The Dunes of Naples - Antigua

McGreevy and Comisar are the team that sellers at Antigua (The Dunes of Naples I) call first, and the team its buyers call when they need the building’s real numbers: which floor sells for what, what the 2026 assessment is, what the carrier’s window notice means and which rules travel with a residence. Antigua is an 84-residence, twelve-story condominium tower inside the master-planned community of The Dunes of Naples in Naples, Florida. It is Building 1 at 300 Dunes Boulevard, the southernmost of the three Island Cove towers, the tower the association calls “the closest residence to the beach,” and the one with the lowest median price per square foot at The Dunes over the last four years. Jesse McGreevy and Marc Comisar lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012 and Top 1% of agents nationally since 2008.

This page goes deeper on one building than any other source we know of. It is built from the recorded 2001 declaration and its surveyor’s exhibits, the 2022 Amended and Restated Declaration of The Dunes of Naples I, the amendments and notices of commencement recorded under the association’s name with the Collier County Clerk, the association’s own 2026 Q&A sheet, purchase and lease applications, remodeling guide and window specifications, the Collier County tax roll (2026 preliminary), Collier County’s milestone and flood layers, and every Antigua closing in the Southwest Florida MLS Matrix, pulled September 23, 2026. Where the public record stops, we say so.

If you own at Antigua at The Dunes of Naples and are thinking about a sale, start with the market snapshot and the seller section, then call Jesse. If you are buying, the plan-by-plan, rule-by-rule detail below will tell you whether Antigua fits before you tour.

By Jesse McGreevy and Marc Comisar, McGreevy and Comisar, Domain Realty Group. Updated September 2026.

Why McGreevy and Comisar Are the Best Realtor for Antigua

McGreevy and Comisar are the best realtor for Antigua because the case is on the record: the #1 team in Southwest Florida since 2012, Top 1% of agents nationally since 2008, over $900 million in personal sales, and an Antigua market read built on every closing in the building, its recorded declaration and the association’s 2026 documents.

Data updated: September 2026

If you’re searching for the best realtor for Antigua in The Dunes of Naples, Naples, whether you’re ready to sell your Antigua home or buy your next one, McGreevy and Comisar is the team that delivers. As the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate, and Jesse and Marc together account for over $900 million in personal sales inside that number. That matters at Antigua for a specific reason: this is a tower where the same 2,187 square foot corner plan closed at $1,200,000 on the second floor and $1,725,000 on the ninth floor in the same month of 2026, where one fee applies to every residence regardless of size, and where the insurance carrier has told the association that a window replacement is necessary. A listing agent who prices Antigua off a North Naples average misses all three.

Recent Antigua track record, from the Southwest Florida MLS Matrix. In the last 12 months we tracked 2 Antigua closings in the Southwest Florida MLS Matrix, pulled September 23, 2026, covering closings dated 09/24/2025 to 09/23/2026. With only two sales there is no meaningful median, so here they are: a 2,187 square foot ninth-floor corner residence that closed at $1,725,000 in April 2026 after 8 days on market, at 98.63% of its $1,749,000 list price ($788.75 per square foot), and a 2,187 square foot second-floor corner residence that closed at $1,200,000 the same month after 58 days, at 92.66% of its $1,295,000 list price ($548.70 per square foot). Total 12-month volume was $2,925,000. For context, the 48 months to September 23, 2026 show 12 Antigua closings with a median sold price of $1,175,000 (n=12, so the median is the mean of the middle pair, $1,150,000 and $1,200,000), a median of $560.13 per square foot (the mean of $548.70 and $571.56), a median sold-to-list ratio of 92.58% and a median of 60.5 days on market. Sales ranged from $925,000 to $1,925,000, and none closed at or above list. Today one Antigua residence is active and none is pending: a 1,893 square foot second-floor residence asking $995,000.

For Antigua sellers: premium marketing, including cinematic video, drone, professional photography, a qualified-buyer database, and discretion with off-market capability when a sale needs to stay quiet. Discretion is not optional here: Section 14.4 of the Antigua declaration bars every sign on the property, “For Sale” and “Open House” signs among them, so an Antigua listing is sold through the buyer database, the MLS and showings under the association’s open house rules, not a sign on the lawn. We also build the paperwork file before the first showing: the association’s 2026 purchase application with its 30-day approval window, the estoppel ordered through CondoCerts, the 1.25% resale capital assessment, and the milestone, window and flood facts a buyer’s lender asks about in week two.

For Antigua buyers: the first question at Antigua is the plan and the floor, because the four plans run 1,893 to 2,194 square feet and the price spread by floor is wider than the spread by plan. The second is the fee: $7,982.25 a quarter for every residence in 2026, per the association’s 2026 Q&A sheet for Antigua, which says the master association assessment is included in the condominium budget. The third is the windows. We read the estoppel, the board minutes and the carrier notice with you before your inspection period ends.

Honors and recognition:

• Top 1% Real Estate Agents Nationally Since 2008
• 5 Star Award for Customer Satisfaction for 21 Straight Years. Only 5 out of 21k+ Licensees (Gulfshore Life Magazine)
• #1 Team in Southwest Florida since 2012
• McGreevy and Comisar and their Domain Realty Group team have sold over $2.5 Billion in Real Estate
• McGreevy and Comisar alone have over $900 million in Sales
• Nationally Recognized Top Producing Realtors
• Platinum Sales Production Award Winners

Selling an Antigua residence? Get a free Antigua home valuation or call Jesse direct at (239) 898-6072.

Buying at Antigua? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.

Living in Antigua as a Homebuyer

Living in Antigua means a seven-residence floor plate over an under-building garage, a heated pool and spa at the foot of the tower, a gated side path toward Delnor-Wiggins Pass State Park, and The Club at the Dunes up the street. Antigua is the most seasonal tower at The Dunes: fewer than one in five residences carries a homestead exemption.

Data updated: September 2026

Antigua at The Dunes of Naples is an older, smaller-plan tower inside a community whose newer towers are larger and more expensive, and that is exactly its appeal. You get the same gate, the same Club, the same beach walk and the same Gulf and Turkey Bay horizon as the Grande Preserve towers, at roughly half the median price. What follows is what daily life in Building 1 looks like, drawn from the association’s own documents.

What Is Antigua at The Dunes of Naples?

Antigua is the marketing name of The Dunes of Naples I, a Condominium, the first condominium the developer, Vanderbilt Partners II, Ltd., submitted to condominium ownership at The Dunes, on February 14, 2001 (declaration at Official Records Book 2777, Page 3078). The association is The Dunes of Naples I Condominium Association, Inc. The association’s Antigua page describes it as a “twelve-story luxury tower” in the Island Cove neighborhood that “was constructed in 2001 and is the closest residence to the beach and is close to all of the central amenities.” On the recorded survey the building is a ground-level garage under 12 residential levels: a Terrace level, floors 2 through 11 and a Penthouse level, seven residences on each, 84 in all.

Every residence has three bedrooms (the third drawn as a den or bedroom) and two or three baths, in four plans from 1,893 to 2,194 square feet under air. Island Cove is the name for the three original towers, Antigua, Barbados and Cayman, which share a floor plan set and a management office.

Where Exactly Antigua Sits Inside the Gate

Antigua is the south end of The Dunes. The declaration’s plot plan (OR 2777, Page 3125) places “Existing Building 1” directly north of Bluebill Avenue, with a recorded conservation easement, the preserve, wrapping its west side, and Barbados to the north. The condominium parcel is “2.30 acres, more or less,” per the legal description. The association’s property map for vendors labels “To the Beach” beside Antigua and shows service parking between Antigua and Barbados. Conner Park, the county beach park lot, “runs along Bluebill Avenue, just outside the Dunes gate near Antigua (Building 1),” in the association’s words.

That position has two practical effects. First, Antigua owners have the shortest walk to the side gate that leads toward the state park. The association’s Barbados guest and renter guide routes Barbados guests “South past the next building (Antigua)” and through the side gate, and calls the trip from the Barbados front entry “a short 8-minute walk”; Antigua starts that walk one building closer (our reading of the route). Second, Antigua’s west side faces preserve rather than another tower, which is why the association lists views of “the surrounding nature preserve, lush terrace landscaping, Turkey Bay, and the Gulf of Mexico.”

Who Owns at Antigua?

The Collier County tax roll (2026 preliminary) answers this better than any brochure. Of Antigua’s 84 residences, 15 (17.9%) carry a homestead exemption, the lowest share of the eight Dunes condominiums (Barbados 35.7%, Cayman 26.2%, Grande Excelsior 52.0%). Owner mailing addresses split 25 in Florida, 4 outside the United States and the remaining 55 in other states. Antigua is, in plain terms, a second-home and seasonal tower: most owners are here in winter and gone in summer.

That shapes daily life. The building is busy January through April and quiet from May, which is also when the declaration and the association’s remodeling guide push major renovation work. It shapes the market too: seasonal owners tend to list in fall and winter, and the buyer pool is mostly out-of-state second-home buyers who shop in person during season.

A Day at Antigua

A February weekday at Antigua might start with a walk out the side gate by Conner Park toward Delnor-Wiggins Pass State Park before the park lots fill, then courts or the Wellness Center at The Club at the Dunes, a short walk up Dunes Boulevard at 310 Dunes Blvd. Lunch is at the Club, which runs on member charges rather than cash. The afternoon is the tower’s own heated pool and spa, which sit at ground level on the curved side of the building per the recorded garage-level exhibit, and outdoor grills. Evening is happy hour at the Club’s SandBar or dinner in the Royal Palm Room.

Errands are short. The nearest Publix, at Riverchase Shopping Center, is about 1.8 road miles; NCH North Naples Hospital is about 2.6 miles and 7 minutes; Mercato is about 3.2 miles and 9 minutes, all measured from 300 Dunes Boulevard on the free-flow method described in the logistics section below.

How Antigua Residents Reach the Beach

Antigua does not sit on the Gulf, and no building at The Dunes does. Residents walk out a pedestrian side gate near Antigua, cross toward Conner Park and Bluebill Avenue, and continue to Delnor-Wiggins Pass State Park, a paid state park ($2.00 per pedestrian or cyclist, $6.00 per vehicle, per Florida State Parks’ Delnor-Wiggins hours and fees page), or to the county’s Bluebill Beach Access, which is drop-off only and posts “no dogs.” The side-gate code changes and is never published. In season, CAT’s free Paradise Beach Trolley starts at the Conner Park lot next to the gate, per Collier County’s 2026 beach trolley announcement.

What Antigua Does Not Have

Four things buyers sometimes assume. No private elevator foyers: every residence opens from a shared open-air breezeway served by two elevators, per the recorded floor plans. No second garage space: each residence has exactly one assigned space, and the declaration says an assigned space “may not be transferred.” No Grande Preserve Concierge Center or Floridian Club: those belong to the four Grande Preserve towers; Antigua is served by Dunes Site Management at 310 Dunes Blvd. No fitness room, guest suite or social room in the building: none appears on the association’s Antigua page or the recorded exhibits, because those live at The Club.

What Do Seasonal Rentals Cost at Antigua?

In the Southwest Florida MLS Matrix rental search pulled September 23, 2026 (active listings plus rentals closed in the prior 365 days), four Antigua residences were offered for season at $11,500 to $15,000 a month, with a median seasonal ask of $13,875 (n=4, small sample, the mean of the middle pair, $13,750 and $14,000). Off-season asks ran $5,000 to $10,000. One Antigua rental closed in the period at $14,000 a month in season for a 1,893 square foot residence. Every lease runs through association approval, lasts at least 30 days and costs $400 in association fees before transponders; the leasing section below has the rules.

Antigua Market Snapshot: What Residences Actually Sell For

Antigua residences sold for a median of $1,175,000 over the 48 months to September 23, 2026 (n=12, the mean of $1,150,000 and $1,200,000), or $560.13 per square foot, the lowest median price per foot of the eight Dunes condominiums. Floor height drives price here: the same corner plan has sold from $1,150,000 to $1,925,000.

Data updated: September 2026

Every figure in this section comes from the Southwest Florida MLS Matrix, pulled September 23, 2026. The 48-month window runs from September 24, 2022 to September 23, 2026 and the 12-month window from September 24, 2025 to September 23, 2026. Sizes are MLS living area. Price per square foot is the median of each sale’s own ratio, not total price over total footage. We describe floors and plans, never unit numbers.

Every Antigua Sale in the Last 48 Months

Source: Southwest Florida MLS Matrix, pulled September 23, 2026. Plan names follow the association’s Island Cove floor plan sheet, matched to the MLS living area.

What Antigua Sold For in the Last 12 Months

Two Antigua residences closed between September 24, 2025 and September 23, 2026, both 2,187 square foot corner plans, both in April 2026. With n=2 there is no median worth quoting, so here are both:

• Ninth floor: $1,725,000 against a $1,749,000 list, 98.63% of list, 8 days on market, $788.75 per square foot.
• Second floor: $1,200,000 against a $1,295,000 list, 92.66% of list, 58 days on market, $548.70 per square foot.

Total 12-month volume was $2,925,000. The two sales sit $525,000 apart for the identical floor plan, which is the clearest single lesson about Antigua pricing: height and view carry most of the value.

The 48-Month Picture

Over 48 months (n=12, small enough that each sale matters):

• Median sold price: $1,175,000 (n=12, the mean of the middle pair, $1,150,000 and $1,200,000).
• Median list price: $1,295,000 (the mean of the middle pair, both $1,295,000).
• Median price per square foot: $560.13 (the mean of $548.70 and $571.56).
• Median sold-to-list ratio: 92.58% (the mean of 92.50% and 92.66%). No Antigua sale closed at or above list.
• Median days on market: 60.5 (n=12, the mean of 58 and 63 days).
• Range: $925,000 (a third-floor 1,893 square foot residence, December 2023) to $1,925,000 (an 11th-floor corner residence, April 2024).
• Total volume: $15,262,500.

By calendar year, the counts are small: 2 sales in 2023 ($1,000,000 and $925,000), 5 in 2024 (median $1,250,000, n=5), 3 in 2025 (median $1,037,500, n=3) and 2 so far in 2026 ($1,725,000 and $1,200,000). Twelve sales in four years is about 3 a year, roughly 3.6% of the building’s 84 residences a year (our arithmetic), which is why a single corner sale moves the Antigua median more than a dozen sales would in a bigger tower.

Price per Square Foot by Plan

Source: Southwest Florida MLS Matrix, pulled September 23, 2026; our medians of the per-sale ratios.

The corner plan is Antigua’s premium product. Its wraparound balcony (a 10 by 40 foot run plus a 5 by 9 foot return, per the floor plan sheet) and two exposures explain why it has produced every Antigua sale above $1,300,000 in four years. The 1,893 square foot plan is the entry point, and the only penthouse-level sale in the period was that plan at $1,300,000.

How Much Does the Floor Matter?

The corner plan gives a clean read because six of the twelve sales were that plan:

• Low floors: 2nd floor $1,200,000 (April 2026) and 3rd floor $1,150,000 (March 2024), at $548.70 and $525.83 per square foot.
• Mid and upper floors: 7th floor $1,700,000 (March 2024), 9th floor $1,725,000 (April 2026) and 11th floor $1,925,000 (April 2024), at $777.32 to $880.20 per square foot.
• The exception: a 9th-floor corner residence that closed at $1,250,000 in August 2024 after 105 days.

That last sale is worth a note. The April 2026 ninth-floor corner sale at $1,725,000 was the same residence, resold about 20 months later for $475,000 more. The MLS rows do not say what changed; in our experience a gap that size on the same floor and plan usually reflects condition and renovation, and that is how we would read it until the listing history says otherwise. For an Antigua seller, the lesson is that finish level can be worth as much as several floors of height.

List Price vs Sold Price, and Time on Market

Antigua buyers negotiate. The 48-month median sold-to-list ratio is 92.58%, the widest discounts were 83.40% (a second-floor 2,194 square foot residence in February 2023, after 140 days) and 84.94% (a sixth-floor 1,893 square foot residence in March 2024), and the tightest were 98.63% and 97.47%, both high-floor corner residences that sold in 8 and 6 days. The broad pattern, with exceptions such as a ninth-floor corner that took 105 days: well-priced upper-floor corners sell in days near full price, while listings that start high sit for three to five months and close well below list.

What Is for Sale and Pending at Antigua Today?

As of September 23, 2026, one Antigua residence is active: a 1,893 square foot second-floor residence at $995,000, 50 days on market, or $525.62 per square foot of asking price. No Antigua residence is pending. Against two closings in the last 12 months, one active listing is about 6 months of supply at the 12-month pace, or about 4 months at the 48-month pace of three sales a year (our arithmetic). Island Cove as a whole shows about 2.0 months of supply (2 active, 12 closings in 12 months), so Antigua’s supply is thin by any measure.

What Antigua Rents For

The MLS rental rows for Antigua, active and rented in the prior 365 days, as pulled September 23, 2026:

The median seasonal ask of the four active listings is $13,875 (n=4, small sample). By our arithmetic, a January to March lease at $14,000 a month grosses $42,000 against $31,929 in 2026 association assessments and a median 2026 preliminary tax bill of $9,217.16, before management, furnishing and the $400 in lease fees. Antigua rents well in season; it is not a cash-flow investment on season alone, and the 12-leases-a-year cap and 30-day minimum rule out short stays.

How Antigua Compares With the Other Dunes Towers on Price

Over the same 48 months, Antigua’s $1,175,000 median (n=12) sits just below Cayman at $1,200,000 (n=22) and below Barbados at $1,325,000 (n=15), even though all three towers share the same four plans. On price per square foot Antigua’s $560.13 trails Barbados ($603.92) and Cayman ($606.41) by about $45 a foot. The Grande Preserve towers trade at medians of $2,125,000 to $2,175,000 and $626.30 to $768.41 per square foot, and Sea Grove’s three sales had a median of $1,465,000 (n=3, small sample).

Our reading: Antigua’s lower median per foot reflects its sale mix (four of twelve sales were the 1,893 square foot plan, and low-floor sales dominate 2023) more than any weakness in the building, since its best corner sales ($880.20 and $788.75 per square foot) sit far above the Island Cove 48-month median of $581.09 (n=49). It may also reflect the open window question, which buyers price in. The full eight-tower table is in the comparison section below and on our guide to The Dunes of Naples.

Thinking of Selling or Buying at Antigua? Talk to McGreevy and Comisar

Those numbers cut both ways. Antigua has one active listing, no pending sale and two closings in the last 12 months, so a well-prepared seller is pricing into thin supply, and a buyer who wants a specific plan or floor may wait months for it. Sellers: start with a free Antigua home valuation or call Jesse direct at (239) 898-6072, and we will show you the Antigua sales that match your plan and floor, not a ZIP-code average. Buyers: call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida, and we will tell you what the estoppel and the window notice mean before you write an offer. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, and every Antigua figure on this page is one we would defend across the table.

How Did Antigua Come to Be?

Antigua was the first condominium recorded at The Dunes of Naples. Vanderbilt Partners II, Ltd. began site work in 1999 with Bayside Builders, Inc. as general contractor, recorded the Dunes of Naples I declaration on February 14, 2001, and deeded about 80 residences that year. The county now shows its first milestone cycle completed.

The history below comes from the recorded instruments in the Collier County Clerk’s official records, the association’s own site and state corporate filings. We name entities, not individuals.

The Land and the First Permits, 1999 to 2000

The developer’s first notice of commencement at The Dunes, recorded April 14, 1999 at OR Book 2535, Page 1460, named the Island Cove site and the first towers, Buildings 1 and 2, with a site address of 11535 Vanderbilt Drive, per the April 1999 notice of commencement. A June 7, 1999 notice for “Construction of test pilings for Building” gave 465 Bluebill Avenue, later the Dunes sales center, as the address (June 1999 test piling notice). A September 14, 2000 notice listed the “Clubhouse, guardhouse and gates, one pumphouse, four swimming pools, six tennis courts, seven guest cottages and three condominium buildings containing 84 units each” (September 2000 notice of commencement). Every notice from 1999 to 2006 names Bayside Builders, Inc. as general contractor, and the development was financed by a Comerica Bank construction mortgage dated April 1, 1999 that secured $63,000,000 across the early phases, per the recorded mortgage at OR 2534, Page 1190. The association’s history dates the start of construction on Buildings 1 and 2, Antigua and Barbados, to 2000. The zoning is The Dunes PUD, Ordinance 2000-74, approved November 14, 2000.

The Declaration and Completion, 2001

On February 14, 2001, Vanderbilt Partners II, Ltd. submitted Antigua to condominium ownership (Article 2 of the restated declaration). The original Dunes of Naples I declaration and exhibits run 83 pages at OR 2777, Page 3078, with a surveyor’s certificate of substantial completion and plans by BBLS Surveyors & Mappers, Inc. Every floor plan sheet in the exhibits reads “ARCHITECTURAL DESIGN PROVIDED BY: ARCHITECTS CONSORTIUM, INC.,” which names the architect of Antigua. Comerica Bank joined the declaration as lender. Collier County’s milestone buildings by year list dates Antigua’s certificate of occupancy to February 2001, and the county tax roll lists 2001 as year built.

The declaration also set the first budget. The developer guaranteed the Dunes I condominium assessment at $1,155 per quarter through December 31, 2002, $1,215 in 2003 and $1,275 in 2004. The 2026 figure is $7,982.25 per quarter, which tells you how far the cost of insuring, maintaining and reserving for a coastal tower has moved in 25 years.

Developer Sales: Sold Out in a Year

Antigua sold essentially at completion. The Clerk’s index shows 85 developer deeds under the Dunes I declaration between February 22, 2001 and July 8, 2014, 80 of them in 2001. The Dunes of Naples I Condominium Association, Inc. was incorporated in 2001 (Florida document N01000000514) and has filed an annual report every year since 2002, per its Sunbiz filing record. Launch prices from 1999 to 2001 are not in any record we read.

The Downturn Years and the 2013 Amendment

Antigua’s recorded history from 2003 to 2014 is the story of an association collecting its assessments through a housing crash. The Clerk’s index for the association shows lien and release filings on individual units from 2003 to 2014, two association lien-foreclosure judgments and a clerk’s certificate of title to the association in 2011, and lender foreclosures from 2011 to 2014 that named the association as a junior party. These are routine collection records, not association litigation.

The owners responded in 2013. At the annual members’ meeting on March 19, 2013 they amended Article 10.4 so that when the association takes title to a unit by foreclosure or deed in lieu, it is not liable as “Owner” for that unit’s assessments, and a later buyer from the association has no claim against it for assessments that came due before or during association ownership, per the 2013 amendment to Article 10.4 (OR 4907, Page 3864). The same year the association granted Comcast of the South, Inc. an easement tied to a March 1, 2013 services agreement for “broadband communications services” to the building (2013 Comcast grant of easement, OR 4943, Page 2343); the current terms of any building-wide cable or internet agreement are not public.

Amendments of 2019 and the 2022 Restatement

Two 2019 amendments reshaped daily life. The April 17, 2019 pet amendment (OR 5619, Page 192) barred tenants from keeping pets and set the two-dog, two-cat limit and breed rules. The November 12, 2019 amendment (OR 5694, Page 1504) added a smoking ban on all common and limited common elements, lanais among them. Both are reproduced on the association’s Antigua smoking and pet amendment form.

On April 5, 2022, at a special membership meeting, the owners adopted the Amended and Restated Declaration, Articles and Bylaws, recorded May 1, 2022 at OR 6119, Page 3340 (82 pages) and indexed in the Clerk’s record of the 2022 restatement. That is the governing text today, posted as the Dunes of Naples I restated governing documents, and it is the document every section of this page cites by article number.

Hurricane Ian and the Recovery, 2022 to 2026

Hurricane Ian on September 28, 2022 flooded the garage, took out the elevators and damaged the roof, as the storm section below details. The association recorded notices of commencement with Prestige Coating & Construction Inc in November and December 2023 and again in March 2025 for lobby drywall, and the Antigua page now advertises “a newly renovated lobby.” The Dunes community turned 25 in March 2026. Antigua reached that milestone with its first county milestone inspection closed out and its next milestone year set at 2036.

The Residences: Floor Plans, Sizes and Views

Antigua has four floor plans, all three-bedroom, from 1,893 to 2,194 square feet under air, seven residences per level on 12 residential levels. Ceilings are 9 feet 1 inch except at dropped areas, per the recorded plan sheets. Corner residences carry a 520 square foot wraparound balcony; every residence opens from a shared breezeway and has one assigned garage space.

Antigua shares its plan set with Barbados and Cayman, published by the association as the Island Cove floor plan sheet. The recorded exhibits label the plan types by letter, and we matched letters to plan sheets by the mirrored pairs and stack positions; the match is our reading, while the letters and sizes are on the record. Plan living areas equal the county base areas exactly (1,893, 1,950, 2,187 and 2,194 square feet), which is unusual and makes Antigua’s size data unusually clean.

Sources: recorded declaration exhibits (OR 2777, Pages 3121 to 3139), the association’s Island Cove floor plan sheet and the Collier County tax roll, 2026 preliminary.

The Corner Plan: 2,187 Square Feet, Stacks 01 and 07

This is Antigua’s signature residence. The plan sheet shows a 29 by 26.5 foot great room, a 12 by 12 foot dining room, a breakfast nook, a 9 by 17 foot kitchen, a 15 by 18 foot master suite, a 14 by 11 foot den or bedroom and a 14 by 12 foot guest suite, in a split-bedroom layout. The balcony is the feature: a 10 by 40 foot run across the great room and master suite that turns the corner past the dining room, plus a separate 5 by 9 foot lanai off the guest suite, 520 square feet in all. Six of Antigua’s twelve sales in 48 months were this plan, and it produced every sale above $1,300,000.

The 2,194 Square Foot Plan: Stacks 02 and 06

The largest interior of the four by a few feet, with three full baths. Rooms on the plan sheet: a 16 by 28 foot great room, 11 by 11.5 foot dining room, 10 by 11 foot breakfast area, 15 by 11 foot kitchen, 15 by 15 foot master, 14 by 13 foot den or bedroom and a 13 foot 4 inch by 13 foot 3 inch guest suite, opening to a 10 by 31 foot lanai (318 square feet). One sold in 48 months, on the second floor, at $1,000,000.

The 1,893 Square Foot Plan: Stacks 03 and 05

Antigua’s entry plan and its most traded interior plan: four sales in 48 months at a median of $1,025,000 (n=4, small sample). It has a family room (16 by 10 feet) as well as a 16 by 14 foot great room, a 10 by 13 foot kitchen, 12 by 11 foot dining room, a 13 by 15.5 foot master, a 12 foot 10 inch by 15 foot den or bedroom and an 11.5 by 13 foot 10 inch guest suite, with two baths and a 10 by 17 foot lanai. The one active listing today is this plan.

The Center Plan: 1,950 Square Feet, Stack 04

The single center residence on each floor, 12 in the building. The plan is long: the 23.5 by 23.5 foot great room, 11 by 16 foot lanai and 16 by 14 foot master sit at the view end, and the 14 by 12 foot den and 12.5 by 13 foot guest suite sit at the corridor end, with a 12.5 by 12 foot kitchen and two baths. One sold in 48 months, a fourth-floor residence at $1,037,500 after 15 days.

Terrace Level Residences

The lowest residential level is the Terrace level, labeled “Terrace-1” to “Terrace-7” on the recorded exhibits, with the same four footprints as the floors above. What sets it apart is outdoor space: the terrace-level sheet (OR 2777, Page 3128) hatches large terraces as limited common elements, and the center of the level is “open to lobby below.” Section 9.4 of the declaration requires carpet or approved sound underlayment only “above the terrace level,” so terrace residences have more flooring freedom. The Terrace floor sits at 19.70 feet NGVD 1929 on the recorded elevation sheet, 12 feet above the garage floor. No terrace-level Antigua sale appears in the 48-month record.

Penthouse Level Residences

The top residential level carries units “PH-1” to “PH-7” with the same four footprints and the same ceiling note as the typical floors; no separate penthouse plan is published and none appears on the county roll. The Penthouse floor sits at 126.04 feet NGVD 1929 on the recorded condominium survey. The one penthouse-level sale in 48 months was a 1,893 square foot residence at $1,300,000 in March 2025, $686.74 per square foot.

Ceilings, Levels and Height

The recorded plan sheets for the Terrace, Second and Penthouse floors state “FLOOR TO CEILING HEIGHT = 9’-1” EXCEPT AT DROPPED CEILING AREAS 7’-8”,” and the same note appears on every plan sheet we viewed, with the heights credited to Architects Consortium, Inc. The elevation sheet (OR 2777, Page 3126, datum NGVD 1929) runs:

The 5th and 9th floor figures are faint on the scan, so we leave them out. Typical floor-to-floor spacing is about 9.6 to 9.7 feet (our arithmetic). These are NGVD 1929 elevations, a different datum from FEMA’s NAVD88 flood elevations; an elevation certificate converts between them.

Views by Direction

The association lists “wide views of the surrounding nature preserve, lush terrace landscaping, Turkey Bay, and the Gulf of Mexico.” The recorded plot plan shows preserve wrapping the west side and Bluebill Avenue to the south. Which stacks face the Gulf, Turkey Bay, the preserve or the entry is not labeled on any document we could read at legible scale, so we confirm the exposure of a specific residence in person rather than publish a guess.

Garage, Storage, Bikes and Elevators

The garage-level exhibit (OR 2777, Page 3127, finish floor 7.70 feet NGVD 1929) shows numbered spaces 1 through 86 for 84 residences, and notes that “The garage parking space that the developer assigns in the original conveyance of each unit is a limited common element appurtenant to the designated unit.” The same level holds two “stacked locker storage room” areas, two bike storage rooms, the main lobby, the trash room, the main electric room, a fire control panel room and an emergency generator room. Whether every residence has an assigned locker, and how large the lockers are, is not in the public record; ask the seller and Site Management.

Every floor plan shows two passenger elevators side by side, an electrical closet, a trash chute room and two stairwells at the ends of an open-air breezeway, with residences entered from that shared corridor. The Florida Department of Business and Professional Regulation lists two elevator certificates for the building. The association’s remodeling guide refers to a padded “Service elevator” for contractors, so one of the two cars does service duty (our reading).

No Guest Cottages or Cabanas

Antigua has no guest cottage or cabana units; every one of its 84 roll parcels is a residence. The guest cottages at The Dunes belong to Grande Excelsior, Grande Phoenician and Grande Geneva.

What Amenities Come With an Antigua Residence?

Per the association’s Antigua page, an Antigua residence comes with the tower’s own heated pool, spa and outdoor grills, a renovated lobby, under-building parking with one assigned space, storage lockers and bike rooms, and privileges at The Club at the Dunes, the master association’s 25,000 square foot clubhouse, tennis, pickleball, dining and wellness center up Dunes Boulevard.

Amenities at Antigua come in two layers: what the Dunes I association owns and runs at 300 Dunes Boulevard, and what the master Dunes of Naples Property Owners Association runs for every Dunes owner at 310 Dunes Boulevard.

The Building’s Own Amenities

The association’s Antigua page lists “a newly renovated lobby, clean and bright under-building parking, heated pool, spa, and outdoor grills,” and residences with “high ceilings, screened in lanais with floor to ceiling glass door entries to the living spaces.” The recorded garage-level exhibit places the pool and pool deck as common elements at ground level on the curved side of the building, alongside the storage locker rooms and bike rooms. The lobby renovation is undated on the association site; the recorded lobby drywall work after Ian is in the permits section below.

The Club at the Dunes

Every Dunes residence has membership privileges at The Club at the Dunes, 310 Dunes Blvd. The association says the Club was rebuilt in 2019 as a $9.2 million Amenities Center renovation and expansion producing a 25,000 square foot clubhouse, “Proudly managed by Troon Privé,” per the association’s Club page. Dining runs through the Royal Palm Room, the Terrace, the SandBar and the poolside Tiki Bar, per the Club’s dining page, and the Wellness Center offers strength, cardio, Pilates, yoga and aqua classes, two therapy rooms and two infrared saunas, per the Club’s wellness page. No equity membership or initiation fee appears in any association document we read, and the 2026 Q&A sheet answers “No” to rent or land-use fees for recreational facilities.

Tennis and Pickleball

Cliff Drysdale Tennis lists six Har-Tru clay courts at The Dunes, and the association has announced four regulation-size pickleball courts, with a league program of 11 teams, per the association’s racquets page. For how that compares across Collier County, see our guide to tennis and pickleball communities in Collier County.

What an Antigua Residence Does Not Carry

Antigua owners do not have the Grande Preserve Concierge Center at 280 Grande Way, which serves only the four Grande Preserve towers, and no Antigua residence carries a membership in the Floridian Club, the private beach club that the association ties to select Grande Preserve units. There is no golf course and no marina at The Dunes. The one club-specific charge is the $1,000 annual food and beverage minimum, explained in the fee section below.

What Are the HOA Fees at Antigua?

The 2026 assessment at Antigua is $7,982.25 per quarter for every residence, $31,929 a year, per the association’s 2026 Q&A sheet. That figure is the whole regular assessment: the sheet says the master association’s $2,380.50 quarterly assessment is included in the condominium budget. Owners also face a $1,000 Club food and beverage minimum.

Data updated: September 2026

Antigua’s fee is simpler than most at The Dunes. The Grande Preserve towers print a different quarterly figure for each unit type; the Antigua sheet prints one number for all 84 residences, because the declaration gives each unit an equal 1/84 share of the common expenses regardless of size (Article 6).

The 2026 Assessment, Line by Line

Per the association’s 2026 Q&A sheet for The Dunes of Naples I (“as of January 1, 2026”):

Because every residence pays the same, the smaller 1,893 square foot plan carries about $2.32 more per square foot per year than the 2,194 square foot plan. That is worth knowing when you compare an Antigua interior plan with a corner.

What the Q&A Sheet Says Is Included, and What It Does Not Answer

The 2026 Q&A sheet states that the condominium association, not the owner, is the member of The Dunes of Naples Property Owners Association, and that owners are liable for POA assessments “which are included in the Condominium budget.” That is the only inclusion the sheet names. It does not list utilities, cable, internet or insurance, and the association’s line-item 2026 budget is not public. The declaration tells you what the association maintains out of that budget: exterior paint and waterproofing, the structure, roofing and parking facilities (Section 9.1.1), all fire sprinklers and life safety equipment (9.1.3), all drywall and its framing wherever located (9.1.4), and the balcony slab, ceiling, railings and walls (9.3). It does not maintain windows, sliding doors, screens or shutters, which are the owner’s (9.1.1, 9.2.1, 9.2.4). The sheet also answers “No” to rent or land-use fees for recreational facilities and “No” to court cases with liability over $100,000.

Why Antigua Listings Show Two Fees

Antigua listings in the Southwest Florida MLS Matrix, pulled September 23, 2026, usually show a “condo fee” of $5,601.75 a quarter and a “master” fee of $2,381 a quarter. Those are two pieces of the same bill, not two bills: $5,601.75 + $2,380.50 = $7,982.25 (our arithmetic; the MLS rounds the POA figure to $2,381). The same listings show “total annual” fees of $32,928, which is $999 more than 4 x $7,982.25. That extra amount appears to include the Club’s $1,000 annual food and beverage minimum; that is our reading of the arithmetic, not a statement in the listings. As entered by listing agents, the master fee on Antigua listings moved from $2,185 a quarter on 2024 listings to $2,282 on 2025 listings and $2,381 in 2026.

The Club’s $1,000 Food and Beverage Minimum

The master POA adopted a food and beverage minimum effective January 1, 2024: each unit owner must spend $1,000 a calendar year at The Club, excluding tax and gratuity, and any shortfall is billed as an assessment subject to lien, per the POA’s food and beverage minimum policy. For 2026 the Antigua Q&A sheet says “The Club at the Dunes prepaid minimum will not be charged in advance”; owners who spend less than $1,000 are billed the difference on the December 2026 Club statement. On a resale, the buyer’s minimum for that year is reduced by what the seller already spent.

The 1.25% Resale Capital Assessment, Worked at Antigua Prices

The master POA collects a resale capital assessment on every sale. The 2026 Dunes of Naples I purchase application says it “will be included in the estoppel” and is “the greater of the following: (a) $1,000.00 or (b) the total of 1.25% of the gross selling price.” The Antigua page sets the 1.25% rate for contracts approved after May 31, 2026 (previously 0.75%), with exceptions under Section 6.9 of the Amended Declaration of Covenants and Easements. It is collected at closing through the estoppel; the contract decides who pays.

All three rows are our arithmetic.

Application, Lease and Transponder Fees

The purchase application also requires a criminal background check “for all occupants of the unit,” and the whole package at least 30 days before closing.

Property Taxes at Antigua

On the Collier County tax roll (2026 preliminary), Antigua’s 84 parcels have a median total just value of $977,084 (range $587,817 to $1,218,986) and a median total tax bill of $9,217.16. The millage in Antigua’s taxing area is 9.8670 (county 4.3943, school 4.1470, other 1.3257), so every $1,000,000 of taxable value produces about $9,867 before exemptions (our arithmetic). The non-ad valorem assessment is $0.00 on every Antigua parcel: there is no community development district. Only 15 of 84 parcels carry homestead, so most Antigua owners pay without the homestead cap, and a buyer’s bill resets after purchase; the seller’s bill is a starting point, not a forecast.

Special Assessments, Reserves and Florida Condo Law at Antigua

Antigua completed its first Collier County milestone inspection cycle, with the next milestone year 2036. No special assessment is announced on the tower page or the 2026 Q&A sheet, but the insurance carrier has told the association that a window replacement is necessary, and a public SIRS for Antigua has not been confirmed.

Data updated: September 2026

At twelve residential levels, Antigua is well over the three-story threshold, so Florida’s milestone inspection law (section 553.899, Florida Statutes) and the structural integrity reserve study rules in section 718.112 apply in full. Here is what the public record shows, and what to ask for where it stops.

Milestone Inspection: Completed, Next Due 2036

Collier County’s milestone layer, queried September 23, 2026, lists “The Dunes of Naples I Condo” at “300 Dunes BLVD 1, (BLDG)” with the status “Milestone Completed,” “Cycle Completed,” county reference PL20230006667 and a next milestone inspection year of 2036, per the county’s milestone map service, which feeds the county’s Milestone Status dashboard. Under the county’s milestone inspection rules, buildings within three miles of saltwater reach the milestone at 25 years and recertify every ten. “Completed” tells you the cycle closed; it does not tell you what the engineer found or what repairs followed. The report sits in the county’s permitting file under that reference, and we have not read it. Ask the association for it.

SIRS: What the Record Shows

The association’s November 16, 2023 board agenda carried “Update on structural inspections and reserve requirements,” which shows the board working on the new reserve rules in late 2023, per the November 2023 Dunes of Naples I board agenda. No Dunes I structural integrity reserve study, preparer or completion date is posted publicly; the SIRS that the Barbados newsletter describes is for Dunes II only. The state’s SIRS reporting database is the place to check. One more point: Bylaws Section 7.1 of the 2022 restatement still says reserve funding “may be waived or reduced” by vote, but since 2024 Florida law bars waiving or reducing required SIRS funding for buildings of three or more stories, so that text is narrower in practice than it reads (our reading of the statute).

The Window Notice and Who Might Pay

The association’s Antigua page, live on September 23, 2026, says: “Due to Hurricane Ian damage, the Dunes of Naples I Condominium Association has been notified by their insurance carrier that a window replacement is necessary to safeguard insurability.” Unlike the Barbados notice on the same page, the Antigua notice announces no special assessment, settlement, amount or schedule.

Who pays depends on the route the board takes, and the declaration allows two. Windows and sliding glass doors are the owner’s maintenance item (Sections 9.2.1 and 9.2.4). But Section 9.11 lets the board install code-compliant hurricane protection, “including, but not limited to, code compliant impact glass, windows, and/or doors,” building-wide, with owner votes only where the statute requires, and with costs and credits for owners who already installed compliant products handled “as provided in the Act.” By our reading, a building-wide replacement could be charged to all 84 owners with credits for residences that already meet the association’s 2018 window specification; the public documents do not say which route the board will take. That is the single most important question for any Antigua buyer or seller in 2026.

The 2023 Board Agenda: Roof, Elevators and Fire System

The same November 16, 2023 agenda listed “Elevator Modernization update,” “Fire system project,” “Quantify Roof Vote,” “Discussion & Board Vote; Roof Vendor and Contract for roof replacement,” “Discussion of water heater inspection and report for owners” and “Discussion on 2024 assessment amount and timing.” Whether the roof contract, elevator modernization and fire project were approved, what they cost and how they were funded is not in any public document we found. No notice of commencement for a roof, elevator, fire-system or window project appears under the association’s name in the Clerk’s index through September 23, 2026, though work indexed only under a contractor’s name would not show there. A buyer should ask for the minutes that followed and the estoppel’s special assessment line.

Special Assessments: None Announced

Neither the Antigua page nor the 2026 Q&A sheet announces a special assessment for Dunes I. Bylaws Section 7.4 lets the board levy one by board vote with mailed and posted notice, with funds used only for the noticed purpose and any surplus returned or credited. The only assessment-like change announced for Antigua sales in 2026 is the POA’s 1.25% resale capital assessment.

Post-Tension Concrete: Scan Before You Drill

Antigua is post-tensioned concrete. The association’s Antigua post-tension cable notice requires a scan before any floor or ceiling penetration (flooring, shutters, chandeliers, window-treatment anchors, plumbing or electrical), says scans start around $500, and puts past tendon strikes at $20,000 to $50,000, borne by the contractor or owner. The remodeling guide adds an X-ray scan before any storm shutter installation.

The Antigua Declaration and Rules, Article by Article

The Antigua declaration is the 2022 Amended and Restated Declaration of The Dunes of Naples I, recorded at OR 6119, Page 3340. It sets single-family use, carpet above the terrace level, a May to November renovation season, one garage space per residence, no signs of any kind and board approval of every sale and lease.

We read all 82 pages. Section numbers below are from the 2022 restatement, which governs where older forms cite earlier numbering (the remodeling guide cites “Section 11.5” and “12.4”, and the window specifications cite “section 17.19”; the 2022 numbers are 9.5, 9.6 and 9.11). Florida law and the master POA’s documents also apply; Section 14.8 says the master documents control on conflict, but the more restrictive rule wins.

Use and Occupancy (Sections 1.22, 14.1, 15)

Each residence is a single-family residence; a home office is allowed without client visits or signs. “Single Family” means related persons, or not more than two unrelated natural persons, living as one household (1.22). Occupancy: no more than two persons per bedroom plus two may reside, and no more than two per bedroom plus four may sleep overnight (14.1). The 2026 Q&A sheet summarizes this more strictly (“may not be regularly occupied by more than two persons per bedroom”); the declaration is the governing text. No one may occupy a residence overnight more than 30 days in a calendar year without board approval, existing owners and their families excepted. Fractional ownership, “unit sharing” and timeshares are prohibited (1.23, 17.1.2). Guests staying more than 30 days a year are residents or tenants who need approval; owner-absent guests are allowed with prior written notice, and the board may demand proof of family relationship or a no-payment affidavit to stop disguised rentals (Article 15).

Alterations and Renovation (Sections 9.5, 9.6, 9.8)

Board consent is required for anything visible from outside, any structural work, moving plumbing, electrical, ducts, fixtures or cabinets, removing partitions or raising ceilings, and any work that needs a permit counts as “structural” (9.6). The board may require sealed plans and charge review costs. “Extensive” remodeling and “heavy” construction are allowed only May through November inclusive, waivable for emergency or hardship (9.5). The association’s Antigua remodeling guide, revised March 2026, states the window as May 1 through December 1, so confirm the dates with the association. Material alterations by the association costing more than 6% of the budget need a majority of all voting interests (9.8). Entry doors must meet a 90-minute minimum fire rating, and no work may intrude into the fire-rated walls between units or into the roof.

Flooring and Sound (Section 9.4 and the Remodeling Guide)

Residences above the terrace level must keep wall-to-wall carpet over padding except in kitchens, baths, balconies, foyers and laundry; hard flooring elsewhere needs board approval of sound-deadening underlayment, inspected before the finish floor goes down. The remodeling guide sets the specifics: no new flooring over existing hard flooring, removal by floor machine, a slab inspection after removal and an underlayment inspection before installation; Proflex RCU 250 under tile, marble or wood; Proflex LV200 or LV100 under luxury vinyl tile; and an inspected waterproofing system before any lanai flooring.

Windows, Shutters and Lanais (Sections 9.2, 9.3, 9.11 and the 2018 Specification)

The Antigua window and shutter specifications, approved by the board January 22, 2018 under section 718.113(5), Florida Statutes, allow only:

• Shutters: roll-down only, white extruded aluminum 6063-T6 slats of 50 or 55 mm (no PVC or foam-filled slats), white tracks, gear or UL-listed tubular motor operation, four- or five-sided housings, lanai housings of 10 or 12 inches. “Storm bars are not permitted on the lanais.”
• Windows and sliding doors: fixed and single-hung windows only, Bone White Kynar frames, white coastal hardware, “Large Missile Impact-rated, Single Pane, Evergreen, Low E Coating,” no muntins on west-facing windows, solar heat gain coefficient 0.25 or less, installed by a Florida-licensed commercial window installer.
• Lanai glass enclosures: white aluminum, 9/16-inch impact glass “if hurricane shutters are not installed,” Evergreen tint, charcoal screen, single-panel openings, no mull bars.

The board decides within 20 days of a complete request, and the county permit must be posted on the unit door before work. Lanai screen enclosures follow the Antigua lanai screen enclosure rules: white aluminum, charcoal screen, single-panel openings. Section 9.3 bars drilling into balcony surfaces without written approval and says “Hot tubs on the balconies are prohibited.” Owners must shut off all water valves whenever the residence will be empty overnight (9.10).

Parking and Vehicles (Sections 1.30.1, 14.5, 23.1)

Each residence has exclusive use of one garage space, assigned by the developer in the original deed; the right passes with title even if a later deed does not mention it, and the space may not be converted to another use without board approval (1.30.1). Parking rights “cannot be separated” from the unit, and “An assigned parking space may not be transferred” (23.1). Section 14.5 bars from the property trucks other than “Permitted Pick-up Trucks” (up to 3/4-ton, factory height, a box no longer than 8 feet, no lift kits or loud exhaust, no hitch attached while parked), commercial vehicles with any lettering, logo, wrap, racks or ladders, ATVs, golf carts, RVs, boats, jet skis, motorcycles, scooters and mopeds. One vehicle per space; bicycles only in designated areas; towing without notice. The purchase application repeats that “Motorcycles are not allowed on Dunes Property at any time.” Section 9.13 lets the board install common EV charging stations and set use fees without an owner vote.

Storage and the Garage (Section 14.6)

Garage spaces are for vehicles, and the board may put unassigned garage areas to other permitted uses (14.6). Storage is in the two stacked locker rooms on the garage level shown in the recorded exhibits.

Signs (Section 14.4)

No signs anywhere on the condominium property, “For Sale,” “For Rent” and “Open House” signs among them. The master association’s open house rules set the only exception: requests by the Thursday before, an agent or owner present, one staff-placed sign at the bottom of the drive on Saturday and Sunday from 1 to 4 p.m., and no other signs or flyers.

Sales Approval and Entity Buyers (Article 17)

Board approval is required for every sale, gift, inheritance, agreement for deed or lease-option. An entity buyer must designate one natural-person “Primary Occupant,” may change that person only once in 12 months, and the board may require a personal guarantee. The board decides within 30 days of a complete application, or the sale is deemed approved. If the board disapproves a bona fide sale without good cause, the association must supply a buyer at the contract price, unless the owner opted out in the application. Good-cause grounds include certain felonies, sex-offender status, a false application and unpaid assessments. Foreclosing first mortgagees and tax-deed or judicial-sale buyers are exempt, though their buyers need approval (17.6). The association records a one-page certificate for each approved purchaser; the example purchaser approval certificate recorded March 27, 2024 shows the form.

Amendments, Governance and Emergencies (Article 18, Bylaws, Article 21)

Amendments may be proposed by the president, the board or 25% of the voting interests, and adopted by a majority of all voting interests, 43 of 84, at a meeting or by written consent within 90 days (Article 18). The board has five directors, who must be members or a member’s spouse; the Primary Occupant of an entity-owned unit and trust grantors, trustees or resident beneficiaries are eligible (Bylaws 3.1). All five directors on the 2026 state filing list 300 Dunes Blvd addresses. The fiscal year is the calendar year, and the budget is adopted at least 14 days before year end (Bylaws 1.2, 7.1). Board meetings are held in the Community Room at The Club and by video conference. Article 21 gives the board emergency powers, including shutting down elevators and utilities during a declared emergency.

Is Antigua a 55+ Community?

No. Antigua is not age-restricted. The association’s 2026 Q&A sheet for The Dunes of Naples I says in plain words, “There are no age restrictions,” and nothing in the 2022 Amended and Restated Declaration sets a 55-and-over rule. What Antigua does limit is occupancy and use.

The limits are the ones in the declaration: single-family residential use, two persons per bedroom plus two as residents, two per bedroom plus four overnight, and board approval for anyone staying more than 30 days a year. With three bedrooms in every plan, that is up to eight residents or ten overnight occupants by the declaration’s formula (our arithmetic), although the Q&A sheet’s summary reads more strictly at two per bedroom. The low homestead share (17.9% on the 2026 preliminary roll) makes Antigua feel like a seasonal, mostly retired building in winter, but that is who buys, not a rule. Families with children live at The Dunes, and community pool rules set supervision ages for them.

Can You Rent Out an Antigua Condo?

Yes, with limits. Antigua leases must run at least 30 days (28 for a February lease), with no more than 12 leases a calendar year and one a month, a one-year maximum and board approval of every tenant, under Article 16 of the 2022 declaration. Tenants may not keep pets or smoke on common areas or lanais.

Data updated: September 2026

Antigua’s leasing rules are among the most flexible at The Dunes: the same 30-day minimum and 12-lease cap as Barbados, with no post-purchase restriction of the kind Cayman adopted in 2019 and no 90-day minimum like Grande Excelsior’s.

The Leasing Rules in Full (Article 16)

• Written leases, natural persons. Tenants must be natural persons, and the board approves every tenant and resident.
• Minimum and maximum term. 30 days minimum (28 for February leases); one year maximum; renewals need approval.
• Frequency. No more than 12 leases per calendar year and no more than one per calendar month.
• No sharing. No room rentals, subleasing or “rent-sharing”; advertising a shorter term than the declaration allows is prohibited.
• Timing. Submit at least 30 days before the lease starts (16.4); the board has 30 days to decide after a complete application, and an application not acted on in 30 days is deemed approved. The lease application form says 20 days; the declaration governs, so plan on 30.
• Deposit. The board may require a security deposit of up to one month’s rent, held by the association (16.3).
• Use rights. While a residence is leased, the tenant, not the owner, holds the use rights to the common facilities (16.8), so an owner cannot use the Club as a resident during the lease.
• The POA. The master association may impose further leasing rules and fees (16.7).

Lease Application Requirements and Fees

The Antigua lease application requires a national or international criminal background check for every named lessee, a $150 non-refundable fee to the Dunes of Naples I association, a $250 fee to the POA and $25 per vehicle for a gate transponder valid only for the approved stay (“allow 3 business days”). “Tenant must present a copy of the lease to guard upon arrival.” Required lease language covers the whole unit only, the 30-day minimum and one-year maximum, no subletting, “RENTERS ARE NOT PERMITTED TO HAVE PETS IN THE LEASED UNIT OR ON THE DUNES 1 PREMISES,” and no smoking anywhere on Dunes I common areas, “INCLUDING THE EXTERIOR OF THE BUILDING, LOBBY, POOL AREA, GARAGE AND UNIT LANAI.” Every lease must be accompanied by the signed smoking and pet amendment form. Dues must be current at approval and throughout the lease.

Grandfathering and History

Antigua’s 30-day minimum and 12-lease cap carried into the 2022 restatement, and we found no recorded leasing amendment that grandfathers some owners and not others, which makes Antigua simpler than Cayman, where owners who took title after February 21, 2019 may lease only once per 90 days. The one leasing change that does split owners by date is the 2019 pet amendment, which bars tenants from keeping pets outright. No association document sets a rental cap by percentage of units.

Rental Demand at Antigua

The MLS rental rows show four Antigua residences offered for season in 2026 at $11,500 to $15,000 a month and one rented at $14,000, as detailed in the market section. The tenant pool is limited to pet-free, non-smoking households willing to stay at least 30 days, which in practice means seasonal couples and families, and it is the same pool every Island Cove owner competes for.

Pet Rules at Antigua

Antigua owners may keep up to two dogs and up to two cats, plus fish and caged birds, under Section 14.3 of the 2022 declaration. Dogs with a majority of pit bull or Rottweiler traits are prohibited, every pet must be registered, and tenants may not keep any pet at Antigua, in the residence or anywhere on the property.

Owner Pet Rules (Section 14.3)

• Up to two dogs and/or up to two cats, plus a reasonable number of fish and caged birds.
• Prohibited: dogs with a majority of pit bull or Rottweiler traits, exotic or venomous animals, and dogs showing vicious behavior.
• Pets must be leashed, carried or caged outside the residence and “must be controlled,” per the 2026 Q&A sheet.
• All pets must be registered with the association, and the purchase application asks each buyer for every pet’s name, breed and weight.
• Guests’ pets are allowed only when the owner is present.

The 2019 Grandfathering Line

The April 17, 2019 amendment grandfathered pets that already exceeded the new limits, for the life of the pet, only if they were registered by July 16, 2019. Owners who took title after April 17, 2019 cannot claim grandfathering. A buyer who sees a larger or restricted-breed dog in the building should not assume the same right passes to them.

Tenants and Pets

“Tenants and lessees are not permitted to bring or keep a pet on the Condominium property (including the unit),” per the 2019 amendment reproduced on the Antigua smoking and pet form, and the lease application repeats it in capital letters. There is no exception for small pets.

Walking a Dog at Antigua

The Barbados communication committee’s pet owner information sheet lists a dog-waste station on the south side of Antigua and suggests Conner Park along Bluebill Avenue for dog walks. The county’s Bluebill Beach Access posts “no dogs,” so plan walks inside the gates and along the county paths rather than on the sand.

Hurricanes, Flood Zone and Insurance at Antigua

Antigua sits in FEMA Zone AE with a 10-foot base flood elevation on panel 12021C0189J and in Collier County Evacuation Zone A. Hurricane Ian flooded its garage, knocked out its elevators for more than four weeks and damaged its roof, and the carrier now requires a window replacement to safeguard insurability.

Data updated: September 2026

The residences at Antigua start 12 feet above the garage floor, and Ian’s damage here was concentrated at grade: the garage, elevator pits, electrical rooms, pool equipment, lobby and storage lockers. That pattern shapes both the insurance conversation and what a buyer should ask.

What Hurricane Ian Did at Antigua

The association’s Hurricane Ian Information Center is the record. “All 7 towers had catastrophic damage to the elevator systems. Buildings 1-3 will be without elevators for over 4 weeks”; Building 1 is Antigua. Garages flooded in all seven towers and more than 450 vehicles were total losses; “Significant roof damage happened to all 7 towers,” which a roofing contractor reviewed and stabilized; “All pool pumps were lost to the surge”; electrical systems below the flood line had to be replaced; and storage lockers were “significantly affected in many buildings.” No injuries were reported at The Dunes. The association’s Antigua-specific Ian page is now inactive (“Insert is not Active”) on its Hurricane Ian information page. The recorded recovery at Antigua is lobby drywall: notices with Prestige Coating & Construction in 2023 and 2025, the last reading “2ft Drywall replacement through out lobbies. Area of work flooded.”

How High the Water Got at Antigua

The nearest federal instrument, a USGS storm-tide sensor at the Delnor-Wiggins Pass boat ramp, peaked at 10.24 feet NAVD88 in Ian and 3.91 feet in Irma, per the USGS peak summaries for Collier County and the National Hurricane Center’s Ian report. USGS lidar puts ground at Antigua’s address point at about 6.74 feet NAVD88, so Ian’s water surface stood roughly 3.5 feet above grade around the building (our arithmetic; water does not lie flat, so treat it as an order of magnitude). Irma’s 3.91 feet stayed below Antigua’s ground; Irma’s damage here was wind, including, per the association’s hurricane FAQ, “falling tile breaking windows” in the Island Cove towers and water intrusion at front entrance doors.

Flood Zone at the Building

Sources: FEMA’s National Flood Hazard Layer; Collier County’s evacuation zone lookup; the National Hurricane Center’s storm surge risk maps. This is a map screen, not an official determination; lenders order a flood zone determination per building. The recorded garage floor of 7.70 feet is in NGVD 1929, a different datum from the NAVD88 base flood elevation, so do not compare the two directly; the association’s elevation certificate does the conversion. No Antigua building point falls inside a Coastal Barrier Resources System unit, so NFIP flood insurance is available. Collier County’s Class 5 Community Rating System rating gives eligible NFIP policies a 25% discount, per the county’s 2026 floodplain newsletter.

Evacuation and Surge

Zone A is the first zone ordered out, and Collier ordered it out before Ian. At Antigua’s point, the Hurricane Center’s worst-case maps show more than 3 feet of water above ground in a Category 1 storm and more than 6 feet in a Category 2. The practical rule for an Antigua owner: when Zone A is called, leave, and move your car out of the under-building garage before the surge. The tower generators “supply power to only the elevators, garage doors and emergency lighting,” per the association’s FAQ, so there is no in-unit air conditioning in an outage.

Wind Design and Windows

Collier County’s Florida Building Code wind layer puts the 300 Dunes Boulevard point in the 163 mph ultimate design wind speed band for Risk Category II buildings, and the whole Dunes site is in a wind-borne debris region by our reading of the code, so any replacement window or exterior door must be impact-rated or protected. The association’s FAQ says Island Cove windows, “if original, are not impact glass,” and Antigua’s certificate of occupancy (February 2001) predates the first statewide Florida Building Code (March 1, 2002). Owners may have upgraded individual residences to the 2018 Antigua specification, which calls for large-missile impact glass; how many residences still have original windows is not in any public record. Ask about the specific residence.

One more point matters for the carrier notice. Section 8.1.4 of the declaration excludes windows, doors, screens and their frames and hardware from the unit, while Sections 9.2.1 and 9.2.4 make the owner responsible for maintaining them. By our reading, that makes Antigua’s windows part of the common elements that owners maintain, which matters for the state’s My Safe Florida Condominium grants: since 2025, CS/CS/HB 393 requires that windows be common elements under the declaration and that the association comply with milestone and SIRS rules, and the program reimburses $2 for every $1 up to $175,000 with 75% owner approval, per the Florida CFO’s My Safe Florida Condo page. Whether the board applies is a question for the minutes; this is our reading, not legal advice.

Insurance at Antigua

The board sets the master policy’s deductibles and features “in the exercise of its business judgment” (declaration 12.3), premiums are a common expense (12.4), and owners insure their own alterations and improvements (9.7). Under section 718.111, Florida Statutes, deductibles and damage beyond coverage are a common expense, which is how a hurricane deductible becomes a special assessment. The carrier’s window notice is the only public statement about Dunes I insurance; the carrier name, wind deductible, premium and master flood policy are not on any public page. Florida’s HO-6 floor of $2,000 in loss assessment coverage (section 627.714) is far below what an Antigua owner should carry. If the association buys NFIP master flood through the RCBAP, the federal cap for an 84-unit building would be $21.0 million (84 x $250,000, our arithmetic on the formula described by the OCC’s RCBAP page); the actual limit is not public.

Which Schools Serve Antigua?

Antigua, at 300 Dunes Boulevard, is zoned to Naples Park Elementary, North Naples Middle and Aubrey Rogers High for 2026-2027, per the Collier County Public Schools attendance zones tool checked September 23, 2026. All three schools earned an A for 2025-2026 in the district’s 2026 accountability brief.

The district’s CCPS Attendance Zones 2026-2027 tool returned the same three schools for every Antigua address record and for every other Dunes address, with no pending rezone.

The Zoned Public Schools

Sources: the CCPS zones tool; the CCPS 2026 accountability brief; NCES Common Core of Data for Naples Park Elementary, North Naples Middle and Aubrey Rogers High. Drive times are free-flow estimates from 300 Dunes Boulevard. Older listings that name Gulf Coast High are out of date: the 300 Dunes Boulevard address moved to Aubrey Rogers High for 2023-2024.

Private Schools and Colleges

The closest private schools by road from Antigua are First Baptist Academy (PK to 12, about 6.5 miles), The Village School of Naples (PK to 12, about 6.6 miles), Royal Palm Academy (PK to 8, about 7.3 miles) and Community School of Naples (PK to 12, about 8.3 miles), per the NCES private school search within 20 miles of 34110 and our routing. Florida Gulf Coast University is about 19.8 miles and 31 minutes. For the full picture, see our guide to Naples private schools.

County Permits and Recorded Work at Antigua

Antigua’s recorded work since 2022 is lobby drywall after Hurricane Ian, filed by the association with Prestige Coating & Construction in 2023 and 2025. No notice of commencement for a roof, elevator, fire-system or window project appears under the Dunes of Naples I association’s name in the Clerk’s index through September 2026.

We searched the Collier County Clerk’s official records document search for the party “DUNES OF NAPLES I CONDO,” which returns 120 instruments from 2001 to 2026, most of them purchaser approval certificates.

Notices of Commencement and Related Instruments

Source: Collier County Clerk official records, party and book-and-page searches.

What the Permit Record Does Not Show

The Clerk’s party index would not show a notice recorded only under a contractor’s name, and most unit-level work (windows, shutters, flooring) is filed by owners. Given the roof replacement vote and elevator modernization on the association’s November 2023 agenda, and the carrier’s window notice, a buyer should ask the association for Collier County building permits pulled at 300 Dunes Boulevard since 2022 and for the milestone file under PL20230006667. The recorded purchaser approval certificates, by contrast, are routine, one per closing.

What Is Being Built Near Antigua?

Nothing new is planned inside The Dunes: the county lists The Dunes PUD as built out. Around Antigua, the changes are the state park’s draft plan next door, Wiggins Pass dredging, a raised Vanderbilt Drive path, Kalea Bay’s last tower to the north and the Ritz-Carlton Residences to the south.

Antigua’s south-end position makes the neighbors on Bluebill Avenue and in the state park matter more than they do for the Grande towers.

Delnor-Wiggins Pass State Park’s Draft Plan

The Florida Department of Environmental Protection’s June 2026 draft unit management plan would evaluate a reservation system and a capacity gate, rebuild four of five beach parking lots, replace five bathhouses with three restrooms, study a multi-level garage at the boat ramp, and names the 158-space Conner Park lot on Bluebill Avenue as an off-site parking resource. For Antigua owners, who walk in, a capacity gate matters less than it does to drivers; more traffic on Bluebill is the likely effect.

Wiggins Pass Dredging and the Beach

The county’s 2026 maintenance dredge of Wiggins Pass slipped from spring; an award to Sea Hawk Maritime, LLC for $2,074,750 was on the September 22, 2026 county commission agenda, and the sand is slated for the Delnor-Wiggins beach Antigua residents walk to. The county’s 2025 to 2026 truck-haul renourishment of Vanderbilt Beach started near the Bluebill Avenue access.

Vanderbilt Drive Path and Road Work

On January 13, 2026 the county approved $845,066 to rebuild and raise the 10-foot Vanderbilt Drive path “from The Dunes of Naples north to the Marina Bay Club of Naples,” and the August 2026 MSTU packet shows it waiting on a traffic plan and “The Dunes of Naples irrigation project.” The widening of Vanderbilt Beach Road east of US 41 began in July 2026, per the county’s construction-start release.

Towers and Clubs Nearby

Kalea Bay’s Tower 500, the last tower in the community directly north of The Dunes, was in its final phases in April 2026, per Kalea Bay’s getting-ready update; see our Kalea Bay guide. To the south, The Ritz-Carlton Residences, Naples at Vanderbilt Beach Road expects residents in fall 2026, per the developer’s project news. A new Publix at US 41 and Wiggins Pass Road is expected in mid-2027, per Gulfshore Business. Inside the gates, the POA took title to the Hold-Back and Marina parcels in June 2026 under the settlement of its suit against the developer; whether a marina will ever be built is not decided in any public document we found.

Daily Logistics at Antigua

Daily life at Antigua runs through Dunes Site Management at 310 Dunes Blvd: one assigned garage space, gate transponders from the POA, guests registered through the dwellingLIVE system, trash chutes on every floor, contractors through the north garage on a padded service elevator, and major remodeling only in the off-season.

Data updated: September 2026

Management at Antigua is by Dunes Site Management, which handles Buildings 1, 2 and 3 and Sea Grove; the Grande Preserve Concierge Center handles the four Grande towers, per the association’s Ian information page and the Antigua forms.

Parking, Transponders and Guests

Each residence has one assigned space in the under-building garage. Every vehicle that uses the resident gate needs a $25 POA transponder. Guests are registered through the dwellingLIVE visitor system at the staffed gatehouse on Vanderbilt Drive, per the association’s visitor management page. Motorcycles, golf carts, boats, RVs and commercial vehicles are barred under Section 14.5.

Trash and Recycling

The association’s Antigua trash and recycling letter sets the routine: bagged household trash (13-gallon bags, tied) down the trash chute on each floor; odd items to the trash room “in the garage” where the dumpster sits; recycling in the Antigua trash-recycling area, no plastic bags; contractors haul their own debris; and Waste Management special pickups through Dunes Site Management at $42 for the first item and $12 for each additional.

Contractors, Deliveries and Move-Ins

“All contractors and their employees must enter the building through the North garage,” and workers may not use the passenger elevators. The remodeling guide sets work hours of Monday to Friday 8:00 a.m. to 4:30 p.m. and Saturday 8:00 a.m. to 1:00 p.m., no noisy work before 9:00 a.m. or after 4:00 p.m., and no Sunday or holiday work. Contractors use the padded service elevator only, may not use trash chutes, building dumpsters or common utilities, need 24 hours’ notice for roof access, pay for any fire-system trip they cause, and must carry $1,000,000 per occurrence and $2,000,000 aggregate general liability, $1,000,000 auto liability and workers’ compensation, naming the Dunes I association as certificate holder. County inspectors must be escorted by the owner’s designee, not by maintenance or management staff. Minor work such as appliance swaps or carpet needs no application, but Site Management must be told in advance so the elevator is padded. No move-in fee appears in any public Antigua document; confirm the date with Site Management.

Mail, Internet and Utilities

How packages are received at Antigua is not described in a public document, so ask Site Management before your first delivery. The 2013 Comcast easement points to a building-wide broadband agreement at that time, but current terms are not public. Electric service is Florida Power & Light.

Drive Times From Antigua’s Front Door

Every figure is a free-flow estimate from the OSRM public routing service, queried September 23, 2026, with the origin at 300 Dunes Boulevard as geocoded by the US Census Bureau geocoder. Expect longer trips from January to April. The walk to the beach uses the side gate near Antigua, which no routing engine knows about.

How Does Antigua Compare to the Other Dunes of Naples Towers?

Antigua is the value end of The Dunes of Naples: the lowest 48-month median sale price ($1,175,000) and median price per square foot ($560.13) of the eight condominiums, one of the more flexible leasing rules, and the same AE 10 flood reading as its Island Cove neighbors. Its fee is mid-range for Island Cove.

Data updated: September 2026

The table below measures all eight condominiums on the same yardsticks. For the full community picture, read our guide to The Dunes of Naples.

Sources: each association’s 2026 Q&A sheet, for example the Barbados 2026 Q&A and the Cayman 2026 Q&A; the recorded declarations, including the Cayman 2022 restated declaration; the Southwest Florida MLS Matrix, pulled September 23, 2026 (48 months to that date, units under 500 sq ft excluded, median $/sq ft is the median of per-sale ratios); and FEMA’s National Flood Hazard Layer (a map screen, not an official determination; lenders order a flood zone determination per building). Grande Geneva sizes are plan-sheet air-conditioned sizes.

What the Comparison Tells an Antigua Buyer or Seller

Against its Island Cove twins, Antigua has the same plans, the same flood reading and the same 2036 milestone year, a fee $87.75 a quarter below Barbados and $318.75 above Cayman, and the lowest median per foot of the three. Its leasing rule matches Barbados and is looser than Cayman’s for any buyer, since Cayman’s post-2019 buyers may lease only once per 90 days. It is the only Island Cove tower whose carrier notice is posted without a settlement or an assessment decision; Barbados has settled its window claim and will levy an assessment, amount not yet set, and Cayman’s page carries no window notice.

Against the Grande Preserve towers, Antigua costs roughly half as much at the median, with roughly 400 to 1,800 fewer square feet, one garage space instead of two, no private foyer and no Concierge Center, and it pays about $1,600 to $7,300 less a quarter than a typical Grande residence (our arithmetic on the Q&A sheets). It is the closest Dunes tower to the side gate and the beach walk. Against Sea Grove, Antigua costs less at the median and carries a higher fee, trading a private garage and ground-level living for elevation, views and an elevator. For sellers, the takeaway is that Antigua’s buyer is often cross-shopping Cayman and Barbados first; that is the comparison we price against. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, and that is how we read every Dunes tower: one declaration at a time.

Honest Pros and Cons of Owning at Antigua

Antigua’s strengths are price, position and simplicity: the lowest median price per foot at The Dunes, the shortest walk to the beach gate, one fee for every residence and flexible leasing. Its weaknesses are the open window decision, one garage space, shared breezeways, AE 10 flood exposure and a thin, slow sale record.

The Pros

1. The value entry to The Dunes. A 48-month median of $1,175,000 (n=12) and $560.13 per square foot buys the same gate, Club, beach walk and views as towers trading near $2,100,000.
2. The closest tower to the beach gate. The association calls Antigua “the closest residence to the beach”; the side gate by Conner Park is at Antigua’s end of the community.
3. The corner plan. A 2,187 square foot corner residence with a 520 square foot wraparound balcony is rare at this price in North Naples, and it has sold as high as $1,925,000.
4. Flexible leasing. A 30-day minimum and up to 12 leases a year, with no post-purchase restriction, and a seasonal rental market asking $11,500 to $15,000 a month.
5. A completed milestone cycle. The county shows Antigua’s first milestone inspection cycle completed, with the next due in 2036.
6. One simple fee. $7,982.25 a quarter for every residence, per the 2026 Q&A sheet, with no CDD on the tax bill.
7. Thin supply for sellers. One active listing and no pending sale on September 23, 2026.

The Cons

1. The window decision is open. The carrier requires a window replacement, and the association has not published a route, amount or schedule. Until it does, buyers price in the unknown.
2. Board projects without public outcomes. Roof replacement, elevator modernization and a fire-system project were on the November 2023 agenda; their costs and funding are not public.
3. One garage space, no second space to buy. The declaration says an assigned space may not be transferred.
4. Shared breezeway entry. Residences open from an open-air corridor, not a private foyer, and two elevators serve 84 residences.
5. AE 10 and Zone A. Ian put roughly 3.5 feet of water at grade around the building by our arithmetic, flooded the garage and stopped the elevators for more than four weeks.
6. A thin, uneven sale record. Twelve sales in four years, two in the last 12 months, and a 48-month sold-to-list median of 92.58%; prices depend heavily on floor and condition.
7. Tight renovation rules. Carpet above the terrace level unless approved underlayment is inspected, heavy work only in the off-season, scans before any drilling and board approval for anything that needs a permit.
8. Strict pet and tenant rules. No tenant pets at all, and pit bull and Rottweiler type dogs barred for owners.

Thinking of Selling Your Antigua Home? List With the #1 Team in Southwest Florida Since 2012

If you’re searching for an Antigua listing agent, or thinking, ‘I need someone to sell my Antigua home…’ you are selling into one competing listing, two closings in the last year and a buyer who will ask about windows before anything else. McGreevy and Comisar sell Antigua on its recorded facts: floor, plan, condition, declaration and the carrier notice.

Data updated: September 2026

Antigua is a small market inside a small market: 84 residences, about three sales a year, and one active listing on September 23, 2026 (Southwest Florida MLS Matrix). In a building that thin, every sale resets the comparison for the next one, and the gap between a well-prepared listing and a stale one is measured in hundreds of thousands of dollars: the same corner plan has sold for $1,200,000 and $1,725,000 in the same month. As the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate, and Jesse McGreevy and Marc Comisar account for over $900 million in personal sales inside that number. We bring that reach to an Antigua listing along with the paperwork: the 2026 purchase application and its 30-day approval clock, the estoppel through CondoCerts, the 1.25% resale capital assessment in your net sheet, and a straight answer on the window notice.

Honors and recognition:

• Top 1% Real Estate Agents Nationally Since 2008
• 5 Star Award for Customer Satisfaction for 21 Straight Years. Only 5 out of 21k+ Licensees (Gulfshore Life Magazine)
• #1 Team in Southwest Florida since 2012
• McGreevy and Comisar and their Domain Realty Group team have sold over $2.5 Billion in Real Estate
• McGreevy and Comisar alone have over $900 million in Sales
• Nationally Recognized Top Producing Realtors
• Platinum Sales Production Award Winners

McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about our team at DomainRealtyGroup.com.

What Antigua Residences Sold For in the Last 12 Months

Southwest Florida MLS Matrix, pulled September 23, 2026, closings dated September 24, 2025 to September 23, 2026:

• Closings: 2, total volume $2,925,000. With n=2 there is no median, so both are listed.
• Ninth-floor corner, 2,187 sq ft: $1,725,000, April 2026, 8 days on market, 98.63% of list, $788.75 per sq ft.
• Second-floor corner, 2,187 sq ft: $1,200,000, April 2026, 58 days on market, 92.66% of list, $548.70 per sq ft.
• Today: 1 active (a 1,893 sq ft second-floor residence at $995,000, 50 days on market) and 0 pending.
• 48-month context: 12 closings, median $1,175,000 (the mean of $1,150,000 and $1,200,000), median $560.13 per sq ft, median 92.58% of list and 60.5 days on market.

Selling Into One-Listing Supply

The thin supply cuts both ways. With one competing listing, a well-presented Antigua residence gets the attention of every buyer who wants Island Cove, and the April 2026 ninth-floor sale shows what happens when the product is right: 8 days, 98.63% of list. But Antigua’s buyer is almost always cross-shopping Cayman and Barbados, which share the same plans, and the 48-month record shows what happens to an Antigua listing that starts high: three of the five sales that took 100 days or more closed at 83% to 87% of list. We price an Antigua residence against the Island Cove sales of the same plan and floor band, and we set the list price to win the first 30 days.

The Window Notice in Your Listing File

Every Antigua buyer’s agent will find the carrier notice on the association’s Antigua page. The seller who wins is the one whose file already answers the follow-up questions: whether the residence’s windows and sliding doors meet the 2018 Antigua specification, with the permit and approval to prove it; what the most recent board minutes say about the building-wide replacement; and what the estoppel shows for assessments. If your residence already has compliant impact windows, Section 9.11’s credit language may matter to your buyer, and we make sure they see it.

How Antigua Sells Without a Sign

Section 14.4 of the declaration bars every sign on the property, and the master association’s open house rules allow one staff-placed sign at the bottom of the drive on weekend afternoons, with an agent or owner present. So an Antigua listing is sold through photography, video, the MLS, our qualified-buyer database and scheduled showings through the gate, not by drive-by traffic. That suits Antigua’s owners, most of whom are not in residence when they sell.

What Is Your Antigua Home Worth? Get a Free Valuation in 60 Seconds.

Start with a free Antigua home valuation. It takes about a minute, and Jesse follows up with the Antigua and Island Cove sales that actually fit your residence: the same plan, the same floor band, the same side of the building, adjusted for renovation, window status and whether the residence is furnished or leased. An automated estimate cannot tell a ninth-floor corner from a second-floor corner of the same size. We can, and we price to it.

(239) 898-6072, text or call. Confidential conversations welcome.

Is now a good time to sell an Antigua condo?

For a well-prepared residence, yes: one active listing and no pending sale means little direct competition in Antigua itself (Southwest Florida MLS Matrix, September 23, 2026). The two 2026 sales closed in April, in season. Listing by late fall puts you in front of the winter buyer pool.

How do I price a low-floor Antigua residence against the corner sales?

Against the low-floor sales, not the headline. The second-floor corner sold for $1,200,000 and the third-floor corner for $1,150,000, while the $1,700,000 to $1,925,000 corner sales were on the 7th floor and above. Interior plans on the 2nd to 4th floors have sold from $925,000 to $1,037,500.

What will an Antigua buyer ask about first?

The windows, then the fee, then the flood zone. Have the window status of your residence, the 2026 Q&A sheet showing $7,982.25 a quarter, and the elevation certificate or flood policy ready before the first showing.

Does renovation pay at Antigua?

The strongest evidence is the ninth-floor corner residence that sold for $1,250,000 in August 2024 and again for $1,725,000 in April 2026. The MLS rows do not say what changed; condition is the usual reason for a gap that size on the same floor and plan.

What does an Antigua sale cost me in association charges?

Whatever the contract assigns. The resale capital assessment is 1.25% of the gross price or $1,000, whichever is greater, collected through the estoppel; at $1,175,000 that is $14,687.50 by our arithmetic. The estoppel fee through CondoCerts is not published. Any unpaid assessments and any Club minimum shortfall also appear on the estoppel.

How many buyers are shopping Antigua right now?

The best proxy is Island Cove as a whole: 12 closings in the last 12 months against 2 active listings, about 2.0 months of supply (Southwest Florida MLS Matrix, September 23, 2026). Demand for the three towers is steady; supply is what is scarce.

Your Local Real Estate Experts

Antigua owners and buyers work directly with Jesse McGreevy and Marc Comisar, not with a call center. The two have sold Southwest Florida real estate for more than twenty years, keep offices from Naples to Fort Myers, and read Antigua’s recorded declaration, forms and every recent sale before writing a word of this guide.

McGreevy and Comisar are the Domain Realty team behind this Antigua guide: Jesse McGreevy, Sales Associate, and Marc Comisar, Broker Associate. Jesse has been in the business since October 2004, the team launched in October 2008, and both work the North Naples high-rise condominium market that Antigua sits in.

Between them that is more than twenty years of Southwest Florida transactions, and it is local in the literal sense: the team keeps offices in Naples, Bonita Springs, Estero and Fort Myers, and Jesse has lived in Estero since 2003, a short drive up US 41 from the Vanderbilt Drive gate. You can read the longer version of how the team was built on our about the McGreevy and Comisar team page.

McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about our team at DomainRealtyGroup.com.

McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008. On an Antigua page the credential that matters more is narrower than any award: we read the 2001 declaration and its surveyor’s exhibits, the 2022 Amended and Restated Declaration, the amendments and notices of commencement recorded under the association’s name, the 2026 Q&A sheet, the purchase and lease applications, the remodeling guide, the window specifications and every Antigua closing in the Southwest Florida MLS Matrix for the last 48 months before this guide was written. If you want our read on a specific Antigua residence, start with an Antigua home valuation or call Jesse direct at (239) 898-6072; buyers can call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.

What Our Clients Say

McGreevy and Comisar are a top-reviewed Naples real estate team on Google, and the quotes below are genuine five star client reviews reproduced in the reviewer’s own words. We publish no aggregate score and no star rating widget. Read the full set on the McGreevy and Comisar Google Business Profile.

★★★★★ “Jesse was very professional, helpful and kept in touch with ideas and suggestions which developed into a sale. Highly recommend his company for their excellent follow through.” Donald Vogler, verified Google review

★★★★★ “Marc was extremely helpful in the sale of our old home and getting our new home to the condition that we wanted it to make it ours. He has been available to us for every step of our journey, even after the transaction closed.” Leslie Foster, verified Google review

★★★★★ “We used Jesse to represent us on purchasing a property in Naples, and he worked our deal like it was for him! 100% satisfied.” Phil, verified Google review

★★★★★ “Jesse and Marc are extremely knowledgeable about Southwest Florida real estate! If you are looking to buy or sell property, look no further than Domain Realty and their amazing team!” Ryan Mitchell, verified Google review

Contact McGreevy and Comisar

• Jesse McGreevy: (239) 898-6072 · [email protected]
• Marc Comisar: (239) 287-5873
• Office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134

Selling an Antigua home? Get a free Antigua home valuation, or call Jesse direct at (239) 898-6072.

Buying at Antigua? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.

Licensure, and the Office of Record

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).

• Jesse McGreevy, Florida license SL3101296
• Marc Comisar, Florida license BK3060671
• Brokerage office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134

License status for either name can be verified directly through the Florida Department of Business and Professional Regulation’s public licensee search, which is the authority of record for Florida real estate licensure.

Where Else to Find the Team

Video walkthroughs, market updates and community tours are published on the team’s own channel at McGreevy and Comisar on YouTube. The team also keeps a company page at McGreevy and Comisar on LinkedIn. For the wider market around Antigua, see our guide to The Dunes of Naples, our Naples guide, our guide to Naples Park, the neighborhood just south, and our roundup of the best real estate agents in Naples.

Frequently Asked Questions, Buyer Edition

These Antigua buyer questions are answered from the 2022 Amended and Restated Declaration of The Dunes of Naples I, the association’s 2026 Q&A sheet and forms, Collier County, state and FEMA records, and the Southwest Florida MLS Matrix, pulled September 23, 2026. Each answer names its source; where the record is silent, we say so.

Are there condos for sale in Antigua at The Dunes of Naples right now?

One, as of September 23, 2026: a 1,893 square foot, three-bedroom, two-bath second-floor residence asking $995,000 after 50 days on market, with no Antigua sale pending (Southwest Florida MLS Matrix).

How much does an Antigua condo cost?

Over 48 months, Antigua sales ran from $925,000 to $1,925,000, with a median of $1,175,000 (n=12, the mean of $1,150,000 and $1,200,000) and a median of $560.13 per square foot (Southwest Florida MLS Matrix, September 23, 2026). Low-floor interior plans sit near $1,000,000; upper-floor corners have sold from $1,700,000 to $1,925,000.

What are the HOA fees at Antigua in 2026?

$7,982.25 per quarter for every residence, due January 1, April 1, July 1 and October 1, or $31,929 a year, per the association’s 2026 Q&A sheet. The sheet says the master association’s $2,380.50 quarterly assessment is included in the condominium budget. Add the Club’s $1,000 annual food and beverage minimum.

Why do Antigua listings show a condo fee and a master fee?

Because the MLS splits one bill into two lines: a $5,601.75 “condo fee” and a $2,381 “master” fee add to the Q&A sheet’s $7,982.25 (our arithmetic; the MLS rounds $2,380.50). Do not add them on top of the Q&A figure. The “total annual” of $32,928 appears to include the $1,000 Club minimum.

What is the 1.25% resale capital assessment on an Antigua purchase?

A master association charge on every resale, the greater of 1.25% of the gross selling price or $1,000 for contracts approved after May 31, 2026, per the 2026 purchase application and the Antigua page. It is collected at closing through the estoppel, and the contract decides who pays. At $1,175,000 it is $14,687.50 (our arithmetic).

Where is 300 Dunes Blvd, Naples FL 34110?

It is Antigua, Building 1 of The Dunes of Naples, at the south end of the community directly north of Bluebill Avenue, off Vanderbilt Drive in North Naples. The Conner Park beach lot and the side gate toward Delnor-Wiggins Pass State Park are at Antigua’s end of the property.

What are the Antigua floor plans and sizes?

Four three-bedroom plans: the 2,187 square foot corner (three baths, 520 square foot wraparound balcony), a 2,194 square foot plan (three baths, 318 square foot lanai), a 1,893 square foot plan (two baths, 179 square foot lanai) and the 1,950 square foot center plan (two baths, 180 square foot lanai), per the Island Cove floor plan sheet.

How high are the ceilings at Antigua?

The recorded plan sheets state “FLOOR TO CEILING HEIGHT = 9’-1” EXCEPT AT DROPPED CEILING AREAS 7’-8”,” with heights credited to Architects Consortium, Inc. The same note appears on the Terrace, typical and Penthouse sheets.

Does each Antigua residence have a garage space, and can I buy a second one?

Each residence has exclusive use of one garage space, assigned by the developer in the original deed (declaration 1.30.1). Section 23.1 says parking rights cannot be separated from the unit and “An assigned parking space may not be transferred,” so there is no second space to buy.

Is there storage for each Antigua residence?

The garage-level exhibit shows two stacked locker storage rooms and two bike storage rooms. Whether each residence has an assigned locker, and its size, is not in the public record; confirm the locker with the seller and Site Management before closing.

Are Antigua’s windows impact glass, and will owners have to pay for new windows?

Original Island Cove windows “are not impact glass,” per the association’s hurricane FAQ, though owners may have upgraded. The carrier has told the association a window replacement is necessary. Windows are an owner maintenance item, but Section 9.11 lets the board replace them building-wide with credits for compliant installations; the board’s route and cost are not public yet.

Can I install tile or wood floors in an Antigua condo?

Above the terrace level, only with board approval of sound-deadening underlayment, inspected before the finish floor goes down (declaration 9.4). The remodeling guide requires Proflex RCU 250 under tile, marble or wood, removal of old hard flooring by floor machine and a slab inspection.

When can I renovate an Antigua condo, and what needs board approval?

Heavy work runs only in the off-season: May through November under the declaration (9.5), May 1 to December 1 under the March 2026 remodeling guide, so confirm dates. Anything structural, visible from outside or needing a permit needs board approval, and every floor or ceiling penetration needs a post-tension scan first.

Can I enclose my lanai or add hurricane shutters at Antigua?

Yes, to the association’s specifications and with written approval: white roll-down aluminum shutters only (no storm bars on lanais), or a white aluminum lanai glass enclosure with 9/16-inch impact glass if shutters are not installed, per the 2018 Antigua specification. The board decides within 20 days of a complete request.

Did Antigua pass its milestone inspection?

Collier County’s milestone layer shows “Milestone Completed” and “Cycle Completed” for 300 Dunes Blvd, with the next milestone year 2036. The report’s findings are not public, so ask the association for the report and any repair plan.

Is there a special assessment coming at Antigua?

None is announced on the Antigua page or in the 2026 Q&A sheet. The open items are the carrier’s window notice and the roof, elevator and fire-system projects on the November 2023 board agenda, whose outcomes are not public. Read the estoppel and the last 12 months of minutes before your inspection period ends.

What happened to Antigua in Hurricane Ian?

Per the association, Ian flooded all seven tower garages, left Buildings 1 to 3 without elevators for more than four weeks, damaged every tower roof and destroyed the pool pumps. Antigua’s lobby drywall was replaced under notices recorded in 2023 and 2025. No injuries were reported at The Dunes.

What flood zone is Antigua in?

Zone AE with a 10-foot base flood elevation at both county address points, on FEMA panel 12021C0189J, effective February 8, 2024, and the whole parcel reads AE 10. That is a map screen, not an official determination; lenders order a flood zone determination per building. Antigua is in Evacuation Zone A.

Can I rent an Antigua condo for the season, and what does it cost?

Yes. Seasonal asks in the Southwest Florida MLS Matrix, pulled September 23, 2026, ran $11,500 to $15,000 a month, and one closed at $14,000. Leases need board approval, a background check, a $150 association fee, a $250 POA fee and at least 30 days’ term.

How many dogs or cats can an Antigua owner have?

Up to two dogs and up to two cats, plus fish and caged birds, under Section 14.3; dogs with a majority of pit bull or Rottweiler traits are prohibited, and every pet must be registered. Tenants may not keep pets at all.

How long does association approval take for an Antigua buyer, and what does it cost?

Submit the purchase application, executed contract, background checks for all occupants and the $150 fee at least 30 days before closing; the board has 30 days to decide after a complete application (Article 17). Add $25 per vehicle for a POA transponder.

Can I buy an Antigua condo in an LLC or trust?

Yes, with conditions. An entity buyer must designate one natural-person Primary Occupant, may change that person only once in 12 months, and the board may require a personal guarantee (Article 17). Trust grantors, trustees and resident beneficiaries may serve on the board.

Can I park a pickup truck, golf cart or motorcycle at Antigua?

A “Permitted Pick-up Truck” (up to 3/4-ton, factory height, an 8-foot box or shorter, no lift kit) is allowed. Golf carts, motorcycles, scooters, boats, RVs and commercial vehicles are barred (declaration 14.5), and the purchase application says motorcycles are “not allowed on Dunes Property at any time.”

Does Antigua have a fitness room or guest suite?

No. The building has a heated pool, spa, outdoor grills, a renovated lobby, storage lockers and bike rooms. The fitness center, dining and courts are at The Club at the Dunes, 310 Dunes Blvd, open to every Dunes owner.

Which schools serve Antigua?

Naples Park Elementary, North Naples Middle and Aubrey Rogers High for 2026-2027, per the Collier County Public Schools zones tool, all graded A for 2025-2026. Naples Park Elementary is about a mile away.

Frequently Asked Questions, Seller Edition

These Antigua seller questions are answered from the Antigua declaration, the association’s 2026 purchase application and Antigua page, and the Southwest Florida MLS Matrix, pulled September 23, 2026. If your question is about your own residence, call Jesse direct at (239) 898-6072 and we will answer it with your numbers.

Who is the best listing agent for Antigua at The Dunes of Naples?

We think it is McGreevy and Comisar, and the record is why: Top 1% Real Estate Agents Nationally Since 2008, the #1 team in Southwest Florida since 2012, over $900 million in personal sales, and an Antigua market read built on every sale in the building and its recorded declaration.

What is my Antigua condo worth?

It depends first on plan and floor, then on condition and windows. Over 48 months, corner residences sold for $1,150,000 to $1,925,000 and 1,893 square foot residences for $925,000 to $1,300,000 (Southwest Florida MLS Matrix). Start with a free Antigua home valuation.

How long does it take to sell an Antigua condo?

The 48-month median is 60.5 days on market (n=12), but the spread is wide: well-priced upper-floor corners sold in 6 and 8 days, while five sales took 100 to 140 days, and three of those closed at 83% to 87% of list.

Can I put a For Sale sign on my Antigua condo?

No. Section 14.4 of the declaration bars all signs, “For Sale,” “For Rent” and “Open House” signs among them. The master association’s open house rules allow one staff-placed sign at the bottom of the drive on weekend afternoons, with an agent or owner present.

Can I sell my Antigua condo by owner?

You can, but the association process is the same: board approval of the buyer, a 30-day application window, background checks, the estoppel through CondoCerts and the 1.25% resale capital assessment. Without signs and with a gated entry, most Antigua buyers arrive through agents and the MLS.

Who pays the 1.25% resale capital assessment when I sell at Antigua?

The contract decides. The 2026 purchase application sets the amount and says it will be in the estoppel, but no public document we read assigns it to buyer or seller. We write it into the contract by name, amount and payer. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, and that line item is one reason why.

What does the Antigua association require before closing?

The buyer’s purchase application, executed contract with a legible price, criminal background checks for all occupants and the $150 fee, at least 30 days before closing, and approval before closing. You must give the buyer the current rules and condominium documents, per the purchase application.

What happens if the Antigua board disapproves my buyer?

If the board disapproves a bona fide sale without good cause, Article 17 requires the association to supply a buyer at the contract price, unless you opted out in the application. Good cause includes certain felonies, sex-offender status, a false application and unpaid assessments.

How do I order the estoppel certificate for an Antigua sale?

Through the POA’s CondoCerts ordering site, which has handled Dunes estoppels and lender questionnaires since May 26, 2025, per the association’s CondoCerts letter. The Antigua page notes that “Estoppels.com is now part of CondoCerts.” Fees are not published.

Do I have to disclose the window replacement notice when I sell?

The notice is public on the association’s Antigua page, and the buyer will see it; we put it in the listing file with your residence’s window status, permit and approval so the buyer’s questions are answered before they are asked. Your attorney can advise on formal disclosure duties.

Should I replace my windows before I list?

Not automatically. If the board adopts a building-wide replacement under Section 9.11, owners with compliant windows may receive credits “as provided in the Act,” so a compliant installation is not wasted. But the board’s route is not public; we compare the cost against recent sales with and without impact windows first.

Does my floor matter more than my renovation?

Both matter. The corner plan has sold for $1,150,000 on the 3rd floor and $1,925,000 on the 11th, and the same ninth-floor corner sold for $1,250,000 and later $1,725,000. Height sets the ceiling; condition decides how close you get to it.

Should I list my Antigua condo before season?

Usually. Most Antigua owners are seasonal and most buyers shop in person from January to April; both 2026 sales closed in April. Listing in the fall, with photography done and the document file ready, gives you the whole season.

Can I sell my Antigua condo while it is leased?

Yes, but the tenant holds the use rights to the common facilities during the lease (declaration 16.8), the lease runs at most one year, and showings need the tenant’s cooperation. We time the listing around the lease end where we can.

Can I sell my Antigua condo furnished?

Yes. Furnished sales are common in seasonal towers, and a furnished residence is easier to lease for a buyer who plans to rent. We list furnishings on a separate inventory so the lender values the real estate cleanly.

Does my grandfathered pet status transfer to my buyer?

No. The 2019 pet amendment grandfathered only pets registered by July 16, 2019, for the pet’s life, and owners who took title after April 17, 2019 cannot claim grandfathering. Your buyer is under the two-dog, two-cat rule and the breed limits.

Will my buyer inherit my Club food and beverage minimum?

Partly. Under the POA’s policy, the buyer’s $1,000 minimum for the year of purchase is reduced by what the seller already spent. For 2026 the minimum is not billed in advance, and any shortfall appears on the December 2026 Club statement.

Which buildings will an Antigua buyer compare my residence against?

Barbados and Cayman first, because all three Island Cove towers share the same four plans. Over 48 months Antigua’s median was $1,175,000 (n=12) and $560.13 per square foot, against Barbados at $1,325,000 (n=15) and $603.92 and Cayman at $1,200,000 (n=22) and $606.41 (Southwest Florida MLS Matrix, pulled September 23, 2026). Per the 2026 Q&A sheets, Antigua’s $7,982.25 quarterly fee sits $87.75 below Barbados and $318.75 above Cayman. In that comparison, Antigua’s selling points are the shortest walk to the beach gate and a leasing rule looser than Cayman’s for post-2019 buyers.

How much should I expect to negotiate off my Antigua list price?

Plan on a gap. No Antigua sale in the 48 months to September 23, 2026 closed at or above list, and the median sale closed at 92.58% of its list price (n=12, Southwest Florida MLS Matrix). The range ran from 83.40% on a second-floor residence that sat 140 days to 98.63% on a ninth-floor corner that sold in 8 days. The lesson from those rows: the closer the first price sits to the same-plan, same-floor-band sales, the smaller the discount and the shorter the wait. Start with a free Antigua home valuation.

Who pays documentary stamp tax when I sell at Antigua?

The contract allocates it, so read that line before you sign. Florida’s deed stamp tax runs $0.70 per $100 of price, the rate shown by the $10,500 in stamps on the POA’s $1,500,000 Marina Property deed recorded in June 2026 at OR 6599, Page 3398. On Antigua’s 48-month median of $1,175,000 that is $8,225, and on the April 2026 ninth-floor corner sale at $1,725,000 it is $12,075, both our arithmetic. We put the figure on your net sheet before you list, next to the 1.25% resale capital assessment.

Do I have to give my buyer a flood disclosure when I sell at Antigua?

Ask your closing attorney which Florida disclosure form your contract requires; the records behind this page do not address that statute, so we do not guess at it. What we hand every buyer are the flood facts: FEMA Zone AE with a 10-foot base flood elevation on panel 12021C0189J, effective February 8, 2024, Collier County Evacuation Zone A, and the association’s own account that Hurricane Ian flooded all seven tower garages, Antigua’s among them. NFIP coverage is available because no Antigua building point falls in a Coastal Barrier Resources System unit. That goes in the listing file on day one.

What will my buyer’s lender ask about Antigua?

About the building more than about you: the lender questionnaire, a flood zone determination, the milestone status and the master insurance. The questionnaire is ordered through CondoCerts with the estoppel, per the association’s CondoCerts announcement letter. Collier County shows Antigua’s milestone cycle completed, next due 2036. The carrier name, wind deductible and premium are not on any public page, and section 718.111, Florida Statutes, makes deductibles a common expense, so lenders read that certificate closely. We request it from the association at listing so underwriting is not waiting on it.

What will my buyer’s insurer ask about my windows?

Whether they are impact-rated. The association’s hurricane FAQ says Island Cove windows, “if original, are not impact glass,” and Antigua’s February 2001 certificate of occupancy predates the first statewide Florida Building Code of March 1, 2002. If your windows and sliding doors were replaced to the 2018 Antigua specification, which calls for large-missile impact glass, keep the county permit and the board approval together in your file. A wind mitigation inspection on Florida’s form OIR-B1-1802 stays valid up to five years absent a material change, per the Florida Office of Insurance Regulation’s wind mitigation resources.

What should I tell buyers about Antigua’s milestone inspection and SIRS?

Exactly what the record shows. Collier County’s milestone layer lists 300 Dunes Blvd as “Milestone Completed” under reference PL20230006667, with the next milestone year 2036. The engineer’s findings are not public, and no Dunes I structural integrity reserve study is posted; the SIRS the Barbados newsletter describes is for Dunes II only. Buyers can check the state’s SIRS reporting database. We ask the association for the milestone report and any SIRS at listing, so the answer is in the file before a buyer’s inspection period starts.

How do showings work at Antigua when the building is gated?

By appointment, through the gate, with no sign. Buyers and their agents are registered through the dwellingLIVE visitor system at the staffed gatehouse on Vanderbilt Drive, per the association’s visitor management page. Open houses follow the master association’s open house rules: a request by the Thursday before, an agent or owner present, and one staff-placed sign at the bottom of the drive on Saturday and Sunday from 1 to 4 p.m. Most Antigua owners are away when they sell, so we manage access and presentation for you.

What transfers to my buyer at closing: the garage space, storage, transponders and Club access?

The garage space always does. Section 1.30.1 of the declaration says the assigned space passes with title even if the deed does not mention it, and Section 23.1 says it cannot be separated from the residence. Club privileges come with every Dunes residence, and no initiation fee appears in any association document we read. Gate transponders do not transfer: the 2026 purchase application charges the buyer $25 per vehicle for new ones. Locker assignment and key or fob handover are not in any public document, so we confirm both with Dunes Site Management before closing.

Can I sell an Antigua condo held in an estate or trust?

Yes, and the association process does not change. Article 17 of the 2022 declaration requires board approval for every sale, gift, inheritance, agreement for deed or lease-option, so an heir who takes title and a buyer from an estate both go through the application, background checks and 30-day review. The documents we read do not address probate steps or who signs for an estate; your estate attorney decides that. Trust ownership is familiar here: the bylaws let trust grantors, trustees and resident beneficiaries serve on the board. Call Jesse direct at (239) 898-6072 to plan the timeline.

I live outside the United States; what should I plan for when I sell at Antigua?

Plan early, and bring in a cross-border tax adviser before you list. The Collier County tax roll, 2026 preliminary, shows 4 of Antigua’s 84 owners with mailing addresses outside the United States, and sellers in that position can face federal tax withholding and reporting questions that the adviser, not the listing agent, should answer. The association steps are identical for every seller: the buyer’s purchase application at least 30 days before closing, the estoppel through CondoCerts and the 1.25% resale capital assessment. We coordinate showings, signatures and the closing calendar around your time zone.

What documents should I gather before listing my Antigua residence?

Your deed, your HO-6 policy, lease copies if the residence is rented, your Club statements for the year, and every board approval and county permit for work you have done. At Antigua the approvals matter most for windows, sliding doors and shutters under the 2018 specification, and for any hard flooring above the terrace level, which needs board-approved sound underlayment under Section 9.4. We add the 2026 Q&A sheet, the Island Cove floor plan sheet, the leasing article, the carrier’s window notice and the flood screen, and we order the estoppel at listing.

Will past renovations without board approval cause problems when I sell?

They can, so find out before a buyer does. Section 9.6 of the declaration requires board consent for structural work, anything visible from outside, moving plumbing or cabinets, and any work that needs a permit, and Section 9.4 requires inspected, board-approved underlayment for hard floors above the terrace level. A buyer’s agent who reads the remodeling guide will ask for those approvals. The documents we read do not say how the board handles work found after the fact, so we raise it with Dunes Site Management before the listing goes live.

How should I price a terrace-level or penthouse-level Antigua residence?

Carefully, because the record is thin. No terrace-level residence sold in the 48 months to September 23, 2026, and the one penthouse-level sale was a 1,893 square foot residence at $1,300,000 in March 2025, $686.74 per square foot, after 103 days at 86.72% of a $1,499,000 list price (Southwest Florida MLS Matrix). Terrace residences carry large limited common element terraces on the recorded exhibit and more flooring freedom under Section 9.4; penthouses share the same four footprints and 9 foot 1 inch ceilings. We price both from the plan, then adjust for outdoor space and height.

Should I wait for the board’s window decision before I sell at Antigua?

Not necessarily; it depends on what the uncertainty costs you. The Antigua page says the carrier requires a window replacement but announces no assessment, amount or schedule. Sell before a decision and buyers price in the unknown, which may be part of why Antigua carries the lowest median price per foot at The Dunes. Sell after and the amount is known. Either way, an assessment adopted before closing appears on the estoppel and the contract allocates it, so we write in a clause covering a decision made between contract and closing.

Is Antigua’s leasing rule a selling point with investor buyers?

Yes, and we market it. Article 16 of the 2022 declaration allows leases of 30 days or more (28 in February), up to 12 a year and one a month, with no post-purchase waiting rule like the once-per-90-days limit on Cayman owners who took title after February 21, 2019. Seasonal asks in the Southwest Florida MLS Matrix, pulled September 23, 2026, ran $11,500 to $15,000 a month, and one rental closed at $14,000. We show investor buyers that math next to the $31,929 annual assessment, and we are clear that tenants may not keep pets.

Sources and Authoritative References

Every Antigua fact on this page comes from a recorded instrument, an Antigua or master association document, a government record, the Collier County tax roll (2026 preliminary) or the Southwest Florida MLS Matrix, pulled September 23, 2026, which we cite in plain text. The primary sources are grouped below by who issued them.

Antigua Association Documents

• Antigua tower page, The Dunes of Naples real estate section
• Antigua document library
• 2026 Q&A sheet, The Dunes of Naples I Condominium Association
• 2026 Q&A sheet, alternate library download
• Dunes of Naples I purchase application, 2026
• Antigua lease application
• Antigua smoking and pet amendment form
• Dunes of Naples I Amended and Restated Declaration, Articles and Bylaws, 2022
• Antigua Guide to Remodeling and Repairs, March 2026
• Antigua specifications for shutters, windows, sliding doors and lanai glass
• Antigua lanai screen enclosure and contractor rules
• Antigua post-tension cable scanning notice
• Antigua trash and recycling letter
• Island Cove floor plan sheet, Residences 01 to 07
• Dunes of Naples I board meeting notice and agenda, November 16, 2023

Community and Master Association Documents

• The Dunes of Naples real estate and resale information page
• CondoCerts announcement letter for estoppels and lender questionnaires
• POA food and beverage minimum policy, 2024
• Dunes property map for vendors
• Barbados guest and renter guide, 2026
• Barbados pet owner information sheet
• Open house rules for The Dunes of Naples
• Visitor management and gate registration page
• Hurricane Ian Information Center
• Hurricane Ian information page with inactive Antigua insert
• Hurricane Ian frequently asked questions
• Hurricane Ian pictures by building
• The Club at the Dunes
• The Club at the Dunes dining
• The Club at the Dunes Wellness Center
• The Dunes racquets program
• Grande Preserve neighborhood page

Other Dunes Condominium Documents Used for Comparison

• Barbados (Dunes of Naples II) 2026 Q&A sheet
• Cayman (Dunes of Naples III) 2026 Q&A sheet
• Grande Dominica 2026 Q&A sheet
• Grande Excelsior 2026 Q&A sheet
• Grande Phoenician 2026 Q&A sheet
• Grande Geneva 2026 Q&A sheet
• Sea Grove 2026 Q&A sheet
• Cayman 2022 Amended and Restated Declaration
• Barbados page, The Dunes of Naples real estate section
• Cayman page, The Dunes of Naples real estate section

Collier County Clerk Official Records

• Collier County Clerk official records document search
• Original Dunes of Naples I declaration and exhibits, OR 2777 PG 3078
• 2022 Amended and Restated Declaration index record, OR 6119 PG 3340
• 2013 amendment to Article 10.4, OR 4907 PG 3864
• 2013 Comcast grant of easement, OR 4943 PG 2343
• Example recorded purchaser approval certificate, 2024
• 2023 termination of notice of commencement, OR 6225 PG 1077
• Prestige Coating notice of commencement, November 2023
• Prestige Coating notice of commencement, December 2023
• Prestige Coating notice of commencement, March 2025
• Notice of commencement, April 14, 1999, Island Cove Buildings 1 and 2
• Notice of commencement, June 7, 1999, test pilings
• Notice of commencement, September 14, 2000, clubhouse and three towers

State of Florida

• Sunbiz filing record, The Dunes of Naples I Condominium Association, Inc.
• Florida DBPR condominium SIRS reporting
• Florida DBPR license search
• Section 718.111, Florida Statutes, association insurance
• Section 718.113, Florida Statutes, hurricane protection
• Section 627.714, Florida Statutes, unit owner coverage
• Florida Senate summary of CS/CS/HB 393 (2025)
• Florida CFO My Safe Florida Condominium program
• Florida Office of Insurance Regulation wind mitigation resources
• Citizens Property Insurance flood requirement
• Florida State Parks, Delnor-Wiggins Pass hours and fees
• Florida DEP draft unit management plan for Delnor-Wiggins Pass State Park, June 2026
• Florida Department of Revenue 2024 Collier taxing authority codes

Collier County Government

• Collier County milestone map service, Dunes of Naples I record
• Collier County Milestone Status dashboard
• Collier County milestone inspection rules
• Collier County milestone buildings by year
• Collier County hurricane evacuation zone lookup
• Collier County 2026 floodplain protection newsletter
• Collier County PUD master list, June 11, 2026
• Collier County Parks, Bluebill Beach Access
• Collier County Parks, Conner Park
• Collier County beach parking permits
• Collier County 2026 beach trolley announcement
• Collier County commission meeting, January 13, 2026
• Collier County commission meeting, September 22, 2026
• Vanderbilt Beach MSTU agenda packet, August 6, 2026
• Vanderbilt Beach Road widening construction start, July 2026

Federal Flood, Storm and Insurance Records

• FEMA National Flood Hazard Layer
• USGS storm-tide peak summaries, Collier County, Hurricane Ian
• National Hurricane Center Tropical Cyclone Report, Hurricane Ian
• National Hurricane Center Tropical Cyclone Report, Hurricane Irma
• National Hurricane Center National Storm Surge Risk Maps
• US Fish and Wildlife Service Coastal Barrier Resources System mapper
• OCC HelpWithMyBank, RCBAP condominium flood insurance

Schools

• CCPS Attendance Zones 2026-2027 tool
• Collier County Public Schools attendance boundaries
• CCPS 2026 accountability brief, 2025-2026 school grades
• NCES record, Naples Park Elementary
• NCES record, North Naples Middle
• NCES record, Aubrey Rogers High
• NCES private school search within 20 miles of 34110

Routing, Neighborhood and Pipeline

• OSRM public routing service
• US Census Bureau geocoder, 300 Dunes Blvd
• Kalea Bay Tower 500 getting-ready update, April 2026
• The Ritz-Carlton Residences, Naples project news
• Gulfshore Business on the new Publix at Gateway Shoppes
• Vanderbilt Beach Residents Association history

Downloadable Documents

The official Antigua documents below are posted by the Dunes of Naples I association or recorded with the Collier County Clerk. They are the documents we read for this page, and they are the ones an Antigua buyer or seller should have in hand, and read, before signing a contract.

Market data from Southwest Florida MLS, pulled September 2026.

McGreevy and Comisar, Best Realtor for Antigua. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.