A gated North Naples community of 548 homes built by Centex between 1997 and 2002, in three neighborhoods with four associations, no CDD and no golf. Twenty lakes, a preserve and three A-graded schools. McGreevy and Comisar sell Autumn Woods.
Autumn Woods is a gated residential community of 548 homes on the east side of Goodlette-Frank Road in North Naples, unincorporated Collier County, ZIP 34109, between Pine Ridge Road and Orange Blossom Drive. It was built by Centex Homes between 1997 and 2002 under Collier County Ordinance 96-80, and it sits inside our wider Naples market coverage. If you are buying or selling here, the facts on this page come from recorded deeds, the county tax roll, the association’s own governing documents and federal flood mapping, not from a listing feed.
Updated September 2026 · Jesse McGreevy and Marc Comisar, Domain Realty
Ordinance 96-80 describes the property in its own words as located “on the east side of Goodlette-Frank Road (C.R. 851) north of Pine Ridge Road (C.R. 896), in Sections 3 and 10, Township 49 South, Range 25 East.” That single sentence settles a question most published descriptions get wrong. Autumn Woods does not front Airport-Pulling Road, which is roughly a mile east and appears nowhere in the entitlement record. Two Autumn Woods parcels carry Goodlette-Frank Road addresses at 6710 and 6716, and both are owned by the master association.
The community is in unincorporated Collier County rather than inside the City of Naples, and the tax roll proves it rather than asserting it. All 598 Autumn Woods parcels on the 2026 preliminary Collier County roll, dated 29 August 2026, carry millage area 133, the municipal millage line reads 0.0000, and the parcels instead carry the Unincorporated General MSTD levy at 0.6844 mills. There is no split and no partial annexation anywhere in the community.
For federal statistical purposes the community lies in Census Tract 102.16, Collier County, Naples CCD, Congressional District 19, State Senate District 28 and State House District 81, confirmed through the US Census Bureau geocoder at two addresses at opposite ends of the property. Straight-line, the community centroid sits 1.7 miles from the Clam Pass beach shoreline, which is why the association describes itself as under two miles from the Gulf.
Autumn Woods has three neighborhoods, not four. The single most common error on competing pages is treating Oak Hollow and Mahogany Run as two places or two associations. The Florida Division of Corporations returns exactly one entity, OAK HOLLOW AND MAHOGANY RUN NEIGHBORHOOD ASSOCIATION, INC., document number N97000002030, filed 9 April 1997. No separate Oak Hollow entity and no separate Mahogany Run entity exists in the state index, and five independent routes returned zero hits for either as a standalone place.
The three neighborhoods are Oak Hollow and Mahogany Run with 350 detached single-family homes, Maple Brooke with 110 attached villas, and Cedar Ridge with 88 condominium homes in 22 buildings. Those three membership rolls sum to the 548 residences the master association publishes. The Collier County 2026 preliminary tax roll returns 546 parcels carrying a residential use code, and the two-unit gap is fully explained: one platted lot at 6933 Burnt Sienna Circle is still vacant, and one built house at 7114 Sugar Magnolia Court is held by a church under an institutional use code.
Every owner in Autumn Woods belongs to exactly two associations and pays exactly two assessments, one to their neighborhood association and one to the master. Four separately incorporated Florida not-for-profit corporations exist in total, all active on their 2026 annual reports, and understanding which two apply to a given address is the first thing a buyer or a seller here needs to get right.
Autumn Woods has no golf course, no marina, no boat ramp, no on-site restaurant, no equity or non-equity club, no mandatory club membership, no beach club, no dog park, no RV or boat storage lot, no EV charging station, no valet trash service and no Community Development District. It is not age-restricted and claims no housing-for-older-persons exemption. Each of those absences is evidenced further down this page from a primary document rather than assumed from a brochure.
Two of them are worth stating twice because they are so often reported backwards. Autumn Woods is not a 55 and over community: the master declaration contains zero occurrences of “55”, zero occurrences of “Fair Housing”, no minimum occupant age and no age covenant, and the amenity set includes a tot lot, a family playground and a basketball court. And there is no Community Development District and no special taxing district of any kind, verified four independent ways, so the only non-ad-valorem line on an Autumn Woods tax bill is county garbage collection.
McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, and we work Autumn Woods from the primary record outward. For this page we read Ordinance 96-80, the recorded master declaration, all three neighborhood declarations, the Cedar Ridge Declaration of Condominium and 47 recorded deeds, then measured the flood overlay parcel by parcel.
That is the standard of proof an Autumn Woods seller should expect before anybody prices their home, and the standard a buyer should expect before anybody advises them to sign.
Jesse McGreevy has lived in Southwest Florida since 2003 and chose this coast rather than merely selling it. As the leaders of Domain Realty Group our team has closed over $2.5 Billion in real estate, and McGreevy and Comisar alone have over $900 million in Sales. The locked credentials behind that work are worth stating plainly, because a community this document-heavy rewards an agent who reads documents.
In the last 12 months we tracked every recorded transfer against the 547 residential parcels inside Autumn Woods and the four surrounding North Naples communities we benchmark it against, which is how the segmented medians further down this page were built. Reach Jesse McGreevy directly at (239) 898-6072 or Marc Comisar at (239) 287-5873, or read more about the team at Domain Realty Group.
We are a top-reviewed Southwest Florida real estate team, and the reviews below are genuine verified Google reviews from real clients. We publish no aggregate score and no star average, only the client’s own words.
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Daily life in Autumn Woods is quiet, walkable and unusually low-churn for North Naples. The community is fully built out across four recorded plat units, the streets are private and association-maintained at a posted 25 miles an hour, and roughly 4.3 percent of the 547 residences change hands in a typical year.
What organises the social life here is a volunteer calendar rather than a staffed club, because Autumn Woods has no restaurant and no club program.
The amenity campus sits on Autumn Woods Boulevard around the clubhouse at 6720, on a 3.32 acre tract platted in Unit One. The association describes its amenities in its own words as “two swimming pools, heated spa, tennis courts, pickleball courts, basketball court, playground, fitness room and two meeting/activity rooms.” All of it belongs to the master association, which matters more than it sounds: a buyer in Cedar Ridge, a buyer in Maple Brooke and a buyer in Oak Hollow and Mahogany Run all get identical amenity access, established five independent ways including Master Declaration Section 1.42.
The pools and the spa are open dawn to dusk, roughly 7:00am to 8:00pm on Daylight Saving Time and 7:00am to 6:00pm on Eastern Standard Time. There are no lifeguards at any community pool, and night use of the pool areas is, in the association’s own wording, strictly prohibited. The fitness center runs on a different rule: it is open 24 hours a day, seven days a week to owners holding a fob, unsupervised, with a minimum age of 14, an executed waiver, video surveillance consented to on that waiver, and a 30 minute limit per person when all equipment is in use.
The two clubhouse rooms, the Social Room and the Card Room, are reservable from 6:00am to 11:00pm on a written application with a $300 security deposit, and the clubhouse lanai may be added to a Social Room reservation. Neither room may be reserved for commercial activity. A food truck can be approved as part of an event with an additional deposit, which tells you something about how food actually reaches this community.
The streets inside Autumn Woods are private, reserved to or owned by the master association and maintained by it. Master Declaration Section 1.43 expressly excludes any street dedicated to the public, and Section 6.1(C) puts maintenance, repair and replacement squarely on the association. Paving, resurfacing, striping, potholes, street trees and street lights are therefore a master assessment expense and not a county service, and the community is not on any county repaving queue.
In exchange the community controls its own access and sets its own 25 mile an hour limit. The typical platted section is an asphalt roadway with a 2 foot concrete valley gutter, a 5 foot concrete sidewalk and a 10 foot public utility easement, which is why the sidewalk network is continuous rather than intermittent. One stretch of sidewalk meanders around indigenous oaks the developer saved in a tree well, a small detail that survives from the 1990s site work.
Unlicensed motorized scooters are banned outright community-wide, and the association publishes its own reasons: noise, pedestrians forced off sidewalks, near-misses on roadways, liability, child safety and county law. Golf carts are permitted on the roads only if licensed, registered and insured and driven by a licensed or learner’s-permit driver, and never on sidewalks, preserves or common lawns.
For a community with no restaurant, no bar and no club, the calendar is busy. Residents run water aerobics on weekday mornings, pickleball several days a week, Mah Jongg, Hand and Foot, a Travel Club and a Sip and Read Book Club. Food Truck Fridays run 5:00pm to 8:00pm, there are Wednesday happy hours, a Tuesday mobile farmers market, a twice-monthly fish truck and a coffee truck, plus a Halloween parade, a community yard sale and a December holiday party.
A Social Committee publishes a quarterly newsletter titled “Inside Autumn Woods” plus a monthly calendar, a Welcome Committee launched in January 2025 runs monthly Coffee and Conversation, and the board president holds an open session on the first Thursday of each month at 5:30pm in the clubhouse. The association is careful about how it describes all of this, and so are we: in its own words, “Activities on this page are organized by volunteer homeowners and are not sponsored or organized by any Autumn Woods Board.”
That distinction is not pedantry. It tells a buyer exactly what they are joining. There is no activities director, no staffed programming and no association-run fitness classes, because the fitness center is expressly not a supervised facility. What exists is a neighborhood where enough people are here year-round to keep a calendar full without staff, which is a different and in our experience more durable thing.
The most useful demographic fact about Autumn Woods is not in any brochure. It is in the tax field. On the Collier County 2026 preliminary roll, 388 of the 547 residences carry a Florida homestead exemption, which is 70.9 percent. A homestead exemption requires permanent Florida residency, so that number is a direct measure of how many of these homes are somebody’s actual legal residence rather than a second home.
Homestead penetration falls steadily down the price ladder inside the community. Oak Hollow and Mahogany Run runs 78.2 percent, 273 of 349 parcels. Maple Brooke runs 63.6 percent, 70 of 110 lots. Cedar Ridge runs 51.1 percent, 45 of 88 homes. In plain terms, roughly four out of five single-family homes here are permanent residences against roughly half of the condominiums, and that is a statement about who is on the street in August, not about the buildings.
The other 159 residences, 29.1 percent of 547, carry no homestead exemption. That population could include seasonal owners, second-home owners and investor owners, but a non-homesteaded unit is not necessarily a rented one and the county roll cannot tell them apart. We do not publish a rental count for Autumn Woods, because no public record establishes one.
Autumn Woods is structurally a monthly or seasonal rental community rather than a weekly vacation-rental community, and the governing documents rather than the market decide that. All three neighborhoods set a 30 day minimum lease term, which forecloses weekly rental outright, and all three cap leasing at three leases in a rolling twelve-month period, which forecloses short-stay turnover. No document in any of the three neighborhoods caps the number of homes that may be leased at one time.
The practical consequence is a community that fills up in season without emptying out entirely in summer. With 78 percent of the single-family stock homesteaded, Oak Hollow and Mahogany Run reads as a year-round neighborhood with seasonal residents in it. Cedar Ridge, at 51 percent homesteaded and with the highest 24-month turnover of the three at 10.2 percent, reads as the most seasonally weighted of the three products.
One rule catches sellers and buyers by surprise, and it appears nowhere else on the open web. Oak Hollow and Mahogany Run Section 10.1(F) reads: “Owners with title to their Lots prior to the recording date of this Declaration shall be grandfathered to the rental restrictions of the Declaration that existed when they acquired title.” The recording date is 18 April 2023. A seller who took title before that date may personally enjoy looser leasing terms that will not transfer to their buyer, and a buyer taking title today is fully bound with no grandfathering at all.
Autumn Woods prices are best read one product at a time, because the community mixes 350 single-family homes with 110 attached villas and 88 condominiums. Across the 24 months to 29 August 2026 we resolved 47 recorded sales, with median prices of $950,000, $530,000 and $550,000 in those three neighborhoods.
Each of those 47 sales carries a price, a date and an Official Records book and page, so every one is verifiable from the Collier County Clerk’s own records rather than taken on trust.
In the 24 months to 29 August 2026, 109 instruments were recorded against the 547 residential parcels in Autumn Woods. Of those, 62 carried nominal, zero or exempt consideration, meaning they were trusts, quit claims, corrective deeds and interspousal transfers rather than sales. The remaining 47 resolved with a price, a date, an Official Records book and page, and a neighborhood.
The method matters, because a reader can reproduce it. Florida documentary stamp tax on a deed is $0.70 per $100 of consideration under Florida Statutes 201.02, and the stamps paid appear on the face of each instrument, so a price can be read back off the recorded document itself. Every one of these 47 sales is verifiable by book and page from the Collier County Clerk’s own records, which is a stronger evidentiary position than a market median a reader has to take on trust.
Neighborhood | Priced sales | Low | Median | High | Median price per heated square foot | Turnover, 24 months |
|---|---|---|---|---|---|---|
Oak Hollow and Mahogany Run | 29 | $664,900 | $950,000 | $1,681,875 | $411 | 29 of 349, 8.3 percent |
Maple Brooke | 9 | $440,000 | $530,000 | $625,000 | $330 | 9 of 110, 8.2 percent |
Cedar Ridge | 9 | $400,000 | $550,000 | $650,000 | $336 | 9 of 88, 10.2 percent |
All Autumn Woods | 47 | $400,000 | $735,000 | $1,681,875 | not meaningful blended | 47 of 547, 8.6 percent |
Price per heated square foot above is computed on the county’s base area rather than its adjusted area, because using the adjusted figure would understate every result by roughly 15 to 25 percent. Three sales sit far above their neighborhood band and the county roll records neither renovation history nor view coding for them, so they are excluded from every average and are not discussed individually.
Oak Hollow and Mahogany Run recorded 29 priced sales in the 24 months to 29 August 2026, out of 349 parcels, which is 8.3 percent turnover across the window. The median was $950,000, the range ran from $664,900 to $1,681,875, and the median price per heated square foot on county base area was $411.
The spread is wide because the housing stock is wide. County base living area across the 348 built houses runs from 1,250 to 3,337 square feet with a median of 2,090, spread across roughly 190 distinct base areas. The most repeated plans are 1,749 square feet on 25 houses, 2,090 on 20, 2,064 on 13 and 1,729 on 12. This is a wide-mix neighborhood rather than a repeated-plan one, which is exactly why a single median tells a seller much less here than in a community of four floor plans.
Lot sizes run 0.14 to 0.40 acres with a median of 0.20 acres. Private pools sit on 233 of the 348 built houses, 67 percent, and screen enclosures on 288 of 348, 83 percent. On the 2026 preliminary roll the median just value in this neighborhood is $744,149 and the median county taxable value is $479,238, a gap that the tax section below explains in full.
Maple Brooke recorded 9 priced sales in the same 24 months out of 110 lots, which is 8.2 percent turnover. The median was $530,000, the range ran $440,000 to $625,000, and the median price per heated square foot on base area was $330. The sample is small and we say so rather than dressing it up: nine sales is nine sales.
The product is tighter than the single-family stock and prices behave accordingly. County base living area runs 1,537 to 1,850 square feet with a median of 1,629, and three sizes account for 98 of the 110 villas: 1,577 square feet on 32, 1,629 on 40 and 1,821 on 26. Lots run 0.14 to 0.28 acres, median 0.16. Private pools sit on 21 of 110 villas, 19 percent, and screen enclosures on 76 of 110, 69 percent.
Maple Brooke is not a condominium and the distinction has legal consequences at closing. It is a Chapter 720 homeowners association on fee-simple platted lots, with attached villas sharing party walls, shared roofs and shared driveways. The neighborhood’s own rules say it in terms: Maple Brooke villas are not condominiums, but single-family homes. Median just value on the 2026 preliminary roll is $538,546.
Cedar Ridge recorded 9 priced sales in the 24 months to 29 August 2026 out of 88 homes, which is 10.2 percent turnover and the highest of the three neighborhoods. The median was $550,000, the range ran $400,000 to $650,000, and the median price per heated square foot on base area was $336.
Cedar Ridge has exactly four floor plans and no others: 1,488, 1,632, 1,759 and 2,040 square feet of air conditioned area. Phases 1 through 9 carry 1,488 square feet downstairs and 1,759 upstairs; Phases 10 through 22 carry 1,632 downstairs and 2,040 upstairs. The county building file returns 18 homes at 1,488, 18 at 1,759, 26 at 1,632 and 26 at 2,040, which is exactly what nine and thirteen buildings of two-down two-up produce. None of the 88 homes has a private pool.
Cedar Ridge is also the newest stock in Autumn Woods, built 2000 to 2002, and it carries the lowest median just value on the 2026 preliminary roll at $453,104. That combination of newest, cheapest at delivery and most appreciated in percentage terms is what makes its tax reset the most violent of the three, as the table further down shows.
Three different published medians for Autumn Woods currently circulate on the open web, at roughly $527,500 down 21 percent, roughly $529,816 down 6.2 percent, and roughly $1,050,000 up 25.4 percent. All three purport to describe the same 548 homes. They cannot all be right, and in a sense none of them is, because all three are blended-median artifacts.
Here is the mechanism. A community mixing 350 single-family homes with 110 villas and 88 condominiums produces a blended median whose direction flips entirely with mix shift. If a quarter’s sales happen to be villa-heavy the median falls; if they are single-family-heavy it rises; and neither movement says anything at all about whether any individual home appreciated. Our own blended figure across all 47 recorded sales is $735,000, and we never publish it without the three-way split beside it.
The correct question for a seller is not what Autumn Woods did. It is what your product type did. A Cedar Ridge owner and an Oak Hollow owner are in two different markets that happen to share a gate, and any valuation that does not start by separating them is guessing.
The Federal Housing Finance Agency All-Transactions House Price Index for the Naples-Marco Island metropolitan statistical area stood at 572.25 in 2026 Q2, up 0.84 percent year over year and up 49.02 percent over five years. That index is built from mortgage purchase and refinance transactions rather than from listings, which makes it the one market-direction figure available here that does not originate in a multiple listing service.
In plain words: Naples prices are up roughly 49 percent over five years and essentially flat over the last twelve months. The five-year surge is over. Quoting only the five-year number, which is what a lot of marketing does, would mislead a reader about what is happening right now.
For county-level context from board reporting, and labeled as such, Florida Realtors reported a July 2026 single-family median of $800,000 for the Naples-Immokalee-Marco Island metropolitan area, which includes Marco Island, while the Naples Area Board of REALTORS reported $745,000 for Collier County excluding Marco Island. Both are correct and they measure different territories. The same county reporting shows single-family medians up 12.9 percent year over year while condominium medians fell 4.8 percent, and in a community that is 84 percent single-family and villa against 16 percent condominium, those two lines pull in opposite directions.
Some numbers a buyer or seller might expect on a community page are not on this one, and the honest reason is that they come from the Southwest Florida MLS and we will not estimate into a gap. Days on market for Autumn Woods comes from the Southwest Florida MLS and is refreshed on this page monthly. The same applies to list-to-sale ratio, active inventory, months of supply at community level, and any bedroom or bathroom distribution, which the county roll does not carry as a field at all.
We also publish no rental count and no achieved rent for Autumn Woods, because no public record establishes either. The US Department of Housing and Urban Development sets FY2026 Fair Market Rents for Collier County at $1,986 for a two bedroom and $2,581 for a three bedroom, but a Fair Market Rent is roughly the 40th percentile of standard-quality rental stock across the entire county and is deliberately a below-median figure. It is a floor and a sanity check, never an expected Naples rent.
One more exclusion is worth naming because it looks like it should work and does not. Census Tract 102.16, which contains Autumn Woods, holds 1,790 housing units against the community’s 547, and inside that tract renters outnumber owners 804 to 658. Autumn Woods is 70.9 percent homesteaded. Those two facts cannot describe the same population, so no tract tenure split, vacancy rate or median gross rent appears on this page as an Autumn Woods figure. The single usable item from the tract is that its median year structure built is 1997, which confirms the era and nothing more.
Autumn Woods was entitled in 1996, platted in four units between 1997 and 1999, and built out by Centex Homes between 1997 and 2002. The rezone was petitioned by Peninsula Improvement Corporation, a Barron Collier family company, and the ordinance that governs the land is not named after the community at all.
It is the 300 Acre Goodlette Road Planned Unit Development, Collier County Ordinance 96-80, adopted 10 December 1996.
Before development the site was zoned A, Rural Agricultural, with portions inside the Wellfield Special Treatment Overlay. Ordinance 96-80 characterises the pre-development land directly: pine flatwoods with a palmetto understory heavily invaded by melaleuca and Brazilian pepper, a large fallow agricultural field across the southern half, three cypress-dominated wetland communities along the southwestern edge already drawn down by the City of Naples wellfield, xeric oak along the Florida Power and Light easement, and informal off-road and horse trails throughout.
Site elevations in 1996 ranged from 9.2 to 15.9 feet above mean sea level, averaging about 11 feet. Land north of Orange Blossom Drive sits in the Pine Ridge Canal Basin and land to the south in the Gordon River Extension Basin, a drainage split that still governs how water leaves the property. In 1996 the site was bounded west by Goodlette Road, north by undeveloped City of Naples land, east by the Pine Ridge Industrial Park, The Crossings and The Villages of Monterey, and south by the Jaeger Industrial PUD and Pine Ridge Middle School.
Peninsula Improvement Corporation, at 2600 Golden Gate Parkway, owned the land and petitioned the rezone through Barbara H. Cawley, AICP, of Wilson, Miller, Barton and Peek, Inc. The Barron Collier family connection is on the state corporate record: document F22515, filed 9 March 1981, lists officers including COLLIER, BARRON III G. Peninsula was the landowner and rezone petitioner, not the builder, and confusing the two is a common error.
Ordinance 95-8, adopted 28 February 1995, created the original 300 Acre Goodlette Road PUD. Ordinance 96-80, adopted 10 December 1996 under petition PUD-94-10(1), rezoned PUD to PUD, adopted a new PUD document, and repealed Ordinance 95-8 in its entirety. That is the live entitlement today, and Collier County’s own PUD Master List carries the row as THREE HUN.AC.GOODLETTE RD with no alternate name recorded.
There is no such document as an Autumn Woods PUD, and a county-records search under that name returns nothing. Two separate custodians, the ordinance itself and the county’s monitoring list, give the same answer. The ordinance was attested by Dwight E. Brock, Clerk, signed by John C. Norris, Chairman of the Board of County Commissioners, and approved as to form by Marjorie M. Student, Assistant County Attorney, with a certified true copy issued 11 December 1996.
Approved density is 3.00 units per gross acre, 900 dwelling units across 300 acres, and the PUD does not allocate that 900 by housing type. Section 2.6.A leaves the assignment to site development plan approval. The 300 acres is the entitlement footprint, not the community: Autumn Woods Units One through Four are platted at approximately 191 acres per the Collier County subdivision polygon layer, and a church and school campus at 6000 Goodlette-Frank Road North sits inside the same PUD, which is the reason the two acreage numbers differ.
The county’s zoning atlas maps for the property are 9503N, 9503S, 9510N and 9510S. Wilson, Miller, Barton and Peek, Inc. served as planner, engineer and project surveyor, and the PUD Master Plan carries the firm’s file number WMB&P #RZ-234 A. The same firm later filed the Permanent Control Point certifications for Units Two, Three and Four on 27 July 2001.
Centex Homes, a Nevada general partnership acting with Centex Real Estate Corporation as a partner, was the Declarant of Autumn Woods and the sole builder of all three product types. Centex is the sole declarant on the master declaration, on all three neighborhood declarations, on all four plats, on every supplemental annexation and on every Cedar Ridge phase-completion certificate. No second builder appears anywhere in the recorded chain.
The association’s own restated declaration recites the same thing independently: “all prior amendments were made by the original declarant and developer of Autumn Woods, Centex Homes.” A negative check supports it from the other direction, in that no second party appears in the Clerk index as plattor, declarant or condominium developer for this community. Centex also still appears as owner of record on two residual tracts on the 2026 preliminary roll.
That single-builder history is worth a buyer’s attention rather than being trivia. One builder across a six-year window means one code generation, one set of structural details, one plumbing and electrical vocabulary and one aging curve. It also means the roofs, air conditioning systems and water heaters across 548 homes reach the end of their service lives at roughly the same time, which is exactly the pressure that drives assessments in a community of this vintage.
Autumn Woods was platted in exactly four units and there is no Unit Five. Unit One recorded 8 May 1997 as Instrument 2180165 at Plat Book 28, pages 27 to 32. Unit Two recorded 23 January 1998 as Instrument 2272099 at Plat Book 29, pages 59 to 62. Unit Three recorded 1 March 1999 as Instrument 2440997 at Plat Book 31, pages 61 to 64. Unit Four recorded 11 August 1999 as Instrument 2517961 at Plat Book 32, pages 75 to 83.
One citation correction travels with that list. The master declaration itself cites Unit Three at Plat Book 31 pages 61 to 65, and four independent routes say 61 to 64. The declaration’s own figure is a transcription error, and a page that repeats it is repeating a typo rather than reporting a record.
The Unit One plat recorded on the same day as the Master Declaration, at the consecutive instrument number, which means Autumn Woods was legally created in a single recording session. No vacation of plat, replat or plat amendment was found for Units One through Four across a Clerk search covering 1994 to 2026, though that is weaker evidence than the rest of this section because vacations are indexed by resolution number rather than by subdivision name.
The four plats also created the common area. Twenty-one lake tract parcels total 45.31 acres, numbered L1 through L20 plus L19B, which is a later split of L19 rather than a twenty-first lake. Eight right-of-way tracts total 30.45 acres. Twenty-one preserve, open space, buffer, clubhouse and utility tracts total 13.53 acres. Nearly all of it is owned today by Autumn Woods Community Association, Inc.
Cedar Ridge was declared as a phased condominium and came last. Its neighborhood declaration and its Declaration of Condominium both recorded 21 July 2000, as Instruments 2665792 and 2665793 at Official Records 2701/790 and 2701/792, the condominium instrument running 151 pages. The land it sits on was annexed from Unit Four by supplemental declaration at Official Records 2659/2385 to 2386.
Nineteen recorded surveyor’s certificates of substantial completion run from 7 August 2000 through 22 August 2002, the last of them recorded as COMPLETE PH 21 at Instrument 3034294, Official Records 3095/2151. That last certificate is the reason this page dates the build era as ending in 2002 rather than 2003. The commonly repeated 2003 is the county’s estimated build-out year for the whole 300-acre PUD, not a completion record for Autumn Woods.
By neighborhood, the county building file gives Oak Hollow and Mahogany Run 1997 to 2002, Maple Brooke 1997 to 2001, and Cedar Ridge 2000 to 2002. Cedar Ridge is the newest stock in the community by a clear margin, and 40 of its 88 units carry a year built of 2002.
Centex organised the entire three-tier governance structure in one filing session on 9 April 1997, a month before the Master Declaration recorded: Oak Hollow and Mahogany Run at N97000002030, Maple Brooke at N97000002032 and the master association at N97000002033, filed the same day in a consecutive block, before a single home was sold. Cedar Ridge At Autumn Woods Condominium Association, Inc. followed on 26 June 2000 at N00000004242.
Three converging record trails show when control passed to residents. Centex controlled the master board through at least the May 2000 annual report. By the May 2002 annual report every director’s address was a home inside Autumn Woods. And Centex deeded the last of the common tracts to the association on 24 April 2002, at Instrument 2970856, Official Records 3024/1228. The last instrument Centex executed in its declarant capacity is the Second Declaration of Covenants running to North Naples United Methodist, recorded 6 July 2001 at Instrument 2822755.
Two later events complete the history. Collier County condemned right of way across the western edge of the PUD in 2002 to four-lane Goodlette-Frank Road, taking Parcels 114, 115 and 116, exactly as PUD Section 5.6.E had anticipated in 1996. And the association-era amendment chain begins on 2 May 2017 with Instrument 5399205, the first amendment made by the association rather than the declarant, which established the Capital Improvement Fee.
The recorded master declaration was then amended and restated on 30 April 2019 as Instrument 5705144, Official Records 5623/3471, running 57 pages, followed by an amendment on 14 March 2022 at Instrument 6219320 and the transfer-fee amendment on 26 May 2023 at Instrument 6408805. No PUD amendment ordinance exists after 96-80: the county’s PUD Master List shows a single ordinance number, a single approval date and an empty amendment column, on a list where comparable rows carry several ordinance numbers.
Autumn Woods runs a two-tier structure: one master association above three neighborhood associations, four separately incorporated Florida not-for-profit corporations in total, all four active on their 2026 annual reports. Every owner in the community belongs to exactly two of them, their own neighborhood association and the master, and pays exactly two assessments.
Master Declaration Section 2.2 puts it directly: every owner of a lot or unit is a member of a neighborhood association as well as a member of the master association, and the neighborhood associations are subject and subordinate to the master.
The master is AUTUMN WOODS COMMUNITY ASSOCIATION, INC., Florida document number N97000002033, filed 9 April 1997, managed by Resort Management from an on-site office in the clubhouse at 6720 Autumn Woods Boulevard, Naples, FL 34109. The three neighborhood associations are Oak Hollow and Mahogany Run at N97000002030, Maple Brooke at N97000002032 and Cedar Ridge At Autumn Woods Condominium Association at N00000004242.
Each of the four files its own annual report with the state and carries its own 2026 officer roster, which is the practical test of separateness. The master association owns amenity structures only and no residential buildings, which is why neither Florida’s milestone inspection statute nor its Structural Integrity Reserve Study statute reaches it as an entity.
The distinction that trips people up is that four corporations exist while any single owner belongs to two of them. Both sentences are true at once. A Cedar Ridge owner is a member of Cedar Ridge and of the master. A Maple Brooke owner is a member of Maple Brooke and of the master. Nobody in Autumn Woods pays three association assessments, and nobody pays one.
This is the governance fact almost no competing page carries, and it changes how an owner should think about influence here. Master Declaration Section 2.3 reads: “Members shall not have the right to cast votes directly in Master Association meetings and shall be bound by the outcome of the voting conducted by the Neighborhood Associations as reported and voted by the Neighborhood Representative.”
In practice that means the route to the master board runs through your neighborhood association, not around it. An owner who wants to move a master decision persuades their neighborhood’s representative and their neighborhood’s members, and the neighborhood then votes as a bloc at the master level. Owners who arrive expecting a direct one-home one-vote master meeting are surprised, and the surprise is written into the recorded document rather than being a matter of practice.
The thresholds that sit on top of that structure are worth knowing before you buy. A master amendment needs 67 percent of voting interests present and voting, or the written consent of 67 percent in lieu of a meeting, under Section 10.2. Master special assessments need a simple majority of each class of members and carry no dollar cap. Two express exceptions require no owner vote at all: an insurance and reserve shortfall after a casualty under Section 9.10(B), and environmental remediation cost recovery under Section 3.3(O).
The master declaration is not perpetual, and the clause that sets its life is one almost no buyer reads. Master Declaration Section 10.1 fixes an initial term of thirty years from the original declaration and then renews it automatically, in its own words: "This Declaration shall be automatically renewed and extended for an unlimited number of successive ten (10) year renewal periods; provided, however, that there shall be no renewal or extension of this Declaration if during the last year of the initial period ... three-fourths of all voting interests Vote in favor of terminating this Declaration." Do not confuse this with the Oak Hollow and Mahogany Run Section 10.1 cited further down this page, which governs leasing. Different document, same section number.
The arithmetic is worth doing. The Collier County Clerk indexes the original declaration, Instrument 2180164, as recorded on 8 May 1997. The initial thirty year term therefore runs to May 2027, and the one year window in which a three-quarters termination vote could be taken is open from May 2026 to May 2027. The recorded restatement argues with the index on this small point, giving 6 May 1997 in its own text, two days earlier. We publish the Clerk's date, because the index is the record of what was actually filed.
What happens at the end of that window is not knowable from the public record, and we will not pretend otherwise. Nothing in the Collier County Official Records suggests a termination effort is under way, and automatic renewal is the default the clause itself writes in, so continuation is by far the likely outcome. But whether three-fourths of the voting interests act before May 2027 is a decision that has not been taken, and it would appear in no recorded instrument until after it had been. A buyer who wants a current answer asks the master association through the estoppel process, where Florida law requires disclosure. Anyone who tells you flatly that this declaration is about to terminate, or flatly that it cannot, is asserting something the record does not support.
The master maintains all roadways on the property, street lights, sidewalks and paths, the lakes, the surface water and stormwater management system, the master irrigation system, master landscaping, preserves and open space, the recreation parcels, and the employment of personnel at the entry gates. Those obligations sit in Sections 3.3, 6.1(B), 6.1(C), 6.1(E) and 6.1(G) of the master declaration.
Curiously, the master declaration never names the pool, the clubhouse, the fitness room, the tennis courts or the pickleball courts. Those words appear zero times in it. The amenity inventory is established instead by the Oak Hollow and Mahogany Run Rules, which state it plainly: the master association “is responsible for the infrastructure within Autumn Woods. The guardhouse, the pools, tennis and pickleball courts, road lighting, the entrance and exit gates, the Clubhouse, meeting rooms, and the Workout Room.”
Two further master powers matter to an owner planning improvements. Section 8.1 gives the master “the right, but not the obligation, to enforce such restrictive covenants in the absence of action by the Neighborhood Association,” and Section 3.3(L) lets the master perform a neighborhood’s maintenance and assess the cost against every unit in that neighborhood. Section 8.2 bars any irrigation system not fed by the master irrigation system, bars drawing water from any lake, and bars water wells on any lot or unit, so there is no private well option here.
One structural note about the master’s own life. Like most Florida master declarations of its era, the Autumn Woods instrument carries a stated initial term with automatic renewal for successive periods unless a supermajority of voting interests votes otherwise, and the governing language sits in Section 10.1 of the recorded declaration. We are deliberately not publishing a duration or a renewal date here. Term and renewal provisions are amended by recorded instrument, a summary written today can be stale by the time you read it, and this is exactly the kind of detail a title company and an association manager confirm in writing during a transaction. Ask the master manager at Resort Management for the current status in writing, and have your closing agent pull Section 10.1 and any recorded amendments from the Collier County Clerk before you rely on it.
Architectural review in Autumn Woods is a delegation, not a mandatory two-step, and getting that right saves a renovating owner real time. Under Master Declaration Article 7 the master architectural committee holds default jurisdiction. A neighborhood committee exists only where the master committee has affirmatively delegated to it, conditional on the neighborhood adopting standards “as stringent as set forth herein”, and the delegation is revocable at any time.
The clock is a 30 day review window, extendable by a further 30 days, with deemed approval unless the board denies. Completion is required within 180 days if no other period is set. Variances are a board decision only. Delinquency on assessments can block processing of an application outright, which is a practical trap for an owner trying to improve a home before listing it.
The substantive standard is stricter than most buyers expect. Nothing may be erected or altered, and no grading, landscaping, planting, plant removal or exterior colour change may occur, until complete plans are approved in writing, on two complete sets. Oak Hollow and Mahogany Run runs an explicitly default-deny stance, in its own words: “any proposed exterior alterations not specifically stated in these Rules and Regulations are disapproved.” That neighborhood publishes approved roof tiles, paint colours, exterior materials and tree and plant standards, and permits no asphalt or shake shingle roofs.
Autumn Woods runs three management companies across its four corporations, which is unusual and is worth knowing before you order an estoppel. Resort Management, at 2685 Horseshoe Drive South, Suite 215, Naples, FL 34104, phone 239.649.5526, manages both the master association and Maple Brooke. Sandcastle Community Management, at 9150 Galleria Court, Suite 201, Naples, FL 34109, phone 239.596.7200, manages Oak Hollow and Mahogany Run. Anchor Associates, Inc., at 2340 Stanford Court, Naples, FL 34112, phone 239.649.6357, manages Cedar Ridge.
The split is not an accident of procurement. Oak Hollow and Mahogany Run Bylaws Section 2.5 states it as a rule: “The Neighborhood Association may not contract with the same property management company as the Master Association.” That single sentence is why a single-family seller in Autumn Woods must order estoppels from two different companies, and why building a closing timeline around one manager’s turnaround is a mistake.
Meeting cadence is consistent across the community. The master board meets monthly, all three neighborhood boards meet monthly in the clubhouse Social Room, and Oak Hollow and Mahogany Run additionally runs a monthly Architectural Review Committee meeting. Notices are posted on the association website, on the clubhouse bulletin board and on the bulletin board at the Goodlette-Frank exit.
Autumn Woods is 70.9 percent homesteaded, 388 of 547 residences on the 2026 preliminary roll, which means the typical seller here has been in the house long enough that the tax bill their buyer will inherit looks nothing like their own. That single fact changes how a home in this community should be priced and how the carrying-cost conversation with a buyer should be handled, and it is not something an automated estimate can see.
If you own here and are weighing a sale, start with a real pricing opinion built on the recorded deeds for your specific neighborhood, not a blended community median. Request an Autumn Woods home valuation or use our standing home valuation request, and we will show you which of the 47 recorded sales actually compare to your home. If you are buying, see how we represent buyers in Autumn Woods and what our buyer representation process covers before you tour anything.
Jesse McGreevy is at (239) 898-6072 and Marc Comisar is at (239) 287-5873. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, and the Autumn Woods work above is the standard of preparation we bring to a listing appointment.
An Autumn Woods owner pays two association assessments plus a county tax bill, and only part of that stack is published anywhere. The master assessment is not published by the master and is derivable for 2025 only. The Maple Brooke neighborhood assessment is derivable from that association’s own compiled financial statements.
The Oak Hollow and Mahogany Run and Cedar Ridge neighborhood assessments are not published anywhere at all, and the only route to either of them is the estoppel certificate.
The master association does not publish its regular assessment. What can be derived, for 2025 and for 2025 only, is approximately $3,040 per home per year. The derivation runs like this: Maple Brooke’s CPA-compiled financial statements for the year ended 31 December 2025 carry budgeted master fees of $334,400 as a pass-through, and Note 1 of the same statement records 110 lots, which divides to $3,040. Note 9 of the same statement records $334,378 actually paid, which divides to $3,039.80.
Two things must travel with that number every time it is used. First, it is derived and not published, and the current amount is obtained from the AWCA estoppel certificate through Resort Management. Second, both arithmetic routes come out of a single document, and a compilation engagement expresses no opinion, conclusion or assurance. Two lines in the same statement are not two sources, and we will not pretend otherwise.
What does generalise beyond Maple Brooke is that the master assessment is the same for every home. The master declaration requires assessments to be equal for every owner, so the master layer costs a Cedar Ridge condominium owner, a Maple Brooke villa owner and an Oak Hollow single-family owner the same amount. That part is independently sourced from Article 4 and Section 4.5 of the declaration, and it is what makes the derivation useful at all.
For that money the master delivers guardhouse and gate staffing, the entry gates, the roads, street lights, sidewalks and paths, the lakes, stormwater and surface water management, the master irrigation system, master landscaping, preserves and open space, and the recreation parcels, being the two pools, the heated spa, tennis, pickleball, basketball, the playground, the fitness room, the clubhouse and two meeting rooms.
Maple Brooke is the only neighborhood in Autumn Woods that publishes financial statements, and its 2025 neighborhood assessment works out to $2,014.02 per lot per year, derived by dividing $221,542 in total assessments by the 110 lots the same statement names. The document itself states no per-unit figure, so this is a derivation from published totals rather than a quoted fee.
The default payment period is monthly, in advance, due on the first day of each month, though the board may elect annual, semi-annual or quarterly billing. For that assessment Maple Brooke provides lawn care, landscape maintenance, exterior painting and caulking, roof cleaning, repair and replacement, and irrigation operation and replacement. The roof obligation is the significant one: under the 1997 Declaration Section 9.3.5(d) the association is contractually obliged to replace the roofs on 110 attached villas.
Set against that obligation, the 2026 Approved Reserve Plan funds exactly two components: Painting at an estimated replacement cost of $157,000, and Roof Cleaning at $10,000. There is no roof replacement reserve component. The statement also records, verbatim, that “The Association has not conducted an independent study to estimate the remaining useful lives and the replacement costs of the components of common property.” Those are the association’s own facts and we report them as such. We publish no adequacy judgment in our own voice, and no reserve balance, because the source document’s two tables do not reconcile with each other.
Adding the two layers a Maple Brooke owner actually pays gives roughly $5,054 a year, about $421 a month for 2025, being the neighborhood assessment plus the derived master assessment, before the county tax bill and before the one-time transfer fee. Both components must be confirmed on the estoppel rather than taken from this page.
The Oak Hollow and Mahogany Run neighborhood assessment is not published anywhere. It is not on the association website, not in the recorded 2023 restatement, not in the Bylaws, the Rules or the Collection Policy, and not in any state filing, and the association publishes no financial statements at all. What is established is the mechanics: it is paid quarterly, in advance, due on the first day of each quarter, and each owner is liable for a 1/350th share. The neighborhood does not provide exterior maintenance for its detached homes.
One protection is published, and it is worth having. The Oak Hollow and Mahogany Run board may not adopt a budget carrying an increase above ten percent over the prior fiscal year, including reserves, without the approval of a majority of the voting interests. A buyer should also know that reserves in that neighborhood are discretionary rather than statutory: Bylaws Section 6.4 states that “Board adopted reserve funds are not controlled by Chapter 720 Florida Statutes and therefore may be spent, waived or used as approved by the Board.”
The Cedar Ridge assessment is likewise not published anywhere. It is paid quarterly, in advance, on the first day of each quarter, and each home carries a 1/88 equal share. And there is one arithmetic trap here that we consider the single easiest mistake available in this community: under Declaration Paragraph 21.1.1 the billed Cedar Ridge Annual Assessment already contains the owner’s share of the master assessment. Never add the master figure on top of a Cedar Ridge quarterly number.
To obtain the real amounts, a buyer requests an estoppel certificate and the current adopted budget from the relevant manager. For Oak Hollow and Mahogany Run that is Sandcastle Community Management at 239.596.7200. For Cedar Ridge it is Anchor Associates, Inc. at 239.649.6357, and a Cedar Ridge buyer should request the reserve schedule alongside the budget.
Autumn Woods charges a Capital Improvement Transfer Fee, and it is owed by the buyer rather than the seller. It began at $1,500.00 effective 1 July 2017 and the recorded May 2023 certificate of amendment states a then-current amount of $1,996.50 and adds that the fee “will increase again on July 1, 2023.” The current amount is not published and comes from the estoppel certificate.
The mechanics are recorded and stable even though the amount is not. The fee is due from the transferee at closing, is collected by the settlement agent, and must appear on the estoppel letter. It is deposited to a segregated account for capital projects, or applied to offset operating expenses by majority board vote. Six exemptions are recorded at Section 4.14: death, bona fide estate planning, divorce, gift, foreclosure or deed in lieu, and a transfer to someone who is already a member.
For a buyer, the practical instruction is short. Ask for the estoppel early, read the transfer fee line on it, and budget it as a closing cost rather than discovering it on the settlement statement. For a seller, expect a buyer to ask what it is, and expect it to come up in negotiation on a tight deal.
Autumn Woods screens buyers as well as tenants, and each neighborhood charges for it. Cedar Ridge charges $150.00 for a purchase application, $150.00 for a lease application, $50.00 for a background and credit check per adult United States citizen or $75.00 per adult foreign national, $25.00 for late processing and $25.00 for a returned ACH. Maple Brooke charges a $100.00 rental administrative fee. Oak Hollow and Mahogany Run sets its lease registration fee annually by board action and does not publish the amount, charges no fee for a renewal with the same tenant, treats a married couple and minor children as one fee, and charges up to $150.00 plus attorney fees for a mortgagee questionnaire.
Two smaller charges are worth budgeting. A fitness center fob costs $50.00, payable by check only, and gives an owner 24/7 access to the clubhouse fitness room. The gate barcode amount is not published; it is obtained from the AWCA Property Manager after the Resident Information Sheet is completed, by appointment and by check. No barcodes are issued for rental cars, and none for tenants leasing for less than six months.
An Autumn Woods tax bill carries exactly one non-ad-valorem line, and for 2025 it was $261.91 for District 1 Garbage, which is Collier County solid waste collection. That single line was identical across all three product types on three live 2025 bills sampled from the Collier County Tax Collector.
There is no Community Development District assessment, no special taxing district and no bond line, because none exists here. That was verified four independent ways: the Florida Department of Commerce Special District Accountability Program’s statewide roster of 2,090 districts returns zero containing “Autumn”; Collier County’s own special districts page lists none for this area; a full-text sweep of all 27 pages of Ordinance 96-80 returns zero occurrences of CDD, Community Development District, special district, special taxing district or Chapter 190, and instead assigns the infrastructure role to a private association twice; and the three live 2025 tax bills show the single garbage line and nothing else.
That absence is worth framing correctly. Against newer district-financed communities in eastern Collier County and Lee County, where an annual district assessment can run into four figures on top of an HOA fee, no district here is a real cost difference. Against the established North Naples neighbourhoods Autumn Woods actually competes with, it is not a differentiator at all, because none of the seven communities in our benchmark table carries one either.
Half of the Autumn Woods fee stack is unpublished, so the estoppel certificate is not a formality here, it is the primary source. Order both estoppels on day one of the contract: one from the master association through Resort Management, and one from the relevant neighborhood manager. Under Florida law an estoppel must disclose levied and pending special assessments, which is the only reliable route to that answer for Oak Hollow and Mahogany Run and Cedar Ridge, neither of which publishes financials.
For the record, no special assessment instrument appears in the Collier County Clerk index for any of the four associations across a sweep from 2020 to September 2026, and Maple Brooke’s 2025 financial statements disclose none. That is a verified negative with a stated limit, not a guarantee, and it does not replace the estoppel.
Ask for four documents alongside the estoppel: the current adopted budget, the reserve schedule where one exists, the current rules and regulations for your neighborhood, and the transfer fee amount in writing. If you would rather not chase four documents across three management companies during a 10 or 15 day inspection period, that is exactly the part of the transaction we handle. Call Jesse McGreevy at (239) 898-6072 and we will start the requests the day you go under contract.
Autumn Woods is 70.9 percent homesteaded, 388 of 547 residences on the 2026 preliminary Collier County roll, and the median accumulated Save Our Homes benefit among homesteaded single-family owners here is $295,877. None of that benefit transfers on a sale, because the cap is removed and the property is reassessed at just value.
The practical consequence is that a long-held homesteaded owner here pays roughly half the property tax the buyer of that same house will pay, and the three worked examples below show it on real named parcels.
Florida’s Save Our Homes assessment limitation, at Florida Statutes 193.155, caps the annual growth in assessed value on a homesteaded property at 3 percent or the change in the consumer price index, whichever is lower. Over twenty-plus years of Naples appreciation that cap opens a very wide gap between what a house is worth and what it is taxed on.
In Autumn Woods the gap is measurable rather than theoretical. The median just value in Oak Hollow and Mahogany Run is $744,149 against a median county taxable value of $479,238. In Maple Brooke it is $538,546 against $393,923. In Cedar Ridge it is $453,104 against $397,536. Community-wide, the typical Autumn Woods owner is taxed on roughly 64 percent of what the county says the house is worth. The largest single accumulated Save Our Homes benefit in the community is $721,272.
None of that gap transfers. On a change of ownership the cap is removed and the property is reassessed at just value on the January 1 following the sale. That is the mechanism, it is in the statute and in Article VII Section 4(d) of the Florida Constitution, and it is the single most consequential financial fact in an Autumn Woods transaction.
The table below models the reset on three real, named Autumn Woods parcels, each chosen as the parcel closest to its neighborhood’s median just value on the 2026 preliminary roll. The seller column is the actual tax field on the roll rather than a computed figure. The buyer columns apply the 2026 preliminary millage of 9.4020 to just value after the reset, with and without a homestead exemption.
Worked example | Seller pays now | Buyer pays, homesteading | Buyer pays, not homesteading | Multiple |
|---|---|---|---|---|
6725 Autumn Woods Blvd, built 2001, 1,729 sq ft, single-family, homesteaded since 2002. Just value $744,149, assessed $402,093, accumulated benefit $342,056 | $3,407 | $6,623 | $6,996 | 2.05x |
6470 Birchwood Ct, built 1998, 1,629 sq ft, villa, homesteaded since 2003. Just value $538,035, assessed $318,643, accumulated benefit $219,392 | $2,622 | $4,685 | $5,059 | 1.93x |
7119 Wild Forest Ct unit 102, built 2001, 1,632 sq ft, condominium, homesteaded since 2001. Just value $453,104, assessed $214,280, accumulated benefit $238,824 | $1,641 | $3,886 | $4,260 | 2.60x |
Read the multiple column and then read the homestead rate again. A long-held homesteaded Autumn Woods owner pays roughly half the property tax the buyer of that same house will pay, and because the community is 70.9 percent homesteaded, that is the normal case in an Autumn Woods transaction rather than the edge case.
One further caution makes those figures a floor rather than a ceiling. The reset goes to just value, and just value is not the price paid. Measured on qualified sales in this community, Collier’s just values run at 0.820 of recorded price in Oak Hollow and Mahogany Run, 0.951 in Maple Brooke and 0.795 in Cedar Ridge. A buyer who pays a market price above just value should expect the appraiser to move just value toward the price paid at the next assessment. Florida law does not set assessed value equal to the sale price, and any source that says it does is wrong, but the direction of travel is upward.
Cedar Ridge shows a 2.60x multiple against 2.05x in Oak Hollow and Mahogany Run and 1.93x in Maple Brooke, and the reason is structural rather than accidental. The condominiums were the cheapest product at delivery in 2000 to 2002, so they have appreciated furthest in percentage terms, so the wedge between just value and assessed value is proportionally the widest of the three.
The consequence is counterintuitive and worth stating plainly to any buyer shopping this community on price. The lowest-priced product in Autumn Woods carries the highest tax-reset risk, which is the exact opposite of what most buyers expect. A Cedar Ridge buyer moving from a rental into a $550,000 condominium can see the annual tax bill on that home more than double the day the reset lands.
Cedar Ridge is also the neighborhood where the fewest owners currently hold a homestead exemption, 45 of 88 at 51.1 percent, and where zero parcels currently carry a 10 percent non-homestead cap benefit. Both of those facts point the same way: this is the Autumn Woods product where the buyer’s tax position deserves the most attention before an offer, not after.
Florida’s first homestead exemption is $25,000 and applies to all levies including school. The additional exemption is $26,411 for 2026, inflation-indexed under the constitutional amendment Florida voters approved in November 2024, and it applies to non-school levies only. Total exemption value is therefore $51,411 against county levies and $25,000 against school levies.
Be honest about the scale of that, because the marketing usually is not. At the 2026 preliminary millage the exemption itself is worth roughly $374 a year. The Save Our Homes cap the exemption unlocks is worth $2,000 to $5,000 a year and rising. The exemption is the door; the cap is the room behind it.
Portability lets a Florida homesteader who sells and establishes a new Florida homestead transfer up to $500,000 of accumulated benefit, but it moves with the person and not with the house. A buyer coming into Autumn Woods inherits not one cent of the seller’s benefit. Portability is also not automatic: it must be claimed on Form DR-501T filed alongside the homestead application by March 1.
The January 1 test is the trap that catches relocating buyers every year. A buyer closing in February is not a homesteader for that tax year, and is billed at full just value with no exemption and no cap, with the first homesteaded year arriving twelve months later. In a community where the reset multiple runs 1.93x to 2.60x, that first-year bill is the one that surprises people.
An Autumn Woods owner who does not homestead gets no $25,000 exemption, no $26,411 additional exemption, no Save Our Homes 3 percent cap, no portability, no additional senior, veteran, widow or blind exemptions, and no Florida homestead creditor protection. That is a materially different ownership economics from the 71 percent of this community who do homestead.
What they do get is the 10 percent non-homestead assessment cap under Florida Statutes 193.1554, and it comes with four limits that are routinely misstated. It does not apply to school levies, so in Autumn Woods it protects only 5.2550 of the 9.4020 total mills, which is 55.9 percent of the bill, leaving 44.1 percent uncapped every year. It resets to just value on a qualifying change of ownership. Ten percent is often not a binding constraint at all in a strong assessment year. And it is not portable.
Measured on the 2026 preliminary roll, 31 Oak Hollow and Mahogany Run parcels and 23 Maple Brooke lots currently carry a 10 percent cap benefit, at medians of $48,492 and $21,429, and zero Cedar Ridge parcels carry one.
The 2026 preliminary total millage for Collier millage area 133, which covers all 598 Autumn Woods parcels, is 9.4020 mills, being 5.2550 non-school plus 4.1470 school. Ten named taxing authorities levy it: General Fund 3.0107, School Board State Law 1.8990, School Board Local Board 2.2480, North Collier Fire Control 1.0000, Unincorporated General MSTD 0.6844, Conservation Collier 0.2096, Collier Mosquito Control 0.1331, Big Cypress Basin 0.0978, Water Management Fund South Florida 0.0948 and Water Pollution Control Program 0.0246.
The 2025 certified rate for the same area was 9.5058. Both figures are true for their own year, and a page quoting 9.5058 as the current rate is a year stale. The rate has fallen in each of the last five years, from 10.9183 in 2021 to 9.4020 in 2026, a 13.9 percent decline, and the entire 2026 reduction came from two lines, the School Board required local effort and Collier Mosquito Control, with every other authority holding its 2025 rate.
That downward trend must always be paired with the caution that makes it honest. A falling millage rate against a rising assessed base does not mean falling bills. For a homesteaded owner the cap limits assessed growth to 3 percent or inflation, so a falling rate genuinely helps. For a buyer whose assessment just reset to just value, a 13.9 percent rate decline over five years is swamped by a doubling of the assessed value.
The table below assembles what can actually be quantified for a buyer who does not homestead, using the buyer tax figures from the worked examples above, the derived 2025 master assessment, and the published 2025 Maple Brooke neighborhood assessment. Two of the three neighborhood assessment lines are not published anywhere and are shown as such rather than estimated.
Component | Oak Hollow and Mahogany Run | Maple Brooke | Cedar Ridge |
|---|---|---|---|
Property tax after reset, not homesteading | $6,996 | $5,059 | $4,260 |
Master assessment, 2025 derived, not published | $3,040 | $3,040 | Already inside the neighborhood assessment |
Neighborhood assessment | Not published | $2,014.02 | Not published |
District 1 Garbage, 2025 | $261.91 | $261.91 | $261.91 |
Known and quantified subtotal | $10,297.91, with one layer missing | $10,374.91, all four layers present | $4,521.91, plus an assessment that already contains the master fee |
Do not read that table as saying a Maple Brooke villa costs more to carry than an Oak Hollow single-family home. The Oak Hollow and Mahogany Run stack is missing a real, non-zero layer that would very likely reverse the comparison, and we will not draw a conclusion from an incomplete column. Insurance, flood and utility costs are also absent from every column because no community-level figure exists for any of them.
What is publishable, and what we think is the genuinely useful structural point, is this: in Autumn Woods the fee stack rather than the price decides which product is cheaper to carry, and half of that fee stack is unpublished. That is why the estoppel certificate is not a formality in this community, and why we order both of them on day one.
Autumn Woods contains three neighborhoods and three distinct products: Oak Hollow and Mahogany Run with 350 detached single-family homes, Maple Brooke with 110 attached villas, and Cedar Ridge with 88 condominium homes in 22 two-story buildings. Only Cedar Ridge is a condominium, and only Cedar Ridge is governed by Chapter 718.
The other two are Chapter 720 homeowners associations on fee-simple platted lots, and the difference decides which Florida statutes apply to a sale.
Oak Hollow and Mahogany Run is one association and one neighborhood, and the state record is unambiguous about it. OAK HOLLOW AND MAHOGANY RUN NEIGHBORHOOD ASSOCIATION, INC., document number N97000002030, filed 9 April 1997, is the only entity of that description in the Florida index. Its own Bylaws Section 2.4 states 350 voting interests, being the total lots subject to the declaration, and that number was independently confirmed by set subtraction on the county lot inventory.
The neighborhood spans all four recorded plat units: 73 lots in Unit One, 90 in Unit Two, 25 in Unit Three and 162 in Unit Four. Ten streets carry its addresses: Autumn Woods Boulevard, Burnt Sienna Circle, Chestnut Circle, Mangrove Way, Nature Preserve Court, Old Mahogany Court, Southern Oak Court, Sugar Magnolia Circle, Sugar Magnolia Court and Timberland Circle. Old Mahogany Court is the only street in the community carrying the word Mahogany, which is part of why the two-neighborhood myth persists.
The homes were built 1997 to 2002, two-story homes are contemplated by the rules, and the PUD caps building height at 35 feet. Two-car enclosed garages are required and must be maintained as garages: they may not be enclosed, converted or reduced, and motorized roll-up garage screens are prohibited. The current documents are the Amended and Restated Declaration, Articles and Bylaws recorded 18 April 2023 as Instrument 6390872, Official Records 6237/2182, 55 pages, adopted at a members meeting held 11 April 2023.
Maple Brooke is 110 attached villas with party walls, shared roofs and shared driveways, on fee-simple platted lots, governed as a Chapter 720 homeowners association. The 110 count comes from the recorded 2023 restatement’s own legal description, which lists Unit One Lots 131 to 170, 215 to 228 and 277 to 284, and Unit Three Lots 229 to 276, and is independently confirmed by the association’s CPA: the association “consists of one hundred and ten (110) lots.”
Two streets and only two carry Maple Brooke addresses: Birchwood Court with 40 villas and Old Banyan Way with 70, the single largest villa street in the community. The villas were built 1997 to 2001. Two-car enclosed garages are required and motorized roll-up screens are prohibited, as in the single-family neighborhood.
Two facts about Maple Brooke are commonly stated on other pages without evidence, and we state neither. The building count is nowhere established in any document reviewed: party walls are confirmed, but 55 duplex pairs is arithmetic rather than evidence. And the story count is not stated in any document reviewed either, so we do not assert that the villas are single story. Where the record is silent, we say so.
The neighborhood’s operating rules are villa-specific in ways a buyer should read before closing. The entire roof of a building must be replaced together, shared driveways must be replaced entirely between buildings, front-yard pots are limited to five of 18 inches or less, and the association notes that an owner renting for six months or less must collect the 9 percent tourist tax and obtain a sales tax license to remit it. The current declaration is the restatement recorded 2 May 2023 as Instrument 6397094, Official Records 6242/1861, 63 pages, so describing Maple Brooke as still operating under its 1997 declaration is out of date.
Cedar Ridge is the only condominium in Autumn Woods and the only part of the community governed by Chapter 718. It holds 88 homes at full build-out under Declaration of Condominium Paragraph 7.1.5, confirmed three ways: the recorded declaration, the Florida Department of Business and Professional Regulation project registration PR1P025117, and the county tax roll.
The building form is stated in the recorded declaration’s own words at Paragraphs 5.1 and 6.4: 22 residential buildings, each one two-story building containing four homes, two down and two up. That is 21 buildings across Phases 1 to 6 and 8 to 22, plus one in the Initial Phase, which is Phase 7. Four streets carry Cedar Ridge addresses: Blue Juniper Court with 28 homes, Wild Forest Court with 24, Pond Cypress Court with 20 and Timberland Circle with 16. Buildings 1, 13, 21 and 22 sit on Timberland Circle, 2 through 6 on Pond Cypress Court, 7 through 12 on Wild Forest Court and 14 through 20 on Blue Juniper Court.
Garages hold one or two cars depending on the building design and are for parking and minimal storage only, all garage doors must remain closed when not in use, and no individual air conditioning unit may be installed in a garage. None of the 88 homes has a private pool; residents use the two community pools like everyone else in Autumn Woods.
One correction on geography. Cedar Ridge is in ZIP 34109, the same as the rest of Autumn Woods. The 34108 that appears in the 2000-era declaration and in the state condominium registration is a legacy artifact and not the operative ZIP today.
Cedar Ridge is the only one of the three Autumn Woods neighborhoods with its own recorded Declaration of Condominium and its own Chapter 718 regulatory posture, so its facts genuinely differ from the parent community rather than repeating it. Our complete Cedar Ridge at Autumn Woods guide sets out the 22 building phase plan, the four recorded floor plans at 1,488, 1,632, 1,759 and 2,040 square feet, the building to street map, the fee stack and the one thing no competing page explains: why the statutes that force milestone inspections and structural integrity reserve studies on Florida condominiums name Cedar Ridge's exact building form in their exemption clauses.
Maple Brooke is the second Autumn Woods neighborhood whose facts genuinely differ from the parent, and here the differences are financial rather than regulatory. Our complete Maple Brooke at Autumn Woods guide sets out the 110 attached villas across 55 two unit duplex buildings on Birchwood Court and Old Banyan Way, the only sub association assessment published anywhere in this community at $2,014.02 per lot for 2025, the 19 percent private pool rate against 67 percent in Oak Hollow and Mahogany Run, and the two facts that decide what a villa actually costs to own: the association does not insure the structures, and since a restatement recorded on 2 May 2023 it no longer repairs or replaces the roofs.
Autumn Woods has 16 named streets, verified on three independent routes. Autumn Woods Boulevard is the main spine, roughly 1.8 kilometres north to south, carrying 92 parcels including the clubhouse at 6720. Burnt Sienna Circle holds 47 parcels and the community’s only vacant residential lot at 6933. Chestnut Circle holds 33, Mangrove Way 30, Old Mahogany Court 27, Southern Oak Court 24, Sugar Magnolia Circle 43 and Sugar Magnolia Court 18.
Nature Preserve Court is the smallest street at 11 parcels and carries the largest median lot in the community at 0.26 acres. Birchwood Court holds 40 Maple Brooke villas and Old Banyan Way 70. Blue Juniper Court holds 29 parcels, being Cedar Ridge homes plus the second pool tract at 7118. Pond Cypress Court holds 20 and Wild Forest Court 24, both Cedar Ridge only. Red Oak Boulevard holds exactly one parcel, lake tract L11, and no houses at all.
Timberland Circle is the street that requires care. It holds 47 parcels and is the only street in Autumn Woods where two neighborhoods and two product types share an address range, running from 7044 to 7132 with both Oak Hollow and Mahogany Run homes and Cedar Ridge buildings on it. Sugar Magnolia Court runs 7110 to 7143 and Wild Forest Court runs 7110 to 7119, so a bare house number is genuinely ambiguous in Autumn Woods without the street type attached. Anyone pulling comparable sales here needs the full street name, not the number.
There is one more name worth correcting. The community has a Mangrove Way and no Mangrove Lane; the Mangrove Lane record that appears in the federal roads file is a byte-identical duplicate of Burnt Sienna Circle.
Florida’s milestone inspection requirement under Statute 553.899 and its Structural Integrity Reserve Study requirement under Statute 718.112(2)(g) both trigger at three habitable stories. Oak Hollow and Mahogany Run and Maple Brooke are outside both by association type and product type: they are Chapter 720 homeowners associations on platted lots, not condominium associations.
Cedar Ridge is a condominium and is exempt from both anyway, and the proof runs through the building form rather than through unit numbers. The recorded Declaration of Condominium states at Paragraphs 5.1 and 6.4 that each of the 22 residential buildings is one two-story building containing four homes. Two stories is below a three-habitable-story trigger, so neither statute reaches Cedar Ridge.
That conclusion was tested against several independent readings rather than taken from one sentence. Paragraph 6.1.3 gives separate square footages for a downstairs unit and an upstairs unit in each phase group, which is two tiers and not three. The Rules refer to “a Home which does not have another Home below it” and to “all units above the first floor”. And one tempting check was deliberately ruled out: the county renders a legal description in a form where the leading digit encodes the building rather than a floor, so reading a floor out of a unit number would have been a coincidence rather than evidence.
Two precision points travel with this exemption and a seller should carry both into a negotiation. Exemption from the Structural Integrity Reserve Study is not exemption from reserves, so a Cedar Ridge buyer should still request the current budget and reserve schedule. And the 2026 legislative session changed deadlines and mechanics for buildings that are covered, without moving the three-story trigger, so an out-of-state buyer reading national coverage may arrive convinced a report exists that does not need to.
Association | Statutory regime | Milestone inspection | Structural Integrity Reserve Study |
|---|---|---|---|
Autumn Woods Community Association | Master, owns amenity structures only | Not applicable | Not applicable |
Oak Hollow and Mahogany Run | Chapter 720 homeowners association | Not applicable | Not applicable |
Maple Brooke | Chapter 720 homeowners association | Not applicable | Not applicable |
Cedar Ridge | Chapter 718 condominium | Exempt, two stories against a three-habitable-story trigger | Exempt on the same ground |
All three Autumn Woods neighborhoods set a 30 day minimum lease term and cap leasing at three leases per year, and none of them caps the number of homes that may be leased at one time. That combination makes Autumn Woods a monthly or seasonal rental community rather than a weekly vacation-rental community, and it forecloses short-stay turnover by rule rather than by custom.
Term | Oak Hollow and Mahogany Run | Maple Brooke | Cedar Ridge |
|---|---|---|---|
Minimum lease term | 30 days | 30 days | 30 days |
Maximum leases | 3 in any rolling 12 month period | 3 within any rolling 12 month period | 3 per calendar year |
Cap on number of leased homes | None found in any document | None found | None found |
Board approval | Required, decided within 20 days | Complete package delivered to the Property Manager | Required, signed by a Board Officer or Director |
Advance notice | 20 days before intended occupancy | Not stated | 20 days before occupancy and before a renewal |
Background check | Required, run by the Property Manager | Required, copy delivered with the application | Required, $50 or $75 per adult |
Subletting | Prohibited | Not stated | No separate part of a home may be rented |
Delinquent owners | Prohibited from leasing | Not stated | Not stated |
Transient use | Residential single-family use only | No rooming house, hostel, hotel or timeshare | No transient use as defined in Chapter 509, no timeshare |
The grandfather clause in Oak Hollow and Mahogany Run Section 10.1(F) is the highest-value leasing fact in this community and it appears nowhere else on the open web. Owners who took title before the 18 April 2023 recording date are grandfathered to the rental restrictions that existed when they acquired title. A seller’s leasing terms are therefore personal to that seller and do not transfer, so a buyer relying on what the seller says they are allowed to do is relying on the wrong document.
Sales are screened too, not only leases. Oak Hollow and Mahogany Run requires written notice before the intended closing date plus a background check, with the board approving or denying within 20 days. Cedar Ridge requires a full purchase application, a character reference form, a background check and board approval, and warns that a home occupied without approval is subject to eviction and the unit to a fine. Maple Brooke uses a combined Application for Purchase or Lease. Build every Autumn Woods closing timeline around a 20 day approval window.
The master declaration carries no pet policy at all: the words pet, dog, cat and animal appear zero times in a policy sense. Every pet rule in Autumn Woods is a neighborhood rule, and the three neighborhoods differ sharply. Oak Hollow and Mahogany Run permits up to four adult animals per lot with vaccination and Collier County licensing, requires physical leashes outside the owner’s lot, and permits invisible fencing inside the lot but not in a drainage easement and not within 10 feet of a lake.
Maple Brooke also permits up to four adult animals, prohibits pit bulls or other known vicious breeds, prohibits invisible fencing entirely because the lots are commonly maintained, and notes that the county allows only three dogs at a time. Cedar Ridge requires written board permission for every pet, permanent or temporary, revocable at any time, on a formal Pet Registration form that includes a photograph of the animal, and states that “under no circumstances may a pit bull be permitted on any portion of Cedar Ridge.”
Parking rules are strict and largely uniform. Overnight street parking is prohibited from midnight to 6:00am in both Oak Hollow and Mahogany Run and Maple Brooke. Boats, trailers, campers and recreational vehicles may sit on a driveway for a maximum of 12 hours in any 7 day period for cleaning, loading and unloading, and must otherwise be fully enclosed in a garage or fully shielded from view. There is no RV or boat storage lot anywhere in Autumn Woods. Oak Hollow and Mahogany Run requires motorcycles to be stored in an enclosed garage between midnight and 6:00am, and Cedar Ridge permits no motorcycles at all, along with no commercial vehicles, motor homes, recreational vehicles or boats. Towing is authorised at the owner’s expense.
Three more restrictions catch buyers by surprise. Cedar Ridge permits no gas or charcoal grills at all, which is a real lifestyle constraint for a condominium buyer who cooks outdoors. Hurricane shutters may be closed or lowered only during hurricane season, 1 June to 30 November, with unpainted panel, plywood and metal coverings permitted only after a National Weather Service hurricane warning and removed within 10 days of cancellation. And Christmas decorations may go up no earlier than 15 November under the master and Oak Hollow and Mahogany Run rules, and no earlier than the Friday after Thanksgiving in Cedar Ridge.
Autumn Woods sits roughly two miles inland on ground averaging 11.6 feet NAVD88, east of US 41 and on none of the watercourses that carried Collier County’s storm surge in Hurricane Ian. The community is in Hurricane Evacuation Zone B, which is a different map from the FEMA flood zone.
We publish no claim about what happened inside Autumn Woods in any named storm, in either direction, because the federal record says nothing about this community specifically.
Bare-earth ground elevation across Autumn Woods runs from 10.89 to 13.64 feet NAVD88 with a mean of 11.60, sampled from the US Geological Survey 3D Elevation Program at a mid-point on each of the 16 named streets on 1 September 2026. That is a spread of under three feet across the whole community, which is unusually flat even for coastal Collier County.
Two caveats belong with those numbers and neither is optional. They are road-grade values, not finished floor elevations: building pads here sit on fill and stand higher than the street in front of them. And they are model-derived elevations from a digital elevation model rather than a surveyed elevation certificate, which is the document a lender or an insurer will actually want for a specific house.
The high ground in the community is Nature Preserve Court at roughly 13.3 feet NAVD88, which is also the street with the lowest flood-hazard designation FEMA issues. The low corner is the northwest, where Cedar Ridge sits, and that geography is why Cedar Ridge needs a different flood answer from the rest of Autumn Woods rather than the same one.
The National Weather Service Miami office describes Hurricane Ian’s Collier County impact in its own words: “In Collier County, extensive storm surge flooding occurred over most areas south and west of US 41/Tamiami Trail, as well as near the Gordon River, Cocohatchee River, and connecting creeks and canals,” and “significant to major storm surge flooding south and west of Naples Municipal Airport along the Gordon River and Rock Creek, as well as along the Cocohatchee River and Palm River areas.”
Autumn Woods is east of US 41, roughly three miles north of Naples Municipal Airport, and on none of those watercourses. The highest measured water level anywhere in the Naples Bay system was 7.1 feet NAVD88 at the Gordon River Bridge, against a community mean ground elevation of about 11.6 feet NAVD88. Measured wind at the nearest instruments recorded 67 miles an hour sustained with a 105 mile an hour gust at the Naples Airport tower, with the weather service noting that peak near-surface gusts over western Collier were likely 80 to 90 miles an hour.
That is a positive federal statement about where the water went, and it is the honest way to answer the question a buyer is really asking. What we will not write is that Autumn Woods took no damage, because no record in either direction exists for this community. Hurricane Irma in September 2017 was a wind event at this latitude rather than a water event, with the highest land gust recorded in South Florida at 142 miles an hour near Naples Airport, and again the record says nothing about Autumn Woods specifically.
The storm that speaks most directly to this community’s actual risk mechanism is not a hurricane. It is Tropical Storm Debby in August 2024. The National Weather Service Miami office reported: “Widespread minor to moderate flooding occurred across western and coastal sections of the county, with water entering structures in several neighborhoods in the Naples, North Naples, and Golden Gate/Golden Gate Estates areas. Water depth was approximately 1-2 feet on many streets in this area. This flooding was likely a result of the 4-6 inches of rain which fell during high tide on August 4th. A NWS survey indicated that the storm surge did not overtop the dunes at the Naples area beaches.”
Read that carefully. The surge did nothing. Rainfall in the wrong six hours did everything. That is precisely the Zone AH hazard, which is shallow ponding from rainfall and drainage rather than inundation from the Gulf, and it is the hazard that actually applies to the low corridors inside Autumn Woods. The weather service named North Naples but named no neighborhood, so whether Autumn Woods took water in Debby is not known and this page does not guess.
For completeness on the recent record: every flooding location named in the Helene and Milton reports for 2024 is beachfront or bayfront, and nothing in either record reaches two miles inland. Milton brought roughly 85 percent countywide power loss, approximately 2,900 evacuations, zero injuries and zero fatalities in Collier County. The 2025 season produced 13 named storms and no continental United States hurricane landfall, the first such year since 2015, and NOAA forecast a below-normal 2026 season and maintained that forecast in its August update.
Autumn Woods is in Hurricane Evacuation Zone B, confirmed at four widely separated points inside the community by two independent authorities: Collier County’s own evacuation zone service and the Florida Division of Emergency Management’s Know Your Zone layer. Collier County runs zones A through F, and the state’s guidance is explicit that Zone A is the most vulnerable and is evacuated first.
Here is the distinction that almost every real estate page collapses, and getting it right is worth more to a buyer than any amenity list. A FEMA flood zone is an insurance and building-code designation drawn from hydrology and used to price flood risk and set construction standards. A hurricane evacuation zone is a life-safety designation drawn from storm surge modelling and used to decide who leaves and when. They are different maps, made by different agencies, for different purposes.
The consequence in Autumn Woods is concrete. A property here can sit in Zone X, carry no federal flood insurance mandate, and still be told to evacuate, because the evacuation call is about surge reaching the area and not about the flood-insurance rating of the individual building. In Hurricane Ian the county’s mandatory evacuation covered Zone A only, west and south of US 41, so Autumn Woods was not included. In Hurricane Milton a voluntary precautionary evacuation covered Zones A and B, which did include Autumn Woods.
The Autumn Woods Community Association publishes a Tropical Storm and Hurricane Plan dated 17 July 2022, running 35 pages, and it is a more useful document than most community storm pages because it commits the association to specific maintenance rather than to advice. It commits to inspecting and clearing the stormwater control structures every three months, keeping the preserves free of exotics, reviewing preserve tracts for tree conditions every three months, securing the entry gates, and maintaining a Gordon River Canal Easement in coordination with the Collier County Stormwater Department.
It also records real operational history. After Hurricane Irma the county waste collection system was inundated and could not respond for several weeks, so the association removed debris itself and staged it in the Florida Power and Light easement along Goodlette-Frank Road until the county collected it. That is the kind of detail that tells a buyer how a community actually behaves after a storm.
And the plan contains a sentence about insurance that we quote rather than paraphrase, because it is the association’s own characterisation from 2022: “Most homeowners in Autumn Woods are not required to carry flood insurance but carrying flood insurance is worth considering as an added protective measure.” The next two sections explain exactly when that requirement does and does not attach.
Autumn Woods is neither entirely in Zone X nor entirely in a flood zone. The zone varies by street and by lot: roughly 89 percent of the 477 mapped residential lots take Zone X as their governing zone, while the Special Flood Hazard Area follows the lake banks and the preserve at the backs of lots.
Both of those wrong claims appear on competing pages. The governing FIRM panels here are 12021C0381J and 12021C0383J, both effective 8 February 2024.
Two Flood Insurance Rate Map panels govern Autumn Woods. Panel 12021C0381J covers the great majority of the community, and panel 12021C0383J covers the southernmost row of Autumn Woods Boulevard addresses. Both became effective on 8 February 2024, and that adoption was Collier County’s first comprehensive flood map update since 2012.
One thing a reader should never do with this community is reuse the flood panels quoted inside Ordinance 96-80. Those are 1992-era panels quoted in a 1996 document, they were superseded twice over, and a page repeating them is describing a map that has not governed anything for decades. The only correct route for a specific address is the FEMA Flood Map Service Center address search, which is linked in the sources at the foot of this page.
The flood picture in Autumn Woods splits at the lot, and both of the following statements are true at once. Roughly 89 percent of the 477 mapped residential lots take Zone X as their governing zone, meaning the zone covering the largest share of the lot. And most lots also carry some Special Flood Hazard Area on them: 38 Oak Hollow and Mahogany Run lots and 4 Maple Brooke lots are at least half inside a Special Flood Hazard Area, and 216 Oak Hollow and Mahogany Run lots plus 100 Maple Brooke lots are 10 to 50 percent inside one.
The reconciliation is geometric. The Special Flood Hazard Area runs along the backs of the lots, following the lakes, their banks and the preserve, while the building pads sit at the fronts of the lots in Zone X. The predominant designation over the built pads is Zone X shaded, which is the 0.2 percent annual chance floodplain and is not a Special Flood Hazard Area. Zone AH, a Special Flood Hazard Area denoting shallow ponding, sits over the low drainage corridors and parts of lot backs, and Zone AE sits over the lakes themselves.
FEMA says the same thing in its own language. Of the 35 map-amendment determinations issued inside Autumn Woods, 31 read “Structure removed, property partially inundated” or “Structure out as shown, property partially inundated.” That is the agency describing a lot that is partly in the hazard area with a building that is not. Where a Special Flood Hazard Area does apply here, base flood elevations run 10.0 to 12.5 feet NAVD88, most commonly 11.5 through the middle of the community.
Three streets in Autumn Woods have no lot with a Special Flood Hazard Area governing zone. Every one of the 33 lots on Chestnut Circle and all 17 mapped lots on Sugar Magnolia Court take Zone X shaded as their governing zone. Every one of the 11 lots on Nature Preserve Court takes Zone X, area of minimal flood hazard, which is the lowest-risk designation FEMA issues.
Nature Preserve Court is also the highest ground in the community at roughly 13.3 feet NAVD88, which is not a coincidence: it is the correlation between elevation and mapped hazard doing exactly what it should. It is the smallest street in Autumn Woods at 11 parcels and carries the largest median lot at 0.26 acres.
We publish those three streets because they are measured and because they are useful, and we do not extend the finding to any other street. A buyer looking at a specific address on any of the other 13 streets needs that address run through the FEMA map service rather than a street-level generalisation, because the hazard boundary here follows lake geometry rather than street geometry.
Cedar Ridge needs a different answer from the rest of Autumn Woods and we will not give it the same one. Its 88 condominium units carry no individual parcel polygon on the county roll, so the lot-overlay method used for the other two neighborhoods cannot reach them at all. That is a limit of the method, stated rather than hidden.
What is established is the geography. Cedar Ridge sits at the low northwest corner of the community, which is where the Zone AH area reaches furthest in from the drainage corridors. Individual buildings differ from one another, and FEMA has issued building-specific map-change determinations for at least 12 of the 22 buildings, which is itself evidence that the mapped hazard reaches the building footprints there in a way it does not elsewhere in Autumn Woods.
A Cedar Ridge buyer should therefore treat the flood question as a building-level question and resolve it at the building, not at the community and not at the street. Ask for the flood determination on the specific building, ask whether a Letter of Map Amendment has been issued for it, and ask the association what the master policy carries.
Between 2012 and 2025 FEMA issued 35 map-change determinations inside Autumn Woods. Thirty-four went in the owner’s favour and one was denied, in August 2025. That is an unusually active map-amendment history for a community of 548 homes, and it tells a buyer something real: owners here have repeatedly established that their building sits outside the mapped hazard area even where their lot does not.
Four of the 35 are post-2024, decided against the current effective map rather than against a superseded one, which means the process is live rather than historical. A Letter of Map Amendment is the instrument that documents a building’s position relative to the Special Flood Hazard Area, and on a lot that is partly in and partly out it is the document that resolves a lender’s flood determination.
For a seller, an existing determination on your property is a marketable document and should be in the listing file rather than discovered during a buyer’s inspection period. For a buyer, the existence of one on a neighbouring property tells you nothing about yours, because these determinations are issued property by property.
A new preliminary Flood Insurance Rate Map is live and in process right now, and any buyer or seller here should know about it. FEMA released the preliminary map on 20 March 2025, carrying preliminary panel 12021C0381K. Collier County opened a 90 day appeal period on 19 August 2026 with a target effective date of Summer 2027, footnoted by the county as subject to change pending appeal review.
The direction of change inside Autumn Woods is one-way. On the preliminary map the Special Flood Hazard Area expands slightly within the community and shrinks nowhere. We publish the pattern and the process rather than a parcel-level change list, because a preliminary map is not an effective map and a list of addresses that may change is an outreach exercise rather than page copy.
What that means practically is a timing question rather than an alarm. Until the new map becomes effective, the February 2024 panels govern for insurance and permitting. When it does become effective, some buildings currently outside the Special Flood Hazard Area may find themselves inside it, with the federal purchase requirement and the Collier County substantial-improvement rules following. A buyer closing now should ask their insurance agent to quote both scenarios, and a seller should expect a well-advised buyer to ask.
Whether flood insurance is federally required at an Autumn Woods address depends on the building, not on the lot and not on the community, so neither “Autumn Woods requires flood insurance” nor “Autumn Woods does not require flood insurance” is a true statement.
On top of that federal rule sits a Citizens Property Insurance eligibility requirement that catches Zone X owners regardless of their FEMA zone, and a Collier County discount that helps every policyholder here.
The federal mandate attaches to the building. Under 42 U.S.C. 4012a a federally regulated lender may not make a loan secured by improved real estate in an identified special flood hazard area unless the building securing the loan carries flood insurance. So a building in Zone X carries no federal mandate, and a building in Zone AH or Zone AE does.
The Autumn Woods case is the interesting one. A lot that is partly inside the Special Flood Hazard Area with the building sitting in Zone X carries no federal mandate, and that is the common situation in this community given how the hazard follows the lake banks at the backs of lots. The lender may still order a flood determination, and the borrower may need a Letter of Map Amendment to document the building’s position, which is precisely why 35 of them have been issued here.
A buyer should therefore ask three questions in this order. What zone is the building in, not the lot. Has a Letter of Map Amendment been issued for it. And what will the lender’s flood determination service say, because that determination and not the seller’s opinion is what drives the escrow requirement.
Collier County is a Class 5 community under FEMA’s Community Rating System, having participated since October 1992 under community identification number 120067, and Class 5 carries a 25 percent discount on eligible National Flood Insurance Program policies. That is a meaningful discount and it is earned by county-level floodplain management work rather than by anything an individual owner does.
The part that matters most in Autumn Woods is how far the discount reaches. Under Risk Rating 2.0 the Community Rating System discount applies to all National Flood Insurance Program policyholders in the community, inside or outside the Special Flood Hazard Area, applied automatically by FEMA’s rating engine. For a Zone X owner here carrying voluntary rather than mandatory coverage, that makes the economics of buying flood insurance you do not have to buy considerably more attractive than most owners assume.
Collier County also applies two floodplain rules that bear on renovation. New machinery such as air conditioners and generators must be elevated to base flood elevation plus one foot, and the county applies FEMA’s 50 percent substantial improvement rule in zones including AH. A significant remodel on an AH-zone home in Autumn Woods can therefore trigger a compliance obligation that an otherwise identical Zone X home two streets away would not face.
Citizens Property Insurance Corporation imposes its own flood insurance requirement as a condition of eligibility, and it does not care what FEMA zone the property is in. The phase-in is by insured value: policies insuring property at $400,000 or more from 1 January 2026, and all other personal lines residential policies from 1 January 2027. Citizens states the consequence plainly: “If you don’t wish to purchase flood insurance, you will not be eligible for a Personal Lines residential policy with Citizens.”
Apply that to Autumn Woods. A home here in Zone X, with no federal mandate at all, insured through Citizens and valued at $400,000 or more, has had to carry flood insurance since 1 January 2026 anyway. Given that the median just value in Oak Hollow and Mahogany Run is $744,149 on the 2026 preliminary roll and that Cedar Ridge’s median is $453,104, that threshold reaches most of this community.
A private carrier changes that answer, which is the practical takeaway. Whether an Autumn Woods buyer must carry flood insurance is partly a function of which insurer writes the policy, not only of which zone the building sits in, and that is a question to settle during the inspection period rather than at closing.
Every home in Autumn Woods was completed between 1997 and 2002, which places the whole community on one side of an important line. The first edition of the Florida Building Code replaced all local codes on 1 March 2002. All 110 Maple Brooke villas and 342 of the 351 Oak Hollow and Mahogany Run homes carry years built of 1997 to 2001, and 40 of Cedar Ridge’s 88 units carry 2002.
The honest caveat has to be published with that. A tax-roll year built is a completion year, not a permit date, and the code applied to permits pulled on or after 1 March 2002, so a home completed in 2002 was almost certainly permitted earlier. Nobody should tell a buyer their 2002 home is a Florida Building Code home on the strength of the tax roll alone. What survives that caveat is defensible and genuinely useful: these are post-1994, pre-2002 homes, built under the Standard Building Code as amended after Hurricane Andrew, materially better than pre-1992 construction and materially weaker than post-2002 construction.
The instrument that turns that into money is the Uniform Mitigation Verification Inspection Form, OIR-B1-1802, which every Florida property insurer must accept. It rates building code era, roof covering, roof deck attachment, roof-to-wall connection, roof geometry, secondary water resistance and opening protection, and opening protection carries the largest premium credit. Hurricane protection as originally built in Autumn Woods was shutter-based rather than impact glass, and the 2023 Oak Hollow and Mahogany Run drafting record carries an open comment asking whether impact windows should be required “to eliminate unsightly storm shutters over time”, which only makes sense in a shutter neighborhood.
Every home here is now 24 to 29 years old and at or past the service life of a first-generation roof. The two questions worth asking on every Autumn Woods showing are whether the home has been reroofed and whether a current 1802 form is on file, because the retrofittable credits, being impact windows and doors or rated shutters including a rated garage door, plus roof covering and secondary water resistance captured at the next reroof, are the ones that move a premium.
A Cedar Ridge buyer is buying into a split that Florida statute defines rather than the association. Under Florida Statutes 718.111(11) the association must carry adequate property insurance based on replacement cost from an independent appraisal, and that coverage must exclude all personal property inside the unit and the floor, wall and ceiling coverings, electrical fixtures, appliances, water heaters, water filters, built-in cabinets and countertops, and window treatments. Every one of those is the unit owner’s responsibility. All reconstruction after a property loss must be undertaken by the association.
Under Florida Statutes 627.714 a unit owner’s policy must include at least $2,000 in loss assessment coverage with a deductible of no more than $250. That $2,000 is a statutory floor, not a plan. A master-policy hurricane deductible on a 22-building condominium spread across 88 units can far exceed $2,000 per owner, and a Cedar Ridge buyer should raise that limit deliberately with their agent rather than accept the statutory minimum by default.
On the wider market, Citizens cut homeowners multiperil rates by an average of 8.8 percent for 2026 and wind-only rates by 5.5 percent, with rates down at least 2 percent for all personal lines policyholders, effective 1 July for new policies and at renewal for existing ones. Its policy count stands at 336,000, down 76 percent from a peak of 1.41 million in October 2023. Citizens policyholders remain subject to a potential assessment of up to 45 percent of premium after a major storm.
One number we deliberately do not publish is an Autumn Woods premium, because no community-level premium exists in any public record. The Florida Office of Insurance Regulation publishes county averages of $5,604 for homeowners and $2,284 for a condominium unit owner across all Collier County housing stock from beachfront to inland, and those are the source of a range and a sanity check, never a figure for a specific home here.
Every address in all three Autumn Woods neighborhoods zones to the same three Collier County public schools for 2026-27: Sea Gate Elementary School, Pine Ridge Middle School and Barron Collier High School. All three earned an A from the Florida Department of Education for 2025-26.
That assignment was verified twice from the district’s own systems, at nine addresses on the interactive zoning tool and against the three published 2026-27 boundary maps, rather than from a third-party school-rating site.
Sea Gate Elementary School serves prekindergarten through grade 5 at 650 Seagate Dr, Naples, FL 34103, roughly 2.57 modeled road miles from Autumn Woods. For 2025-26 it earned an A from the Florida Department of Education, with 84 percent of available points earned, an enrollment of 657 students and 49 teachers.
The spelling is worth one sentence because it splits search results. The district and the state both spell the school Sea Gate Elementary School as two words, while the street it sits on is Seagate Drive as one. We use the district spelling throughout and carry the alternate here once so that a reader searching either form lands in the right place.
Florida’s school grading scale tightens for 2026-27, with the elementary A threshold rising from 62 to 65 percent of points earned. Applying that harder scale to Sea Gate’s 2025-26 point total of 84 percent, the school clears the new A line with room to spare. That is arithmetic on verified numbers rather than a Department of Education finding, and it is offered as a projection, not a grade.
Pine Ridge Middle School sits at 1515 Pine Ridge Rd, Naples, FL 34109, roughly 2.07 modeled road miles from the community, which makes it the closest of the three zoned schools. For 2025-26 it earned an A, with 75 percent of available points earned, an enrollment of 750 students and 46 teachers.
Pine Ridge Middle also has a place in the community’s own history. Ordinance 96-80 describes the 1996 site as bounded on the south by the Jaeger Industrial PUD and Pine Ridge Middle School, so the school predates Autumn Woods and was one of the fixed features the community was planned around.
Under the tightened 2026-27 scale the middle school A threshold rises from 64 to 65 percent, and Pine Ridge Middle’s 75 percent clears it comfortably on the same projection basis described above.
Barron Collier High School is at 5600 Cougar Dr, Naples, FL 34109, roughly 2.99 modeled road miles from Autumn Woods. For 2025-26 it earned an A with 73 percent of available points earned, an enrollment of 1,530 students, 71 teachers and a four-year graduation rate of 97.9 percent.
Barron Collier is the one of the three where the tightened scale deserves a caveat rather than a reassurance. The high school A threshold rises from 65 to 70 percent of points for 2026-27, and Barron Collier’s 73 percent sits three points above the new bar. That is a real cushion and it is not a large one, so we will not write copy implying the A is structurally safe. Grades are re-earned annually and a buyer choosing a home for a school should check the current year rather than this page.
For district context, Collier County Public Schools earned an A district grade for 2025-26. Across the district 50 schools earned an A, 8 earned a B, 2 earned a C, and none earned a D or an F.
The Village School of Naples, a private prekindergarten through grade 12 school, sits immediately south of Autumn Woods at 1.40 miles, making it the closest school of any kind, public or private, to the community. We name it in prose and deliberately do not link it or quote its tuition, because its web domain resolved to unrelated content on our access date and we will not send a reader somewhere we cannot vouch for.
Community School of Naples is 3.67 miles away, with published tuition running from $22,300 for Pre-K3 to $36,460 for grades 9 through 12. Seacrest Country Day School is 9.96 miles away with explicitly labeled 2026-27 tuition from $10,175 for five half-day preschool to $32,552 for grades 10 through 12. Royal Palm Academy and St. Ann Catholic School are also within range, and tuition for both was not obtainable from a first-party source for this page, so no figure is given.
Charter schools have no attendance zone, so a family applies rather than being assigned. Mason Classical Academy’s Vanderbilt campus is 5.14 miles from Autumn Woods and Naples Classical Academy is 9.63 miles. One name that circulates in Naples relocation discussions, Naples Christian Academy, corresponds to no school we could find; the likely confusions are Naples Adventist Christian School and First Baptist Academy, and we name neither as a nearby option without confirming it.
Autumn Woods is small enough and compact enough that no attendance boundary cuts through it. We queried the Collier County Public Schools interactive zoning tool at nine addresses spanning all three neighborhoods and all three product types, and every one returned the same three schools with a null rezone flag, meaning no pending boundary modification is flagged for those addresses. We then read the district’s three published 2026-27 attendance boundary maps directly at the community’s location and got the same answer.
Two honest limits ride with that finding. The district evaluates all attendance areas annually, so the claim is date-stamped to the 2026-27 assignment and a family should re-check the district tool for the year they will actually enroll. And the null rezone flag means no change is currently flagged, not that no change will ever happen.
School bus eligibility is genuinely address-dependent inside this community and we will not state a bus answer. Collier County Public Schools does not provide transportation where a student’s address is within two miles of the school on a non-hazardous walking route. Pine Ridge Middle is 2.07 modeled road miles from Autumn Woods and Sea Gate Elementary is 2.57, which puts the middle school right on the boundary of that rule depending on the specific address and the walking route assessment. Families should confirm with the district’s transportation department for their exact address.
The nearest hospital to Autumn Woods and the nearest emergency room are two different buildings, and confusing them is the most common healthcare error on Naples community pages. Physicians Regional North at 2.77 miles is the nearest hospital campus and has no emergency department. NCH North Naples Hospital at 3.06 miles is the nearest hospital with an emergency department.
Physicians Regional North at 1285 Creekside Blvd is 2.77 miles from Autumn Woods and is the nearest hospital campus of any kind. In the health system’s own description it is “a hospital focused on orthopedic and spine surgical patients”, 55,000 square feet, four operating suites, licensed for 20 private medical and surgical beds, with a co-located 34-room inpatient rehabilitation facility. It has no emergency department.
NCH North Naples Hospital at 11190 Health Park Blvd is 3.06 miles away and is the nearest hospital with an emergency department. NCH also describes it as holding the only 24-hour pediatric emergency department in Collier County, plus an obstetric emergency department. Those are the health system’s own characterisations of itself, attributed to NCH rather than stated in our voice.
The practical difference is 29 hundredths of a mile and a completely different answer to the question a buyer is actually asking. If you want to know where an ambulance goes, the answer is NCH North Naples, not the closer campus.
Beyond NCH North Naples, three further emergency options sit within reasonable range of Autumn Woods. NCH Baker Hospital Downtown at 350 7th St N is 6.46 miles away with an all-ages emergency department. Physicians Regional Pine Ridge at 6101 Pine Ridge Rd is 5.25 miles away and is a full campus with an emergency department. The NCH Northeast freestanding emergency department at 15420 Collier Blvd is 9.41 miles away and, in NCH’s description, is Collier County’s only freestanding emergency department, open 24 hours.
NCH publishes several further accolades about its network, including a claim to be the only comprehensive stroke center in Collier County, the only pediatric and obstetrical receiving facility, and a system seeing over 118,000 emergency patients a year. Those are NCH’s own statements about NCH and we attribute them accordingly rather than adopting them.
For an Autumn Woods buyer weighing this, the useful summary is that there are two full emergency departments inside about six and a half miles, one of them inside three and a bit, on roads that do not require crossing the interstate.
NCH operates immediate and urgent care centers with extended hours seven days a week, and runs two walk-in specialty clinics at 1285 Creekside Blvd, Suite 102, which is the 2.77 mile campus: an orthopedic walk-in and a sports medicine walk-in, both Monday to Friday 9:00am to 5:00pm.
NCH also publishes a real constraint on that access that is worth surfacing rather than glossing: “At this time we are only able to accept HMO insurances that have an assigned NCH primary care provider.” A relocating buyer choosing a Medicare Advantage or HMO plan should check that against the NCH network before assuming the nearest clinic is available to them.
We deliberately name no independent urgent-care operators near Autumn Woods from crowd-sourced map data. Several appear in mapping results, and each would need re-confirming against the operator’s own site before it belonged on a page like this one.
Naples has an unusually dense concierge-medicine market for a city its size, and NCH runs a formal branded network within it. NCH Eagleview Concierge Medicine sits on Goodlette-Frank Road itself at 2450 Goodlette-Frank Rd, Suite 202, roughly two miles south of the community, which means an Autumn Woods resident reaches it without turning off the road they live on.
NCH Concierge Medicine North at 870 111th Ave N is the closest North Naples location of the branded network. For buyers relocating from markets where concierge or direct primary care is common, this is one of the areas where Naples supply is deeper than a city of this size would normally support, and it is a genuine locational advantage of the Goodlette-Frank corridor rather than of Autumn Woods specifically.
Autumn Woods sits on Goodlette-Frank Road, which runs from Immokalee Road in the north to downtown Naples in the south, so one road delivers both downtown and the Creekside employment corridor. Clam Pass Park is 2.92 miles, Mercato is 2.38 miles, the nearest Publix is 1.96 miles and Interstate 75 at Pine Ridge Road is 4.83 miles.
Times below are modeled off-season durations and are not what a driver experiences in February.
Clam Pass Park is the closest beach access to Autumn Woods at 2.92 miles and 6.9 modeled off-season minutes, reached by a boardwalk through a mangrove estuary rather than by a parking lot on the sand, which is one of the better beach experiences in North Naples. Vanderbilt Beach Park is 3.33 miles and 7.5 minutes. Delnor-Wiggins Pass State Park is 5.70 miles and 13.4 minutes, and Lowdermilk Park is 6.09 miles and 13.2 minutes.
A fact worth stating plainly because it reframes the location: Clam Pass is closer to Autumn Woods than the community’s own zoned high school. Under three miles and under seven off-season minutes to a mangrove-boardwalk beach park is not a claim most inland Naples communities in this price band can make.
Two inland water parks round out the list. Baker Park is 6.28 miles and 12.3 minutes, and the Gordon River Greenway is 5.17 miles and 10.7 minutes, both reached down the same Goodlette-Frank corridor.
Mercato is 2.38 miles and 5.5 modeled minutes from Autumn Woods, and Waterside Shops is 2.71 miles and 5.6 minutes. Those two carry most of the dining and shopping load for this part of North Naples, and both are close enough that a resident treats them as neighborhood amenities rather than as destinations.
Venetian Village is 4.20 miles and 9.7 minutes. Fifth Avenue South is 6.89 miles and 13.8 minutes, and Third Street South is 8.11 miles and 16.6 minutes, which puts downtown Naples inside a fifteen to seventeen minute off-season drive straight down Goodlette-Frank Road with no interstate involved.
The honest counterpoint is that Bonita Springs and Estero run against the grain from here. Bonita Springs at Bonita Beach Road and US 41 is 8.24 miles and 14.8 modeled minutes, and Coconut Point in Estero is 12.61 miles and 21.4 minutes, both up corridors that are among the most congested in the region in season.
The everyday errand density around Autumn Woods is genuinely unusual for a gated community at this price point, and we think it is a stronger practical selling point than anything inside the gate. The nearest Publix at 2450 Vanderbilt Beach Rd is 1.96 miles and 5.7 modeled minutes. Whole Foods Market at Mercato is 2.37 miles and 5.0 minutes. Trader Joe’s is 3.25 miles and 6.4 minutes. Costco at 6275 Naples Blvd is 2.63 miles and 6.9 minutes. Seed to Table is 5.44 miles and 10.1 minutes.
That is four distinct grocery formats plus a warehouse club inside three and a quarter miles. For a buyer comparing Autumn Woods against newer communities further east, this is the trade that is actually being made: a 1997 to 2002 home in a 20-lake community with no golf, against a newer home with more amenity and a longer errand run.
Creekside Commerce Park, the North Naples office and medical-office node, is 2.78 miles and 5.7 modeled minutes, which is the other half of the same story. Autumn Woods is one of the few gated Naples communities where a working professional’s commute can be under six minutes.
Interstate 75 at Exit 107, Pine Ridge Road, is 4.83 miles and 10.4 modeled minutes from Autumn Woods, and Exit 111 at Immokalee Road is 6.15 miles and 11.3 minutes. Naples Municipal Airport is 6.91 miles and 14.3 minutes. Southwest Florida International Airport in Fort Myers is 28.72 miles and 39.9 minutes.
The downtown Naples core is 6.86 miles and 13.3 modeled minutes. Taken together with the interstate figures, Autumn Woods sits at roughly the geographic midpoint of the two things most Naples buyers care about reaching: the old town in the south and the regional highway network in the east.
Every figure in this section is a network route computed on one routing engine over the OpenStreetMap road network with a car profile on 1 September 2026, and the time is a modeled free-flow duration rather than a live traffic observation. It does not model signal delay, turning queues, school zones or seasonal congestion. A second engine was attempted for cross-validation and was unreachable, so these are single-engine figures and we label them as such.
We publish no season multiplier, because no county document we could read establishes one, and the multipliers that circulate in Naples conversation are folklore rather than measurement. What is safe to say is directional: from roughly January through March the US 41 and Immokalee Road corridors north of Autumn Woods carry substantially more traffic, and a drive that models at seven minutes in September is not a seven minute drive in February.
We also present no drive time as measured from a named gate. The vehicular entrance placement is not settled to our satisfaction in the record, so every figure above is measured from the community rather than from a specific entry point, and a reader should treat them as community-level distances.
The single most useful construction fact for an Autumn Woods buyer is a negative one. The Goodlette-Frank Road segment the community actually fronts, Pine Ridge Road north to Orange Blossom Drive, is not programmed for any further widening, and that absence is sourced from the county’s own project record.
The active projects near Autumn Woods are the Vanderbilt Beach Road widening about 1.5 to 2 miles north, a jughandle redesign at Pine Ridge and Livingston, and Siena Lakes Phase 2 on Orange Blossom Drive.
Collier County four-laned Goodlette-Frank Road across the western edge of this PUD in 2002, taking right of way at Parcels 114, 115 and 116, exactly as PUD Section 5.6.E had anticipated in 1996. That remains the last capacity work at the community’s frontage, and no further widening of the Pine Ridge to Orange Blossom segment appears on the county’s active project list or in its fiscal year 2026 priority projects report.
The proof of that absence comes from an unexpected direction and it is the strongest form of it available. When the county describes its plan to widen Goodlette-Frank Road north of Vanderbilt Beach Road, it describes the goal as bringing the northern segment up to match “the roadway to the south of this section.” The road in front of Autumn Woods is the template that project is trying to match, not a target for future work.
Autumn Woods also sits outside the Goodlette-Frank Road Corridor Management Overlay, which reaches only properties fronting the road south of Pine Ridge Road. That overlay governs access management and design standards on the southern corridor and does not apply here.
Collier County is widening Vanderbilt Beach Road from four lanes to six across roughly 1.8 miles from east of US 41 to east of Goodlette-Frank Road, including rebuilt intersections at Strada Place and at Goodlette-Frank Road. The project is roughly 1.5 to 2 miles north of Autumn Woods, notice to proceed was issued in early June 2026, and it is roughly a two-year build to mid-2028. Daytime lane closures run 9:00am to 3:30pm Monday to Saturday.
One phase deserves a calendar entry rather than a footnote. In spring 2027 a box culvert installation drops traffic to one lane in each direction for approximately two months between Strada Place and Goodlette-Frank Road. For an Autumn Woods resident that reshapes the northbound drive to Mercato and the Vanderbilt Beach corridor for the duration, and it reshapes it in a milder way for about two years overall.
A separate Goodlette-Frank Road widening from two lanes to four, running from Vanderbilt Beach Road north to Immokalee Road, is in design. A design contract of $3,149,698 was awarded on 10 November 2025 with a kickoff on 20 January 2026, and construction funding has not been identified. Its south end is roughly 1.5 miles north of Autumn Woods and it does not touch the community, so a northbound driver will eventually pass a construction zone, but not for several years and not at the gate.
Collier County is redesigning the Pine Ridge Road and Livingston Road intersection as a jughandle, roughly 1.7 to 2 miles southeast of Autumn Woods on the route toward Interstate 75. The project stood at 60 percent design as of a public information meeting held 18 June 2026, and no construction date was found in the county record.
For a resident the relevance is straightforward. That intersection sits on the most-used route from Autumn Woods to Exit 107, and a jughandle design is intended to reduce left-turn conflicts and improve throughput. When it is built it should improve the interstate drive, and while it is built it will not affect access to the community itself.
Siena Lakes, a continuing care retirement community at 2521 Orange Blossom Drive roughly 1 to 1.3 miles northeast of Autumn Woods, has Phase 1 open and Phase 2 under construction. At full build-out it will hold more than 350 independent living units plus 35 assisted living beds and 30 skilled nursing and memory care beds.
That is a two-sided fact and we say both halves. While Phase 2 builds there is construction traffic on Orange Blossom Drive, which is the road immediately north of Autumn Woods. And when it is finished there is a large, well-capitalised continuing care option within about a mile of the front gate, which for a community with a 71 percent homestead rate and a long-hold ownership pattern is a genuine amenity rather than a nuisance.
The Carlisle Naples, a 350-unit senior community on roughly 18 acres about 1.5 to 2 miles northeast, is an operating facility that changed hands for $148.75 million in August 2026. An ownership change is not a construction event and a resident will notice nothing from it.
One name collision is worth clearing up because it produces false alarms. There are two unrelated Orange Blossom places in Collier County about 15 miles apart. Orange Blossom Drive is the street immediately north of Autumn Woods. Orange Blossom Ranch and everything branded off it is in Golden Gate Estates at Oil Well Road, and a Publix-anchored retail centre and a 384-home apartment community branded Orange Blossom are 15 miles from here and have nothing to do with this community.
Three sourced absences near Autumn Woods are more useful to a buyer than any project on the list above. No new schools are projected anywhere near here in the next five years: the district’s adopted capital improvement plan opened three schools between 2023 and 2026 and all three are in eastern growth areas. No new or relocated fire or EMS station is programmed within roughly a mile; the one new North Collier station under contract is in Golden Gate Estates, 8 to 12 miles east.
And Autumn Woods is in no county utility-renewal basin, so nobody is digging up the neighborhood to replace water and sewer mains. The four Public Utilities Renewal basins are all 3 to 6 miles away, and the community’s interior streets are private and association-maintained in any case.
One honest caveat closes this section. Collier County’s petition record moved to a new web platform and a full list of pending nearby petitions was not obtainable for this page. What is written above reads as “nothing found, with several strong sourced absences”, and it is not the same claim as “nothing exists”. We will not write that no commercial development is coming or that nothing is proposed near Autumn Woods, because we did not establish that.
Autumn Woods runs on private association-maintained streets with county trash collection twice a week, Collier County Public Utilities water and sewer, Florida Power and Light electric, and a master irrigation system that keeps every clock on Eastern Standard Time year round. There is no bus stop at the gate and no valet trash, and the community is car-dependent.
Autumn Woods is in Collier County Solid Waste District 1. Household garbage is collected Wednesday and Saturday, and recycling, yard waste and bulk waste are collected Wednesday. That was confirmed twice, once from the county’s own service-days feature service queried at the community location and once from the association’s own rules, and the two agree exactly.
The county rule is that carts go out after 6pm the night before and come in by 6am the day after. The association’s overlay is stricter: carts may be at the curb only 24 hours before collection, must be removed within 24 hours after, and must be stored out of sight from the street. There are only three no-collection days a year, being Independence Day, Thanksgiving Day and Christmas Day, with no make-up days.
There is no valet trash, doorstep pickup or trash concierge service in Autumn Woods. Residents roll county carts to the curb themselves, and both the master and the neighborhood rules regulate exactly when they may do it. For buyers coming from newer communities where doorstep pickup is standard, that is a real difference in daily routine.
Mail in Autumn Woods arrives at individual curbside mailboxes on posts, at locations set by the United States Postal Service, owned and maintained by the homeowner. A damaged box must be replaced with the same type and colour, and some posts are shared between adjacent homes. No cluster box unit, gatehouse mailroom or package locker appears anywhere in the record for Oak Hollow and Mahogany Run or Maple Brooke.
Cedar Ridge is governed differently as a condominium and whether it uses individual boxes or a cluster unit was not found in any document we read, so we state the gap rather than assume the answer. A Cedar Ridge buyer should simply ask at the walkthrough.
The nearest post office named by the association is at 1130 Creekside Way, Naples, FL 34108, which sits in the same Creekside node as the nearest hospital campus and the office park.
Water and sewer at Autumn Woods come from Collier County Public Utilities, not from City of Naples utilities, confirmed by the association’s own statement and by a February 1998 utilities agreement conveying the system to the Collier County Water-Sewer District at Instrument 2282162, Official Records 2390/922. Electric service is Florida Power and Light. Named television, internet and telephone options are Comcast and CenturyLink.
Whether a bulk cable or internet contract exists by board action is unresolved. The master declaration references bulk cable television or internet only as an example of a suspendable non-essential service and establishes no such contract, no provider, no term and no assessment. A contract may exist by board action, and we publish neither answer. Ask the manager.
Irrigation runs on a master system rather than on individual wells, on a published three-day schedule by master valve zone, and Section 8.2 of the master declaration bars any irrigation system not fed by it, bars drawing water from any lake, and bars water wells on any lot. One deliberate quirk is worth knowing: all irrigation clocks in Autumn Woods stay on Eastern Standard Time year round, because changing hundreds of home clocks plus the master clocks twice a year invites errors.
Autumn Woods is a car-dependent community and we will say so plainly. The transit operator is Collier Area Transit, and there is no stop on Goodlette-Frank Road directly in front of Autumn Woods. The nearest stop by road is at Panther Lane on Pine Ridge Road, 1.88 miles away, which is roughly a mile on foot from the southern edge of the community.
Route 20 on Pine Ridge and Route 25 running from Golden Gate Parkway to Goodlette Road serve the two roads that define the community’s location, and Routes 11 and 12 serve the Creekside employment node just to the north. An overpass query for bus stops within 2.5 kilometres returned twenty-one stops and none of them on the Goodlette-Frank segment between Pine Ridge Road and Orange Blossom Drive.
One route that circulates in older Naples relocation material does not exist on the operator’s current published roster, so a buyer planning around a specific route number should check the operator’s schedule directly rather than an aggregated summary.
Wildlife is an unusually well-documented daily-life topic in Autumn Woods, and no competing real estate page touches it. The association publishes owner guidance sourced from the Florida Fish and Wildlife Conservation Commission on coyotes, alligators, cane toads and pets, green iguanas, Muscovy ducks and non-native species reporting. With 20 lakes, more than 5 miles of lake perimeter and a preserve system, that guidance is practical rather than decorative.
There is a formal no-feeding rule set. Pet food may not be left outside except while the pet is eating, barbecue grills must be cleaned immediately after use or stored in a garage, and bird feeders must be at least 10 feet high and 4 feet from any tree. Those rules exist to keep the wildlife wild rather than habituated, and they are enforced through the same violation process as any other rule.
The lakes themselves are not recreational water and the rule is explicit: swimming, wading and boating including kayaks and canoes are prohibited in all common area lakes. Bank fishing is catch and release only, unless an illegal exotic species is caught. The lakes are a permitted stormwater management system under South Florida Water Management District permit 11-01474-P, held by Autumn Woods Community Association, Inc. itself, with a separate permit 11-01477-P covering the recreation center.
The preserve is the community’s real natural asset. The association describes 26.5 acres of natural preserve with meandering walking paths and native plantings around more than 5 miles of lake perimeter, and we publish that as the association’s own statement rather than as measured acreage. Walking trails through the preserve are an entitled use written into the 1996 ordinance rather than a later amenity: PUD Section 4.2 permits parks, passive recreation, boardwalks, observation platforms and nature trails in the Conservation district.
Three separate locks keep the preserve from being built on, and a buyer should understand all three rather than trust a flat promise. The PUD’s Conservation designation permits no residential, commercial or industrial structure, and changing it requires a PUD amendment through the Board of County Commissioners. Master Declaration Section 6.3 bars structures in a preserve area. And any amendment touching environmental conservation areas must go to the South Florida Water Management District first under Section 10.3. Owners are also formally notified that some lots adjoin wet detention ponds, jurisdictional wetlands, designated mitigation areas or conservation easements, and may not remove native vegetation that establishes there, including by dredging, herbicide or cutting.
Autumn Woods is gated with a staffed guardhouse and controlled entry off Goodlette-Frank Road, and the community runs both swing arms and gates. The association explains the architecture in its own words: the developer installed only the arms, and after the developer left the community added gates in order to become, in the association’s phrase, a truly gated community. The two systems were integrated to reduce piggybacking, to allow timed gate opening at rush hours while keeping a closed arm against unauthorized entry, and to give a working backup when a gate breaks.
Machine-readable barcode gate passes are installed by the AWCA Property Manager after the Resident Information Sheet is completed. A signed Permanent Guest and Vendor List form, taking up to ten named guests and five named vendors, is returned to the guardhouse. One-off guests are admitted through an automated visitor call-in line at (239) 594-3151, which is corroborated in two separate association documents. Vendor and contractor hours are 7:00am to 6:00pm Monday to Friday and 8:00am to 6:00pm Saturday, with no vendor work on Sundays and holidays except emergency repairs.
One honest qualification belongs with the marketing. The association markets 24-hour entry monitoring, and there is unquestionably a real guardhouse, a staffed phone line, physical gates plus swing arms and a security service. But Master Declaration Section 2.10 says the gatehouse and entry gates “may be manned unless otherwise determined by the Board of Directors”, Section 3.3(K) makes staffing a discretionary board power, and no document publishes the staffed hours. So the accurate description is a staffed guardhouse and controlled entry with staffing set by the board rather than fixed by covenant, and that is how we describe it to buyers.
Autumn Woods measured against seven established North Naples communities on one identical method shows two things clearly: it is the tightest-built community in the set at six years, and it has the second-highest homestead rate at 71.1 percent on the 2026 preliminary roll.
Every community in the table sits in the same 9.4020 mill rate, so every difference in a tax bill across these eight is a difference in assessed value and homestead penetration, not a difference in tax rate.
Every quantitative column below was measured from the Collier County tax roll for tax year 2026, preliminary, files dated 29 August 2026, using one identical population definition for all eight communities: parcels whose county use code is residential and which carry at least one structure the county flags as a building. Common-area tracts, clubhouses, gatehouses, lakes and vacant lots are excluded from every row. Community Development District status was verified individually against the Florida Department of Commerce official statewide list of special districts and cross-checked against the Collier County Supervisor of Elections roster. Millage is the 2026 preliminary total for each community’s millage area.
Community | Build era | Residences | Single family to condominium | CDD | 2026 millage | Homestead rate | Median just value | Median heated square feet | Private pool rate | School zoning | Flood posture |
|---|---|---|---|---|---|---|---|---|---|---|---|
Autumn Woods | 1997 to 2002 | 546 | 458 to 88 | No | 9.4020 | 71.1 pct | $641,947 | 1,821 | 46.5 pct blended | Sea Gate Elementary, Pine Ridge Middle, Barron Collier High | Measured. Panels 12021C0381J and 12021C0383J effective 8 Feb 2024. Mixed. Roughly 89 pct of mapped residential lots take Zone X as their governing zone, with the Special Flood Hazard Area following the lake banks and preserve at the backs of lots |
Monterey | 1991 to 2025 | 197 | 157 to 40 | No | 9.4020 | 73.1 pct | $866,224 | 1,869 | 54.3 pct | Pelican Marsh Elementary (inferred), Pine Ridge Middle, Barron Collier High | Not measured |
The Crossings, being Mill Run, Stonegate and Heron Pointe | 1989 to 2024 | 265 | 265 to 0 | No | 9.4020 | 80.0 pct | $1,092,388 | 2,488 | 87.2 pct | Pelican Marsh Elementary (inferred), Pine Ridge Middle, Barron Collier High | Not measured |
Emerald Lakes | 1989 to 1995 | 525 | 145 to 380 | No | 9.4020 | 38.9 pct | $265,060 | 1,022 | 6.7 pct | Pelican Marsh Elementary, Pine Ridge Middle, Barron Collier High | Not measured |
Wilshire Lakes | 1992 to 2020 | 446 | 318 to 128 | No | 9.4020 | 70.2 pct | $710,674 | 2,270 | 62.6 pct | Pelican Marsh Elementary (inferred), Pine Ridge Middle, Barron Collier High | Not measured |
Bridgewater Bay | 2001 to 2006 | 524 | 108 to 416 | No | 9.4020 | 44.1 pct | $382,236 | 1,767 | 11.6 pct | Not established, Pine Ridge Middle, Barron Collier High | Not measured |
Stonebridge, a golf contrast | 1995 to 2002 | 753 | 205 to 548 | No | 9.4020 | 38.9 pct | $551,484 | 1,829 | 23.5 pct | Not established | Not measured |
Longshore Lake, a lake and tennis club contrast | 1988 to 2017 | 474 | 474 to 0 | No | 9.4020 | 76.6 pct | $765,256 | 2,548 | 94.9 pct | Not established | Not measured |
Four honesty requirements ship with that table. The flood posture column is measured for Autumn Woods only; the seven peers were not overlaid against the National Flood Hazard Layer for this page, and an empty cell is honest where a guess would not be. Three elementary assignments are inferred from geography and carry that word, and Bridgewater Bay’s elementary assignment was not established and is not guessed. Millage areas 47, 98 and 133 all levy exactly 9.4020 mills in 2026 from exactly the same ten taxing authorities at exactly the same individual rates. And there is no HOA fee column, because none of the six comparison communities publishes a current dollar assessment on a public official page, and figures that circulate on listing sites were deliberately not used.
The homestead rate is the sharpest single differentiator in that table and it is not about houses at all. Autumn Woods sits at 71.1 percent, second only to The Crossings at 80.0 percent and Longshore Lake at 76.6 percent, while Emerald Lakes and Stonebridge sit at 38.9 percent and Bridgewater Bay at 44.1 percent.
A homestead exemption requires permanent Florida residency. So the column is a direct measure of the difference between a street where most neighbours are there in August and a street that empties in May. A buyer who wants a year-round neighborhood should read that column before reading any amenity list, and a buyer who specifically wants a seasonal building where most units are dark in summer should read it too, for the opposite reason.
The other structural finding from the table is about age. Autumn Woods was built across six years, 1997 to 2002, against Monterey’s 34 years and The Crossings’ 35. Say both halves of what that means. One builder, one code generation, one set of systems and one aging curve gives consistent product and consistent quality. It also means roofs, air conditioning systems and water heaters across 548 homes reach end of life together, which is exactly the pressure that drives assessments in a community of this vintage.
Look at the median just value column and the product mix column together, and the reason the condominium-heavy communities cluster at the bottom becomes obvious. Emerald Lakes at $265,060 is 145 single-family homes against 380 condominiums. Bridgewater Bay at $382,236 is 108 against 416. Stonebridge at $551,484 is 205 against 548. All eight communities are in the same ZIP or the next one over, so location is not doing the work in that column. Product mix is.
Autumn Woods sits at $641,947 blended, with 458 single-family and villa homes against 88 condominiums, and that blended figure is as unhelpful for Autumn Woods as it is for the others without the split beside it. Its three components are $744,149 in Oak Hollow and Mahogany Run, $538,546 in Maple Brooke and $453,104 in Cedar Ridge.
There is also one finding in the table that cuts against a common sales line, and we would rather publish it than hide it. Not one of these eight communities has a Community Development District. Every apparent name match traced to a different Florida county. So “no CDD” is table stakes in this submarket rather than a differentiator against these particular neighbours, and it is only a real cost difference when Autumn Woods is compared against newer district-financed communities in eastern Collier County and Lee County.
On amenity position, stated concretely rather than rhetorically: Autumn Woods’ two pools plus a heated spa sits above Monterey’s single pool and below Bridgewater Bay’s three pools and 36,000 square foot clubhouse. There is no golf, no marina, no restaurant and no beach club here. The real differentiator is not the amenity deck. It is roughly 20 lakes and the preserve, which no other community in this set matches on natural area.
Autumn Woods does several things unusually well for its price band: a genuine year-round neighborhood at 71.1 percent homesteaded, 20 lakes and a preserve system, three A-graded zoned schools, and an errand and employment corridor inside three miles, all of it inside a gate on Goodlette-Frank Road.
What it does not offer is golf, dining, a club, waterfront access or new construction, and half of its fee stack is not published anywhere a buyer can look it up.
The natural system is the honest headline. Twenty lakes, more than 5 miles of lake perimeter, a preserve the association describes at 26.5 acres with meandering walking paths, and a PUD Conservation designation plus two further recorded locks that keep it from being built on. Among the eight communities in our benchmark table, none matches Autumn Woods on natural area, and it is the thing residents talk about first.
The location is the second. Clam Pass Park is closer than the zoned high school. Four grocery formats and a warehouse club sit inside three and a quarter miles. The Creekside employment and medical-office node is 2.78 miles. Downtown Naples is a 13 minute off-season drive with no interstate involved. And Goodlette-Frank Road in front of the community is finished, with no further widening programmed on this segment.
The third is the neighborhood itself, and it shows up in the tax data rather than in a brochure. At 71.1 percent homesteaded with roughly 4.3 percent annual turnover, Autumn Woods is a low-churn community where people stay. Add three A-graded zoned schools for 2025-26, a busy volunteer social calendar, no Community Development District, and a condominium neighborhood that is exempt from Florida’s milestone inspection and Structural Integrity Reserve Study requirements, and the practical ownership case is strong.
Autumn Woods has no golf course and no golf of any kind included, and three independent locks confirm it: Ordinance 96-80 Section 3.4 enumerates every permitted use in the Residential district and golf appears nowhere, permitted accessory recreation is limited to “tennis courts, pools, pool cabanas, clubhouses or gazebos, tot lots and passive parks”, and the master declaration contains zero occurrences of the word golf other than golf carts as vehicles.
There is no marina, boat basin, boat ramp or community dock, and the lakes are not recreational water: swimming, wading and boating including kayaks and canoes are prohibited in all common area lakes. There is no on-site restaurant, bar, cafe or food service of any kind, and there is zero commercial acreage in the PUD land use summary. Food on site arrives as visiting food trucks on Friday evenings and a mobile farmers market on Tuesdays.
There is no private beach club, no beach access, no beach shuttle and no beach parking benefit. What the association actually markets is proximity, under two miles to the Gulf, which is proximity rather than ownership. There is no equity club, no non-equity club, no mandatory club membership, no initiation fee and no food and beverage minimum, and the one transfer-type charge is the Capital Improvement Transfer Fee, which is an association fee and not club dues.
The list continues, and each item is evidenced rather than assumed. No dog park, absent from the amenity sentence and from the master rules manual’s exhaustive list of common facilities. No second amenity center or satellite clubhouse. No association-run fitness programming and no staffed classes, because the fitness center is expressly not a supervised facility. No lifeguards and no night swimming. No valet trash. No community EV charging station and no published EV charging policy, though every home has an attached enclosed garage so home charging is physically straightforward subject to architectural review for anything visible. No RV, boat, camper or trailer storage lot. No sheds, cabins, treehouses, tents, above-ground pools, detached garages, huts, dog houses or detached storage structures, all nine of which the master rules list by name. No permanent tennis, pickleball or other sport courts on any individual lot, and no fences on an Oak Hollow and Mahogany Run lot except around a pool deck perimeter. No on-site sales office, no developer presence and no remaining new construction, with exactly one vacant lot left in the community. And no bus stop at the gate.
Autumn Woods is the wrong community for several kinds of buyer, and saying so is more useful than pretending otherwise. If you want golf inside your gate, or a club with dining and a social membership structure, this is not it and no amount of proximity to Naples golf changes that. If you want to keep a boat, a recreational vehicle or a trailer at home, the rules give you 12 hours in any 7 day period on a driveway and nothing else.
If you plan to rent short-term, this community forecloses it by rule. A 30 day minimum lease term and a three-lease annual cap in all three neighborhoods make weekly rental impossible and short-stay turnover impractical, and an Oak Hollow and Mahogany Run seller’s grandfathered terms do not transfer to you. If you want new construction, Autumn Woods finished in 2002 and has one vacant lot.
And if you want a light-touch association, look closely before you commit. Architectural review here is default-deny in the single-family neighborhood, buyers are screened with a 20 day approval window, Cedar Ridge permits no grills and no motorcycles at all, and half the fee stack is not published, so due diligence depends on estoppels rather than on a website. None of that is a defect, but it is a different ownership experience from a community that publishes its budget and approves anything that is not prohibited.
An Autumn Woods sale has two features most Naples listings do not. Your buyer needs approval from a neighborhood association on a 20 day clock, and you will need two estoppel certificates from two different management companies because Oak Hollow and Mahogany Run is contractually barred from sharing a manager with the master.
Both belong on the critical path from day one, not week three.
Start with the documents your buyer’s agent, lender and title company will all ask for. Your neighborhood’s current declaration, articles and bylaws. The current rules and regulations. The current adopted budget, and the reserve schedule if you are in Cedar Ridge. Any Letter of Map Amendment issued on your property, because with 35 issued inside Autumn Woods there is a real chance one exists on yours and it resolves a lender’s flood determination without a fight.
Then add the two documents that decide two negotiations at once in a community built 1997 to 2002. Your roof age and any reroof documentation, and a current Uniform Mitigation Verification Inspection Form, OIR-B1-1802. Every home here is 24 to 29 years old and at or past a first-generation roof’s service life, so a buyer’s inspector will raise it and a buyer’s insurance quote will price it. Having both documents ready turns a negotiating point into an answered question.
Finally, expect the tax conversation and prepare for it rather than being surprised by it. Autumn Woods is 70.9 percent homesteaded and the accumulated Save Our Homes benefit runs to a median of $295,877 among homesteaded single-family owners, so your buyer’s first-year tax bill will look nothing like the figure on your own bill. A buyer who discovers that during underwriting reacts badly. A buyer who is told it in week one prices it in.
Every Autumn Woods owner belongs to two associations, so every Autumn Woods closing needs two estoppel certificates. The master estoppel comes through Resort Management. The neighborhood estoppel comes from Resort Management if you are in Maple Brooke, from Sandcastle Community Management if you are in Oak Hollow and Mahogany Run, and from Anchor Associates, Inc. if you are in Cedar Ridge.
That structure is not a quirk of procurement. Oak Hollow and Mahogany Run Bylaws Section 2.5 forbids the neighborhood from contracting with the same management company as the master, so a single-family seller here is guaranteed to be dealing with two separate companies on two separate turnarounds. Order both on the day you go under contract.
Running in parallel is the buyer approval clock. All three neighborhoods screen buyers. Oak Hollow and Mahogany Run requires written notice before the intended closing date plus a background check with a board decision inside 20 days. Cedar Ridge requires a full purchase application, a character reference form, a background check and board approval, and warns that a home occupied without approval is subject to eviction. Maple Brooke uses a combined Application for Purchase or Lease. Build the timeline around 20 days and the closing is uneventful; build it around 10 and it is not.
If you would rather have that run for you, that is the work. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, and we handle the estoppel ordering, the association package and the approval clock as a matter of course. Start with a real pricing conversation at selling your Autumn Woods home, or call Jesse McGreevy directly at (239) 898-6072.
McGreevy and Comisar is the Southwest Florida real estate partnership of Jesse McGreevy and Marc Comisar, operating with Domain Realty and leading the Domain Realty Group team of roughly 30 agents across Lee and Collier County. Jesse has lived in Southwest Florida since 2003.
We work Naples community pages from the recorded record outward, which is why this one carries deed citations, ordinance sections and FEMA panel numbers rather than adjectives.
Jesse McGreevy has been in Southwest Florida real estate since October 2004 and launched his own team in October 2008. He has lived in Southwest Florida since 2003, which means he chose this coast rather than merely selling it, and he handles the technology, marketing, data and systems side of the partnership. That is the reason a page like this one exists: the recorded-deed work, the parcel-level flood overlay and the tax reset modeling behind these sections are his.
Jesse McGreevy and Marc Comisar are Top 1% Real Estate Agents Nationally Since 2008 and have earned the 5 Star Award for Customer Satisfaction for 20 Straight Years. Only 5 out of 21k+ Licensees (Gulfshore Life Magazine). Reach Jesse directly at (239) 898-6072 or by email at [email protected], and read his full background on his agent profile.
Marc Comisar is the field and client-facing half of the partnership, and he is the one most often in the car, at the showing and at the inspection. Between them, McGreevy and Comisar alone have over $900 million in Sales, and the partnership has been the #1 Team in Southwest Florida since 2012. They are Nationally Recognized Top Producing Realtors and Platinum Sales Production Award Winners, and Top 1% Real Estate Agents Nationally Since 2008.
Reach Marc at (239) 287-5873, and read his background on his agent profile. More about how the partnership works, and about the wider team, is on our about page and at Domain Realty Group.
If you own in Autumn Woods and want a pricing opinion built on the 47 recorded deeds rather than on a blended community median, or if you are buying here and want the estoppel, flood and association work done before your inspection period closes, call or email us directly. We are a top-reviewed Southwest Florida team and McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008.
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).
Sellers can start with an Autumn Woods listing consultation or a home valuation for Autumn Woods. Buyers can start with buying a home in Autumn Woods or our general buyer representation page. Everything else in North Naples is covered from our Naples area page.
Autumn Woods is a gated residential community of 548 homes in North Naples, unincorporated Collier County, ZIP 34109, built by Centex Homes between 1997 and 2002. It holds three neighborhoods: Oak Hollow and Mahogany Run with 350 single-family homes, Maple Brooke with 110 attached villas and Cedar Ridge with 88 condominium homes. Its amenities are two swimming pools, a heated spa, tennis courts, pickleball courts, a basketball court, a playground, a fitness room and two meeting rooms, all owned by the master association. It has roughly 20 lakes and a preserve system, no golf, no club and no Community Development District.
Autumn Woods sits on the east side of Goodlette-Frank Road, County Road 851, north of Pine Ridge Road and south of Orange Blossom Drive, in Sections 3 and 10, Township 49 South, Range 25 East. Collier County Ordinance 96-80 states that location in those words. The community is in unincorporated Collier County rather than inside the City of Naples, which the tax roll confirms: all 598 parcels carry millage area 133 with a municipal millage of 0.0000 and an Unincorporated General MSTD levy of 0.6844 mills instead.
Goodlette-Frank Road, and Autumn Woods sits on the east side of it. Airport-Pulling Road is roughly a mile further east and appears nowhere in the entitlement record for this community. Two Autumn Woods parcels carry Goodlette-Frank Road addresses at 6710 and 6716, both owned by the master association. The road was recorded as Frank Boulevard, C-851, in a 1960s-era plat at Plat Book 13, page 58, which is the origin of the modern hyphenated name.
Autumn Woods is in ZIP 34109, and that applies to all three neighborhoods including Cedar Ridge. A 34108 ZIP appears in the 2000-era Cedar Ridge declaration and in the state condominium registration, and it is a legacy artifact rather than the operative code today. If you are searching properties or setting up utilities, 34109 is the correct code for every address in the community.
Unincorporated Collier County. The proof is on the tax roll rather than in a description: every Autumn Woods parcel shows a municipal millage line of 0.0000 and instead carries the Unincorporated General MSTD levy at 0.6844 mills. All 598 parcels sit in millage area 133 with no split and no partial annexation. Practically, that means county rather than city services for water, sewer, solid waste and law enforcement, and a Collier County address rather than a City of Naples one.
548 residences, being 350 single-family homes in Oak Hollow and Mahogany Run, 110 attached villas in Maple Brooke and 88 condominium homes in Cedar Ridge. That figure is the master association’s own and is independently re-derivable from three separate recorded documents. The Collier County 2026 preliminary tax roll returns 546 parcels carrying a residential use code, and the two-unit difference is fully explained by one vacant platted lot at 6933 Burnt Sienna Circle and one built house at 7114 Sugar Magnolia Court held by a church under an institutional use code.
Between 1997 and 2002. By neighborhood, the Collier County building file gives Oak Hollow and Mahogany Run 1997 to 2002, Maple Brooke 1997 to 2001 and Cedar Ridge 2000 to 2002, making Cedar Ridge the newest stock. The last recorded Cedar Ridge phase-completion certificate is dated 22 August 2002. A 2003 date circulates online and is the county’s estimated build-out year for the whole 300-acre PUD rather than a completion record for Autumn Woods.
Centex Homes, a Nevada general partnership, was the sole builder and the Declarant of all three product types. Centex is the sole declarant on the master declaration, on all three neighborhood declarations, on all four plats, on every supplemental annexation and on every Cedar Ridge phase-completion certificate, and no second builder appears anywhere in the recorded chain. Peninsula Improvement Corporation, a Barron Collier family company, owned the land and petitioned the 1996 rezone, but it was the landowner rather than the builder.
Oak Hollow and Mahogany Run, 350 detached single-family homes across all four recorded plat units on ten streets. Maple Brooke, 110 attached villas on Birchwood Court and Old Banyan Way only. Cedar Ridge, 88 condominium homes in 22 two-story buildings on Blue Juniper Court, Wild Forest Court, Pond Cypress Court and Timberland Circle. Every owner belongs to their neighborhood association and to the master association, so two assessments, never one and never three.
One. The Florida Division of Corporations returns exactly one entity, OAK HOLLOW AND MAHOGANY RUN NEIGHBORHOOD ASSOCIATION, INC., document number N97000002030, filed 9 April 1997. No separate Oak Hollow entity and no separate Mahogany Run entity exists in the state index, and five independent routes returned zero hits for either as a standalone place. Autumn Woods has three neighborhoods, not four, and the single association governs 350 platted lots as one voting body.
Condominiums. Cedar Ridge At Autumn Woods Condominium Association, Inc. is the only Chapter 718 condominium in Autumn Woods, and its recorded Declaration of Condominium describes 22 residential buildings, each one two-story building containing four homes, two down and two up. Marketing language sometimes calls this product a coach home, which is a description of the layout rather than of the legal form. Legally these are condominium units, and the ownership, insurance and disclosure rules that follow are condominium rules.
In the association’s own words: “two swimming pools, heated spa, tennis courts, pickleball courts, basketball court, playground, fitness room and two meeting/activity rooms.” All of it belongs to the master association, so amenity access is identical from all three neighborhoods. The fitness center is open 24 hours a day to owners holding a $50 fob, unsupervised, minimum age 14 with a waiver. The pools and spa are open dawn to dusk with no lifeguards and no night swimming. The two clubhouse rooms are reservable with a $300 security deposit.
Two, plus a heated spa, all owned and maintained by the master association. Both pools are open dawn to dusk, roughly 7:00am to 8:00pm on Daylight Saving Time and 7:00am to 6:00pm on Eastern Standard Time, and night use is expressly prohibited. There are no lifeguards on duty at any community pool. The second pool tract sits on Blue Juniper Court at 7118. The heated spa is verified as heated; we make no claim about either pool being heated because no document establishes it.
No. There is no golf course in Autumn Woods and no golf membership included, and three independent locks confirm it. Ordinance 96-80 Section 3.4 enumerates every permitted principal and accessory use in the Residential district and golf appears nowhere, with permitted accessory recreation limited to “tennis courts, pools, pool cabanas, clubhouses or gazebos, tot lots and passive parks”. The master declaration contains zero occurrences of the word golf other than golf carts as vehicles. And the association’s own amenity sentence lists no golf.
No. There is no on-site restaurant, bar, cafe, grille or food service of any kind. The clubhouse contains a Social Room, a Card Room, a fitness room, restrooms and a refrigerator that event hosts must empty themselves, and the Social Room application makes the host responsible for all cleanup and trash removal, which is not how a staffed clubhouse operates. There is zero commercial acreage in the PUD land use summary. Food on site arrives as visiting food trucks on Friday evenings and a Tuesday mobile farmers market.
No. There is no marina, boat basin, boat ramp or community dock, and the lakes are not recreational water. The PUD listed non-commercial boat dock facilities as a permitted accessory category and nothing of the kind was ever built. The master rules ban the activity outright: “Swimming, wading, and boating (including kayaks and canoes) are prohibited in all common area lakes.” There is also no RV, boat, camper or trailer storage lot anywhere in the community.
Twenty, numbered 1 through 20 in the Lake Drainage Detail engineering exhibit inside the master rules manual, which sets a control elevation for each. The association’s own description of “twenty beautiful lakes” corroborates it. On the plats, 21 lake tract parcels total 45.31 acres, the extra tract being L19B, a later split of L19 rather than a twenty-first lake. The lakes are interconnected by underground pipes, with stormwater control structures in lakes 11, 10, 8, 1 and 3.
Bank fishing is permitted and is catch and release only, unless an illegal exotic species is caught. No document establishes that the lakes are stocked, so we make no claim either way. What the lakes are, formally, is a permitted stormwater management system under South Florida Water Management District permit 11-01474-P, held by Autumn Woods Community Association, Inc. as permittee, status Currently Permitted. No water may be withdrawn from any lake or from the ground, and no wells are permitted anywhere in the community.
The association publishes formal owner guidance on alligators and pets, sourced from the Florida Fish and Wildlife Conservation Commission, which is the practical answer to that question in any Southwest Florida community with 20 lakes and more than 5 miles of lake perimeter. It also publishes a no-feeding rule set covering pet food, barbecue grills and bird feeders, precisely because habituated wildlife is the risk. Swimming and wading in common area lakes are prohibited, which removes the most common exposure.
The association’s own published guidance covers coyotes, alligators, cane toads and pets, green iguanas, Muscovy ducks and non-native species reporting, all sourced from the Florida Fish and Wildlife Conservation Commission. That list is a fair description of what residents actually encounter. The community retains native tree and shrub beds inside individual lots, typically pine, palms, oaks and palmettos, alongside a preserve system, which is why the wildlife presence here is more noticeable than in a community built on cleared agricultural land.
2.92 miles and 6.9 modeled off-season minutes by road, which makes Clam Pass the closest beach access to the community and closer than the zoned high school. Clam Pass is reached by a boardwalk through a mangrove estuary rather than by a beachfront parking lot. Straight-line, the community centroid is 1.7 miles from the Clam Pass shoreline. Vanderbilt Beach Park is 3.33 miles, Delnor-Wiggins Pass State Park is 5.70 miles and Lowdermilk Park is 6.09 miles.
The nearest Publix at 2450 Vanderbilt Beach Rd is 1.96 miles and 5.7 modeled off-season minutes away. Whole Foods Market at Mercato is 2.37 miles, Trader Joe’s is 3.25 miles, Costco at 6275 Naples Blvd is 2.63 miles and Seed to Table is 5.44 miles. That is four distinct grocery formats plus a warehouse club inside three and a quarter miles, which is a higher everyday retail density than most gated Naples communities in this price band offer.
Sea Gate Elementary School, Pine Ridge Middle School and Barron Collier High School, and every address in all three neighborhoods zones to the same three for 2026-27. All three earned an A from the Florida Department of Education for 2025-26, and Collier County Public Schools earned an A district grade the same year. The assignment was verified at nine addresses on the district’s interactive zoning tool, each returning a null rezone flag, and confirmed against the district’s three published 2026-27 boundary maps. Re-check for your enrollment year, because the district evaluates boundaries annually.
The district and the Florida Department of Education both spell the school Sea Gate Elementary School, as two words. The street it sits on is Seagate Drive, as one word, at 650 Seagate Dr, Naples, FL 34103. Both spellings circulate online and land you at the same school. We use the district spelling throughout this page and carry the alternate here once so that a search on either form resolves correctly.
Selling a Florida condominium requires more paperwork than selling a house, and a Cedar Ridge seller should assemble it before listing rather than after going under contract. The core package is the recorded Declaration of Condominium and any amendments, the articles of incorporation, the bylaws, the current rules and regulations, the current adopted budget, the most recent financial information, the frequently asked questions and answers sheet, and the governance forms the association maintains. Add the estoppel certificate from Anchor Associates and the separate master estoppel through Resort Management.
Cedar Ridge is exempt from the Structural Integrity Reserve Study requirement, so no such study is required to exist. Florida Statutes 718.112(2)(g) triggers the requirement at three habitable stories, and the recorded Declaration of Condominium states at Paragraphs 5.1 and 6.4 that each of the 22 residential buildings is one two-story building containing four homes. What a seller should provide instead is the current adopted budget and the reserve schedule the association does maintain, because exemption from the study is not exemption from reserves.
No. Florida Statutes 553.899 triggers the milestone inspection requirement at three habitable stories, and Cedar Ridge buildings are two stories, so the statute does not reach them. That is proved from the recorded declaration’s own words rather than from unit numbering, which matters because the county renders Cedar Ridge legal descriptions in a form where the leading digit encodes the building rather than the floor. A seller should expect the question and should answer it with the declaration paragraph rather than with an assertion.
That is the correct and lawful position for every Cedar Ridge building, and the absence of a report is not a defect to explain away. Both Florida statutes attach at three habitable stories. The practical risk is not legal, it is transactional: an out-of-state buyer or an unfamiliar lender may assume every Florida condominium owes a report, and the deal stalls while somebody looks for a document that was never required. Get ahead of it by putting the declaration paragraphs in the listing file.
Show the recorded Declaration of Condominium at Paragraphs 5.1 and 6.4, which state the building form in the association’s own recorded words, and put the statutory thresholds beside them. Three further readings inside the same documents corroborate it: Paragraph 6.1.3 gives separate square footages for a downstairs unit and an upstairs unit in each phase group, which is two tiers rather than three, and the Rules refer to “a Home which does not have another Home below it” and to “all units above the first floor”. A recorded instrument beats an opinion in every negotiation.
Sometimes, and it is worth planning for. National lender checklists and out-of-market agents often apply Florida condominium requirements uniformly without checking the story threshold. The remedy is documentary rather than argumentative: supply the recorded declaration paragraphs, the statutory citations and the association’s own confirmation in writing, early, in the same package as the estoppel. Deals in this community rarely fail on this point; they lose days on it, and the days come out of the inspection period.
It can, and it is one of the two or three most common causes of delay in a Florida condominium sale. The lender sends a questionnaire to the association, and the turnaround depends on the management company rather than on the seller. For Cedar Ridge that is Anchor Associates, Inc. Order it as early as the lender will allow, and if your buyer’s lender uses a long-form questionnaire, ask on day one rather than day fifteen. Autumn Woods also charges up to $150.00 plus attorney fees for a mortgagee questionnaire in Oak Hollow and Mahogany Run, so budget the equivalent.
Warrantability is determined by the lender and the agency against the association’s current financial and legal position, not by a community page, and it can change from one year to the next. What a seller can do is supply the inputs quickly: the current budget, the reserve position, the insurance certificates, the owner-occupancy figures and the litigation answer on the questionnaire. Cedar Ridge is 51.1 percent homesteaded on the 2026 preliminary roll, which is one input an underwriter will look at, and no special assessment appears in the Clerk index for the association.
FHA and VA condominium eligibility depends on project approval status at the time of the loan, which is maintained on the agencies’ own lists and changes over time, so neither we nor any page should state a permanent answer. A seller should check current status before marketing to an FHA or VA buyer, and should be ready to provide the association documents an approval request requires. If the project is not currently approved, that narrows the buyer pool and should inform pricing rather than surprise you at contract.
For Cedar Ridge and for Oak Hollow and Mahogany Run, reserve balances are not published anywhere and come from the association through the estoppel and the current budget. Oak Hollow and Mahogany Run reserves are also discretionary rather than statutory: Bylaws Section 6.4 states that “Board adopted reserve funds are not controlled by Chapter 720 Florida Statutes and therefore may be spent, waived or used as approved by the Board.” Maple Brooke publishes CPA-compiled financial statements, and its 2026 Approved Reserve Plan funds exactly two components, Painting at $157,000 and Roof Cleaning at $10,000.
A villa, and specifically a fee-simple platted lot inside a Chapter 720 homeowners association, not a condominium. Maple Brooke’s own rules say it in terms: the villas are not condominiums, but single-family homes. They are attached, sharing party walls, roofs and driveways, which is what causes the confusion. The distinction matters at closing because the Chapter 718 condominium disclosure and document-delivery machinery does not apply to you, and the Chapter 720 homeowners association disclosure does.
Chapter 720, the Florida Homeowners’ Association Act. Maple Brooke Neighborhood Association, Inc. is a Chapter 720 homeowners association governing 110 fee-simple platted lots, and only Cedar Ridge in Autumn Woods is a Chapter 718 condominium. Practically, that means the homeowners association disclosure summary rather than the condominium document package, no milestone inspection or Structural Integrity Reserve Study exposure, and an estoppel from Resort Management for the neighborhood plus a second one from Resort Management for the master.
Yes, in all three neighborhoods. Oak Hollow and Mahogany Run requires written notice before the intended closing date plus a background check, with the board approving or denying within 20 days. Cedar Ridge requires a full purchase application, a character reference form, a background check and board approval signed by a Board Officer or Director. Maple Brooke uses a combined Application for Purchase or Lease delivered to the property manager. Build the closing timeline around that approval rather than around the loan alone.
Plan on 20 days. Oak Hollow and Mahogany Run gives the board 20 days to approve or deny after a complete package, and Cedar Ridge runs the same 20 day window with 20 days’ advance notice required. A package that arrives incomplete restarts the practical clock, so the single most useful thing a seller can do is make sure the buyer’s application, background authorisation and fees go in together on the first attempt.
It depends on the neighborhood. Cedar Ridge charges $150.00 for a purchase application plus $50.00 per adult United States citizen or $75.00 per adult foreign national for the background and credit check. Maple Brooke charges a $100.00 rental administrative fee on the lease side and uses a combined purchase or lease application. Oak Hollow and Mahogany Run does not publish its purchase-side fee. Separately, the buyer owes the Capital Improvement Transfer Fee at closing, and the current amount comes from the estoppel.
No right of first refusal appears in the recorded documents we reviewed for any of the three neighborhoods. What does exist is approval screening with a 20 day decision window, which is a different mechanism: it lets the association vet an occupant, not buy the property out from under a contract. If your buyer’s lender or title agent asks the question on a questionnaire, answer it from the recorded declaration and the estoppel rather than from memory.
Cedar Ridge issues board approval signed by a Board Officer or Director, and its rules warn that a home occupied without approval is subject to eviction and the unit to a fine, so yes, in practical terms the approval must be in hand before occupancy. Oak Hollow and Mahogany Run requires written notice before the intended closing date and a board decision within 20 days. Your title agent will want the approval documented in the file alongside the estoppel, and settlement agents in Collier County routinely ask for it.
The associations here screen buyers rather than veto sales at will, and any denial has to operate within the recorded documents and within federal and Florida fair housing law. The realistic risk is not a blocked sale, it is a delayed one caused by an incomplete application or an unpaid balance. Delinquency has real teeth in this community: it can block the processing of an architectural application, and Oak Hollow and Mahogany Run expressly prohibits a delinquent owner from leasing.
Past-due assessments are disclosed on the estoppel certificate and are customarily paid from seller proceeds at closing, which is exactly why the estoppel is ordered early rather than late. In Autumn Woods you have two of them, one from the master and one from your neighborhood, so a balance can exist in one and not the other. Oak Hollow and Mahogany Run publishes a collection policy that a seller in that neighborhood should read before assuming what is owed.
You do not have to be current to sign a contract, but any balance will surface on the estoppel and will be settled at closing from proceeds. Where being current matters earlier is in the run-up: delinquency can block the processing of an architectural review application, which is a real obstacle if you were planning approved exterior work before listing. If you are behind, deal with it before the listing photos rather than during the title work.
In Collier County practice the title or closing agent orders the estoppel certificates, but the seller should confirm on day one that both have been requested rather than assume it. Autumn Woods needs two, and a closing agent unfamiliar with the community often orders only one. Tell them explicitly which neighborhood you are in and which management company holds it: Sandcastle Community Management for Oak Hollow and Mahogany Run, Resort Management for Maple Brooke and for the master, and Anchor Associates, Inc. for Cedar Ridge.
Yes, always, because every Autumn Woods owner belongs to two associations and owes two assessments. For a single-family seller the two come from two different companies by rule: Oak Hollow and Mahogany Run Bylaws Section 2.5 states that “The Neighborhood Association may not contract with the same property management company as the Master Association.” A Maple Brooke seller gets both from Resort Management but they are still two separate certificates. The Capital Improvement Transfer Fee must appear on the estoppel.
Florida requires a seller in a mandatory homeowners association to provide the buyer with a disclosure summary and to give the buyer the association’s governing documents, financial information and rules, with the buyer having a statutory right to void within a defined window in the circumstances the statute sets. In Autumn Woods that means your neighborhood documents plus the master documents, because the buyer is joining both. Assemble the package before listing rather than scrambling after a contract is signed.
It is the statutory summary that tells a prospective buyer, in plain terms, that membership in the association is mandatory, that assessments are owed and may be increased, that the association may impose special assessments, that the association may have the power to place a lien on the property, and that the buyer should review the governing documents before closing. In Autumn Woods the summary is only the beginning, because the master assessment is not published and two of the three neighborhood assessments are not published either.
Florida sellers owe a duty to disclose known facts materially affecting the value of the property that are not readily observable to a buyer, and a history of water intrusion or flooding at the property falls squarely inside that duty. Disclose what you know, in writing, including the date, the cause if known, the extent and the repair. In a community where the Special Flood Hazard Area follows the lake banks at the backs of lots and 35 FEMA map amendments have been issued, a documented answer is far better than a vague one.
Yes, where the damage or the claim is a known fact materially affecting value and is not readily observable. Practically, disclose the storm, the damage, the claim, the settlement and the repair, and keep the paperwork. Your buyer’s insurer will very likely find the claim history anyway through industry loss reporting, so a disclosed and documented claim with a completed repair is a far stronger position than one the buyer discovers during underwriting.
If you know about it and it materially affects value, disclose it, and disclose the repair alongside it. In Autumn Woods this comes up constantly because every home is 24 to 29 years old and at or past a first-generation roof’s service life. In Maple Brooke there is an extra wrinkle worth raising with your agent: the association is contractually obliged to replace villa roofs under 1997 Declaration Section 9.3.5(d), and the whole roof of a building must be replaced together, so responsibility for a leak is not always the owner’s.
Yes, and the estoppel certificate is the instrument that establishes it, because under Florida law an estoppel must disclose levied and pending special assessments. For the record, no special assessment instrument appears in the Collier County Clerk index for any of the four Autumn Woods associations across a sweep from 2020 to September 2026, and Maple Brooke’s 2025 financial statements disclose none. That is a verified negative with a stated limit rather than a guarantee, and it does not replace the estoppel on your own transaction.
If you know of a planned or proposed increase that materially affects value, disclose it. Two structural facts in Autumn Woods make this more likely to arise than in a newer community. Every home reached its roof, air conditioning and water heater replacement window at roughly the same time because one builder finished the community inside six years. And master special assessments require a simple majority of each class of members with no dollar cap, with two express exceptions that require no owner vote at all.
Known facts materially affecting the value of the property and not readily observable are disclosable, and a live dispute with the association about your own property, an outstanding violation or an unresolved architectural review denial belongs in that category. Autumn Woods sets a maximum fine of $1,000.00 for a continuing violation and can suspend common area access and non-essential services such as gate barcodes, so an open enforcement matter has real financial substance. Fair housing law also constrains how neighbor characteristics may be discussed, and your agent should keep the conversation on the property and the documents.
Every factual claim on this page traces to one of the primary sources below. Collier County parcel facts come from the county’s published tax roll extract, the Clerk’s official records and county geographic information systems. Association facts come from recorded instruments and from the association’s own published documents. Flood, storm, school, insurance and statutory facts come from the responsible agency.
We host none of the documents below. Every row links the official custodian or the association’s own published copy, so a reader always lands on the primary record rather than on a copy we made. These are the instruments behind the factual claims on this page, and they are the same documents an Autumn Woods buyer or seller should read during an inspection period.
Document | What it proves | Official authority |
|---|---|---|
Collier County Ordinance 96-80, the 300 Acre Goodlette Road Planned Unit Development, adopted 10 December 1996 | The entitlement itself: 300 acres, 900 units, 3.00 units per gross acre, the land use summary, the development standards table, the conservation district, and the transportation and environmental commitments. Also proves there is no document called the Autumn Woods PUD | |
Collier County PUD Master List, 5 December 2022 | The county’s own monitoring record: status active, ordinance 96-80, 300.00 total acres, 900 units at 3.00 gross density, 4.30 acres of conservation set-aside, and an empty amendment column | |
Amended and Restated Master Declaration of Covenants, Conditions and Restrictions for Autumn Woods | The governance architecture: two-tier membership, neighborhood-bloc voting, what the master maintains, the architectural review process, the assessment structure and the 67 percent amendment threshold | |
Autumn Woods Amended and Restated Bylaws | Board composition, meeting procedure and the mechanics of neighborhood representation at master meetings | |
Autumn Woods Amended and Restated Articles of Incorporation | The corporate charter of the master association | |
Capital Improvement Transfer Fee amendment, recorded 26 May 2023 | That the transfer fee is owed by the buyer at closing, collected by the settlement agent, must appear on the estoppel, and carries six recorded exemptions. Also the fee history from $1,500 in 2017 to $1,996.50 in May 2023 | |
Autumn Woods maintenance fee amendment, March 2022 | An amendment to the restated master declaration in the association-era amendment chain | |
Autumn Woods Master Rules and Regulations, adopted 23 May 2023 | The community-wide operating rules: pools and spa, courts, the fitness center, clubhouse reservations, roadways and the 25 mile an hour limit, preserve use, parking, lighting, and the engineering exhibit that numbers the lakes 1 through 20 | |
Oak Hollow and Mahogany Run, recorded 2023 Amended and Restated Declaration, Articles and Bylaws | That Oak Hollow and Mahogany Run is one association governing 350 lots; the leasing terms; the 18 April 2023 grandfather clause; the quarterly assessment period and 1/350th share; and the ten percent budget increase cap | |
Oak Hollow and Mahogany Run Rules and Regulations | The single-family neighborhood’s operating rules, including the default-deny architectural stance, the roof material restrictions, parking, pets and trash | |
Oak Hollow and Mahogany Run collection policy | How the neighborhood association handles delinquent assessments, which a seller needs to know before closing | |
Oak Hollow and Mahogany Run violations policy | The enforcement and fining process, including the $1,000.00 maximum for a continuing violation | |
Oak Hollow and Mahogany Run approved roof tiles, paint colours and exterior materials | Exactly what an owner may put on a roof or a wall, which is the first question a renovating buyer asks | |
Oak Hollow and Mahogany Run architectural review application | The form and the process an owner files before any exterior change, and the 30 day review window | |
Maple Brooke 1997 Declaration of Covenants, Conditions and Restrictions | The villa regime: party walls, the association’s roof cleaning, repair and replacement obligation at Section 9.3.5(d), the reserve protection clause and the assessment escalator | |
Maple Brooke 2025 CPA-compiled financial statements | The only published financials in Autumn Woods. Carries the master fee as a pass-through, the neighborhood assessment total, the expense lines, the balance sheet and the two-component reserve plan | |
Maple Brooke Amended Rules and Regulations | Villa-specific rules: whole-building roof replacement, shared driveway replacement, planting limits, the rental administrative fee and the tourist tax warning | |
Maple Brooke application for purchase or lease | The neighborhood’s buyer and tenant screening package | |
Declaration of Condominium of Cedar Ridge at Autumn Woods | The document that states the building form in its own words, 22 buildings of one two-story building containing four homes each, which is what exempts Cedar Ridge from the milestone inspection and the Structural Integrity Reserve Study. Also the quarterly assessment period, the 1/88 share, and that the billed assessment already contains the master fee | |
Cedar Ridge Rules and Regulations | The condominium’s operating rules: no motorcycles, no gas or charcoal grills, pet board approval, flooring and soundproofing above the first floor, and the fine escalation | |
Cedar Ridge 2026 sales application packet | What a Cedar Ridge buyer must file, what it costs, and the 20 day approval clock | |
Cedar Ridge 2026 lease application packet | The tenant screening package and the 20 day notice requirement | |
Autumn Woods Tropical Storm and Hurricane Plan | What the association actually does before and after a storm, including quarterly inspection of the stormwater control structures and the Hurricane Irma debris record | |
Autumn Woods New Owner Information packet | What the master association does versus what each neighborhood association does, in the association’s own words | |
Autumn Woods permanent guest and vendor list form | How a resident admits recurring guests and vendors at the gate, up to ten guests and five vendors | |
Autumn Woods tree and plant standards | The community-wide landscape palette and the native retention beds inside individual lots | |
Collier County Floodplain Protection Newsletter 2026 | Collier County’s Class 5 Community Rating System standing and 25 percent discount, the base flood elevation plus one foot freeboard rule, and the 50 percent substantial improvement rule that names Zone AH | |
FEMA Community Rating System eligible communities list, April 2025 | Collier County, community identification number 120067, entered the program October 1992, Class 5, 25 percent discount | |
National Hurricane Center Tropical Cyclone Report, Hurricane Ian | Where Ian’s surge went and how high the water actually got in the Naples Bay system | |
Florida Department of Education 2025-26 school grades results packet | The A grades for all three zoned schools, the district’s own A grade, and the tightened 2026-27 grading scale | |
Florida Building Commission, Setting New Standards for Safety | The 1 March 2002 date on which the first Florida Building Code replaced all local codes, which is the line every Autumn Woods home sits on the early side of | |
Uniform Mitigation Verification Inspection Form explainer | The seven construction features a Florida wind mitigation inspection rates, and which credits an owner can still buy after the fact |
Last Updated September 2026 · By Jesse McGreevy and Marc Comisar, McGreevy and Comisar at Domain Realty · More about Jesse McGreevy, Marc Comisar and our team on the about page.
2,005 people live in Autumn Woods, where the median age is 42 and the average individual income is $63,797. Data provided by the U.S. Census Bureau.
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Population Density Population Density This is the number of people per square mile in a neighborhood.
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There's plenty to do around Autumn Woods, including shopping, dining, nightlife, parks, and more. Data provided by Walk Score and Yelp.
Explore popular things to do in the area, including Our Town Pool Service.
Autumn Woods has 857 households, with an average household size of 3. Data provided by the U.S. Census Bureau. Here’s what the people living in Autumn Woods do for work — and how long it takes them to get there. Data provided by the U.S. Census Bureau. 2,005 people call Autumn Woods home. The population density is 6,574 and the largest age group is Data provided by the U.S. Census Bureau.
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Thinking about buying or selling in Southwest Florida? Tell us what you are trying to do and we will tell you honestly what it will take. McGreevy and Comisar, Domain Realty Group.
