Black Bear Ridge
Black Bear Ridge is 100 single-family homes on Acorn Way off Vanderbilt Beach Rd in North Naples 34119. County sales, taxes and the flood map, by McGreevy and Comisar.
Black Bear Ridge is 100 single-family homes on Acorn Way off Vanderbilt Beach Rd in North Naples 34119. County sales, taxes and the flood map, by McGreevy and Comisar.
By Jesse McGreevy and Marc Comisar, McGreevy and Comisar, Domain Realty Group. Updated November 2026.
Black Bear Ridge, the community buyers search for as Black Bear Ridge Naples, is easy to describe on the public record. Black Bear Ridge is 100 single-family homes on Acorn Way in Naples, Florida 34119, recorded with Collier County as three platted phases, Black Bear Ridge Phase 1, Phase 2 and Phase 3, with county roll years from 2006 to 2021. If you are comparing agents, our guide to the best real estate agents in Naples sets local agents side by side on the public record. For the community itself, Collier County shows 20 qualified recorded sales in the 60 months through mid-October 2026, from $650,000 to $1,450,000, at a $1,027,500 median.
McGreevy and Comisar are the team Black Bear Ridge sellers call first: Top 1% Real Estate Agents Nationally Since 2008 and the #1 Team in Southwest Florida since 2012, with over $900 million in personal sales between Jesse and Marc, and the Domain Realty Group team is the #5 real estate team in Florida (RealTrends 2026). This page walks through the Wolf Creek zoning, the two building waves, recorded sales, taxes, the flood map home by home, Florida homeowners' association law, roofs and the building code era, and Exit 111.
Black Bear Ridge sits north of Vanderbilt Beach Road, about half a mile west of Collier Boulevard, with Logan Boulevard farther west; it is in unincorporated Collier County, not inside the City of Naples, its mailing city is Naples and its ZIP code is 34119. Road routes from Black Bear Ridge leave Acorn Way by Mission Hills Drive, which leads to Buckstone Drive and Vanderbilt Beach Road, and to Collier Boulevard.
Black Bear Ridge is 100 single-family homes on one street, and the right agent prices each home against its size band, its roll year, its phase and the sales record the county holds. Sellers and buyers choose McGreevy and Comisar because we read that record, band by band and phase by phase, before we talk about a price.
Data updated: November 2026 (Collier County recorded sales, county records through mid-October 2026, county file dated October 27, 2026, our analysis).
If you're searching for the best realtor for Black Bear Ridge in Naples, whether you're ready to sell your home at Black Bear Ridge or buy your next one, McGreevy and Comisar is the team that delivers. We lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012, Top 1% Nationally since 2008, with over $2.5 billion sold as a team and $900 million in personal sales between Jesse and Marc. Our Domain Realty Group team is also the #5 real estate team in Florida (RealTrends 2026).
Black Bear Ridge market (Collier County recorded sales, county records through mid-October 2026): 20 qualified recorded sales in 60 months across all brokerages · median $1,027,500 · $650,000 to $1,450,000 · newest qualified sale August 10, 2026
We tracked every qualified recorded sale the county file holds for the 100 homes at Black Bear Ridge, 178 sales from 2006 through mid-October 2026; we read the 2026 county tax roll for all 100 homes; we read the county's address records for all 100 homes and the clubhouse; we read the county's parcel records for the association's common tracts; we read the county's copy of the effective FEMA flood map for all 100 homes, along with the county's evacuation-zone and Coastal High Hazard Area maps and its elevation-certificate index; we read the county's planned unit development record for Wolf Creek; and we read the Florida statutes that govern homeowners' associations. The 120-month and all-time figures include sales of vacant homesites and the first sales of new homes, not only resales of finished homes.
Honors and recognition:
Selling your home at Black Bear Ridge? Get a free home valuation at mcgreevyandcomisar.com/home-valuation, see why sellers rank us among the best real estate agents in Naples, or call Jesse direct at (239) 898-6072.
Buying a home at Black Bear Ridge? Call Marc at (239) 287-5873 for a personalized buyer consultation, and see how we represent buyers. Our guide to buying a home in Naples walks through offers, inspections, insurance and closing costs. You can also contact us or read about the team.
A seller at Black Bear Ridge gets a price built from the county record for the right size band, the right roll year and the right phase, not from a community-wide average. The 60-month window leads, with 20 qualified sales from $650,000 to $1,450,000 at a $1,027,500 median and $399 per county heated square foot, and we say plainly which window we are quoting, because the $700,000 sale in the file was a 1,936 square foot home and the $1,450,000 sale a 3,368 square foot home.
At listing we gather what a buyer is owed under Florida's homeowners' association disclosure law, section 720.401, and because no dues figure appears on any public record we can cite, we have the estoppel certificate requested early. The association must issue an estoppel certificate within 10 business days of a written request (section 720.30851); it states what the home owes. Our Naples home valuation page and our guide to selling a home in Naples set out the steps.
A buyer at Black Bear Ridge gets the questions that matter before the offer. Which of the four county heated size bands is the home in, which of the three phases is it on, and which roll year does it carry? What does the home owe the association, when no assessment figure is published on any public record we can cite?
We point each answer at the document that governs it. Leasing and pet terms live in the declaration and the association's rules, and under s. 720.306(1)(h) a rental restriction adopted after July 1, 2021 generally binds only owners who consent or who take title after it, except that an association may prohibit rentals shorter than six months or more than three rentals a year for every owner.
County recorded sales matter at Black Bear Ridge because the recent counts are thin and every one carries weight. The county file holds 6 qualified sales in the last 12 months, 8 in the last 24 months and 9 in the last 36 months, all from $700,000 to $1,450,000, and none of those windows has enough sales for a median. The 60-month window holds 20, at a $1,027,500 median. Of the 9 qualified sales in 36 months, 6 fall in the last 12 months.
These are qualified recorded sales over $100,000 from the county file; a sale the county did not mark as qualified, a sale under $100,000 and any sale recorded after mid-October 2026 are not in these figures. The county file holds 178 qualified sales all-time. The 120-month and all-time figures include sales of vacant homesites and the first sales of new homes, not only resales of finished homes.
Black Bear Ridge homes are priced by size band because the sizes and the sales differ. The county roll puts 14 homes under 2,200 square feet, 44 from 2,200 to 2,599, 34 from 2,600 to 2,999 and 8 at 3,000 and up, so 78 of the 100 homes have 2,200 to 2,999 county heated square feet.
The 36-month record splits the same way. Homes under 2,200 square feet recorded 2 qualified sales, $700,000 to $950,000; the 2,200 to 2,599 band recorded 3, $970,000 to $1,125,000; the 2,600 to 2,999 band recorded 3, $930,000 to $1,100,000; and the 3,000 and up band recorded 1, at $1,450,000. We price a home against its own band, roll year and condition.
The roll year matters at Black Bear Ridge because the homes arrived in two waves with a pause between them. The county roll shows 12 homes with 2006 to 2008 roll years, 79 from 2011 to 2014 and 9 from 2016 to 2021, and none for 2009 or 2010. Roll year is a completion year on the county record; the permit date decides which Florida Building Code edition governed a home.
In the last 36 months, homes with 2007 roll years recorded 2 qualified sales, $930,000 and $1,125,000, and homes with 2011 to 2014 roll years recorded 7, $700,000 to $1,450,000. No home with a 2016 to 2021 roll year recorded a qualified sale in those 36 months.
The flood zone of a specific home matters because Black Bear Ridge spans three zones. On the county's copy of the effective FEMA flood map, 43 Black Bear Ridge homes fall in Zone AH, a special flood hazard area of shallow flooding, 32 in shaded Zone X (the 0.2 percent annual chance area) and 25 in Zone X, an area of minimal flood hazard, by the locations the county's address records give.
Home locations in the county's address records are placed on the map, not surveyed, and many sit near a zone edge, so a lender's flood determination for a specific home can differ from this reading; ask for the home's own determination and elevation certificate. A lender decides flood insurance from its own determination for the home; a home it places in Zone AH, a special flood hazard area, should expect the question, and floods can happen in any zone.
The three phases are platting labels, not build stages: Phase 1 holds both the oldest homes, with 2006 roll years, and homes finished as late as 2021, and the phases interleave along Acorn Way. So a phase does not tell a buyer a home's age.
A phase still shows in the record. In the last 36 months Phase 1 recorded 7 qualified sales, $700,000 to $1,125,000, and Phase 2 recorded 2, $1,030,000 and $1,450,000, while Phase 3 recorded none. The median total 2026 tax bill is $5,502 in Phase 1, $5,577 in Phase 2 and $4,878 in Phase 3.
Florida homeowners' association law gives a Black Bear Ridge buyer three tools worth knowing before an offer. Black Bear Ridge's association is a homeowners' association governed by Chapter 720, Florida Statutes; condominium law, Chapter 718, does not govern single-family homes like these.
Florida requires a homeowners' association disclosure summary before a buyer signs; a buyer who did not get it may cancel by written notice within 3 days after receiving it or before closing, whichever comes first (s. 720.401). The association must issue an estoppel certificate within 10 business days of a written request (s. 720.30851); it states what the home owes. Under s. 720.3085, a buyer is jointly liable with the seller for assessments that came due before the transfer, which is why the estoppel certificate matters.
Selling your home at Black Bear Ridge? Get a free valuation at mcgreevyandcomisar.com/home-valuation or call Jesse direct at (239) 898-6072.
Buying at Black Bear Ridge? Call Marc at (239) 287-5873 for a personalized buyer consultation, or see how we represent buyers.
Black Bear Ridge comes down to ten facts that carry the county record for its homes, plats, zoning, sales, taxes and flood map, plus Florida's homeowners' association law. Every figure names its window and its source, and the county records run through mid-October 2026, so a reader can check each one against the record it comes from.
Data updated: November 2026 (Collier County recorded sales, county records through mid-October 2026, county file dated October 27, 2026, our analysis; Collier County 2026 tax roll, millage area 36; county copy of the effective FEMA flood map panels 12021C0402H and 12021C0214H, read November 6, 2026; Collier County address and parcel records, read November 6, 2026; road estimates measured November 2026 from the Black Bear Ridge clubhouse on Acorn Way).
Black Bear Ridge is 100 single-family homes on Acorn Way in Naples, Florida 34119, recorded with Collier County as three platted phases, Black Bear Ridge Phase 1, Phase 2 and Phase 3, with county roll years from 2006 to 2021. All 100 homes are on Acorn Way.
Data updated: November 2026 (Collier County public property roll, download dated October 27, 2026; Collier County 2026 tax roll, millage area 36; Collier County address and parcel records, read November 6, 2026; county copy of the effective FEMA flood map panels 12021C0402H and 12021C0214H, read November 6, 2026; Collier County planned unit development records for the Wolf Creek RPUD (Ordinance 07-46), read November 6, 2026).
Black Bear Ridge is a single street of homes on three recorded plats, and the record for it reads cleanly.
Fact | Black Bear Ridge |
|---|---|
Name | Black Bear Ridge |
Homes | 100 single-family homes (county roll and address records) |
Plats | Three: Black Bear Ridge Phase 1 (67 homes), Phase 2 (27) and Phase 3 (6) |
Street | Acorn Way (all 100 homes); the association's well tract is at 7502 Mission Hills Dr |
County roll years | 2006 to 2021 |
County heated area | 1,936 to 3,368 sq ft; average about 2,531 |
Clubhouse | 7316 Acorn Way, 4,000 sq ft, 2007 roll year, parcel held by the association |
Acreage | About 50 acres; homesites about 0.23 to 0.41 acre; about 22 acres of association-held common tracts |
Zoning | Wolf Creek residential planned unit development, Ordinance 07-46, about 189 acres, active |
ZIP, city and jurisdiction | 34119; Naples mailing city; unincorporated Collier County |
Millage area and total | 36, 10.3696 mills (2026) |
Fire district | Greater Naples Fire Rescue District, 2.0000 mills |
Flood map | 43 homes in Zone AH, 32 in shaded Zone X, 25 in Zone X; panels 12021C0402H and 12021C0214H, effective May 16, 2012 |
Evacuation zone | Zone E; outside the Coastal High Hazard Area |
Non-ad valorem charge | On all 100 bills, $270 at most |
This page is about Black Bear Ridge, the 100-home community on Acorn Way north of Vanderbilt Beach Road, Naples 34119. It is not Bear's Paw, the Naples country club community, Bear Creek Elementary School, the Mission Hills shopping center, or any Black Bear Ridge in Pennsylvania, Tennessee, Georgia, Colorado or North Carolina, including the North Carolina homeowners' association of the same name.
A search for "Black Bear Ridge Naples" can return any of those names; every Black Bear Ridge home in this guide is on Acorn Way in 34119.
Black Bear Ridge in Naples FL is a community of 100 single-family homes on three recorded plats, with county roll years from 2006 to 2021 and county heated areas from 1,936 to 3,368 square feet. It sits inside the Wolf Creek planned unit development and has a clubhouse at 7316 Acorn Way held by the association. Phase 1 holds 67 homes, Phase 2 holds 27 and Phase 3 holds 6.
Black Bear Ridge sits north of Vanderbilt Beach Road, about half a mile west of Collier Boulevard, with Logan Boulevard farther west; it is in unincorporated Collier County, not inside the City of Naples, its mailing city is Naples and its ZIP code is 34119.
Black Bear Ridge is in ZIP code 34119, and its mailing city is Naples, but it is not inside the City of Naples. Every Black Bear Ridge home pays the unincorporated county general levy on its 2026 tax bill, so the community is in unincorporated Collier County with a Naples mailing address. That levy is 0.6844 mills, a line that appears on bills outside city limits.
All 100 homes are on Acorn Way; the association's tract at 7502 Mission Hills Drive holds a well, not a home. Acorn Way house numbers run from 7202 to 7449 across the three phases, and the numbers of the phases interleave, so a number alone does not tell a buyer which plat a home is on.
Road routes from Black Bear Ridge leave Acorn Way by Mission Hills Drive, which leads to Buckstone Drive and Vanderbilt Beach Road, and to Collier Boulevard. A buyer or a guest should route to Acorn Way, and how the community admits visitors is a question for the association.
Black Bear Ridge sits north of Vanderbilt Beach Road, about half a mile west of Collier Boulevard, with Logan Boulevard farther west. By road, the Collier Boulevard and Immokalee Road corner is 2.1 miles, about 5 minutes, and Immokalee Road at I-75 (Exit 111) is 5.0 miles, about 10 minutes.
Drive figures are road estimates measured in November 2026 from the Black Bear Ridge clubhouse on Acorn Way, without traffic; in season and at rush hour on Vanderbilt Beach Road, Collier Boulevard, Immokalee Road and I-75, real drives run longer.
Black Bear Ridge covers about 50 acres: on the county's parcel map its 100 homesites run from about 0.23 to 0.41 acre, and about 22 acres of common tracts are held by the association. The 100 homes sit on three recorded plats, 67 on Phase 1, 27 on Phase 2 and 6 on Phase 3.
Yes. The county's roll and address records list 100 single-family homes at Black Bear Ridge, every one on Acorn Way, and no condominium building appears among them. The clubhouse at 7316 Acorn Way is a separate parcel held by the association, not one of the 100 homes.
Black Bear Ridge has a clubhouse: the county's address records list a clubhouse at 7316 Acorn Way, a 4,000 square foot building with a 2007 roll year on a parcel held by the association. It is a clubhouse, not a residence, so it is not one of the 100 homes.
The association's tract at 7502 Mission Hills Drive holds a well, not a home. The county's parcel records show it as an association tract, not a homesite. All 100 Black Bear Ridge homes are on Acorn Way.
No. The Mission Hills shopping center, a separate property on Mission Hills Drive at the Collier Boulevard and Vanderbilt Beach Road corner, is not part of Black Bear Ridge.
No community development district appears in any record we read for Black Bear Ridge, and the non-ad valorem charges on its 2026 tax bills top out at $270 a home; the tax bill names each charge, so confirm there. Association assessments are set by the association's budget and do not appear on the tax bill.
Black Bear Ridge is about 50 acres of the roughly 189-acre Wolf Creek residential planned unit development, adopted by Collier County Ordinance 07-46 and amended since; the county's planned unit development records list it as active. All 100 homesites carry a home on the 2026 county roll.
Data updated: November 2026 (Collier County planned unit development records for the Wolf Creek RPUD (Ordinance 07-46), read November 6, 2026; Collier County address and parcel records, read November 6, 2026; Collier County public property roll, download dated October 27, 2026).
Wolf Creek is the county's zoning name for a residential planned unit development of roughly 189 acres, adopted by Collier County Ordinance 07-46 and amended since. Black Bear Ridge is about 50 acres of it. The county's planned unit development records, read November 6, 2026, list the Wolf Creek planned unit development as active.
Yes, as zoning. Wolf Creek is the zoning name; Black Bear Ridge is its own community of three recorded plats inside it, and other land in the Wolf Creek planned unit development is not part of those plats.
The county's zoning record lists the Wolf Creek planned unit development as active, adopted by Ordinance 07-46 and amended since. Inside Black Bear Ridge, every one of the 100 homesites carries a home on the 2026 county roll, and the newest has a 2021 roll year.
Around Black Bear Ridge lie other parcels of the Wolf Creek planned unit development, with Vanderbilt Beach Road to the south and Collier Boulevard to the east. Logan Boulevard lies farther west. We name no neighboring community, because the county record we read does not place Black Bear Ridge against one.
Road routes from Black Bear Ridge leave Acorn Way by Mission Hills Drive, which leads to Buckstone Drive and Vanderbilt Beach Road, and to Collier Boulevard. The association's tract at 7502 Mission Hills Drive holds a well, not a home. The Mission Hills shopping center, a separate property on Mission Hills Drive at the Collier Boulevard and Vanderbilt Beach Road corner, is not part of Black Bear Ridge.
The seller of the lots in 2011, Buckstone Estates LLC, shares the Buckstone name with the road; the shared name is a fact of the record, and we draw no conclusion from it.
Black Bear Ridge covers about 50 acres: on the county's parcel map its 100 homesites run from about 0.23 to 0.41 acre, and about 22 acres of common tracts are held by the association. Listing descriptions describe homes backing onto lakes or preserve, and the recorded plat shows which homesites back onto which.
Every one of the 100 homesites carries a home on the 2026 county roll, and nothing in any record we read places new construction inside the three plats. Any change to the plats would run through the county's zoning process and the community's declaration, both of which a buyer can ask the association about.
Black Bear Ridge was built in two waves with a pause between them. The county roll shows 12 homes with 2006 to 2008 roll years, none for 2009 or 2010, 79 from 2011 to 2014, with 36 in 2013 alone, and 9 from 2016 to 2021.
Data updated: November 2026 (Collier County public property roll, download dated October 27, 2026; Business Observer, February 25, 2011; Collier County recorded sales, county records through mid-October 2026, county file dated October 27, 2026, our analysis).
Black Bear Ridge's roll years by phase, from the county roll:
Roll year | Phase 1 | Phase 2 | Phase 3 | Homes |
|---|---|---|---|---|
2006 | 3 | 0 | 0 | 3 |
2007 | 8 | 0 | 0 | 8 |
2008 | 1 | 0 | 0 | 1 |
2009 and 2010 | 0 | 0 | 0 | 0 |
2011 | 7 | 4 | 0 | 11 |
2012 | 9 | 7 | 2 | 18 |
2013 | 26 | 9 | 1 | 36 |
2014 | 7 | 5 | 2 | 14 |
2016 | 2 | 1 | 0 | 3 |
2017 | 2 | 0 | 0 | 2 |
2018 | 0 | 0 | 1 | 1 |
2020 | 1 | 1 | 0 | 2 |
2021 | 1 | 0 | 0 | 1 |
Total | 67 | 27 | 6 | 100 |
The dated record for Black Bear Ridge reads as follows:
Date | What the record shows |
|---|---|
2006 | First three homes on the roll; 16 qualified sales that year, mostly homesite sales |
2007 | Collier County Ordinance 07-46 adopts the Wolf Creek planned unit development (the 07 is the ordinance number's year); 8 homes with 2007 roll years; the clubhouse carries a 2007 roll year |
2008 | One home with a 2008 roll year, the last of the first wave |
2009 and 2010 | No home on the roll |
February 2011 | Black Bear Ridge Naples LLC, led by Brian Stock of Stock Development, buys 61 home lots from Buckstone Estates LLC |
2011 to 2014 | 79 homes reach the roll |
2013 | 36 homes reach the roll and the file holds 37 qualified sales, the busiest year on the file |
September 10, 2017 | Hurricane Irma comes ashore near Marco Island |
2021 | Newest roll year |
September 28, 2022 | Hurricane Ian |
August 4, 2024 | Debby rain |
September 26, 2024 | Hurricane Helene passes about 200 miles west of Naples |
October 9, 2024 | Hurricane Milton |
February 24, 2026 | The file's highest price, $1,450,000, for a 3,368 sq ft home |
June 12, 2026 | Vanderbilt Beach Road Extension Phase I opens |
Mid 2026 | Current phase start on FDOT's I-75 project 452544-1 |
August 10, 2026 | Newest qualified Black Bear Ridge sale |
In February 2011, Black Bear Ridge Naples LLC, led by Brian Stock of Stock Development, bought 61 home lots in the 100-homesite community from Buckstone Estates LLC, and Business Observer reported that construction was to begin by March 2011 (Business Observer, February 25, 2011).
The developer and builders of the first homes, which carry 2006 to 2008 roll years, and of the homes finished after 2014: Information not available at time of publishing (checked 2026-11-06). We do not attribute any count of homes or any particular home to a builder.
Stock Development is a Naples home builder founded in 2001 by K.C. Stock and Brian Stock (Stock Development). Its Black Bear Ridge Naples LLC bought 61 of the community's 100 homesites in 2011 from Buckstone Estates LLC, which appears in this record only as the seller of those lots.
Business Observer reported that Black Bear Ridge Naples LLC, led by Brian Stock of Stock Development, bought 61 home lots in February 2011 from Buckstone Estates LLC. The same report described a 50-acre community of 100 homesites with a clubhouse, a pool and a playground, and said construction was to begin by March 2011.
When Stock Development bought the lots in 2011, Business Observer reported nine floor plans from 2,062 to 3,172 square feet, with four more in development (Business Observer, February 25, 2011).
The county roll shows no Black Bear Ridge home with a 2009 or 2010 roll year. The 12 homes of the first wave carry 2006, 2007 and 2008 roll years, and the next homes, 11 of them, carry 2011 roll years, the year of the Stock Development purchase. The record gives no cause for the pause, and we offer none.
Black Bear Ridge was built from 2006 to 2021 on the county roll. The busiest roll year is 2013, with 36 homes, and 2011 to 2014 holds 79 of the 100 homes. The newest home has a 2021 roll year. Roll year is a completion year on the county record, so a home's permit date, not its roll year, shows which Florida Building Code edition governed it.
The clubhouse at 7316 Acorn Way carries a 2007 roll year. That puts it in the first building wave, alongside the 8 homes with 2007 roll years and the 3 with 2006 roll years, and ahead of the 79 homes that reached the roll from 2011 to 2014.
The county file shows 2012 and 2013 as the community's busiest sales years. It holds 22 qualified sales in 2012, from $225,000 to $493,400 at a $398,900 median, and 37 in 2013, from $303,800 to $558,800 at a $412,100 median; first sales and homesite sales count in both years.
The county file does not separate a vacant homesite sale from a finished home sale. Through 2011, when only 12 homes stood on the roll and the remaining lots were changing hands, most qualified sales were homesite sales, so the 2006 to 2011 rows describe the community's build-out, not home prices; later rows with lows far below the year's other sales likely hold homesite sales too.
Every one of the 100 homesites carries a home on the 2026 county roll; the newest has a 2021 roll year. Nothing in any record we read places new construction inside the three plats, so a buyer at Black Bear Ridge is choosing among finished homes.
Black Bear Ridge's county record gives a clear starting number: 20 qualified recorded sales in the 60 months through mid-October 2026, at a $1,027,500 median. If you are selling, get a free home valuation; if you are buying, see how we represent buyers. We price a home from that window, then by its size band, roll year and phase, never from a community-wide average.
Selling your home at Black Bear Ridge? Get a free valuation at mcgreevyandcomisar.com/home-valuation or call Jesse direct at (239) 898-6072.
Buying at Black Bear Ridge? Call Marc at (239) 287-5873 for a personalized buyer consultation, or see how we represent buyers.
Black Bear Ridge's 100 homes have county heated areas from 1,936 to 3,368 square feet, and 78 of the 100 fall between 2,200 and 2,999. The county roll records no bedroom count; listing descriptions describe mostly three- and four-bedroom homes, many with a den, including some two-story plans.
Data updated: November 2026 (Collier County public property roll, download dated October 27, 2026; Collier County address records, read November 6, 2026; Collier County parcel records, read November 6, 2026; Business Observer, February 25, 2011).
County heated area at Black Bear Ridge runs from 1,936 to 3,368 square feet. The county roll sorts the 100 homes into four size bands:
County heated sq ft | Phase 1 | Phase 2 | Phase 3 | Homes |
|---|---|---|---|---|
under 2,200 | 12 | 2 | 0 | 14 |
2,200 to 2,599 | 26 | 14 | 4 | 44 |
2,600 to 2,999 | 24 | 9 | 1 | 34 |
3,000 and up | 5 | 2 | 1 | 8 |
Total | 67 | 27 | 6 | 100 |
The county roll shows 12 homes with 2006 to 2008 roll years, none for 2009 or 2010, 79 from 2011 to 2014, with 36 in 2013 alone, and 9 from 2016 to 2021.
Black Bear Ridge homes run from 1,936 to 3,368 county heated square feet, with an average of about 2,531. The middle of the range holds most of the community: 78 of the 100 homes have 2,200 to 2,999 county heated square feet, 44 of them in the 2,200 to 2,599 band and 34 in the 2,600 to 2,999 band. Another 14 homes are under 2,200 and 8 are 3,000 and up.
The county roll records no bedroom count for these homes; listing descriptions describe mostly three- and four-bedroom homes, many with a den, including some two-story plans.
Listing descriptions show both one-story and two-story homes. The county roll holds no story count, so a buyer confirms a home's layout from the listing, the floor plan and the home itself.
When Stock Development bought the lots in 2011, Business Observer reported nine floor plans from 2,062 to 3,172 square feet, with four more in development. That is a 2011 announcement, not a list of the homes that stand today. The county roll's range, 1,936 to 3,368 square feet, is wider at both ends, and we describe homes by size, such as the 2,062 square foot end of the 2011 plan range, never by a plan name.
County heated area and a listing's living area are measured differently; a listing can show a different figure for the same home. This page uses the county roll's heated area for every size, so the sizes here match from home to home.
Listing descriptions mention two- and three-car garages, private pools and impact windows on many homes; confirm each feature home by home. These are descriptions of individual homes, not community-wide features.
Listing descriptions describe homes backing onto lakes or preserve, and the county's parcel map shows about 22 acres of association-held common tracts; the recorded plat shows which homesites back onto which. Lake-backed and preserve-backed homesite counts: Information not available at time of publishing (checked 2026-11-06).
On the county's parcel map the 100 homesites run from about 0.23 to 0.41 acre. The community as a whole covers about 50 acres, with about 22 acres of common tracts held by the association.
The two waves differ in count and in code edition. The first wave is 12 homes with 2006 to 2008 roll years; the second is 79 homes with 2011 to 2014 roll years, with 36 in 2013 alone. Black Bear Ridge's homes span several Florida Building Code editions: the 2004 code took effect October 1, 2005, the 2007 code March 1, 2009, the 2010 code March 15, 2012, and later editions from 2015 on; each home's permit shows the edition that governed it.
We make no builder claim for either wave beyond the 2011 purchase of 61 home lots by Stock Development.
The newest Black Bear Ridge homes carry roll years from 2016 to 2021, and there are 9 of them. The county roll shows 3 homes with a 2016 roll year (two in Phase 1, one in Phase 2), 2 with 2017 (both Phase 1), 1 with 2018 (Phase 3), 2 with 2020 (one in Phase 1, one in Phase 2) and 1 with 2021 (Phase 1).
For a home with a 2006 to 2008 roll year, a buyer checks the roof covering and age, the window and door protection, and the permits for any later work. For a home with a 2011 to 2014 roll year, the questions are the same, and the permit date shows which code edition applied. For a home with a 2016 to 2021 roll year, the permit and the home's wind mitigation report are the documents to request. A wind mitigation inspection documents roof-to-wall connections and opening protection home by home.
Black Bear Ridge's three phases are platting labels, not build stages: Phase 1 holds both the oldest homes, with 2006 roll years, and homes finished as late as 2021, and the phases interleave along Acorn Way. Phase 1 has 67 homes, Phase 2 has 27 and Phase 3 has 6.
Data updated: November 2026 (Collier County public property roll, download dated October 27, 2026; Collier County 2026 tax roll, millage area 36; county copy of the effective FEMA flood map panels 12021C0402H and 12021C0214H, read November 6, 2026; Collier County recorded sales, county records through mid-October 2026, county file dated October 27, 2026, our analysis).
Phase | Homes | Roll years | County heated sq ft | Average heated sq ft | Acorn Way numbers |
|---|---|---|---|---|---|
Phase 1 | 67 | 2006 to 2021 | 1,936 to 3,330 | 2,519 | 7202 to 7449 |
Phase 2 | 27 | 2011 to 2020 | 2,077 to 3,368 | 2,560 | 7354 to 7429 |
Phase 3 | 6 | 2012 to 2018 | 2,266 to 3,074 | 2,531 | 7217 to 7231 |
Total | 100 | 2006 to 2021 | 1,936 to 3,368 | about 2,531 |
Phase 1 is the largest plat, with 67 homes, roll years from 2006 to 2021 and county heated areas from 1,936 to 3,330 square feet. On the county's copy of the flood map, 35 of its homes fall in Zone AH, 11 in shaded Zone X and 21 in Zone X. It recorded 7 qualified sales in the last 36 months, $700,000 to $1,125,000. Its median total 2026 tax bill is $5,502.
Phase 2 holds 27 homes with roll years from 2011 to 2020 and county heated areas from 2,077 to 3,368 square feet, the largest home on the roll. On the county's copy of the flood map, 8 of its homes fall in Zone AH, 19 in shaded Zone X and none in Zone X. It recorded 2 qualified sales in the last 36 months, $1,030,000 and $1,450,000. Its median total 2026 tax bill is $5,577.
Phase 3 is the smallest plat, with 6 homes, roll years from 2012 to 2018 and county heated areas from 2,266 to 3,074 square feet. On the county's copy of the flood map, none of its homes fall in Zone AH, 2 fall in shaded Zone X and 4 in Zone X. It recorded no qualified sale in the last 36 months. Its median total 2026 tax bill is $4,878.
The county's parcel records list one association as the owner of the clubhouse parcel and the common tracts. How the declaration and the association govern the three plats is confirmed by those documents, which a seller delivers with the disclosure summary Florida requires under s. 720.401, and by the association itself.
The phases are platting labels, not build stages, and they interleave along Acorn Way. Phase 1 homes run from 7202 to 7449, Phase 2 from 7354 to 7429 and Phase 3 from 7217 to 7231, so the Phase 2 and Phase 3 numbers sit inside the Phase 1 range. A house number alone does not tell a buyer a home's phase; the county's records do.
Phase 1 has the most, 35 of its 67 homes, against 8 of Phase 2's 27 and none of Phase 3's 6, on the county's copy of the effective FEMA flood map. By panel, Phase 1 has 55 homes on panel 12021C0402H and 12 on 12021C0214H, Phase 2 has all 27 on 12021C0402H, and Phase 3 has 3 on each.
Home locations in the county's address records are placed on the map, not surveyed, and many sit near a zone edge, so a lender's flood determination for a specific home can differ from this reading; ask for the home's own determination and elevation certificate.
Taxes differ little by phase, because all 100 homes are in millage area 36 at 10.3696 mills. The median total 2026 tax bill is $5,502 in Phase 1 ($3,700 to $9,635), $5,577 in Phase 2 ($270 to $8,942) and $4,878 in Phase 3 ($4,094 to $7,581). Median 2026 county roll just value is $761,660 in Phase 1, $772,012 in Phase 2 and $738,466 in Phase 3. Homestead exemptions are 50 of 67 homes in Phase 1 (75 percent), 24 of 27 in Phase 2 (89 percent) and 6 of 6 in Phase 3. Each bill carries a non-ad valorem charge of $270 at most.
Phase 1 recorded 7 qualified sales in the last 36 months, $700,000 to $1,125,000; Phase 2 recorded 2, $1,030,000 and $1,450,000; Phase 3 recorded none. These are qualified recorded sales over $100,000 from the county file, through mid-October 2026; sales the county did not mark as qualified are not counted.
Selling your home at Black Bear Ridge? Get a free home valuation at mcgreevyandcomisar.com/home-valuation or call Jesse direct at (239) 898-6072.
Buying a home at Black Bear Ridge? Call Marc at (239) 287-5873 for a personalized buyer consultation, or see how we represent buyers.
Black Bear Ridge is gated and has a clubhouse: Business Observer described it in 2011 as a private, gated neighborhood, and the county's address records list a 4,000 square foot clubhouse at 7316 Acorn Way on a parcel held by the association. A pool and playground are dated to that 2011 report, and no golf course is part of the community.
Data updated: November 2026 (Collier County address and parcel records, read November 6, 2026; Business Observer, February 25, 2011; road estimates measured November 2026 from the Black Bear Ridge clubhouse on Acorn Way).
We read the county's address records for all 100 homes and the clubhouse, and the county's parcel records for the association's common tracts. The table sets out what each amenity claim rests on.
Amenity | Status at Black Bear Ridge | Source |
|---|---|---|
Gated | Described in 2011 as a private, gated neighborhood | |
Clubhouse | 4,000 square foot building at 7316 Acorn Way, 2007 roll year, parcel held by the association | Collier County address and parcel records, read November 6, 2026 |
Pool and playground | Described in 2011 as part of the clubhouse amenities; confirm current condition and hours | Business Observer, February 25, 2011 |
Fitness room | Listing descriptions mention one in the clubhouse; no public record confirms it | Listing descriptions; confirm with the association |
Golf course | None is part of Black Bear Ridge | Collier County address and parcel records |
Public golf | Covered in our Naples golf communities guide | |
Public parks | North Collier Regional Park, Veterans Community Park and Golden Gate Community Park at 6.1 to 8.2 road miles | Park operator pages; road estimates, November 2026 |
Black Bear Ridge is gated: Business Observer described it in 2011 as a private, gated neighborhood, in its report on Stock Development's purchase of 61 home lots. That report is the public source for the gate. The road route out of the community runs along Acorn Way and Mission Hills Drive, and how a visitor, a contractor or a delivery is admitted is a matter for the association's rules.
Black Bear Ridge has a clubhouse: the county's address records list a clubhouse at 7316 Acorn Way, a 4,000 square foot building with a 2007 roll year on a parcel held by the association. The clubhouse is the association's property, so its hours, its rooms and who may reserve it are set by the association, not by the county record. Its address is a building address on Acorn Way, not a mailing address for the community.
Business Observer described the community in 2011 as having a clubhouse with a pool and a playground; confirm their current condition and hours with the association. That report dates from 2011, so a buyer should treat it as the original amenity description and ask the association what stands today, what the pool's season and hours are and what rules apply to guests.
Listing descriptions mention a fitness room in the clubhouse; no public record confirms it, so ask the association what the clubhouse holds today. A county address record shows the building and its 4,000 square feet, not its rooms or equipment, which is why the association's own description of the clubhouse is the document to request before an offer.
No golf course is part of Black Bear Ridge, and owners carry no golf club membership through the association on any record read. No pickleball or other racquet court appears on any county address record read for the community. Veterans Community Park, 1895 Veterans Park Dr, lists 14 outdoor courts, eight unlit and six lighted for pickleball, 8.2 road miles away, about 16 minutes from the clubhouse.
Naples golf communities are covered in our guide, which sorts the county's club communities and public play by how each is run. Black Bear Ridge itself carries no course and no club membership on any record read, so a buyer who wants golf is choosing between joining a club elsewhere and booking public tee times; the guide sets out both routes.
North Collier Regional Park, 15000 Livingston Rd, has 8 lighted tournament soccer fields, 5 lighted tournament softball fields, the Rec-Plex fitness complex, a 2.5-mile walking trail and the Sun-N-Fun Lagoon water park, 6.1 road miles and about 14 minutes to the park area. Golden Gate Community Park is 7.5 road miles, about 15 minutes. Veterans Community Park is 8.2 road miles, about 16 minutes. Drive figures are road estimates measured in November 2026 from the Black Bear Ridge clubhouse on Acorn Way, without traffic; in season and at rush hour on Vanderbilt Beach Road, Collier Boulevard, Immokalee Road and I-75, real drives run longer.
The public record settles that the community was described as gated in 2011 and that a clubhouse stands at 7316 Acorn Way. How the gate operates and admits guests, whether a fitness room and other rooms are in the clubhouse today, and the pool's hours and condition: Information not available at time of publishing (checked 2026-11-06). The association's rules, its budget and its maintenance records answer each of these, and a seller can request them for a buyer before the inspection period ends.
Black Bear Ridge's association is a homeowners' association governed by Chapter 720, Florida Statutes, not a condominium association under Chapter 718. The county's parcel records list one association as the owner of the clubhouse parcel at 7316 Acorn Way and about 22 acres of common tracts; the current manager and the governing documents are confirmed with the association.
Data updated: November 2026 (Collier County parcel records, read November 6, 2026; Florida Statutes Chapter 720, 2025 statutes, read November 6, 2026).
We read the county's parcel records for the association's common tracts and the Florida statutes that govern homeowners' associations. The table holds what those records show.
Item | Fact |
|---|---|
Association (county parcel records) | Black Bear Ridge Property Owners Association Inc. (as the county's parcel records list the owner of the clubhouse and common tracts) |
Holds | The clubhouse parcel at 7316 Acorn Way and about 22 acres of common tracts |
Law | Chapter 720, Florida Statutes (homeowners' associations) |
Website duty (100 or more parcels) | Reached if one association governs all three plats |
Manager | Confirm the current manager with the association |
Master association | Not found on any record read; confirm with the association |
Statute reference: s. 720.303, records, meetings and website duty.
Black Bear Ridge Property Owners Association Inc. (as the county's parcel records list the owner of the clubhouse and common tracts). That name comes from the county's parcel records for the clubhouse parcel and the common tracts. Everyday searches say "Black Bear Ridge HOA"; the association itself, its declaration and its estoppel certificates are the documents that confirm the exact legal name an owner or title company uses.
The county's parcel records route the association's mail for its common tracts in care of Vesta Property Services; confirm the current manager with the association. A mailing route on a parcel record shows where the county sends the tax notice, not who runs day-to-day operations today, and associations change managers, so the association is the source for who to call about a gate, a violation notice or a records request.
Black Bear Ridge's association is a homeowners' association governed by Chapter 720, Florida Statutes; condominium law, Chapter 718, does not govern single-family homes like these. In a homeowners' association an owner holds the home and its lot outright and the association holds the common tracts and the clubhouse, which is why Chapter 720 rules on records, fines, rule changes and architectural review are the ones that apply.
Whether the association answers to a master association for the wider Wolf Creek planned unit development, and the address of its website or app: Information not available at time of publishing (checked 2026-11-06). The Black Bear Ridge association's own documents state whether any master association exists, and the HOA disclosure summary a seller gives a buyer under s. 720.401 is the first place a buyer finds out.
Florida law requires an association with 100 or more parcels to post its governing documents and other listed records on a website or app; with 100 homes, Black Bear Ridge reaches that line if one association governs all three plats. The duty is in s. 720.303 and applies from January 1, 2025. The owner receives the web address from the association.
Under s. 720.303 the association keeps its official records for at least 7 years, and an owner's written request to inspect them must be met within 10 business days. The records an owner asks for most often are the budget, the minutes of board meetings, the declaration with its recorded amendments and the current rules. A written request, with the date it was delivered, starts the 10-business-day clock.
Under s. 720.303, notice of a board meeting must be posted at least 48 hours ahead, and notice of a meeting that will consider a special assessment must go out at least 14 days ahead. For an owner, the practical reading is that a special assessment cannot be voted in without a long notice period, and the notice states what the board will consider. The association's posted notices are where a Black Bear Ridge owner sees them.
Under s. 720.3033, a director must obtain an education certificate within 90 days of election. The certificate is a statutory requirement for the person holding the seat, and it is a record an owner can ask the association about. The rule applies to every Chapter 720 association, Black Bear Ridge's included.
A seller provides the HOA disclosure summary required by s. 720.401 and the association's governing documents; the association is the other source, and the recorded declaration sits in the county's official records, named in plain text as Collier County's official records. Ask for the declaration, every recorded amendment, the rules, the current budget and any architectural guidelines before you sign, because those documents, not listing copy, set what an owner may do.
Black Bear Ridge's rules come from the association's declaration, its recorded amendments and its published rules, not from listing copy. Florida law limits how a new rental rule reaches existing owners, protects certain vehicles and items out of view, and sets how architectural review and fines work. Lease terms, pet limits and approvals are confirmed with the association.
Data updated: November 2026 (Florida Statutes sections 720.305, 720.306, 720.3035, 720.3045, 720.3075 and 196.031, 2025 statutes, read November 6, 2026).
We read the Florida statutes that govern homeowners' associations. The table shows who decides each topic and where a buyer gets the answer.
Topic | Governing document | Florida law | Where to get it |
|---|---|---|---|
Leasing | Declaration and recorded amendments | s. 720.306(1)(h) | Seller's documents; association |
Pets | Declaration and association rules | Federal fair housing rules for assistance animals | Association rules |
Vehicles and driveways | Declaration and association rules | s. 720.3075 | Association rules |
Items out of view (boats, flags, clotheslines, vegetable gardens) | Declaration and association rules | s. 720.3045 | Association rules |
Architecture, paint, roofs, fences, pools, solar and hurricane protection | Declaration and published guidelines | s. 720.3035 | Association guidelines |
Fines | Declaration and association rules | s. 720.305 | Association; statute |
The declaration and any recorded amendments set the leasing terms, and Florida law limits how a rental rule adopted later reaches an owner already in title. Under s. 720.306(1)(h), a rental restriction adopted after July 1, 2021 generally binds only owners who consent or who take title after it, except that an association may prohibit rentals shorter than six months or more than three rentals a year for every owner. A buyer who plans to lease reads the leasing article of the declaration and every recorded amendment before signing a contract.
The declaration and the association's rules decide both questions. Black Bear Ridge's minimum lease term, leases per year, any tenant or buyer approval, pet limits, vehicle and boat rules and architectural guidelines: Information not available at time of publishing (checked 2026-11-06). The seller's documents and the association carry the declaration, amendments and rules that answer them, and the six-month and three-rentals-a-year line in s. 720.306(1)(h) is the outer limit Florida law allows an association to set for every owner.
Under s. 720.306(1)(h), a rental restriction adopted after July 1, 2021 generally binds only owners who consent or who take title after it, except that an association may prohibit rentals shorter than six months or more than three rentals a year for every owner. A new rental amendment therefore reaches the next buyer of a home more broadly than it reaches the current owner, which is why the date of each recorded amendment matters in a purchase.
Yes. Homestead requires the owner to live in the home, under s. 196.031, so renting a home ends homestead eligibility in the years it is not the owner's permanent residence. Losing homestead also ends the Save Our Homes cap on that home's assessment, and the 10 percent cap for non-homestead residential property applies instead. The 2026 county roll shows 80 of Black Bear Ridge's 100 homes homestead-exempt, a tax fact and not a statement about any owner.
The declaration and the association's rules decide whether the association approves a buyer or a tenant, what it requires and how a request is made. Those terms sit in the seller's documents and with the association, and a buyer should ask for them in writing before the inspection period ends. No approval process or timing is stated on any public record read for Black Bear Ridge.
Pet rules at Black Bear Ridge are set by the declaration and the association's rules; ask for the current rules before you sign. Assistance animals are different: federal fair housing rules govern them, not a pet limit, so a request for an assistance animal goes to the association under those federal rules and the association's pet rules do not decide it.
The declaration and rules decide, within Florida law. Under s. 720.3075, Florida law bars covenants from banning personal vehicles, including pickup trucks, parked in a driveway where lawful, and protects up to two portable flags and Florida-friendly landscaping. Under s. 720.3045, items not visible from the frontage, an adjacent parcel or common area, such as boats, recreational vehicles, artificial turf, flags, vegetable gardens and clotheslines, may not be barred unless general law or local ordinance prohibits them.
Architectural review applies only as the declaration or the published guidelines provide. Under s. 720.3035, review authority exists only as the governing documents give it, standards must be applied equitably, and a denial must be in writing and cite the rule. Ask the association for its published guidelines and its application form before you plan a fence, a pool, a paint change, a roof replacement or any exterior addition, and keep the written approval.
Under s. 720.3035, the board must adopt hurricane protection specifications and may not deny an application for hurricane protection that meets them. A Black Bear Ridge owner who wants shutters, impact windows or another approved system asks the association for its specifications, applies in writing and expects a written answer that cites the rule if the request is denied.
Black Bear Ridge recorded 20 qualified sales in the 60 months through mid-October 2026, from $650,000 to $1,450,000, at a $1,027,500 median and $399 per county heated square foot. The last 12 months hold 6 qualified sales, $700,000 to $1,450,000, so recent figures are thin and every window must be read by its count.
Data updated: November 2026 (Collier County recorded sales, county records through mid-October 2026, county file dated October 27, 2026, our analysis).
We tracked every qualified recorded sale the county file holds for the 100 homes at Black Bear Ridge, 178 sales from 2006 through mid-October 2026. A median is printed only where a window holds 10 or more sales.
Window | Dates | Qualified sales | Range | Median | Median per county heated sq ft |
|---|---|---|---|---|---|
12 months | Oct 16, 2025 to Oct 16, 2026 | 6 | $700,000 to $1,450,000 | under 10 sales: no median | none |
24 months | Oct 16, 2024 to Oct 16, 2026 | 8 | $700,000 to $1,450,000 | under 10 sales: no median | none |
36 months | Oct 16, 2023 to Oct 16, 2026 | 9 | $700,000 to $1,450,000 | under 10 sales: no median | none |
60 months | Oct 16, 2021 to Oct 16, 2026 | 20 | $650,000 to $1,450,000 | $1,027,500 | $399 |
120 months | Oct 16, 2016 to Oct 16, 2026 | 57 | $185,000 to $1,450,000 | $597,000 | not printed |
All time | 2006 to Aug 10, 2026 | 178 | $110,000 to $1,450,000 | $460,000 | not printed |
The 120-month and all-time figures include sales of vacant homesites and the first sales of new homes, not only resales of finished homes.
These are qualified recorded sales over $100,000 from the county file; a sale the county did not mark as qualified, a sale under $100,000 and any sale recorded after mid-October 2026 are not in these figures. The county file shows no other priced deed at Black Bear Ridge in the last 36 months that it left out as not qualified. For homes offered today, see current Naples listings.
Selling your home at Black Bear Ridge? Get a free home valuation at mcgreevyandcomisar.com/home-valuation, or call Jesse direct at (239) 898-6072.
Buying a home at Black Bear Ridge? Call Marc at (239) 287-5873 for a personalized buyer consultation, and see how we represent buyers.
The county file holds 6 qualified sales at Black Bear Ridge in the 12 months to October 16, 2026, from $700,000 to $1,450,000, and 8 in the 24 months, over the same range. With fewer than 10 sales in either window, no median is printed; a median of 6 or 8 sales would describe those homes, not the community. The newest qualified sale in the file is dated August 10, 2026.
The 36 months to October 16, 2026 hold 9 qualified sales at Black Bear Ridge, from $700,000 to $1,450,000. Six of the 9 fall in the last 12 months. Nine sales spread across four size bands and two phases is still too few for a median, so the useful reading is each sale by size, roll year and phase.
These are all 9 qualified recorded sales the county file holds for Black Bear Ridge between October 16, 2023 and October 16, 2026, with each home's county heated size, roll year and phase. No buyer or seller is named, and no sale is tied to a street number.
Date | Price | County heated sq ft | Roll year | Phase |
|---|---|---|---|---|
Apr 3, 2024 | $930,000 | 2,791 | 2007 | Phase 1 |
Mar 13, 2025 | $970,000 | 2,461 | 2014 | Phase 1 |
Sep 10, 2025 | $1,100,000 | 2,690 | 2011 | Phase 1 |
Nov 20, 2025 | $1,030,000 | 2,343 | 2012 | Phase 2 |
Feb 24, 2026 | $1,450,000 | 3,368 | 2014 | Phase 2 |
Mar 17, 2026 | $950,000 | 2,062 | 2013 | Phase 1 |
May 4, 2026 | $1,125,000 | 2,409 | 2007 | Phase 1 |
May 21, 2026 | $950,000 | 2,809 | 2014 | Phase 1 |
Aug 10, 2026 | $700,000 | 1,936 | 2013 | Phase 1 |
By county heated size, the 36 months hold 2 sales under 2,200 square feet, $700,000 to $950,000; 3 sales from 2,200 to 2,599, $970,000 to $1,125,000; 3 sales from 2,600 to 2,999, $930,000 to $1,100,000; and 1 sale at 3,000 and up, $1,450,000. Three or fewer sales per band describe those sales and not the band, and a county heated size is not the same measure as a listing's living area, so a listing can show a different figure for the same home.
By roll-year era, the 36 months hold 2 sales of homes with 2007 roll years, $930,000 and $1,125,000, and 7 sales of homes with 2011 to 2014 roll years, $700,000 to $1,450,000. The county file holds no qualified sale of a home with a 2016 to 2021 roll year in the 36 months. By phase, Phase 1 recorded 7 sales, $700,000 to $1,125,000; Phase 2 recorded 2, $1,030,000 and $1,450,000; Phase 3 recorded none.
The 60 months from October 16, 2021 to October 16, 2026 hold 20 qualified sales at Black Bear Ridge, from $650,000 to $1,450,000, at a $1,027,500 median and $399 per county heated square foot. This is the shortest window with enough sales for a median, and it is the figure we lead with when we price a Black Bear Ridge home, read beside the individual sales of the same size and phase.
The 120 months from October 16, 2016 to October 16, 2026 hold 57 qualified sales, from $185,000 to $1,450,000, at a $597,000 median. From 2006 to August 10, 2026 the county file holds 178 qualified sales, from $110,000 to $1,450,000, at a $460,000 median. The 120-month and all-time figures include sales of vacant homesites and the first sales of new homes, not only resales of finished homes, which is why the 60-month median ($1,027,500) sits higher than the 120-month median ($597,000).
The table holds every year with a qualified sale over $100,000 in the county file. Years with fewer than 10 sales carry no median.
The county file does not separate a vacant homesite sale from a finished home sale. Through 2011, when only 12 homes stood on the roll and the remaining lots were changing hands, most qualified sales were homesite sales, so the 2006 to 2011 rows describe the community's build-out, not home prices; later rows with lows far below the year's other sales likely hold homesite sales too.
Year | Sales | Low | High | Median |
|---|---|---|---|---|
2006 | 16 | $152,000 | $189,500 | $153,500 |
2007 | 11 | $147,500 | $743,300 | $187,500 |
2008 | 4 | $142,600 | $519,600 | under 10 |
2009 | 3 | $352,000 | $460,000 | under 10 |
2010 | 1 | $320,000 | $320,000 | under 10 |
2011 | 6 | $383,700 | $503,000 | under 10 |
2012 | 22 | $225,000 | $493,400 | $398,900 |
2013 | 37 | $303,800 | $558,800 | $412,100 |
2014 | 16 | $110,000 | $598,900 | $510,300 |
2015 | 2 | $155,000 | $635,000 | under 10 |
2016 | 3 | $195,000 | $760,000 | under 10 |
2017 | 3 | $420,000 | $580,000 | under 10 |
2018 | 12 | $185,000 | $660,000 | $482,000 |
2019 | 5 | $460,000 | $590,000 | under 10 |
2020 | 12 | $475,000 | $645,000 | $555,000 |
2021 | 7 | $596,000 | $855,000 | under 10 |
2022 | 4 | $775,000 | $1,400,800 | under 10 |
2023 | 5 | $1,025,000 | $1,194,500 | under 10 |
2024 | 1 | $930,000 | $930,000 | under 10 |
2025 | 3 | $970,000 | $1,100,000 | under 10 |
2026 | 5 | $700,000 | $1,450,000 | under 10 |
The 120-month and all-time figures include sales of vacant homesites and the first sales of new homes, not only resales of finished homes.
2013 is the busiest year on the file, with 37 qualified sales, the year 36 homes reached the roll, so first sales are included. The file's highest price is $1,450,000, for a 3,368 square foot home, the largest heated area on the roll, on February 24, 2026. The 36-month low of $700,000 is a 1,936 square foot home, the smallest heated area on the roll, sold August 10, 2026. 2022 holds the first yearly high over $1 million, $1,400,800, and every qualified sale since 2023 is $700,000 or more. 2020 is the last year with 10 or more qualified sales, 12, at a $555,000 median.
Qualified sales per year since 2021 run 7, 4, 5, 1, 3 and 5, the last figure for 2026 through mid-October. A community of 100 homes records a handful of qualified sales in a typical year, which is why a window's count matters more than its median. The 6 sales of the last 12 months are the deepest recent evidence, and each is best read by size, roll year and phase, not as a community average.
Read Black Bear Ridge's figures as windows of recorded history. The 60-month median of $1,027,500 on 20 sales is the most useful single figure, and the 9 sales of the last 36 months, $700,000 to $1,450,000, are the most recent evidence, best read by size, roll year and phase. A median on 20 sales moves with each new closing. A 2026 county roll just value is a tax figure, not a price. Nothing in these tables predicts where prices go next.
County recorded sales are the standard in this guide because they are closed prices on the public record, while asking prices and days on market change daily and are not public records. A listing price is what a seller asks; a recorded sale is what a buyer paid. Multiple Listing Service fields such as asking price, days on market and the association fee field are not public records and were not pulled for this guide (checked 2026-11-06); every price figure here is a Collier County qualified recorded sale. The county file records the closing date, not when a home was listed, so it cannot measure days on market. For homes offered today, see Domain Realty Group's Naples listings, and ask us for a current read of active and pending homes at Black Bear Ridge.
Black Bear Ridge's association fee is set by the association's annual budget, and no fee figure is published on any public record we can cite. No community development district appears in any record read, and the 2026 tax bills carry a non-ad valorem charge of $270 at most, so the assessment and property tax are the main recurring costs to confirm.
Data updated: November 2026 (Florida Statutes sections 720.303, 720.30851, 720.3085 and 720.401, 2025 statutes, read November 6, 2026; Collier County 2026 tax roll, millage area 36, all 100 homes).
We read the 2026 county tax roll for all 100 homes at Black Bear Ridge and the Florida statutes that govern homeowners' associations. The table lists each cost item and where its amount comes from.
Cost item | Amount at Black Bear Ridge | Where it comes from |
|---|---|---|
Association assessment | Set by the association's annual budget | The association's budget |
Special assessments | Listed on the estoppel certificate | Estoppel certificate, s. 720.30851 |
Capital contribution on a sale, if any | Set by the declaration, if any | Declaration; estoppel certificate |
Estoppel certificate | Listed on the estoppel certificate | The association, within 10 business days of a written request |
Buyer or tenant approval, if any | Set by the declaration, if any | Declaration and association rules |
Master association | Not found on any record read | Confirm with the association |
Community development district | None appears in any record read | Collier County 2026 tax roll; the tax bill names each charge |
Property tax | Median $5,455 in 2026 | Collier County 2026 tax roll, millage area 36 |
Non-ad valorem charge | $270 at most on the 2026 bill | Collier County 2026 tax roll, all 100 homes |
Insurance | The owner's policy is the owner's; the association's policy is set by its documents | The owner's insurer; the association |
Selling your home at Black Bear Ridge? Get a free home valuation at mcgreevyandcomisar.com/home-valuation, or call Jesse direct at (239) 898-6072.
Buying a home at Black Bear Ridge? Call Marc at (239) 287-5873 for a personalized buyer consultation, and see how we represent buyers.
Black Bear Ridge's association fee is set by the association's annual budget; no fee figure is published on any public record we can cite, and the estoppel certificate states what a home owes. Current fee, billing frequency, what it covers and any capital contribution on a sale: Information not available at time of publishing (checked 2026-11-06). Listing copy that quotes a figure is not a public record, so a buyer asks the seller for the current budget and the estoppel certificate required by s. 720.30851, which carry the actual amounts for that home.
The association's budget decides what the fee pays for, and the budget is among the records an owner may inspect under s. 720.303 within 10 business days of a written request. Black Bear Ridge's association holds a clubhouse parcel and about 22 acres of common tracts, so its budget is where maintenance and upkeep of those parcels is stated. No inclusion list is published on any public record, and the budget is the only reliable one.
No community development district appears in any record we read for Black Bear Ridge, and the non-ad valorem charges on its 2026 tax bills top out at $270 a home; the tax bill names each charge, so confirm there. The county roll shows a non-ad valorem charge on all 100 homes. Every other line on the bill is an ad valorem levy at 10.3696 mills, taxed on each home's value.
The declaration decides whether any capital contribution or transfer charge is due on a sale, and the estoppel certificate states what the home owes at closing. Florida law does not set one amount for all associations, and no figure is published on any public record for Black Bear Ridge. Ask the seller or the title company to request the estoppel certificate early in the contract period, and read the declaration's article on assessments.
No public record we checked shows a Black Bear Ridge special assessment, and none is printed here. Ask the seller and the association directly: the estoppel certificate states amounts owed by the home, including any assessment already levied. Under s. 720.303, notice of a meeting that will consider a special assessment must go out at least 14 days ahead, so the association's posted notices and minutes show whether one is under discussion.
The association must issue an estoppel certificate within 10 business days of a written request (s. 720.30851); it states what the home owes. It is the closing document that fixes the home's assessment status as of its date, so a title company relies on it to collect what is due at closing. The statute is s. 720.30851. Order it early in the contract period.
Before closing, a Black Bear Ridge buyer should have the HOA disclosure summary under s. 720.401, the association's current budget, the estoppel certificate, the declaration with every recorded amendment, the rules and architectural guidelines, the insurance and claims history for the home, the elevation certificate if one exists, and the permits for the roof and any additions. Order the estoppel certificate and the documents early, because the 3-day cancellation right under s. 720.401 runs from receipt of the disclosure summary.
Black Bear Ridge's association operates under Chapter 720, Florida Statutes, which governs records, meetings, fines, rule changes, architectural review and buyer disclosure for homeowners' associations. The statute lines here are the 2025 statutes as read, and each is cited by section so an owner or buyer can check it against the association's own documents.
Data updated: November 2026 (Florida Statutes sections 720.303, 720.305, 720.306, 720.3035, 720.3045, 720.3075, 720.3085, 720.311 and 720.401, 2025 statutes, read November 6, 2026; National Law Review summary of HB 1203).
We read the Florida statutes that govern homeowners' associations. These lines state the law, and the association's declaration and rules say how it applies at Black Bear Ridge.
Florida requires a homeowners' association disclosure summary before a buyer signs; a buyer who did not get it may cancel by written notice within 3 days after receiving it or before closing, whichever comes first (s. 720.401). For a Black Bear Ridge purchase, the seller or the seller's agent delivers the summary with the association's governing documents, and a buyer keeps the date of receipt.
Under s. 720.3085, a buyer is jointly liable with the seller for assessments that came due before the transfer, which is why the estoppel certificate matters. The certificate states what the home owes as of its date, and a title company collects what is due at closing from the sale proceeds, so a buyer should see it before the deadline to cancel or negotiate has passed.
Under s. 720.305, a fine is limited to $100 per violation and $1,000 in the aggregate unless the documents say otherwise. Fines under $1,000 cannot become a lien. The association must give 14 days' written notice of a hearing before a committee of at least three members who are not board members, and no fine may be levied if the violation is cured before the hearing. Under HB 1203, effective July 1, 2024, the association may not fine an owner for a garbage receptacle within 24 hours of collection.
Yes, within limits. Under s. 720.306, a quorum is 30 percent of voting interests unless the bylaws set it lower, and amendments pass by two-thirds of voting interests unless the documents or law say otherwise. The rental exception in s. 720.306(1)(h) means a rental restriction adopted after July 1, 2021 generally binds only owners who consent or who take title after it, except for the six-month and three-rentals-a-year limits an association may set for every owner.
Under s. 720.3075, Florida law bars covenants from banning personal vehicles, including pickup trucks, parked in a driveway where lawful, and protects up to two portable flags and Florida-friendly landscaping. Under s. 720.3045, items not visible from the frontage, an adjacent parcel or common area, such as artificial turf, boats, flags, vegetable gardens, clotheslines and recreational vehicles, may not be barred unless general law or local ordinance prohibits them.
Under s. 720.3035, architectural review authority exists only as the declaration or published guidelines provide, and the standards must be applied equitably. The board must adopt hurricane protection specifications and cannot deny an application that meets them. A denial must be in writing and cite the rule. A Black Bear Ridge owner keeps the written application, the guidelines in force on the date and the written decision.
HB 1203, effective July 1, 2024, made several changes for homeowners' associations: no fines for garbage receptacles within 24 hours of collection, limits on holiday decorations, a website rule for associations that meet the parcel threshold, and director education. The website rule is the one s. 720.303 applies to associations with 100 or more parcels from January 1, 2025, and the director education rule is the one s. 720.3033 states.
Under s. 720.311, election and recall disputes go to arbitration with the Florida Department of Business and Professional Regulation (DBPR) or to court, and other covered disputes need pre-suit mediation before a lawsuit. An owner with a records, fine or rules dispute at Black Bear Ridge starts with a written request or notice to the association and keeps the dates, because the statute's deadlines run from them.
Black Bear Ridge's 100 homes sit in millage area 36, where the 2026 rate totals 10.3696 mills. The 2026 county roll puts the median total tax at $5,455, from $270 to $9,635, and the median 2026 county roll just value at $763,232. Every bill carries a non-ad valorem charge of $270 at most, and 80 of 100 homes are homestead-exempt.
Data updated: November 2026 (Collier County 2026 tax roll, millage area 36, all 100 homes; county file dated October 27, 2026).
We read the 2026 county tax roll for all 100 homes at Black Bear Ridge. The first table is the roll summary by plat; the second is every levy in millage area 36.
Plat | Homes | Median 2026 county roll just value (low to high) | Median total 2026 taxes (low to high) | Non-ad valorem charge | Homestead-exempt |
|---|---|---|---|---|---|
All homes | 100 | $763,232 ($588,843 to $992,306) | $5,455 ($270 to $9,635) | on all 100, $270 at most | 80 of 100 (80 percent) |
Phase 1 | 67 | $761,660 ($588,843 to $956,890) | $5,502 ($3,700 to $9,635) | on all 67, $270 at most | 50 of 67 (75 percent) |
Phase 2 | 27 | $772,012 ($656,249 to $992,306) | $5,577 ($270 to $8,942) | on all 27, $270 at most | 24 of 27 (89 percent) |
Phase 3 | 6 | $738,466 ($699,860 to $807,067) | $4,878 ($4,094 to $7,581) | on all 6, $270 at most | 6 of 6 (100 percent) |
Authority | Levy | Mills |
|---|---|---|
Collier County | General Fund | 3.0107 |
South Florida Water Management | Water Management Fund (South Fl) | 0.0948 |
South Florida Water Management | Big Cypress Basin | 0.0978 |
School Board | School Board, State Law | 1.8990 |
School Board | School Board, Local Board | 2.2480 |
Collier Mosquito Control | Collier Mosquito Control | 0.1331 |
Greater Naples Fire | Greater Naples Fire Rescue District | 2.0000 |
Collier County | Unincorporated General (MSTD) | 0.6844 |
Collier County | C.C. Water Pollution Control Program | 0.0246 |
Collier County | Conservation Collier | 0.1772 |
Total | 10.3696 |
Worked examples (hypothetical, ad valorem only, assessed value equal to the $763,232 median just value):
The additional homestead exemption is adjusted for inflation each January 1 under s. 196.031, so the 2026 amount differs from $25,000.
Selling your home at Black Bear Ridge? Get a free home valuation at mcgreevyandcomisar.com/home-valuation, or call Jesse direct at (239) 898-6072.
Ten levies make up millage area 36's 10.3696 mills: Collier County's General Fund (3.0107), the unincorporated county general levy (0.6844), the water pollution control program (0.0246) and Conservation Collier (0.1772); the South Florida Water Management District (0.0948) and Big Cypress Basin (0.0978); the school board's state and local levies (1.8990 plus 2.2480); Collier Mosquito Control (0.1331); and Greater Naples Fire Rescue District (2.0000). Every Black Bear Ridge home pays the unincorporated county general levy on its 2026 tax bill, so the community is in unincorporated Collier County with a Naples mailing address.
The 2026 county roll puts the median total tax at Black Bear Ridge at $5,455, with bills from $270 to $9,635 across the 100 homes. The spread reflects each home's county heated size, its assessed value under the caps and whether it carries a homestead exemption. A buyer's own first bill depends on the purchase, not on the seller's bill.
The roll's median bill ($5,455) sits under the about $7,914 no-exemption example because 80 of the 100 homes are homesteaded and capped assessed values run under just value: Save Our Homes holds homesteads, and the 10 percent cap holds non-homestead residential property. Years of capped increases leave many homes taxed on less than their 2026 county roll just value. A buyer's first bill resets toward just value after the sale.
Black Bear Ridge's 2026 tax bills carry the Greater Naples Fire Rescue District levy, 2.0000 mills. On the $763,232 median just value in the hypothetical example, the district's share is about $1,526. The levy comes from the county tax roll, which is the record that names the district.
No community development district appears in any record we read for Black Bear Ridge, and the non-ad valorem charges on its 2026 tax bills top out at $270 a home; the tax bill names each charge, so confirm there. The county roll shows a non-ad valorem charge on all 100 homes, and the full 2026 bill for each home is the ad valorem tax at 10.3696 mills on its taxable value plus that charge.
The 2026 county roll shows 80 of Black Bear Ridge's 100 homes homestead-exempt, 80 percent: 50 of 67 in Phase 1 (75 percent), 24 of 27 in Phase 2 (89 percent) and 6 of 6 in Phase 3 (100 percent). That share is a tax fact: it tells a seller and a buyer how many current bills carry the homestead exemption and the Save Our Homes cap, and so why bills differ across homes of the same size.
Under s. 196.031, a homestead receives a $25,000 exemption on all levies plus an additional exemption of up to $25,000 on assessed value over $50,000 for non-school levies, the additional amount indexed for inflation. The owner must hold title and live in the home as a permanent residence on January 1. Apply by March 1, Florida's statewide filing deadline, as a Florida property appraiser's exemptions page states.
Save Our Homes caps a homestead's annual assessment increase at the lower of 3 percent or CPI, under s. 193.155, and a sale resets assessed value to just value as of the next January 1. Portability lets an owner who had a homestead in any of the 3 preceding years transfer part of the assessment difference to a new homestead, capped at $500,000, applied for separately (s. 193.155(8)). Florida caps annual assessment increases on non-homestead residential property at 10 percent (s. 193.1555).
Not necessarily. The homestead cap and the 10 percent non-homestead cap both reset on a change of ownership, so the buyer's assessment moves toward the 2026 county roll just value after the sale. As a hypothetical, ad valorem only, at the $763,232 median just value: about $7,914 with no exemption, or about $7,500 with the homestead exemptions, plus the home's non-ad valorem charge. Each $100,000 of taxable value costs about $1,037 at 10.3696 mills. The additional homestead exemption is adjusted for inflation each January 1 under s. 196.031, so the 2026 amount differs from $25,000.
Buying a home at Black Bear Ridge? Call Marc at (239) 287-5873 for a personalized buyer consultation, and see how we represent buyers.
Black Bear Ridge's 100 homes sit in three flood designations on the county's copy of the effective FEMA flood map: the county address records for 43 homes fall in Zone AH, 32 in shaded Zone X and 25 in Zone X. The community is in Evacuation Zone E and outside the Coastal High Hazard Area.
Data updated: November 2026 (county copy of the effective FEMA flood map panels 12021C0402H and 12021C0214H, read November 6, 2026; Collier County evacuation zone and Coastal High Hazard Area maps, read November 6, 2026; Collier County elevation certificate index, read November 6, 2026).
We read the county's copy of the effective FEMA flood map for all 100 Black Bear Ridge homes, the county's evacuation-zone and Coastal High Hazard Area maps and its elevation-certificate index, and we matched each home to the county's address records for Acorn Way. A flood zone is a map designation, not a promise about any storm. FEMA's own flood map page puts it plainly: "Floods can happen anywhere, but some areas are at higher risk than others" (FloodSmart). What follows is what the public map and the county's records show for Black Bear Ridge, and where an owner or buyer confirms the rest.
On the county's copy of the effective FEMA flood map, the county address records for 43 Black Bear Ridge homes fall in Zone AH, a special flood hazard area of shallow flooding, 32 in shaded Zone X (the 0.2 percent annual chance area) and 25 in Zone X, an area of minimal flood hazard. Two FEMA panels cover Black Bear Ridge, 12021C0402H for 85 homes and 12021C0214H for 15 homes at the north end, both effective May 16, 2012.
The count of homes by phase, zone and panel, with no house number matched to any zone:
Phase | Homes | Zone AH | Shaded Zone X (X500) | Zone X | Panel 12021C0402H | Panel 12021C0214H |
|---|---|---|---|---|---|---|
Phase 1 | 67 | 35 | 11 | 21 | 55 | 12 |
Phase 2 | 27 | 8 | 19 | 0 | 27 | 0 |
Phase 3 | 6 | 0 | 2 | 4 | 3 | 3 |
Total | 100 | 43 | 32 | 25 | 85 | 15 |
By panel, 12021C0402H holds 41 homes in Zone AH, 28 in shaded Zone X and 16 in Zone X, and 12021C0214H holds 2 in Zone AH, 4 in shaded Zone X and 9 in Zone X. County address records are placed on the map, not surveyed, and many sit near a zone edge, so a lender's flood determination for a specific home can differ from this reading; ask for the home's own determination and elevation certificate.
Three zones apply. Phase 1, with 67 homes, has 35 in Zone AH, 11 in shaded Zone X and 21 in Zone X. Phase 2, with 27 homes, has 8 in Zone AH, 19 in shaded Zone X and none in Zone X. Phase 3, with 6 homes, has none in Zone AH, 2 in shaded Zone X and 4 in Zone X. No house number is printed beside a zone here, because the zone for one home belongs on that home's own flood determination. County address records are placed on the map, not surveyed, and many sit near a zone edge, so a lender's flood determination for a specific home can differ from this reading; ask for the home's own determination and elevation certificate.
Zone AH is FEMA's designation for a special flood hazard area of shallow flooding, usually ponding of 1 to 3 feet. A home placed in Zone AH is in a special flood hazard area, and 43 Black Bear Ridge homes fall there on the county's copy of the map. That is a map reading, and it says nothing about whether a particular home has ever had water.
Shaded Zone X, also written X500, is the 0.2 percent annual chance area, a moderate-hazard designation outside the special flood hazard area. Plain Zone X is an area of minimal flood hazard. At Black Bear Ridge, 32 homes fall in shaded Zone X and 25 in Zone X. Neither designation means water cannot reach a property. FEMA's flood zone page states that floods can happen anywhere, and heavy rain can pond on roads, lawns and driveways in any zone.
Panel 12021C0402H covers 85 homes and panel 12021C0214H covers 15 homes at the north end, both effective May 16, 2012. Panel 12021C0402H holds 41 homes in Zone AH, 28 in shaded Zone X and 16 in Zone X; panel 12021C0214H holds 2, 4 and 9. Flood maps are revised from time to time; confirm the effective panel and zone for a home before you rely on them. The panel shown on a lender's flood determination at contract time is the one that counts for that loan.
County address records are placed on the map, not surveyed, and many sit near a zone edge, so a lender's flood determination for a specific home can differ from this reading; ask for the home's own determination and elevation certificate. The lender orders its own determination from the home's location, and that determination, not a county map reading, is what sets the lender's flood question. A home that reads Zone X on one map and Zone AH on a determination is a reason to ask for the elevation certificate early.
A base flood elevation is the flood level FEMA's map sets for a location, and an elevation certificate compares a home's floors against it. This guide prints no elevation figure for any Black Bear Ridge home. Each home's elevation certificate records its floor elevations against the base flood elevation that applies to it, so the document for the specific home is the source, not a community-wide number.
The county's elevation-certificate index holds 24 records for 23 Acorn Way addresses, entered from 2015 to 2021; ask the seller whether one exists for the home you are considering. A lender or an insurer may ask for a certificate, and an owner can commission a new one from a licensed surveyor. Which homes have a certificate on file is a question for the seller, not a fact this guide prints address by address.
Black Bear Ridge is in Collier County Hurricane Evacuation Zone E and outside the Coastal High Hazard Area. Florida's Know Your Zone program says its zones are flood-based, with Zone A generally the most vulnerable and first evacuated, and that "Not every zone is always ordered to evacuate." Owners follow evacuation orders for their own zone letter. An evacuation zone letter and a FEMA flood zone letter come from different maps and mean different things.
Black Bear Ridge is outside the Coastal High Hazard Area and in Evacuation Zone E. NWS Miami described Ian's most extensive Collier surge flooding south and west of U.S. 41 and near the Gordon River, the Cocohatchee River and connecting creeks and canals; Black Bear Ridge is north of Vanderbilt Beach Road, east of I-75. That is a geography statement about where the weather service placed the surge, not a claim about any outcome at Black Bear Ridge.
Black Bear Ridge's 100 homes were all on the county roll by 2021, so every one was standing for Ian in 2022 and for Debby, Helene and Milton in 2024, and its first 12 homes were standing for Irma in 2017. The figures here are county-wide and area measurements; none is a statement about damage at Black Bear Ridge.
Data updated: November 2026 (National Hurricane Center tropical cyclone report for Irma; National Weather Service Miami event summaries for Ian, Helene, Debby and Milton; Collier County 2026 roll, read November 6, 2026; Florida Division of Emergency Management Know Your Zone).
Storm | Date | Measured figure | Source |
|---|---|---|---|
Irma | September 10, 2017 | came ashore near Marco Island as a category 3; Naples 1 E reported a 123-kt gust; at least 88 buildings destroyed and 1,500 badly damaged county-wide; 11.46 in of rain at Naples 7 E | |
Ian | September 28, 2022 | landfall as a category 4; extensive Collier surge flooding south and west of U.S. 41; gusts 112 mph Naples Grand Beach Resort, 105 mph Naples Airport tower, 89 mph East Naples; in Collier 5 deaths, 32,500 evacuations, $2.2 billion damage, $948 million of it in unincorporated Collier | |
Debby | August 4, 2024 | water entered structures in several neighborhoods in the Naples, North Naples and Golden Gate areas; about 1 to 2 ft on many streets; 4 to 6 in of rain during high tide; unincorporated Collier damage $877,947 | |
Helene | September 26, 2024 | center passed about 200 miles west of Naples as a category 3; minor roof and structural wind damage in sections of Collier; significant coastal flooding along the Collier coast from storm surge; 3.55 in of rain in North Naples | |
Milton | October 9, 2024 | 2 to 4 ft of inundation on Collier beaches and bayfronts; an estimated 85 percent of Collier customers lost power; property damage $280 million; 2,900 evacuations |
These are county-wide and area figures; storm damage, repairs and any storm-related assessment at Black Bear Ridge: Information not available at time of publishing (checked 2026-11-06).
Black Bear Ridge's first 12 homes carry 2006 to 2008 roll years, so they were standing when Irma came ashore near Marco Island on September 10, 2017; the homes with 2011 to 2014 roll years were 3 to 6 years old. The National Hurricane Center's Irma report records a category 3 landfall, a 123-kt gust at Naples 1 E, at least 88 buildings destroyed and 1,500 badly damaged county-wide, and 11.46 inches of rain at the Naples 7 E gauge. Those are area figures, not a Black Bear Ridge damage record.
Ian made landfall as a category 4 on September 28, 2022. NWS Miami described Ian's most extensive Collier surge flooding south and west of U.S. 41 and near the Gordon River, the Cocohatchee River and connecting creeks and canals; Black Bear Ridge is north of Vanderbilt Beach Road, east of I-75. The NWS summary lists gusts of 112 mph at Naples Grand Beach Resort, 105 mph at the Naples Airport tower and 89 mph in East Naples, and in Collier 5 deaths, 32,500 evacuations and $2.2 billion in damage, $948 million of it in unincorporated Collier.
Helene's center passed about 200 miles west of Naples as a category 3 on September 26, 2024. The NWS Helene summary reports minor roof and structural wind damage in sections of Collier, significant coastal flooding along the Collier coast from storm surge and 3.55 inches of rain in North Naples. The coastal flooding it describes is along the Collier coast, west of Black Bear Ridge, and the summary names no Black Bear Ridge outcome.
Debby's Collier impacts center on rain and high tide. On August 4, 2024, NWS Miami's Debby narrative reports water entering structures in several neighborhoods in the Naples, North Naples and Golden Gate areas, about 1 to 2 feet of water on many streets, 4 to 6 inches of rain falling during high tide and $877,947 in damage in unincorporated Collier. Standing rainwater is the same kind of shallow ponding that the Zone AH designation describes. The narrative names no Black Bear Ridge outcome.
Milton struck on October 9, 2024. The NWS Miami Milton narrative reports 2 to 4 feet of inundation on Collier beaches and bayfronts, an estimated 85 percent of Collier customers without power, property damage of $280 million and 2,900 evacuations. The inundation figures describe the coast, west of Black Bear Ridge and west of I-75.
These are county-wide and area figures; storm damage, repairs and any storm-related assessment at Black Bear Ridge: Information not available at time of publishing (checked 2026-11-06). No public record we read states an outcome at Black Bear Ridge either way. A buyer asks the seller for the home's insurance claim history and repair permits, and asks the association whether any storm-related assessment was ever levied.
Black Bear Ridge is in Collier County Hurricane Evacuation Zone E and outside the Coastal High Hazard Area. Under Florida's Know Your Zone rule, zones are flood-based, Zone A is generally the most vulnerable and first evacuated, and not every zone is always ordered to evacuate. Owners follow evacuation orders for their own zone letter, which the county announces by zone, not by distance from the Gulf.
Black Bear Ridge's homes span three building eras by roll year: 12 homes from 2006 to 2008, 79 from 2011 to 2014 and 9 from 2016 to 2021. Insurance questions are answered home by home: the owner's policy, the lender's flood determination, the roof and any wind mitigation features all belong to the individual home.
Data updated: November 2026 (Collier County 2026 roll, roll years, read November 6, 2026; Florida Building Commission effective dates; Florida Statutes s. 627.0629, s. 215.5586 and s. 689.302; Citizens Property Insurance Corporation flood page and policies in force through October 30, 2026; Florida Senate bill pages for HB 837 and HB 1049; FEMA FloodSmart).
Black Bear Ridge's homes span several Florida Building Code editions: the 2004 code took effect October 1, 2005, the 2007 code March 1, 2009, the 2010 code March 15, 2012, and later editions from 2015 on; each home's permit shows the edition that governed it. The Florida Building Commission's effective-date table gives the dates by edition:
Roll years | Homes | Code editions in force around those years (the permit date decides) |
|---|---|---|
2006 to 2008 | 12 | 2004 Florida Building Code, effective October 1, 2005 |
2011 to 2014 | 79 | 2007 code, effective March 1, 2009; 2010 code, effective March 15, 2012 |
2016 to 2021 | 9 | 5th edition (2014), June 30, 2015; 6th (2017), December 31, 2017; 7th (2020), December 31, 2020 |
Who decides what on the insurance side:
Topic | Who decides | What governs |
|---|---|---|
Homeowners insurance on the house and contents | the owner and the insurer | the owner's policy |
Flood insurance | the lender's determination for the home, or the owner's choice | the lender's flood determination; the Citizens rule on a Citizens wind policy |
Wind mitigation credits | the insurer, applying its filed credits to the home's documented features | s. 627.0629 |
Common areas and the clubhouse | the association | the declaration; ask the association |
Roof and exterior changes | the owner, with association review if the documents call for it | s. 720.3035 and the published guidelines |
Roof covering and age, window and door protection and the wind mitigation features of a specific home: Information not available at time of publishing (checked 2026-11-06).
Black Bear Ridge's homes span several Florida Building Code editions: the 2004 code took effect October 1, 2005, the 2007 code March 1, 2009, the 2010 code March 15, 2012, and later editions from 2015 on; each home's permit shows the edition that governed it. A roll year is the year a home first appears on the county roll, so the permit date, not the roll year, decides which edition applied. The 12 homes with 2006 to 2008 roll years sit in the 2004 code era, the 79 homes from 2011 to 2014 straddle the 2007 and 2010 editions, and the 9 homes from 2016 to 2021 fall in the later editions.
Roof covering and age, opening protection and roof-to-wall connections are home by home, and a wind mitigation inspection documents them. Listing descriptions mention "newer roof" replacements most often on the older homes, which makes roof age a first question on a 2006 to 2008 home. Roof covering and age, window and door protection and the wind mitigation features of a specific home: Information not available at time of publishing (checked 2026-11-06). The seller's permits and any wind mitigation report answer it.
A wind mitigation inspection documents construction features that reduce windstorm loss, such as roof strength and covering, roof-to-wall and wall-to-foundation strength and opening protection. Under s. 627.0629, residential rate filings must include actuarially reasonable discounts, credits or other rate differentials for those features, and since October 1, 2023 each insurer must describe its mitigation discounts on its website. The Office of Insurance Regulation re-evaluates the credits every 5 years. The insurer applies its own filed credits to the report.
Only the 11 Black Bear Ridge homes with 2006 or 2007 roll years can meet the program's built-before-2008 test, and every other statutory test still applies (s. 215.5586). The My Safe Florida Home program offers up to $10,000 per project, with the state paying $2 for each $1 of the owner's for most applicants and a free inspection, for a home with an insured value of $700,000 or less that is homesteaded. Under s. 215.5586, funding is "subject to annual legislative appropriations," so availability changes.
A lender decides flood insurance from its own determination for the home; a home it places in Zone AH, a special flood hazard area, should expect the question, and floods can happen in any zone. On the county's copy of the map, 43 homes fall in Zone AH, 32 in shaded Zone X and 25 in Zone X. County address records are placed on the map, not surveyed, and many sit near a zone edge, so a lender's flood determination for a specific home can differ from this reading; ask for the home's own determination and elevation certificate. FEMA's FloodSmart page explains how the National Flood Insurance Program treats each zone.
Citizens Property Insurance Corporation's flood page says personal residential wind policies inside a special flood hazard area must carry flood coverage regardless of value. Outside it, the requirement phases in by Coverage A: $600,000 from January 1, 2024, $500,000 from January 1, 2025 and $400,000 from January 1, 2026, and it reaches all such policies from January 1, 2027. Condominium unit-owner, tenant and no-wind policies are exempt, and single-family homes are not. An owner who insures through Citizens confirms the policy type on the declarations page.
Citizens reports 1,407,805 policies in force on September 30, 2023, 254,836 on September 30, 2026 and 216,432 on October 30, 2026 (policies in force); those are statewide figures. HB 837 (2023, chapter 2023-15, approved March 24, 2023) limited attorney-fee provisions in actions against insurers (Florida Senate). Florida's Office of Insurance Regulation headlined "Major Rate Decreases for Homeowners Effective This Month" on its home page on October 29, 2026.
A Florida seller of residential property must give the buyer a flood disclosure at or before the time the contract is signed, stating whether the seller knows of flood damage during ownership and whether a flood claim was filed or flood assistance received (s. 689.302). The statute, created by CS/CS/HB 1049 (chapter 2024-215, approved May 29, 2024, effective October 1, 2024) and amended in 2025, defines flooding to include "sustained periods of standing water resulting from rainfall." The required notice says "Homeowners' insurance policies do not include coverage for damage resulting from floods." The text is at s. 689.302.
Ask the seller for the roof's covering and age, any wind mitigation report, any four-point inspection an insurer has asked for, the home's insurance claim history and the elevation certificate if one exists. Ask the lender for the flood determination on the specific home. Ask the association what it requires for exterior work and hurricane protection under the declaration and s. 720.3035. Then get an insurer's quote for the specific home, because the roof and the wind mitigation features drive it.
Black Bear Ridge's listing descriptions name Vineyards Elementary, Oakridge Middle and Gulf Coast High, and one names Barron Collier High; each of those four schools earned an A for 2025-26, as published by Collier County Public Schools. Confirm the assignment for any Acorn Way address with Collier County Public Schools' Interactive Zoning Tool before relying on it.
Data updated: November 2026 (Collier County Public Schools 2025-2026 school and district grades, July 1, 2026; road estimates measured November 2026 from the Black Bear Ridge clubhouse on Acorn Way).
Florida grades schools A through F, and A is the top grade. Drive figures are road estimates measured in November 2026 from the Black Bear Ridge clubhouse on Acorn Way, without traffic. We measured them with one routing method, so every school is compared on the same footing.
School | Type | Address | Drive from the clubhouse | Grade each year 2021-22 to 2025-26 (district) |
|---|---|---|---|---|
Vineyards Elementary | public, elementary | 6225 Arbor Blvd W | 3.0 mi / 7 min | A |
Oakridge Middle | public, 6-8 | 14975 Collier Blvd | 2.0 mi / 6 min | A |
Gulf Coast High | public, 9-12 | 7878 Shark Way | 3.6 mi / 8 min | A |
Barron Collier High | public, high school | 5600 Cougar Dr | 7.6 mi / 16 min | A |
Mason Classical Academy (high school campus, Professional Circle) | public charter | Professional Circle | 5.4 mi / 12 min | A |
Naples Classical Academy | public charter, tuition-free, K-12 | on the school's website | not measured | C, B, B, A, A |
Innovation Preparatory Academy of Naples | public charter | on the school's website | 6.5 mi / 14 min | B, A, B, B, A |
Listing descriptions for Black Bear Ridge homes name Vineyards Elementary, Oakridge Middle and Gulf Coast High, and one names Barron Collier High; district boundaries change, so confirm the assignment for any Acorn Way address with Collier County Public Schools' Interactive Zoning Tool before relying on it. Those four schools are 3.0, 2.0, 3.6 and 7.6 road miles from the clubhouse. A listing description is a marketing statement, not a district record, which is why the assignment check matters.
Vineyards Elementary, Oakridge Middle, Gulf Coast High and Barron Collier High each earned an A for 2025-26, as published by Collier County Public Schools, and each earned an A in every year from 2021-22 to 2025-26. The district's 2025-2026 school and district grades, published July 1, 2026, show the district graded A for the ninth consecutive year and sixth of 67 Florida districts by points. A grade describes a past school year, not a forecast. Confirm the assignment for any Acorn Way address with Collier County Public Schools' Interactive Zoning Tool before relying on it.
Vineyards Elementary is at 6225 Arbor Blvd W, 3.0 road miles and about 7 minutes from the clubhouse. It is a public elementary school and earned an A in each year from 2021-22 to 2025-26, as published by Collier County Public Schools. Laurel Oak Elementary, 3.5 road miles and about 9 minutes from the clubhouse, is an elementary school other nearby communities' district records list; it also earned an A each year. Confirm the assignment for any Acorn Way address with Collier County Public Schools' Interactive Zoning Tool before relying on it.
Oakridge Middle is at 14975 Collier Blvd, 2.0 road miles and about 6 minutes from the clubhouse, on Collier Boulevard to the north-northeast. It is a public 6-8 school and earned an A for 2025-26, as published by Collier County Public Schools. Confirm the assignment for any Acorn Way address with Collier County Public Schools' Interactive Zoning Tool before relying on it.
Gulf Coast High is at 7878 Shark Way, 3.6 road miles and about 8 minutes from the clubhouse. Barron Collier High is at 5600 Cougar Dr, 7.6 road miles and about 16 minutes away. Both are public high schools and each earned an A for 2025-26, as published by Collier County Public Schools. Most listing descriptions name Gulf Coast High and one names Barron Collier High, which is one more reason to confirm the assignment for any Acorn Way address with Collier County Public Schools' Interactive Zoning Tool before relying on it.
Use Collier County Public Schools' Interactive Zoning Tool, entering the specific Acorn Way address. The tool is the district's own and is the check to rely on; a listing description, a map and this guide are not. District boundaries change, so a school named in an older listing can differ from the district's current lines. Charter schools are open by application, never by address. Confirm the assignment for any Acorn Way address before relying on it.
Three public charter schools are within reach. Mason Classical Academy has a high school campus on Professional Circle, 5.4 road miles and about 12 minutes from the clubhouse, graded A in each year from 2021-22 to 2025-26. Naples Classical Academy, a tuition-free K-12 public charter and a Hillsdale College member school enrolling for 2026-27, was not measured on our drive list; its grades for 2021-22 to 2025-26 were C, B, B, A and A. Innovation Preparatory Academy of Naples is 6.5 road miles and about 14 minutes away, with grades of B, A, B, B and A. Charter schools run their own enrollment, so applications go directly to each school.
Private schools by road from the clubhouse: Community School of Naples, 6.2 miles and 13 minutes; First Baptist Academy, 5.2 miles and 11 minutes; Royal Palm Academy, 7.7 miles and 19 minutes; Seacrest Country Day School, Pre-K to 12, 9.9 miles and 19 minutes; and St. John Neumann Catholic High School. Our Naples private schools guide goes deeper. Colleges: Florida SouthWestern State College, Collier Campus, on Grand Lely Dr, 11.4 miles and 22 minutes; Florida Gulf Coast University in Fort Myers, 20.0 miles and 31 minutes; and Ave Maria University, 21.9 miles and 37 minutes.
Black Bear Ridge is about two to three road miles from NCH Emergency Department, Northeast, a freestanding emergency room open 24 hours on Collier Boulevard. Naples hospitals sit 5.6 to 10.4 road miles from the clubhouse on Acorn Way, at 11 to 19 minutes by road.
Data updated: November 2026 (road estimates measured November 2026 from the Black Bear Ridge clubhouse on Acorn Way; NCH, Physicians Regional and Collier Urgent Care location pages; NCH release, October 14, 2025; Business Observer, January 2026).
Drive figures are road estimates measured in November 2026 from the Black Bear Ridge clubhouse on Acorn Way, without traffic; in season and at rush hour on Vanderbilt Beach Road, Collier Boulevard, Immokalee Road and I-75, real drives run longer.
Place | Type | Address | Drive from the clubhouse |
|---|---|---|---|
NCH Emergency Department, Northeast | freestanding ER, open 24 hours | 15420 Collier Blvd, Naples 34120 | about two to three road miles |
Physicians Regional Medical Center, Pine Ridge | hospital, ER | 6101 Pine Ridge Rd, Naples 34119 | 5.6 mi / 11 min |
NCH Medical Group Immediate Care, Vanderbilt | immediate care, X-ray | 801 Vanderbilt Beach Rd, Naples 34108 | 7.5 mi / 14 min |
Physicians Regional Medical Center, North campus | hospital | see the Physicians Regional site | 7.9 mi / 15 min |
NCH North Naples Hospital | hospital, ER | 11190 Health Park Blvd, Naples 34110 | 8.2 mi / 16 min |
Physicians Regional Medical Center, Collier Boulevard | hospital, ER | 8300 Collier Blvd, Naples 34114 | 10.4 mi / 19 min |
NCH Baker Hospital | hospital | 350 7th St N, Naples 34102 | not measured |
NCH Emergency Department, Northeast, 15420 Collier Blvd, open 24 hours, is about two to three road miles north on Collier Boulevard. NCH describes its Northeast site as Collier County's only freestanding emergency department. NCH lists it among its emergency sites, and its location page gives the phone number (239) 624-8700. The drive runs north on Collier Boulevard.
Four hospitals are within 19 minutes by road of the clubhouse: Physicians Regional Medical Center, Pine Ridge, 6101 Pine Ridge Rd, 5.6 miles and 11 minutes; Physicians Regional Medical Center, North campus, 7.9 miles and 15 minutes; NCH North Naples Hospital, 11190 Health Park Blvd, 8.2 miles and 16 minutes; and Physicians Regional Medical Center, Collier Boulevard, 8300 Collier Blvd, 10.4 miles and 19 minutes. Physicians Regional describes its emergency services on its emergency department page. NCH Baker Hospital, 350 7th St N, was not measured.
Collier Urgent Care runs three Naples clinics for walk-in visits, with X-ray and lab: Creekside Corners, 1514 Immokalee Rd Unit 114; Founders Square, 8845 Founders Square Dr Unit 100; and Pine Ridge, 6360 Pine Ridge Rd Unit 201. We measured no drive figures to them. NCH also runs NCH Medical Group Immediate Care, Vanderbilt, with X-ray, at 801 Vanderbilt Beach Rd, 7.5 road miles and about 14 minutes from the clubhouse. Urgent care handles non-emergency visits; a freestanding emergency room handles emergencies around the clock.
In January 2026, NCH announced a $350 million four-story women's and children's pavilion at NCH North Naples Hospital, 8.2 road miles and about 16 minutes from the clubhouse (Business Observer). The report gives the project's size and no groundbreaking date. It is a hospital-campus expansion on Health Park Boulevard, not a new location.
NCH plans a 150-bed hospital in Ave Maria on 18 donated acres, starting with an emergency department, with construction "expected to begin within the next two years," according to its October 14, 2025 release. It is a plan announced in that release, with no opening date, and it does not change the drive figures for the hospitals that operate today.
Start with NCH's emergency services page, which lists its emergency sites, or call NCH Emergency Department, Northeast, at (239) 624-8700 for a question about hours or services. We print no wait times or ratings, because a figure from one day says little about the next. In an emergency, call emergency services rather than driving yourself.
Black Bear Ridge is 2.1 road miles, about 5 minutes, from Collier Boulevard at Immokalee Road, 5.0 road miles from I-75 at Immokalee Road and 8.7 road miles from Vanderbilt Beach, all measured from the clubhouse on Acorn Way. Naples Airport is 11.9 miles and Southwest Florida International Airport 28.0 miles.
Data updated: November 2026 (road estimates measured November 2026 from the Black Bear Ridge clubhouse on Acorn Way, without traffic; venue, park and beach sites as linked; Paradise Coast; National Audubon Society; South Florida Water Management District notice of December 12, 2025).
We measured every drive from the clubhouse on Acorn Way with one routing method. Drive figures are road estimates measured in November 2026 from the Black Bear Ridge clubhouse on Acorn Way, without traffic; in season and at rush hour on Vanderbilt Beach Road, Collier Boulevard, Immokalee Road and I-75, real drives run longer.
Destination | Drive miles | Drive minutes |
|---|---|---|
Collier Blvd at Immokalee Rd | 2.1 | 5 |
Immokalee Rd at I-75 (Exit 111) | 5.0 | about 10 |
Publix, 2450 Vanderbilt Beach Rd | 5.1 | 11 |
Target, 2415 Tarpon Bay Blvd | 5.3 | 11 |
I-75 at Pine Ridge Rd (Exit 107) | 5.7 | 10 |
Headquarters Library, 2385 Orange Blossom Dr | 5.9 | 12 |
North Collier Regional Park, 15000 Livingston Rd | 6.1 | 14 |
Seed to Table, 4835 Immokalee Rd | 6.2 | 12 |
Mercato | 7.1 | 14 |
Costco, 6275 Naples Blvd | 7.3 | 15 |
Whole Foods Market, 9101 Strada Place (Mercato) | 7.5 | 14 |
Vanderbilt Beach Library, 788 Vanderbilt Beach Rd | 7.5 | 14 |
Golden Gate Community Park | 7.5 | 15 |
Publix, 13550 Immokalee Rd | 7.8 | 14 |
Veterans Community Park, 1895 Veterans Park Dr | 8.2 | 16 |
Arthrex headquarters | 8.3 | 16 |
Trader Joe's, 10600 Tamiami Trail N | 8.4 | 16 |
Vanderbilt Beach (Gulf Shore Dr) | 8.7 | 17 |
Artis-Naples | 9.7 | 18 |
Waterside Shops | 9.8 | 18 |
Clam Pass Park | 10.3 | 20 |
South Regional Library | 10.8 | 20 |
Delnor-Wiggins Pass State Park | 10.9 | 23 |
Naples Airport (APF) | 11.9 | 21 |
Naples Zoo at Caribbean Gardens | 12.3 | 22 |
Fifth Avenue South, downtown Naples | 14.1 | 25 |
Naples Botanical Garden | 14.8 | 28 |
Corkscrew Swamp Sanctuary, 375 Sanctuary Rd W | 16.5 | 34 |
Florida Gulf Coast University | 20.0 | 31 |
Southwest Florida International Airport (RSW) | 28.0 | 39 |
Downtown Fort Myers | 35.5 | 47 |
The shortest drive to Gulf sand on our list is Vanderbilt Beach at 8.7 road miles and about 17 minutes. Clam Pass Park is 10.3 miles and about 20 minutes, and Delnor-Wiggins Pass State Park, a state park in North Naples with a boat ramp, is 10.9 miles and about 23 minutes. Park, beach and garden figures are measured to the place's mapped area, not a gate, so read them as about. Our Naples beach parking guide explains where to park at each beach.
Vanderbilt Beach is 8.7 road miles and about 17 minutes from the clubhouse, reached by Vanderbilt Beach Road west to Gulf Shore Drive. Paradise Coast's beach guide says Vanderbilt Beach Park has a parking garage and fills quickly in season. Clam Pass Park, per the same guide and its beach access article, has a free tram to the beach.
Publix at 2450 Vanderbilt Beach Rd is 5.1 road miles and about 11 minutes away, and Publix at 13550 Immokalee Rd is 7.8 miles and 14 minutes. Target at 2415 Tarpon Bay Blvd is 5.3 miles (11 minutes), Seed to Table at 4835 Immokalee Rd 6.2 miles (12 minutes), Costco at 6275 Naples Blvd 7.3 miles (15 minutes), Whole Foods Market at 9101 Strada Place in Mercato 7.5 miles (14 minutes) and Trader Joe's at 10600 Tamiami Trail N 8.4 miles (16 minutes). The Mission Hills shopping center, a separate property on Mission Hills Drive at the Collier Boulevard and Vanderbilt Beach Road corner, is not part of Black Bear Ridge.
Mercato is 7.1 road miles and about 14 minutes from the clubhouse. Artis-Naples is 9.7 miles and about 18 minutes, and Waterside Shops is 9.8 miles and about 18 minutes. Arthrex headquarters is 8.3 miles and 16 minutes away. Those links point to each venue's own site for hours and tenants.
North Collier Regional Park, 15000 Livingston Rd, is 6.1 road miles and about 14 minutes away; Paradise Coast lists 8 lighted tournament soccer fields, 5 lighted tournament softball fields, the Rec-Plex fitness complex and the Sun-N-Fun Lagoon water park there. Veterans Community Park, 1895 Veterans Park Dr, is 8.2 miles and 16 minutes, and Paradise Coast lists its pickleball as "14 outdoor courts, eight unlit and six lighted" (Paradise Coast pickleball). Golden Gate Community Park is 7.5 miles and 15 minutes, Naples Zoo at Caribbean Gardens 12.3 miles and 22 minutes, and Naples Botanical Garden 14.8 miles and 28 minutes. Corkscrew Swamp Sanctuary, 375 Sanctuary Rd W, is 16.5 miles and 34 minutes; the National Audubon Society lists a 2.25-mile boardwalk, open 8 a.m. to 1 p.m. May 1 to Dec. 15 and 8 a.m. to 3 p.m. Dec. 16 to April 30 (Audubon visit page, Audubon). Bird Rookery Swamp's public access has been closed since December 12, 2025 for boardwalk replacement and a new restroom, "until further notice," per the South Florida Water Management District.
Headquarters Library, 2385 Orange Blossom Dr, is 5.9 road miles and about 12 minutes from the clubhouse. The Vanderbilt Beach Library, 788 Vanderbilt Beach Rd, is 7.5 miles and 14 minutes, and the South Regional Library is 10.8 miles and 20 minutes.
I-75 at Immokalee Road (Exit 111) is about 5.0 road miles, about 10 minutes, and I-75 at Pine Ridge Road (Exit 107) is 5.7 miles and 10 minutes. Naples Airport (APF), a general aviation airport, is 11.9 miles and about 21 minutes; the airport lists no airline schedule on its own site. Southwest Florida International Airport (RSW) is the airline airport, 28.0 miles and about 39 minutes, reached by Immokalee Road and I-75 north.
Fifth Avenue South in downtown Naples is 14.1 road miles and about 25 minutes from the clubhouse. To the north, Florida Gulf Coast University is 20.0 miles and about 31 minutes, and downtown Fort Myers is 35.5 miles and about 47 minutes. Arthrex headquarters is closer, at 8.3 miles and 16 minutes.
Our figures are measured without traffic, so in season and at rush hour on Vanderbilt Beach Road, Collier Boulevard, Immokalee Road and I-75, real drives run longer. For current lane closures on I-75 and county roads, FDOT's RoadWatch for Collier is where to check. We print no traffic counts or speed claims.
Selling a home at Black Bear Ridge? Get a free home valuation at mcgreevyandcomisar.com/home-valuation, or call Jesse direct at (239) 898-6072.
Buying at Black Bear Ridge? Call Marc at (239) 287-5873 for a personalized buyer consultation, and see how we represent buyers.
Black Bear Ridge's surroundings are changing mostly on the highways: FDOT's I-75 project lists a diverging diamond interchange at Immokalee Road (Exit 111), and the Vanderbilt Beach Road Extension's first phase opened on June 12, 2026. The Collier MPO's current program carries no widening of Collier Boulevard between Immokalee Road and Vanderbilt Beach Road.
Data updated: November 2026 (FDOT project pages 452544-1 and 435368-1, read November 6, 2026; FDOT release, September 25, 2023; WGCU, September 20, 2026; Collier MPO FY2027 to 2031 Transportation Improvement Program, approved June 12, 2026; Collier County, Vanderbilt Beach Road Extension Phase One release, June 2026; NCH, October 14, 2025; Business Observer, January 2026).
Item | Date | What the record shows | Source |
|---|---|---|---|
I-75 Moving Florida Forward | September 25, 2023 | I-75 from Golden Gate Parkway to Corkscrew Road listed | |
I-75 project 452544-1 | mid 2026 | current phase starting; diverging diamond interchange listed at Exit 111; direct express-lane access listed at Vanderbilt Beach Road | |
Vanderbilt Beach Road Extension, Phase I | June 12, 2026 | opened to traffic, Collier Boulevard east about 7 miles to 16th Street NE | Collier County, Vanderbilt Beach Road Extension Phase One release, June 2026 |
Collier MPO Transportation Improvement Program | June 12, 2026 | no widening of Collier Boulevard between Immokalee Road and Vanderbilt Beach Road | |
I-75 public meetings | August 31 to September 2, 2026 | public meetings held | |
I-75 congestion relief and express lanes | September 20, 2026 | work to start this fall; Bonita Beach Road to Immokalee Road segment to finish "early 2027" | |
I-75 public hearing | October 27 and 28, 2026 | public hearing held | |
Immokalee Road at Randall Boulevard study, 435368-1 | current | completed |
FDOT's I-75 project 452544-1, from north of Golden Gate Parkway to south of Alico Road, lists a new diverging diamond interchange at Immokalee Road (Exit 111) and direct access to the express lanes at Vanderbilt Beach Road; FDOT's project page shows the current phase starting in mid 2026 and gives no opening date for either. The project page, updated November 3, 2026, describes 21 miles of work with auxiliary lanes from Golden Gate Parkway to Alico Road. The corridor first appeared in FDOT's September 25, 2023 Moving Florida Forward release, which listed I-75 from Golden Gate Parkway to Corkscrew Road. Black Bear Ridge is 5.0 road miles, about 10 minutes, from Immokalee Road at I-75.
FDOT's project description lists direct access to the express lanes at Vanderbilt Beach Road. It does not list a rebuilt I-75 interchange there, and it gives no date for the access. The WGCU report of September 20, 2026 describes express lanes as optional tolled lanes. The rule for a buyer is the same as for any road project: read the FDOT page for the date, not a listing description.
WGCU reported on September 20, 2026 that work was to start this fall, that the Bonita Beach Road to Immokalee Road segment would finish "early 2027," that the project has a three-year construction timeframe and that noise walls in 20 segments run about 16 miles at about $77 million. Today the Exit 111 drive is about 5.0 road miles and about 10 minutes, measured without traffic from the clubhouse. For current lane closures, check FDOT's RoadWatch for Collier.
The Vanderbilt Beach Road Extension's first phase opened to traffic on June 12, 2026, running east about 7 miles from Collier Boulevard to 16th Street NE (Collier County, Vanderbilt Beach Road Extension Phase One release, June 2026). Black Bear Ridge sits north of Vanderbilt Beach Road, about half a mile west of Collier Boulevard, and the extension starts at Collier Boulevard.
The Collier MPO's FY2027 to 2031 Transportation Improvement Program, approved June 12, 2026, carries no widening of Collier Boulevard between Immokalee Road and Vanderbilt Beach Road (Collier MPO TIP). FDOT's Immokalee Road at Randall Boulevard study, project 435368-1, is listed as completed on its project page. Collier Boulevard at Immokalee Road is 2.1 road miles and about 5 minutes from the clubhouse.
Every one of the 100 homesites carries a home on the 2026 county roll; the newest has a 2021 roll year. Nothing in any record we read places new construction inside the three plats. Health care is the other change on the record: NCH's $350 million women's and children's pavilion at North Naples Hospital, announced in January 2026, and its 150-bed Ave Maria hospital plan, announced October 14, 2025.
Black Bear Ridge is the smallest community in this set by home count, with 100 single-family homes, 2006 to 2021 roll years and 1,936 to 3,368 county heated square feet. Lantana, Raffia Preserve, Canopy, Warm Springs, Heritage Greens and Pebblebrooke Lakes are compared here on county roll inventory and qualified recorded sales only.
Data updated: November 2026 (Collier County 2026 property roll, single-family home counts, roll years and county heated sizes for each community; Collier County qualified recorded sales over $100,000, county records through mid-October 2026, county file dated October 27, 2026, our analysis).
We read the 2026 county tax roll for all 100 Black Bear Ridge homes and for each community listed, and we tracked every qualified recorded sale in the county file for each. The roll inventory:
Community | ZIP | Single-family homes on the roll | Roll years | County heated sq ft |
|---|---|---|---|---|
Black Bear Ridge | 34119 | 100 | 2006 to 2021 | 1,936 to 3,368 |
Lantana | 34119 | 122 | 2013 to 2025 | 1,791 to 4,468 |
Raffia Preserve | 34119 | 363 | 2014 to 2025 | 1,273 to 3,460 |
Canopy | 34120 | 108 | 2014 to 2025 | 1,240 to 3,456 |
Warm Springs | 34120 | 273 | 2016 to 2025 | 1,834 to 3,808 |
Heritage Greens | 34119 | 163 | 1998 to 2025 | 1,171 to 3,826 |
Pebblebrooke Lakes | 34119 | 298 | 1998 to 2024 | 1,044 to 4,464 |
Qualified recorded sales by window:
Community | 12 months | 24 months | 60 months |
|---|---|---|---|
Black Bear Ridge | 6 sales, $700,000 to $1,450,000 (under 10 sales: no median) | 8 sales, $700,000 to $1,450,000 (under 10 sales: no median) | 20 sales, $650,000 to $1,450,000, median $1,027,500, median $399 per county heated sq ft |
Lantana | 8 sales, $841,000 to $1,795,000 (under 10 sales: no median) | 16 sales, $841,000 to $1,795,000, median $1,375,000, median $467 per county heated sq ft | 37 sales, $640,000 to $1,795,000, median $1,210,000, median $414 per county heated sq ft |
Raffia Preserve | 16 sales, $570,000 to $1,285,000, median $790,000, median $369 per county heated sq ft | 28 sales, $570,000 to $1,285,000, median $785,000, median $357 per county heated sq ft | 87 sales, $570,000 to $1,575,000, median $840,000, median $361 per county heated sq ft |
Canopy | 7 sales, $510,000 to $1,100,000 (under 10 sales: no median) | 12 sales, $510,000 to $1,100,000, median $647,500, median $322 per county heated sq ft | 27 sales, $510,000 to $1,100,000, median $717,000, median $331 per county heated sq ft |
Warm Springs | 13 sales, $630,000 to $1,025,000, median $830,000, median $292 per county heated sq ft | 24 sales, $630,000 to $1,125,000, median $822,500, median $319 per county heated sq ft | 118 sales, $467,600 to $1,225,000, median $768,650, median $323 per county heated sq ft |
Heritage Greens | 4 sales, $490,000 to $1,110,000 (under 10 sales: no median) | 11 sales, $490,000 to $1,110,000, median $560,000, median $275 per county heated sq ft | 31 sales, $490,000 to $1,325,000, median $635,000, median $299 per county heated sq ft |
Pebblebrooke Lakes | 10 sales, $505,000 to $845,000, median $632,000, median $283 per county heated sq ft | 20 sales, $415,000 to $865,000, median $640,000, median $279 per county heated sq ft | 46 sales, $387,500 to $885,000, median $644,500, median $278 per county heated sq ft |
These are Collier County qualified recorded sales of single-family homes over $100,000 and county roll counts only; each community's homes, lots, documents, fees and amenities differ, and a median moves with the mix of homes that happened to sell.
Lantana has 122 single-family homes in ZIP 34119 with 2013 to 2025 roll years and 1,791 to 4,468 county heated square feet, against Black Bear Ridge's 100 homes, 2006 to 2021 roll years and 1,936 to 3,368. In 60 months Lantana recorded 37 qualified sales from $640,000 to $1,795,000 at a $1,210,000 median ($414 per county heated square foot); Black Bear Ridge recorded 20 from $650,000 to $1,450,000 at a $1,027,500 median ($399). Lantana's 12-month window holds 8 sales, $841,000 to $1,795,000, with no median, and its 24-month window 16 sales at a $1,375,000 median.
Raffia Preserve has 363 single-family homes in ZIP 34119 with 2014 to 2025 roll years and 1,273 to 3,460 county heated square feet. Its sales are deeper: 16 qualified sales in 12 months ($570,000 to $1,285,000, median $790,000), 28 in 24 months (median $785,000) and 87 in 60 months ($570,000 to $1,575,000, median $840,000, $361 per county heated square foot). Black Bear Ridge's 60-month count is 20, reflecting its 100 homes against Raffia Preserve's 363.
Canopy has 108 single-family homes in ZIP 34120 with 2014 to 2025 roll years and 1,240 to 3,456 county heated square feet. In 60 months Canopy recorded 27 qualified sales from $510,000 to $1,100,000 at a $717,000 median ($331 per county heated square foot). Its 12-month window holds 7 sales with no median, and its 24-month window 12 sales at a $647,500 median. Canopy and Black Bear Ridge are the two smallest communities in this set by home count.
Warm Springs has 273 single-family homes in ZIP 34120 with 2016 to 2025 roll years and 1,834 to 3,808 county heated square feet. It recorded 13 qualified sales in 12 months ($630,000 to $1,025,000, median $830,000), 24 in 24 months (median $822,500) and 118 in 60 months ($467,600 to $1,225,000, median $768,650, $323 per county heated square foot).
Heritage Greens has 163 single-family homes with 1998 to 2025 roll years and 1,171 to 3,826 county heated square feet; in 60 months it recorded 31 qualified sales from $490,000 to $1,325,000 at a $635,000 median. Pebblebrooke Lakes has 298 single-family homes with 1998 to 2024 roll years and 1,044 to 4,464 county heated square feet; in 60 months it recorded 46 qualified sales from $387,500 to $885,000 at a $644,500 median. Both have 1998 roll-year starts.
Black Bear Ridge is the smallest community in this set by home count, 100 against Canopy's 108 and Lantana's 122. It is the only one here whose roll years begin in 2006, between the 1998 starts of Heritage Greens and Pebblebrooke Lakes and the 2013 to 2016 starts of the others. Lantana's 60-month median ($1,210,000) and Black Bear Ridge's ($1,027,500) are the two over $1 million in this set. Raffia Preserve (87) and Warm Springs (118) recorded the most qualified sales in 60 months, reflecting their larger home counts, and Black Bear Ridge's 12-month and 24-month windows have too few sales for a median. These are qualified recorded sales over $100,000 from the county file; a sale the county did not mark as qualified, a sale under $100,000 and any sale recorded after mid-October 2026 are not in these figures.
By product, Black Bear Ridge's under-2,200 square foot band holds 14 homes and its 3,000-and-up band holds 8, within a county heated range of 1,936 to 3,368. Lantana runs to 4,468, Pebblebrooke Lakes from 1,044 to 4,464 and Raffia Preserve from 1,273 to 3,460, so the heated ranges overlap and differ at the ends. The decision comes down to home count, roll-year era, heated-area range, sales depth, ZIP and tax line, not to a ranking. Other North Naples communities we cover include Island Walk and Camden Cove, a condominium on Collier Boulevard.
Selling a home at Black Bear Ridge? Get a free home valuation at mcgreevyandcomisar.com/home-valuation, or call Jesse direct at (239) 898-6072.
Buying at Black Bear Ridge? Call Marc at (239) 287-5873 for a personalized buyer consultation, and see how we represent buyers.
Black Bear Ridge's strengths on the record are 100 single-family homes on Acorn Way, a gated community with an association clubhouse, 78 homes between 2,200 and 2,999 county heated square feet and Evacuation Zone E. Its trade-offs are 43 homes in flood Zone AH, no published fee figure and thin recent sales.
Data updated: November 2026 (Collier County recorded sales, county records through mid-October 2026, county file dated October 27, 2026, our analysis; Collier County 2026 tax roll, millage area 36; county copy of the effective FEMA flood map panels 12021C0402H and 12021C0214H, read November 6, 2026; Collier County address and parcel records, read November 6, 2026; road estimates measured November 2026 from the Black Bear Ridge clubhouse on Acorn Way).
We read the 2026 county tax roll for all 100 homes, the county's copy of the effective FEMA flood map for all 100 homes and the county's address records for all 100 homes and the clubhouse; each line here comes from those records, the county sales file or our road estimates.
Strength on the record | What the record shows |
|---|---|
Product | 100 single-family homes, all on Acorn Way, on three recorded plats |
Entry and clubhouse | gated per Business Observer in 2011; the association's 4,000 sq ft clubhouse at 7316 Acorn Way |
Land | about 50 acres, with about 22 acres of common tracts held by the association |
Size | 78 of 100 homes between 2,200 and 2,999 county heated sq ft |
Build-out | every one of the 100 homesites carries a home; the newest roll year is 2021 |
Flood map | 25 homes in Zone X and 32 in shaded Zone X on the county's copy of the effective FEMA map |
Storm geography | Evacuation Zone E, outside the Coastal High Hazard Area |
Schools | the schools named in listing descriptions each earned an A for 2025-26 |
Golf club cost | no golf club membership through the association on any record read |
Sales | 20 qualified sales in 60 months, $650,000 to $1,450,000 |
Trade-off on the record | What the record shows |
|---|---|
Flood map | 43 homes in Zone AH, a special flood hazard area: lender and Citizens questions |
Fees | no fee figure on any public record we can cite |
First builder | on no source we can cite |
Fitness room | a listing mention that no public record confirms |
Leasing and pets | terms set by the documents, unpublished |
Older homes | 12 homes with 2006 to 2008 roll years: roofs and hardening matter |
Thin sales | 6 qualified sales in 12 months, no median |
District charge | a non-ad valorem charge up to $270 on every 2026 bill |
Interstate work | Exit 111 interchange listed, no date |
Black Bear Ridge's strengths on the record: 100 single-family homes on one street, with no condominium or rental community on the three recorded plats; a gated community per Business Observer in 2011, with the association's clubhouse at 7316 Acorn Way; about 50 acres with about 22 acres of common tracts; 78 of 100 homes between 2,200 and 2,999 county heated square feet; and a home on every homesite. On the county's copy of the effective FEMA flood map, 25 homes plot in Zone X and 32 in shaded Zone X, and the community is in Evacuation Zone E, outside the Coastal High Hazard Area. Schools named in listing descriptions each earned an A for 2025-26; confirm the assignment for any Acorn Way address with Collier County Public Schools' Interactive Zoning Tool. Drive figures are road estimates measured in November 2026 from the Black Bear Ridge clubhouse on Acorn Way, without traffic; in season and at rush hour on Vanderbilt Beach Road, Collier Boulevard, Immokalee Road and I-75, real drives run longer. On that method Immokalee Road at I-75 (Exit 111) is 5.0 road miles, about 10 minutes, and Vanderbilt Beach is 8.7 miles, 17 minutes. No golf club membership runs through the association on any record read, and the 60 months of sales run from $650,000 to $1,450,000.
Black Bear Ridge's trade-offs: the county's address records place 43 homes in Zone AH, a special flood hazard area of shallow flooding; no fee figure is published on any public record we can cite; the first builder is on no source we can cite; a fitness room is a listing mention that no public record confirms; leasing and pet terms are unpublished; 12 homes carry 2006 to 2008 roll years and were built under older code editions, so roofs and hardening matter; recent sales are thin, with 6 in 12 months and no median; and every 2026 tax bill carries a non-ad valorem charge of up to $270. FDOT's project 452544-1 lists a new diverging diamond interchange at Immokalee Road (Exit 111) and gives no opening date for it. County address records place each home by a map point, not a survey, and many sit near a zone edge, so a lender's flood determination for a specific home can differ from this reading; ask for the home's own determination and elevation certificate.
The county record describes what has sold; it does not forecast. The 60 months through mid-October 2026 show 20 qualified sales from $650,000 to $1,450,000 at a $1,027,500 median; the newest is $700,000 on August 10, 2026, a 1,936 sq ft home. These are qualified recorded sales over $100,000 from the county file; a sale the county did not mark as qualified, a sale under $100,000 and any sale recorded after mid-October 2026 are not in these figures. The decision turns on size band, roll year, phase, the home's own flood determination and the association's documents.
Before an offer at Black Bear Ridge, verify in writing:
A buyer who did not receive the disclosure summary may cancel by written notice within 3 days after receiving it or before closing, whichever comes first.
Ask the lender: what a VA or FHA program requires for a specific Black Bear Ridge home is the lender's answer, not ours. A buyer from out of state can ask the title company whether a remote closing is available.
Buying at Black Bear Ridge? Call Marc at (239) 287-5873, or read about how we represent buyers. Selling a home at Black Bear Ridge? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Black Bear Ridge sellers get the strongest result when a home is priced from Collier County's recorded sales, because the county shows 20 qualified sales in the 60 months through mid-October 2026, from $650,000 to $1,450,000, median $1,027,500. McGreevy and Comisar price each home from the county record, not a portal estimate.
Data updated: November 2026 (Collier County recorded sales, qualified sales only, county records through mid-October 2026, county file dated October 27, 2026; Collier County 2026 tax roll, millage area 36; county copy of the effective FEMA flood map panels 12021C0402H and 12021C0214H, read November 6, 2026; our analysis).
If you're searching for the best listing agent at Black Bear Ridge, or thinking, "I need to sell my home at Black Bear Ridge...", choose a team that reads the market from the record. We tracked every qualified recorded sale the county file holds for the 100 homes at Black Bear Ridge, 178 sales from 2006 through mid-October 2026, and read the 2026 county tax roll for all 100 homes. We price each home by its county heated size, roll-year era and phase. Read what we bring as some of the best real estate agents in Naples.
Collier County's file shows these qualified recorded sales across Black Bear Ridge's 100 homes, with the window named beside each figure; the newest qualified sale is August 10, 2026.
Window, county records through October 16, 2026 | Qualified sales | Range | Median | Median per county heated sq ft |
|---|---|---|---|---|
60 months | 20 | $650,000 to $1,450,000 | $1,027,500 | $399 |
36 months | 9 | $700,000 to $1,450,000 | no median (under 10 sales) | none |
24 months | 8 | $700,000 to $1,450,000 | no median (under 10 sales) | none |
12 months | 6 | $700,000 to $1,450,000 | no median (under 10 sales) | none |
These are qualified recorded sales over $100,000 from the county file; a sale the county did not mark as qualified, a sale under $100,000 and any sale recorded after mid-October 2026 are not in these figures. Multiple Listing Service fields such as asking price, days on market and the association fee field are not public records and were not pulled for this guide (checked 2026-11-06); every price figure here is a Collier County qualified recorded sale.
Selling a home at Black Bear Ridge? Start with our free home valuation, read how we sell a home in Naples, or Call Jesse direct at (239) 898-6072. Buying at Black Bear Ridge? Call Marc at (239) 287-5873, or read about how we represent buyers.
We give no number for one home without looking at it. We build it from Collier County's qualified recorded sales, starting with the home's county heated size band, roll-year era and lot. Over 36 months the under-2,200 sq ft band shows 2 sales from $700,000 to $950,000, the 2,200 to 2,599 band 3 sales from $970,000 to $1,125,000, the 2,600 to 2,999 band 3 sales from $930,000 to $1,100,000, and the 3,000-and-up band 1 sale at $1,450,000. The 2026 county roll just value (median $763,232) is a tax figure, not a price.
Start with our free home valuation; our Naples home valuation page explains the method.
Talk to Jesse direct: (239) 898-6072, text or call. Confidential conversations welcome.
Buying at Black Bear Ridge instead? Call Marc at (239) 287-5873, or read about buying a home in Naples.
Start with a price built from the county record for your size band, roll-year era and phase. Then gather the s. 720.401 disclosure summary and the flood disclosure under s. 689.302, and order the estoppel certificate early under s. 720.30851.
The county file records closing dates, not days on market, so we print no days-on-market figure. What it shows is pace: Collier County recorded 7 qualified sales in 2021, 4 in 2022, 5 in 2023, 1 in 2024, 3 in 2025 and 5 in 2026 through mid-October. With so few sales a year, the comparable sales for one size band are few, and we make no forecast.
We make no forecast; the windows say what has happened. The last 12 months hold 6 qualified sales and the 24 months 8, both from $700,000 to $1,450,000, and the 36 months hold 9; 6 of the 9 fall in the last 12 months. The 60-month median is $1,027,500 on 20 sales, above the 120-month median of $597,000 on 57 sales. The 120-month and all-time figures include sales of vacant homesites and the first sales of new homes, not only resales of finished homes.
The s. 720.401 disclosure summary, an early request for the estoppel certificate, the flood disclosure under s. 689.302, permits for the roof and any addition, the roof and wind mitigation reports, any elevation certificate and your 2026 tax bill.
Over the last 36 months, the 2,200 to 2,999 sq ft bands hold 6 of the 9 sales, from $930,000 to $1,125,000. By roll-year era: 2007 roll years, 2 sales, $930,000 and $1,125,000; 2011 to 2014 roll years, 7 sales, $700,000 to $1,450,000; no qualified sale of a home with a 2016 to 2021 roll year in the 36 months. Every group is under 10 sales, so no group median prints.
Buyers ask first for the association documents, then for the home's flood determination, the roof's age and covering, and what, if anything, the homesite backs onto; the recorded plat shows lot backing.
Black Bear Ridge buyers and sellers work directly with Jesse McGreevy and Marc Comisar, who have been Top 1% Real Estate Agents Nationally Since 2008 and lead the #1 team in Southwest Florida since 2012, pricing every Black Bear Ridge home from Collier County's recorded sales rather than a portal estimate.
As the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate, and McGreevy and Comisar alone have over $900 million in Sales. Read more about our team. Meet Jesse McGreevy, who leads the team's listing and seller strategy, and Marc Comisar, who leads buyer representation and negotiation.
Jesse McGreevy leads the team's listing and seller strategy, and Marc Comisar leads buyer representation and negotiation. Selling a home at Black Bear Ridge? Get a free home valuation or call Jesse direct at (239) 898-6072. Buying at Black Bear Ridge? Call Marc at (239) 287-5873, or read about buying a home in Naples and how we represent buyers. You can also contact us any time.
Jesse McGreevy and Marc Comisar are top-reviewed realtors at Black Bear Ridge, and the reviews on the team's Google Business Profile describe what a seller or buyer at Black Bear Ridge needs most: honest advice, steady communication and a team that sells.
★★★★★ "Their knowledge of the Southwest Florida market really stood out, and you can tell they genuinely care about their clients and getting the best results possible. They were always available to answer questions, kept us informed every step of the way, and paid attention to every detail." Verified Google review
★★★★★ "Marc was great! He helped us find a place that matched our needs, without trying to upsell us into something too big. And he's helped us settle into the area. 100% recommendation!" Verified Google review
★★★★★ "I can only say he is a refreshing and highly motivated professional. No tricks exaggerations nor falsehoods. His way of bringing quality clients is exceptional. He does not bring lookers. He brings buyers!" Verified Google review
Jesse McGreevy (Sales Associate) and Marc Comisar (Broker Associate) are licensed Florida REALTORS® with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC).
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team.
Black Bear Ridge buyers ask where the community is, what is in it, who built it, what the association charges and allows, what the flood map shows and what homes have sold for. Each answer draws on a county record, a statute or a public report, and where a fact is not published we say what to ask for.
Data updated: November 2026 (Collier County recorded sales, county records through mid-October 2026, county file dated October 27, 2026, our analysis; Collier County 2026 tax roll, millage area 36; county copy of the effective FEMA flood map panels 12021C0402H and 12021C0214H, read November 6, 2026; Collier County address and parcel records, read November 6, 2026; road estimates measured November 2026 from the Black Bear Ridge clubhouse on Acorn Way).
Black Bear Ridge sits north of Vanderbilt Beach Road, about half a mile west of Collier Boulevard, with Logan Boulevard farther west; it is in unincorporated Collier County, not inside the City of Naples, its mailing city is Naples and its ZIP code is 34119. Road routes from Black Bear Ridge leave Acorn Way by Mission Hills Drive, which leads to Buckstone Drive and Vanderbilt Beach Road, and to Collier Boulevard.
Black Bear Ridge is 100 single-family homes on Acorn Way in Naples, Florida 34119, recorded with Collier County as three platted phases, Black Bear Ridge Phase 1, Phase 2 and Phase 3, with county roll years from 2006 to 2021.
Black Bear Ridge has 100 homes, all single-family and all on Acorn Way: 67 in Phase 1, 27 in Phase 2 and 6 in Phase 3. Every one of the 100 homesites carries a home on the 2026 county roll; the newest has a 2021 roll year. The association's tract at 7502 Mission Hills Drive holds a well, not a home.
As zoning, yes: the county's planned unit development records place Black Bear Ridge, about 50 acres, inside the Wolf Creek planned unit development adopted by Collier County Ordinance 07-46. Wolf Creek is the zoning name; Black Bear Ridge is its own community of three recorded plats inside it, and other land in the Wolf Creek planned unit development is not part of those plats.
The county roll shows homes from 2006 to 2021: 12 with 2006 to 2008 roll years, none for 2009 or 2010, 79 from 2011 to 2014, with 36 in 2013 alone, and 9 from 2016 to 2021. In February 2011, Black Bear Ridge Naples LLC, led by Brian Stock of Stock Development, bought 61 home lots in the 100-homesite community from Buckstone Estates LLC, and Business Observer reported that construction was to begin by March 2011 (Business Observer, February 25, 2011). The first builder's name is in the recorded declaration and plat records.
County heated area at Black Bear Ridge runs from 1,936 to 3,368 square feet, an average of about 2,531, and 78 of the 100 homes have 2,200 to 2,999 county heated square feet. The county roll records no bedroom count for these homes; listing descriptions describe mostly three- and four-bedroom homes, many with a den, including some two-story plans.
Yes. Black Bear Ridge is gated: Business Observer described it in 2011 as a private, gated neighborhood. How the gate operates and admits guests is set by the association, so ask it before you rely on a particular arrangement.
Black Bear Ridge has a clubhouse: the county's address records list a clubhouse at 7316 Acorn Way, a 4,000 square foot building with a 2007 roll year on a parcel held by the association. Business Observer described the community in 2011 as having a clubhouse with a pool and a playground; confirm their current condition and hours with the association. Listing descriptions mention a fitness room in the clubhouse; no public record confirms it, so ask the association what the clubhouse holds today.
The county's parcel records list the owner of the clubhouse and the common tracts as Black Bear Ridge Property Owners Association Inc. Black Bear Ridge's association is a homeowners' association governed by Chapter 720, Florida Statutes; condominium law, Chapter 718, does not govern single-family homes like these.
Black Bear Ridge's association fee is set by the association's annual budget; no fee figure is published on any public record we can cite, and the estoppel certificate under s. 720.30851 states what a home owes. Current fee, billing frequency, what it covers and any capital contribution on a sale: Information not available at time of publishing (checked 2026-11-06). Ask the seller for the budget and the estoppel certificate before you write an offer.
No community development district appears in any record we read for Black Bear Ridge, and the non-ad valorem charges on its 2026 tax bills top out at $270 a home; the tax bill names each charge, so confirm there.
The declaration and any recorded amendments set the leasing terms. Under s. 720.306(1)(h), a rental restriction adopted after July 1, 2021 generally binds only owners who consent or who take title after it, except that an association may prohibit rentals shorter than six months or more than three rentals a year for every owner.
Pet rules at Black Bear Ridge are set by the declaration and the association's rules; ask for the current rules before you sign. Assistance animals are governed by federal fair housing rules, not by a pet limit.
Florida requires a homeowners' association disclosure summary before a buyer signs; a buyer who did not get it may cancel by written notice within 3 days after receiving it or before closing, whichever comes first (s. 720.401). Ask for the declaration, the rules, the budget and the estoppel certificate as well.
On the county's copy of the effective FEMA flood map, the county's address records place 43 Black Bear Ridge homes in Zone AH, a special flood hazard area of shallow flooding, 32 in shaded Zone X (the 0.2 percent annual chance area) and 25 in Zone X, an area of minimal flood hazard. Two FEMA panels cover Black Bear Ridge, 12021C0402H for 85 homes and 12021C0214H for 15 homes at the north end, both effective May 16, 2012. County address records place each home by a map point, not a survey, and many sit near a zone edge, so a lender's flood determination for a specific home can differ from this reading; ask for the home's own determination and elevation certificate.
A lender decides flood insurance from its own determination for the home; a home it places in Zone AH, a special flood hazard area, should expect the question, and floods can happen in any zone. Citizens' flood page says personal residential wind policies inside a special flood hazard area must carry flood coverage regardless of value; outside it the requirement phases in by Coverage A ($600,000 from January 1, 2024, $500,000 from January 1, 2025, $400,000 from January 1, 2026) and reaches all such policies from January 1, 2027. Condominium unit-owner, tenant and no-wind policies are exempt; single-family homes are not.
Black Bear Ridge is in Collier County Hurricane Evacuation Zone E and outside the Coastal High Hazard Area. Florida's Know Your Zone guidance says zones are flood-based, that Zone A is generally the most vulnerable and first evacuated, and that not every zone is always ordered to evacuate; follow evacuation orders for your zone.
On the 2026 county roll, Black Bear Ridge's median total tax bill is $5,455 ($270 to $9,635) at 10.3696 mills in millage area 36, the median 2026 county roll just value is $763,232, and every bill carries a non-ad valorem charge of $270 at most. Each $100,000 of taxable value costs about $1,037 at 10.3696 mills, and a buyer's first bill resets toward just value.
Listing descriptions for Black Bear Ridge homes name Vineyards Elementary, Oakridge Middle and Gulf Coast High, and one names Barron Collier High; district boundaries change, so confirm the assignment for any Acorn Way address with Collier County Public Schools' Interactive Zoning Tool before relying on it. Each of those four schools earned an A for 2025-26, as published by Collier County Public Schools.
NCH Emergency Department, Northeast, 15420 Collier Blvd, open 24 hours, is about two to three road miles north on Collier Boulevard (NCH). Drive figures are road estimates measured in November 2026 from the Black Bear Ridge clubhouse on Acorn Way, without traffic; in season and at rush hour on Vanderbilt Beach Road, Collier Boulevard, Immokalee Road and I-75, real drives run longer.
Drive figures are road estimates measured in November 2026 from the Black Bear Ridge clubhouse on Acorn Way, without traffic; in season and at rush hour on Vanderbilt Beach Road, Collier Boulevard, Immokalee Road and I-75, real drives run longer. On that method Vanderbilt Beach is 8.7 miles (17 minutes), Clam Pass Park 10.3 miles (20 minutes) and Delnor-Wiggins Pass State Park 10.9 miles (23 minutes). Immokalee Road at I-75 (Exit 111) is 5.0 miles, about 10 minutes, I-75 at Pine Ridge Road (Exit 107) is 5.7 miles (10 minutes), and Southwest Florida International Airport (RSW) is 28.0 miles (39 minutes).
Over the 60 months through mid-October 2026, Collier County shows 20 qualified recorded sales at Black Bear Ridge, from $650,000 to $1,450,000, at a $1,027,500 median. The last 12 months show 6 sales from $700,000 to $1,450,000, too few for a median, and the newest on the county file is August 10, 2026. These are qualified recorded sales over $100,000 from the county file; a sale the county did not mark as qualified, a sale under $100,000 and any sale recorded after mid-October 2026 are not in these figures.
No. Bear's Paw is a different Naples country club community. Black Bear Ridge is the 100-home community on Acorn Way north of Vanderbilt Beach Road, Naples 34119, and it is also not the Mission Hills shopping center or any Black Bear Ridge in another state.
Black Bear Ridge sellers ask what a home is worth, how its size, roll year and phase change the price, what a buyer will request and which Florida statutes shape the sale. Each answer draws on a county record, a statute or our analysis of the county sales file, and where a figure is not published we print none.
Data updated: November 2026 (Collier County recorded sales, county records through mid-October 2026, county file dated October 27, 2026; Collier County 2026 tax roll, millage area 36; county copy of the effective FEMA flood map panels 12021C0402H and 12021C0214H, read November 6, 2026; Florida Statutes; our analysis).
Price from the county's qualified recorded sales for your size band, roll year and phase, gather the s. 720.401 disclosure summary and the flood disclosure, and order the estoppel certificate early. Start with our free home valuation or call Jesse at (239) 898-6072.
We give no number without looking at the home. The county shows 20 qualified sales in 60 months at a $1,027,500 median ($399 per county heated sq ft); your own size band, roll year and phase come first. Start with our free home valuation.
Compare by county heated size, then roll year, phase and date. The nine qualified sales of the last 36 months, listed without addresses: $930,000 (2,791 sq ft, 2007 roll year, Phase 1, April 3, 2024); $970,000 (2,461 sq ft, 2014, Phase 1, March 13, 2025); $1,100,000 (2,690 sq ft, 2011, Phase 1, September 10, 2025); $1,030,000 (2,343 sq ft, 2012, Phase 2, November 20, 2025); $1,450,000 (3,368 sq ft, 2014, Phase 2, February 24, 2026); $950,000 (2,062 sq ft, 2013, Phase 1, March 17, 2026); $1,125,000 (2,409 sq ft, 2007, Phase 1, May 4, 2026); $950,000 (2,809 sq ft, 2014, Phase 1, May 21, 2026); $700,000 (1,936 sq ft, 2013, Phase 1, August 10, 2026).
Yes. Over 36 months the under-2,200 sq ft band sold from $700,000 to $950,000 on 2 sales, the 2,200 to 2,599 band from $970,000 to $1,125,000 on 3, the 2,600 to 2,999 band from $930,000 to $1,100,000 on 3, and the 3,000-and-up band recorded 1 sale at $1,450,000. Every band is under 10 sales, so no band median prints.
It shapes the questions a buyer asks. Over 36 months, 2007 roll years recorded 2 sales at $930,000 and $1,125,000, and 2011 to 2014 roll years recorded 7 sales from $700,000 to $1,450,000; no home with a 2016 to 2021 roll year sold in that window. Roll year also points to the Florida Building Code edition that governed the home, so roof and opening-protection questions follow the era; each home's permit shows its edition.
The three phases are platting labels, not build stages: Phase 1 holds both the oldest homes, with 2006 roll years, and homes finished as late as 2021, and the phases interleave along Acorn Way. Over 36 months Phase 1 recorded 7 sales from $700,000 to $1,125,000, Phase 2 recorded 2 sales at $1,030,000 and $1,450,000, and Phase 3 recorded none.
The 2026 county roll just value is a tax figure, not a price. Black Bear Ridge's median is $763,232 ($588,843 to $992,306), against a 60-month median sale price of $1,027,500.
The county file records closing dates, not days on market. Collier County recorded 7 qualified sales in 2021, 4 in 2022, 5 in 2023, 1 in 2024, 3 in 2025 and 5 in 2026 through mid-October. We print no days-on-market figure; ask us for current market time.
We make no forecast. The last 12 months show 6 qualified sales from $700,000 to $1,450,000, and the 60-month median of $1,027,500 on 20 sales is higher than the 120-month median of $597,000 on 57.
We price from the record and the current market rather than a seasonal claim, and we state no seasonal sales pattern. Ask us what the market is doing when you are ready.
We think it is the team that prices from the county record. Jesse McGreevy and Marc Comisar are Top 1% Real Estate Agents Nationally Since 2008 and lead the #1 team in Southwest Florida since 2012, and we tracked all 178 qualified recorded sales the county file holds for Black Bear Ridge. Call Jesse direct at (239) 898-6072.
Under s. 720.401, the buyer must receive the homeowners' association disclosure summary before signing the contract; a buyer who did not get it may cancel by written notice within 3 days after receiving it or before closing, whichever comes first. Ask the association which other documents it provides.
The association must issue an estoppel certificate within 10 business days of a written request (s. 720.30851); it states what the home owes. Order it as soon as you have a contract.
The contract between buyer and seller sets who pays; the statute sets the timing, 10 business days, under s. 720.30851. We print no fee figure; ask the association for its current charge when you request the certificate.
Settle what is owed, because under s. 720.3085 a buyer is jointly liable with the seller for assessments that came due before the transfer, which is why the estoppel certificate matters. The certificate states the balance for the closing figures.
The declaration and the association's rules decide whether the association approves buyers or tenants; read them and ask the association before you list.
A Florida seller of residential property must give the buyer a flood disclosure at or before the time the contract is signed, stating whether the seller knows of flood damage during ownership and whether a flood claim was filed or flood assistance received (s. 689.302). The statute's definition of flooding reaches sustained periods of standing water resulting from rainfall.
The disclosure form asks whether you know of flood damage during your ownership and whether a flood claim was filed or flood assistance received, as s. 689.302 provides. Answer from your own records and ask your attorney about a specific event.
Yes. On the county's copy of the effective FEMA flood map, the county's address records place 43 Black Bear Ridge homes in Zone AH, 32 in shaded Zone X and 25 in Zone X. A lender decides flood insurance from its own determination, which can differ from the county map; ask for your home's determination and any elevation certificate.
It documents roof strength and covering, roof-to-wall and wall-to-foundation strength and opening protection. Under s. 627.0629, residential rate filings must carry discounts, credits or other rate differentials for features like these, each insurer has described its mitigation discounts on its website since October 1, 2023, and the credits are re-evaluated every 5 years. Have the report ready for a buyer's insurance quote.
An insurer may ask for a four-point inspection of an older home as a condition of a quote. Ask the insurer which documents it wants; we offer no pass or fail list.
Listing descriptions mention newer roofs on some of the older Black Bear Ridge homes. A roof's covering and age matter to an insurer and to a wind mitigation report, so keep the permit and the inspection together; we make no value claim.
Yes, condition is negotiable. The disclosure summary, the estoppel certificate and the flood disclosure are still owed, and the buyer's cancellation right under s. 720.401 still applies if the summary was not received.
Not before pricing the home. Exterior work goes through architectural review as the declaration or the published guidelines provide (s. 720.3035), roof and other major work needs permits, and we make no value claim for any improvement.
Often not. Save Our Homes caps a homestead's increase at the lower of 3 percent or CPI (s. 193.155), non-homestead increases are capped at 10 percent under s. 193.1555, and a sale resets assessed value to just value as of the next January 1. As a hypothetical, ad valorem only, assessed value equal to the $763,232 median just value, the bill is about $7,914 with no exemption and about $7,500 with homestead, against a $5,455 roll median; add the home's non-ad valorem charge, $270 at most. The additional homestead exemption is adjusted for inflation each January 1 under s. 196.031, so the 2026 amount differs from $25,000.
Yes, if you establish a new Florida homestead. An owner who had a homestead in any of the 3 preceding years may transfer part of the assessment difference to the new homestead, capped at $500,000, and applies for it separately (s. 193.155, subsection 8).
It ends with the sale. The exemption requires title held and permanent residence on January 1 (s. 196.031), so your buyer applies by March 1 of the next year, Florida's statewide filing deadline, as a Florida property appraiser's exemptions page states.
Ask a tax adviser. The Internal Revenue Service publishes guidance on selling your home, including the home-sale exclusion.
Yes. The lease and the association's documents shape the sale, and a buyer takes title subject to the declaration; give the buyer the lease and the disclosure summary early, and ask us how to time the notice. Renting also ends homestead eligibility for that home in the years it is not your permanent residence (s. 196.031).
Yes. The same disclosure summary, estoppel certificate and flood disclosure apply; a listing team adds a county-based price and paperwork ordered early.
State the county heated area from the roll, between 1,936 and 3,368 square feet, and add the living area the home itself has. County heated area and a listing's living area are measured differently; a listing can show a different figure for the same home, so never print a size the roll does not hold.
Describe lot backing from the recorded plat, say gated as Business Observer described it in 2011, name the clubhouse as the county's address records list it, a 4,000 square foot building at 7316 Acorn Way, and leave out any amenity you cannot document.
We price from Collier County's qualified recorded sales for the size band, roll year and phase, and put the flood map, the association paperwork and the roof questions in front of a buyer first. Call Jesse at (239) 898-6072.
Black Bear Ridge sellers and buyers work with McGreevy and Comisar because we price from the county record and read the association paperwork first. Jesse McGreevy leads listings and seller strategy; Marc Comisar leads buyer representation. Tell us the phase and the county heated size, and we start from the recorded sales for that size.
Selling a home at Black Bear Ridge? Get a free home valuation or Call Jesse direct at (239) 898-6072. Buying at Black Bear Ridge? Call Marc at (239) 287-5873, or read about how we represent buyers. Read how we sell a home in Naples or about buying a home in Naples, and contact us any time.
Get a free home valuation and we build your price from Collier County's qualified recorded sales for your size band, roll-year era and lot. We order the estoppel certificate early and assemble the disclosure summary and the flood disclosure. Read our Naples home valuation page, or Call Jesse direct at (239) 898-6072.
Read about how we represent buyers and buying a home in Naples. Before you write an offer we check the home's flood determination, the budget, the estoppel certificate, the roof's age and covering, and the leasing and pet provisions. Call Marc at (239) 287-5873.
Ask for a free home valuation for any of the three phases, Phase 1, Phase 2 or Phase 3, or any of the four size bands: under 2,200, 2,200 to 2,599, 2,600 to 2,999 and 3,000 and up county heated square feet. We pull the county's qualified recorded sales for that size, the 2026 roll figures and the flood map entry. Call Jesse at (239) 898-6072 or Marc at (239) 287-5873.
Black Bear Ridge's sellers and buyers can open the same public documents behind this guide: the Florida homeowners' association statutes on disclosure, estoppel, rentals, records, driveways and architecture, the seller flood disclosure, homestead and wind mitigation statutes, the Florida Building Code dates, Citizens' flood rule and FDOT's Exit 111 project page.
Data updated: November 2026 (all documents read November 6, 2026).
Document | Publisher | Link |
|---|---|---|
Florida Statutes s. 720.401, HOA disclosure summary and the buyer's cancellation right | Florida Legislature | |
Florida Statutes s. 720.30851, estoppel certificates | Florida Legislature | |
Florida Statutes s. 720.306, meetings, amendments and rental restrictions | Florida Legislature | |
Florida Statutes Chapter 720, including s. 720.303, records, meetings and websites | Florida Legislature | https://www.leg.state.fl.us/statutes/index.cfm?App_mode=Display_Statute&URL=0700-0799/0720/0720.html |
Florida Statutes s. 720.3075, driveways, flags and landscaping | Florida Legislature | |
Florida Statutes s. 720.3035, architectural review and hurricane protection | Florida Legislature | |
Florida Statutes s. 720.3085, assessment liens and buyer liability | Florida Legislature | |
Florida Statutes s. 689.302, seller flood disclosure | Florida Legislature | |
Florida Statutes s. 196.031, homestead exemption | Florida Legislature | |
Florida Statutes s. 193.155, Save Our Homes and portability | Florida Legislature | |
Florida Statutes s. 627.0629, wind mitigation credits | Florida Legislature | |
Florida Building Code effective dates | Florida Building Commission | https://www.floridabuilding.org/fbc/Publications/2023_Effective_Dates.pdf |
Tropical Cyclone Report, Hurricane Irma | National Hurricane Center | |
Flood coverage requirement | Citizens Property Insurance | |
I-75 project 452544-1, Golden Gate Parkway to Alico Road | FDOT |
Black Bear Ridge's figures and rules on this page come from Collier County records, Florida statutes, federal storm and flood records, school, hospital and road agencies, and dated reports. Each entry names the item, with its publication date where it has one; linked entries were read November 6, 2026, and county files are listed in words.
Data updated: November 2026 (all linked entries read November 6, 2026 unless a publication date is given; Collier County public property roll and recorded-sales files, download dated October 27, 2026).
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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.
