Berkshire Lakes is a lake community of about 2,156 homes in East Naples, FL 34104: 669 single-family homesites, eight condo and villa associations and The Shores. Thinking of selling? Call McGreevy and Comisar, the #1 team in Southwest Florida since 2012.
Updated October 2026 · Jesse McGreevy and Marc Comisar, Domain Realty
Berkshire Lakes is a lake community of about 2,156 homes in Naples, Florida. Jesse McGreevy and Marc Comisar represent Berkshire Lakes sellers first and buyers second: Jesse has worked Southwest Florida real estate since 2004, the team has sold together since 2008, McGreevy and Comisar alone have over $900 million in sales, and McGreevy and Comisar are the #5 real estate team in Florida in the 2026 RealTrends rankings. Berkshire Lakes, Naples FL sits in ZIP 34104 at Santa Barbara Boulevard and Radio Road (Berkshire Lakes Master Association). It holds 669 single-family homesites and eight condo and villa associations under that master association, 1,639 units in all, plus The Shores group (The Shores, Berkshire Pines and The Preserve at the Shores) east of Santa Barbara Boulevard under its own master homeowners association (BLMA Sub-Associations page; BLMA FAQ). This guide to Berkshire Lakes Naples covers every village, the fee stack, flood zones, schools and the last 12 months of sales. Thinking of selling? Call Jesse direct at (239) 898-6072, or start with a free Berkshire Lakes home valuation.
Our Berkshire Lakes guides go deeper: selling a home in Berkshire Lakes, what your Berkshire Lakes home is worth and buying a home in Berkshire Lakes.
McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, are the best realtor for Berkshire Lakes because a sale here turns on details most agents miss: which of two master associations a home belongs to, whether a condo carries two approvals and two estoppels, and how a village’s flood share and fee layer change its price. We bring a village-by-village file to every listing.
McGreevy and Comisar are the #5 real estate team in Florida in the 2026 RealTrends rankings. Domain Realty, our brokerage, closed 658 transaction sides in Naples in the 60 months to October 5, 2026, $521.5 million in volume counted by side, per the Southwest Florida MLS pulled that day.
That matters in Berkshire Lakes because the paperwork decides the closing date. A single-family home in Units 1 to 7 needs one association approval and one estoppel; a condo, coach home or villa needs the master association’s packet and estoppel plus its own sub-association’s, and the master Board has 20 days after complete information to act (Fourth Amended and Restated Declaration, Art. X; BLMA Sales and Leasing). Homes in The Shores group answer to a different master association and do not pay the $690 master fee for 2026 (BLMA 2026 Budget). We prepare a Berkshire Lakes listing around those facts from the first conversation.
McGreevy and Comisar is a top-reviewed Berkshire Lakes realtor, and every quote below is a five-star review on our Google Business Profile.
★★★★★ “Jesse is the best Realtor I have used. He found us our dream home even though it took months as we were not the easiest to please.” Verified Google review
★★★★★ “Working with Jesse and his team was truly an amazing experience. From the very beginning, they were professional, attentive, and incredibly knowledgeable. They guided us through every step of the process with patience and clarity, always making sure we felt comfortable and informed with every decision.” Verified Google review
We tracked 108 closed sales in Berkshire Lakes from Oct 13, 2025 to Oct 13, 2026 (Southwest Florida MLS): median $320,000, range $205,000 to $1,100,000, $42,515,440 in volume. Every one of those sales was filed under Naples, and they were spread across 11 neighborhood names in the MLS (Southwest Florida MLS, closed sales Oct 13, 2025 to Oct 13, 2026).
The two governance blocs trade differently. We tracked 86 sales in the master-association neighborhoods west of Santa Barbara Boulevard at a $322,500 median (the mean of the middle pair, $320,000 and $325,000) and 22 sales in The Shores group to the east at a $314,500 median (the mean of the middle pair, $312,000 and $317,000) (Southwest Florida MLS, closed sales Oct 13, 2025 to Oct 13, 2026). The village table is in the Market Snapshot below.
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).
Selling a home in Berkshire Lakes? Get a free, confidential home valuation built on the village your home sits in, or Call Jesse direct at (239) 898-6072. Buying in Berkshire Lakes? Call Marc at (239) 287-5873, and read how we represent buyers in Naples before you tour.
Berkshire Lakes is about 2,156 homes in ZIP 34104 split between two master associations, with a $320,000 median sale over the 12 months to October 2026, a $690 master fee for 2026, no CDD, no golf and one clubhouse campus. These eight facts, each sourced, frame every section of this Berkshire Lakes guide.
Berkshire Lakes is a lake community built from 1988 to 2003 at Santa Barbara Boulevard and Radio Road in East Naples, with single-family homes and garden condos around seven lakes. Master-association owners pay a modest $690 fee for 2026, no CDD applies, and a Publix sits at the community’s corner.
Is Berkshire Lakes Naples a good place to live? The honest answer is a set of facts. The costs are legible: the master association’s 2026 assessment is $690.00 per unit, paid annually and due January 1, for its 1,639 units (BLMA 2026 Budget), and Collier County’s district layer returns no Community Development District over the planned development (Collier GIS, Community Development Districts, queried Oct 10, 2026). Amenities are association property covered by that fee, so there are no club dues (BLMA About page). Publix store 410, “Berkshire Commons”, is at 7101 Radio Road (Publix, store 410), and every address is zoned for an A-rated elementary and middle school for 2025-26 (FLDOE, East Naples Middle).
The trade-offs are just as specific. The master-association neighborhoods are not gated, condo and villa buyers deal with two associations, and FEMA’s effective map puts one in four county address points in a high-risk flood zone, concentrated in a few villages. The homes date from 1988 to 2003, so roof age and wind mitigation shape insurance. And the price spread is wide: condo sales as low as $205,000 and a single-family sale at $1,100,000 in the same 12 months (Southwest Florida MLS, closed sales Oct 13, 2025 to Oct 13, 2026).
A quick fit test, built only from the documents:
Choosing a buyer’s agent for Berkshire Lakes comes down to who knows the village layer, because the median price, the fee, the lease rule and the flood zone all change when you cross from one association’s street to the next. If you are comparing representation, our guide to the best real estate agents in Naples explains what to ask any agent before you sign a buyer agreement.
Selling first, or selling and buying? Start with a free Berkshire Lakes home valuation, or Call Jesse direct at (239) 898-6072. Buying? Call Marc at (239) 287-5873, read how we represent buyers, and see our step-by-step guide to buying a home in Naples.
Berkshire Lakes is in unincorporated Collier County, ZIP 34104, at Santa Barbara Boulevard and Radio Road, as the master association describes its location (Berkshire Lakes Master Association). All 108 sales we tracked were filed under Naples (Southwest Florida MLS, closed sales Oct 13, 2025 to Oct 13, 2026). The community has two halves:
Fifth Avenue South is about 13 minutes, off-peak, by our routing check (OpenStreetMap road network, OSRM, October 2026); January to April traffic runs longer (OSRM routing service). There is no I-75 interchange at Santa Barbara Boulevard, so the interstate is reached at Exit 101 or Exit 105. The full drive-time table is in the drive-times section of this guide.
“Berkshire Lakes” names four different footprints, and a buyer who mixes them up can end up quoting the wrong fee, the wrong amenity or the wrong school. This guide uses one frame: Berkshire Lakes as the Southwest Florida MLS and buyers use the name, about 2,156 homes in two governance blocs. Every fee, rule and amenity statement below names the bloc it covers.
The first bloc is the Berkshire Lakes Master Association core: 1,639 units with one vote per unit, made up of 669 single-family homesites in Units 1 to 7 and 970 condos, villas and coach homes in eight sub-associations: Newcastle (278), New Waterford (168), Partridge Pointe (148), Windsor Place (116), The Coach Homes (96), The Colonies (78), Melrose Gardens (74) and Berkshire Landings (12) (BLMA Sub-Associations page; BLMA statutory FAQ, June 2024). These units pay the $690 master fee for 2026 and use the Belville Boulevard clubhouse.
The second bloc is The Shores group: The Shores (210 homes), Berkshire Pines (119 homes) and The Preserve at the Shores (188 condominiums), east of Santa Barbara Boulevard (FDOR cadastral centroids, 2026 roll; Florida DBPR condominium roster). They are part of Berkshire Lakes in the MLS and the original PUD, but they are not members of the Berkshire Lakes Master Association and do not pay its $690 fee. They sit under The Shores at Berkshire Lakes Master Homeowner’s Association, Inc., filed in 1998 as Berkshire Pines Master Homeowner’s Association (Sunbiz, N98000002011). For the master clubhouse, pool or courts, the recorded Shores declaration governs; the master association’s own rules limit its facilities to its members.
The other two footprints are history and statistics. The original planned development was rezoned in 1983 and amended in 1991 to 1,093.9 acres with a 4,200-unit cap (Ordinance 91-45, Collier Clerk); it also produced Countryside Golf and Country Club south of Radio Road and the Berkshire Village cluster north of I-75, both separate communities today. The Census place called Berkshire Lakes matches the master-association area only.
Name people use | What it is | Homes | Governing body | In this guide’s numbers? |
|---|---|---|---|---|
Berkshire Lakes Master Association neighborhoods | Units 1 to 7 single-family plus 8 condo and villa associations, west of Santa Barbara Blvd | 1,639 | Berkshire Lakes Master Association (N24581) | Yes |
The Shores, Berkshire Pines, Preserve at the Shores | East of Santa Barbara Blvd, north of Radio Rd | 517 | The Shores at Berkshire Lakes Master HOA (N98000002011); Preserve condo association | Yes |
Countryside Golf and Country Club | Gated golf and country club community south of Radio Rd, inside the original PUD | 1,133 | Countryside Master Association (N18653) | No: separate community |
Berkshire Village, The Abbey, Canterbury Village, Trafalgar Square | North of I-75, ZIP 34116, inside the original PUD | 499 | Own associations | No: separate MLS development |
Berkshire Lakes census place | Census Bureau area matching the master association | 1,635 housing units (2020) | n/a | Census figures only |
Sources for the table: BLMA Sub-Associations page; Countryside Golf and Country Club; FDOR cadastral centroids, 2026 roll; US Census Bureau, 2020 Gazetteer; association numbers from Sunbiz.
Countryside and the Berkshire Village cluster share the original PUD and the name, but each has its own associations, and neither community’s sales are counted anywhere in this guide.
The reconciliation is exact: 669 single-family homesites plus 970 attached units equals the master association’s 1,639, and 1,639 plus The Shores group’s 517 equals the 2,156 homes this guide covers. Every one of the 108 sales we tracked falls in one of those 11 villages: 86 in the master-association neighborhoods and 22 in The Shores group (Southwest Florida MLS, closed sales Oct 13, 2025 to Oct 13, 2026).
Yes. Berkshire Lakes is in East Naples in the sense locals use the term: unincorporated Collier County with a Naples mailing address, ZIP 34104, on the Radio Road and Santa Barbara Boulevard corridors east of Airport-Pulling Road (Berkshire Lakes Master Association). It is not inside the City of Naples, so county government and county utilities serve it. Fire and rescue come from the Greater Naples Fire district (Collier GIS, Fire District), and the master clubhouse falls in County Commission District 4 while a test point in Berkshire Pines falls in District 1 (Collier GIS, Commissioner Districts, queried Oct 10, 2026).
The 2020 Census counted 2,527 residents and 1,635 housing units in the Berkshire Lakes census-designated place, on 0.657 square miles of land and 0.124 square miles of water (US Census Bureau, 2020 Gazetteer; Census TIGERweb, places layer). Those figures cover the master-association area only: the Census boundary contains 1,627 of the 1,628 master-association residential parcels and none of The Shores group, Countryside or Berkshire Village (Census TIGERweb; FDOR cadastral centroids). The Census count of 1,635 housing units comes within four of the master association’s own count of 1,639 units.
No age restriction appears in the master association’s recorded Declaration or Rules (Fourth Amended and Restated Declaration). The product range is wide: Colonies condos run 1,093 to 1,312 sq ft, while Unit 1 single-family homes have a median of 3,086 sq ft (FDOR cadastral centroids, 2026 roll), so full-time owners, seasonal owners and investors buy here at very different budgets.
Community life runs through the clubhouse, where the Berkshire Lakes Women’s Club and the court groups meet; the clubs are covered in the amenities section of this guide.
Water is the organizing feature. The master association counts “seven lakes”; its April 2025 water-quality sampling names five of them: Henley, Horseshoe, Berkshire, Lambton and Belville (BLMA About page; Sanders Laboratories lakes report, April 2025). The association’s reserve study counts about 24,800 linear feet of pond shoreline and three aerators (BLMA Reserve Study, Dec 22, 2025). The lakes are retention ponds: residents fish catch and release from a lake lot or from the 600 sq ft composite pier off the clubhouse banquet room, and there is no swimming or boating (BLMA Rules and Regulations, February 2026; BLMA Reserve Study).
A hard-surface walking and biking path runs along the northeast shoreline of Berkshire and Belville Lakes, and the clubhouse campus at 495 Belville Blvd adds the pool, two tennis courts striped for pickleball and the approximately 2,700 sq ft waterfront banquet room, all covered by the master fee (BLMA About page).
Shopping is at the corner. Publix store 410, “Berkshire Commons”, is at 7101 Radio Road with a pharmacy, about 2 to 6 minutes from homes across the community; Aldi at 4015 Santa Barbara Boulevard is about 2 to 5 minutes away (Publix, store 410; OSRM routing service, Oct 10, 2026). A retail building at 7335 Radio Road in the Berkshire Commons area sold for $9 million in May 2026 (Business Observer, May 15, 2026).
Household services are county services: water and sewer from Collier County Utilities, and curbside collection Monday (trash, recycling and bulk) and Thursday (trash only) (BLMA FAQ). The nearest public Level 2 EV chargers are at 4710 Altis Drive, about 1.3 miles away (US DOE Alternative Fuels Data Center, October 2026).
The master-association neighborhoods are not gated; their streets are public rights of way maintained by Collier County. The association’s reserve study assigns the asphalt road system, sidewalks and street signage to Collier County and the street lights to Florida Power and Light (BLMA Reserve Study, Dec 22, 2025); the recorded Declaration reserves easements along “all public rights of way within Berkshire Lakes” (Fourth Amended and Restated Declaration); and the association’s towing agreement lists the gate code as “N/A” (BLMA towing agreement, 2025).
East of Santa Barbara Boulevard the picture differs. County address records show gate structures at The Shores (3350 Berkshire Pines Road) and Berkshire Pines (7455 Radio Road); whether they are staffed is not published (Collier GIS, Site Address Points).
What the master-association neighborhoods do have is a perimeter: the association insures a perimeter wall at $1,945,797 on its 2025-26 property policy (BLMA commercial property policy, Tower Hill 2025-26), and its perimeter project finished the Radio Road section and moved the Santa Barbara Boulevard section to January 2027 (BLMA newsletter, Sept 28, 2026).
In place of a gate, the master association runs 16 cameras and one license plate reader, with 3 more cameras and 3 more readers planned in 2026 (BLMA Reserve Study), and the pool and courts sit behind fob-controlled gates. A buyer who wants a gate should look at The Shores side, and ask that association about staffing; a buyer who prefers open county streets and lower fees will find that in the master-association neighborhoods.
Berkshire Lakes, Naples FL recorded 108 closed sales in the 12 months to Oct 13, 2026, all filed under Naples, at a $320,000 median, with prices from $205,000 to $1,100,000 and $42,515,440 in volume (Southwest Florida MLS). The village decides the price: attached homes (condos, villas and coach homes) had a $295,000 median, single-family homes $590,000.
Data updated: October 2026
We tracked 108 closed sales in Berkshire Lakes from Oct 13, 2025 to Oct 13, 2026: 106 standard closed sales and two Sold Data Entry records, a New Waterford condo that closed at $215,000 on 07/15/26 and a Newcastle condo that closed at $255,000 on 09/04/26, both entered after closing. They are real recorded sales, so they count in every count, median, range and volume figure on this page (Southwest Florida MLS, closed sales Oct 13, 2025 to Oct 13, 2026).
The median days on market for a Berkshire Lakes sale in this window is 63 days (106 sales with a recorded figure; the average is 90). The median sold price per square foot is $233, using MLS living area. The median final list price of the marketed sales is $335,750, and the sale-to-list ratio (sold price over final list price) is a median 95.9%. Homes for sale today: 25 active listings, with a median list price of $335,000 from $199,000 to $1,048,000, and 6 pending. Months of supply, the active listings divided by the monthly closing pace of the last 12 months (9.0 closings a month), is 2.8.
Every one of the 108 sales landed in one of 11 villages. The table lists them by number of sales, with the governance bloc each belongs to (Southwest Florida MLS, closed sales Oct 13, 2025 to Oct 13, 2026). Medians on even counts are the mean of the middle pair, and no median is given for a village with fewer than 10 sales: those rows show the count and the range, and the thinnest list the sales.
Village (MLS name) | Closed sales | Median or sales | Low | High | Sold volume | Bloc |
|---|---|---|---|---|---|---|
Berkshire Lakes (single-family core) | 29 | $590,000 | $375,000 | $1,100,000 | $17,524,750 | Master association |
Preserve at the Shores | 15 | $299,000 | $267,500 | $370,000 | $4,603,490 | Shores group |
New Waterford | 15 | $305,000 | $215,000 | $330,000 | $4,415,400 | Master association |
Newcastle | 12 | $247,250 (mean of $244,500 and $250,000) | $206,000 | $270,000 | $2,873,000 | Master association |
Partridge Pointe | 9 | fewer than 10 sales, no median | $250,000 | $349,900 | $2,747,900 | Master association |
The Shores | 7 | fewer than 10 sales, no median | $400,000 | $810,000 | $3,729,000 | Shores group |
Melrose Gardens | 6 | fewer than 10 sales, no median | $375,000 | $440,000 | $2,400,000 | Master association |
Windsor Place | 6 | fewer than 10 sales, no median | $290,000 | $334,000 | $1,874,000 | Master association |
Coach Homes | 5 | fewer than 10 sales, no median | $254,900 | $310,000 | $1,404,900 | Master association |
Colonies | 3 | three sales: $205,000, $230,000 and $250,000 | $205,000 | $250,000 | $685,000 | Master association |
Berkshire Landings | 1 | one sale, at $258,000 (too thin to read as a market rate) | $258,000 | $258,000 | $258,000 | Master association |
Total | 108 | $320,000 | $205,000 | $1,100,000 | $42,515,440 | Both blocs |
The $590,000 row is the single-family core only (Units 1 to 7); the Berkshire Lakes median is $320,000 across all 108 sales.
Each condo and villa village has its own association, fee and lease and pet rules, and the flood-zone share runs from 0% to 80.5% across them, so similar homes a few streets apart can price very differently (FEMA NFHL flood hazard zones, queried Oct 10, 2026).
Berkshire Lakes is two markets sharing a name: 35 single-family sales by MLS building design (29 in the master-association core, 5 in The Shores and 1 in Melrose Gardens) and 73 attached sales (condos, villas, townhouse-style units and coach homes), 71 of them in the condo, villa and coach-home villages and 2 villas in The Shores (Southwest Florida MLS, closed sales Oct 13, 2025 to Oct 13, 2026).
Segment | Closed sales | Median | Range |
|---|---|---|---|
All single-family (MLS building design) | 35 | $590,000 | $375,000 to $1,100,000 |
All attached: condo, villa, townhouse-style and coach home (MLS building design) | 73 | $295,000 | $205,000 to $450,000 |
All Berkshire Lakes | 108 | $320,000 | $205,000 to $1,100,000 |
Source: Southwest Florida MLS, closed sales Oct 13, 2025 to Oct 13, 2026.
The two ranges overlap only between $375,000 and $450,000: the top attached sale ($450,000, a villa in The Shores on 10/02/26) sits just above the lowest single-family sales.
The top of the market was single-family. The three highest closings in the window were $1,100,000 (03/30/26) and $820,600 (01/15/26) in the master-association single-family core and $810,000 (03/02/26) in The Shores; the core’s third-highest was $790,000 (07/15/26) (Southwest Florida MLS, closed sales Oct 13, 2025 to Oct 13, 2026).
Size explains much of the spread. On the 2026 Florida Department of Revenue roll, master-association single-family homes have a median of 2,335 sq ft of living area (10th to 90th percentile 1,874 to 3,365): Unit 1 (Brentwood) 3,086 sq ft, Unit 2 2,850, Unit 4 2,025 and Unit 6 1,984. The Shores’ median is 2,106 sq ft and Berkshire Pines’ 2,008 (FDOR cadastral centroids, 2026 roll).
The attached product sits in a narrow size band on the same roll:
Village | Living area (FDOR 2026) |
|---|---|
Melrose Gardens | 1,757 sq ft (every villa) |
Berkshire Landings | 1,475 to 1,700 sq ft |
Coach Homes | 1,240 to 1,648 sq ft |
Newcastle | 1,300 or 1,450 sq ft |
Windsor Place | 1,191 to 1,421 sq ft |
Preserve at the Shores | 1,311 or 1,406 sq ft |
Partridge Pointe | 1,191 to 1,401 sq ft |
New Waterford | 1,212 to 1,362 sq ft |
Colonies | 1,093 to 1,312 sq ft |
Source: FDOR cadastral centroids, 2026 roll.
The median sold price per square foot that ties these two tables together is $307 for single-family homes and $221 for attached homes ($233 across all 108 sales), using MLS living area; county roll areas and MLS living areas are measured differently, so the two should not be divided against each other.
For a seller, these bands are the first pricing check: a condo listed above its village’s 12-month high needs a reason a buyer can see, such as a renovated kitchen, a lake view, a garage or a 2024 LOMA letter. A single-family home is priced first against its own unit and size.
The headline medians for the two blocs look almost the same, and that is misleading (Southwest Florida MLS, closed sales Oct 13, 2025 to Oct 13, 2026):
Bloc | Closed sales | Median | Range | Sold volume |
|---|---|---|---|---|
Master-association neighborhoods (9 villages) | 86 | $322,500 | $205,000 to $1,100,000 | $34,182,950 |
The Shores group (The Shores plus Preserve at the Shores) | 22 | $314,500 | $267,500 to $810,000 | $8,332,490 |
All Berkshire Lakes | 108 | $320,000 | $205,000 to $1,100,000 | $42,515,440 |
Source: Southwest Florida MLS, closed sales Oct 13, 2025 to Oct 13, 2026.
The Shores group’s 22 sales are really two markets: 7 sales in The Shores, from $400,000 to $810,000 (too few for a 12-month median; over the 24 months to Oct 13, 2026 the median was $480,000 on 28 sales), and 15 condominium sales in The Preserve at the Shores at a $299,000 median. Because the condos outnumber the houses, the blended median lands at $314,500. The master-association side splits the same way, with 29 single-family sales at a $590,000 median for the single-family core and 57 condo, villa and coach-home sales across eight villages; there the attached sales outnumber the houses too, which pulls the blended median down to $322,500.
So compare like with like. Single-family against single-family, the master-association core ($590,000 on 29 sales) traded above The Shores ($480,000 median over 24 months on 28 sales; 7 sales in the last 12 months). Condo against condo, The Preserve at the Shores ($299,000) sits just below New Waterford ($305,000) and well above Newcastle ($247,250).
Turnover is a second way to read demand beside days on market: each village’s closed sales divided by its number of homes (Southwest Florida MLS, closed sales Oct 13, 2025 to Oct 13, 2026; home counts from the BLMA Sub-Associations page and the Florida DBPR condominium roster).
Village | Homes | Closed sales | Share of homes that closed in the 12 months |
|---|---|---|---|
New Waterford | 168 | 15 | 8.9% |
Melrose Gardens | 74 | 6 | 8.1% |
Preserve at the Shores | 188 | 15 | 8.0% |
Partridge Pointe | 148 | 9 | 6.1% |
Coach Homes | 96 | 5 | 5.2% |
Windsor Place | 116 | 6 | 5.2% |
Single-family core (Units 1 to 7) | 669 | 29 | 4.3% |
Newcastle | 278 | 12 | 4.3% |
Colonies | 78 | 3 | 3.8% |
The Shores | 210 | 7 | 3.3% |
Whole footprint | 2,156 | 108 | 5.0% |
Berkshire Landings (12 homes) had one sale, and no sale in the window carried the Berkshire Pines name, so neither gets a rate.
Across the whole footprint, 5.0% of homes changed hands. New Waterford, Melrose Gardens and The Preserve at the Shores turned over at 8.0% to 8.9%, about 1.6 to 1.8 times that pace; The Shores, at only 3.3%, was the slowest. Low turnover means fewer comparable sales, which is when a seller most needs pricing built from the village’s own record.
The median Berkshire Lakes home sat 63 days on the market before selling, from 35 days at New Waterford and 39 days in the single-family core to 104 days at The Preserve at the Shores and 120 days at Newcastle (the four villages with 10 or more sales).
Thinking of selling in Berkshire Lakes? Get a free home valuation priced against your own village’s sales, or Call Jesse direct at (239) 898-6072. Buying? Call Marc at (239) 287-5873 and see how we represent Naples buyers.
Berkshire Lakes began with Collier County’s 1983 rezoning of a large planned development for Coast Communities Corporation of Naples, led by William T. Higgs. The master association was incorporated in 1988, single-family homes rose from 1988, and The Shores, the last village, was finished in 2003, which is why Berkshire Lakes is built out today.
Berkshire Lakes is a Collier County Planned Unit Development and a former Development of Regional Impact. The county’s zoning layer carries it as PUD petition PUD-83-1(8), also known as DRI-82-1, with Ordinance 98-5 (January 13, 1998) as its latest ordinance and a status of active (Collier GIS, PUD layer; Collier PUD master list, Jan 25, 2022; Collier GIS, Zoning).
The planned development was created by Ordinance 83-46, approved August 16, 1983 on rezone petition R-83-1C, and the regional development order is cited as “Berkshire Lakes Development Order 83-1” (Ordinance 91-45, Collier Clerk; Collier zoning atlas, map 9632N; Collier zoning atlas, map 9632S). The regional designation was later closed out by Resolution 08-317A on October 28, 2008 (Collier zoning atlas, map 0605N; Collier zoning atlas, map 0605S).
The developer was Coast Communities Corporation of Naples. Florida’s Division of Corporations lists it as entity 417010, filed in 1973 and still active (Sunbiz, Coast Communities Corporation), and its president, William T. Higgs, petitioned the 1991 amendment (Ordinance 91-45). The master association describes the community the same way: “Developed as a deed restricted community by Coast Communities Corporation” (BLMA About page).
Two developer-era entities bracket the active building years. A project company, Berkshire Lakes, Inc. (F85238), was filed June 15, 1982 and dissolved July 31, 1991 (Sunbiz, Berkshire Lakes, Inc.). A Berkshire Lakes Utility Association (N22036), filed in 1987, was dissolved August 1, 1991 (Sunbiz, Berkshire Lakes Utility Association). Today water and sewer come from Collier County Utilities (BLMA FAQ).
The amendment that shaped the Berkshire Lakes buyers see today is Ordinance 91-45, adopted June 11, 1991. It fixed the planned development at 1,093.9 acres with a cap of 4,200 dwelling units, raised the single-family maximum to 950 and set multi-family at 3,250 (Ordinance 91-45, Collier Clerk). Its land use schedule allotted:
Land use (Ordinance 91-45) | Acres |
|---|---|
Residential R-1 | 178.0 |
Residential R-2 | 334.33 |
Commercial C-1 | 42.5 |
Golf | 82.5 |
Open space and greenbelts | 176.9 |
Water management and lakes | 179.8 |
Major right-of-way | 99.87 |
Source: Ordinance 91-45, Collier Clerk.
The golf acreage in that schedule is Countryside’s course, south of Radio Road; Berkshire Lakes as this guide covers it has no golf course. By the county’s January 2022 count, the planned development had 4,141 of its 4,200 allowed units developed (Collier PUD master list, Jan 25, 2022).
Ordinance 91-45 also wrote rules that still show on the ground in the later single-family units (Ordinance 91-45):
That shelter commitment is history: the association’s property policy schedules no shelter (BLMA commercial property policy, Tower Hill 2025-26), and every sampled address is in Collier Hurricane Evacuation Zone D, covered in the storm section of this guide.
The Berkshire Lakes Master Association was incorporated January 29, 1988 as a Florida not-for-profit (Sunbiz N24581), with William T. Higgs as incorporator, and its principal address has been the clubhouse at 495 Belville Blvd since March 2, 2001 (Sunbiz, Berkshire Lakes Master Association; BLMA original Articles of Incorporation, 1988). No date for the developer’s handover of the board to owners is published; the association has long been run by an owner-elected board.
The 2026 Florida Department of Revenue roll dates every village. Single-family homes in the master-association units went up from 1988 to 2003, with a median year of 1992 and a peak of 153 homes built in 1992 (FDOR cadastral centroids, 2026 roll; FDOR cadastral, 2026 roll). The villages followed in this order:
Village | Years built (FDOR 2026 roll) | Notes |
|---|---|---|
Single-family Units 1 to 7 | 1988 to 2003 | 669 homesites; median year 1992; peak of 153 homes in 1992 |
The Coach Homes of Berkshire Lakes | 1989 to 1993 | 96 coach-home condominiums with attached garages |
Newcastle | 1990 to 1991 | 278 condominiums, the largest village |
The Colonies at Berkshire Lakes | 1990 to 1991 | 78 condominiums in 8 buildings |
New Waterford | 1992 to 1993 | 168 condominiums in 21 two-story buildings |
Windsor Place at Berkshire Lakes | 1994 to 1996 | 116 condominiums in 29 four-plexes |
Melrose Gardens | 1996 to 1998 | 74 villas on 15 acres |
Berkshire Landings | 1996 to 1997 | 12 condominiums in 2 buildings |
Berkshire Pines | 1997 to 2003 | 119 single-family homes, Shores group |
Partridge Pointe | 1997 to 2000 | 148 condominiums in 37 two-story buildings |
The Preserve at the Shores | 1999 to 2002 | 188 condominiums, Shores group |
The Shores at Berkshire Lakes | 2000 to 2003 | 210 single-family homes, Shores group |
Sources: FDOR cadastral centroids, 2026 roll; BLMA Sub-Associations page; Florida DBPR condominium roster.
The pattern is a steady march outward: the single-family units and the first condominiums came first near the clubhouse and lakes, the mid-1990s brought Windsor Place, Melrose Gardens and Berkshire Landings, Partridge Pointe finished in 2000, and development then crossed Santa Barbara Boulevard for Berkshire Pines, The Preserve at the Shores and The Shores.
That era matters to a buyer: roof age, window protection and a wind-mitigation report drive insurance on most Berkshire Lakes homes. And the community is finished: the 2026 roll shows only four privately valued vacant residential lots, all in Units 1 to 3 (FDOR cadastral centroids, 2026 roll), so every purchase is a resale priced against its neighbors.
Berkshire Lakes sits inside a 1,093.9-acre Collier County planned development that Ordinance 91-45 capped at 4,200 homes in 1991; the county’s January 2022 PUD list counts 4,141 of them as developed. The plan has been essentially built out since 2003, with only four vacant lots left on the 2026 tax roll.
The planned development is bigger than the neighborhood most people mean by “Berkshire Lakes.” The roughly 2,156 homes the Southwest Florida MLS files under the name are two governance blocs inside it: the 1,639 units of the Berkshire Lakes Master Association west of Santa Barbara Boulevard, and The Shores group east of it. The same tract also produced Countryside Golf and Country Club and the Berkshire Village cluster, both separate communities.
Collier County still carries the whole tract as one active planned unit development: petition PUD-83-1(8), cross-referenced to DRI-82-1, with Ordinance 98-5 (January 13, 1998) as the latest amending ordinance (Collier County GIS, PUD layer, Berkshire Lakes feature). Under the county’s Land Development Code, a PUD’s uses, densities and standards are written into its own ordinance (Collier Land Development Code s. 2.03.06); the master association’s recorded Declaration then sets the finer rules street by street.
How much is left to build? Almost nothing. The county’s PUD Master List (January 25, 2022) records the tract at 1,093.90 acres with 1,256 single-family units allowed and 1,237 developed, 2,944 multi-family allowed and 2,904 developed, 4,200 total allowed against 4,141 developed, 444,312 square feet of commercial allowed and 396,803 developed, 75.30 acres of conservation land, and an estimated build-out year of 2003 (Collier County, Planned Unit Developments master list, Jan 25, 2022). Those counts cover the entire tract, including Countryside and Berkshire Village.
The state’s 2026 roll confirms it: four privately valued vacant residential lots in Units 1 to 3, and no residential construction after 2003 anywhere in the planned development except one 2025 home in Berkshire Village (FDOR Cadastral Centroids, 2026 roll). There is no builder selling new homes and no unbuilt phase; every home here is a resale.
The planned development began with Ordinance 83-46 in 1983, and its regional approval was closed out by the county in 2008, leaving the PUD ordinance as the controlling zoning document; the history section of this guide covers the developer, Coast Communities Corporation, and the 1991 amendment.
Ordinance 91-45 (1991) set 950 single-family and 3,250 multi-family units inside the 4,200 cap; by the county’s 2022 count the caps read 1,256 single-family and 2,944 multi-family, still 4,200 in total (Ordinance 91-45, Collier Clerk; Collier PUD master list, Jan 25, 2022). The amendment that moved the split is not identified in the records reviewed.
The amendment chain below comes from the notes on the county’s official zoning atlas sheets and its GIS zoning layer.
Date | Instrument | What it did |
|---|---|---|
Aug 16, 1983 | Ordinance 83-46 (petition R-83-1C) | Rezoned the land and created the Berkshire Lakes PUD |
1983 | Development Order 83-1 (DRI-82-1) | Regional development approval, cited as “Berkshire Lakes Development Order 83-1”; contents not published in the county records reviewed |
Dec 17, 1985 | Ordinance 85-75 | PUD amendment; contents not published in the county records reviewed |
May 6, 1986 | Ordinance 86-21 | PUD amendment; contents not published in the county records reviewed |
Oct 13, 1987 | Ordinance 87-83 | PUD amendment; contents not published in the county records reviewed |
June 14, 1988 | MP-88-3 | Master plan action |
June 11, 1991 | Ordinance 91-45 | 1,093.9 acres, 4,200-unit cap, 950 single-family and 3,250 multi-family, Unit 6 and 7 lot standards, hurricane shelter condition, 25% native vegetation |
Apr 15, 1993 | PDI-93-1 | Insubstantial change to the PUD |
Sept 13, 1994 | Ordinance 94-42 with Resolution 94-677 | PUD amendment; contents not published in the county records reviewed |
Jan 13, 1998 | Ordinance 98-5 (PUD-83-1(8)) | Latest PUD ordinance; contents not published in the county records reviewed |
Oct 28, 2008 | Resolution 08-317A | Closed out the Development of Regional Impact |
Sept 22, 2023 | HEX 23-32 | Hearing Examiner comparable-use determination |
Sources for the table: Collier zoning atlas, map 9632N; map 9632S; map 0605N; map 0605S; Collier County GIS, Zoning General layer; Ordinance 91-45.
The original tract also holds two communities often confused with Berkshire Lakes: Countryside Golf and Country Club, a separate gated club community of 1,133 units south of Radio Road whose 18-hole course is the golf acreage in the PUD records, and Berkshire Village, a separate neighborhood and MLS development in ZIP 34116 north of I-75. Both have their own associations and are covered at the end of the village section.
The single-family streets of the master-association neighborhoods were platted in seven numbered units, and the later villages were platted or declared one at a time as the market moved from the late 1980s into the early 2000s. The county’s zoning atlas indexes each recorded plat by book and page.
Plat | Plat Book / Page | Village |
|---|---|---|
Berkshire Lakes Unit 1 | PB 14 / 118 to 120 | Single-family Unit 1 (“Brentwood”) and the Berkshire Commons commercial tract |
Berkshire Lakes Unit 4 | PB 16 / 6 to 8 | Single-family Unit 4 |
Berkshire Lakes Unit 3 | PB 16 / 15 to 17 | Single-family Unit 3 and the master clubhouse tract |
Berkshire Lakes Unit 5 | PB 17 / 34 to 37 | Single-family Unit 5 |
Berkshire Lakes Unit 6 | PB 19 / 16 to 18 | Single-family Unit 6 |
Berkshire Lakes Unit 7 | PB 21 / 68 to 69 | Single-family Unit 7 |
Windsor Place at Berkshire Lakes | PB 24 / 46 to 47 | Windsor Place condominium |
Berkshire Landings | PB 26 / 3 | Berkshire Landings condominium |
Melrose Gardens | PB 26 / 14 to 16 | Melrose Gardens villas |
Berkshire Pines, Phase One | PB 29 / 47 to 48 | Berkshire Pines (Shores group) |
The Preserve at the Shores at Berkshire Lakes | PB 30 / 96 to 98 | Preserve at the Shores condominium (Shores group) |
Shores at Berkshire Lakes, Phase Two-A | PB 32 / 60 to 61 | The Shores (Shores group) |
Shores at Berkshire Lakes, Phase Two-B | PB 34 / 10 to 15 | The Shores (Shores group) |
Shores at Berkshire Lakes, Phase Two-C | PB 39 / 20 to 21 | The Shores (Shores group) |
Berkshire Commons parcels | PB 35, 38 and 50 | Commercial outparcels |
Sources: Collier zoning atlas, map 9632N; map 9632S; map 9633N; map 9633S. The master clubhouse tract is identified in the recorded Declaration as Tract G of Berkshire Lakes Unit 3, Plat Book 16, pages 15 to 17 (Fourth Amended and Restated Declaration, O.R. Book 5298, Page 122).
Newcastle, The Coach Homes, The Colonies, New Waterford and Partridge Pointe do not appear as separate plats on the atlas index; each exists as a condominium created by a recorded declaration. The Florida Department of Business and Professional Regulation dates those declarations: The Coach Homes, March 13, 1989; Newcastle, December 6, 1989; The Colonies, June 25, 1990; New Waterford, December 19, 1991; Windsor Place, December 30, 1994; Berkshire Landings, February 4, 1997; Partridge Pointe, June 16, 1997; and The Preserve at the Shores, September 23, 1999 (Florida DBPR condominium roster extract). Melrose Gardens is not on the state’s condominium roll.
Unit 1, “commonly known as Brentwood” in the Declaration, is the large-home section: the 2026 state roll puts its median living area at 3,086 square feet, against 1,984 in Unit 6 (FDOR Cadastral Centroids, 2026 roll). Its roof and mailbox rules are in the Brentwood village profile below.
Berkshire Commons, the Publix-anchored center at Radio Road and Santa Barbara Boulevard, is platted as the commercial tract of Berkshire Lakes Unit 1 per the master association’s Declaration (Fourth Amended and Restated Declaration). On the 2026 state roll the main center at 7071 Devonshire Boulevard is a 106,474-square-foot shopping center built in 1991, with outparcels added from 2001 to 2021 (FDOR Cadastral Centroids, 2026 roll). The anchor is Publix store 410 at 7101 Radio Road (Publix, Berkshire Commons store 410).
The center is tied to the neighborhood by water as well: Henley Lake is the first detention pond for its runoff (BLMA newsletter, Sept 28, 2026), and the association’s FY2025 audit recognized $94,513 of “Plaza Lake Maintenance” revenue from the commercial owners (BLMA FY2025 audit and IRS filing), so the master budget is not funded by homeowners alone.
Collier’s Activity Center 6, a Mixed Use Activity Center Subdistrict, overlaps the planned development’s southeast corner at Santa Barbara and Davis Boulevards (Collier County GIS, Activity Centers), which is why commercial and apartment activity clusters on that side rather than inside the residential streets.
Berkshire Lakes rewards an agent who knows which bloc a home sits in: the 1,639 master-association homes pay a $690 master fee for 2026 (Berkshire Lakes Master Association, Sales and Leasing), the condos and villas among them add a second association, and The Shores group answers to a different master association. Jesse McGreevy has been in Southwest Florida real estate since 2004, the team has worked together since 2008, McGreevy and Comisar have been Top 1% Real Estate Agents Nationally Since 2008, and they are the #5 real estate team in Florida in the 2026 RealTrends rankings.
If you own in Berkshire Lakes, start with a free home valuation or call Jesse direct at (239) 898-6072. If you are buying, call Marc at (239) 287-5873 and read how we represent buyers in Naples before you write an offer.
The Berkshire Lakes HOA is the Berkshire Lakes Master Association, a Florida not-for-profit filed in 1988 that governs 1,639 units: 669 single-family homes and 970 condos, villas and coach homes. Eight sub-associations run the attached villages beneath it; The Shores group east of Santa Barbara Boulevard has its own master HOA.
Think of governance as two layers in one bloc and a separate structure in the other. West of Santa Barbara Boulevard, every one of the 1,639 units belongs to the Berkshire Lakes Master Association (BLMA), which owns the clubhouse, pool, courts, pier, path, lakes and perimeter landscaping. The 669 single-family homes belong to the master association only; the 970 condos, villas and coach homes also belong to one of eight sub-associations, each of which runs its own buildings, insurance and grounds (BLMA, Sub-Associations).
East of Santa Barbara Boulevard, The Shores, Berkshire Pines and The Preserve at the Shores are not BLMA members and do not pay its $690 fee; they sit under The Shores at Berkshire Lakes Master Homeowner’s Association, and the Preserve also has its own condominium association. The state roll even taxes the two blocs under different codes: 0052, 0202 and 0254 inside the master association, 0314 for The Shores group (Florida Statewide Cadastral, DOR 2026 roll).
What that means in practice:
Field | Value |
|---|---|
Exact name | BERKSHIRE LAKES MASTER ASSOCIATION, INC. |
Entity type | Florida not-for-profit corporation |
Sunbiz document number | N24581 |
FEI number | 65-0044550 |
Filed | January 29, 1988; status active |
Incorporator | William T. Higgs (1988 articles) |
Principal and mailing address | 495 Belville Blvd, Naples FL 34104 (the clubhouse; principal address since March 2, 2001) |
Registered agent | A Naples law firm (changed July 28, 2025) |
Latest annual report | Filed April 14, 2026 |
Units | 1,639: 669 detached single-family homes plus 970 condos, villas and coach homes |
Voting | One vote per unit |
Sub-associations | Eight: Berkshire Landings, The Coach Homes, The Colonies, Partridge Pointe, Newcastle, Melrose Gardens, New Waterford, Windsor Place |
Governing declaration | Fourth Amended and Restated Declaration, recorded O.R. Book 5298, Page 122 (2016) |
2026 assessment | $690.00 per unit per year, due January 1 |
Manager | Newell Property Management, since September 2025, with a full-time on-site licensed community association manager |
Website | berkshirelakes.org |
Sources: Sunbiz, Berkshire Lakes Master Association, N24581; BLMA original Articles of Incorporation, 1988; BLMA June 2024 statutory FAQ; Newell Property Management agreement.
The master association’s website, berkshirelakes.org, publishes the governing documents, budget, audit, rules, reserve study, insurance policies and application forms, so most master-association figures in this guide tie to a specific association document (BLMA home page).
Management changed in 2025. Newell Property Management’s agreement runs $9,041.67 a month and requires “a full-time onsite licensed Community Association Manager located at the office on the Association property” (Newell Property Management agreement). The association’s newsletter notes that its FY2025 audit was delayed by the change (BLMA newsletter, Sept 28, 2026). No developer turnover date is published; the association has long been run by an owner-elected board.
The document that governs the master-association neighborhoods today is the Fourth Amended and Restated Declaration of Covenants, Conditions, Restrictions and Easements for Berkshire Lakes. Members approved it on June 15, 2016 by a vote of at least 51%, and it is recorded at Collier O.R. Book 5298, Page 122 (Instrument 5294262) (Fourth Amended and Restated Declaration; Collier Clerk Official Records search). It restates, rather than adds to, the earlier chain: the original declaration at O.R. Book 1404, Page 1389; the Third Amended and Restated Declaration at O.R. Book 2761, Page 2408, made October 4, 2000; and a bicycle-path easement at O.R. Book 1900, Page 730, dated June 18, 1990. When an older summary cites an earlier declaration, the 2016 recorded text controls.
The Declaration is organized so that a buyer can find the operative rule quickly:
The Second Amended and Restated Articles and Bylaws were recorded with the 2016 Declaration in O.R. Book 5298 (Second Amended and Restated Articles; Second Amended and Restated Bylaws).
The 2025 amendments changed how the documents themselves can change. In May 2025 members approved, and the association recorded on May 14, 2025 (Collier Instruments 6681545, 6681546 and 6681547, O.R. Book 6468), amendments that let the Declaration, Articles and Bylaws be amended by a majority of the votes cast, including electronic votes (2025 amendment, Declaration s.12.2; 2025 amendment, Bylaws s.9.3; 2025 amendment, Articles Art. VIII). For an owner that is a practical point: rule changes that once needed a large turnout can now pass on the votes actually cast, so it pays to read the notices and vote.
Two more provisions shape the long view. The Declaration runs 50 years from recording and then renews automatically for 10-year periods unless two-thirds of owners vote to terminate in the last year of a term (s.12.1) (Fourth Amended and Restated Declaration). And the Bylaws cap special assessments in any year at 15% of the total annual budget including reserves unless a majority of the voting interests present at a meeting consent (Second Amended and Restated Bylaws). The cap is measured against the whole adopted budget, which for 2026 is $1,156,417.04 (BLMA 2026 Budget), so a larger special assessment would need that member consent.
Each condominium has its own recorded declaration, and Melrose Gardens has its own recorded declaration, which governs the form of ownership there; those documents and each village’s rules control building-level questions such as insurance, roofs, grills, pets and leasing.
Every sale in the master-association neighborhoods needs the master Board’s approval before closing. Under the Declaration, no sale or gift can happen without prior written Board approval, evidenced by a recordable Certificate of Approval. The Board has 20 days after it receives complete information (and no more than 60 days after notice) to act, and if it fails to act the transfer is deemed approved. A denial is allowed only for listed good cause, by a majority of the whole Board, after a written opinion of counsel. First mortgagees taking title by foreclosure are exempt (Declaration Art. X, s.10.2 to s.10.4) (Fourth Amended and Restated Declaration).
The paperwork doubles for attached homes. Single-family owners belong to the master association only; condo, coach-home and villa owners belong to the master association and their sub-association, so a resale there needs two approval packets and two estoppel certificates (BLMA, Sales and Leasing; BLMA, FAQ and Resources). Build that into the contract timeline: the two approvals run on separate calendars.
The master association’s one-time charges, as of October 2026:
The estoppel certificate settles what a seller owes: assessment status, any special assessment, any open violation. In Collier County the buyer customarily pays for the owner’s title policy, and the purchase contract controls who pays what.
The master association publishes its finances. The FY2025 audit by Florida Accounting Associates (report dated August 26, 2026) carries an unmodified opinion, total revenue of $1,251,847 and a reserve fund balance of $210,783 at December 31, 2025, under a pooled reserve method adopted in 2025 (BLMA FY2025 audit and IRS filing). FY2024 ended with a deficit of $405,566 after $487,435 of reserve expenses (same audit). By September 30, 2026 reserve cash stood at $299,626.32 (BLMA Financial Report, September 2026).
The 2026 budget totals $1,156,417.04 across 1,639 units, with reserves funded under the pooled method (BLMA 2026 Reserve Cash Flow Funding); the split of the $690 is in the fee stack below.
The association also posts its reserve study (Reserve Advisors, December 22, 2025), which records the 2025 clubhouse, pool and court work (BLMA Reserve Study, Dec 22, 2025); a buyer judging future capital needs should read it with the cash-flow schedule rather than rely on any summary.
Litigation deserves a careful read. The association’s June 2024 disclosure FAQ answers “No” to litigation exposure over $100,000; its 2026 budget nonetheless carries legal and lawsuit lines (BLMA June 2024 statutory FAQ; BLMA 2026 Budget). Buyers should read current board minutes and ask for the litigation disclosure in the estoppel and disclosure summary.
The Shores group is governed separately. THE SHORES AT BERKSHIRE LAKES MASTER HOMEOWNER’S ASSOCIATION, INC. (Sunbiz N98000002011) was filed April 7, 1998 as Berkshire Pines Master Homeowner’s Association and renamed, with amended and restated articles, on October 1, 1998; its registered agent and mailing address changed April 7, 2026 (Sunbiz, N98000002011; Sunbiz name search, “Berkshire Pines”). The Preserve at the Shores condominium association (Sunbiz N99000001713, filed March 15, 1999) adds its own layer; whether Preserve owners also belong to the Shores master is set by the recorded Shores declaration.
For a Shores-group buyer: the master clubhouse, pool, courts and pier are not part of the purchase, since BLMA’s own rules limit its facilities to BLMA members (BLMA Rules and Regulations, February 2026); the Shores master’s dues and its declaration’s book and page are not published, so the recorded declaration (searchable at the Collier Clerk Official Records) and the Shores estoppel certificate govern; and county address records show gate structures at 3350 Berkshire Pines Road and 7455 Radio Road, staffing not published (Collier County GIS, Site Address Points).
No Community Development District covers Berkshire Lakes, so tax bills carry no CDD line. Collier County’s CDD layer maps 33 districts countywide and returns zero features intersecting the Berkshire Lakes planned development, and the master association’s 2026 budget carries no CDD pass-through (Collier County GIS, Community Development Districts; BLMA 2026 Budget). That holds for both blocs, the master-association neighborhoods and The Shores group.
A CDD is a special taxing district that bills owners through a non-ad valorem line on the property tax bill. Our inference, labeled as such: Berkshire Lakes was entitled in 1983 and built out by 2003, earlier than most CDD-financed Collier communities, and its streets are county rights of way. Tax bills still vary by tax-authority code, shown on the bill and TRIM notice (Collier County Tax Collector, real estate taxes).
Berkshire Lakes HOA fees start with a $690 master assessment for 2026, paid once a year by the 1,639 master-association units only. Condo, villa and coach-home owners add a sub-association fee that is not published; The Shores group pays its own master instead. There is no CDD and no club dues.
The table lists every layer a homeowner can be billed, who pays it, what it covers and the document that sets it. No sub-association has published a 2026 dollar figure, so this guide prints none; an estoppel certificate is the reliable number for a specific condo or villa.
Layer | Amount | Period | Who pays | What it covers | Source |
|---|---|---|---|---|---|
Berkshire Lakes Master Association assessment | $690.00 per unit (2025: $640.00) | Annual, paid in advance, due January 1 | All 1,639 master-association units, single-family and attached alike | Clubhouse, pool, courts, fishing pier, lake path, lakes and fountains, perimeter walls and landscaping, entrances, management, insurance, reserves ($203.83 of the $690) | |
Sub-association assessment (master-association condos, coach homes and villas) | Not published for 2026 | Quarterly where stated | Condo, coach-home and villa owners in the eight sub-associations | Building insurance, exteriors and roofs, lawns, private pools; at The Colonies also basic cable, trash, recycling, water and sewer; at Windsor Place also internet and cable TV | The Colonies FAQ; Windsor Place at Berkshire Lakes; governing record: each association’s adopted budget and estoppel certificate |
Newcastle proposed special assessment | $1,200 per unit (noticed; adoption not published) | One time, due October 1, 2026 | Newcastle owners | Additional reserve funds | |
Shores master assessment | Not published | Not published | The Shores and Berkshire Pines owners (and Preserve at the Shores owners if members under the Shores declaration) | Not published | Sunbiz, N98000002011; governing record: the Shores declaration and estoppel certificate |
Preserve at the Shores condominium assessment | Not published | Not published | The 188 Preserve at the Shores condo owners | Not published | Sunbiz, N99000001713; governing record: the condominium’s budget and estoppel certificate |
CDD operations and debt | $0, no CDD | n/a | Every Berkshire Lakes home, both blocs | n/a | |
Club dues, initiation fee, food minimum | None | n/a | Every Berkshire Lakes home, both blocs | n/a | |
Amenity fob | $20 each, two per household | One time | Master-association owners | Clubhouse, pool and court access | |
Property tax | Varies by tax-authority code (0052, 0202 and 0254 in the master-association area; 0314 in The Shores group) | Annual, bill issued November 1 | Every owner, both blocs | County and other taxing authorities, ad valorem and non-ad valorem lines | Florida Statewide Cadastral, DOR 2026 roll; Collier County Tax Collector |
Bulk cable or internet | None at the master level; included in some condo fees | n/a | Varies by village | Basic cable at The Colonies; internet and cable TV at Windsor Place; Hotwire is New Waterford’s provider | BLMA 2026 Budget; The Colonies FAQ; New Waterford Rules 2026 |
Three points stand out. The master assessment is flat: a Brentwood house and a Colonies condo pay the same $690, because the budget allocates it per unit (BLMA 2026 Budget). A condo or villa owner pays a second, unpublished layer that carries building insurance and exterior maintenance. And The Shores group’s fee stack is a separate structure that does not include the $690.
The 2026 master assessment for the 1,639 master-association units is $690.00 per unit per year, paid annually in advance and due January 1; it was $640.00 in 2025, an increase of 7.81% (BLMA, Sales and Leasing; BLMA 2026 Budget). The budget it funds totals $1,156,417.04 for 2026.
The arithmetic from the budget’s two fee lines shows where each owner’s $690 goes:
The rest of the $1,156,417.04 budget is funded by other income, including the Berkshire Commons “Plaza Lake Maintenance” payments.
On the operating side, the 2026 amenity lines are clubhouse $35,000, pool $9,000, tennis court maintenance $1,500 and lake management $29,000 (BLMA Financial Report, September 2026), with the lake program under a $27,816 contract (Tigris 2026 pond maintenance contract) and a $13,000 “Security/FOBs” line.
On the reserve side, the $203.83 per unit funds long-lived components: the perimeter wall, fences, fountains, dock, path, court surfaces, clubhouse roofs and lake shorelines (BLMA Reserve Study, Dec 22, 2025), including about $276,000 of exotic vegetation removal and $150,000 of perimeter tree planting in the 2026 plan.
What the $690 does not cover is just as important:
One-time charges in the master-association neighborhoods, as published by the association in October 2026:
Charge | Amount | Who pays | Source |
|---|---|---|---|
Purchase application (master association) | $160 at the online checkout; $145 in the printed packets; the current packet governs | Buyer | |
Lease application (master association) | $150 at the online checkout; $145 in the rental application | Owner or tenant applicant | |
Background check on leases | Per adult, extra; amount not published | Lease applicant | |
Estoppel certificate (master association) | Ordered from the association’s counsel; fee not published; statutory caps apply | Ordered by the seller or closing agent; the contract allocates the cost | |
Sub-association estoppel and approval (attached homes) | Set by each association; not published except Berkshire Landings’ $100 lease fee in its 2024 FAQ | Seller or closing agent; applicant | |
Capital contribution | None in the 2026 purchase documents; the estoppel is final | n/a | |
Amenity fobs | $20 each, two per household | Owner | |
Clubhouse private rental (optional) | $1,000 including a $500 security deposit; homeowners only; capacity 90; events end 11:30 PM | Homeowner renting | |
Owner’s title policy | Varies with price | Customarily the buyer in Collier County; the contract controls | Local custom |
The Declaration itself caps the transfer processing fee at “the maximum amount allowed by law or one hundred dollars ($100) per applicant, whichever is greater,” plus background and credit review (s.10.6) (Fourth Amended and Restated Declaration). The association’s own checkout and packets are the current price list.
Fobs are sold to owners, not renters; the February 2026 Rules make owners responsible for giving their renters pool and court access (BLMA Rules and Regulations, February 2026).
These examples use only published figures. Where a number is not published, the example names the document that will supply it.
1. Single-family home in Units 1 to 7 (master association only).
2. Newcastle condo (master association plus Newcastle).
3. The Colonies condo (master association plus The Colonies).
4. Preserve at the Shores condo (Shores group).
5. Buyer’s one-time costs at closing (master-association home).
For owners weighing a sale, a flat $690 master fee, no CDD and no club dues are facts a buyer can verify. Get a free home valuation or call Jesse direct at (239) 898-6072 to see how your village’s fees and sales shape your price. Buyers comparing villages can call Marc at (239) 287-5873; our Naples buyer representation starts with pulling the estoppel figures before you commit.
Berkshire Lakes is a patchwork of 11 named villages around a single-family core, split across two blocs: eight condo and villa associations plus Units 1 to 7 in the master association, and The Shores, Berkshire Pines and The Preserve at the Shores east of Santa Barbara Boulevard. Berkshire Lakes condos run from 12 to 278 units.
Crossing a village line can change the association, the manager, the fee, the lease and pet rules, the pool and the flood zone. Market figures below are from the Southwest Florida MLS, closed sales Oct 13, 2025 to Oct 13, 2026. Flood shares are the share of county address points in Zone AE or AH on the effective map, from a point-in-polygon run against the FEMA National Flood Hazard Layer on October 10, 2026 (FEMA NFHL, Flood Hazard Zones); condo points are unit points.
Village | Product | Homes | Built | Association | 12-month sales (MLS) | Share of address points in AE or AH |
|---|---|---|---|---|---|---|
Single-family Units 1 to 7 (incl. Brentwood) | Detached single-family | 669 homesites | 1988 to 2003 | Berkshire Lakes Master Association only | 29; median $590,000 (single-family core) | 16.6% (117 of 706) |
Newcastle | Condominium, 2 BR and 3 BR plans | 278 | 1990 to 1991 | Newcastle Condominium Association, Inc. | 12; median $247,250 | 77.5% (244 of 315) |
New Waterford | Condominium with a garage per unit | 168 | 1992 to 1993 | Waterford Condominium Association of Collier County, Inc. | 15; median $305,000 | 33.6% (71 of 211) |
Partridge Pointe | Condominium, two-story four-unit buildings | 148 | 1997 to 2000 | Partridge Pointe Condominium Association, Inc. | 9; range $250,000 to $349,900 (under 10 sales, no median) | 23.4% (44 of 188) |
Melrose Gardens | Villas | 74 | 1996 to 1998 | Melrose Gardens Neighborhood Association, Inc. | 6; range $375,000 to $440,000 (under 10 sales, no median) | 80.5% (62 of 77) |
Windsor Place at Berkshire Lakes | Four-plex condominiums with garages | 116 | 1994 to 1996 | Windsor Place at Berkshire Lakes Condominium Association, Inc. | 6; range $290,000 to $334,000 (under 10 sales, no median) | 32.7% (48 of 147) |
The Colonies at Berkshire Lakes | Condominium | 78 | 1990 to 1991 | The Colonies at Berkshire Lakes Condominium Association, Inc. | 3; sales at $205,000, $230,000 and $250,000 | 2.3% (2 of 88) |
The Coach Homes of Berkshire Lakes | Coach-home condominium with garages | 96 | 1989 to 1993 | The Coach Homes of Berkshire Lakes Condominium Association, Inc. | 5; range $254,900 to $310,000 (under 10 sales, no median) | 11.6% (13 of 112) |
Berkshire Landings | Condominium, 3 BR with garages | 12 | 1996 to 1997 | Berkshire Landings Condominium Association, Inc. | One sale, at $258,000 (too thin to read as a market rate) | 53.3% (8 of 15) |
The Shores at Berkshire Lakes | Detached single-family | 210 | 2000 to 2003 | The Shores at Berkshire Lakes Master Homeowner’s Association | 7; range $400,000 to $810,000 (under 10 sales, no median) | 0.9% (2 of 216) |
Berkshire Pines | Detached single-family | 119 | 1997 to 2003 | Shores master association lineage | n/a | 0.8% (1 of 123) |
The Preserve at the Shores | Condominium | 188 | 1999 to 2002 | The Preserve at the Shores at Berkshire Lakes Condominium Association, Inc. | 15; median $299,000 | 0% (0 of 237) |
Sources: homes from BLMA, Sub-Associations and the Florida DBPR condominium roster, with The Shores and Berkshire Pines counted as improved parcels on the 2026 state roll; years built from the FDOR Cadastral Centroids, 2026 roll; sales from the Southwest Florida MLS; flood shares from FEMA NFHL, Oct 10, 2026.
Read the sales column with two cautions: the $590,000 row is the single-family core only (the all-sales median was $320,000), and a village with fewer than 10 sales shows a range, not a median.
The single-family core is the heart of Berkshire Lakes: 669 homesites in seven platted units, 658 built on the 2026 tax roll, belonging to the master association and no other (BLMA, About; FDOR Cadastral Centroids, 2026 roll). Homes date from 1988 to 2003 (median 1992; 153 completed in 1992 alone), with a median of 2,335 square feet.
The units are not interchangeable. Unit 1, “commonly known as Brentwood” in the Declaration, runs along Henley Drive and from its west end down Belville Boulevard to Devonshire Boulevard; its median living area is 3,086 square feet and Unit 2’s is 2,850, against 2,025 in Unit 4 and 1,984 in Unit 6. Brentwood roofs must be cement tile, metal with a tile look or No. 1 wood shake, and Brentwood is exempt from the mailbox-light rule (s.7.3 and s.8.25) (Fourth Amended and Restated Declaration). Units 6 and 7 carry the 1991 lot minimums (6,300 square feet with 55 feet of frontage, and 7,200 square feet and 70 feet wide) and bar zero-lot-line homes, townhouses and group housing (Ordinance 91-45).
We tracked 29 single-family sales in the master-association sections: a $590,000 median for the core, from $375,000 to $1,100,000, with a median 39 days on market and a sale-to-list of 96.5% (Southwest Florida MLS, closed sales Oct 13, 2025 to Oct 13, 2026). That is the core only, not the Berkshire Lakes median. The two highest closings in all of Berkshire Lakes were here: $1,100,000 (March 30, 2026) and $820,600 (January 15, 2026); the core’s third was $790,000 (July 15, 2026).
Flood exposure follows the lakes: 117 of 706 address points (16.6%; 103 AE, 14 AH) are in the high-risk zone, mostly lakefront rows, so two homes on one street can carry different requirements (FEMA NFHL, Oct 10, 2026).
The core has no sub-association: architectural review, leasing and resale approval all run through the master association.
Newcastle at Berkshire Lakes is the largest village in the community: 278 condominiums in 35 buildings of eight units, built in 1990 and 1991, in two-bedroom and three-bedroom plans of 1,300 or 1,450 square feet (BLMA, Sub-Associations; FDOR Cadastral Centroids, 2026 roll). The condominium declaration was recorded December 6, 1989 (DBPR PR1P021245) (Florida DBPR condominium roster). It is run by Newcastle Condominium Association, Inc. (Sunbiz N36795, filed 1990), managed by Property Management Professionals of SWFL (Sunbiz, Newcastle Condominium Association, N36795; Newcastle Condominium Association). Newcastle has two pools and clubhouses for Newcastle owners, in addition to the master clubhouse campus (BLMA, Sub-Associations).
Newcastle has a live capital story. The association ran a polybutylene re-piping project, with owner letters in 2022 (Newcastle re-pipe project), and its board noticed an April 21, 2026 meeting to consider a $1,200 per unit special assessment for reserves, due October 1, 2026; whether it was adopted is not published, and a Newcastle estoppel will show it (Newcastle special assessment notice). Its regular 2026 fee is not published; the budget and estoppel govern.
Rules are stricter than the master Declaration. Under Newcastle’s rules (Rev. 2017; current rules govern), leases run 30 days to one year, no more than four times a year; owners may keep one small pet of 40 lb or less, registered with the manager; lessees may not keep pets; no grills of any kind are allowed on lanais; and trucks are banned under a 1996 resolution (Newcastle Rules and Regulations, Rev. 2017).
We tracked 12 Newcastle sales: a $247,250 median, from $206,000 to $270,000, the lowest village median in Berkshire Lakes, with a median 120 days on market and a sale-to-list of 94.4% (Southwest Florida MLS, closed sales Oct 13, 2025 to Oct 13, 2026).
Flood is Newcastle’s other defining fact: 244 of 315 unit address points (77.5%) are in Zone AE, every sampled address is AE, and the nearest FEMA BFE line is 10.0 ft NAVD88 (FEMA NFHL). Its condominium-wide LOMA, 12-04-7759X, was revalidated on the county’s 2024 Summary of Map Actions (Collier County 2024 SOMA); a lender’s determination for the specific building controls. Whether SIRS applies turns on the building height in the recorded declaration.
A dedicated Newcastle neighborhood page is coming, with its own market snapshot and its association details.
New Waterford is the condominium built around the garage: 168 units in 21 two-story buildings, each with a one-car garage, in two-bedroom or two-bedroom-plus-den plans of 1,212 to 1,362 square feet, built 1992 to 1993, every lanai facing the lake (New Waterford at Berkshire Lakes; FDOR Cadastral Centroids, 2026 roll). It is run by Waterford Condominium Association of Collier County, Inc. (declaration recorded December 19, 1991, DBPR PR1P021968), managed by Anchor Associates, and has its own pool (Florida DBPR condominium roster).
New Waterford’s rules approved April 27, 2026 matter to investors: no leasing in the first full year of ownership; leases of 30 days to 6 months, no more than three times a year; one pet under 40 lb; lessees may not keep pets; electric grills only; no For Sale or For Rent signs on condo property; Hotwire cable and internet (New Waterford Rules and Regulations 2026). Its 2026 fee is not published.
We tracked 15 New Waterford sales: a $305,000 median, from $215,000 (the Sold Data Entry closed July 15, 2026) to $330,000, with a median 35 days on market and a sale-to-list of 96.8% (Southwest Florida MLS, closed sales Oct 13, 2025 to Oct 13, 2026).
Of 211 unit address points, 71 (33.6%) are in Zone AE; all three sampled addresses are Zone X shaded (FEMA NFHL, Oct 10, 2026). The buildings are two-story, below the three-story SIRS and milestone threshold.
A dedicated New Waterford neighborhood page is coming, with its own market snapshot and its association details.
Partridge Pointe is the newest condominium stock in the master association: 148 units in 37 two-story buildings of four, built 1997 to 2000, 1,191 to 1,401 square feet. The declaration was recorded June 16, 1997 (DBPR PR1P024001); Partridge Pointe Condominium Association, Inc. (Sunbiz N97000001955) is managed in care of Anchor Associates (Florida DBPR condominium roster). The master association credits it with “the largest swimming pool in Berkshire Lakes” and a large clubhouse (BLMA, Sub-Associations).
Its lease and pet rules and 2026 fee are not published; the recorded declaration, current rules, budget and estoppel govern.
We tracked 9 Partridge Pointe sales, too few for a 12-month median, from $250,000 to $349,900 (Southwest Florida MLS, closed sales Oct 13, 2025 to Oct 13, 2026). Over the 24 months to Oct 13, 2026 there were 11 sales at a $288,000 median.
Partridge Pointe holds the cleanest flood paperwork among the master-association condos. 44 of 188 unit points (23.4%) are in Zone AE and all four sampled addresses are Zone X shaded, and FEMA’s LOMA 24-04-3031A (April 16, 2024) covers buildings 1 to 37 and the clubhouse on the current map (FEMA NFHL, LOMAs). The buildings are two-story, below the SIRS threshold.
A dedicated Partridge Pointe neighborhood page is coming, with its own market snapshot and its association details.
Melrose Gardens is a 74-villa neighborhood on 15 acres, 18 villas on the lake, every villa 1,757 square feet on the 2026 state roll, built 1996 to 1998, with its own pool and clubhouse (BLMA, Sub-Associations; FDOR Cadastral Centroids, 2026 roll). Sunbiz lists Melrose Gardens Neighborhood Association, Inc. (filed August 4, 1995), managed by Resort Management (Sunbiz, Melrose Gardens Neighborhood Association, N95000003710). Melrose Gardens is not on the state’s condominium roll; the recorded Melrose Gardens declaration governs the form of ownership. Its lease and pet rules and 2026 fee are not published.
We tracked 6 Melrose Gardens sales, too few for a median: $440,000, $420,000, $390,000, $390,000, $385,000 and $375,000, the highest prices of any condo or villa village here (Southwest Florida MLS, closed sales Oct 13, 2025 to Oct 13, 2026).
Melrose Gardens also carries the highest flood exposure in Berkshire Lakes: 62 of 77 address points (80.5%) are in Zone AE, every sampled address is AE, and the nearest BFE line is 10.5 ft NAVD88 (FEMA NFHL). The 2024 Summary of Map Actions superseded an older LOMA on one Melrose Place lot, so an owner relying on an older letter should confirm it on the 2024 list.
A dedicated Melrose Gardens neighborhood page is coming, with its own market snapshot and its association details.
Windsor Place at Berkshire Lakes is a condominium of 116 units in 29 four-plex buildings “built of cinder block and steel”, two up and two down, each with a private attached garage; the association’s site says it was “created by the Power Corporation in 1995” (Windsor Place at Berkshire Lakes). Buildings date from 1994 to 1996, 1,191 to 1,421 square feet. The declaration was recorded December 30, 1994 (DBPR PR1P023073); the association (Sunbiz N94000003376) is managed in care of Alliant Property Management. No association pool is named on the master association’s sub-association page.
The association handles lawn care, irrigation, building maintenance, roofs and internet and cable TV; its 2026 fee is not published. Its leasing rule is the tightest in Berkshire Lakes: no more than two leases a calendar year, each exactly 90 days, and one small pet, owners only (2017 rules; current rules govern) (Windsor Place Rules and Regulations, June 2017).
We tracked 6 Windsor Place sales, too few for a 12-month median, from $290,000 to $334,000 (Southwest Florida MLS, closed sales Oct 13, 2025 to Oct 13, 2026). Over the 24 months to Oct 13, 2026 there were 11 sales at a $325,000 median.
Of 147 address points, 48 (32.7%) are in Zone AE, and the four sampled addresses split two AE and two X shaded; FEMA’s LOMA 24-04-4718A (July 11, 2024) covers buildings 1 to 29 and the pool house on the current map (FEMA NFHL, LOMAs).
The Colonies at Berkshire Lakes is a 78-unit condominium in eight buildings on the community’s largest lake, built 1990 and 1991, 1,093 to 1,312 square feet, with two pools and a hot tub. The declaration was recorded June 25, 1990 (DBPR PR1P021347); the association (Sunbiz N37091) is managed by Allied Property Group (Florida DBPR condominium roster).
The Colonies’ quarterly fee covers operations, basic cable (Comcast), trash and recycling, and water and sewer; the amount is not published. Per the association’s FAQ: leases of 30 days to 6 months; owners’ dogs up to 60 lb; renters and guests may not have pets; trucks including pickups, motorcycles, boats and RVs banned (The Colonies FAQ).
We tracked 3 Colonies sales, at $205,000, $230,000 and $250,000, too few for a median or a trend (Southwest Florida MLS, closed sales Oct 13, 2025 to Oct 13, 2026). Over the 36 months to Oct 13, 2026 there were 11 sales at a $264,000 median.
Flood exposure is low: 2 of 88 unit points (2.3%) are in Zone AE, and all three sampled addresses are Zone X shaded (FEMA NFHL, Oct 10, 2026).
The Coach Homes of Berkshire Lakes is a 96-unit condominium of Mediterranean-styled coach homes with attached garages, in 12 buildings of eight, built 1989 to 1993, 1,240 to 1,648 square feet. It was the first master-association condominium declared, on March 13, 1989 (DBPR PR1P020603); the association (Sunbiz N30469) is managed in care of Anchor Associates. Amenities: a pool and spa with a cabana, sundeck and kitchen. Lease and pet rules and the 2026 fee are not published.
We tracked 5 Coach Homes sales, too few for a 12-month median, from $254,900 to $310,000 (Southwest Florida MLS, closed sales Oct 13, 2025 to Oct 13, 2026). Over the 24 months to Oct 13, 2026 there were 10 sales at a $287,500 median.
Of 112 address points, 13 (11.6%) are in Zone AE; two of three sampled addresses are X shaded and 7152 Devonshire Boulevard is AE, and both Coach Homes LOMAs were revalidated on the 2024 Summary of Map Actions (FEMA NFHL).
Berkshire Landings is the smallest village: 12 condominiums in two buildings of six, each three bedrooms, two baths with an attached garage, plus a private pool, built 1996 and 1997, 1,475 to 1,700 square feet. The declaration is recorded at O.R. Book 2279, Page 1448 (February 4, 1997; DBPR PR1U023669); the association (Sunbiz N97000000440) is managed in care of Anchor Associates (Berkshire Landings governing documents).
The recorded declaration needs no Board approval to lease, allows at most three leases a year with a one-month minimum and no subleasing, allows domestic pets that are not a nuisance, caps regular occupants at six, and suspends owners’ common-element use while leased; the association’s 2024 FAQ describes an application and $100 fee, and any later recorded amendment governs.
We tracked one sale, at $258,000, too thin to read as a market rate (Southwest Florida MLS, closed sales Oct 13, 2025 to Oct 13, 2026).
Of 15 address points, 8 (53.3%) are in Zone AE; of three sampled addresses, one is X shaded and two are AE. LOMA 13-04-1444A was revalidated on the 2024 Summary of Map Actions.
The Shores at Berkshire Lakes and Berkshire Pines are the single-family neighborhoods of The Shores group, east of Santa Barbara Boulevard. The Shores has 210 homes in three platted phases (Two-A, Two-B and Two-C), built 2000 to 2003 with a median of 2,106 square feet, the youngest single-family stock here; Berkshire Pines has 119 homes, platted as Phase One and built 1997 to 2003, median 2,008 square feet (FDOR Cadastral Centroids, 2026 roll).
Both answer to The Shores at Berkshire Lakes Master Homeowner’s Association, Inc. (Sunbiz N98000002011), not to the master association, and do not pay the $690 fee. Shores dues, declaration and rules are not published; the recorded Shores declaration and estoppel govern, including on amenities. Gate structures stand at 3350 Berkshire Pines Road and 7455 Radio Road, staffing not published. Schools: Calusa Park Elementary, East Naples Middle and Golden Gate High (CCPS school zoning lookup).
We tracked 7 sales at The Shores, from $400,000 to $810,000 (March 2, 2026), too few for a 12-month median (Southwest Florida MLS, closed sales Oct 13, 2025 to Oct 13, 2026). Over the 24 months to Oct 13, 2026 there were 28 sales at a $480,000 median.
Flood is the Shores group’s strong suit on today’s map: 2 of 216 points at The Shores (0.9%) and 1 of 123 at Berkshire Pines (0.8%) are in Zone AE or AH, and every sampled address is Zone X unshaded. The exception to watch: on FEMA’s preliminary map (project 16-04-1501S), 7404 and 7444 Berkshire Pines Drive move from X unshaded to AE on panel 12021C0414K; it is not yet effective (FEMA Preliminary NFHL). BFE lines east of Santa Barbara read 11.0 ft NAVD88 (FEMA NFHL, Base Flood Elevations).
A dedicated Shores at Berkshire Lakes neighborhood page is coming, with its own market snapshot and its association details.
The Preserve at the Shores is the condominium of The Shores group: 188 units in 47 buildings of four on Meadow Lakes Drive and Woodbrook Circle, built 1999 to 2002 in plans of 1,311 or 1,406 square feet (Florida DBPR condominium roster). Its declaration was recorded September 23, 1999 (DBPR PR1P024802); its association (Sunbiz N99000001713, filed March 15, 1999) is managed in care of Anchor Associates and holds its own 1997 surface-water sub-permit (SFWMD Environmental Resource Permits, 11-00364-S).
The Preserve is not a BLMA member and does not pay the $690. Its condominium fee and lease and pet rules are not published; the recorded declaration, budget and estoppel govern. Students zone to Calusa Park Elementary, East Naples Middle and Golden Gate High.
We tracked 15 sales at The Preserve at the Shores, level with New Waterford as the most of any condominium in Berkshire Lakes: a $299,000 median, from $267,500 to $370,000, with a median 104 days on market and a sale-to-list of 95.2% (Southwest Florida MLS, closed sales Oct 13, 2025 to Oct 13, 2026).
None of the Preserve’s 237 address points is in Zone AE or AH (0%), and all four sampled addresses are Zone X unshaded on panel 12021C0412J, which FEMA’s preliminary map does not revise (FEMA NFHL).
A dedicated Preserve at the Shores neighborhood page is coming, with its own market snapshot and its association details.
Countryside Golf and Country Club is a separate, gated club community inside the original PUD, south of Radio Road, with its own master association (Countryside Master Association, Inc., Sunbiz N18653) and its own 18-hole course; it is not part of the Berkshire Lakes Master Association, and its sales are not in the figures above (Sunbiz, Countryside Master Association, N18653).
Berkshire Village (with The Abbey, Canterbury Village and Trafalgar Square) is a separate neighborhood and MLS development in ZIP 34116, north of I-75. It was platted as “Berkshire Village at Berkshire Lakes” inside the original PUD, but it has its own associations and is not part of the Berkshire Lakes Master Association (Sunbiz, Berkshire Village Homeowners Association, N17833; Sunbiz, Berkshire Village Villas Homeowners Association, N20602; Sunbiz, Canterbury Village Condominium Association, N29220).
Berkshire Lakes has one master amenity campus, at 495 Belville Boulevard, for its 1,639 master-association units: a lakefront clubhouse with a banquet room, one pool, two tennis courts striped for pickleball, a fishing pier and a lake path. The $690 master assessment for 2026 pays for it, and there are no club dues.
There is no club corporation, membership sale, initiation fee, equity certificate or food minimum. The master association’s About page describes the clubhouse, banquet room, pool, courts, lakes and path as the association’s own common facilities, funded by the same $690 per unit assessment every master-association home pays (2026 budget). Membership comes with title.
Two limits frame everything below. The campus serves the 1,639 master-association units west of Santa Barbara Boulevard; The Shores group to the east does not pay the $690, and the master association’s rules limit its facilities to its members. And the campus is modest by design: the property policy schedules a clubhouse, storage building, pool, recreational court, dock, perimeter wall, fences and fountains, and nothing else (Tower Hill commercial property policy, 2025-26). There is no fitness room, spa or dining room.
The clubhouse stands at 495 Belville Boulevard on a 2.50-acre parcel owned by the master association, one of 16 common parcels totaling 104.19 acres, the largest 32.86 acres (Collier County’s parcel layer, October 2026). The property policy lists a masonry building built around 1990 (Tower Hill commercial property policy, 2025-26).
Inside are the association office, a lending library and an approximately 2,700 sq ft waterfront banquet room with lake views and pier access, open to residents Monday to Friday 8 AM to 7 PM, closed weekends, fob required (association About page). The February 2026 Rules identify the clubhouse as voting precinct #431. For office contact details, use the master association website.
Private events. The clubhouse rental contract (rev. 10-25) sets a homeowner rental at $1,000, including a $500 security deposit, for up to 90 people, ending by 11:30 PM. Alcohol may be served only inside and not sold, grills are not allowed, the pool is not part of the rental, and the renter supplies a certificate of insurance naming the association. The current contract governs any booking.
The 2025 refresh. The Reserve Study, Dec 22, 2025 records that the clubhouse roofs were replaced in 2025 for about $52,000 and the interior was renovated after water damage. The 2026 operating budget for the clubhouse is $35,000 (September 2026 financial report).
Fobs. Access runs on electronic fobs at $20 each, two per household, sold to owners; owners give their renters pool and court access (February 2026 Rules). The camera program is described in the gated section of this guide.
Berkshire Lakes has one master pool, beside the clubhouse, for the master-association units. The association’s About page (retrieved October 2026) describes it as fully fenced with fob-controlled gates that stay locked, open from 8 AM until dusk, with restrooms and an outdoor shower and no lifeguard. Swimming is at your own risk.
The February 2026 Rules require children under 16 to be with an adult, limit use to members and their registered guests and renters, require swim diapers where needed, and bar smoking, diving and speaker music.
The Reserve Study, Dec 22, 2025 records an 820 sq ft plaster finish inside a 3,230 sq ft paver deck, replastered and retiled in 2025 for about $27,500, with the heater and one pump replaced; the 2026 pool operating budget is $9,000.
Many condo and villa owners also have a closer village pool, listed in the table at the end of this section.
Berkshire Lakes has two tennis courts beside the clubhouse, striped for pickleball, fenced and on fob gates (association About page, retrieved October 2026). There are no dedicated permanent pickleball courts; pickleball is played on the tennis courts with portable nets.
The association posts a weekly schedule: men’s tennis Monday and Friday 7:30 to 10 AM, women’s tennis Tuesday and Thursday 7:30 to 10 AM, pickleball Wednesday and Saturday 7:30 to 10:30 AM, and open play Sunday; otherwise first come, first served until dusk (About page). The portable nets are locked to the fence, with the combination given at the office on proof of residency (February 2026 Rules).
The courts are in good repair: the Reserve Study, Dec 22, 2025 counts 1,560 sq yd of hard court surface, recoated in 2025 for about $25,000, with surface replacement budgeted for 2031. A 2024 proposal to convert one tennis court into four permanent pickleball courts is not shown as built in the 2026 documents (Newsletter, Sept 28, 2026).
For more pickleball, East Naples Community Park at 3500 Thomasson Drive hosts the US Open Pickleball Championships, next held April 17 to 24, 2027, about 16 minutes away, off-peak, by our routing check (OpenStreetMap road network, OSRM, October 2026); January to April traffic runs longer (OSRM routing service).
Water is the defining amenity, with clear rules. The master association counts “seven lakes”; its April 2025 water-quality sampling names five: Henley, Horseshoe, Berkshire, Lambton and Belville (Sanders Laboratories lakes report, April 2025). The reserve study measures about 24,800 linear feet of shoreline and three aerators.
The fishing pier. A 600 sq ft composite dock off the banquet room serves as the community pier (Reserve Study, Dec 22, 2025); all master-association members may fish from it, catch and release only (February 2026 Rules).
Who fishes where. Single-family owners on lake lots may fish from their own lot; everyone else uses the pier or designated common areas. No swimming, no boats and no docks, bulkheads, moorings or boat shelters; owners may not draw lake water, and a private irrigation well needs ARB approval (Fourth Amended and Restated Declaration, s.8.19 and s.8.24).
The walking path. A hard-surface walking and biking path, about 4,100 sq yd of asphalt, runs along the northeast shoreline of Berkshire and Belville Lakes, with no motorized vehicles, e-bikes or motorcycles; its easement was recorded June 18, 1990 at O.R. Book 1900, Page 730.
How the lakes are run in 2026. The Newsletter, Sept 28, 2026 is candid: Henley Lake had a 2025 blue-green algae treatment whose clarity did not last; Chara is being transplanted from the clear lakes; littoral plantings were to be replaced by mid-October 2026; two of the three lake irrigation pumps had failed; and the fountains run 7 AM to 11 PM. The lake program contract is $27,816 a year (Tigris 2026 pond maintenance contract).
Where the water goes. The lakes are interconnected, discharge to a canal and take Berkshire Commons’ runoff first into Henley Lake. The system runs under South Florida Water Management District permit family 11-00364-S, with the master association permittee on sub-permits for New Waterford (1991), Unit 7 (1993) and Berkshire Village Phase II (1990) (SFWMD environmental resource permits layer).
Community life runs through the clubhouse and each village’s association. The February 2026 Rules require every club to register with the master board.
The best-documented group is the Berkshire Lakes Women’s Club: per its club flyer, it meets the 3rd Monday evening from September to May at the clubhouse, dues $20 a year, with a monthly luncheon, a book club and a “Helping Hands” group raising money for local public-school students.
The governance calendar is community life too: the February 18, 2026 annual meeting added overnight trailer parking to the driveway ban (Annual membership meeting minutes, Feb 18, 2026), and the board rewrote the ARB Standards on July 31, 2026 (Board minutes, July 31, 2026).
Most of the eight sub-associations run their own pools, paid through their own fees (not published for 2026) and governed by their own rules, per the master association’s Sub-Associations page and the village sites.
Village | Own amenities (association’s description) | Who may use them | Source |
|---|---|---|---|
Berkshire Landings | Private pool | Berkshire Landings owners, under that association’s rules; master campus also open to them | |
The Coach Homes of Berkshire Lakes | Pool and spa with a cabana, sundeck and kitchen | Coach Homes owners, under that association’s rules; master campus also open to them | |
The Colonies at Berkshire Lakes | Two pools and a hot tub | Colonies owners, under that association’s rules; master campus also open to them | |
Partridge Pointe | “The largest swimming pool in Berkshire Lakes” and a large clubhouse | Partridge Pointe owners, under that association’s rules; master campus also open to them | |
Newcastle at Berkshire Lakes | Two pools and clubhouses | “Exclusive use of Newcastle owners and guests”; master campus also open to them | |
Melrose Gardens | Private pool and clubhouse | Melrose Gardens owners, under that association’s rules; master campus also open to them | |
New Waterford | Its own pool | New Waterford owners, under that association’s rules; master campus also open to them | |
Windsor Place at Berkshire Lakes | No association pool named | Master campus | |
Single-family Units 1 to 7 | None at village level | Master campus | |
The Shores, Berkshire Pines, Preserve at the Shores | Not described in the master association’s records | The recorded Shores declaration and the Preserve condominium documents govern; master campus not open to them by master rules |
Thinking of selling a Berkshire Lakes home and want the amenity story told properly to buyers? Get a free home valuation or Call Jesse direct at (239) 898-6072. Buying and want to walk the clubhouse, the path and the village pools before you choose a building? Call Marc at (239) 287-5873, or read how we work with buyers.
Berkshire Lakes has no golf course in either of its two blocs: not in the master-association neighborhoods west of Santa Barbara Boulevard and not in The Shores group east of it. The 18-hole course inside the original 1983 planned development belongs to Countryside Golf and Country Club, a separate gated community with its own master association.
The proof is in the association’s paperwork. Its commercial general liability renewal rates 1,639 members, 1 fishing pier, 5 lakes, 3 playgrounds and 1 pool, with no golf, marina, restaurant or health-club class, and the property policy schedules no course, cart barn or pro shop. Insurers rate what exists.
Why do some buyers expect a course? Because the 1983 planned development set aside golf land, and it became Countryside’s course. Countryside Golf and Country Club, 600 Countryside Drive south of Radio Road, is a private, gated community of 1,133 units “comprised of 850 Golf memberships and 283 Social memberships,” per the club’s own site. It is not part of the Berkshire Lakes Master Association, and buying in Berkshire Lakes brings no right to play there.
That absence is part of the price: with no course to maintain, there is no golf assessment, equity membership or food minimum in the fee stack. A Berkshire Lakes golfer pays by the round or joins a club elsewhere.
Three courses sit within about 12 minutes of the master clubhouse: a private club next door, a new county-owned public nine and an established public eighteen. Countryside is about 7 minutes, off-peak, by our routing check (OpenStreetMap road network, OSRM, October 2026); January to April traffic runs longer (OSRM routing service).
Course | Access | Holes | Drive from the clubhouse | Note |
|---|---|---|---|---|
Countryside Golf and Country Club, 600 Countryside Dr | Private, gated club community (membership tied to Countryside homes) | 18 holes, par 70 | about 2.6 mi, 7 min | Arthur Hills original, redesigned by Kipp Schulties in 2019; 850 golf and 283 social memberships across 1,133 units (club site; course page) |
The Gate Golf Club (former Golden Gate Country Club, county-owned land) | Public, daily fee | 9 holes, par 35 | about 4.1 mi, 11 min | Jacobsen Hardy design, illuminated range, putting course; targeted to open in December 2026; Collier residents 40% off November to April and 20% off May to October (The Gate Golf Club; club FAQ) |
Hibiscus Golf Club, 5375 Hibiscus Dr | Public, daily fee | 18 holes | about 5.5 mi, 12 min | David Wallace design, 1969, renovated 2007 and 2023; October 2026 rate $99 for 18 with cart before noon; daily-fee public “until April 2027” per its site (Hibiscus Golf Club; October rates) |
Countryside is the closest 18 holes, but access runs through its own homes and memberships, so a buyer who wants golf at the front door is shopping for Countryside, a different purchase with a different fee structure.
The Gate is building its nine-hole course on county-owned former Golden Gate Country Club land, and Golf Course Architecture reported on September 2, 2026 that the club was preparing for a December opening: a public nine about 11 minutes away, with a county-resident discount and a lit range.
Hibiscus says it remains a daily-fee public facility “until April 2027,” so a buyer who plans around it should check its status after that date.
If golf is the deciding factor, compare a golf community instead. For a golf-community alternative in East Naples, see our Forest Glen guide; Forest Glen Golf and Country Club’s course parcel lies about 3.2 miles straight-line from the Berkshire Lakes master clubhouse, per Collier County’s parcel layer. Our Valencia Golf and Country Club guide covers another Naples golf community.
Berkshire Lakes has no marina, no boat docks and no boating on its lakes: the master association’s Rules bar docks, moorings and boats on the retention lakes. Residents use public beaches about 16 minutes away by road and public boat ramps nearby. Neither the master-association neighborhoods nor The Shores group has a beach club.
The water rules are written down: the February 2026 Rules prohibit docks, bulkheads, moorings, boat shelters, boats and swimming on the retention lakes, and the property policy schedules a single dock, the fishing pier, and no marina (Tower Hill commercial property policy, 2025-26). The About page lists no beach club, shuttle or parking arrangement; residents drive to a public beach.
Beaches. The master association’s home page describes the community as “just five miles from Naples’ stunning beaches” (berkshirelakes.org), a straight-line distance. By road, from three origins inside the community (7405 Devonshire Boulevard, 757 Belville Boulevard and 7887 Leicester Drive), the Naples Pier is about 16 minutes, off-peak, by our routing check (OpenStreetMap road network, OSRM, October 2026); January to April traffic runs longer (OSRM routing service).
Beach | Drive (three origins, off-peak) | Road distance |
|---|---|---|
Naples Pier, 25 12th Ave S | about 16 min | about 7 to 8 mi |
Lowdermilk Park, 1301 Gulf Shore Blvd N | about 16 to 17 min | about 7.6 to 8.2 mi |
Clam Pass Park, 465 Seagate Dr | about 19 to 20 min | about 9.6 to 10.2 mi |
Vanderbilt Beach, 100 Vanderbilt Beach Rd | about 24 to 25 min | about 12.5 to 13.1 mi |
Source: OSRM routing service, three-origin routing run October 10, 2026, free-flow; January to April traffic runs longer.
Boat ramps. The nearest public ramp is at Golden Gate Community Park and Boat Ramp, 3300 Santa Barbara Boulevard, about 0.9 mile straight-line from the master clubhouse and about 6 minutes by road (Collier County parks layer; OSRM routing service, October 2026). Whether a boat launched there can reach the Gulf is not established in the county’s records, so treat it as a local ramp and confirm the waterway before you buy a boat around it. The nearest Gulf-side public ramp named on the county parks layer is Bayview Park, 1500 Danford Street, about 19 minutes by road, off-peak (Collier County parks layer; OSRM, October 2026).
Where the boat lives. No motor homes, campers, boats or trailers may stay on a master-association driveway overnight (Fourth Amended and Restated Declaration), so a boat lives in a garage or off site; The Colonies bans boats outright (association FAQ).
Berkshire Lakes sits in Collier Hurricane Evacuation Zone D at every point we sampled and outside the county’s Coastal High Hazard Area. Sampled finished floors and grades run about 10.6 to 11.6 ft NAVD88, and the federal flood insurance record shows five claims ever in the community’s Census geography, all from Hurricane Irma.
That profile is inland. Every sampled address returned Zone D on Collier County’s hurricane evacuation zone layer, and no line of the county’s Coastal High Hazard Area layer crosses the community (both queried October 10, 2026). The flood risk that exists is rainfall and ponding around the lakes.
Hurricane Irma, September 10, 2017. The National Hurricane Center’s Irma report says the center tracked just east of Naples as a Category 2; Collier saw at least 88 buildings destroyed and 1,500 badly damaged countywide. Irma is the only storm that left a flood-insurance claim on the community’s federal record.
Hurricane Ian, September 28, 2022. Ian was the region’s surge storm. The NHC’s Ian report records a peak still-water level of 7.1 ft NAVD88 at the Gordon River Bridge in Naples Bay. Compare that with Berkshire Lakes: elevation certificates and NFIP policy records put sampled finished floors and grades at about 10.6 to 11.6 ft NAVD88 (OpenFEMA NFIP policies; elevation certificate, 6822 Compton Ln N, 2021), about 3.5 ft above Ian’s measured Naples Bay peak. That is a comparison of two measurements, not a forecast for the next storm, but it explains the record that follows.
Hurricane Milton, October 9 to 10, 2024. Milton was a rain event here. The NHC’s Milton report lists a CoCoRaHS rain gauge at 26.16N 81.73W, a point inside Berkshire Lakes, that logged 5.57 inches of rain. Heavy rain is the scenario the lakes and the stormwater permit are built for.
The claims record. OpenFEMA’s NFIP claims data shows 5 flood-insurance claims ever in the community’s 2020 Census geography (tract 105.14 plus block group 105.11.1, which also take in Berkshire Village and some neighbors), all from Irma, with $4,597 paid in total, and no Ian or Milton claims (queried October 2026). For scale, ZIP 34104 as a whole carries 548 Ian claims in the same dataset. The difference is ground height and distance from the Gulf: the parts of the ZIP that flooded in Ian are lower and nearer the bay.
A light claims record is not a promise: NFIP claims count only insured flood losses, and wind damage is paid, if at all, under homeowner and association policies that publish no neighborhood record. Ask the seller, and for a condo the association, for the property’s storm history.
Zone D. Every sampled address is in Collier Hurricane Evacuation Zone D. The zones are surge-based, running from A on the coast inland, and the county decides by storm which zones are ordered out under its Comprehensive Emergency Management Plan (2025); know your zone and follow the county’s announcement. The 2025 Local Mitigation Strategy is the planning document behind the hazard maps.
No association shelter. The 1991 ordinance’s “on-site hurricane shelter” condition is history; the association operates none (current property schedule), and residents use the county’s public shelters as announced.
What protects the homes. The ARB Standards (August 2026) allow permanent or roll-down shutters, impact glass, polycarbonate panels and fixed generators, each with ARB approval and a county permit.
Construction era and code. Homes date from 1988 to 2003 on the 2026 state roll (Florida statewide cadastral, DOR 2026 roll), built to the codes of their day, so the roof, roof-to-wall connection and openings are the items to check. Collier enforces the Florida Building Code 8th Edition (2023) on new work.
Berkshire Lakes is a flood-zone patchwork. On FEMA’s effective map (panels 12021C0411J to 0414J, effective February 8, 2024), 612 of 2,435 county address points in its 12 village groups, or 25.1%, fall in high-risk Zone AE or AH; the other 1,823 are Zone X. The share runs from 0% to 80.5% by village.
That spread means “Berkshire Lakes” has no single flood answer. The figures come from a point-in-polygon test of every county address point in the 12 village groups against FEMA’s National Flood Hazard Layer, using Collier County’s site address points (both queried October 10, 2026); panels and the February 8, 2024 effective date come from FEMA’s FIRM panel layer.
Three terms do most of the work. Zone AE and Zone AH are FEMA’s Special Flood Hazard Area, the 1% annual chance floodplain; a federally backed mortgage on a building in those zones requires flood insurance. Zone X shaded is the 0.2% annual chance (moderate) area, and Zone X unshaded is minimal hazard; flood insurance there is optional for the lender but still available, and usually cheaper.
Condominiums carry one county address point per unit, so the condo shares are unit shares; the single-family share counts homesites.
Village | Address points | In AE or AH | Share in AE or AH |
|---|---|---|---|
Melrose Gardens | 77 | 62 | 80.5% |
Newcastle | 315 | 244 | 77.5% |
Berkshire Landings | 15 | 8 | 53.3% |
New Waterford | 211 | 71 | 33.6% |
Windsor Place | 147 | 48 | 32.7% |
Partridge Pointe | 188 | 44 | 23.4% |
Single-family Units 1 to 7 | 706 | 117 (103 AE, 14 AH) | 16.6% |
Coach Homes | 112 | 13 | 11.6% |
The Colonies | 88 | 2 | 2.3% |
The Shores | 216 | 2 | 0.9% |
Berkshire Pines | 123 | 1 | 0.8% |
Preserve at the Shores | 237 | 0 | 0% |
All 12 village groups | 2,435 | 612 | 25.1% |
Sources: FEMA NFHL flood hazard zones and Collier County site address points, point-in-polygon, October 10, 2026, effective FIRM of February 8, 2024.
How to read it. The high shares sit in the west-side condo cluster around the lakes; the single-family Units 1 to 7 are mostly Zone X, with the AE lots generally backing onto a lake; and The Shores group is almost entirely Zone X unshaded today.
Two condominiums have whole-property letters. Partridge Pointe’s LOMA 24-04-3031A (April 16, 2024) covers buildings 1 to 37 and its clubhouse, and Windsor Place’s 24-04-4718A (July 11, 2024) covers buildings 1 to 29 and its pool house (FEMA’s LOMA layer); a buyer there should read the LOMA, not the land share.
We sampled 50 address points across every village on October 10, 2026; all sit on FIRM panels effective February 8, 2024 and in Hurricane Evacuation Zone D. The roll-up below summarizes them by village (FEMA NFHL flood hazard zones; FEMA’s preliminary NFHL; Collier’s evacuation zone layer); the full point list is kept in our research file.
Village | Points sampled | Effective zone at sampled points | FIRM panels | Preliminary map (project 16-04-1501S) |
|---|---|---|---|---|
Single-family Units 1 to 7 | 10 | 6 X shaded; AH at 622 Henley Dr; AE at lakefront 221 Lambton Ln, 10 Newbury Pl and 6881 Compton Ln S | 12021C0411J, 0413J | No zone change |
Newcastle | 4 | All AE (BFE line 10.0 ft nearby) | 12021C0411J | No change |
Melrose Gardens | 4 | All AE (BFE line 10.5 ft nearby) | 12021C0411J | No change |
Berkshire Landings | 3 | 1 X shaded, 2 AE | 12021C0411J | No change |
Windsor Place | 4 | 2 X shaded, 2 AE | 12021C0411J | No change |
Coach Homes | 3 | 2 X shaded; AE at 7152 Devonshire Blvd | 12021C0411J, 0413J | No zone change |
New Waterford | 3 | All X shaded | 12021C0411J | No change |
Partridge Pointe | 4 | All X shaded | 12021C0411J | No change |
The Colonies | 3 | All X shaded | 12021C0411J | No change |
The Shores | 4 | All X unshaded | 12021C0412J | No change |
Berkshire Pines | 4 | All X unshaded | 12021C0412J, 0414J | 7404 and 7444 Berkshire Pines Dr become AE (0414K) |
Preserve at the Shores | 4 | All X unshaded | 12021C0412J | No change |
Address-point results are a screen, not a flood determination; a lender’s determination uses the building footprint, and a LOMA or elevation certificate governs a specific home. Partridge Pointe and Windsor Place buildings were removed from the high-risk area by 2024 LOMAs even where parts of their land remain AE.
Base flood elevation. No Zone AE or AH polygon here carries a static BFE. FEMA’s nearby BFE lines read 10.0 ft NAVD88 north and west of the condo cluster, 10.5 ft along Radio Road and 11.0 ft east of Santa Barbara Boulevard (FEMA NFHL base flood elevations), and the policies in force agree: 104 of 161 west-side NFIP policies carry 10.0 ft and 17 of 19 east-side policies 11.0 ft (OpenFEMA NFIP policies, October 2026).
How high the homes sit. A 2021 elevation certificate at 6822 Compton Lane North records a top of bottom floor of 11.40 ft NAVD88 against a 10.0 ft BFE (Zone X shaded today) (elevation certificate, 2021); a 2016 certificate at 7387 Devonshire Boulevard in Berkshire Commons records 11.57 ft against 10.5 ft, on a parcel in Zone AE today (elevation certificate, 2016). West-side NFIP policies show a median lowest floor 1.2 ft above BFE (n=161; 61% at least 1 ft above, 3% below; median lowest floor 11.1 ft NAVD88); east of Santa Barbara the median margin is 0.3 ft against an 11.0 ft BFE, with 11% of 19 below it (OpenFEMA NFIP policies). Certificates on file are on Collier’s elevation certificate layer.
Letters of Map Amendment. FEMA lists 62 LOMAs for Berkshire Lakes plats, condominiums and Berkshire Commons parcels, 15 issued on the 2024 map (FEMA LOMA layer). Collier’s 2024 Summary of Map Actions revalidated most older letters, including Newcastle’s 12-04-7759X, both Coach Homes letters and Berkshire Landings’ 13-04-1444A, under FEMA’s revalidation letter 18-04-0009V (May 10, 2024), and superseded seven, including lots on Appleby Drive, Lambton Lane and 216 Melrose Place. A pre-2024 letter protects a home only if it appears on the revalidation list.
The clubhouse. The master clubhouse sits in Zone AE and carries its own NFIP flood policy, with a FEMA-determined first-floor height of 3.5 ft (clubhouse NFIP policy, 2026-27).
Substantial-improvement rules. In AE and AH, Collier requires a new or substantially improved home to have its lowest floor at BFE plus 1 ft and at least 18 inches above the crown of a paved road (Building Within the Floodplain), and the 50% substantial-improvement rule applies (Collier 2026 Flood Protection Newsletter); price that in before a large remodel.
FEMA issued preliminary flood maps for Collier County on March 20, 2025, under project 16-04-1501S, and published the proposed flood hazard determinations in the Federal Register on December 18, 2025. The maps are not yet effective. Collier County reports no final determination as of August 1, 2026, and announced a 90-day appeal and comment period beginning August 19, 2026 (Collier County Floodplain Management, retrieved October 2026).
For most of Berkshire Lakes, the preliminary map changes nothing: panels 0411 and 0412 are not revised, and points on revised panels 0413K and 0414K keep their zones except 7404 and 7444 Berkshire Pines Drive, which move from Zone X unshaded to AE (FEMA preliminary NFHL).
A buyer on that end of Berkshire Pines Drive should assume the home may enter the Special Flood Hazard Area when the new map takes effect. Any address can be checked on FEMA’s Changes Since Last FIRM viewer; the county’s 2024 Flood Insurance Study is the technical record behind the current map.
Selling a Berkshire Lakes home in a village where the flood map helps you, or holding a LOMA that buyers should see? Get a free home valuation or Call Jesse direct at (239) 898-6072. Buying and want the flood zone, the LOMA and the elevation certificate checked on the exact building before you offer? Call Marc at (239) 287-5873, or read how we guide buyers.
Flood insurance in Berkshire Lakes is modest on the federal record: median NFIP policy costs for houses run $1,151 to $1,266 a year, with a 25% Community Rating System discount built in. Wind and homeowners premiums turn on roof age and wind mitigation and are quoted address by address; no public dataset prices them.
The figures below are from OpenFEMA’s NFIP policy dataset, policies effective June 2025 onward in the community’s Census geography (queried October 2026).
Policy type | Zone | Median annual cost | n |
|---|---|---|---|
West side, single-family and other non-condo | AE | $1,266 | 241 |
West side, single-family and other non-condo | AH | $1,162 | 62 |
West side, single-family and other non-condo | X | $1,151 | 85 |
West side, condo unit-owner policies | all zones | $697 | 71 |
West side, condominium association master policies | all zones | $4,289 | 53 |
East side (Shores group area), non-condo | X | $1,155 | 60 |
East side (Shores group area), condo unit-owner policies | all zones | $874 | 66 |
Source: OpenFEMA NFIP Redacted Policies v3, policies effective June 2025 onward, queried October 2026. “West side” is Census tract 105.14 (the master-association area plus neighbors to the north); “east side” is block group 105.11.1 (The Shores group plus land to the east).
Why AE and X cost about the same. FEMA’s Risk Rating 2.0 prices each building’s own risk rather than its zone; FEMA applied it to new policies from October 1, 2021 and all renewals from April 1, 2022, and most rates rise no more than 18% a year toward the full-risk price. The median full-risk premium for west-side non-condo policies is about $3,000, so many policies are still climbing; get a fresh quote before assuming the seller’s premium.
The CRS discount. Unincorporated Collier is a Community Rating System Class 5 community, worth a 25% discount on eligible NFIP policies (FEMA Community Rating System).
When flood insurance is required. A federally backed loan on a building in Zone AE or AH requires it. Citizens cannot write flood itself (s. 627.715, Florida Statutes), but its wind policyholders outside the Special Flood Hazard Area must carry flood at Coverage A of $400,000 or more from January 1, 2026, and all of them from January 1, 2027 (Citizens flood requirements); in Zone X Berkshire Lakes homes, that rule is often the trigger.
Roof age. Under s. 627.7011, Florida Statutes, an insurer may not refuse to issue or renew a homeowner’s policy solely because the roof is less than 15 years old; an older roof invites inspection and tougher terms. A replacement needs ARB approval, and in Brentwood the Declaration limits the materials.
Wind mitigation. Under s. 627.0629, Florida Statutes, insurers must give credits for features such as roof-to-wall connections and opening protection, documented in a wind-mitigation report. My Safe Florida Home offers free inspections and grants up to $10,000.
What to ask for. Give an insurance agent the roof permit date, the wind-mitigation report, any four-point inspection and, for flood, the elevation certificate or LOMA.
Who insures the building. In a condominium, the association insures the building and the owner the interior under a unit-owner policy. On the west side, 53 association NFIP master policies have a median of $4,289 a year, every one on a two-floor building built in 1990 or 1993; unit-owner flood policies run a median $697 (n=71) west and $874 (n=66) east (OpenFEMA NFIP policies). Ask for each association’s insurance schedule with the condominium documents.
SIRS and milestone inspections. Florida’s structural integrity reserve study (s. 718.112(2)(g)) and milestone inspection (s. 553.899) rules apply to condominium buildings three or more stories. No Berkshire Lakes building appears in Collier County’s milestone-inspection registry; New Waterford, Partridge Pointe and Windsor Place describe two-story buildings, and for the others the building height in the recorded declaration decides.
What to request. Ask the association for its budget, reserve schedule, insurance schedule and any special assessment notice, such as Newcastle’s noticed $1,200 per unit reserve assessment proposal, and read the estoppel when it arrives.
Every Berkshire Lakes address is zoned to Calusa Park Elementary and East Naples Middle, both rated A for 2025-26. High school splits by bloc: the master-association villages feed Lely High, and The Shores, Berkshire Pines and The Preserve at the Shores feed Golden Gate High, both rated B.
We ran 71 lookups covering 50 addresses across every village through the Collier County Public Schools Address_v3 lookup, the backend of the district’s zoning tool, on October 10, 2026, for the 2027 year; the 2026 and 2027 lookups matched, so no boundary change is pending.
Village group | Elementary | Middle | High |
|---|---|---|---|
Master-association villages: single-family Units 1 to 7, Newcastle, New Waterford, Partridge Pointe, Melrose Gardens, Windsor Place, The Colonies, Coach Homes, Berkshire Landings | Calusa Park Elementary | East Naples Middle | Lely High |
The Shores, Berkshire Pines, The Preserve at the Shores | Calusa Park Elementary | East Naples Middle | Golden Gate High |
Source: CCPS Address_v3 lookup, year 2027, October 10, 2026.
The split follows Santa Barbara Boulevard. Calusa Park Elementary, 4600 Santa Barbara Boulevard, is about 4 to 8 minutes by car; East Naples Middle, 4100 Estey Avenue, 8 to 10; Lely High 14 to 17; Golden Gate High about 8 to 9 from The Shores side, off-peak, by our routing check (OpenStreetMap road network, OSRM, October 2026); January to April traffic runs longer.
The Florida Department of Education grades every public school each year on a percentage of possible points. For 2025-26, Calusa Park Elementary earned an A (63% of points) with 655 students; East Naples Middle an A (71%) with 838 students; Lely High a B (64%) with 1,411 students; and Golden Gate High a B (62%) with 1,801 students (FLDOE report card, Calusa Park; East Naples Middle; Lely High; Golden Gate High, retrieved October 2026).
School | 2021-22 | 2022-23 | 2023-24 | 2024-25 | 2025-26 |
|---|---|---|---|---|---|
Calusa Park Elementary | A (62) | A (63) | A (67) | A (67) | A (63) |
East Naples Middle | C (53) | B (60) | A (66) | A (71) | A (71) |
Lely High | C (50) | B (60) | B (60) | A (64) | B (64) |
Golden Gate High | B (55) | B (61) | A (67) | B (63) | B (62) |
Values in parentheses are FLDOE percent of points. Sources: FLDOE Florida Report Cards for Calusa Park Elementary, East Naples Middle, Lely High and Golden Gate High, retrieved October 2026.
Reading the trend. Calusa Park has been an A school for all five years. East Naples Middle climbed from a C in 2021-22 to an A for three straight years, with its points rising from 53% to 71%. Lely High’s grade moved from A in 2024-25 to B in 2025-26 on the same 64% of points; the letter changed because FLDOE changed its grading scale for 2026 (FLDOE school grades, grading-scale change overview, Sept 8, 2026), not because the school scored lower. Golden Gate High has held a B in four of the five years, with an A in 2023-24.
District context. Collier County Public Schools earned an A for 2025-26, its ninth straight year, and 51 of its 52 traditional schools earned an A or B (CCPS School and District Grades 2025-26).
Programs. Lely High offers AP, AICE, dual enrollment and Collier Career Academies in Criminal Justice, Engineering, Information Technology, Medical and Aviation (Lely High School); Golden Gate High offers the AICE Diploma and its own Career Academies (Golden Gate High School).
Public alternatives. Collier’s Parental Choice program lets families apply to a school outside their zone. Applications must be received by June 30 of an open Parental Choice window, approvals depend on capacity, and the district does not provide transportation for choice placements (CCPS Parental Choice). Three nearby public options stand out on FLDOE’s 2025-26 grades:
School | Type | 2025-26 grade (% of points) | Note | Source |
|---|---|---|---|---|
Golden Gate Middle | District middle school | A (70%) | Nearby middle-school comparison | |
Lorenzo Walker Technical High, 3702 Estey Ave | District technical high school (application) | A (85%) | Application school | |
BridgePrep Academy Collier, 3161 Santa Barbara Blvd | Public charter | A (68%) | A after C, D, C and C in the four prior years |
BridgePrep’s jump from C to A is a single data point; look at the next year’s grade too.
Private schools. Seacrest Country Day School, 7100 Davis Boulevard, a Pre-K to 12 school founded in 1983, is about 5 to 8 minutes (Seacrest Country Day School); St. John Neumann Catholic High School, 3000 53rd Street SW, about 6 to 10 (St. John Neumann Catholic High School), both off-peak.
Confirm the address with the district’s tool on the CCPS Attendance Boundaries page before relying on an assignment.
Berkshire Lakes is about 10 to 14 minutes from the nearest emergency department, at Physicians Regional Medical Center Pine Ridge, and about 12 to 16 minutes from Physicians Regional Collier Boulevard. NCH Baker Hospital downtown is about 15 to 16 minutes. Collier EMS Medic 75 is stationed about 1.1 miles away on Santa Barbara Boulevard.
Times below are off-peak ranges from three origins inside the community, by our routing check (OpenStreetMap road network, OSRM, October 2026); January to April traffic runs longer (OSRM routing service).
Facility | Type | Drive (three-origin range, off-peak) | Source |
|---|---|---|---|
Physicians Regional Medical Center Pine Ridge, 6101 Pine Ridge Rd | Hospital with emergency department | about 10 to 14 min | |
Physicians Regional Medical Center Collier Boulevard, 8300 Collier Blvd | Hospital with emergency department | about 12 to 16 min | |
NCH Baker Hospital, 350 7th St N | Hospital with emergency department | about 15 to 16 min | |
NCH North Hospital | Hospital with emergency department | about 19 to 23 min | |
NCH Medical Group Immediate Care Southeast, 7717 Collier Blvd | Walk-in immediate care | about 13 to 17 min | |
Collier County EMS Medic 75, 4590 Santa Barbara Blvd | Ambulance station | about 1.1 mi straight-line from the community center | |
Publix Pharmacy, store 410 “Berkshire Commons”, 7101 Radio Rd | Pharmacy | about 2 to 6 min (0.2 to 1.6 mi) |
The two systems. Physicians Regional runs the Pine Ridge and Collier Boulevard hospitals, the two closest emergency departments; NCH runs Baker and North hospitals, 713 beds combined (NCH, About Us). Fire service is the Greater Naples Fire district (Collier fire district layer).
Berkshire Lakes is about 13 minutes from Fifth Avenue South in downtown Naples, about 16 minutes from the Naples Pier and about 41 to 45 minutes (32 miles) from Southwest Florida International Airport (RSW), off-peak. Naples Airport is 8 to 9 minutes away, and Publix is at the corner.
Location is the quiet strength of Berkshire Lakes: the middle of the county’s road grid, close to downtown, the airport and the shopping corridors. Radio Road and Santa Barbara Boulevard are Major Arterials and Devonshire Boulevard a Collector on the county’s road centerline layer.
Every row uses a three-origin routing run on October 10, 2026 from 7405 Devonshire Blvd, 757 Belville Blvd and 7887 Leicester Dr, off-peak, by our routing check (OpenStreetMap road network, OSRM, October 2026); January to April traffic runs longer (OSRM routing service).
Destination | Minutes (off-peak) | Miles |
|---|---|---|
Southwest Florida International Airport (RSW) terminal | about 41 to 45 | about 32 |
Naples Airport | about 8 to 9 | about 3.2 to 3.8 |
Fifth Avenue South, downtown Naples | about 13 | about 6 to 7 |
Coastland Center | about 14 to 15 | about 6.5 to 7.1 |
Waterside Shops | about 17 to 19 | about 9.1 to 9.7 |
Mercato | about 21 to 22 | about 11.0 to 11.6 |
Naples Pier | about 16 | about 7.1 to 7.8 |
Lowdermilk Park | about 16 to 17 | about 7.6 to 8.2 |
Clam Pass Park | about 19 to 20 | about 9.6 to 10.2 |
Vanderbilt Beach | about 24 to 25 | about 12.5 to 13.1 |
I-75 Exit 101 ramp (Collier Blvd) | about 9 to 12 | about 5.4 to 6.4 |
I-75 Exit 105 ramp (Golden Gate Pkwy) | about 10 to 13 | about 5.7 to 6.8 |
Calusa Park Elementary | about 4 to 8 | about 1.2 to 2.2 |
East Naples Middle | about 8 to 10 | about 3.8 to 4.3 |
Lely High | about 14 to 17 | about 5.6 to 6.7 |
Golden Gate High (from The Shores side) | about 8 to 9 | about 2.2 to 2.8 |
FSW Collier campus | about 11 to 15 | about 5.0 to 6.0 |
Costco | about 15 to 17 | about 7.8 to 8.4 |
Walmart Supercenter (Collier Blvd) | about 7 to 10 | about 2.9 to 3.9 |
Publix, store 410 “Berkshire Commons” | about 2 to 6 | about 0.2 to 1.6 |
Aldi, 4015 Santa Barbara Blvd | about 2 to 5 | about 0.5 to 1.4 |
I-75 without an interchange. There is no interchange at Santa Barbara Boulevard, so every interstate trip uses Exit 101 at Collier Boulevard or Exit 105 at Golden Gate Parkway, which is why RSW, 32 miles north, takes about 41 to 45 minutes off-peak.
Season. From January to April, Davis Boulevard, Airport-Pulling Road, US 41 and the beach roads run longer, and the county’s counts show Radio Road between Livingston Road and Santa Barbara Boulevard near capacity at peak hour; the civic pipeline section covers that link.
Selling a Berkshire Lakes home and want buyers to see how close it is to downtown, the beaches and both I-75 exits? Get a free home valuation or Call Jesse direct at (239) 898-6072. Buying and want to drive the commute from the exact street before you choose a village? Call Marc at (239) 287-5873, or read how we work with buyers.
Almost nothing is being built inside Berkshire Lakes, which has been built out since 2003 apart from a handful of vacant lots. The change is happening around it: rental apartments on Santa Barbara Boulevard and Radio Road, an active-adult builder community to the south, a stressed Radio Road link, and county projects on the old Golden Gate golf course.
Inside the community, the 2026 state roll shows only four vacant residential lots, and no builder is selling new homes (FDOR cadastral centroids, 2026 roll). What to track is the ring of land outside and the roads past the entrances.
The county’s hearing record backs this up: no Board of County Commissioners, Planning Commission or Hearing Examiner agenda from January 2024 to October 13, 2026 contains the word “Berkshire” (Collier CivicClerk search, “Berkshire Lakes”). The only item inside the old planned-development boundary was the Board’s July 8, 2025 acceptance of utilities for the Countryside clubhouse expansion (BCC agenda, July 8, 2025).
Most of the new housing nearby is rental, and much of it is income-restricted, clustered near the county’s Activity Center 6 at Santa Barbara and Davis (Collier GIS, Activity Centers). The table lists every project the research documented within about a mile, as of October 2026.
Project | Units | Status (as of October 2026) | Location relative to Berkshire Lakes | Source |
|---|---|---|---|---|
Ekos on Santa Barbara | 82 affordable rentals | Open since 2024, on a county 99-year ground lease | Next door on Santa Barbara Boulevard | BCC packet, Nov 10, 2025; Collier GIS, Affordable Housing Locations |
Altis Santa Barbara | 242 market-rate apartments | Open; first move-ins February 2024 | Next door on Santa Barbara Boulevard | |
Marlowe Naples (Greystar) | 216 apartments, 43 at 50% to 80% of area median income | Open | About 1 mile south | Gulfshore Business; Collier GIS, Affordable Housing Locations |
Ekos on Santa Barbara II (Santa Barbara Landings Tract B) | 84 affordable rentals (71 at 51% to 80% of area median income, 13 at or below 30%) | Approved by Ordinance 2025-57 on Nov 10, 2025; site plan under review | East side of Santa Barbara Boulevard, about half a mile south of Radio Road | BCC packet, Nov 10, 2025; BCC packet, Dec 9, 2025; Collier GIS, CityView projects |
Roers at Radio Road | Up to 115 rental apartments on 7.19 acres | Proposed; heard by the Planning Commission Sept 4, 2025; Board adoption not found in county records through Oct 13, 2026 | North side of Radio Road, about 818 ft northwest of Davis Boulevard | |
Magnolia Pond PUD | Cap raised from 231 to 550 units, 30% (165) at or below 80% of area median income; multifamily up to 65 ft actual height | Ordinance 2025-46 adopted Oct 14, 2025; site plan under review | North of I-75, half a mile west of Collier Boulevard, about 1 mile northeast | |
Valencia Sky (GL Homes) | For-sale homes in an active-adult community on the 114.5-acre Sandy Lane RPUD (Ord 23-04) | Under construction; the builder quotes pricing “from the mid $700s” | About 0.6 mile south |
Three are already open: Ekos on Santa Barbara (82 affordable units), Altis Santa Barbara (242 market-rate units) and Marlowe Naples (216 units) put 540 rental units within about a mile between 2023 and 2025, by our arithmetic from the sources in the table.
Ekos on Santa Barbara II comes next. Ordinance 2025-57 raised the Santa Barbara Landings RPUD cap from 291 to 332 units so McDowell Housing Partners can build its 84 affordable rentals on the 6.74-acre Tract B, facing the south end of The Shores group rather than the master-association neighborhoods; no construction start is published.
Roers at Radio Road is the one to watch: Roers Companies seeks up to 115 rental apartments on 7.19 acres through a PUD amendment and a small-scale comprehensive plan amendment. Until the Board votes, it is a proposal, not an approved project.
Magnolia Pond, the largest number on the list, sits north of I-75, on the far side of the interstate.
Valencia Sky is the one for-sale project nearby; the “mid $700s” figure is the builder’s marketing, not a recorded sale. For a Berkshire Lakes buyer, it shows what new construction costs a mile away.
Radio Road west of Santa Barbara Boulevard is the one segment at the edge of Berkshire Lakes the county flags. The 2025 Annual Update and Inventory Report (Planning Commission, November 6, 2025) puts the four-lane link from Livingston Road to Santa Barbara Boulevard (link 70.0) at 93.9% of peak-hour service volume, 1,690 of 1,800 trips, level of service D, with 110 trips of headroom (down from 180 in the 2024 report) and a projected deficiency around 2029; the county’s action is “Continue to Monitor and Review” inside the East Central Transportation Concurrency Management Area (2025 AUIR, CCPC packet Nov 6, 2025).
Every other link touching the community has room in the same report:
Road link (2025 AUIR) | Volume to capacity | Level of service | Year projected deficient |
|---|---|---|---|
Radio Road, Livingston Road to Santa Barbara Boulevard | 93.9% | D | Around 2029 |
Golden Gate Parkway, Santa Barbara Boulevard to Collier Boulevard | 79.5% | D | 2034 |
Davis Boulevard, County Barn Road to Santa Barbara Boulevard | 77.9% | C | None projected |
Santa Barbara Boulevard, Golden Gate Parkway to Radio Road | 71.6% | C | None projected |
Santa Barbara Boulevard, Radio Road to Davis Boulevard | 58.3% | C | None projected |
Radio Road, Santa Barbara Boulevard to Davis Boulevard | 42.4% | B | None projected |
Davis Boulevard, Santa Barbara Boulevard to Radio Road | 30.2% | B | None projected |
Source for every row: 2025 AUIR, Attachment F, CCPC packet Nov 6, 2025. These are peak-hour, peak-direction figures; January to April traffic feels heavier than the annual measure suggests.
No widening is scheduled on the roads next to Berkshire Lakes. Programmed or recently finished nearby:
The practical read: if your daily route runs west on Radio Road at rush hour, test-drive it at that hour before you buy.
The largest public projects nearby sit on the former Golden Gate Golf Course, county-owned since 2019, about 1.2 miles northeast at its nearest edge (Collier GIS, Affordable Housing Locations): The Gate Golf Club’s public nine, targeted to open in December 2026 (The Gate Golf Club); Renaissance Hall essential-services housing; and a planned 120-bed state veterans nursing home (Collier Clerk, Golden Gate Golf Course construction progress).
The closest utility project is the Central County Water Reclamation Facility at the Golden Gate plant site, about 0.4 mile north across I-75: on March 10, 2026 the Board awarded Daniel O’Connell’s Sons $172,389,000 for a 3.5 MGD expansion to a 5 MGD plant (BCC agenda, Mar 10, 2026). Expect construction traffic north of the interstate.
On schools, the 2025 AUIR’s five-year capital plan funds no new school near Berkshire Lakes, and the district’s 2027 zoning lookups match 2026, so no boundary change is pending.
Berkshire Lakes has two layers of rules. Every master-association home follows the recorded Fourth Amended and Restated Declaration and the board’s February 2026 Rules; condos, villas and coach homes also follow their own association’s documents. Where the two differ, the stricter rule governs the home you buy. The Shores group follows its own separate declaration.
The recorded master document is the Fourth Amended and Restated Declaration, recorded in 2016 at O.R. Book 5298, Page 122: use restrictions in Article VIII, leasing in Article XI, architectural review in Article VII (Declaration). The board’s Rules, revised February 2026, add operating detail (BLMA Rules, February 2026). Since the May 2025 recorded amendments, the Declaration can be amended by a majority of votes cast, so read the current recorded version before you buy, not a summary.
Two scope notes before the detail:
For a single-family home in Units 1 to 7, the master association approves the lease, and two layers apply (Declaration; BLMA Rules, February 2026; BLMA rental application).
What the recorded Declaration says (s.8.10 and Article XI):
What the February 2026 board Rules and rental application add:
The Declaration sets the floor; the Rules add the February exception, the 12-month alternative and the 20-day filing. A nightly or weekly vacation rental is not allowed in any master-association home.
The fees. The online checkout lists a $150 lease application fee, the printed application $145, and the current packet governs (BLMA Sales and Leasing); background checks are extra, per adult.
Renters and amenities. Fobs are sold to owners only, so an investor should plan to hand over an owner fob with the keys.
Each row comes from the association’s own dated document; where no published rule was found, the recorded declaration and current rules govern.
Village | Lease minimum and maximum | Leases per year | Pets for owners | Pets for tenants | Other | Source and date |
|---|---|---|---|---|---|---|
Master association (single-family Units 1 to 7) | One month minimum (Declaration); 30 consecutive days minimum except a February-only lease, or one 12-month lease (Rules) | Up to 3 rentals (Declaration); 3 lease periods or one 12-month lease (Rules) | Cats, dogs and common household pets, leashed outside the owner’s property; no master weight or number cap | Tenants are bound by the same master Rules | Board approval; 20-day notice; background check for every adult; “ZERO tolerance policy on short term rentals” | |
New Waterford | 30 days to 6 months; no leasing in the first full year of ownership | No more than 3 | One pet under 40 lb | Lessees may not keep pets | Electric grills only; no For Sale or For Rent signs on condo property; shutters white or clear | |
Newcastle | 30 days to 1 year | No more than 4 | One small pet of 40 lb or less, registered with the manager | Lessees may not keep pets | No grills of any kind on lanais; trucks banned (1996 resolution) | Newcastle Rules, Rev. 2017 (2017 rules; current rules govern) |
The Colonies at Berkshire Lakes | 30 days to 6 months | Not stated | Dogs up to 60 lb | Renters and guests may not have pets | Trucks including pickups, motorcycles, boats and RVs banned | |
Windsor Place at Berkshire Lakes | 90 days minimum and maximum | No more than 2 a calendar year | One small domesticated pet | Owners only | Windsor Place Rules, June 2017 (2017 rules; current rules govern) | |
Berkshire Landings | One month minimum; no sublease; no Board approval needed under the recorded declaration | At most 3 | Domestic pets allowed if not a nuisance | Not separately stated | No more than 6 regular occupants; owners lose use of the common elements while the unit is leased; the association’s 2024 FAQ describes an application and $100 fee, and a later recorded amendment, if any, governs | Berkshire Landings governing documents, declaration O.R. 2279/1448 |
Partridge Pointe | Not published; the recorded declaration and current rules govern | Not published | Not published | Not published | Partridge Pointe Condominium Association | |
The Coach Homes of Berkshire Lakes | Not published; the recorded declaration and current rules govern | Not published | Not published | Not published | Coach Homes condominium association | |
Melrose Gardens | Not published; the recorded declaration and current rules govern | Not published | Not published | Not published | Melrose Gardens Neighborhood Association | |
The Shores at Berkshire Lakes and Berkshire Pines | Not published; the recorded declaration and current rules govern | Not published | Not published | Not published | Not part of the master association | The Shores master homeowners association |
The Preserve at the Shores | Not published; the recorded declaration and current rules govern | Not published | Not published | Not published | Not part of the master association | Preserve at the Shores condominium association |
Three patterns stand out:
At the master level, the pet rule is short: cats, dogs and other common household pets, leashed outside the owner’s property, no commercial breeding, waste picked up, no weight, breed or number cap; one small bird feeder per unit in the back yard and no pet food outdoors (BLMA Rules, February 2026). Village rules are usually tighter, as the table shows.
On occupancy, the recorded Declaration allows no more than two unrelated individuals to use a unit as a residence, with related occupants following Collier County Ordinance 2010-02; guests’ stays are not limited while the tenant occupies; and units are residential only, with no business or trade (Declaration, s.8.10 and s.11.2). Berkshire Landings’ declaration caps regular occupants at six.
Age restriction: none appears in the master association’s recorded Declaration or its Rules (Declaration).
Parking rules are where new owners most often run into the master association. The recorded Declaration, the February 2026 Rules and the February 18, 2026 annual meeting set these limits (Declaration; BLMA Rules, February 2026; BLMA annual meeting minutes, Feb 18, 2026):
The master documents show no boat or RV storage area on site, so plan on off-site storage.
Some villages go further: Newcastle bans trucks under a 1996 resolution, and The Colonies bans trucks including pickups, motorcycles, boats and RVs. If you drive a pickup every day, check the village rule first.
Signs and flags. The master Rules allow one For Sale sign per home, by the owner or with the realtor’s name and logo, no larger than 2 sq ft, in the front yard; flags follow Florida Statute 720.304 (BLMA Rules, February 2026). New Waterford’s 2026 rules bar For Sale and For Rent signs on condo property.
Every exterior change in the master-association neighborhoods needs Architectural Review Board approval under Article VII of the Declaration. The board rewrote the standards on July 31, 2026 and posted them as the August 2026 ARB Standards (BLMA ARB Standards, August 2026; BLMA board minutes, July 31, 2026; Declaration).
The process:
ARB silence is not approval. If the committee has not ruled, you do not have permission.
The standards that matter most to buyers and sellers:
Topic | August 2026 standard |
|---|---|
Fences | 4 ft maximum; no wood or chain-link; none in front yards. Lots on the perimeter frontages (Santa Barbara Boulevard, Radio Road, St. Clair Shores Road, Tina Lane, I-75 and the Golden Gate Canal) may have fences up to 9 ft |
Hedges | No higher than the home’s lowest eave |
Paint | Repaint every 5 to 7 years in approved colors |
Roofs | ARB approval for any replacement; in Unit 1 (“Brentwood”) the recorded Declaration requires cement tile, metal with a tile look, or No. 1 wood shake |
Mailboxes | Black mailbox and post with a light (Brentwood is exempt from the light rule) |
Driveways | Concrete or pavers |
Carports and AC | No carports; window and through-wall air-conditioning units banned |
Fireplaces and fire | No wood-burning devices |
Exterior lighting | White, outside the holiday windows |
Hurricane protection | Allowed: permanent or roll-down shutters, impact glass, polycarbonate panels and fixed generators |
Sources: BLMA ARB Standards, August 2026; Declaration s.7.3 and s.8.25.
Lakes and wells. Owners may not draw lake water for irrigation, and a private irrigation well needs ARB approval (Declaration s.8.19 and s.8.24).
Enforcement in 2026. The association’s September 28, 2026 newsletter reports a compliance campaign on unpainted homes and neglected yards, and it announces fines and loss of privileges for anyone who lets people without a fob into the courts or pool (BLMA newsletter, Sept 28, 2026). For a seller, that means the paint and yard should be in order before the buyer’s approval application goes in. For a buyer, it means the neighborhood is being held to its standards.
Berkshire Lakes and Island Walk are both Naples lake communities with mandatory association membership, no golf course and no CDD, but they price and run very differently. Berkshire Lakes is older, ungated in its master-association core and carries a $690 master fee for 2026; Island Walk is gated, newer and bundles far more into a much larger assessment.
A buyer choosing between them is usually choosing between a lower carrying cost with a simpler amenity set and a higher, all-inclusive assessment with a resort-style town center. The Island Walk column comes from our Island Walk guide (updated September 2026), which cites the Island Walk Declaration, the association’s 2026 budget, county and state records, FEMA and the Southwest Florida MLS. The two MLS windows differ: the Island Walk figures cover closings from September 25, 2025 to September 24, 2026, about three weeks earlier than the Berkshire Lakes window of October 13, 2025 to October 13, 2026, so read the price row as a comparison of price levels, not a same-period contest.
Criterion | Berkshire Lakes | Island Walk |
|---|---|---|
Location | Unincorporated Collier County, ZIP 34104, at Santa Barbara Boulevard and Radio Road in East Naples (BLMA home page) | Unincorporated Collier County, ZIP 34119, north of Vanderbilt Beach Road at Logan Boulevard North, about a mile east of I-75 (our Island Walk guide) |
Years built | 1988 to 2003, by the 2026 Florida DOR roll (FDOR cadastral centroids) | 1998 to 2003 (one final home in 2004), built by DiVosta (our Island Walk guide) |
Homes | About 2,156: 1,639 in the master association plus 517 in The Shores group (BLMA About; BLMA Sub-Associations) | 1,856 numbered lots (our Island Walk guide) |
Product mix | 669 single-family homes and 970 condos, villas and coach homes in eight sub-associations; plus 329 single-family homes and 188 condos in The Shores group | About 775 attached villas, about 904 detached homes, 160 townhomes and 17 mixed homes |
Single-family living area | Master-association median 2,335 sq ft (DOR 2026); condos about 1,093 to 1,700 sq ft by village (FDOR cadastral centroids) | See our Island Walk guide |
Median sold price | $320,000 on 108 sales; $590,000 for 35 single-family sales; $295,000 for 73 condo, villa and coach-home sales (Southwest Florida MLS, closed sales Oct 13, 2025 to Oct 13, 2026) | $532,500 on 120 closings (Southwest Florida MLS, Sept 25, 2025 to Sept 24, 2026, per our Island Walk guide) |
Associations | One master association plus eight sub-associations; condo and villa owners belong to two; The Shores group has its own master HOA (BLMA FAQ and Resources) | One homeowners association |
Master fee | $690 per unit per year for 2026, master-association units only; condo and villa fees on top, not published (BLMA Sales and Leasing; BLMA 2026 Budget) | About $6,566 per home per year from a $12,186,195 2026 budget; includes basic cable, internet and lawn service |
Capital contribution at purchase | None in the 2026 purchase application or sales packet (BLMA purchase application 2026) | $1,500 |
CDD | None (Collier GIS, CDDs) | None |
Gate | Master-association core not gated, public county roads; gate structures at The Shores and Berkshire Pines, staffing not published (Reserve study; Collier GIS, address points) | Staffed gatehouse on Islandwalk Boulevard plus a second gated entrance |
Amenities | One clubhouse campus: about 2,700 sq ft banquet room, one pool, two tennis courts striped for pickleball, fishing pier, lake path; some villages have their own pools (BLMA About) | 7.8-acre Town Center with resort and lap pools, fitness center, seven clay tennis courts, four pickleball courts, bocce, a restaurant and a gas station |
Golf | No course; the course inside the original PUD belongs to Countryside, a separate club (BLMA liability policy) | No course; a synthetic putting and chipping green |
Lakes | Seven by the association’s count (BLMA About) | 30 lakes |
Flood | 612 of 2,435 address points (25.1%) in Zone AE or AH; every sampled point in Evacuation Zone D (FEMA NFHL; Collier GIS, Evacuation Zones) | 33 of 40 street-center sample points in Zone AE or AH (street points, not house pads) |
Schools (2027 assignment) | Calusa Park Elementary (A) and East Naples Middle (A) for everyone; Lely High (B) or Golden Gate High (B) by bloc (CCPS zoning lookup) | Vineyards Elementary, Oakridge Middle, Barron Collier High |
Leasing | One-month minimum and no more than three rentals a year (master Declaration); villages can be stricter (Declaration) | Four-month minimum; a September 9, 2026 board rule bars short-term rental platforms |
Pets | Household pets with no master weight or number cap; condo villages often cap at one pet (BLMA Rules, February 2026) | Up to three dogs and cats combined, with breed limits |
Age restriction | None in the master Declaration or Rules | None in the governing documents |
Choose Berkshire Lakes for a lower entry price, a modest master fee and a choice between single-family homes and garden condos; choose Island Walk for a gated community with a full town center and an assessment that covers more services. Weighing both? Call Marc at (239) 287-5873 and we will set up both tours in one day; our buyer services page explains how we represent buyers.
Berkshire Lakes offers a low master fee, no CDD, a Publix at the corner, seven lakes and A-rated elementary and middle schools, at prices well below most Naples lake communities. The trade-offs are an ungated core, two layers of association approval for condos, unpublished village fees, uneven flood exposure and a busy Radio Road.
Thinking of selling a Berkshire Lakes home into this market? Start with a free home valuation, or call Jesse direct at (239) 898-6072. Buying instead? Call Marc at (239) 287-5873, and read how we represent Naples buyers.
Six villages inside Berkshire Lakes differ enough from the rest of the community, in association, product, rules or flood exposure, and trade often enough to stand on their own: Newcastle, New Waterford, Partridge Pointe, Melrose Gardens, The Shores at Berkshire Lakes with Berkshire Pines, and The Preserve at the Shores.
Village | Product | Homes | Association | 12-month sales (Southwest Florida MLS, Oct 13, 2025 to Oct 13, 2026) |
|---|---|---|---|---|
Newcastle | Two-story garden condominiums, 1,300 or 1,450 sq ft, built 1990 to 1991 | 278 | Newcastle Condominium Association, Inc., inside the master association | 12, median $247,250 |
New Waterford | Two-story condominiums with a one-car garage per unit and lake-view lanais, built 1992 to 1993 | 168 | Waterford Condominium Association of Collier County, Inc., inside the master association | 15, median $305,000 |
Partridge Pointe | Two-story four-unit condominium buildings, built 1997 to 2000 | 148 | Partridge Pointe Condominium Association, Inc., inside the master association | 9, range $250,000 to $349,900 |
Melrose Gardens | Villas of 1,757 sq ft each on 15 acres, built 1996 to 1998 | 74 | Melrose Gardens Neighborhood Association, Inc., inside the master association | 6, range $375,000 to $440,000 |
The Shores at Berkshire Lakes (with Berkshire Pines) | Detached single-family homes, built 1997 to 2003 | 210 plus 119 | The Shores at Berkshire Lakes Master Homeowner’s Association, Inc., outside the master association | 7, range $400,000 to $810,000 (no sales recorded under the Berkshire Pines name) |
The Preserve at the Shores | Condominiums of 1,311 or 1,406 sq ft, built 1999 to 2002 | 188 | The Preserve at the Shores at Berkshire Lakes Condominium Association, Inc., outside the master association | 15, median $299,000 |
Sources: units from the BLMA Sub-Associations page, the DBPR condominium roster and the 2026 Florida DOR roll; associations from Sunbiz and DBPR; sales from the Southwest Florida MLS, closed sales Oct 13, 2025 to Oct 13, 2026.
Together these six villages account for 64 of the 108 sales we tracked; the village sections earlier in this guide carry their details.
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The last 12 months in Berkshire Lakes. We tracked 108 closed sales from Oct 13, 2025 to Oct 13, 2026, at a $320,000 median and $42,515,440 in volume, from $205,000 for a condo to $1,100,000 for a single-family home (Southwest Florida MLS, closed sales Oct 13, 2025 to Oct 13, 2026). The median sale took 63 days on the market and closed at 95.9% of its final list price, and there are 25 active listings today.
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Your village sets the starting point: over the same 12 months, $590,000 for the single-family core, $305,000 at New Waterford, $299,000 at Preserve at the Shores and $247,250 at Newcastle, the four villages with 10 or more sales; the other villages had fewer than 10, so they show ranges, such as $400,000 to $810,000 in The Shores and $375,000 to $440,000 at Melrose Gardens (Southwest Florida MLS, closed sales Oct 13, 2025 to Oct 13, 2026).
From there, lake frontage, roof age, wind mitigation, a garage, your building’s flood zone and any LOMA, and for condos the reserves and any pending assessment move the number. Get a free home valuation in 60 seconds, then call Jesse direct at (239) 898-6072.
For our full seller process across the city, from pricing to closing, see how we help owners sell a home in Naples. Buying while you sell? Call Marc at (239) 287-5873, and see how we represent buyers in Naples.
Two. A condo, coach-home or villa owner belongs to both the master association and the village association, so the closing needs an estoppel from each (BLMA Sales and Leasing); a single-family owner in Units 1 to 7 needs one, and The Shores group’s estoppels come from its own associations. The master estoppel is ordered through its counsel, fee not published and within statutory limits. Order early.
Yes. Under Article X of the recorded Declaration, no sale is valid without prior written Board approval, evidenced by a recordable Certificate of Approval; the Board has 20 days after complete information (no more than 60 after notice), silence is approval, and denial requires listed good cause, a majority of the whole Board and a written opinion of counsel (Declaration, s.10.2 to 10.4). Condo buyers also need the village association’s approval.
In Collier County, the buyer customarily pays for the owner’s title insurance policy, so it is not a standard seller cost here; the purchase contract controls. Sellers customarily pay the documentary stamp tax on the deed, their commission, the estoppel certificates and their share of prorated taxes and assessments; your closing agent shows every line on the settlement statement.
In the master-association neighborhoods, yes: one For Sale sign, by the owner or with the realtor’s name and logo, no larger than 2 sq ft, in the front yard (BLMA Rules, February 2026). New Waterford’s rules bar For Sale signs on condo property; other condo villages follow their own rules.
It may. Newcastle’s board noticed an April 21, 2026 meeting to consider a $1,200 per unit special assessment for reserves, due October 1, 2026; adoption is not published, and the Newcastle estoppel will show it (Newcastle special assessment notice). If adopted and unpaid at closing, the contract decides who pays. Have your unit’s re-pipe status ready for buyers.
We tracked 108 closed sales from Oct 13, 2025 to Oct 13, 2026: a $320,000 median, $205,000 to $1,100,000, $42,515,440 in volume; 86 master-association sales at a $322,500 median and 22 Shores-group sales at $314,500 (Southwest Florida MLS, closed sales Oct 13, 2025 to Oct 13, 2026). The village medians are in the Market Snapshot.
These are the primary documents behind this Berkshire Lakes guide: the master association’s recorded Declaration, rules, budget, audit and application forms, a few village documents, and the county and FEMA records on zoning and flood. Every link goes to the issuing authority’s own site. Read the current recorded version before you rely on any rule.
Document | What it is | Official link |
|---|---|---|
Fourth Amended and Restated Declaration | The master association’s governing covenants, recorded at O.R. Book 5298, Page 122 (2016): uses, leasing, ARB, transfers | |
2025 recorded amendments | Declaration s.12.2, Bylaws s.9.3 and Articles Art. VIII, letting the documents be amended by a majority of votes cast (recorded May 14, 2025) | |
Rules and Regulations, February 2026 | The board’s current rules: leasing, pets, vehicles, signs, pool, courts and lakes | |
ARB Standards, August 2026 | Architectural standards for fences, paint, roofs, driveways, lighting and hurricane protection | |
2026 Budget | The master association’s 2026 budget behind the $690 assessment | |
FY2025 audit and IRS filing | Independent audit of the master association’s 2025 finances | |
Purchase application 2026 | The buyer’s application for master-association approval | |
Rental application | The master association’s lease application and Notice of Rental Occupancy | |
Clubhouse rental contract (rev. 10-25) | Terms for a homeowner’s private event in the banquet room | |
Frequently Asked Questions (June 2024) | The master association’s statutory question-and-answer sheet | |
Berkshire Landings governing documents | Recorded declaration O.R. 2279/1448 for the 12-unit Berkshire Landings condominium | |
New Waterford Rules and Regulations 2026 | New Waterford’s rules approved April 27, 2026: leasing, pets, grills, signs | |
Newcastle special assessment notice | Notice of the April 21, 2026 board meeting on a proposed $1,200 per unit reserve assessment | |
Ordinance 91-45 | The 1991 Berkshire Lakes PUD amendment: 1,093.9 acres, 4,200-unit cap, Unit 6 and 7 standards | |
Collier PUD Master List (Jan 25, 2022) | County list of planned developments with allowed and developed unit counts | |
Collier 2026 Flood Protection Newsletter | The county’s annual flood guide: CRS class, substantial-improvement rule, preparedness | |
FEMA LOMC Revalidation Letter 18-04-0009V | FEMA’s May 10, 2024 letter listing map amendments revalidated on the 2024 map | |
Collier 2024 SOMA, all categories | The county’s 2024 Summary of Map Actions spreadsheet, showing which LOMAs were revalidated or superseded |
Berkshire Lakes buyers ask the same questions: where it is, how many homes it holds, what the HOA fee is, what the rules allow, whether it floods and what homes cost. The answers below come from the master association’s own documents, Collier County and federal records, and the Southwest Florida MLS, each cited where it is used.
One framing rule runs through every answer. On this page, Berkshire Lakes means about 2,156 homes in two governance blocs: the 1,639 units of the Berkshire Lakes Master Association west of Santa Barbara Boulevard, and The Shores group (The Shores, Berkshire Pines and Preserve at the Shores) east of it under a separate master homeowners association. Where a fee, rule or amenity applies to only one bloc, the answer says which.
Berkshire Lakes is in ZIP 34104. Every one of the 108 closed sales we tracked in Berkshire Lakes was filed under Naples (Southwest Florida MLS, closed sales Oct 13, 2025 to Oct 13, 2026), and the Berkshire Lakes Master Association places the community at Santa Barbara Boulevard and Radio Road. The 34116 addresses carrying the “Berkshire” name belong to Berkshire Village, north of I-75, which was platted inside the original 1983 planned development but is a separate neighborhood with its own associations and MLS development.
Berkshire Lakes is a neighborhood, not a city. It sits in unincorporated Collier County with a Naples mailing address in ZIP 34104, and it has no city government of its own; Collier County government and the Greater Naples Fire district serve it. What it does have is a master homeowners association. The US Census Bureau also treats the master-association area as a census-designated place: the Berkshire Lakes CDP (GEOID 1205806) counted 2,527 residents and 1,635 housing units in the 2020 Census (Census 2020 Gazetteer; TIGERweb, 2020 places). A CDP is a statistical area only; it has no governing role.
No. Berkshire Lakes is in unincorporated Collier County, outside the City of Naples limits, even though its addresses read “Naples, FL 34104.” Your tax bill carries county and special-district levies, not city millage; permits and floodplain rules come from Collier County, which enforces the Florida Building Code 8th Edition (2023) (Collier County Building Codes); and the master clubhouse sits in Commission District 4 while a Berkshire Pines test point falls in District 1 (Collier GIS, Commissioner Districts). Fifth Avenue South is about 13 minutes, off-peak, by our routing check (OpenStreetMap road network, OSRM, October 2026); January to April traffic runs longer.
About 2,156, counted the way the Southwest Florida MLS and most buyers use the name. The Berkshire Lakes Master Association governs 1,639 units with one vote each: 669 single-family homesites in Units 1 to 7 and 970 condos, villas and coach homes in eight sub-associations (BLMA Sub-Associations page). East of Santa Barbara Boulevard, The Shores group adds 517 more: The Shores (210 homes), Berkshire Pines (119 homes) and The Preserve at the Shores (188 condos), under The Shores at Berkshire Lakes Master Homeowner’s Association rather than the master association. The original planned development is larger still, because it also produced Countryside Golf and Country Club and the Berkshire Village cluster; those are separate communities and are not in the 2,156.
It depends which footprint you mean. The original Berkshire Lakes planned unit development covers 1,093.9 acres under Ordinance 91-45 (June 11, 1991), but that acreage includes Countryside Golf and Country Club south of Radio Road and the Berkshire Village cluster north of I-75, both separate communities. The master-association area alone matches the Census Bureau’s Berkshire Lakes census-designated place, which measured 0.657 square miles of land and 0.124 square miles of water in 2020 (Census 2020 Gazetteer). The master association also owns 16 common parcels totaling 104.19 acres, the largest 32.86 acres (Collier GIS, Parcels), which hold the lakes, the clubhouse campus and the buffers.
Seven, by the master association’s own count on its About page. Five are named in the association’s April 2025 water-quality sampling: Henley, Horseshoe, Berkshire, Lambton and Belville lakes (Sanders Laboratories lakes report, April 2025). The association’s reserve study (Reserve Advisors, Dec 22, 2025) counts about 24,800 linear feet of pond shoreline and three aerators. The lakes are stormwater retention ponds, interconnected and discharging to a canal, so they work as drainage first and scenery second. Fountains run 7 AM to 11 PM (September 28, 2026 newsletter), and the association’s 2026 lake program contract runs $27,816 a year (Tigris 2026 pond maintenance contract).
Coast Communities Corporation of Naples developed Berkshire Lakes. The master association describes the community as “Developed as a deed restricted community by Coast Communities Corporation” (BLMA About page), and Coast Communities’ president, William T. Higgs, petitioned the 1991 amendment to the planned development (Ordinance 91-45). The company, filed in 1973, is still an active Florida corporation (Sunbiz, Coast Communities Corporation). Its project company, Berkshire Lakes, Inc., was filed June 15, 1982 and dissolved July 31, 1991 (Sunbiz, Berkshire Lakes, Inc.). Higgs was also the incorporator of the master association in 1988 (original 1988 Articles).
Berkshire Lakes was built from 1988 to 2003, by year built on the 2026 Florida Department of Revenue roll (FDOR cadastral centroids 2026). The master-association single-family homes went up from 1988 to 2003 (median 1992, with 153 homes in 1992 alone); the Coach Homes, Newcastle and The Colonies followed from 1989 to 1993; New Waterford, Windsor Place, Melrose Gardens, Berkshire Landings and Partridge Pointe from 1992 to 2000; and The Shores group east of Santa Barbara Boulevard from 1997 to 2003. Only four privately valued vacant residential lots remain, in Units 1 to 3, and no builder is selling new homes.
No. Berkshire Village (with The Abbey, Canterbury Village and Trafalgar Square) is a separate neighborhood and a separate MLS development in ZIP 34116, north of I-75. It was platted as “Berkshire Village at Berkshire Lakes” inside the original Berkshire Lakes planned development, so the name overlap is real, but it has its own associations, including Berkshire Village Homeowners Association, Inc. (Sunbiz, N17833), Berkshire Village Villas Homeowners Association, Inc. (Sunbiz, N20602) and Canterbury Village Condominium Association, Inc. (Sunbiz, N29220). It is not part of the Berkshire Lakes Master Association, does not pay the $690 master fee, and sits outside the Berkshire Lakes census place. None of the figures on this page include it.
Not in the way buyers mean it. Countryside Golf and Country Club sits inside the original Berkshire Lakes planned development, south of Radio Road, and the planned development’s golf course is Countryside’s. But Countryside is a separate, gated club community with its own master association (Sunbiz, Countryside Master Association, N18653) and 1,133 units “comprised of 850 Golf memberships and 283 Social memberships,” per the club. It is not part of the Berkshire Lakes Master Association, it is a different MLS development, and Berkshire Lakes owners have no club rights there. Its 18-hole, par 70 course is about 7 minutes by road from the Berkshire Lakes clubhouse.
Yes and no. The Shores, Berkshire Pines and The Preserve at the Shores are part of Berkshire Lakes in the Southwest Florida MLS and the original planned development, but they are not members of the Berkshire Lakes Master Association and do not pay its $690 fee. They sit east of Santa Barbara Boulevard under The Shores at Berkshire Lakes Master Homeowner’s Association, Inc., filed April 7, 1998 as Berkshire Pines Master Homeowner’s Association (Sunbiz, N98000002011). For the master clubhouse, pool and courts, the recorded Shores declaration governs, and the master association’s rules limit its facilities to its members.
Newell Property Management has managed the Berkshire Lakes Master Association since September 2025. Its management agreement, posted by the association, runs $9,041.67 a month and requires “a full-time onsite licensed Community Association Manager located at the office on the Association property” (Newell Property Management agreement). That office is in the clubhouse at 495 Belville Blvd, which is also the association’s registered principal address (Sunbiz, Berkshire Lakes Master Association, N24581). The eight sub-associations and The Shores group have their own managers: Anchor Associates handles several of them, including Preserve at the Shores (Sunbiz, N99000001713). For current contact details, use the association’s website.
Yes. The Berkshire Lakes Master Association publishes berkshirelakes.org, and it is unusually complete for a Naples association. Its public pages carry the recorded Fourth Amended and Restated Declaration, the February 2026 Rules and Regulations, the 2026 budget, the FY2025 audit, the ARB Standards, insurance policies, contracts, newsletters and the purchase and rental applications. Several sub-associations run their own sites too, including Newcastle, New Waterford, Windsor Place and The Colonies. Read the master site before you write an offer; most buyer questions are answered there.
The Berkshire Lakes Master Association assessment is $690.00 per unit for 2026, paid annually in advance and due January 1, up from $640.00 in 2025 (BLMA Sales and Leasing; 2026 budget). It applies to the 1,639 master-association units only. For a single-family owner in Units 1 to 7, that is the whole HOA bill: $690 a year, or $57.50 a month. Condo, coach-home and villa owners pay the $690 plus their sub-association’s fee, and none of the eight sub-associations publishes its 2026 amount; each association’s adopted budget and estoppel certificate govern. The Shores group pays its own master fee instead of the $690, also not published. There is no CDD and no club dues.
For 2026, the Berkshire Lakes Master Association assessment is $690.00 per unit, billed once a year, collected in advance and due January 1 (BLMA Sales and Leasing). The 2025 assessment was $640.00, so 2026 rose 7.81%. The 2026 budget totals $1,156,417.04 across 1,639 units. By our arithmetic from the budget’s two fee lines, about $486.17 of each $690 funds operations ($796,827.73 divided by 1,639) and about $203.83 funds reserves ($334,084.00 divided by 1,639); the association funds reserves under the pooled method (2026 reserve cash-flow funding). If you close mid-year, the January payment is usually prorated between buyer and seller on the settlement statement; your contract sets the terms.
It depends on what you buy. A single-family owner in Units 1 to 7 belongs to the Berkshire Lakes Master Association only. A condo, coach-home or villa owner belongs to the master association and to that building’s sub-association, so a resale needs two approval packets and two estoppel certificates (BLMA Sales and Leasing; BLMA FAQ and Resources). The eight sub-associations are Newcastle, New Waterford, Partridge Pointe, Windsor Place, Coach Homes, The Colonies, Melrose Gardens and Berkshire Landings. East of Santa Barbara Boulevard, owners in The Shores and Berkshire Pines belong to The Shores at Berkshire Lakes Master Homeowner’s Association, and Preserve at the Shores owners also belong to their condominium association (Sunbiz, N99000001713).
Each of the 1,639 units in the Berkshire Lakes Master Association carries one vote, whether it is a single-family home or a condo (BLMA June 2024 FAQ). In May 2025 members approved, and the association recorded on May 14, 2025 (Collier Instruments 6681545, 6681546 and 6681547, O.R. Book 6468), amendments that let the Declaration, Articles and Bylaws be amended by a majority of the votes cast, including electronic votes (2025 Declaration s.12.2 amendment; 2025 Bylaws amendment; 2025 Articles amendment). In practice that makes turnout matter: a change can pass on the votes actually cast. Members also vote at the annual meeting, which in 2026 was held February 18 (2026 annual meeting minutes).
No rent and no land use fee. The clubhouse, pool, courts, fishing pier and lake path are master-association common property covered by the $690 assessment, and there is no club, initiation fee, equity membership or food minimum (BLMA About page; 2026 budget). Two small charges exist. Amenity fobs cost $20 each, two per household. And homeowners may rent the clubhouse privately for $1,000, which includes a $500 security deposit, for up to 90 guests with events ending by 11:30 PM (clubhouse rental contract, rev. 10-25). These apply to master-association owners; The Shores group’s amenities are governed by its own documents.
The Berkshire Lakes Master Association’s June 2024 disclosure FAQ answers “No” to litigation exposure over $100,000 (BLMA June 2024 FAQ); its 2026 budget nonetheless carries legal and lawsuit lines. Those two facts can both be true, since an association can be a plaintiff, collect delinquent accounts or budget for defense without facing a large claim. Buyers should read current board minutes and ask for the litigation disclosure in the estoppel certificate and disclosure summary before closing. If you are buying a condo or villa, ask the same of the sub-association, because its exposure is separate from the master association’s.
No. No Community Development District covers Berkshire Lakes, so tax bills carry no CDD line. Collier County’s CDD layer, which maps 33 districts countywide, returns zero districts intersecting the Berkshire Lakes planned development (Collier GIS, Community Development Districts), and the master association’s 2026 budget has no CDD pass-through. That is one of the clearer cost differences between Berkshire Lakes and many newer master-planned communities, which carry CDD operations and bond assessments on the tax bill. Your property tax bill still has ad valorem and non-ad valorem lines that vary by tax-authority code (Collier County Tax Collector).
At the master level, no special assessment appears in the association’s published 2026 documents, and the Bylaws cap special assessments in any year at 15% of the total annual budget, including reserves, unless a majority of voting interests present at a meeting consent (BLMA Bylaws). At the village level, one is documented. Newcastle’s board noticed an April 21, 2026 meeting to consider a $1,200 per unit special assessment for reserves, due October 1, 2026; whether it was adopted is not published, and a Newcastle estoppel certificate will show it (Newcastle special assessment notice). For any other condo or villa, the sub-association’s estoppel and recent minutes are where a pending assessment would appear.
The Shores at Berkshire Lakes Master Homeowner’s Association does not publish its dues, so this page cannot print a figure. What is certain is that owners in The Shores, Berkshire Pines and Preserve at the Shores do not pay the Berkshire Lakes Master Association’s $690 fee, because they are not members of that association (Sunbiz, N98000002011). The governing records for the actual number are the recorded Shores declaration and an estoppel certificate from the Shores association, which states the current assessment, any balance owed and any pending special assessment. Preserve at the Shores condo owners should also request the condominium association’s budget and estoppel.
None of those four associations publishes its 2026 fee, and neither do the other Berkshire Lakes sub-associations. Each association’s adopted budget and its estoppel certificate govern the figure, and both are available to a buyer under contract. What the fees cover is published in two cases: The Colonies’ quarterly fee covers association operations, basic cable (Comcast), trash and recycling, and water and sewer (Colonies FAQ), and Windsor Place’s association handles lawn care, irrigation, building maintenance, roofs and internet and cable TV (Windsor Place). New Waterford lists Hotwire as its cable and internet provider (New Waterford Rules 2026). Every one of these condo and villa fees is paid on top of the $690 master assessment.
The master rules start with the Fourth Amended and Restated Declaration, recorded in 2016 at Collier O.R. Book 5298, Page 122 (recorded Declaration), plus the board’s February 2026 Rules. The headline rules: rentals of at least one month and no more than three a year; residential use only; no more than two unrelated individuals using a unit as a residence; pets leashed outside your property; passenger vehicles only on driveways and no street parking from midnight to 7 AM; no boats, campers or trailers on a driveway overnight; and ARB approval for every exterior change. Condo and villa associations add their own rules.
No. The recorded Declaration says “All rentals shall be limited to a minimum of one month and not to exceed three (3) rentals per year,” whole unit only, no rooms (s.8.10) (recorded Declaration). The board’s February 2026 Rules and rental application set a 30 consecutive day minimum (with a February-only lease allowed), at most three lease periods a calendar year or one 12-month lease, renewals counted as lease periods, and a “ZERO tolerance policy on short term rentals.” Nightly and weekly vacation rentals are therefore off the table in every master-association home. Several condo villages are stricter still: New Waterford, for example, bars leasing in an owner’s first full year (New Waterford Rules 2026).
Plan on about three weeks of lead time before move-in. The recorded Declaration requires notice at least 10 days before occupancy and gives the Board 10 days to decide; if it does not act, the lease is deemed approved (Article XI) (recorded Declaration). The board’s February 2026 Rules ask for the Notice of Rental Occupancy 20 days before the lease starts, with a background check for every adult. The master association approves single-family leases; condo, villa and coach-home leases follow the neighborhood association’s process, which can add its own timeline and fee. The lease application costs $150 at the association’s online checkout, while its printed rental application still says $145; the current packet governs (BLMA Sales and Leasing).
Yes. The Berkshire Lakes Master Association requires a background check for every adult on a lease, charged per adult on top of the lease application fee, per its rental application and February 2026 Rules. The per-adult amount is not published on the association’s pages. The Declaration also requires that the lessee be a natural person under a written lease, so a company cannot sign as the tenant and house employees (recorded Declaration). In the condo and villa villages, the sub-association runs its own process as well, so a tenant there may go through two approvals. Owners renting out a home should build those steps into the lease start date.
Yes. At the master level, cats, dogs and common household pets are allowed, leashed outside the owner’s property, with no commercial breeding, and owners must pick up waste; the master rules set no weight or number cap (February 2026 Rules; recorded Declaration). The condo villages are stricter. New Waterford allows one pet under 40 lb (New Waterford Rules 2026); Newcastle one small pet of 40 lb or less, registered with the manager (Newcastle Rules Rev. 2017; 2017 rules, current rules govern); The Colonies allows owners’ dogs up to 60 lb (Colonies FAQ); Windsor Place one small domesticated pet, owners only (Windsor Place Rules, June 2017; current rules govern). For other villages, the recorded declaration and current rules govern.
Not in three villages with published rules. New Waterford’s 2026 rules say lessees may not keep pets (New Waterford Rules 2026); Newcastle’s rules say the same (Newcastle Rules Rev. 2017; 2017 rules, current rules govern); and The Colonies says renters and guests may not have pets (Colonies FAQ). Windsor Place’s 2017 rules limit pets to owners (Windsor Place Rules, June 2017). Berkshire Landings’ recorded declaration allows domestic pets that are not a nuisance (Berkshire Landings governing documents). For Partridge Pointe, Coach Homes, Melrose Gardens and Preserve at the Shores, the recorded declaration and current rules govern; ask the association before you sign. Single-family homes follow the master rules, which set no tenant pet ban.
A boat, no; a pickup, it depends where. Master rules allow only passenger cars, SUVs, law-enforcement vehicles and windowed passenger vans on driveways; commercial or lettered vehicles must be garaged except during service calls; no street parking from midnight to 7 AM; and no motor homes, campers, boats or trailers on a driveway overnight, with trailers added at the February 18, 2026 annual meeting (February 2026 Rules; 2026 annual meeting minutes). Vehicles must be registered with the association. In the condo villages, The Colonies bans trucks including pickups, motorcycles, boats and RVs (Colonies FAQ), and Newcastle bans trucks under a 1996 resolution (Newcastle Rules Rev. 2017; current rules govern).
Fish, yes; swim, no. The lakes are stormwater retention ponds, and the master rules bar swimming, boats, docks, bulkheads, moorings and boat shelters (February 2026 Rules). Fishing is catch and release only. Owners of single-family lake lots fish from their own lot; other members fish from the clubhouse fishing pier, a 600 sq ft composite dock off the banquet room, or from designated common areas (reserve study, Dec 22, 2025). Owners also may not draw lake water for irrigation, and a private irrigation well needs ARB approval (Declaration s.8.19 and s.8.24) (recorded Declaration). The pier is a master-association facility for master-association members.
Yes, for both. Under Article VII of the Declaration and the ARB Standards (August 2026), every exterior change needs Architectural Review Board approval. Requests are due the Monday before the board’s 2nd or 4th Wednesday meeting, the county permit comes before work starts, and ARB silence is NOT approval. Homes must be repainted every 5 to 7 years in approved colors. In Unit 1, “commonly known as Brentwood,” roofs must be cement tile, metal with a tile look or No. 1 wood shake (Declaration s.7.3) (recorded Declaration). The standards also ban carports, wood-burning devices and window or through-wall AC units, and list approved hurricane protection, including permanent or roll-down shutters, impact glass, polycarbonate panels and fixed generators.
No age restriction appears in the master association’s recorded Declaration or Rules (recorded Declaration; February 2026 Rules). Every Berkshire Lakes address is zoned to Calusa Park Elementary and East Naples Middle (CCPS address lookup), and the master pool rules require children under 16 to be with an adult. For a condo or villa, read that association’s recorded declaration as part of due diligence, as you would for any rule.
One master clubhouse campus serves the 1,639 master-association units, covered by the $690 fee. At 495 Belville Blvd it holds the association office, a lending library and an approximately 2,700 sq ft waterfront banquet room, open Monday to Friday 8 AM to 7 PM with a fob (BLMA About page). Around it: one fob-gated pool (8 AM to dusk, no lifeguard), two tennis courts striped for pickleball, the 600 sq ft fishing pier and a lakeside walking and biking path. Several villages add their own pools, and Partridge Pointe and Newcastle have clubhouses (BLMA Sub-Associations page). There is no fitness room, spa, dining room or golf course.
Yes, if you are a master-association homeowner. The clubhouse rental contract (rev. 10-25) sets a $1,000 charge that includes a $500 security deposit, a capacity of 90 guests, and an 11:30 PM end time for events (clubhouse rental contract). The room you would rent is the approximately 2,700 sq ft waterfront banquet room, with lake views and access to the fishing pier (BLMA About page). The association refreshed the building in 2025: the clubhouse roofs were replaced for about $52,000 and the interior was renovated after water damage (reserve study, Dec 22, 2025). Book through the association office, and read the contract’s rules on vendors, cleanup and the deposit before you commit.
Yes. The master association’s two fenced, fob-gated tennis courts are striped for pickleball and use portable nets, with a posted weekly schedule: men’s tennis Monday and Friday 7:30 to 10 AM, women’s tennis Tuesday and Thursday 7:30 to 10 AM, pickleball Wednesday and Saturday 7:30 to 10:30 AM, and open play Sunday, with play until dusk (BLMA About page; September 28, 2026 newsletter). The 1,560 square yards of court surface were recoated in 2025 (reserve study). A 2024 proposal to convert one court into four permanent pickleball courts is not shown as built. For more courts, East Naples Community Park hosts the US Open Pickleball Championships, next April 17 to 24, 2027, about 16 minutes away off-peak.
No. Berkshire Lakes has no golf course; the course inside the original planned development belongs to Countryside Golf and Country Club, a separate community, and the master association’s liability policy carries no golf class (general liability renewal). Nearby: Countryside’s private 18-hole, par 70 course, about 7 minutes by road; The Gate Golf Club, a public nine on the former Golden Gate Country Club targeted to open in December 2026, about 11 minutes; and Hibiscus Golf Club, a public 18 at $99 with cart before noon in October 2026, about 12 minutes. Times are off-peak, by our routing check (OpenStreetMap road network, OSRM, October 2026); January to April traffic runs longer.
Villas and coach homes, yes; townhouse plats, not in the newest single-family units. The Coach Homes of Berkshire Lakes holds 96 Mediterranean-styled condos with attached garages, and Melrose Gardens holds 74 villas on 15 acres, every villa 1,757 sq ft on the 2026 state roll (BLMA Sub-Associations page; FDOR cadastral centroids 2026). Windsor Place’s 116 condos sit in 29 four-plexes, two units up and two down, each with a private attached garage. Ordinance 91-45 barred zero-lot-line, townhouse and group housing in Units 6 and 7, which is why those units are detached single-family homes. The rest of the attached stock is garden-style condos at Newcastle, New Waterford, Partridge Pointe, The Colonies, Berkshire Landings and Preserve at the Shores.
Four villages advertise garages. New Waterford condos have a one-car garage per unit (New Waterford); Windsor Place’s four-plexes give every unit a private attached garage (Windsor Place); and The Coach Homes and Berkshire Landings’ 12 three-bedroom condos come with attached garages (BLMA Sub-Associations page). New Waterford’s rules let an owner seek board approval to upgrade garage electrical capacity for an EV (New Waterford Rules 2026). For other villages, confirm parking in the condo documents.
Here are the facts the public record supports. The master association runs 16 cameras and one license plate reader, with 3 more cameras and 3 more readers planned in 2026 and a $13,000 “Security/FOBs” budget (reserve study; 2026 budget), and the amenities are fob-controlled. The master-association streets are public and not gated; county address records show gate structures at The Shores and Berkshire Pines, staffing not published. Collier County EMS Medic 75 at 4590 Santa Barbara Blvd is about 1.1 miles straight-line away (Collier GIS, EMS Stations). Visit at night and on weekends to judge for yourself.
Flood exposure varies sharply by village. On FEMA’s effective map (February 8, 2024), 612 of 2,435 county address points in the 12 village groups, or 25.1%, fall in high-risk Zone AE or AH, from 80.5% at Melrose Gardens and 77.5% at Newcastle to 0.9% at The Shores and 0% at Preserve at the Shores (FEMA NFHL flood zones, queried Oct 10, 2026). The claims record is light: the Census area holding Berkshire Lakes (which also takes in Berkshire Village and neighbors) shows 5 NFIP claims ever, all from Irma, $4,597 paid, and none from Ian or Milton (OpenFEMA NFIP claims). The FEMA section lists every village.
If the home is in Zone AE or AH and you use a federally backed mortgage, your lender will require flood insurance. Outside those zones, Citizens wind policyholders need flood at Coverage A of $400,000 or more from January 1, 2026, and all Citizens policies from January 1, 2027 (Citizens flood requirements). The cost is moderate on the record: west-side NFIP policies for single-family and other non-condo buildings carry a median $1,266 a year in Zone AE (n=241) and $1,151 in Zone X (n=85), and unit-owner condo policies $697 (n=71), for policies effective June 2025 onward (OpenFEMA NFIP policies), with a 25% CRS Class 5 discount.
Every Berkshire Lakes address is zoned to Calusa Park Elementary and East Naples Middle. For high school, the master-association villages are zoned to Lely High, and The Shores, Berkshire Pines and Preserve at the Shores are zoned to Golden Gate High; the district’s 2026 and 2027 lookups match, so no boundary change is pending (CCPS address lookup, year 2027, Oct 10, 2026). Florida’s 2025-26 grades: Calusa Park Elementary A (63% of points) (FLDOE); East Naples Middle A (71%) (FLDOE); Lely High B (64%, the same points that earned an A in 2024-25 before the state’s 2026 grading-scale change) (FLDOE); Golden Gate High B (62%) (FLDOE). Confirm any address with the district’s attendance boundary tool.
Groceries are at the corner: Publix store 410, “Berkshire Commons,” at 7101 Radio Rd, with a pharmacy, is 2 to 6 minutes from homes across the community (Publix, store 410), and Aldi at 4015 Santa Barbara Blvd is 2 to 5. A retail building at 7335 Radio Road in the Berkshire Commons area sold for $9 million in May 2026 (Business Observer). Farther out: Fifth Avenue South about 13 minutes, Coastland Center 14 to 15, Waterside Shops 17 to 19, Mercato 21 to 22 and Costco 15 to 17, off-peak, by our routing check (OpenStreetMap road network, OSRM, October 2026); January to April traffic runs longer.
For Berkshire Lakes, the record gives you the pieces. Schools: A-rated Calusa Park Elementary and East Naples Middle for every address (FLDOE). Commute: Fifth Avenue South about 13 minutes and the RSW terminal 41 to 45, off-peak. Costs: a $690 master fee for 2026 and no CDD. Growth: 540 rental units opened within about a mile from 2023 to 2025, 84 more affordable rentals approved at Ekos on Santa Barbara II, and the Radio Road link west to Livingston Road at 93.9% of peak-hour capacity, projected deficient around 2029 (2025 AUIR). Weigh those against your budget and daily routes.
We tracked 108 closed sales in Berkshire Lakes: median $320,000, range $205,000 to $1,100,000 (Southwest Florida MLS, closed sales Oct 13, 2025 to Oct 13, 2026). Single-family homes (by MLS building design) had 35 sales at a $590,000 median; attached condos, villas and coach homes had 73 sales at a $295,000 median. The village medians run from $590,000 in the single-family core to $247,250 at Newcastle, as the Market Snapshot shows. Today there are 25 homes for sale, with 6 more pending, a median list price of $335,000 and 2.8 months of supply (active listings divided by the monthly closing pace of the last 12 months). To see what fits your budget, call Marc at (239) 287-5873, read how we work with buyers in Naples, or start with our guide to buying a home in Naples.
Berkshire Lakes sellers face a few steps buyers never see: master-association approval of the buyer, one or two estoppel certificates, ARB rules on signs and roofs, and flood and insurance questions from 1988 to 2003 construction. The answers below use the Southwest Florida MLS, the association’s recorded documents and Florida statutes, each cited where it is used.
Where a question turns on tax law or a closing cost set by statute, the answer explains how the item works and who customarily pays, and points you to the closing agent or a tax adviser for the number. Where a question turns on what your home is worth, the honest answer is a valuation on your address: request a free home valuation or call Jesse direct at (239) 898-6072.
Start with your village, because Berkshire Lakes is really eleven price markets. We tracked these medians for the four villages with 10 or more sales (Southwest Florida MLS, closed sales Oct 13, 2025 to Oct 13, 2026): $590,000 for the single-family core; $305,000 at New Waterford; $299,000 at Preserve at the Shores; and $247,250 at Newcastle. The other villages had fewer than 10 sales, so we give ranges: The Shores $400,000 to $810,000 on 7 sales; Melrose Gardens $375,000 to $440,000 on 6; Partridge Pointe $250,000 to $349,900 on 9; Windsor Place $290,000 to $334,000 on 6; Coach Homes $254,900 to $310,000 on 5; and The Colonies $205,000 to $250,000 on 3. Berkshire Landings had one sale, at $258,000, too thin to read as a market rate. Lake frontage, updates, roof age and flood zone move a home off its median. For your address, request a free valuation or call Jesse direct at (239) 898-6072.
Single-family homes lead, then villas, then garden condos (Southwest Florida MLS, closed sales Oct 13, 2025 to Oct 13, 2026): the master-association single-family core $590,000 (29 sales, $375,000 to $1,100,000); The Shores 7 sales from $400,000 to $810,000; Melrose Gardens villas 6 sales from $375,000 to $440,000; then the garden condos between $247,250 at Newcastle and $305,000 at New Waterford, with Preserve at the Shores at $299,000. Across the community, 35 single-family sales had a $590,000 median and 73 attached sales a $295,000 median. The spread inside the attached villages is narrow, so condition and floor plan are the main levers on price.
We tracked 35 single-family sales by MLS building design (29 in the master-association core, 5 in The Shores and 1 in Melrose Gardens) at a $590,000 median, range $375,000 to $1,100,000, and 73 attached sales (condos, villas, townhouse-style units and coach homes) at a $295,000 median, range $205,000 to $450,000 (Southwest Florida MLS, closed sales Oct 13, 2025 to Oct 13, 2026). The master-association core ran higher than The Shores: $590,000 across 29 sales against a $400,000 to $810,000 range across 7 (the 24-month Shores median is $480,000 on 28 sales). The two highest closings, $1,100,000 (March 30, 2026) and $820,600 (January 15, 2026), were in the core; The Shores’ high was $810,000 (March 2, 2026). The all-sales median was $320,000.
The median sold price per square foot in the Southwest Florida MLS, using MLS living area, is $233 across all 108 sales: $307 for single-family homes and $221 for attached homes, and by village $321 in the single-family core, $228 at New Waterford, $220 at Preserve at the Shores and $172 at Newcastle. For the county’s measure, the 2026 Florida Department of Revenue roll gives a separate living-area denominator (FDOR cadastral centroids 2026): master-association single-family median 2,335 sq ft; The Shores 2,106; Berkshire Pines 2,008; Melrose Gardens 1,757 for every villa; and the garden condos between 1,093 and 1,700 sq ft by village, as the Market Snapshot lists. Roll and MLS areas are measured differently, so price per foot on a single home uses the MLS living area of the comparable sales, which a valuation supplies.
We tracked 108 closed sales in Berkshire Lakes, $42,515,440 in volume (Southwest Florida MLS, closed sales Oct 13, 2025 to Oct 13, 2026), about 5.0% of the roughly 2,156 homes by our arithmetic. The share of homes that closed varies by village: New Waterford 8.9% (15 of 168), Melrose Gardens 8.1%, Preserve at the Shores 8.0%, Partridge Pointe 6.1%, Coach Homes 5.2%, Windsor Place 5.2%, the single-family core 4.3% (29 of 669), Newcastle 4.3%, The Colonies 3.8% and The Shores 3.3%. Low turnover means fewer comparable sales, which makes pricing judgment matter more.
For Berkshire Lakes, the last 12 months had 108 closed sales at a $320,000 median, $205,000 to $1,100,000 (Southwest Florida MLS, closed sales Oct 13, 2025 to Oct 13, 2026). The prior 12 months (Oct 13, 2024 to Oct 12, 2025) had 97 sales at a $410,000 median, $193,000 to $880,000. Closings rose 11.3% while the median sold price fell 22.0% and the median sold price per square foot fell 9.6%, from $258 to $233, so on these measures Berkshire Lakes prices were lower than a year earlier. Part of the drop is mix: The Shores, a $485,000-median village in the prior window, sold 21 homes then and 7 now, and low-rise condo sales rose from 38 to 55. Like for like, the single-family core median moved from $660,000 to $590,000 (down 10.6%) and single-family homes overall from $600,000 to $590,000 (down 1.7%). A community trend is still only context for your own price, and city-wide Naples headlines mix waterfront estates, new construction and older condos that do not move together. What matters for your sale is the last few comparable homes in your own village and the competing listings when you go to market; request a free valuation or call Jesse direct at (239) 898-6072.
Attached homes (condos, villas and coach homes) had 73 sales at a $295,000 median, range $205,000 to $450,000, in the 12 months to October 13, 2026 (Southwest Florida MLS, closed sales Oct 13, 2025 to Oct 13, 2026). In the prior 12 months, 58 attached sales had a $315,000 median, so the attached median fell 6.3%: low-rise condos from $295,000 to $280,000 (down 5.1%) and attached villas from $437,500 to $385,000 (down 12.0%). Beyond price, what weighs on condo buyers here: two layers of association approval and fees, sub-association fees that buyers learn only from the estoppel, a noticed $1,200 Newcastle special assessment proposal (Newcastle notice), and flood exposure concentrated at Newcastle and Melrose Gardens (FEMA NFHL flood zones). Sellers who gather their association’s budget, insurance schedule and recent minutes before listing answer buyers’ questions faster.
That turns on days on market and inventory. The median Berkshire Lakes sale spent 63 days on the market and closed at a median sale-to-list of 95.9% (sold price over final list price), against 64 days and 95.8% in the prior 12 months. Today there are 25 active listings and 6 pending, 2.8 months of supply at the last 12 months’ pace of 9.0 closings a month: 2.4 months for single-family homes, 2.8 for low-rise condos and 4.4 for attached villas. What the record holds is steady closings: 108 Berkshire Lakes sales at a $320,000 median (Southwest Florida MLS, closed sales Oct 13, 2025 to Oct 13, 2026). Balance also differs by product: a home in the single-family core, where the median was $590,000, competes in a different pool than a Newcastle condo at $247,250. We read the current listings in your village before recommending a price; ask for a valuation or call Jesse direct at (239) 898-6072.
The median Berkshire Lakes sale took 63 days on the market, from 35 days at New Waterford and 39 in the single-family core to 104 at Preserve at the Shores and 120 at Newcastle (the villages with 10 or more sales). Turnover adds a second read: about 5.0% of Berkshire Lakes homes closed in the 12 months, from 8.9% at New Waterford to 3.3% at The Shores (Southwest Florida MLS, closed sales Oct 13, 2025 to Oct 13, 2026). Plan beyond marketing time, too: after you accept an offer, the master association has 20 days after complete information to approve the buyer (recorded Declaration), and a condo or villa needs its sub-association’s approval as well.
Naples buyer traffic typically peaks in the winter season, when seasonal residents are in town, and the association’s own calendar reflects that: the master association’s February 2026 Rules carve out a February-only lease as an exception to the 30-day minimum, a sign of how much seasonal occupancy shapes the community (February 2026 Rules). A listing that is photographed, priced and ready before the season starts meets that traffic at its peak. But the right time also depends on your village’s competing inventory, your next move and any assessment or roof work pending. We can lay out the timing for your address; call Jesse direct at (239) 898-6072 or request a valuation.
The record shows a working market: 108 closed sales at a $320,000 median and $42,515,440 in volume (Southwest Florida MLS, closed sales Oct 13, 2025 to Oct 13, 2026). Around the community, new supply is mostly rental: 540 apartments opened within about a mile from 2023 to 2025, and more are approved or proposed (BCC packet, Nov 10, 2025). Those compete with condo leasing more than with owner-occupied sales. Whether now is right for you depends on your village’s current listings and your plans; see how we approach selling a home in Naples, or call Jesse direct at (239) 898-6072.
A Collier County seller’s settlement statement usually carries the brokerage commission, which is negotiable; Florida’s documentary stamp tax on the deed, at a rate set by statute; the estoppel fee for each association, within statutory limits; prorated property taxes and assessments; mortgage payoff and release recording; and any credits or special assessments the contract assigns to the seller. The owner’s title policy is not on that list: in Collier County the buyer customarily pays it, though the contract controls (BLMA Sales and Leasing). For a net sheet tied to your price, call Jesse direct at (239) 898-6072.
In Florida the seller customarily pays the documentary stamp tax on the deed, at a rate set by Florida statute and calculated on the sale price. The buyer customarily pays the taxes on a new mortgage. Your purchase contract controls, and a negotiated contract can shift any cost, so read the closing-cost paragraph before you sign. Your closing agent computes the exact amount on the settlement statement. On a Berkshire Lakes sale, the deed stamps are usually the largest government charge on the seller’s side, alongside the prorated property taxes (Collier County Tax Collector). If you want a net-proceeds estimate for your home before you list, call Jesse direct at (239) 898-6072.
The estoppel certificate is ordered by the seller or the closing agent, and the fee is set by each association within the caps Florida statute sets; who bears it is allocated by your contract. The master association’s estoppel is ordered from its counsel, and its fee is not posted on the association’s pages (BLMA Sales and Leasing). A condo, coach-home or villa sale needs two estoppels, one from the master association and one from the sub-association. The estoppel states the current assessment, any unpaid balance and any special assessment, and buyers rely on it, so order it early; expedited delivery usually costs more. A single-family sale in Units 1 to 7 needs one.
One, for a single-family home in Units 1 to 7: single-family owners belong to the Berkshire Lakes Master Association only, so its estoppel certificate is the only association estoppel at closing (BLMA FAQ and Resources; BLMA Sales and Leasing). Melrose Gardens villa owners belong to a neighborhood association under the master association, so they need two. In The Shores and Berkshire Pines, east of Santa Barbara Boulevard, the estoppel comes from The Shores at Berkshire Lakes Master Homeowner’s Association instead of the master association, and any neighborhood-level association adds its own.
Florida has no state personal income tax, so the question is federal. Federal law lets an owner who has owned and lived in a home as a primary residence for the required period exclude a set amount of gain, with a larger exclusion for married couples filing jointly; gain above it is taxed at capital gains rates. Your gain is the sale price less selling costs and your adjusted basis, which includes qualifying improvements such as a new roof. The thresholds and exceptions change over time, so confirm your position with a tax adviser before you list, and keep your closing statement and improvement receipts.
Generally, yes: the primary-residence exclusion under federal tax law does not cover a second home or a rental, so gain on the sale is taxable at federal capital gains rates, and depreciation you took on a rental is recaptured. Investors sometimes defer gain through a like-kind exchange into another investment property, which has strict federal timing rules. Berkshire Lakes rentals are concentrated in the condo villages, where New Waterford, Melrose Gardens and Preserve at the Shores had the highest turnover in the 12 months to October 13, 2026 (Southwest Florida MLS, closed sales Oct 13, 2025 to Oct 13, 2026). Talk to a tax adviser before you sign a listing agreement, because the structure of the sale can matter.
Yes. Collier County property taxes are customarily prorated on the settlement statement: the seller pays for the days of the year they owned the home, and because the annual bill issues in November and is paid in arrears, the seller usually credits the buyer for the year to date (Collier County Tax Collector). Berkshire Lakes bills carry ad valorem and non-ad valorem lines that vary by tax-authority code: 0052, 0202 and 0254 inside the master association, and 0314 for The Shores, Berkshire Pines and Preserve at the Shores (Florida statewide cadastral, 2026 roll). There is no CDD line. The master association’s $690 annual assessment, paid in advance each January, is prorated the same way.
Florida’s homeowners’ association law (Chapter 720) requires a disclosure summary for a home in a mandatory association, and the master association publishes a statutory-style FAQ covering voting rights, use and leasing restrictions, the assessment and its due date, other mandatory associations, recreation fees and litigation over $100,000 (BLMA June 2024 FAQ). A condo resale also carries the document requirements of Florida’s condominium law (Chapter 718): the declaration, bylaws, rules, budget and the association’s FAQ. Separately, Florida sellers must disclose known material defects that a buyer cannot readily see, which in Berkshire Lakes often means roof age, past water intrusion, plumbing history and flood events. Disclose fully and early; it protects the sale.
Yes. The Berkshire Lakes Master Association requires prior written Board approval of every sale, evidenced by a recordable Certificate of Approval (recorded Declaration, Art. X), so your buyer submits the association’s 2026 purchase application with the executed contract pages. The association’s online checkout lists a $160 purchase application fee (October 2026); its printed packets still say $145; the current packet governs (BLMA Sales and Leasing). Condo, coach-home and villa buyers also apply to the sub-association, which sets its own fee and process. Get the applications into your buyer’s hands the day the contract is signed.
Under the recorded Declaration, the Board has 20 days after it receives complete information to act, and no more than 60 days after notice of the proposed sale; if the Board does not act in time, the sale is approved (Declaration Art. X, s.10.2 to 10.4) (recorded Declaration). “Complete” is the operative word: the clock does not start until the packet is whole, so a missing page or unpaid fee delays the decision. Submit everything the first time. Condo and villa sales add the sub-association’s approval, which runs on its own documents. Build the approval window into the closing date and make the contract’s approval contingency match it.
Only on narrow grounds. The recorded Declaration lets the Berkshire Lakes Master Association deny a sale only for good cause listed in the Declaration, by a majority of the whole Board, after a written opinion of counsel (Art. X, s.10.2 to 10.4) (recorded Declaration). Silence past the deadline is approval, and first mortgagees taking title by foreclosure are exempt from the approval requirement. Approval must also be applied consistently and in line with fair-housing law. In practice, the common causes of delay are an incomplete application or an unpaid balance on the seller’s account, both of which the estoppel and a clean packet prevent. Condo and villa sub-associations apply their own documents.
Yes, but tell the investor what the documents allow. The master Declaration limits rentals to a one-month minimum and three a year (s.8.10), and the February 2026 Rules add a 30-day minimum (February-only leases allowed), a 12-month alternative, background checks for every adult and a “ZERO tolerance policy on short term rentals” (recorded Declaration). Some villages are tighter: New Waterford bars leasing in an owner’s first full year, and Windsor Place’s 2017 rules allow no more than two 90-day leases a calendar year (current rules govern). Investors who know the rules up front do not walk at approval.
No capital contribution appears in the master association’s published 2026 purchase application, sale application or sales packet (2026 purchase application; 2026 sales packet); the estoppel certificate is the final word. The buyer’s master-association costs at closing are the purchase application fee ($160 at the online checkout, $145 in the printed packets) and, for amenity access, fobs at $20 each, two per household. Condo, coach-home and villa sub-associations can set their own transfer charges, which their estoppels will show. For sellers, the absence of a master capital contribution is a small selling point against Naples communities that charge one.
Yes. A roof replacement is an exterior change, and every exterior change in the master association needs Architectural Review Board approval under Article VII of the Declaration and the ARB Standards (August 2026), with the county permit obtained before work starts. Requests are due the Monday before the 2nd or 4th Wednesday meeting, and ARB silence is NOT approval, so start the request well before your listing date. In Unit 1, “commonly known as Brentwood,” roofs must be cement tile, metal with a tile look or No. 1 wood shake (Declaration s.7.3) (recorded Declaration). In the condo villages, roofs are generally handled by the sub-association, as at Windsor Place (Windsor Place); check your declaration.
Yes. Berkshire Lakes homes date from 1988 to 2003 (FDOR cadastral centroids 2026), so roof age comes up in most single-family sales. Florida law says an insurer may not refuse to issue or renew a homeowner’s policy solely because the roof is less than 15 years old (s. 627.7011); a roof older than that can still be insured, but your buyer’s insurer may require an inspection and may limit or price coverage accordingly. Your options are to replace before listing (with ARB approval), price the roof into the sale, or offer a credit. A current roof inspection and a wind-mitigation report in hand before listing help the buyer get a quote fast.
A 4-point inspection is a short insurance inspection of four systems: roof, electrical, plumbing and heating and air conditioning. Florida insurers commonly ask for one on older homes before they will write a policy, and with Berkshire Lakes built from 1988 to 2003 (FDOR cadastral centroids 2026), many buyers’ insurers will. It is not a full home inspection; it records age, type and condition. Items that draw questions in homes of this era include original electrical panels, older water heaters, roofs past mid-life and, at Newcastle, the polybutylene supply lines its re-piping project addresses (Newcastle re-pipe project). A seller who orders one before listing can fix problems on their own terms.
Usually, yes. Florida law requires insurers to offer premium credits for documented wind-mitigation features, such as roof-to-wall connections, roof deck attachment, secondary water resistance and opening protection (s. 627.0629). A current wind-mitigation report lets your buyer’s agent quote those credits at once, which can lower the insurance number that decides whether the buyer qualifies. My Safe Florida Home offers free wind-mitigation inspections and grants of up to $10,000 for eligible owners, and the master association’s ARB lists permanent or roll-down shutters, impact glass, polycarbonate panels and fixed generators as allowed hurricane protection (ARB Standards, August 2026).
Yes. No master-association rule requires shutters to sell, and many homes trade without them. Shutters and impact glass matter to the buyer’s insurance: opening protection is one of the wind-mitigation features that earn premium credits under s. 627.0629. If you add protection before listing, the master association’s ARB lists permanent or roll-down shutters, impact glass and polycarbonate panels among approved options, and the work needs ARB approval and a county permit first (ARB Standards, August 2026). New Waterford’s 2026 rules require hurricane shutters to be white or clear (New Waterford Rules 2026). Otherwise, disclose what you have and price accordingly.
It can, mainly through the buyer’s insurance and lender. On FEMA’s effective map, Zone AE or AH covers 80.5% of address points at Melrose Gardens and 77.5% at Newcastle, but 16.6% in the single-family Units 1 to 7 and 0% at Preserve at the Shores (FEMA NFHL flood zones, queried Oct 10, 2026). A federally backed loan in AE or AH requires flood insurance. A Letter of Map Amendment or an elevation certificate showing your floor above the base flood elevation can help. Among sampled points, the pending map moves only 7404 and 7444 Berkshire Pines Dr from Zone X to AE; check yours in FEMA’s Changes Since Last FIRM viewer.
Only if FEMA revalidated it when the February 8, 2024 map took effect. FEMA lists 62 Letters of Map Amendment for Berkshire Lakes plats, condominiums and Berkshire Commons parcels, 15 of them issued on the 2024 map, including Partridge Pointe buildings 1 to 37 and clubhouse (24-04-3031A, April 16, 2024) and Windsor Place buildings 1 to 29 and pool house (24-04-4718A, July 11, 2024) (FEMA NFHL LOMAs). The 2024 Summary of Map Actions revalidated most older letters, including Newcastle 12-04-7759X, both Coach Homes letters and Berkshire Landings 13-04-1444A, and superseded seven, including lots on Appleby Dr, Lambton Ln and 216 Melrose Pl (Collier 2024 SOMA; FEMA revalidation letter). Check your letter number before you list.
Florida’s structural integrity reserve study (SIRS) under s. 718.112 and milestone inspections under s. 553.899 apply to condominium buildings three or more stories tall. No Berkshire Lakes building appears in Collier County’s milestone-inspection registry (Collier GIS, Milestone registry), and New Waterford, Partridge Pointe and Windsor Place describe their buildings as two-story (New Waterford; Windsor Place; BLMA Sub-Associations page). For the other condominiums, the building height in the recorded declaration decides whether SIRS applies. Either way, the condo association, not the individual seller, commissions these studies; buyers request the association’s documents during due diligence.
Your contract allocates it, and the estoppel certificate discloses it. Florida purchase contracts address assessments levied before and after closing, and either party can negotiate the wording. The live example is Newcastle, whose board noticed an April 21, 2026 meeting to consider a $1,200 per unit special assessment for reserves, due October 1, 2026; adoption is not published, and the Newcastle estoppel will show it (Newcastle special assessment notice). At the master level, the Bylaws cap special assessments at 15% of the annual budget unless a majority of voting interests present consent (BLMA Bylaws).
They can. Polybutylene supply piping draws questions from insurers and home inspectors, and Newcastle’s buildings date from 1990 to 1991. Newcastle ran a polybutylene re-piping project, with owner letters in 2022 (Newcastle re-pipe project). If you are selling a Newcastle unit, find out whether your unit has been re-piped and keep the paperwork; disclose what you know; and ask the association for the project records that apply to your unit. The estoppel will show any related charge, and Newcastle’s board separately noticed a $1,200 per unit reserve assessment proposal in April 2026 (Newcastle notice).
Yes. An as-is contract lets the buyer inspect and walk away within the inspection period but does not oblige you to make repairs. Two things do not go away. Florida sellers must still disclose known material defects a buyer cannot readily see. And the master association’s approval process still applies (recorded Declaration, Art. X): open ARB violations surface at approval and on the estoppel, and the association has tightened its rules in 2026, adding overnight trailer parking to the driveway ban in February and rewriting its ARB Standards on July 31, 2026 (2026 annual meeting minutes; ARB Standards, August 2026; September 28, 2026 newsletter). Clearing any violation before you list keeps an as-is sale on schedule.
Usually through the estate. Before a sale, the personal representative generally needs authority from the probate court (or the property passes through a trust or other non-probate route), and the title company will want that paperwork before it insures the sale. Once the estate sells, the buyer goes through the same master-association approval as any buyer: a purchase application and a Board decision within 20 days of complete information (recorded Declaration, Art. X), plus a sub-association approval for a condo or villa. Keep paying the $690 annual assessment and any condo fees during probate so the estoppel stays clean. Talk to a Florida probate attorney about authority and timing; call Jesse direct at (239) 898-6072 about price and preparation.
Yes. You may place one For Sale sign in the front yard, no larger than 2 sq ft, by owner or with a realtor’s name and logo (February 2026 Rules); New Waterford’s 2026 rules bar For Sale and For Rent signs on condo property (New Waterford Rules 2026). Every other step still applies: the buyer’s purchase application and Board approval, one or two estoppel certificates, disclosures, and a contract that handles approval timing, flood and insurance contingencies and prorations. Most for-sale-by-owner sellers find pricing and the approval timeline the hardest parts. If you want a second opinion on price first, request a free valuation or call Jesse direct at (239) 898-6072.
We believe it is the team with the deepest record across Southwest Florida. McGreevy and Comisar are the #5 real estate team in Florida in the 2026 RealTrends rankings, the #1 Team in Southwest Florida since 2012, and Top 1% Real Estate Agents Nationally Since 2008. McGreevy and Comisar alone have over $900 million in sales and hold Gulfshore Life Magazine’s 5 Star Award for Customer Satisfaction for 21 straight years. Jesse McGreevy has sold Southwest Florida real estate since 2004. For a Berkshire Lakes sale, that shows up in pricing by village, preparing the association packets and answering flood and roof questions early. Call Jesse direct at (239) 898-6072 or request a free valuation.
Your Berkshire Lakes real estate experts are Jesse McGreevy and Marc Comisar of McGreevy and Comisar, the #5 real estate team in Florida in the 2026 RealTrends rankings and the #1 Team in Southwest Florida since 2012. Sellers call Jesse first for pricing and preparation; buyers call Marc for tours, offers and association approvals.
McGreevy and Comisar are the #5 real estate team in Florida in the 2026 RealTrends rankings. Jesse McGreevy has worked in Southwest Florida real estate since 2004 and has lived in Estero since 2003; the team launched in 2008 (read the McGreevy and Comisar team story), and McGreevy and Comisar have been Top 1% Real Estate Agents Nationally Since 2008. McGreevy and Comisar alone have over $900 million in sales, hold Gulfshore Life Magazine’s 5 Star Award for Customer Satisfaction for 21 straight years, and are Platinum Sales Production Award winners.
For Berkshire Lakes, the work is specific. Selling here means pricing against the right village (a $590,000 median for the 29 single-family homes in the master-association sections is a different market from a $305,000 New Waterford condo), getting the master and sub-association estoppels ordered early, and having roof, wind-mitigation and flood paperwork ready before buyers ask (Southwest Florida MLS, closed sales Oct 13, 2025 to Oct 13, 2026). Buying here means reading the right declaration, budgeting for the $690 master assessment plus any sub-association fee, and timing the Board’s 20-day approval window into your closing (recorded Declaration; BLMA Sales and Leasing).
Jesse and Marc work under Domain Realty, and their Domain Realty Group team has sold over $2.5 billion in real estate; learn more about the full team at Domain Realty Group. The Naples office is at 9180 Galleria Ct #200, Naples, FL 34109.
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).
Thinking of selling your Berkshire Lakes home? Get a free home valuation, or call Jesse direct at (239) 898-6072. Buying in Berkshire Lakes? Call Marc at (239) 287-5873, and see how we represent buyers in Naples.
Every figure about Berkshire Lakes on this page comes from a primary record: Collier County and state GIS layers, FEMA and Census data, Florida statutes and Sunbiz filings, the Berkshire Lakes Master Association’s own documents, sub-association sites and county meeting packets. Market figures come from the Southwest Florida MLS, closed sales Oct 13, 2025 to Oct 13, 2026.
2,220 people live in Berkshire Lakes, where the median age is 65 and the average individual income is $60,713. Data provided by the U.S. Census Bureau.
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There's plenty to do around Berkshire Lakes, including shopping, dining, nightlife, parks, and more. Data provided by Walk Score and Yelp.
Explore popular things to do in the area, including Makeup By Michelle Regis.
Berkshire Lakes has 1,189 households, with an average household size of 2. Data provided by the U.S. Census Bureau. Here’s what the people living in Berkshire Lakes do for work — and how long it takes them to get there. Data provided by the U.S. Census Bureau. 2,220 people call Berkshire Lakes home. The population density is 4,371 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.
