Briarwood
Briarwood is a gated 240-acre community of 452 homes and 135 condos on Livingston Road in central Naples. Thinking of selling or buying? Call the #1 team in Southwest Florida since 2012, McGreevy and Comisar.
Briarwood is a gated 240-acre community of 452 homes and 135 condos on Livingston Road in central Naples. Thinking of selling or buying? Call the #1 team in Southwest Florida since 2012, McGreevy and Comisar.
Updated October 2026 · Jesse McGreevy and Marc Comisar, Domain Realty
If you own a home in Briarwood and are thinking about selling, or you want a gated central Naples neighborhood with low dues and no golf bill, Jesse McGreevy and Marc Comisar wrote this page for you. McGreevy and Comisar are the #5 real estate team in Florida in the 2026 RealTrends rankings, Top 1% Real Estate Agents Nationally Since 2008, with over $900 million in personal sales, and Jesse has worked Southwest Florida real estate since 2004. Briarwood is “the 240-acre gated community” on Livingston Road just north of Radio Road, ZIP 34104, with “452 single-family homes, 55 condominium homes within Dover Parc, and 80 condominium homes with attached garages in Dover Place” set among 10 lakes and a 3-acre park (Briarwood POA, Our Community). The master association bills $400 a quarter including reserves, and there is no club membership to buy (2025 Purchase Application Packet).
McGreevy and Comisar are the best realtor for Briarwood in Naples because they pair career-scale results, the #5 real estate team in Florida in the 2026 RealTrends rankings and over $900 million in personal sales, with a street-by-street read of Briarwood itself: its eleven platted units, its two condominiums, its rental rules and its 37 MLS closings.
If you’re searching for the best realtor for Briarwood, whether you’re ready to sell your Briarwood home 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% Real Estate Agents Nationally Since 2008, with over $2.5 billion sold as a team and $900 million in personal sales between Jesse and Marc. McGreevy and Comisar are the #5 real estate team in Florida in the 2026 RealTrends rankings, and the team has worked together since 2008.
Domain Realty, our brokerage, closed 658 transaction sides in Naples in the 60 months to October 5, 2026, $521.5 million in volume counted by side, per the Southwest Florida MLS pulled that day.
The Briarwood market, last 12 months: We tracked 37 Briarwood closings in the Southwest Florida MLS, $28,475,000 in volume, at a $750,000 median and a range of $240,000 to $1,800,000 (closed sales Aug 11, 2025 to Aug 11, 2026). The median days on market was 46 (35 of 37 sales reporting) and the median sale-to-list ratio 93.9 percent.
That median blends two products. The 30 single-family sales closed at an $816,000 median; the seven Dover Parc and Dover Place condominium sales ran $240,000 to $360,000. A Briarwood seller who prices off the community median leaves money on the table or sits. We price a home against its own unit, street, lake view and pool, put the dues, the rental rules and the approval timeline in the buyer’s hands before they write an offer, and market Briarwood to the two buyers who want it most: families and full-time residents who want a gate and a park close to town, and owners who value the community’s seven-day rental minimum. Sellers across the city compare the best real estate agents in Naples before they sign a listing agreement. You can read more about McGreevy and Comisar and how the team works.
For Briarwood sellers: professional photography, video and drone of the lakes and park, a qualified-buyer database built since 2008, and quiet, off-market options when you want discretion. In Briarwood, the 20-day approval window is part of the marketing plan, and we build the closing date around it before the first showing.
Honors and recognition:
McGreevy and Comisar is a top-reviewed Briarwood realtor, and every quote below is a five-star review on our Google Business Profile.
★★★★★ “Marc’s attention to detail and deep understanding of the Southwest Florida market gave us so much confidence.” Verified Google review
★★★★★ “Their professionalism, communication, and dedication to their clients truly stand out. They have a deep caring and true concern for all their client needs.” Verified Google review
Selling your Briarwood home? Get a free Briarwood home valuation or Call Jesse direct at (239) 898-6072 (confidential conversations welcome). Our Briarwood seller page walks through pricing and preparing a Briarwood home, and the Briarwood home value page shows what drives the number.
Buying in Briarwood? Call Marc at (239) 287-5873 for a personalized buyer consultation, and see how we represent buyers in Naples. Our Briarwood buyer page covers buying in Briarwood step by step.
Contact McGreevy and Comisar:
Briarwood, Naples is a 240-acre gated community of 587 homes on Livingston Road north of Radio Road, built from the 1990s by Briarwood Development Corporation. The eight facts below change a Briarwood buying or selling decision most, each with its source and date.
Living in Briarwood, Naples means a guarded gate, palm-lined private streets, two heated pools, courts, a soccer field and a park inside the walls, with Fifth Avenue South about 11 free-flow minutes away, and dues low enough that you choose and pay your own landscaper instead of a club.
The association describes “private palm-lined streets, 24-hour security and a menu of amenities,” and a location “just minutes to Olde Naples and its Fifth Avenue shopping and dining” (Briarwood POA). The amenity list reads “tennis courts, pickleball courts, soccer field, beach volleyball court, basketball court, two heated swimming pools, community event center, 10 lakes and preserve areas” (same page).
If you are just starting, our guide to buying a home in Naples covers the steps from pre-approval to closing, and our Naples seller guide covers listing.
Full-time residents who want a gated neighborhood, a park and a short drive to downtown; seasonal owners; and owners who rent by the week, because Briarwood allows leases as short as seven days in most sections. The association calls that “Almost exclusive to Briarwood” (Briarwood POA, Our Community).
Each owner maintains their own lot. “Our HOA dues are low (compared to others) due to each homeowner being responsible for their own landscaping, pressure washing, etc.” (Keeping Our Dues Low). The association drives the community weekly, photographs neglected homes and sends letters (same post).
The main entrance is the staffed gate on Livingston Road; registered vendors and residents use the Radio Road gate (Upcoming Improvements). A guest can be entered for up to a three-day range in the EntranceIQ app (New Gate Access Information).
Selling a Briarwood home? Start with a free Briarwood home valuation, or Call Jesse direct at (239) 898-6072. Buying in Briarwood? Call Marc at (239) 287-5873, and read how we represent buyers in Naples before you tour.
The Briarwood market in Naples ran 37 closed sales in the twelve months to August 11, 2026 at a $750,000 median and a $240,000 to $1,800,000 range, with 30 single-family homes at an $816,000 median doing most of the business and the Dover Place and Dover Parc condominiums trading between $240,000 and $360,000.
Data updated: August 2026
Section (MLS name) | Closed sales | Median sold | Low | High |
|---|---|---|---|---|
Briarwood (single-family) | 30 | $816,000 | $475,000 | $1,800,000 |
Dover Place (condominium) | 5 | $300,000 | $265,000 | $342,000 |
Dover Parc (condominium) | 2 | two sales | $240,000 | $360,000 |
All Briarwood | 37 | $750,000 | $240,000 | $1,800,000 |
Source: Southwest Florida MLS (Matrix), closed sales 08/11/2025 to 08/11/2026, pulled August 11, 2026. Two sales carried a special-circumstance flag; they count in the totals. Median days on market was 46 (35 of 37 sales reporting) and the median sold price per square foot $357 (MLS living area); 12 homes were active on October 22, 2026, about 3.9 months of supply.
Price band | Closings |
|---|---|
Under $300,000 | 3 |
$300,000 to $499,999 | 5 |
$500,000 to $749,999 | 10 |
$750,000 to $999,999 | 13 |
$1,000,000 and up | 6 |
Source: the same 37 closings.
Quarter | Closings |
|---|---|
August 11 to September 30, 2025 | 8 |
October to December 2025 | 9 |
January to March 2026 | 7 |
April to June 2026 | 11 |
July 1 to August 11, 2026 | 2 |
Six single-family sales cleared $1,000,000, topped by an $1,800,000 sale in April 2026 that carried a special-circumstance flag, then $1,550,000, $1,460,000 and $1,450,000 (Southwest Florida MLS). Single-family homes closed at a median $373 sold price per square foot (MLS living area); size and condition place a home within that spread.
Price against your own section, lake view, pool and updates; budget 20 days for association approval. A free Briarwood home valuation starts from your own street; Call Jesse direct at (239) 898-6072.
Briarwood came to be in the 1990s, when Briarwood Development Corporation platted Briarwood Unit One off Livingston Road; the Dover Parc condominium was filed in 1994, the property owners association dates its organization to 1996, Dover Place was filed in 1998, and Bella Lago and Sereno were platted as Briarwood Unit Eleven.
Briarwood Development Corporation was “the Developer of Briarwood and the Declarant of the Amended and Restated Declaration of Master Covenants, Conditions and Restrictions for Briarwood recorded at O.R. Book 4394 at Page 2097” (Briarwood governing documents).
Briarwood Unit One is recorded in Plat Book 18, Page 40; Unit Eleven, which holds Bella Lago, in Plat Book 43, Page 1 (same documents). The county lists eleven numbered Briarwood units plus the two condominiums (Collier address points).
Dover Parc, a Condo, 55 units, was filed on April 28, 1994; Dover Place, a Condo, 80 units, on December 29, 1998 (DBPR).
The association’s draft 2026 bylaws give its year of organization as 1996 (2026 Draft Bylaws), and its 2026 summary calls the current documents “30 years old” (2026 Summary). Amendments were recorded again in 2015 (governing documents, O.R. 5168, Page 3943 and O.R. 5169, Page 283).
The county’s PUD layer carries the community as BRIARWOOD, ordinance 95-33, petition R-75-44(3), active, at about 197.6 acres (Collier PUD layer); the association’s own figure is 240 acres.
Florida’s condominium list also carries Briarwood Villas and Briarwood II Villas in Sebring (DBPR); they are unrelated. Maplewood, next door through an emergency gate, is a separate community (Maplewood Gate).
Briarwood in Naples is laid out along Briarwood Boulevard, which runs from the Livingston Road gate past cul-de-sac courts and lakes to the Radio Road gate, with single-family homes in eleven platted units, the Dover Parc and Dover Place condominiums on Dover Place near Radio Road, and Bella Lago and Sereno on Tivoli Drive.
Section | Product | County address points | Main streets |
|---|---|---|---|
Briarwood Unit One | single-family | 107 | Briarwood Boulevard; Coldstream, Dundee, Sunbury and Brixton courts |
Briarwood Unit Two | single-family | 52 | Mount Hood and Teton courts; Briarwood Boulevard |
Briarwood Units Three and Four | single-family | 74 | Marble Drive; Vintage Lane and Court |
Briarwood Units Five and Six | single-family | 72 | Terrazzo Lane; Briarwood Court |
Briarwood Units Seven to Ten | single-family | 83 | Briarwood Boulevard and Court; Tivoli Court, Lane and Drive |
Bella Lago and Sereno (Unit Eleven) | single-family, own association | 75 | Tivoli Drive and Court |
Dover Parc | condominium | 67 | Dover Place |
Dover Place | condominium, attached garages | 91 | Dover Place |
Sources: Collier County Site Address Points, October 2026 (621 points across 13 codes; points include some non-home parcels); Briarwood POA, Our Community.
The association counts 452 single-family homes (Briarwood POA, Our Community). They sit on courts and cul-de-sacs off Briarwood Boulevard, with the lakes behind many of them. The 2026 summary notes “homes that are 30+ years old” and plans for owners who “may want to tear down and rebuild” (2026 Summary).
Bella Lago is “Lots 2 through 35, Block A” of Briarwood Unit Eleven, and Bella Lago and Sereno at Briarwood has its own homeowners association and its own declaration, recorded at O.R. 3808, Page 2487 (Bella Lago and Sereno documents).
Dover Parc holds 55 condominium homes and Dover Place 80 “with attached garages” (Briarwood POA, Our Community); both are managed through the same company as the master association (DBPR).
Ten lakes, a 3-acre community park and preserve areas run through the community (Briarwood POA, Our Community). The association repairs lake banks one lake at a time, “from the worst to best” (Newsletter, Updates Feb. 2026).
Briarwood in Naples is run by the Briarwood Property Owners Association, Inc., a master association for all 587 homes with a volunteer board and Anchor Associates as manager, plus three neighborhood associations below it: the Dover Parc and Dover Place condominium associations and the Bella Lago and Sereno homeowners association.
The master association runs the gates and maintains the “common areas,” which “include the front/ rear entrance areas, clubhouse, cul-de-sacs, circles, and, for the most part, land that is not in front of a house,” plus the trees in them, among them “over 400 palm trees that should be pruned twice a year” (Common Area Maintenance). It takes “about $900K to run Briarwood while prices keep rising” (Budget Meeting Questions).
Anchor Associates, Inc., 2340 Stanford Court, Naples, (239) 649-6357, handles applications, estoppels and violations; estoppels are processed through HomeWiseDocs (Briarwood POA, Our Community).
The board has proposed new documents that need “2/3 of the community to vote ‘yes’ to pass”; the current documents are 116 pages and the proposed set 67 (2026 Summary). Changes include registration of short-term rentals “to have Briarwood requirements match County Ordinance 2021-45,” an Architectural Review Committee, a fence enclosure for pool equipment and generators, dangerous-pet rules, a full-time residency requirement for the president and vice president of 8 months or more a year, electronic voting and remote board attendance (same summary). At our October 2026 read, the documents were posted as drafts with no vote result (2026 Draft Declaration).
A Dover Place condominium and a Bella Lago pool home do not price off the same sales. Start with a free Briarwood home valuation, or Call Jesse direct at (239) 898-6072.
The fee stack in Briarwood, Naples is short: master dues of $400 a quarter including reserves, $1,600 a year, with no club, no recreation or land use fee and no CDD; condominium and Bella Lago owners add their own association’s fee, and every sale or lease pays a modest application fee to the master association.
Layer | Amount | Period | Source |
|---|---|---|---|
Master association dues | $400.00 including reserves | each quarter (January, April, July, October) | 2025 Purchase Application Packet |
Late payment | $25.00, plus interest up to 18% after 30 days | per late quarter | same |
Sale application | $150.00 | each purchase | same |
Background and credit check | $50 per adult (US citizens); $75 per person (foreign nationals) | each application | same |
Purchase package under 20 days | $50 | each purchase | same |
Lease application | $100, renewals included | each lease | 2025 Lease Application Packet |
Lease rush fees | $100 (under 20 days); $200 (under 7 days); $300 (same day) | each lease | same |
Vehicle decal or barcode | $10 per vehicle | each vehicle | same |
Recreation or land use fees | none | 2025 Purchase Application Packet | |
Dover Parc, Dover Place, Bella Lago and Sereno | own association fee, not published | per association | your manager |
CDD | none | Collier CDD layer, October 2026 |
Sources: 2025 Purchase Application Packet; 2025 Lease Application Packet. Confirm current amounts on the estoppel.
Single-family owners pay their own landscaping, pressure washing and tree trimming, while “the 135 condos (Dover Park/ Dover Place)” have “HOA dues [that] cover most of the maintenance” (Keeping Our Dues Low).
In one recent year the association “processed 1228 applications at $100 each, ($122,800) plus $28,000 in expedited fees,” about “10% of our revenue (mostly from our HOA dues)” (Budget Meeting Questions).
The next lake-bank repair is expected to cost “approximately $400,000” (Newsletter, Updates Feb. 2026). Ask for the current budget and reserve schedule before you buy.
The neighborhoods inside Briarwood in Naples are the eleven platted single-family units around Briarwood Boulevard, the separately governed Bella Lago and Sereno on Tivoli Drive, and the two condominiums, Dover Parc and Dover Place, each with its own price band and, for three of them, its own association.
Single-family homes in Units One to Ten; the MLS carries all single-family sales as BRIARWOOD, 30 sales at an $816,000 median, $475,000 to $1,800,000 (Southwest Florida MLS).
Single-family homes in Unit Eleven with their own homeowners association and a 30-day minimum lease (2025 Lease Application Packet). Their sales sit inside the BRIARWOOD MLS name.
Eighty condominium homes with attached garages; five sales at a $300,000 median, $265,000 to $342,000 (Southwest Florida MLS).
Fifty-five condominium homes; two sales, $240,000 and $360,000 (Southwest Florida MLS).
Ready to sell in Briarwood? Ask for a free Briarwood home valuation priced against your own section, or Call Jesse direct at (239) 898-6072.
Briarwood in Naples has a neighborhood amenity set rather than a club: two heated community pools, a community event center, tennis and pickleball courts, a basketball court, a beach volleyball court, a soccer field, a children’s playground and a 3-acre park, all paid for by the master dues and open to every owner and approved tenant.
Amenity | Detail | Source |
|---|---|---|
Pools | two heated community pools | |
Event center | community room, rentable | |
Courts | tennis, pickleball, basketball, beach volleyball | |
Fields | soccer field, children’s play area | |
Open space | 3-acre park, 10 lakes, preserve areas | same |
Golf | none inside Briarwood | same |
“The clubhouse can be rented for only $100, but if you are planning an event for the benefit of the community, its Free!” (Helpful Tips). Recent common-area work included “new windows and doors of the clubhouse, painting, pressure washing, trees trimmed, new cameras” (A Higher Standard).
Tennis courts are first come, first served, with time set aside for a children’s tennis program, and dogs may not be unleashed in the playground, pool or court areas (Briarwood governing documents).
Briarwood has no course and no membership. Buyers who want golf look at clubs a short drive away; our Naples golf communities guide compares 61 of them.
The Briarwood gate works as a staffed front gate on Livingston Road around the clock, plus a resident and registered-vendor gate on Radio Road, with license plate recognition cameras at both since 2026, the EntranceIQ app for guests and QR codes for ride-share and delivery drivers.
“The new License Plate Recognition (LPR) system is working well”; at the Radio Road entrance, drivers keep “to the left of the solid white line” so the camera reads the plate, and at the front gate the system needed “a few adjustments” as of September 2026 (Security Gate System Improvements).
In EntranceIQ, guests, family and employees can be entered for up to three days; service, delivery and ride-share entries last a single day; permanent guests go through management “to help prevent Airbnb operators from circumventing our required leasing procedures” (New Gate Access Information). Everyone using a QR code shows an ID (Tips for Using the Briarwood Gate System).
Recurring vendors can register for “$100 per year payable to BPOA, Inc.” and use the Radio Road gate, because “it only takes 4 cars before they are backed up onto Livingston Rd.” (Upcoming Improvements).
An emergency gate connects to Maplewood; the association asks residents to send ride-share and delivery drivers to the Livingston Road entrance instead (Maplewood Gate).
Briarwood in Naples sits inland on Livingston Road in hurricane evacuation Zone D, outside the Coastal High Hazard Area, on ground FEMA maps almost entirely as shaded Zone X; its storm questions are wind on 1990s homes, lake-bank erosion after heavy rain, and the damaged privacy wall along Livingston Road.
All 60 Briarwood addresses we tested are in evacuation Zone D (Know Your Zone).
We found no published account of flooding inside Briarwood in Ian; ask each seller and association for claims history.
The privacy wall along Livingston Road took hurricane damage; the county’s Road, Bridge and Stormwater inspector “confirmed that repairs are necessary,” and the association was told the approval process “can take up to 18 months” (Livingston Road Wall; Newsletter, Updates Feb. 2026).
Collier’s wind map puts Briarwood at 164 mph for Risk Category 2 (Collier FBC 8th Edition layers). It drains to the Main Golden Gate Canal Basin, allowable discharge 0.04 cubic feet per second per acre, approved 2016 (Collier basins layer). The association adds that “most lake erosion occurs from a lack of littoral plants and our house gutters,” and recommends underground downspouts (Budget Meeting Questions).
Hurricane protection may stay up on unoccupied homes from June 1 through November 30; at other times shutters come down unless a storm warning is in effect (Briarwood governing documents).
FEMA flood zones in Briarwood, Naples are nearly uniform: 58 of the 60 addresses we tested are shaded Zone X, the 0.2 percent annual chance area, one Unit One address reads Zone X minimal, and one Bella Lago address on Tivoli Lane reads Zone AE, mostly on FEMA panel 12021C0411J, all in evacuation Zone D.
Section | Points tested | Shaded Zone X | Zone X | Zone AE |
|---|---|---|---|---|
Briarwood Units One to Ten | 47 | 46 | 1 | 0 |
Bella Lago and Sereno (Unit Eleven) | 6 | 5 | 0 | 1 |
Dover Parc and Dover Place | 7 | 7 | 0 | 0 |
All tested | 60 | 58 | 1 | 1 |
Source: FEMA National Flood Hazard Layer, queried by address October 2026. Panels: 12021C0411J (52 points), 12021C0413J (5), 12021C0392J (3).
Address | Section | Effective zone | Panel |
|---|---|---|---|
Unit Ten | X (shaded, 0.2 percent) | 12021C0411J | |
Unit Three | X (shaded, 0.2 percent) | 12021C0411J | |
Dover Parc | X (shaded, 0.2 percent) | 12021C0413J | |
Unit Six | X (shaded, 0.2 percent) | 12021C0411J | |
Unit One | X (shaded, 0.2 percent) | 12021C0411J | |
Unit Two | X (shaded, 0.2 percent) | 12021C0411J | |
Bella Lago and Sereno (Unit Eleven) | X (shaded, 0.2 percent) | 12021C0411J | |
Unit Seven | X (shaded, 0.2 percent) | 12021C0411J | |
Unit Four | X (shaded, 0.2 percent) | 12021C0411J | |
Dover Place | X (shaded, 0.2 percent) | 12021C0413J | |
Unit Eight | X (shaded, 0.2 percent) | 12021C0411J | |
Unit Nine | X (shaded, 0.2 percent) | 12021C0392J | |
Bella Lago and Sereno (Unit Eleven) | AE | 12021C0411J | |
Unit One | X (shaded, 0.2 percent) | 12021C0411J |
Source: FEMA NFHL point queries, October 2026.
Eight of the 60 points return preliminary data, and all eight read shaded Zone X (FEMA Preliminary NFHL); Collier opened the appeal period on August 19, 2026 (Collier County). Until final maps take effect, the current zones govern insurance.
Collier’s library returns 17 elevation certificates for Briarwood addresses (Collier elevation certificates).
Insurance in Briarwood, Naples is simpler than near the coast: most homes sit in shaded Zone X, where federal flood insurance is optional with a mortgage, so the policy that moves the budget is wind and homeowners coverage on a 1990s house; condominium owners carry walls-in coverage under their association’s master policy.
Shaded Zone X means a moderate flood risk; lenders usually do not require flood insurance there, but many owners buy it at preferred rates. A wind mitigation report and a four-point inspection help price the homeowners policy. Florida’s insurer of last resort expected its policy count to fall to 385,000 by the end of 2025 (Citizens).
Ask Dover Parc and Dover Place for the master policy and the reserve study; structural integrity reserve studies follow section 718.112, and milestone inspections apply to buildings three stories or more (553.899). Collier is a CRS Class 5 community (Collier floodplain management).
The schools that serve Briarwood in Naples are Poinciana Elementary, East Naples Middle and Naples High at every address we checked for 2026 to 2027; all three earned an A in 2025 and 2026, and East Naples Middle has been an A three years running.
School | Grades SY22 to SY26 |
|---|---|
Poinciana Elementary School | B, A, B, A, A |
East Naples Middle School | C, B, A, A, A |
Naples High School | B, B, B, A, A |
Sources: Collier County Public Schools lookups for 1112 Tivoli Dr, 1503 Vintage Ln and 1918 Terrazzo Ln; 2026 Accountability Brief.
Zoning lines can change. Confirm with the district before you rely on an assignment.
Healthcare near Briarwood, Naples is close: Physicians Regional Medical Center on Pine Ridge Road is 5.1 road miles away, about 11 free-flow minutes, NCH Baker Hospital Downtown is 5.6 miles and 13 minutes, and NCH North Naples Hospital is about 19 minutes north.
Destination | Road miles | Minutes |
|---|---|---|
5.1 | 11 | |
5.6 | 13 | |
9.2 | 17 | |
9.2 | 16 | |
10.0 | 19 |
Source: OSRM free-flow routing, October 2026.
Briarwood in Naples is about 4.2 road miles and 10 free-flow minutes from Coastland Center, 5.0 miles from Fifth Avenue South, 6.3 miles from Naples Pier and 32.0 miles from Southwest Florida International Airport, from a central location on Livingston Road just north of Radio Road.
Destination | Road miles | Minutes |
|---|---|---|
4.2 | 10 | |
5.0 | 11 | |
5.9 | 10 | |
6.3 | 14 | |
7.2 | 14 | |
8.8 | 17 | |
16.2 | 27 | |
32.0 | 42 |
Source: OSRM free-flow routing from the community centroid, October 2026. The association describes Briarwood as “only 10 minutes drive from downtown Naples and the sandy beaches” (Briarwood POA).
What is being built near Briarwood in Naples is mostly public works, not houses: FDOT is studying an 11.5-mile Livingston Road trail north from Radio Road and has dropped the route through Briarwood’s power-line easement, the county is redesigning the damaged Livingston Road privacy wall, and the zoning around Briarwood is largely built out.
FDOT’s study 447514-1 covers “Livingston Road and FPL easement corridors from Radio Road to the Collier County Line,” 11.5 miles (FDOT, 447514-1; Existing Conditions). The state’s SUN Trail work program lists $1,100,000 for the study, starting at “Radio Rd / Rich King Memorial Greenway” (SUN Trail work program).
In a letter the association posted on March 30, 2026, FDOT said it “has decided to remove the segment of the FPL easement alternative that passes through the Briarwood Community from further consideration” and will “focus exclusively on the Livingston Road alignment for that portion of the trail” (Bike Trail News).
The 3-mile Rich King Memorial Greenway “was completed in December 2010 on the Florida Power & Light corridor from Rattlesnake Hammock Road to Radio Road” (Naples Daily News, 2013), so Briarwood owners can ride south from Radio Road.
The county’s PUD layer shows Maplewood next door (built out), then Lane Park, Grey Oaks, Foxfire, Leawood Lakes, Berkshire Lakes and Bretonne Park within about a mile, most built out (Collier PUD layer). Inside Briarwood, the future is teardowns and rebuilds, which the 2026 documents set out to address (2026 Summary).
The rules in Briarwood, Naples are written for a neighborhood where owners keep their own yards: no boats, trailers, campers or commercial vehicles parked outside, no overnight street parking, no fences, hedge height limits, earth-tone paint by approval, shutters down outside storm season, and fines up to $100 per violation.
“No boat, trailer of any kind, semitrailer, house trailer, motorcycle, camper, mobile home, motor home, bus, truck” may be parked or stored outside approved places; “Overnight parking on the street is not permitted” (Briarwood governing documents; 2025 Purchase Application Packet). Unregistered motorized vehicles, e-bikes and scooters included, are prohibited “except for golf carts” (E-Bikes and Scooters).
The current declaration says no fences may be erected on any lot; the 2026 draft would allow an enclosure of up to six feet for pool equipment and generators, off the frontage, with approval (2026 Draft Declaration). Hedges top out at 6 feet in front, 10 on the side and 18 in the rear (Helpful Tips). Homes must be an “earth tone” color, and repainting needs approval (House Paint Colors).
Exterior and landscape changes need an approved request first (Alteration Request Form); under the current documents the board has 30 days after a complete submission to approve or deny (2025 Lease Application Packet).
Fines may not exceed “$100.00 per violation,” and a continuing violation can be fined each day (Briarwood governing documents). The board says it prefers “the more friendly way” of a notice first (A Higher Standard).
You can rent your Briarwood home in Naples for as little as seven days and as long as 12 months with association approval, which is why the association processed more than 1,200 lease applications in a year; Bella Lago and Sereno homes have a 30-day minimum, subleasing is not allowed, and the 2026 draft adds rental registration.
“All leases must be in writing, for a term no less than seven (7) days, with the exception of Bella Lago with leases no less than thirty (30) days,” and “Leases and fees must be submitted to the Briarwood POA at least 20 days before the tenants(s) commence occupancy” (2025 Lease Application Packet). The maximum is 12 months, and “Subleasing is not permitted” (same packet). The association’s own summary: some single-family homes “are able to be rented for only 7 days, 52 times per year. (with advance application approval.)” (Briarwood POA, Our Community).
The draft keeps “a seven (7) night minimum lease term” and a one-year maximum, and requires every leasing owner to name an approved responsible party “available, either in person or by telephone, twenty-four (24) hours a day, seven (7) days a week” and “able to be on-site within one (1) business day” (2026 Draft Declaration). The summary says “The restrictions on rentals will remain as they are now with the exception that you must register your home as a short-term rental” (2026 Summary).
In the association’s first survey, with about 50 percent participation, owners split “49% vs 51%” on limiting short-term rentals, and “A huge majority” wanted background checks on renters (Short-Term Rentals Survey).
Run the numbers with the $100 application, rush fees of $100 to $300, the 20-day lead time and a local responsible party, and remember the Bella Lago 30-day minimum. We can walk you through which sections and which homes have rental history.
Briarwood vs Berkshire Lakes, about a mile apart in Naples 34104, is a choice between a 587-home guarded community with seven-day rentals and $1,600 a year in master dues, and a 2,156-home lake community with a $690 master fee, more condominium and villa choices and a lower median price.
Factor | Briarwood | Berkshire Lakes |
|---|---|---|
Homes | 587 (452 single-family, 135 condominium) | about 2,156 |
Median sale, last 12 months | $750,000 (37 sales) | $330,000 (113 sales) |
Single-family median | $816,000 | $590,000 (master-association sections) |
Master dues | $400 a quarter including reserves | $690 a year (2026) |
Amenities | two heated pools, event center, tennis, pickleball, soccer, 3-acre park | one clubhouse campus with a pool, two tennis courts striped for pickleball, a fishing pier |
Golf | none | none |
CDD | none | none |
Sources: medians from the Southwest Florida MLS, closed sales Aug 11, 2025 to Aug 11, 2026, for both; other Berkshire Lakes figures from our Berkshire Lakes guide (single-family median for closed sales Oct 13, 2025 to Oct 13, 2026; BLMA 2026 Budget; BLMA About page).
Buyers who want a staffed gate, single-family homes from about $500,000 to $1.8 million, a park and courts, and the option to rent by the week.
Buyers who want more choice under $400,000, especially condominiums and villas, and a lower master fee. Compare also Kings Lake and, for golf, Grey Oaks.
The pros and cons of Briarwood in Naples come down to a guarded gate, low master dues and a central location minutes from downtown, against 1990s homes that may need updating, owner-paid yard care, a steady flow of weekly renters, and a damaged wall on Livingston Road awaiting county repair.
Pros | Cons |
|---|---|
24-hour manned gatehouse; LPR cameras | Short-term renters on some streets; the association reminds landlords of the rules |
$400 a quarter master dues, no CDD, no club | Owners pay their own landscaping and pressure washing |
Two heated pools, courts, soccer field, 3-acre park | No golf, no fitness center listed |
Shaded Zone X at 58 of 60 tested addresses | Homes from the 1990s; roofs and systems vary |
Fifth Avenue South about 5 miles away | Livingston Road wall repair on the county’s timeline |
A-rated zoned schools in 2025 and 2026 | 2026 document vote pending |
Neighborhoods inside Briarwood, Naples that will get their own pages are the ones whose governance differs most from the rest: Bella Lago and Sereno, with their own homeowners association, declaration and 30-day leasing minimum, and the two condominiums, Dover Parc and Dover Place.
If you’re searching for the best Briarwood listing agent, or thinking, ‘I need to sell my house in Briarwood’, McGreevy and Comisar price your home against its own section, lake view and pool, line up the association approval before the contract, and market Briarwood to the families, seasonal owners and investors who buy there.
Briarwood, last 12 months: we tracked 37 closings at a $750,000 median, from $240,000 to $1,800,000, $28,475,000 in volume (Southwest Florida MLS, closed sales Aug 11, 2025 to Aug 11, 2026). Thirty were single-family homes. The median days on market was 46 and the median sale-to-list ratio 93.9 percent.
McGreevy and Comisar is a top-reviewed Briarwood realtor, and every quote below is a five-star review on our Google Business Profile.
★★★★★ “Jesse is the best Realtor I have used. He found us our dream home even though it took months as we were not the easiest to please.” Verified Google review
★★★★★ “Working with Jesse and his team was truly an amazing experience. From the very beginning, they were professional, attentive, and incredibly knowledgeable. They guided us through every step of the process with patience and clarity, always making sure we felt comfortable and informed with every decision.” Verified Google review
Start with a free Briarwood home valuation. We compare your home with sales in its own section, not the community median, and account for lake view, pool, roof age and updates.
Call Jesse direct at (239) 898-6072, text or call. Confidential conversations welcome. Our Naples seller guide covers the listing process step by step.
Against your own product: single-family homes at an $816,000 median, $475,000 to $1,800,000; Dover Place condominiums at $300,000 (Southwest Florida MLS).
The buyer’s application must reach the association “20 days prior to closing” with a $150 fee and $50 per adult background check (2025 Purchase Application Packet). We build that into the contract dates.
The master estoppel (through HomeWiseDocs), the condominium or Bella Lago estoppel if you are in one, the purchase application packet, any open alteration approvals and, for a rental, the current lease.
In Collier County the buyer customarily pays for the owner’s title insurance policy; the contract controls. Sellers pay their own agent’s commission as agreed, documentary stamp tax on the deed and any payoff.
Briarwood closings ran 7 to 11 in each full calendar quarter of the year (Southwest Florida MLS), with the most, 11, from April to June 2026. List when your home shows best and the approval calendar fits.
Document | What it is | Official link |
|---|---|---|
Briarwood governing documents | restated master declaration, bylaws, amendments | |
2025 Purchase Application Packet | dues, sale fees, rules summary | |
2025 Lease Application Packet | lease terms and fees | |
Alteration request form | exterior change approval | |
Bella Lago and Sereno documents | neighborhood declaration | |
2026 summary of amended documents | what the rewrite changes | |
2026 draft declaration | proposed declaration | |
2026 draft bylaws | proposed bylaws | |
Florida condominium list (DBPR) | Dover Parc and Dover Place rows | |
FEMA National Flood Hazard Layer | effective flood zones | |
Collier elevation certificates | certificate library |
These are the questions buyers ask us most about Briarwood in Naples, answered from the association’s own documents and news posts, the Florida condominium list, FEMA, FDOT, the school district and the Southwest Florida MLS, with each answer short enough to act on and each figure dated.
On Livingston Road just north of Radio Road in central Naples, ZIP 34104 (Briarwood POA).
Yes. It has “a 24-hour manned gatehouse” on Livingston Road and a resident and vendor gate on Radio Road (Briarwood POA; Upcoming Improvements).
The association says 240 acres; the county PUD layer shows about 197.6 acres for the BRIARWOOD PUD.
Five hundred eighty-seven: 452 single-family homes, 55 in Dover Parc and 80 in Dover Place (Briarwood POA, Our Community).
From the 1990s. Dover Parc was filed in 1994 and Dover Place in 1998 (DBPR); the association dates its organization to 1996.
Briarwood Development Corporation, the declarant of the master declaration (Briarwood governing documents).
Master dues are $400 a quarter including reserves, $1,600 a year (2025 purchase packet). Condominium and Bella Lago owners add their own association’s fee.
No (Collier CDD layer, October 2026).
No. Briarwood has no course, and the purchase packet answers “No” to rent or land use fees for recreation facilities.
Two heated pools, a community event center, tennis, pickleball, basketball and beach volleyball courts, a soccer field, a playground and a 3-acre park (Briarwood POA).
Yes, for $100, and free for community events (Helpful Tips).
Lots 2 through 35, Block A of Briarwood Unit Eleven, governed with Sereno by its own homeowners association (Bella Lago and Sereno documents).
The two condominiums inside Briarwood: Dover Parc with 55 homes, Dover Place with 80 homes with attached garages.
No age restriction appears in the documents we read, so buyers of any age may purchase.
We tracked 37 sales at a $750,000 median, $240,000 to $1,800,000 (Southwest Florida MLS, closed sales Aug 11, 2025 to Aug 11, 2026).
Thirty sold at an $816,000 median, $475,000 to $1,800,000.
Five sold at a $300,000 median, $265,000 to $342,000.
Two sold, at $240,000 and $360,000.
Yes, for seven days or more with approval; Bella Lago requires 30 days (2025 Lease Application Packet).
Up to 12 months; subleasing is not permitted (same packet).
$100, renewals included, plus background checks; rush fees run $100 to $300.
Under the 2026 draft documents, yes (2026 Summary); the draft had not been adopted at our October 2026 read.
Not outside approved places; boats, trailers, campers, motor homes and trucks may not be kept on the property, and overnight street parking is not permitted.
Not under the current declaration; the 2026 draft would allow a small enclosure for pool equipment or a generator.
No. Unregistered motorized vehicles, e-bikes and scooters included, are prohibited except golf carts (E-Bikes and Scooters).
Fifty-eight of 60 tested addresses are shaded Zone X, one is Zone AE and one Zone X (FEMA NFHL).
Zone D at every address we tested.
Poinciana Elementary, East Naples Middle and Naples High, each graded A in 2025 and 2026.
Fifth Avenue South is 5.0 road miles, about 11 free-flow minutes (OSRM).
Southwest Florida International Airport is 32.0 road miles, about 42 minutes.
No. FDOT removed the power-line easement route through Briarwood and is studying Livingston Road instead (Bike Trail News).
For buyers who want a staffed gate, a park and pools, low master dues and a five-mile drive to Fifth Avenue South, yes; buyers who want golf or a club look elsewhere.
These are the questions Briarwood sellers ask us most, from pricing by section to association approval, rentals, estoppels and title costs, answered with the record and the Southwest Florida MLS so you can plan a sale before you call.
It depends on section, lake view, pool and updates. Sales ran $240,000 to $1,800,000 (Southwest Florida MLS). Start with a free Briarwood home valuation.
Briarwood homes sold in a median 46 days on market (35 of 37 sales reporting). We tracked 37 closings in 12 months.
No. The single-family median is $816,000 and the condominium sales $240,000 to $360,000; price against your own product.
The buyer’s complete package must reach the association 20 days before closing (2025 Purchase Application Packet).
A $150 sale application and $50 per adult background check ($75 for foreign nationals).
Ask for the current estoppel; the packet’s disclosure asks the question, and we confirm the answer before we list.
In Collier County the buyer customarily pays for the owner’s title insurance policy; the contract controls.
The master association’s, through HomeWiseDocs, and your condominium or Bella Lago association’s if you are in one.
Your agent’s commission as agreed, documentary stamp tax on the deed, any payoff, estoppel fees and your share of prorated dues.
Often. Ten lakes run through Briarwood; we price lake lots against lake-lot sales.
In a single-family Briarwood home, usually.
Yes. It helps the buyer price insurance on a 1990s home.
Check Collier’s library first; it holds 17 certificates for Briarwood addresses.
No, but a buyer with a mortgage on the one Zone AE address we found would need it; shaded Zone X buyers usually choose.
Get a roof inspection first; the buyer’s insurer will ask its age.
Paint, landscaping and pressure washing pay back fastest, and the association expects them anyway.
Repainting needs approval and an earth-tone color (House Paint Colors).
Yes. Share the lease and its end date; leases run no longer than 12 months.
To an investor, yes; documented weekly bookings show what the seven-day minimum can earn.
The draft keeps the seven-night minimum and adds registration and a responsible party.
Yes. We keep a qualified-buyer database and can sell quietly when you want discretion.
Start with the estoppel and the title; we coordinate with the estate’s attorney.
Usually, when the association’s budget, reserves and insurance are current; ask for them early.
Disclose it; buyers price it in. The master association is repairing lake banks lake by lake.
The gate, the dues, the rental rules and the flood zone.
Trim hedges to the limits, clean the driveway and roof, and open the lanai to the lake.
It depends on your finances; we can line up both closings.
Yes. Briarwood’s seven-day leasing draws them.
Thirty-seven closings in 12 months show steady demand; the right price matters more than the month.
Full-time residents, seasonal owners and rental investors.
Photography, video and drone of the lakes and park, the qualified-buyer database, and the dues and approval steps up front.
We read Briarwood’s records before we price: the association packets, the governing documents, the DBPR rows, the FEMA panels and the MLS by section. We are Top 1% Real Estate Agents Nationally Since 2008 with over $900 million in personal sales. Call Jesse direct at (239) 898-6072.
McGreevy and Comisar are the #5 real estate team in Florida in the 2026 RealTrends rankings and Top 1% Real Estate Agents Nationally Since 2008, and with their Domain Realty Group team they have sold over $2.5 billion in real estate. Jesse has been in the business since 2004 and the team since 2008.
Your Briarwood real estate experts are Jesse McGreevy and Marc Comisar of Domain Realty, a team working together since 2008 and works Briarwood from the Domain Realty office, with Jesse handling sellers and Marc handling buyers, both reachable directly by phone.
Top 1% Real Estate Agents Nationally Since 2008. Briarwood sellers: free Briarwood home valuation or Call Jesse direct at (239) 898-6072. Briarwood buyers: Call Marc at (239) 287-5873 or read how we represent buyers in Naples. Learn more about the wider team at Domain Realty Group.
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).
Market data from Southwest Florida MLS, pulled August 11, 2026 (closed sales Aug 11, 2025 to Aug 11, 2026). Brokered by Domain Realty.
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.
