list.
The highest was a single-family home in the master-association core at $1,100,000 on March 30, 2026, followed by $820,600 in the core on January 15, 2026 and $810,000 at The Shores on March 2, 2026 (Southwest Florida MLS, closed sales Oct 13, 2025 to Oct 13, 2026). The top sale was $279,400 above the next one, so treat it as the record for one home, not the ceiling for your street. The ten highest sales were all single-family, every one $665,000 or more; the highest attached sale was a villa in The Shores at $450,000 on October 2, 2026.
The lowest was a condominium at The Colonies at $205,000 on November 14, 2025, and the next lowest a Newcastle condo at $206,000 on January 13, 2026 (Southwest Florida MLS, closed sales Oct 13, 2025 to Oct 13, 2026). Nine of the 108 sales closed under $250,000, all of them attached homes. Low sales in a thin village pull its median hard: The Colonies’ three sales ran from $205,000 to $250,000, which is why we read each sale rather than the median when a village trades only a few times a year.
We tracked 108 closed sales, $42,515,440 in volume, in the 12 months to October 13, 2026, every one filed under Naples (Southwest Florida MLS). That is about 5.0% of the roughly 2,156 homes by our arithmetic: 86 sales in the master-association neighborhoods and 22 in The Shores group. By quarter, 32 closed from January to March 2026 and 31 from April to June 2026, the two busiest quarters, and March 2026 alone had 17 closings. The busiest village was the single-family core with 29 sales, and Preserve at the Shores and New Waterford tied for the most among condominiums with 15 each.
The median sold price per square foot is $233 across all sales, using MLS living area. The 2026 state roll gives the living areas: master-association single-family median 2,335 square feet, The Shores 2,106, Berkshire Pines 2,008, Melrose Gardens 1,757 for every villa, and the condominiums between about 1,093 and 1,700 by village (FDOR cadastral centroids, 2026 roll). Roll areas and MLS areas are measured differently, so dividing one by the other misleads; a valuation uses the MLS living area of each comparable sale.
The median Berkshire Lakes sale took 63 days on the market, from 35 days at New Waterford to 120 days at Newcastle (the villages with 10 or more sales). Turnover adds a read: 5.0% of Berkshire Lakes homes closed in the 12 months to October 13, 2026, from 8.9% at New Waterford to 3.3% at The Shores (Southwest Florida MLS). Plan past the marketing period too: the master Board has 20 days after complete information to approve your buyer, and a condo or villa needs its sub-association’s approval as well (Fourth Amended and Restated Declaration, Art. X).
Against the prior 12 months, the last 12 show 108 sales at a $320,000 median, $205,000 to $1,100,000 (Southwest Florida MLS, closed sales Oct 13, 2025 to Oct 13, 2026), compared with 97 sales at a $410,000 median in the prior window: a 22.0% lower median, 9.6% lower per square foot ($258 to $233) and 10.6% lower in the single-family core ($660,000 to $590,000). A community median also moves with the mix of condos and houses that happen to sell. What matters for your sale is the last few comparable homes in your own village and the competing listings when you go to market; request a free valuation or call Jesse direct at (239) 898-6072.
The record shows a working market: 108 closed sales at a $320,000 median and $42,515,440 in volume in the 12 months to October 13, 2026 (Southwest Florida MLS), with 51 of them closing between December and April, when seasonal buyers are in town. New supply nearby is mostly rental: 540 apartments opened within about a mile from 2023 to 2025 (BCC packet, Nov 10, 2025), which competes with condo leasing more than with owner sales. Whether now is right for you depends on your village’s current listings (25 are active across the community today) and your plans.
It usually does, and it usually comes with a flood question. The master association counts seven lakes, and single-family owners on a lake lot may fish from their own lot, though the lakes are retention ponds with no swimming or boating (Fourth Amended and Restated Declaration, s.8.19 and s.8.24). In the single-family units, the 16.6% of address points in Zone AE or AH are mostly lakefront rows (FEMA NFHL), so a lake lot can carry a flood-insurance requirement its dry neighbor does not. We price the view and the insurance together, with any elevation certificate in hand.
In Berkshire Lakes it is one of the clearest attached-product levers. New Waterford, Windsor Place, The Coach Homes and Berkshire Landings describe a garage with each unit (BLMA Sub-Associations page), while the master Rules keep commercial vehicles garaged and bar boats, campers and trailers from driveways overnight (BLMA Rules, February 2026). For a buyer with a second car, a golf cart or storage needs, the garage settles the choice between villages at a similar price. We match garage condos against garage condos before we adjust for anything else.
It can, mainly through the buyer’s insurance and lender. On FEMA’s effective map, Zone AE or AH covers 80.5% of address points at Melrose Gardens and 77.5% at Newcastle, but 16.6% in the single-family units and 0% at Preserve at the Shores (FEMA NFHL flood hazard zones, queried Oct 10, 2026). A federally backed loan on a building in AE or AH requires flood insurance. Median NFIP costs for west-side houses are modest, $1,151 to $1,266 a year (OpenFEMA NFIP policies), so the zone matters less to price than many sellers fear, provided the paperwork is ready.
Yes, if it is current. FEMA lists 62 Letters of Map Amendment for Berkshire Lakes plats, condominiums and Berkshire Commons parcels, 15 issued on the 2024 map, including Partridge Pointe buildings 1 to 37 (24-04-3031A) and Windsor Place buildings 1 to 29 (24-04-4718A) (FEMA NFHL, LOMAs). The 2024 Summary of Map Actions revalidated most older letters, including Newcastle’s 12-04-7759X, and superseded seven (Collier 2024 SOMA). A current letter in the listing file answers the flood question before a buyer asks it.
Usually, yes. An elevation certificate shows how high your lowest floor sits against the base flood elevation, which is what the buyer’s flood quote turns on. A 2021 certificate at 6822 Compton Lane North records a top of bottom floor of 11.40 ft NAVD88 against a 10.0 ft base flood elevation (elevation certificate, 2021), and west-side NFIP policies show a median lowest floor 1.2 ft above it (OpenFEMA NFIP policies). Certificates on file are on Collier’s elevation certificate layer; check for yours before you order a new one.
Yes, through the buyer’s insurance. Berkshire Lakes homes date from 1988 to 2003, so roof age comes up in most single-family sales (FDOR cadastral centroids, 2026 roll). Under s. 627.7011, Florida Statutes, an insurer may not refuse to issue or renew solely because the roof is less than 15 years old; an older roof can still be insured but may draw an inspection and tougher terms. Your options are to replace before listing with ARB approval, price the roof into the sale or offer a credit. In Brentwood, the Declaration limits roof materials.
It can, because it lowers what the buyer pays every year. Florida law requires insurers to offer premium credits for documented wind-mitigation features such as roof-to-wall connections, roof deck attachment, secondary water resistance and opening protection (s. 627.0629, Florida Statutes). A current report lets the buyer’s agent quote those credits at once, which can decide whether the buyer qualifies at your price. My Safe Florida Home offers free inspections and grants up to $10,000 for eligible owners, and the master ARB lists approved shutters and impact glass.
It helps. The master assessment is $690 per unit for 2026, paid once a year, $57.50 a month, and it covers the clubhouse, pool, courts, pier, lake path, lakes, perimeter walls, management, insurance and $203.83 of reserves per unit (BLMA 2026 Budget; BLMA Sales and Leasing). There is no CDD, no club dues and no master capital contribution. A buyer comparing Berkshire Lakes with Naples communities that carry larger assessments can afford more house at the same monthly cost, and a valuation should show that arithmetic.
It changes what the buyer gets and pays, so it changes how we price. The Shores, Berkshire Pines and The Preserve at the Shores do not pay the $690 and are not members of the Berkshire Lakes Master Association, whose rules limit its clubhouse, pool and courts to members (BLMA Rules, February 2026). They answer to The Shores at Berkshire Lakes Master Homeowner’s Association, whose dues and declaration are not published online (Sunbiz, N98000002011). We value a Shores home against Shores sales first, with the Shores estoppel in the file.
It may, unless the contract handles it. Newcastle’s board noticed an April 21, 2026 meeting to consider a $1,200 per unit special assessment for reserves, due October 1, 2026; adoption is not published, and the Newcastle estoppel will show it (Newcastle special assessment notice). If it was adopted and is unpaid at closing, the purchase contract decides who pays, and a buyer who is asked to pay it will usually price it in. Paying it before listing, or crediting it clearly, keeps it from becoming a negotiation point.
They can. Polybutylene supply piping draws questions from insurers and inspectors, and Newcastle’s buildings date from 1990 to 1991. The association ran a polybutylene re-piping project, with owner letters in 2022 (Newcastle re-pipe project). If you are selling a Newcastle unit, find out whether your unit has been re-piped, keep the paperwork, disclose what you know and ask the association for the project records that apply to your unit. A documented re-pipe is one of the few ways a Newcastle seller can stand out in a village whose sales sit in a $206,000 to $270,000 band.
Yes, because they set how many investors can buy it. The master Declaration allows leases of at least one month and no more than three rentals a year, and the February 2026 Rules state a “ZERO tolerance policy on short term rentals” (Fourth Amended and Restated Declaration; BLMA Rules, February 2026). Village rules tighten that: New Waterford bars leasing in the first full year, and Windsor Place’s 2017 rules allow no more than two 90-day leases a year (current rules govern). A village that allows longer leases draws more investor buyers; one that restricts leasing sells mostly to owner-occupants.
They narrow the buyer and tenant pool. The master Rules allow cats, dogs and common household pets with no weight or number cap (BLMA Rules, February 2026), but village rules are tighter: New Waterford allows one pet under 40 lb, Newcastle one small pet of 40 lb or less (2017 rules; current rules govern), The Colonies owners’ dogs up to 60 lb, and all three bar tenants from keeping pets (New Waterford Rules 2026; The Colonies FAQ). A buyer with a large dog shops the single-family homes; we tell your buyer the rule up front.
In Collier County the buyer customarily pays the owner’s title policy and chooses the closing agent, so it is not a standard seller cost on a Berkshire Lakes sale; the purchase contract controls. Sellers customarily pay the documentary stamp tax on the deed, their commission, the estoppel certificates and their share of prorated taxes and assessments. Your closing agent shows every line on the settlement statement, and a net sheet before you list shows what you keep.
A Berkshire Lakes seller’s costs usually include the negotiated commission; Florida’s documentary stamp tax on the deed, set by section 201.02, Florida Statutes; one estoppel fee for a single-family home or two for a condo, villa or coach home, within statutory limits; prorated property taxes and the prorated $690 master assessment; payoff and release recording; and any credits or special assessments the contract assigns. The owner’s title policy is customarily the buyer’s in Collier County. For a net sheet tied to your price, call Jesse direct at (239) 898-6072.
Every Florida seller must disclose known material defects a buyer cannot readily see. For a home in the master association, Florida’s homeowners’ association law requires a disclosure summary before the buyer signs the contract, supplied by the seller on a resale, with the statute’s voidability clause in the contract (section 720.401, Florida Statutes). That section does not apply to associations under chapter 718, so a condominium resale carries chapter 718’s document requirements instead; your closing agent or attorney confirms what applies to your unit. This is information, not legal advice.
One for a single-family home in Units 1 to 7, whose owners belong to the master association only, and two for a condo, coach home or villa, one from the master association and one from the sub-association (BLMA Sales and Leasing; BLMA FAQ and Resources). In The Shores group, the estoppel comes from The Shores at Berkshire Lakes Master Homeowner’s Association instead, and The Preserve at the Shores’ condominium association issues its own; the recorded Shores declaration sets whether a Preserve sale also needs the Shores master’s. The master estoppel is ordered from the association’s counsel, and its fee is not published. Order early: the estoppel is what the buyer relies on.
Under the recorded Declaration, the master Board has 20 days after it receives complete information to act, and no more than 60 days after notice of the proposed sale; if it does not act in time, the sale is approved (Art. X, s.10.2 to 10.4) (Fourth Amended and Restated Declaration). The clock starts only when the packet is whole, so a missing page or unpaid fee delays the decision. Attached-home sales add the sub-association’s approval on its own documents. We build the approval window into the closing date and the contract’s approval contingency.
Less than in coastal towers. Florida’s structural integrity reserve study (s. 718.112) and milestone inspection (s. 553.899) rules apply to condominium buildings three or more stories tall. No Berkshire Lakes building appears in Collier County’s milestone-inspection registry, and New Waterford, Partridge Pointe and Windsor Place describe two-story buildings; for the others, the building height in the recorded declaration decides. A buyer will still ask for the association’s budget and reserve schedule.
They change the rental market more than the sales market. Ekos on Santa Barbara, Altis Santa Barbara and Marlowe Naples put 540 rental units within about a mile between 2023 and 2025, and Ekos on Santa Barbara II was approved for 84 more by Ordinance 2025-57 (BCC packet, Nov 10, 2025; BCC packet, Dec 9, 2025). Those compete with condo leasing, which matters to an investor buyer’s rent assumption. Owner-occupant buyers weigh the lakes, the fee and the schools, which the apartments do not change.
For most of Berkshire Lakes, no. FEMA issued preliminary Collier maps on March 20, 2025 under project 16-04-1501S, published in the Federal Register on December 18, 2025, and they are not yet effective. Panels 0411 and 0412 are not revised, and sampled points on revised panels keep their zones except 7404 and 7444 Berkshire Pines Drive, which move from Zone X unshaded to AE (FEMA Preliminary NFHL). A seller on that end of Berkshire Pines Drive should expect the question from buyers.
Every address is zoned for Calusa Park Elementary (A, 2025-26) and East Naples Middle (A); master-association villages go to Lely High (B) and The Shores group to Golden Gate High (B), per 71 lookups covering 50 addresses on October 10, 2026 (CCPS school zoning lookup; FLDOE, Calusa Park Elementary). The 2026 and 2027 lookups matched, so no boundary change is pending. A-rated elementary and middle assignments at every address belong in the listing remarks; buyers should confirm on the CCPS Attendance Boundaries page.
Nothing. A McGreevy and Comisar valuation of your Berkshire Lakes home is free and carries no obligation to list. You receive a written opinion of value built from your village’s MLS sales and the public record, the carrying-cost picture a buyer will underwrite, and a recommendation on list price and timing. Use the Home Valuation form at the top of this page, request your Berkshire Lakes valuation, or call Jesse McGreevy direct at (239) 898-6072.
No. Many Berkshire Lakes owners are seasonal, have moved, or rent the home out under the master Declaration’s one-month minimum. We arrange the walk-through with your property manager, a neighbor or your tenant, and Marc Comisar sends what he sees; Jesse McGreevy builds the written analysis and reviews it with you by phone or video. The association packets, estoppels and flood records are all available remotely, so a remote owner gets the same valuation as one who is here. Call Jesse direct at (239) 898-6072.
It depends on your village’s lease rules, your carrying costs and your plans. Leasing is constrained: at the master level the Rules require at least 30 days and at most three lease periods a year or one 12-month lease, with a background check for every adult, and village rules can be tighter (BLMA Rules, February 2026). Nearby, 540 rental apartments opened from 2023 to 2025, adding competition for tenants. Against that, the sale side is a working market with 73 attached sales in 12 months (Southwest Florida MLS). We lay out both numbers side by side for your unit.
Yes. The master Rules allow one For Sale sign in the front yard, no larger than 2 square feet, by owner or with a realtor’s name and logo; New Waterford’s 2026 rules bar For Sale signs on condo property (BLMA Rules, February 2026; New Waterford Rules 2026). Every other step still applies: the buyer’s application and Board approval, one or two estoppels, the disclosures and a contract that handles approval timing, flood and insurance contingencies and prorations. Most owners find pricing the hardest part; a free valuation is a sound first step either way.
Every figure on this Berkshire Lakes page traces to a primary source below: the Southwest Florida MLS, Collier County records and GIS layers, the State of Florida’s roll, condominium roster and statutes, FEMA, the National Hurricane Center, the Berkshire Lakes Master Association’s own documents and the village associations’ sites. Nothing comes from a listing aggregator or another brokerage.
Southwest Florida MLS figures, closed sales October 13, 2025 to October 13, 2026 and pulled October 13, 2026, are cited rather than linked because the MLS is members-only. Living areas and years built come from the 2026 Florida Department of Revenue roll as published by the Florida Geographic Information Office.
Every Berkshire Lakes document below links its official custodian or the association that publishes it: the Berkshire Lakes Master Association, a village association, Collier County, the Collier Clerk or the State of Florida. You see the authoritative version, not a copy we made. Read the current recorded version before you rely on any rule.
Document | What it proves for a Berkshire Lakes valuation | Official link |
|---|---|---|
Fourth Amended and Restated Declaration (O.R. Book 5298, Page 122) | Board approval of every sale, the 20-day clock, leasing limits, ARB control and the Brentwood roof rule | |
2026 Budget | The $690 master assessment and its split between operations and reserves | |
FY2025 audit and IRS filing | The master association’s audited finances and reserve balance | |
Rules and Regulations, February 2026 | Leasing, pets, vehicles and For Sale signs | |
ARB Standards, August 2026 | Roof, paint, fence and hurricane-protection standards a buyer inherits | |
Purchase application 2026 | The buyer’s application for master-association approval | |
Sales packet 2026 | The resale packet, with no master capital contribution | |
Frequently Asked Questions (June 2024) | The master association’s statutory question-and-answer sheet behind a chapter 720 disclosure | |
Reserve Study (Dec 22, 2025) | The 2025 clubhouse, pool and court work and the long-lived components a buyer funds | |
Berkshire Landings governing documents | The recorded declaration (O.R. 2279/1448) for the 12-unit condominium | |
New Waterford Rules and Regulations 2026 | Leasing, pet, grill and sign rules approved April 27, 2026 | |
Newcastle special assessment notice | The April 21, 2026 notice of a proposed $1,200 per unit reserve assessment | |
Ordinance 91-45 | The 1991 PUD amendment with the Unit 6 and Unit 7 lot standards | |
Collier 2024 Summary of Map Actions (XLSX) | Which LOMAs were revalidated or superseded on the 2024 map | |
FEMA LOMC Revalidation Letter 18-04-0009V | FEMA’s May 10, 2024 letter listing the revalidated map amendments | |
Collier 2026 Flood Protection Newsletter | The county’s flood guide, CRS class and substantial-improvement rule | |
Section 720.401, Florida Statutes | The pre-contract disclosure summary for a home in a mandatory homeowners’ association | |
Section 201.02, Florida Statutes | The documentary stamp tax on deeds |
You reach the Berkshire Lakes valuation team by using the Home Valuation form at the top of this page, requesting a free Berkshire Lakes home valuation, calling Jesse McGreevy direct at (239) 898-6072, or calling Marc Comisar at (239) 287-5873. The first conversation costs nothing, and you will be working with Top 1% Real Estate Agents Nationally Since 2008.
Get your free Berkshire Lakes home valuation from anywhere, or use our general free home valuation request. If you have decided to sell, read our plan for selling your home in Berkshire Lakes or our city-wide guide to selling a home in Naples. If you are buying too, start with buying a home in Berkshire Lakes, call Marc at (239) 287-5873 and read how we represent buyers.
Jesse McGreevy (Sales Associate) and Marc Comisar (Broker Associate) are licensed Florida REALTORS® with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC).
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more at DomainRealtyGroup.com. Read more about the team on the about McGreevy and Comisar page, and about the community on our Berkshire Lakes community guide. Nothing on this page is legal, tax or insurance advice. Confirm anything that affects your transaction with your closing agent, attorney, accountant or insurance professional.
Market data from Southwest Florida MLS, pulled October 13, 2026, and from Collier County and State of Florida public records. Brokered by Domain Realty.